6.6. SR 02-20-2007
City of
Elk: ~
River
City of Elk River
REQUEST FOR CITY COUNCIL ACTION
Agenda Section Meeting Date
Communi Develo ment Februa 20,2007
Item Description
Request by ]effWemer for Preliminary Plat approval of
Cranber Rid e Case# 06-15
Item Number
6.6.
Prepared by
Sheila Cartne , Senior Planner
Reviewed by
The Report is offered as a supplement to the original staff memo to the City Council, dated December
18, 2006.
Location
East of Quincy Street, south of County Road 33, west of County road 13, south of Birchview
development; 20687 and 20575 Quincy street.
Introduction
The applicant is proposing to subdivide 54 acres into 16 lots and two Outlots.
Attachments
· Request for Action December 18, 2006, including attachments:
· Woods and wetlands plan (Exhibit A)
· Staff comment letter (Exhibit B) I
· County Road 33 connections (Exhibit C)
· Memo from City Engineer dated! December 7, 2006 and September 11, 2006
· Memo from Sherburne County Public Works dated August 22, 2006 and December 6, 2006
· Memo from Environmental Adroinistrator dated December 7, 2006 and August 21,2006
· Memo from Municipal Utilities December 7, 2006
. Memo from Fire Chief December 5, 2006
· Memo from Environmental Technician December 8, 2006
· Letter from applicant dated December 12,2006
. Tree Survey
· Location Map
· Applicant's letter dated February 6, 2007.
Case File: 06-15
Page 2
Action Reauested
Staff is recommending approval of the Preliminary Plat.
City Council Action
Motion by _
Second by _
Vote
Follow Up
Overview
At its meeting on December 18th , 2006, the City Council reviewed a proposed preliminary plat for
Cranberry Ridge, a 16 unit single family subdivision, At that time, Staff raised several issues,
including transportation connections, future road alignments, and impact on the natural resources.
These three issues seemed to be in conflict with established Council policy and City Ordinances.
Additionally, at this meeting the Council noted that a vacation of an easement is requested.
At that meeting, the Council tabled the items to allow staff and the developer to clarify the east-west
utility easement, further evaluate County Road 33 future alignments, and provide a connection to
the north and south for future development.
CONCERN: Concerns were raised regarding the need for connections between the development
and adjacent parcels.
ACTION: The Developer addressed this concern by providing a new Street (Lincoln) to the north,
allowing access to this parcel. Additionally, the developer added a half right of way as an extension
of Johnson street, to permit future access to Oudot B. Access for future development to the
southwest is provided via Nixon Street, adjacent to Lot 2, Block 1. Staff had concerns with the
alignment of the "hairpin" corner of Olson Street and 206th Avenue. The applicant has modified
this corner to address these concerns. The City engineer has noted that wedand impacts may occur
with this modification. With any impact, A wedand application is necessary. A Wedand
replacement plan shall be developed if the if de minimus amounts are exceeded..
CONCERN: THE UTILITY AND PUBLIC ROAD EASEMENT RUNNING EAST TO WEST
IN THE MIDDLE OF THE PROPERTY.
ACTION: The applicant researched the easement and was not able to determine the original
purpose of the easement, and speculated that it is a possible driveway connection. Because a
connection from this development to Twin Lakes Road is favored, staff suggested vacating this
easement and replacing it with a similar easement along the southern border of the plat. The
applicant is proposing a 60 foot road and drainage and utility easement along the southern border of
the plat in exchange for the vacation of the 66 foot easement that runs east to west in the middle of
the property. This new easement could be used for County Road 33 future alignments. The
applicant is requesting that if this easement is not used for that alignment it be vacated. The City
Engineer and County staff are in agreement.
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Case File: 06-15
Page 3
In working with the developer, the developer has provided revised plans that are more consistent
with traffic needs in the area and can be supported by staff,
CONCERN: IMPACT TO EXISTING TREES. Staff raised concerns regarding the apparent
impact to existing trees on the subject property
ACTION: The developer appears to addresses this concern by indicating a desire to custom grade
the lots in order to minimize tree lost.
Recommendation
The applicant has worked with City staff and Sherburne County staff to address the issues
defined at the City Council meeting on December 18, 2006. Staff recommends approval of
the preliminary plat as shown on plans dated received February 13, 2007; subject to the
following conditions:
1. All comments of the City Engineer, including memos dated September 11, 2006 and
December 7, 2006 shall be addressed.
2. All comments of Sherburne County letter dated August 22, 2006 shall be addressed.
3. All comments of the Environmental Administers memo dated August 21, 2006 shall
be addressed.
4. The Environmental Technicians memo dated December 8, 2006 should be
addressed.
5. A Right turn lane on County Road 33 (Quincy Street) shall be installed any wetland
impacts should be reviewed prior to construction of the turn lane.
6. An Easement Vacation application is required for the east-west easement in the
middle of the property.
7. All applicable building codes shall apply.
8. All applicable fire codes shall apply.
9. A tree preservation and mitigation plan shall be submitted at the time of final plat
application, with the goal of minimizing removal and showing replacement.
10. The required landscape trees shall be installed by the developer (2 on interior lots
and 4 on corner lots).
11. All required subdivision shall be provided in an electronic format (.dwg file) as
required by the City Ordinance and Land Use Application prior to recording ofthe
plat.
12. Park dedication shall be in the form of cash at the rate applicable at the time of final
plat approval.
13. A seal coat fee shall be paid, at the rate applicable at the time of final plat approval,
prior to releasing the plat for recording.
14. A letter of credit in the amount of 100% of the cost of the improvements shall be
submitted prior to the releasing of the plat for recording.
15. The applicant shall execute a developer's agreement outlining the terms and
conditions of approval.
16. Approved Street Signage plan shall be submitted prior to Final Plat application.
Case File: 06-15
Page 4
17. Any item or condition found that indicates the site is likely to yield information
important to prehistory or history shall be reported to the city immediately. Further,
the city reserves the right to stop work authorized in its approval until the site is
appropriately investigated and work is authorized to continue by the city.
18. Any wetland impacts will require a wetland permit application.
19. Temporary cul-de-sac signs shall be placed by the developer at the end of Lincoln
Street and Kennedy Street.
Respectfully Submitted
Sheila Cartney
Senior Planner
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Location Map
PARKS & TRAILS LEGEND
EXiSTiNG PAVED TRAiL
_ _ _ _ _ FUTURE TRAiL
PUBliC EASEMENT
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Case Number: P 06-15
CRANBERRY RIDGE
MEMORANDUM
TO: Sheila Cartney, Senior Planner
Terry Maurer, City Engineer ~
DATE: January 23, 2007
FROM:
SUBJECT: Cranberry Ridge Addition
Utility and Public Road Easement
File # 226-144P
Last week I had an opportunity to meet with John Mentor, Sherburne County Public Works
Director, and Rhonda Lewis, Sherburne County Engineer, in a follow-up discussion
regarding the 66" foot wide utility and public road easement across the center of Cranberry
Ridge Addition. As you are aware, this public utility and road easement comes in from the
west near the 90-degree turn in CSAH 33, down to the southeast comer of Cranberry Ridge
Addition, then northerly adjacent to the west property line of Cranberry Ridge Addition to
approximately the center of the plat and then easterly across the entire property of Cranberry
Ridge. The developers have indicated the desire to have this road easement vacated.
As you are also aware, Sherburne County has several concepts of how CSAH 33 might
eventually transition down to County Road 22 in Anoka County. When I met with John and
Rhonda last week, they were considering an alternative plan. That would be to extend
CSAH 33 easterly across Sherburne County on a corridor approximately along the south end
of Cranberry Ridge, based on this existing utility and public road easement to their east
County line, then requiring Anoka County to find a route in Anoka County from this point
to County Road 22. John and Rhonda have viewed this corridor on aerial photography and
feel that it is open enough in both Sherburne County and Anoka County to be a viable
possibility for the ultimate east-west corridor leading to Highway 169.
Based on this discussion, I could only concur with the vacation of the portion of this utility
and public road easement within the plat of Cranberry Ridge Addition, if a condition of the
vacation were to re-establish a similarly sized utility and public road easement along the
south property line of Cranberry Ridge Addition. This would keep the Sherburne County
option viable until a future date when a firm alignment is determined. At that future date, if
the 66-foot utility and public road easement is not the chosen alternative, the easement could
be vacated.
Rhonda Lewis indicated at our meeting that she was going to relay this information to the
developers of Cranberry Ridge Addition. If you have any questions regarding this issue,
please contact me.
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RLK Engineering + Landscape Architecture. Planning + Surveying. Traffic
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Creating extraordinary
Communities
February 6, 2007
Ms. Sheila Cartney
City of Elk River
13065 Orono Parkway
Elk River, MN 55330
Re: Cranberry Ridge
RLK Project #2005-222-L
Dear Ms. Cartney:
The following is in response to the 19 conditions set forth in your "Request For City Council Action"
dated December 18, 2006 for the above-referenced project. The items listed below are presented to
correspond with the numbering of your conditions:
City Engineers Comments
Response to Elk River City Engineer's comments dated September I L 2006 (Condition lA):
1. The roadway has been redesigned to meet the 30 mph design except at the first curve coming
south on Olson Street, at which point there is not sufficient parcel width to provide a 312-foot
radius curve and still maintain a 90-degree intersection with 207th Avenue N.W.
2. The plan submitted to the City depicts the extension of Kennedy Street to the south, ending in a
permanent cul-de-sac, providing access to the property north of the future location of County
Road 33. 205th Avenue N.W. could be extended to the east along the north line of the adjoining
parcel at the time that parcel is developed, with alignment providing for a 30 mph design speed to
connect with Twin Lakes Road. If required, Kennedy Street could be extended south and east
using a 30 mph design speed, with a 3l2-foot radius reverse curve, to align with the existing
wetland crossing near the north line of the adjoining parcel.
3. A full diameter cul-de-sac has been shown at the end of Kennedy Street; a call for the sign has
been added.
4. A Tree Preservation and Landscape Plan has been provided. The existing city ordinance does not
call for replacement of removed trees except as shown on the plan. The ordinance indicates two
trees on interior lots and four trees on corner lots.
5. Refer to response to letter from Richard D. Corbin, Sherburne County Public Works, dated
August 22, 2006.
6. Acknowledged.
Offices: Hibblng . Minnetonka . Ham Lake . Twin Ports
(763) 434-7646 . 1321 Andover Boulevard NE . Suite 114 . Ham Lake, MN 55304 . FAX (763) 434-8007
Equal Opportunity Employer
Ms. Sheila Cartney
February 6, 2007
Page Two
Response to Elk River City Engineer's comments, dated December 7, 2006 (Condition 1B):
1. Acknowledged.
2. See Comment #2 above. As noted above, the curve at the intersection of proposed Nixon Street
N.W. and 206th Avenue N.W. has been changed to a 30 mph design speed, resulting in a wetland
impact of approximately 2,200 S.F., which is below the deminimus of 5,000 S.F.
3. Acknowledged.
4. Acknowledged.
5. As indicated above, a full diameter cul-de-sac has been shown at the end of Kennedy Street; a call
for the sign has been added.
