7.5. SR 07-18-1994
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ITEM 7.5
River
MEMORANDUM
FROM:
MAYOR AND CITY COUNCIL
STEVEN B. ACH, CITY PLANNER 1~
TO:
DATE:
JULY 18,1994
SUBJECT: REQUEST FOR PRELIMINARY PLAT
OF COUNTRY CROSSINGS 2ND
ADDITION BY COUNTRY RIDGE
PARTNERSHIP, PUBLIC HEARING
CASE NO. P 94-08
ISSUE
.
Consider a request by Country Ridge Partnership for preliminary plat
approval to subdivide approximately forty-one (41) acres into fifty-nine (59)
single family lots and two outlots.
LOCATION
Northwest corner of County Road No. 30 and the Joplin Street extension.
ZONING I LAND USE
R1C (Single Family Residential) and PUD (Planned Unit Development) I MR
(Medium Density Residential)
ATTACHMENTS
Revised Preliminary Plat submitted July 12, 1994, Report to the Planning
Commission dated June 28, 1994, Letter from residents of Sandpiper Estates
OVERVIEW
.
The proposed preliminary plat is immediately west of Country Crossings 1st
Addition. The plat consists of 59 single family lots and 2 outlots. The plat as
submitted meets all of the R1c development standards. Lot sizes within the
plat range from 10,000 square feet (two are proposed within the plat) up to
26,000 square feet. The average lot size within the development is roughly
13,300 square feet.
P.O. Box 490 . 13065 Orono Parkway · Elk River, MN 55330 · (612) 441-7420 · Fax: (612) 441-7425
Country Crossings, 2nd
July 18, 1994
Page 2
.
Proposed access to the plat is off of County Road No. 30 as well as Joplin
Street. Both of these access points align with either existing (Macon Street
south of County Road No. 30) or proposed (182nd Avenue) streets from the
east side of the future Joplin Street extension.
OUTLOT B
.
Country Ridge Partnership has submitted an application for a land use plan
amendment and rezoning of Outlot B, which will be presented to the
Planning Commission on July 26, 1994. The request is to establish a land
use and zoning that would allow the development of townhouses in the area
identified as Outlot B. If these applications are approved by the City
Council, the proposed plat will not need any modifications. However, in the
event the City Council denies the requested applications, staff has asked that
the developer prepare a concept plan illustrating how Outlot B could be
further subdivided into single family homes in accordance with the present
zoning and land use designations. Attached to this report is a sketch
illustrating how the proposed plat would have to be modified as well as the
design for Outlot B.
LANDSCAPING
Similar to Country Crossings First Addition, the proposed will have earth
berming and landscaping along the rear yards or side yards of those lots that
are adjacent to Joplin Street and County Road No. 30. This landscaping and
berming will help mitigate any noise associated with the traffic on these two
identified streets as well as creating an aesthetic appearance to the plat. In
accordance with the subdivision ordinance, trees will also be installed
throughout the interior of the plat.
STORM DRAINAGE POND
.
A storm drainage pond is currently being constructed on Outlot B to
accommodate the storm water needs for both Country Crossings 1st and 2nd
Additions. This proposed storm drainage pond will have side slopes of four to
one, or flatter, and contain a typical depth of four feet of water. This pond
will be designed as any other sedimentation pond constructed throughout the
City. A letter from the residents of Sandpiper Estates has been submitted
expressing their concern with this pond and would ask the City to give
consideration to fencing the entire pond to provide a safe environment for
their children.
cc2nd.council
Country Crossings, 2nd
July 18, 1994
Page 3
.
RECOMMENDATION
It is recommended the City Council approve the preliminary plat request by
Country Ridge Partnership for Country Crossings 2nd Addition with the
following conditions:
1. TERRY MAURER'S MEMO DATED JUNE 15, 1994, BE INCORPORATED
INTO THE REVISED PRELIMINARY PLAT AND DEVELOPMENT PLANS.
2. THE PRELIMINARY PLAT WILL BE ALLOWED TO HAVE ONE ACCESS
POINT ONTO COUNTY ROAD NO. 30 AND THAT ACCESS POINT ALIGN
WITH MACON STREET SOUTH OF COUNTY ROAD NO. 30.
3. THE DEVELOPER SUBMIT A PLAN TO THE CITY IDENTIFYING THE
LOCATION OF ALL MAIL BOXES AND DETAIL ILLUSTRATING THE
UNIFORM MAIL BOX DESIGN THAT WILL BE USED THROUGHOUT THE
PLAT.
4.