6. A 30-foot right-of-way for Johnson Street has been added along the east side of the project for the
future continuation of the half street existing to the north. Kennedy Street has been extended to
the north at the intersection of206thAvenue N.W. and Kennedy Street N.W. This is to provide
access to the parcel to the north of the project and as an alternate future outlet from the project.
7. Acknowledged.
8. Acknowledged.
Response to letter from Richard D. Corbin, Sherburne County Public Works, dated August 22, 2006
(Condition 2)
1. We have presented a possible future design for the development of Parcel 75-114-4400, which
seems to provide for the subdivision of this parcel when new County Road 33 is completed, if it
remains in the most recent configuration provided by Sherburne County.
2. We have included the right turn lane from CSAH 33 to 207th Avenue in the previous submittal,
as acknowledged in the City Engineer's current review letter. We have obtained the additional
topographic information necessary to finalize the grading limits and ditch re-alignment required
for the turn lane and taper. This information will also allow us to define the limits of the
temporary slope easement that the applicant is required to obtain from the adjoining property
owner to the south. We have included updated turn lane designs with this submittal. We do not
anticipate any wetland impacts.
Response to letter from Rebecca Haug, Environmental Administrator, dated August 21. 2006 (Condition
3A):
1. Acknowledgement is made as to no pruning of oak trees between April 1 and July 1, and other
issues noted in the above letter regarding oak wilt.
Response to letter from Rebecca Haug, Environmental Administrator, dated December 7, 2006
(Condition 3B):
1. Acknowledgement is made as to the possibility that items of pre-historical or historical nature
may be found on the site and the need to notify the City of Elk River if such is found during the
construction of improvements on the site.
Page 2
Ms. Sheila Cartney
February 6, 2007
Page Three
Response to letter from Nicola Blake-Bradley, Environmental Technician, dated December 8, 2006
(Condition 4):
1. No wetland impact is anticipated as part of the construction of the right turn lane at the
intersection of207th Avenue N.W. and County Road No. 33.
2. As noted above, we have proposed the extension of Kennedy Street to the north line ofthe project
from the curve at the intersection of206thAvenue N.W. and Kennedy Street N.W. This is to
provide access to the parcel to the north of the project and as an alternate future outlet from the
project. This will also eliminate the wetland and forestation impacts that a wetland crossing to
Johnson Street would cause.
3. Acknowledgement is made as to the possible wetland impact of the continuation! extension of
Kennedy Street N.W. and 205th Avenue N.W. to the east. The design of the wetland crossing
should be minimized as much as possible by using the existing wetland crossing. Mitigation of
this wetland impact should be part of the development of the parcel to the south.
Right Turn Lane (Condition 5):
1. Refer to the note above in Condition 2, Item 2 regarding County Road 33 right turn lane and
possible wetland impact.
Half Street for Future 205th Avenue N.W. (Condition 6):
1. We have proposed aligning future 205th Avenue N.W. with the existing opening in the wooded
area and existing wetland crossing in order to minimize the wetland and forestation impact. The
centerline of this opening and wetland crossing is approximately 30 feet south of the south line of
the project. For these reasons, a half street does not seem necessary.
Half Street for Future Johnson Street N.W. (Condition 7):
1. Refer to the note above in Condition lB, Item 6 regarding the Johnson Street Right-of-Way.
Condition 8: Acknowledged as to building codes.
Condition 9: Acknowledged as to fire codes.
Tree Preservation and Mitigation Plan (Condition 10):
There is nothing in the ordinance to guide the creation of a Tree Preservation or Mitigation. Plan other
than the street tree requirement; therefore, a plan has not been provided. If guidance is provided,
supported by the City Ordinance, this item will be given further consideration.
Page 3
Ms. Sheila Cartney
February 6, 2007
Page Four
Condition 11: A Tree Preservation and Landscape Plan has been included as part of this submittal,
showing the placement of two trees per interior lot and four trees per comer lot.
Condition 12: Acknowledged; an electronic format (* .dwg) file of the final plat will be provided prior
to the recording of the final plat.
Condition 13: Acknowledged; plea.s~ pr()yide the. Park fee, based on the current rate.
Condition 14: Acknowledged; please proyide the Seal Coat fee, based on the current rate.
Condition 15: Acknowledged.
Condition 16: Acknowledged.
Condition 17: Acknowledged.
Condition 18: Acknowledged.
Condition 19: Acknowledged.
An item not addressed under the above conditions, but of considerable concern, is the vacation of the
Road and Utility Easement along the common line between the North Half of the Southwest Quarter of
the Southwest Quarter, and the South Half of the Southwest Quarter of the Southwest Quarter.
After discussion with the Sherburne County Engineer, Rhonda Lewis, we are proposing to provide a
temporary easement for possible future County Road 33 over the south 66.00 feet of the Southwest
Quarter of the Southwest Quarter, of Section 24, Township 33, Range 26, Sherburne County, Minnesota.
We understand the following:
1. All or part of this easement may be used for the future right-of-way of County Road 33 if the
same is approved for construction.
2. When a right-of-way for County Road No. 33 is determined, any portion of this easement not
used by the County Road No. 33 right-of-way will be terminated.
3. This right-of-way will be provided to the City of Elk River as a temporary easement for road,
drainage and utility purposes, by a document to be recorded at the same time and subsequent to
the recording of the Final Plat.
4. The process to vacate the existing 66-foot road and utility easement will run concurrent with the
final plat approval of the proposed plat.
Page 4
Ms. Sheila Cartney
February 6, 2007
Page Five
5. This easement will not reduce the buildable area of the impacted lots or result in a decrease in the
number of buildable lots allowed in this project. The proposed building pads and septic areas will
be adjusted to avoid the area within the easement and within the standard front yard building
setback of 35 feet and a standard septic setback of 10 feet in relationship to the proposed
easement.
If you have any questions or additional comments, please contact our office.
Sincerely,
RLK Incorporated
Lyle C. Reynolds, P.L.S.
Senior Professional Land Surveyor
LCR:jmk
Enclosures
cc: JeffWemer
Page 5
FILE COpy
City of Elk River
REQUEST FOR CITY COUNCIL ACTION
Agenda Section Meeting Date
Communi Develo ment December 18, 2006
Item Description
Request by ]effWemer for Preliminary Plat approval of
Cranbe Rid Case# 06-15
Item Number
6.4.
Prepared by
Sheila Cartne ; Senior Planner
Reviewed by
] eremy Barnhart, Planning Manager
Location
East of Quincy Street, south of County Road 33, west of County road 13, south of Birchview
development; 20687 and 20575 Quincy street.
Introduction
The applicant is proposing to subdivide 54 acres into 16 lots and one Oudot.
Attachments
.. Request for Action
.. Location Map
.. Woods and wedands plan (Exhibit A)
.. Staff comment letter (Exhibit B)
.. County Road 33 connections (Exhibit C)
.. Memo from City Engineer dated December 7, 2006 and September 11, 2006
.. Memo from Sherburne County Public Works dated August 22,2006 and December 6, 2006
.. Memo from Environmental Administrator dated December 7, 2006 and August 21,2006
.. Memo from Municipal Utilities December 7, 2006
.. Memo from Fire Chief December 5, 2006
.. Memo from Environmental Technician December 8, 2006
.. Letters from applicant dated December 12,2006
.. Tree Survey
Action Reauested
Staff is recommending denial.
City Council Action
Motion by ~
Second by _
Vote
Follow Up
Case File: 06-15
Page 2
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Summary
At its meeting on December 12th, after review and public hearing, the Planning Co1D.1D.ission
reco1D.1D.ended denial of the proposed Cranberry Ridge Prelitninary Plat, for.the following reasons:
1. Proposed tree removal is excessive
2. Inconsistencies in the proposed road connections
3. NRI identified areas are not being preserved
4. Comprehensive Land Use Plan polices not being met
The Cori:unission suggested the applicant submit, a tree preservation plan indicating the nUtnber of
removed and preserved trees and that an area transportation plan be submitted.
During the Planning Cotntnission meeting the applicant addressed the tree removal and indicated
the overall removal is 25% of the trees onsite. The applicant did provide a tree inventory which
included only the affected trees (662). These trees will be removed. The City does not have a tree
preservation ordinance in place, tree preservation is regulated through the policies outlined in the
Comprehensive Plan. "~,,,~, :." .---.- ,.-".
After the Planning Co1D.1D.ission meeting, staff received a C01D.1D.ent letter from the applicant
(included in your packet) a.ddressing some of staff's concerns. The applicant indicates they will
dedicate half right-of-way in the northeast comer of the plat for the extension of Johnson Street.
The right-of-way for 20Sth Avenue is shown completely on the property to the south of the subject
site; the applicant indicates this will avoid wetlands and more tree removal. The proposed tree
removal is 25% of the entire site, not just .those inventoried. The turn lane on County Road 33 to
207th Ave (existing) is included with this development. The applicant agrees that road connections
are important with this development and is willing to dedicate right-of-way for a future Johnson
Street connection.
It appears that the applicant has addressed Planning Co1D.1D.ission concerns nUtnber'l, 2, and 4.
Should the City Council desire to approve the preliminary plat as presented, staff would suggest the
following conditions.
Conditions
Conditions of approval for Cranberry Ridge
1. All C01D.1D.ents of the City Engineer's memos dated September 11,2006 and December 7,
2006 shall be addressed.
2. All C01D.1D.ents of Sherburne County letter dated August 22, 2006 shall be addressed.
3. All C01D.1D.ents of the Environmental Administers memo dated August 21,2006 shall be
addressed.
4. The Environmental Technicians memo dated December 8, 2006 should be addressed.
5. A Right turn lane on County Road 33 (Quincy Street) shall be installed any wetland impacts
should be reviewed prior to construction of the turn lane.
6. At minimUtn half right-of-way shall be dedicated for future 20Sth Avenue.
7. At minimUtn half right-of-way shall be dedicated for the extension to Johnson Street.
S,\PLANNING\Case Files\2006\Plat\P 06-15 Cranberry Ridge\Revised 10-31-06\CC report 12-18-06 REVISED. doc
Case File: 06-15
Page 3
8. All applicable building codes shall apply.
9. All applicable fire codes shall apply.
10. A tree preservation and mitigation plan shall be submitted at the time of final plat
application. With the goal of minimizing removal and showing replacement..
11. The required landscape trees shall be installed by the developer (2 on interior lots and 4 on
comer lots).
12. All required subdivision shall be provided in an electronic format (.dwg file) as required by
the City Ordinance and Land Use Application prior to recording of the plat
13. Park dedication shall be in the form of cash at the rate applicable at the time offinal plat
approval.
14. A seal coat fee shall be paid, at the rate applicable at the time of final plat approval, prior to
releasing the plat for recording.
15. A letter of credit in the amount of 100% of the cost of the' improvements shall be submitted
prior to the releasipg of the plat for recording.
16. The applicant shall execute a developer's agreement outlining the terms and conditions of
approval.
,17. Approved Street Signage plan shall be submitted prior to Final Plat application.
18. Any item or condition found that indicates the site is likely to yield information important to
prehistory or history shall be reported to the city immediately. Further, the city reserves. the..
right to stop work authorized in its approval until the site is appropriately investigated and
work is authorized to continue by the city.
19. Any wetland impacts will require a wetland permit application.
S:\PLANNING\Case Files\2006\Pla.t\P 06-15 Cra.n.berry Ridge\Revised 10-31-06\CC report 12-18-06 REVISED.doc
City of Elk River
REQUEST FOR PLANNING COMMISSION
ACTION
Agenda Section
Plannin Items
Item Description
Request by Jeff Werner for Preliminary Plat approval of
Cranbe Rid e
Item Number
5.2
Meeting Date
December 12, 2006
Prepared by
Sheila Cartne ,Senior Planner
Reviewed by
Jeremy Barnhart, Planning Manager
Location
East of QUincy Street, south. of County Road 33, west of County road 13, south of Birchview
development; 20687 and 20575 Quincy street.
Introduction
The applicant is proposing to subdivide 54 acres into 16 lots and one Outlot.
. _.
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Attachments
· Request for Action
· Location Map
· Woods and wetlands plan (Exhibit A)
· Staff comment letter (Exhibit B)
· County Road 33 connections (Exhibit C)
· Memo from City Engineer
· Memo from Sherburne County Public Works
· Memo from Environmental Administrator
· Memo from Municipal Utilities
· Memo from Fire Chief
· Memo from Environmental Technician
· Tree Survey
Action Reauested
Staff is recommending the Pla.nning Commission recommend denial.
Planning Commission Action Motion by _
Second by _
Vote
Follow Up
Case File: 06-15
Page 2
,
location: 20687 and 20575 Quincy Street
Zoning:
Ria
land Use:
Rural Residential
N -Ria
E - Ria
S-Rla
W - Ria
Site Area: 54 acres
Adjacent
Zoning:
Adjacent
land Use:
N -Rural Residential
E - Rural Residential
S - Rural Residential
W - Rural Residential
Landscape Required: Two landscape trees per interior lot, 4 landscape trees per comer lot
Req'd: Proposed: No Landscape Plan submitted
Conforms: Land Use Plan - No
Zoning Code ~ Yes
Subdivision Code - No
120 Day Rule: Action must be taken on this request by February 30, 2006
Overview
The subject site is comprised of two existing non platted lots. Both lots contain a single family
home with some outbuildings. The subject site is in the Ria zoning district which allows 2 % acre
lots; the applicant is proposing 16 lots. The site is heavily wooded and has wetlands present.
Sherburne County met with staff on August 31, 2006 and informed staff that the extension of
County Road 33 is proposed south of this development.
Analysis
The subject property is zoned R-la, the R-la zoning district is intended to allow for rural lifestyle by
permitting low density residential development in areas that are marginal or nonfeasible for
agriculture. This is the area of the city which is not primarily suited to farming due to soil
conditions, slopes, tree cover, and other physical features better suited for nonfarm housing and
related accessory uses. The subject site is heavily wooded and has seven wetlands onsite (exhibit A).
The southeast side of the plat has the majority of the trees and largest wetlands.
Based on a review of the proposed plat, and the comprehensive plan, it is Staffs opinion that the
plat is inconsistent with the vision outlined in the comprehensive plan, and that this property is a
prime candidate for an Open Space Preservation (aSP) plat. In working with the developer, the
S:\PLANNING\Case Files\2006\Plat\P 06-15 Cranberry Ridge\Revised 1O-31-06\PC 12_12_06 report doc
Case File: 06-15
Page 3
developer has stated he has no intention to pursue an Open Space Preservation plat However, even
without the use of the asp, which in theory gives the development community opportunity to
offset certain costs associated with preserving certain features, the Comprehensive Plan still requires
the promotion of the vision outlined in'the Plan.
In the past Staff has typically recommended approval of plats with several conditions, which
included minor alterations. In staff's opinion, however, if the plat as submitted were approved the
conditions would require a redesign, making additional Planning Commission review appropriate.
Staff will be recommending denial of this plat; there are a series of reasons outlined in this report
Transportation
General land use policy number 15 of the Comprehensive Plan requires development proposals to consider
the impacts on transportation and natural !)1st ems bryond the boundan'es of their individual prqjects. During the
August 31, 2006 meeting with City Staff and Sherburne County, the County indicated there will be
1).0 connections on. County Road 33 between Twin Lakes Road and Quincy Road; therefore
alternative connections from this development are critical to the success of the transportation
network in this area of the community. This information is different than what was previously
understood by staff and the Planning Commission during a past concept review. .~,_. ,.~..,'
Due to Sherburne County access and road alignment plans (Exhibit C), staff requested the applicant
develop a "master" street plan; in part to better understand the opportunities for future access. Ibis
plan shows an extension of 205thAvenue to the east. While Staff is appreciative of the applicant's
effort, Staff believes an approvable plan should also include the following, at minimum:
· Extension and connection to Johnson Street, with right-of-way dedication.
· % right of way dedication for future 205th Ave. Deferring the requirement of the
complete right-of-way to the future developer of the property to the south seems to
be an unnecessary burden. '
· Realignment of the 'hairpin' comer of Nixon and 206th Street comer. The City
Engineer feels strongly that this comer is inappropriate, given the use of the road.
Additionally, the other transportation issues outlined in the City Engineer's memo
dated December 7, 2006 (number 2) must be addressed.
Future road connections could have wetland. impacts requiring a wetland application, the
Environmental technician's memo dated December 8, 2007 addresses these issues.
Fire Department
The proposed plan shows a % mile long cul-de-sac (approximately 2,700 feet measured from
County Road 33 to the south end of the plat) street off of 207th avenue. According to Section 30-450
of the Elk River zoning ordinance, the maximum length of a cul-de-sac is 700 feet. The Elk River
Fire Department is concerned about the 2,700 + foot cul-de-sac and the one way in and out that is
proposed with this development. Given the uncertain timing of development of adjacent parcels,
approving a cul-de-sac of this length appears troublesome, and is not suggested, The Fire Chief's
memo dated December 5, 2006 is attached with more detail.
Subdivision
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These findings are necessary for the City Council approval of the preliminary plat and the final
plat:
(1) The proposed subdivision is consistent with the zoning regulations (article VI of this
chapter) and conforms in all respects with all requirements of this Code, including the zoning
regulations and this article.
(2) The proposed subdivision is consistent with all applicable general and specialized city,
county, and regional plans, including, but not limited to, the city's comprehensive development
plan.
(3) The physical characteristics of the site, including but not limited to topography, soils,
vegetation, susceptibility to erosion and siltation, susceptibility to flooding, and drainage are
suitable for the type and density of development and uses contemplated
(4) The proposed subdivision makes adequate provision for water supply, storm drainage,
sewage transportation, erosion control and all . other services, facilities and improvements
otherwise required in this article.
(5) The proposed subdivision will not cause substantial environmental damage.
(6) The proposed subdivision will not conflict with easements of record or with easements
established by judgment of a court.
(7) The proposed subdivision will not have an undue and adverse impact on the reasDnao{e
development of neighboring land
(8) The proposed subdivision is not premature. A subdivision is premature if any of the
following exists:
a. Lack of adequate storm water drainage.
b. Lack of adequate roads. .
c. Lack of adequate sanitary sewer systems.
d Lack of adequate off-site public improvements or support systems.
Natural Resource Inventory
The Natural Resource Inventory provides the City with extensive data related to the location and
quality of natural resources in the city. The City can use this information as a basis for updating its
current environmental ordinances, or for developing new approaches for protecting and enhancing
its natural resources. Future growth, changes in land use, and development of infrastructure can
impact the health and function of natural communities and natural systems. The City can use its
zoning and subdivision controls to avoid or minimize these impacts, and provide incentives for
developers and landowners to protect or restore natural resources.
The Natural Resource Inventory does indicate several natural resources in the area. They consist of
Forest Communities which include, but not limited to: upland oak forests and lowland tamaracks. It
is Staffs opinion that the purpose of the NRI was to identify and preserve areas that contribute to
the character of Elk River
Comprehensive Plcn
The property is designated Rural Residential in the City of Elk River Comprehensive Plan. The
Comprehensive Plan has vision statements that are a tool for evaluating proposed projects. One
vision of the Elk River Comprehensive Plan is to preserve and maintain the environment; this site
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can accommodate that vision with an Open Space Preservation plat Policies are also established in
the comprehensive plan that should be reviewed with development. Under General Land Use
Policies, policy number 12 states... encourage ((cluster developments" in rural areas in order to preserve the semi-
rural character of the communz(y, help implement the greenwqy concept, and maintain private propertY rights interests.
The open space preserve plat is a cluster development that preserves 50 percent of the site in a
conservation easement that maintains open space.
The Environmet;l.tal Resources section of the Comprehensive Plan advises that staff work with
developers to preserve existing natural open space areas and areas that help implement the greenway
concept. As well as develop, preserve and protect environmental resources with the area, such as
forest, wetlands, water bodies and shorelines, with respect to open space, recreational uses, water
and air quality and natural ecosystems. This section encourages the preservation of natural contours
and soils, and preservation of natural vegetation. The city is to work with the developers to preserve
existing natural open space areas and allow the transfer of densities on a site in order to preserve site
features that otherwise might not be preserved. The open space preservation plat would accomplish
the goals of this section. The proposed plat has adverse effect on wetlands and large section of oak
trees will be altered by roadway and lot configuration at the south end of the plat
The OSP ordinance does not require its use; however, it appears that the incentives do not outweigk----- _
the costs of sustainable design. That being said, regardless of its 'style', every development should
echo the goals of the Comprehensive Plan; the cluster development presumably provides more
financial incentive to do so.
Lots
Sixteen lots are proposed with one access from 207th Street. The lots range from 2.5 acres to 4 acres
in area, Outlot A is 8 acres.
A wetland buffer of 25 feet is shown on the Site Plan. A building setback from the buffer of 20 feet
is not shown on the plan; it is not clear if all the proposed buildings will be able to meet these
setbacks.
Londscopina
Interior lots require two trees and comer lots require four trees. Interior lots are to have one
boulevard tree and comer lots are to have two. The landscape plan does not show four trees on the
corner lots. The applicant should revise the landscape plan to meet this requirement. It is suggested
that these trees be planted at the time Final Plat improvements are completed, to establish the
streetscape as one consistent with a residential neighborhood.
Tree Preservation
Staff requested a tree preservation plan and 1D1t1gation plan be provided to get a better
understanding of the removal proposed. A tree inventory was submitted and the grading plan
shows the proposed removal, a mitigation plan was not provided. The inventory includes 662 trees
the majority of the trees inventoried are in good condition. The Landscape Plan does not indicate
the number of trees to be removed.
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The County Forester provided the following comments: "The plat shows a diverse mix of open,
wooded, and lowland areas. Much of the better quality woodlands are located in the southeastern
portion of (the) plat where mature white oak, bur oak and pin oak are located. Oak wilt does not
appear to be present based on the inventory maps. Other tree species present include lowland
hardwood species such as aspen, willow, elm; some pine rows.
Oak wilt preventative measures are recommended that reduce risk of new oak wilt during April,
May, and June. Grading plans show that many of the larger oaks will be heavily impacted."
Out of the trees inventoried 162 are red oak and white oak that ate 18 inch diameter or larger. Many
of these trees are shown to be removed on the g1:ading plan. The better quality woodlands the
County Forester refers to are in. the southeastern portion of the plat where most of the removal will
occur. A mitigation/replacement plan was not submitted. Staff suggests some type of
replacement/mitigation should be required, and approved by the City's environmental administratorl
Gradina. Drainaae and Utilities
Grading, Drainage and Utilities are addre~sed in the City Engineer's memo dated December7:;;;;20Q6.",
Comprehensive Park Plan
The Comprehensive Park Plan does not indicate any park target area nor trail corridor in the wider
area.
Parks and Recreation Dedication Recommendation
Given the Comprehensive Park Plan, the Parks and Recreation Commission recommend that park
dedication be paid in the form of cash. The Commission also recommended that if County Road 33
goes through this plat a trail easement along County Road 33 be dedicated.
Heritaae Preservation Commission
There is one known State Historic Preservation Office (SHPO) site on the affected property. It is
known as 21SHs. However, the City's archaeological model shows the site to have low potential for
having an archaeological site.
Recommendation
Due to the inconsistencies with the Comprehensive Plan, lack of adequate road connections, and
inconsistencies with the subdivision ordinance (cul-de-sac length), staff does not support the
proposed development as presented.
Staff recommends that the Planning Commission recommend denial of the request for the following
reasons:
· Transportation connections - Sherburne County has indicated a future connection of
County Road 33 south of this development will have no access. To be consistent with the
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Comprehensive Plan, this development should consider the impacts on transportation and
natural systems beyond the boundaries of their individual projects. Staff is of the opinion
that further exploration of street connections within this development is needed prior to any
approvals. The Fire Department has concerns with the length of the proposed cul-de-sac.
While Staff is appreciative of the applicant's effort, Staff believes an approvable plan should
also include the following, at minimum:
· Extension and connection to Johnson Street, with % right of way dedication.
· % right of way dedication for future 20Sth Ave. Deferring the requirement of the
complete right-of-way to the future developer of the property to the south seems to be
an unnecessary burden.
· Realignment of the 'hairpin' corner of Nixon and 206th Street corner. The City Engineer
feels strongly that this corner is inappropriate, given the use of the road. Additionally,
the other transportation issues"outlined in the City Engineer's memo dated December 7,
2006 (number 2) must be addressed.
· Subdivision Findings - In order for the City Council to approve a subdivision there are eight
findings that must be met. Five of the findings are not met. (5) The proposed subdivision will not
cause substantial environmental damage. A tree preservation plan was not submitted With-:;:'tlUs'
application, but based on the tree inventory it appears a significant amount of large good
quality trees will be removed.
(6) The proposed subdivision will not conflict with casements of record or with casements established !?JI
judgment of a court. There is an easement through the middle of the property; the applicant has
not indicated their intentions with this easement. A vacation is necessary to accomplish
what has been proposed.
(7) The proposed subdivision will not have an undue and adverse impact on the reasonable development of
neighboring land. Sherburne County has met with City staff and the applicant and has indicated
there will be a connection of County Road 33 south of this development. It is staffs
opinion that this subdivision plays a critical role in providing access to the surrounding
properties, due to the lack of access off of County Road 33. Staff requested a sketch plan
from the applicant to address this issue; staff appreciates the applicant's efforts but believes
that half right-of-way dedication from this project is necessary for future road expansions,
lessening the burden on future developments.
(8) The proposed subdivision is not premature. A subdivision is premature if any of the following exists:
a. Lack of adequate stormwater drainage.
b. Lack of adequate roads.
c. Lack of adequate sanitary sewer .rystems.
d. Lack of adequate ofJ-site public improvements or support .rystems.
· Natural resource inventory - The Natural Resource Inventory does indicate several natural
resources in the area. They consist of Forest Communities which include, but not limited to:
upland oak forests and lowland tamaracks. Future growth, changes in land use, and
development of infrastructure can impact the health and function of natural communities
and natural systems. The City can use its zoning and subdivision controls to avoid or
minimize these impacts, and provide incentives for developers and landowners to protect or
restore natural resources.
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· Comprehensive plan - One vision of the Elk River Comprehensive Plan is to preserve and
maintain the environment; this site can accommodate that vision with an open space
preservation plat. Policies are also established in the comprehensive plan that should be
reviewed with development. Under General Land Use Policies, policy number 12 states
encourage "cluster developments" in rural areas in order to preserve the semi-rural character of the community,
help implement the greenway concept, and maintain private property rights interests. The open space
preserve plat is a cluster development that preserves 50 percent of the site in a conservation
easement that maintains open space.
· Tree removal. A significant amount of trees will be removed with this subdivision. A
replacement/mitigation plan has not been provided. The tree inventory does not include the
number of trees to be removed. A cluster style development could have less impact on the
trees.
Respectfully Submitted
I>Y~0[U~
Sheila Cartney
Senior Planner
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EXHIBIT B
13065 Orono Parkway
Elk River, MN 55330
August 30, 2006
:M:r. J eff Werner
Werner Bros Realty
15385 Armstrong Blvd
Ramsey, MN 55303
Re: Cranberry Ridge Plat
'"",",,~~,,~:,...',=,.,.,-..'
Dear :Mr. Werner:
Based on a preliminary review of the proposal, we feel that further exploration is necessary
to better understand the proposed development and how it interacts with surrounding
properties. Specifically, comments were raised regarding the development of adjacent
parcels, some of which I understand are owned or otherwise controlled by you. This
infonnation is important in working with Sherburne County, and locating potential accesses
with the future 33 corridor. Staff is scheduling a meeting with Sherburne County to more
fully understand their issues and future plans.
Additionally, based on this preliminary review, it appears that a cluster development is more
appropriate for the area. Staff would encourage the exploration of this type of development,
which preserves much of the existing trees/ wetlands, while providing more density.
Because of these issues, the Planning Commission will not review the proposed layout at
their meeting in September, but could review a revised application addressing these issues in
October. We will be in contact in the near future to discuss the comments above.
Please do not hesitate to contact me should you have any questions, I can be reached at
(763) 635-1035.
~Sincer:lY'h
! t\, I
heila Cartney .
Senior Planner
City of Elk River
Phone: 763.635.1000
Fax: 763.635.1090
www.ci.eIk-river.mn.us
EXHIBIT B
13065 Orono Parkway
Elk River, MN 55330
September 13, 2006
Mr. Jeff Werner
Werner Bros Realty
15385 Armstrong Blvd
Ramsey, MN 55303
Re: Cranberry Ridge Plat
Dear Mr. Werner:
As we discussed at our meeting on September 8, 2006, we feel that further exploration is
necessary to better understand the proposed development and how it interacts with
surrounding properties. Specifically, comments were raised regarding the development of
adjacent parcels, proposed and future street connections, tree removal, and cluster
development; therefore, additional plans and information are needed..
This letter is intended to provide staff comments and requests and provide additional
information regarding this application. Based on the Prp.limi112ry plan received on July 31,
2006, staff is not in support of the proposal.. We are working toward an October 10,2006
Planning Commission meeting date, which would require revised plans submitted no later
than September 25, 2006.
Additional comments and requirements are as follows:
Timeline
As mentioned above, an October 10, 2006 Planning Commission meeting is anticipated,
therefore the additional plans should be submitted prior to the September 25th deadline.
Lots
1. Please provide a table indicating the legal description and lot size.
2. Demonstrate that Lot 3, Block 2, has 1 acre of contiguous land, void of wetlands or
timber areas.
3. Lot 2, Block 3, should show primary and secondary septic locations.
4. Wetland buffer (25') and wetland setback (20') should be shown.
Phone: 763.635.1000
Fax: 763.635.1090
www.d.elk-river.mn.us
MEMORANDUM
TO: Sheila Cartney, Senior Planner
FROM: Terry Maurer, City Engineer
DATE: December 7, 2006
SUBJECT: Cranberry Ridge Preliminary Plat
File #226-144P
As requested, we have reviewed the revised submittal for the Cranberry Ridge proposed plat.
As you are aware, the plat is in the rural area just east of CSAH 33 at 20r Avenue. The
submittal package we reviewed was prepared by RLK, Inc. and had a revision date of
October 30, 2006. Based on our review we would offer the following cOmments:
1. The plat contains 16 lots, each meeting the minimum area of 2 'h acres. The
roadway serving the 16 lots will be a dead-end for the foreseeable future, and is
approximately one-half mile long off of 207th Avenue NW.
2. Sherburne County has future plans for the re-routing of CSAH 33 just south of this
parcel. Meetings with Sherburne County have indicated that they foresee no
additional access onto that new road, since it will be a heavily traveled minor arterial
leading from County Road 22 in north Anoka County to rn 169. Therefore, the
continuation of the residential road from the south end of Cranberry Ridge will have
to be in an easterly direction to Twin Lakes Road (CSAH 13).
In previous meetings with the developer and their engineer, we indicated that since
this residential road will serve as a route between Twin Lakes Road (CSAH13) and
the former CSAH 33 at 20? Avenue, it should be designed for a 30 mph design
speed. This is not accomplished at the intersection of Nixon Street and 206th
Avenue in Cranberry Ridge, which is a 90-degree intersection with only two legs.
With.a design like this, it is likely that traffic will try to turn the comer too fast and
end up crossing the centerline. Placing a stop sign at this intersection is not
warranted, since there is no third or fourth leg and would lead to vehicles not
stopping completely. We would recommend that the road be redesigned for a 30
mph design speed, eliminating the 90-degree comer, even though this would likely
eliminate Lot 2, Block 1. When Kennedy Street is continued out of the south end of
Cranberry Ridge, we would again recommend that it be at a 30 mph design speed.
3. Each lot shows there is a primary and secondary septic system site. Prior to issuance
of building permits on any of these lots, the septic sites should be tested to ensure
that they are adequate for the size home proposed, and then they need to be
protected prior to any construction activities.
4. Sherburne County has requested improvements along CSAH 33 at 207th Avenue
intersection. Those improvements are included in the submittal package reviewed.
5. At the south end of Kennedy Street, a temporary cul-de-sac must be constructed.
City policy is that temporary cul-de-sacs must be constructed to the standard size
and strength. Either additional easement will be needed on Lots 4 and/or 10, or an
easement from the property owner to the south. At the back of the temporary cul-
de-sac, a sign needs to be installed notifying residents that it is intend this roadway
will continue in the future. The sign can be provided by the City Street Department,
. but must be installed by the developer.
6. Right-of-way should be dedicated through this plat for a connection to Johnson
Street.
7. A comment received at the staff review meeting is that this development should be
required to use clustered mailboxes.
8. It appears all lots adjacent to wetlands will meet the wetland buffer ordinance.
If you have any questions regarding any of these comments, please contact me.
S:\PLANNING\Case Files\2006\Plat\P 06-15 Cranberry Ridge\12 07 06 Engr's memo.doc
MEMORANDUM
TO: Jeremy Barnhart, Planning Manager
FROM: Terry Maurer, City Engineer ~
DATE: September II, 2006
SUBJECT: Cranberry Ridge Addition
File: 226-144P
The following is a summary of the significant engineering issues as discussed at the staff
review meeting and the meeting with the developers and their representative.
1. The roadway should be designed for a minimum of a 30 mph design speed, according to
:MnDOT criteria indudingboth horizontal and vertical curves.
2. Enough information needs to be provided with the submittal package to indicate that
Kennedy Street will be able to maintain a 30 mph design speed in turning from southerly
to easterly direction to head toward Twin Lakes Road. The developers have significant
information on the property to the south, the submittal package should also ensure that
the road alignment will not impact wetlands that can be avoided.
3. A temporary cul-de-sac is shown at the end of Kennedy Street. City policy is that
temporary cul-de-sacs are built to the full diameter and meet all the criteria of a
permanent cul-de-sac, since many times these installations remain for a long period of
time. There will be a requirement for the standard City of Elk River sign at the
temporary cul-de-sac, indicating this is a future road extension.
4. As we discussed at the meeting with the developers and their representative, the grading
plan should reflect adequate grading to ensure a minimum house pad and primary septic
system location on every wooded lot. Then, based on this grading plan, a tree
preserva~on plan can be constructed in accordance with what the Planning Department
15 requestIng.
5. I believe the developers have received the letter from Sherburne County Public Works
regarding this plat. The resubmitted plans should show the appropriate improvements
requested on County Road 33.
6. The grading plan and drainage calculations previously submitted have not been reviewed
in great detail. There may be other minor commentslregarding these issues as a full
review of the plans is completed.
If you have any questions regarding any of these comments, please contact me.
S:\PLANNING\Case Files \2006\Plat\P 06-15 Cranberry Ridge \0911 06 Engr's memo.doc
August 22,2006
13880 Highway 10
Elk River, MN 55330
(763) 241-7013.800-594-5208
AUG 2 5 '2.006
Sherburne County
PUBLIC WORKS DEPARTMENT
City of Elk River
Attn: Chris Leeseberg
13065 Orono Parkway
P.O. Box 490
Elk River, MN 55330
RE: Cranberry Ridge
Dear Mr. Leeseberg;
We have reviewed air photos and the drawing dated 7/28/06 for the proposed plat of Cranberry Ridge
located adjacent to CSAH 33 and north of the new alignment of CSAH 33, within the City of Elk River.
We have also had planning conversations with Jeff Werner and submit the following comments.
The design of this plat must satisfy the future access needs of all parcels located adjacent to the new
CSAH 33 alignment as this new alignment will not allow access except at half mile spacing. This new
alignment is a 150' right of way. With this configuration, can parcel no. 75-114-4400 be subdivided to
the satisfaction of the City with access only through this plat?
Sherburne County requires that 50' of right of way along CSAH 33 be donated and dedicated in fee
title and that the limited access symbol be applied to the drawing. We will require the construction of
a full right turn lane on CSAH 33 at 207th Avenue along with the removal of the existing driveway
access. This construction must meet county standards and will require a permit from our office. Be
advised there is only 33' of right of way outside the boundary of the plat. A slope easement
agreement from the affected land owner is necessary and may affect the wetland.
If you have any questions call me at 763-241-7013.
=-~~
Richard D. Corbin
Sherburne County Public Works
cc: Terry Maurer, City Engineer
Rhonda Lewis, County Engineer
Russ Heiling, Traffic Engineering
Leon Opetz, RLK
JRW., INC. Developer
December 6, 2006
13880 Highway 10
Elk River, MN 55330
(763) 241-7013' 800-594-5208
Sherburne County
PUBLIC WORKS DEPARTMENT
City of Elk River
Attn: Jeremy Barnhart
13065 Orono Parkway
P.O. Box 490
Elk River, MN 55330
b~C
./.2
<'006'
RE: Cranberry Ridge; Comments Resubmitted from August 22, 2006
Dear Mr. Barnhart;
We have reviewed air photos and the drawing dated 7/28/06 for the proposed plat of Cranberry Ridge
located adjacent to CSAH 33 and north of the new alignment of CSAH 33, within the City of Elk River.
We have also had planning conversations with Jeff Werner and submit the following comments.
The design of this plat must satisfy the future access needs of all parcels located adjacent to the new
CSAH 33 alignment as this new alignment will not allow access except at half mile, spacing. This new
alignment is a 150' right of way. With this configuration, can parcel no. 75-114-4400 be subdivided to
the satisfaction of the City with access only through this plat?
Sherburne County requires that 50' of right of way along CSAH 33 be donated and dedicated in fee
title and that the limited access symbol be applied to the drawing. We will reauire the construction of
a full riaht turn lane on CSAH 33 at 20ih Avenue alona with the removal of the existina driveway
access. This construction must meet county standards and will reauire a permit from our office. Be
advised there is only 33' of riaht of way outside the boundary of the plat. A slope easement
aareement from the affected land owner is necessary and may affect the wetland. **Please check
your file, this RTL was initially required with the plat of Birchview in 2002. On behalf of City staff,
Scott Harlicker request that the County waive the RTL because of the number of proposed lots and
when additional lots are created the RTL would be constructed.
If you have any questions call me at 763-241-7013.
Sincerely, 'n
Richard D. Corbin '("I C-?
Sherburne County Public Works --
cc:
/JAI- ~-f
MEMORANDUM
TO:
SheBa CarmeYt Senior Planner
FROM:
Rebecca Haug. Environmental Administrator
DATE: December 7t 2006
SUBJECT: P 06-15 Cranberry Ridge
At the September 20 and December 4, 2006. Heritage Preservation
Commission meeting, the HPC reviewed the proposed plat. There is one
known State Historic Preservation Office (SHPOJ site on the affected
property. It is known as 21SHs. Howevec the City's archaeological model
shows the site to have low potential for having an archaeological site. The
HPC recommends the following condition:
"Any item or condition found that indicates the site is likely to yield
information important to prehistory or history shall be reported to the city
immediately. Further. the city reserves the right to stop work authorized in
its approval until the site is appropriately investigated and work is
authorized to continue by the city.u
DATS R1:CEIVEO
- CP/'2/ /0 To .. 5)J3
MEMORANDUM
TO:
Jer~my Barnhart, Planning Manager ~
Rebecca HaUg, Environmental Administrator 12-
FROM:
DATE:
August 21, 2006
SUBJECT:
Oak Wilt at the proposed Cranberry Ridge Plat
Oak: wilt is an aggressive disease that affects many species of oak: trees) and is tbreateningtb.e
urban androral forests ofMinnesorn... Due to the significant acreage of oak trees in this :.~,.,.~"
proposed developed, the developer should be required to do the following as a condition of
plat approval:
)> NO pruning of oak: trees between April 1 and July 1; if accidentally wounded, non-
toxic paint or dressing to wounds shall be applied
}> The developer must hire a qualified tree inspector to determine the ptesence of any
oak: wilt and/or develop an oak wilt controIl prevention plan.
o If oak: wilt is identified, remedies to control it must be provided to the city
for approval as well as the oak: wilt control plan.
o All remedies to control oak wilt must be conducted in a timely manner.
)> Developer must infonn buyers of any active oak wilt known to exist on the property
and any oak wilt suppression work known to have occurred on the plat as a
condition of plat approval
)> The above conditions should be required for all plat approvals.
It costs money to control oak: wil~ but doing nothing can be much more expensive. Costs
of ignoring oak: wilt include increased heating and cooling costs for homes) cost of additional
dead tree removal and decline in property value and quality of life.
Elk River ____
Municipal Utilities
13069 Orono Parkway
Elk River, MN 55330
phone: 763.441.2020
Fax: 763.441.8099
Dec~mber 7, 2006
To:
Jeremy Barnhart, Planning Manager
From:
, Bryan Adams, Elk River Municipal Utilities General Manager
Subject:
Cranberry Ridge
On December 15, 2006, the proposed Cranberry Ridge plat was reviewed. All new -,"',.C
developments are served with an underground electrical distribution system. For
reliability, all underground electrical systems should be loop. In order to adequately loop
this proposed development, two points of road access should be provided to this
development. The underground utilities follow road right-of-way or utility easements to
the existing electric utility systems outside the development area.
,"- ".
MEMORANDUM
TO: Jeremy Barnhart, Planning Manager
CC: Sheila Cartney, Senior Planner
FROM: Bruce A. West, Fire Chief
DATE:. December 5, 2006
SUBJECT: Site Plan Review Meeting of December 5, 2006
.i::';..,,,,.-~..
The site plan review co1I1.1Dittee met on Tuesday, December 5, 2006 and I would like to make the
following comments:
1. Request for Preliminary Plat for Cranberry Ridge, Case No. P 06-15
The Elk River Fire Department has concerns referencing the length of the cul-de-sac of the
proposed preliminary plat of Cranberry Ridge. The length of the road exceeds 2,000 feet arid dead
ends at a cul-de-sac at the end of Kennedy Street. This preliminary plat exceeds the 800-foot
standard set for length of cul-de-sacs as discussed at prior site plan review meetings. The Elk River
Fire Department is concerned with the one-way in and one-way out of the Cranberry Ridge
development and the accessibility of emergency services, including the fire and the ambulance
service. If the roadway is blocked (due to a hazardous incident, storm, etc.) at any point from 207th
Avenue South on the excessive length cul-de-sac, emergency services shall be hindered in response
to homes located within the proposed Cranberry Ridge development.
2. Request for Final Plat for Sunset Acres. Case No. P 06-16
The Elk River Fire Department has no comments.
3. SuperAmerica ~onditional Dse Pertnit. Case No. CD 07-01
The Elk River Fire Department has no comments.
4. AIdi's Conditional Use Pertnit. Case No. CD 06-27
If AIdi's is considering the use of a 6-inch service for both the domestic water use and fire
protection system water use, a solenoid valve shall be placed on the service line as required by the
fire department.
5. T-Mobile Request to Construct Antenna and Electronic Equipment at Existing Tower at
19060 Industrial Boulevard. Case No. SP 06-11
The Elk River Fire Department has no comments.
S: \ OFFSlTE\FIRE\Staff Memos \2006\site review mtg 12 05 06.doc
MEMORANDUM
TO: Sheila Cartney, Senior Planner
FROM: Nicola Blake-Bradley, Environmental Technician
DATE: December 8, 2006
SUBJECT: Cranberry Ridge (Potential) Wetland Impacts
Under the current plan submitted to the City, no wetland impacts have
been shown on Cranberry Ridge. However, several potential wetland
impacts could result on this plat as a result of the Site Plan review meeting
comments on December 5, 2006. The following wetland impacts may
occur and should be addressed through a wetland permit application. If
de minimus amounts are exceeded, an approved wetland replacement
plan would be necessary for all potential wetland impacts.
. Dick Corbin (Sherburne County Public Works Department) discussed
placement of a right turn lane off County Road 13 to access 207th
Avenue. This right turn lane may impact the Type 1 wetland in the
northeast corner of the parcel.
. Discussion of potential road connections to the east will result in
wetland impacts to wetland #4 of the wetland delineation. This
wetland has been labeled a Type 4/7 wetland and extends the
entire length of the delineated area (which includes the 40 acre
parcel to the south of the proposed platted area). Two options for
road connections have been discussed.
o A connection to Johnson Street to the northeast would result
in the loss of Lot 6, Block 2. However, this connection would
allow the applicant to meet Wetland Conservation Act
sequencing requirements to minimize wetland impacts by
crossing at the narrowest portion of the wetland while making
the connection and completing a loop.
o An extension of 20Sth Avenue to the east from the
southernmost portion of the platted area will result in impacts
that extend off the property, as well as a crossing on Trott
Brook.
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.1:)ec~rriber 14 2006
. . . .~, TerrY Mauret~ City Engineer'
. . :: City of Elk lUver. . '. .'
13065 Orono parkWaY
. Elk ~v~i. MN 55330
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. '. '. .'_ RLK Project#2005-2~2-L
Dea(MI:. Maurer:
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.' 'ne.. followmg is in response tQ youi. reView .dat~d. DeCember 7. 2006 for the: above-:referenced .
:project. '.The. itemSlis.~d below are pre.seD.t~dtOcorresporidWith:the.n:iimbenng onyout ~view: ':'.
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.1. .' This project cr~tes a tefup'oriuydea4-end; ~'acc~raanqe wi\hpr6vidmgacc6ss .tq.adjacenr"
'. : properties' for future cMvelQpment.:',Th~ tuneline of futur~ dev~l~~irt~nt ofthj.~ j)atCeI in
, u.nknown;- howeve~. ace~ss to this parcel is.required no]!etheless.Jt ~plausible to believe'
'.' t1iat the relocation of,CSAH 033. thrOugh this ~: wouid 'spUr additionaldl?velOpment alon;g
. ,the County road' Co~dor. . ,. . , ' .
. 2. We agree t1mtth~maiti roadthr6ugh the prop~sea deyelopme!it'willconnect to both former
. CSAH 33 and TwinLa,kes Road (CSAH 13). This is 'the logical extension of the rural "
'residential road rietwork'm the area,: We do nOt necessarily a:gree that this toute"$ould
. encOurag~, cut-through traffic- 'by il;ttroducing the' 30 . mph. design" Speed 'thrOtigho~t its
''alignment. this roadway ~J1ouldcinly serVe the' de~elopments lYing .along its len~ and
. ',will be clesigiled in a ~er. that .k~eps' Speeds lqw, and DonO-IOcal .traffic to. a' minim1iIn.
. : this will.encoliragetbe useofpe~ CSAH33' fa!," through tt:affi6-. ,A short ra,dius cur:Ve 'at.
-the intersection, of NiXon Street and 206tb Avenue' can .be coilsidered.With mini:ffia1. impact .
. to the adjacent.wetlai:J.ds. hitroduction.ofa 30 mphcurve at this location willlikely:impact
the entire wetland and for~the loss of onel~; ..... . .... ". .' " " -', "
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. , . 3. Agreed.
'4. Acknowledged.
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'5. See Respo~e, Comment #1.- .' A sign will be providedatthisloca.tion regarding future
extension.
6. . A:physical cOmieCtion through the. plat to Johnson Street, is impractical due to topography
and signiflca.qt 'wetland ,barriers. Half-street right-of-way will be proVided .into the
nottheaSt comer qf the plat .for the eventual extension. of .J ohnson . Street from the .i1orth;
once right-of-way north of the. plat is obtained with futUre. development. .' ,
. 7. Agreed.
Offices: Duluth' " Ham Lake '. Hibbing.. Minnetonka', Oa.kdale' .
(763) 434"7646', '1~21 Andover B~Uleyard NE . SUite f 14 .. Ha~Lake: MN 55304,' FAX (763) 434,8QQ7 .
EqW1;l Opparh!nity Einploy~ ,-
, Mr; 'Petty" M'iwet: ,
,necember.'li~ ~()Q6
'Page Two " "
'~L,' ACk:D9wledg~lt, -
, I~ yo)dulve, any 'questi~nsi pl~~ cOn~totir office; ,
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cc:'.,' 'JeffWemer, J.RW.: Inc. : ,
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RIK Engineering. Landscape Architecture. Planning. Surveying. Traffic
C INCORPORATED)
"-..../
Creating extraordinary
Communities
October 30, 2006
Revised December 12, 2006
. J
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Ms. Sheila Cartney
City of Elk River
13065 Orono Parkway
Elk River, MN 55330
Re: Cranberry Ridge
RLK Project #200S-222-L
Dear Ms. Cartney:
--~'''''':'''''''-'''''''--
The following is in response to your review dated September 13, 2006 for the above-referenced
project. The items listed below are presented to correspond with the numbering on your review:
Lots:
1. This table is being provided.
2. Lot 3, Block 2 has an area equal to or greater than 1.0 acre of contiguous land void of
wetlands, as shown on the revised Preliminary Plat. I see no requirement that it be void
of timber. .
3. The approximate location of the Existing Primary Septic area has been shown and the
location of the Proposed Secondary Septic area has been added.
4. The wetland buffer and setbacks have been added to the drawing.
5. A sketch with aerial photo overlay has been provided showing a possible extension of
Kennedy Street and the possible extension of Nixon Street to Twin Lakes Road as well as
possible subdivision of the property to the south. .
6. The ordinance does not require a 30 MPH design. All curves meet or exceed the
requirement for a 100-foot sight distance indicated by Section 30-444-"Curve radius
between street lines" of the City of Elk River Subdivision Ordinance.
7. See response to City Engineers comments below:
LandscapeN egetation:
8 & 9. The Tree Preservation and Landscape Plan has been included as part of this submittal.
Offices: Hibbing . Minnetonka . Ham Lake . Twin Ports
(763) 434-7646 . 1321 Andover Boulevard NE . Suite 114 . Ham Lake. MN 55304 . FAX (763) 434-8007
EqUill Opportunity Employer
Ms. Sheila Cartney
December 12, 2006
Page Two
Engineers Comments
10. See response to City Engineers comments below:
Miscellaneous
11. See Item # 5 above.
12. The easement in ques~ion is a Utility and Public Road Easement across the parcels
included in the proposed plat. It is our understanding that the easement. was not accepttb8:.~.'.
by the City ofElle River. Therefore, it is possible that a Quit Claim deed from the City of
Elk River would deal with this issue.
Response to Engineers comments dated September 11. 2006
1. See Item 6 above.
2. As indicated in Item 6 above, the City Subdivision Ordinance does not require the use of .
a 30 MPH curve on streets that are not arterial or collector streets. Many street
alignments exist in projects recently appr()ved by the City which do not meet the 30 MPH
design standard. The City ordinance requires street design to slow traffic and discourage
the use oflocal streets as through streets.
3. A full diameter cul-de-sac has been shown at the end of Kennedy Street and a call for the
sign has been added.
4. As indicated above, a Tree Preservation aild Landscape Plan has been provided.
5. We have included the.right turn lane from CSAH 33 to 207th Avenue in the previous
. submittal as acknowledged in the City Engineer's current review letter. We have
obtained the additional topographic information necessary to Jinalize the grading limits
and ditch re-alignment required for the turn lane and taper. This information will also
allow us to define the limits of the temporary slope easement that the applicant is
required to obtain from the adjoining property owner to the south. We will include
updated turn lane design with the next plan submittal.
6. Noted.
Response to Staff Review Received December 8. 2006
Open Space Preservation Plat
As has been indicated in many meetings with staff, the developer does not wish to develop the
property as an "Open Space Preservation Plat. The city ordinance does not require thathe do so.
Page 2
Ms. Sheila Cartney
December 12,2006
Page Three
Transportation
· The Right-of-Way for Johnson Street as shown on a previous version of the plat can be
dedicated at this time, but there is not sufficient Right-of-Way to the north of this project
to create a full width street and the owner adjoining to the west of the existing Johnson
Street is not willing the provide the additiona114 feet of easement required. At this time,
no improvements can be installed.
· The Right-of-Way for 20Sth Avenue along the south line of ~e plat is proposed to be
totally on the parcel to the south to follow the existing roadway alignment, which already
avoids impacting additional wooded area and limits the wetland impact at ~etlan:d"=';:":', .,
crossmg.
· The "Hairpin" comer at Nixon and 206th Street is planned as a "T" intersection and many
intersections of this nature exist in the City. With proper traffic control, this intersection
should not be a problem.
· See response letter to the December 7, 2006 letter from the City Engineer.
· Weare aware that wetland impacts will result from the proposed extension of 205th
Avenue. This would also be the case if an "Open Space Preservation Plat" were used.
The proposed aligmnent south of the south line of the plat further limits this future
impact.
Fire Department
· The use oftemporary cul-de-sacs at the end of a street with the potential to be extended
in the future has been allowed in the past on many projects approved by the City. A
case to be considered in the plat of "The Ridges of Rice Lake". This plat, which was
recorded in 2001, contains a temporary Cul-De-Sac which is still over 4900 feet in
length. Other plats exist in the City in which temporary cul-de-sacs over 2700 feet in
length have been granted, including Ridge Hills recorded in 1996 with 4600 feet and
Kingdom Estates & Kingdom Estates 2nd Addition, completed in 2006 with 2800 feet.
, N amral Resource Inventorv
· The impact to the wooded areas has been limited to approximately 25% of the wooded
areas included in the plat. The concept plans which have been prepared consistent with
the "Open Space Preservation Plat" would result in similar levels of impact. From our
experience, 25% removal of existing wooded areas is on the low side of average for
developments of a similar nature.
Page 3
Ms. Sheila Cartney
December 12,2006
Page Four
Comprehensive Plan
· As indicated previously by the developer, an OSP PJat is not desired for this parcel. No
evidence has been provided to show how an OSP Plat would limit the impact of the
issues raised by staff.
Lots
· Both the 25 foot wetland buffer and the additional 20 foot wetland buffer setback are
shown on the preliminary plat presented to staff.. This is visible both in the pap;;>;"......,
copies and the PDP files set to the City.
Landscaping
· The correct number of trees will be added to the comer lots on the next plan submittal to
the City.
Tree Preservation
· The tree inventory plan requested by the CitY was to include only the trees expected to
be impacted by the street grading, lot pad creation and other required grading, and in the
primary septic areas. This was provided as part of the Landscape Plan. There is not
indication in the ordinance to guide the creation of a Tree Mitigation Plan other than the
street tree requirement, so a plan was not provided. If guidance, supported by the City
Ordinance, can be provided, a plan will be prepared.
Grading, Drainage and Utilities
· Noted
Comprehensive Park Plan
· Noted
Parks and Recreation Dedication Recommendation
· The planned location for County Road 33 has not been shown to pass through this
parcel.
Heritage Preservation Commission
Page 4
Ms. Sheila Cartney
December 12, 2006
Page Five
· Noted
Recommendation
· This plat does have access to the existing street system by way of 207th Avenue on the
north .and a future outlet to Twin Lakes Road. As noted above, the proposed future
street connection to the Twin Lakes Road is possible as part of the development of the
parcel to the south. . Also as noted above, this is consistent with what the City has
allowed in the past in previous developments.
The following items were noted above, but to be consistent with the City review comments, they"
are included again.
· The Right-of-Way for Johnson Street as shown on a previous version of the plat can be
dedicated at this time, but there is not sufficient Right-of-Way to the north of this project
to create a full width street and the owner adjoining to the west of the existing Johnson
Street is not willing the provide the additional 14 feet of easement required. At this time,
no improvements can be installed.
· The Right-of-Way for 20Sth Avenue along the south line of the plat is proposed to be
totally on the parcel to the south to follow the existing roadway alignment, which already
avoids impacting additional wooded area and limits the wetland impact at wetland
crossing.
· The "Hairpin" comer at Nixon and 206th Street is planned as a "T" intersection and many
intersections of this nature exist in the City. With proper traffic control, this intersection
should not be a problem.
· See response letter to the December 7, 2006 letter from the City Engineer.
· Weare aware that wetland impacts will result from the proposed extension of 20Sth
A venue. This would also be the case if an "Open Space Preservation Plat" were used.
The proposed alignment south of the south line of the plat further limits this future
impact.
Weare aware that wetland impacts will result from the proposed extension of 20Sth
Avenue, this would also be the case, if an "Open Space Preservation Plat" were used.
Page 5
Ms. Sheila Cartney
December 12, 2006
Page Six
. Subdivision Findings:
5) A tree preservation plan is not required by the ordinance and no standard has been
established by the City to determine when a plan is required. As noted above, if
you give us guidance as to what is desired, this item will be given further
consideration
6) The question regarding the easement referred to here is also referenced in the
letter from staff dated September 13, 2006 as Item 12. The response is the same
as indicated above.
12 The easement in question is a Utility and Public Road Easement
across the parcels included in the proposed plat . It is our
understanding that the easement was not accepted by the City of
Elk River. Therefore, it is possible that a Quit Claim deed from
the City of Elk River would deal with this issue.
7) This project will allow for the future development of the adjoining parcels to the
south by providing access to these parcels. Extending that access, where required,
will be part of the development of those parcels.
8) This Subdivision is not premature. There is adequate provision for storm water
drainage. There is adequate provision for roads within the proposed development
which meet the requirements of the existing City Codes. There is adequate
provision for on-site sanitary sewer systems within the proposed development
. which meet the requirements of the existing City Codes. There is adequate off-
site public improvements adjoining the proposed development which are
consistent with other projects approved by the City in the past'
· As noted above, the impact to the wooded areas has been limited to the extent possible
with impact limited to approximately 25% of the wooded areas included in the plat. The
plans which have been prepared consi~tent with the "Open Space Preservation Plat"
results in similar level of impact.
Again as indicated previously by the developer, an asp Plat is not desired for this parcel.
No evidence has been provided to show how an asp Plat would limit the impact of the
issues raised by staff.
Page 6
Ms. Sheila Cartney
December 12, 2006
Page Seven
. I
· Also as noted above the tree inventory plan requested by the City was to include only the
trees expected to be impacted by the street grading, lot pad creation and other required
grading, and by the primary septic areas. This was provided as part of the Landscape
Plan. There is no indication in the ordinance to guide the creation of a Tree Mitigation
Plan other than the street tree requirement, so a plan was not provided. . If guidance,
supported by the City Ordinance, can be provided, a plan will be prepared.
If you have any questions, please contact our office.
Sincerely,
LCR:jmk
Enclosures
cc: JeffWemer
Page 7
Cranberry Ridge - Tree Survey
Project Number: 2006-469M
Elk River, Minnesota
October 5, 11, 12, 2006
Tree Health Scale:
0--------------------------------5
Dead Good
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662 TOTAL TREES
2513 TOTAL CAL IN
TAG # COMMON NAME D.B.H. HLTH.
2322 poplar 7 5
2323 poplar 7 5
2324 poplar 8 5
2325 poplar 9 5
2326 poplar 11 5
2327 poplar 14 5
2328 poplar 11 5
2329 poplar 3.5 5
2330 poplar 9 5
2331 cherry 14 5
2332 poplar 7 5
2333 poplar 6.5 5
2334 poplar 8 5
2335 poplar 8.5 5
2336 poplar 8
2337 poplar 8 4
2338 poplar 6 5
2339 poplar 8,10 5
2340 red oak 10,16 5
2341 red oak 17 5
2342 red oak 10.5 5
2343 red oak 20 5
2344 red oak 27 4
2345 red oak 30 4
2346 white oak 25 5
2347 white oak 15 5
2348 white oak 4 5
2349 ash 19.5,7.5 5
2350 white oak 15 5
2351 white oak 14 5
2352 white oak 13 5
2353 white oak 14 5
2354 white oak 10.5 5
2355 white oak 9,8 5
2356 white oak 13.5 5
2357 white oak 11.5 5
2358 red oak 14.5 5
2359 red oak 13 5
2360 white oak 13 5
-,
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2361 linden 6 5
2362 red oak 13 5
2363 red oak 14 5
2364 red oak 11 5
2365 white oak 11.5 5
2366 white oak 22 . 5
2367 red oak 22 5
2368 red oak 12 5
2369 white oak 22 5
2370 white oak 22 5
2371 white oak 13 5
2372 white oak 10,8 5
2373. white oak 12 5
2374 white oak 15 5
2375 white oak . 23 . 5
2376 red oak 17 5
2377 red oak 16 5
2378 red oak 16 5
2379 ash 8.5,7 5
2380 elm 8 5
2381 red oak 16 5
2382 elm 12 1
2383 red oak 13 5
2384 poplar 12 5
2385 paper birch 7,6 5
2386 red oak 6.5 5
2387 elm 10.5 5
2388 poplar 12 5
2389 poplar 10 5
2390 red oak 15 5
2391 paper birch 8,8,10 5
2392 poplar 7.5 5
2393 poplar 9 5
2394 poplar 13 5
2395 poplar 13 5
2396 red oak 6.5 5
2397 poplar 9.5 5
2398 red oak 10.5 5
2201 poplar 6 5
2202 poplar 7 5
2203 paper birch 8 5
2204 paper birch 8 5
2205 paper birch 10 5
2206 white oak 25.5 5
2207 white oak 18 5
2208 red oak ^ 12.5 5
2209 red oak 14 5
2210 red oak 10 5
2211 white oak 25 5
2212 white oak 13.5 5
2213 red oak 11.5 5
2214 white oak 6 5
2215 white oak 13 5
2216 white oak 14 5
2217 red oak 12 5
2218 white oak 12 5
2219 white oak 31 5
2220 white oak 16 5
2221 white oak 16.5 5
2222 elm 7 5
2223 elm 6 5
2224 red oak 16.5 5
2225 red oak 17 5
2226 red oak 16 5
2227 red oak 12 5
2228 elm 9 5
2229 red oak 11 5
2230 red oak 16 5
2231 white oak 8 5
2232 red oak 15.5 5
2233 white oak 11 5
2234 red oak 9 5
2235 wh ite oak 10 5
2236 white oak 9.5 5
2237 white oak 15 5
2238 white oak 11.5 5
2239 white oak 16 5
2240 white oak 10 5
2241 white oak 11.5 5
2242 white oak 12 4
2243 white oak 12.5 5
2244 white oak 9.5 5
2245 white oak 9.5 5
2246 wh ite oak 10.5 5
2247 wh ite oak 11.5 5
2248 white oak 24 3
2249 white oak 26.5 4
2250 red oak 13 5
2251 elm 8.5 5
2252 red oak 16.5 5
2253 white oak 15 4
2254 red oak 7 5
2255 white oak 21.5 5
2256 white oak 15 5
2257 white oak 18 5
2258 white oak 17.5 5
2259 white oak 22 5
2260 white oak 20 5
2261 white oak 20 5
2262 red oak 6.5 5
2263 red oak 6.5,6,7 4
2264 poplar 6.5 5
2265 poplar 6 5
2266 poplar 7.5 5
2267 poplar 6.5 5
2268 poplar 6,6 5
2269 poplar 7 5
2270 poplar 7 5
2271 poplar 7 5
2272 poplar 9 5
2273 poplar 8 5
2274 poplar 7 5
2275 elm 7 3
2276 white oak 13 5
2277 red oak 27 5
2278 red oak 27 5
2279 red oak 26 5
2280 elm 7 5
2281 red oak 21.5 5
2282 elm 8 5
2283 linden 7.5 5
2284 red oak 14 5
2285 red oak 23.5 5
2286 linden 9 5
2287 linden 8.5 5
2288 red oak 19 5
2289 red oak 19 5
2290 red oak 17 5
22~1 white oak 11 5
2292 white oak 16.5 5
2293 white oak 17 5
2294 linden 10 4
2295 red oak 27 5
2296 linden 8 5
2297 linden 6 5
2298 red oak 7 5
2299 red oak 9.5,8,6 5
2300 red oak 16 5
2401 linden 7 5
2402 paper birch 11.5 5
2403 red oak 9 5
2404 red oak 9 5
2405 linden 7 5
2406 red oak 7.5 5
2407 red oak 12,12 5
2408 white oak 7 5
2409 white oak 11 5
2410 white oak 15 5
2411 red oak 18.5 5
2412 whiteoak 8.5 5
2413 white oak 20 5
2414 wh ite oak 15 5
2415 white oak 8.5 5
2416 white oak 7.5 5
2417 white oak 13 5
2418 red oak 15 5
2419 white oak 13.5 5
2420 white oak 9 5
2421 white oak 9.5 5
2422 white oak 20.5 5
2423 white oak 10 5
2424 white oak . 16 5
2425 white oak 16 5
2426 white oak 15 5
2427 white oak 8 5
2428 white oak 11 5
2429 white oak 12.5 5
2430 white oak 15 5
2431 white oak 12 5
2432 white oak 17 5
2433 white oak 13.5 5
2434 white oak 8.5 5
2435 white oak 16 5
2436 white oak 9 5
2437 elm 8 5
2438 wh ite oak 13.5 5
2439 white oak 26 2
2440 white oak 22 4
2441 elm 10 1
2442 cherry 9 5
2443 cherry 13 4
2444 red oak 26.5 5
2445 white oak 12.5 5
2446 red oak 22 5
2447 red oak 18 5
2448 white oak 21 5
2449 white oak 17 5
2450 red oak 22 5
2451 linden 8.5 4
2452 red oak 27 5
2453 red oak 20 5
2454 red oak 36 5
2455 linden 12.5 5
2456 linden 12 3
2457. red oak 24 5
2458 red oak 20 5
2459 red oak 29 5
2460 red oak 15 5
2461 red oak 16 5
2462 red oak 16 5
2463 red oak 16 5
2464 linden 6 5
2465 white oak 9 5
2466 linden 7 4
2467 red oak 24 5
2468 red oak 8 5
2469 red oak 20 5
2470 wh ite oak 11 5
2471 white oak 8.5 5
2472 white oak 16 5
2473 red oak 16.5 5
2474 white oak 12 5
2475 white oak 14 5
2476 white oak 9 5
2477 white oak 17 5
2478 white oak 6 5
2479 linden 8.5 4
2480 white oak 21.5 5
2481 wh ite oak 22 5
2482 white oak 23 5
2483 white oak 26 5
2484 white oak 23.5 5
2485 white oak 20 5
2486 white oak 20 5
2487 white oak 12 5
2488 linden 9.5 5
2489 white oak 11 5
2490 white oak 18 5
2491 red oak 13 5
2492 red oak 30 5
2493 white oak 15 5
2494 wh ite oak 15 5
2495 white oak 23,31 5
2496 linden 6 5
2~97 white oak 20 5
2498 white oak 16 3
2499 linden 12 5
2500 wh ite oak 27 5
2701 red oak 38 5
2702 white oak 10 4
2703 white oak 10 5
2704 red oak 24 5
2705 red oak 23 5
2706 white oak 13 5
.2707 wh ite oak 23 5
2708 white oak 10.5 3
2709 elm 7 4
2710 linden 6 5
2711 red oak 40 5
2712 white oak 22.5 5
2713 white oak 13 5
2714 cherry 10 5
2715 white oak 26 5
2716 ash 6 5
2717 white oak 21 5
2718 ash 8 2
2719 red oak 39 5
2720 ash 7 5
2721 ash 7 4
2722 ash 8 5
2723 red oak 9.5 5
2724 red oak 30 3
2725 red oak 15 5
2726 linden 7 5
2727 ash 6 4
2728 white oak 23 4
2729 white oak 35 5
2730 white oak 12 5
2731 white oak 17 5
2732 white oak 20 5
2733 white oak 17 5
2734 white oak 13 5
2735 white oak 11 5
2736 red oak 25 5
2737 red oak 27 5
2738 white oak 14,16 3
2739 white oak 16 4
2740 red oak 15 4
2741 white oak 21 4
2742 ash 15 5
2743 white oak 14,15 5
2744 white oak 6 4
2745 white oak 8 5
2746 red oak 26 5
2747 .white oak 13 5
2748 white oak 6 5
2749 white oak 14 5
2750 white oak 10 5
2751 white oak 9 5
2752 white oak 9.5 5
2753 white oak 14.5,8 5
2754 white oak 9 5
2755 white oak 12 5
2756 ash 8 5
2757 red oak 16 5
2758 ash 11 5
2759 ash 11 4
2760 wh ite oak 15 5
2761 white oak 18.5 5
2762 white oak 13 5
2763 wh ite oak 9 4
2764 ash 10.5 5
2765 red oak 16 5
2766 ash 16 5
2767 white oak 13.5 5
2768 ash 11.5 5
2769 ash 8.5 5
2770 red oak 29 5
2771 red oak 22 5
2772 red oak .23 5
2773 red oak 23 5
2774 ash 8 5
2775 ash 6.5 5
2776 ash 7 5
2777 ash 10 5
2778 white oak 19 5
2779 ash 8 5
2780 red oak 35 5
2781 red oak 28 5
2782 ash 8 5
2783 red oak 19 5
2784 white oak 15 5
2785 red oak 25 5
2786 red oak 21 5
2787 wh ite oak 16 3
2788 ash 10.5 5
2789 ash 7.5 3
2790 locust 14.5 5
2791 linden 12.5 5
2792 linden 8.5 5
2793 ash 8 5
2794 linden 22 5
2795 red oak 26 5
2796 red oak . 29 5
2797 linden 11 5
2798 linden 11.5 5
2799 linden 14 5
2800 linden 6 5
3001 ash 8.5 5
3002 red oak 28 5
3003 ash 7 5
3004 ash 7 5
3005 red oak 29 5
3006 ash 7. 5
3007 ash 8 5
3008 red oak 12 5
3009 ash 9 4
3010 ash 8 5
3011 ash 6 5
3012 red oak 20 5
3013 red oak 26 5
3014 linden 6 4
3015 red oak 19 3
3016 red oak 9 5
3017 red oak 23 5
3018 red oak 17 5
3019 red oak 24 5
3020 red oak 21 5
3021 red oak 18 5
3022 ash 11 4
3023 ash 11 5
3024 ash 8.5 5
3025 ash 6 5
3026 red oak 13 4
3027 linden 8 5
3028 red oak 18 5
3029 red oak 19 5
3030 red oak 28 5
3031 ash 8 2
3032 linden 7.5 5
3033 ash 8 5
3034 red oak 19 5
3035 red oak 27 5
3036 red oak 10 5
3037 red oak 25 3
3038 ash 6 5
3039 ash 25 5
3040 ash 12 5
3041 ash 8 5
3042 red oak 20,17 4
3043 red oak 18 5
3044 linden 11 5
3045 white oak 23 5
3046 red oak 19 5
3047 white oak 10 5
3048 white oak 16 4
3049 linden 16 3
3050 linden 19 2
3051 linden 14 3
3052 linden 9 5
3053 locust 9 5
3054 ash 6 4
3055 linden 14.5 5
3056 ash 7 3
3057 linden 8,8 5
3058 linden 11 4
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3059 ash 6 4
3060 linden 10 2
3061 elm 8 2
3062 elm 7 2
3063 elm 8 4
3064 linden 8,6,13,8 4
3065 linden 7,6,10 4
3066 linden 17,8,8,6 4
3067 elm 8 4 .
3068 elm 8 4
3069 elm 7 4
3070 elm 7 4
3071 linden 8,18,6 4
3072 linden 9,24 5
3073 linden 28,7 5
3074 elm 6 3
3075 elm 8 5
3076 elm 6 5
3077 elm 8 5
3078 linden 12 4
3079 ash 12 5
3080 linden 20 5
3081 linden 10 3
3082 ash 10 5
3083 ash 15 5
3084 ash 6.5 5
3085 ash 8 5
3086 white oak 18 5
3087 ash 7 4
3088 white oak 16 5
3089 white oak 16 5
3090 elm 9 5
3091 linden 13 5
3092 linden 8 5
3093 maple 28 5
3094 red oak 18 5
3095 ash 9 5
3096 red oak 17 5
3097 ash 7 4
3098 ash 10 2
3099 white oak 11,18 5
3100 white oak 23 5
3301 elm 7 5
3302 red oak 7 5
3303 elm 8 5
3304 elm 7 5
3305 red oak 23 5
3306 elm 8 5
3307 ash 7 5
3308 red oak 25 5
3309 elm 15 3
3310 ash 6 5
3311 white oak 20 4
3312 elm 7 5
3313 maple 10 5
3314 white oak 16,20 2
3315 maple 10 5
3316 red oak 21 5
3317 red oak 18 5
3318 red oak 11 4
3319 red oak 27 5
3320 red oak 27 5
3321 red oak 23 5
3322 red oak 23 5
3323 red oak 25 5
3324 elm 6 5
3325 elm 8 5
3326 elm 7 5
3327 red oak 18 5
3328 elm 7 5
3329 red oak 33 5
3330 red oak 15 5
3331 maple 12 5
3332 red oak 19 1
3333 red oak 22 5
3334. red oak 19 5
3335 red oak 23 5
3336 red oak 17 5
3337 red oak 13 3
3338 red oak 22 5
3339 elm 6 5
3340 red oak 23,18 5
3341 elm 8 5
3342 white oak 18 5
3343 white oak 11 3
3344 elm 10 5
3345 white oak 16 5
3346 linden 14 5
3347 linden 14 3
3348 linden 24,11,8,11 4
3349 elm 14 5
3350 linden 9 4
3351 linden 12 4
3352 elm 15 2
3353 linden 26,7,9 3
3354 linden 18 5
3355 linden 23 5
3356 cherry 7 5
3357 red. oak 26 5
3358 red oak 24 5
3359 red oak 24 5
3360 white oak 12 5
3361 linden 12 5
3362 linden 6 5
3363 elm 9 5
3364 elm 7 5
3365 linden 14,16 3
3366 linden 12 5
3367 linden 9 5
3368 linden 21,9 5
3369 elm 21 4
3370 ash 11 5
3371 linden 9,6 5
3372 ash 9 5
3373 elm 13 5
3374 linden 9 5
3375 linden 6 5
3376 linden 10,14,8 5
3377 ash 15 5
3378 elm 9 5
3379 elm 8 5
3380 red oak 12 5
3381 red oak 23 5
3382 elm 7 4
3383 red oak 28 5
3384 red oak 20 5
3385 elm 6 4
3386 red oak 22 5
3387 red oak 20 5
3388 red oak 20 5
3389 red oak 26 5
3390 white oak 8 5
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3391 white oak 9 4
3392 white oak 27 5
3393 white oak 29 5
3394 maple 9,9 5
3395 white oak 15 5
3396 red oak 23 5
3397 white oak 13 5
3398 red oak 20 5
3399 red oak 21 5
3201 red oak 21 5
3202 red oak 20 5
3203 white oak 16 5
3204 red oak 23 5
3205 elm 6 3
3206 maple 8 5
3207 red oak 28 5
3208 red oak 9 5
3209 red oak 24 4
3210 elm 10 5
3211 red oak 27 5
3212 maple 11 5
3213 maple 13 5
3214 wh ite oak 16 5
3215 elm 12 5
3216 elm 11,9 5
3217 red oak 22 5
3218 red oak 20 5
3219 red oak 16 5
3220 red oak 7 5
3221 red oak 22 5
3222 red oak 14 5
3223 elm 12 5
3224 red oak 21 5
3225 elm 10 5
3226 red oak 32 5
3227 elm 8 5
3228 maple 8 5
3229 maple 9 5
3230 maple 9 5
3231 maple 11,12 2
3232 maple 11 5
3233 white oak 24 5
3234 red oak 24.5 4
3235 red oak 7 5
3236 red oak 16 5
3237 elm 11 5
3238 red oak 7 5
3239 elm 15 5
3240 white oak 16.5 5
3241 white oak 19 5
3242 white oak 15 5
3243 maple 8 5
3244 white oak 15 5
3245 white oak 13 5
3246 white oak 9 5
3247 linden 8 5
3248 white oak 12 5
3249 white oak 16 5
3250 linden 15,15,16 5
3251 white oak 17 5
3252 red oak 20 5
3253 red oak 2 5
3254 elm 8 5
3255 elm 7 4
3256 elm 7 4
3257 red oak 10 4
3258 linden 16 5
3259 red oak 24 5
3260 red oak 18 5
3261 red oak 18,11 5
3262 red oak 18 5
3263 red oak 19 5
3264 red oak 14 5
3265 red oak 20 5
3266 red oak 12 5
3267 red oak 11 5
3268 red oak 17 5
3269 wh ite oak 8 5
3270 white oak 14.5 5
3271 red oak 19.5 5
3272 linden 8 5
3273 linden 9 5
3274 red oak 17.5 5
3275 red oak 19 5
3276 red oak 11 4
3277 red oak 24 3
3278 red oak 7 5
3279 red oak 18 5
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3280 red oak 21 5
3281 elm 8 5
3282 elm 8 5
3283 elm 9 5
3284 white oak 10 5
3285 red oak 9 5
3286 linden 12 4
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Hnm L1kc, MN
Hibbing. MN
Minnclnnki, MN
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SURVEYED
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Duluth.MN
HIIm Lake, MN
Hibbing. MN
Minnetonk.~ MN
Phnne: 763 434 7646
FlI):: 763 434 8007
www.tlkine.crnu
5/10
ELK RIVER, MN
PRELIMINARY
GRADING, DRAINAGE AND
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DESIGNED
PROJECT ,
DRAWN
Leon .1". Opatz
2005222L
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ELK RIVER, MINNESOTA
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15385 ARMSTRONG BOULEVARD
RAMSEY, MN 55303
(612)-250-5727
REVISIONS
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Duluth, MN
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Fllx: 763 04 8007
www.dkinc.cnnl
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ELK RIVER, MINNESOTA
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15385 ARMSTRONG BOULEVARD
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