THE DEVELOPER PROVIDE A LANDSCAPE PLAN TO THE CITY FOR
APPROVAL ILLUSTRATING BERMING AND LANDSCAPING ALONG
COUNTY ROAD NO. 30 AND JOPLIN STREET. SAID PLAN SHOULD
CONSIST OF A COMBINATION OF CONIFERS AND SHRUBS WHICH WILL
HELP BUFFER AND PROVIDE AN AESTHETIC STREET SCAPE.
.
5.
FINAL PLAT INCLUDE A RESTRICTED ACCESS ALONG COUNTY ROAD
NO. 30.
6. THE EXISTING HOMESTEAD AND ALL ASSOCIATED OUT BUILDINGS BE
REMOVED FROM THE PROPERTY PRIOR TO RECORDING THE FINAL
PLAT.
7. DEVELOPER GRANT THE NECESSARY DRAINAGE AND UTILITY
EASEMENTS TO FACILITATE THE EXTENSION OF PUBLIC UTILITIES TO
SERVE THIS PROPERTY AND THE WESTERN AREA.
8. A GRADING PLAN BE REVIEWED AND APPROVED BY THE CITY
ENGINEER PRIOR TO COMMENCING GRADING ON SITE.
9. A DEVELOPMENT PLAN BE SUBMITTED ILLUSTRATING TYPES OF
HOMES AND LOWEST FLOOR ELEVATIONS AND BE APPROVED BY THE
CITY ENGINEER PRIOR TO ISSUING BUILDING PERMITS.
10. NECESSARY TRAIL CORRIDORS BE PROVIDED WITHIN THE PLAT AS
APPROVED BY THE CITY COUNCIL.
11. A DEVELOPERS AGREEMENT BE PREPARED AND EXECUTED PRIOR TO
RELEASING THE FINAL PLAT FOR RECORDING.
.
12.
ONE 2" CALIPER OVERSTORY TREE BE PROVIDED EVERY SIXTY (60)
LINEAL FEET THROUGHOUT THE PROPOSED SUBDIVISION. THESE
cc2nd.council
Country Crossings, 2nd
July 18, 1994
Page 4
.
11. A DEVELOPERS AGREEMENT BE PREPARED AND EXECUTED PRIOR TO
RELEASING THE FINAL PLAT FOR RECORDING.
12. ONE 2" CALIPER OVERSTORY TREE BE PROVIDED EVERY SIXTY (60)
LINEAL FEET THROUGHOUT THE PROPOSED SUBDIVISION. THESE
TREES SHOULD BE IDENTIFIED ON THE PROPOSED LANDSCAPE PLAN
SUBMITTED PRIOR TO RELEASING THE FINAL PLAT FOR RECORDING.
13. A STORM WATER IMPACT FEE OF $100 PER LOT BE PAID PRIOR TO
RELEASING THE FINAL PLAT FOR RECORDING.
14. PAYMENT FOR SEAL COATING THE STREETS IN THE AMOUNT AS
DETERMINED BY THE CITY ENGINEER BE PAID PRIOR TO RECORDING
THE PLAT.
15. A TREE PRESERVATION PLAN BE SUBMITTED IDENTIFYING EXISTING
TREES THAT WILL BE MOVED DURING CONSTRUCTION.
.
.
cc2nd.council
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AGENDA ITEM 5.11
River
@@/PJJ'r
MEMORANDUM
TO:
PLANNING COMMISSION
STEVEN B. ACH, CITY PLANNER~~
JUNE 28, 1994
FROM:
DATE:
SUBJECT: REQUEST FOR PRELIMINARY PLAT
OF COUNTRY CROSSINGS SECOND
ADDITION, BY COUNTRY RIDGE
PARTNERSHIP, PUBLIC HEARING,
CASE NO. P 94-08
REQUEST
.
Country Ridge Partnership is requesting preliminary plat approval to
subdivide approximately forty-one (41) acres into fifty-nine (59) single family
lots and two outlots.
LOCATION
The northwest corner of County Road No. 30 and the Joplin Street extension.
ATTACHMENTS
Memo from Terry Maurer dated June 15, 1994, Location Map, Zoning Map,
Preliminary Plat, Grading Plan, Utility Plan
OVERVIEW
.
The proposed preliminary plat includes approximately forty acres. A
majority of this property is zoned R1c (Single Family Residential) with an
underlying land use of MR (Medium Density Residential), which allows
single family development. However, the northern most one (plus or minus)
acres is currently zoned PUD (planned Unit Development) with an
underlying land use of LI (Light Industrial), which happens to represent the
boundaries of the much discussed business park. Although the overall forty
acre parcel has two zoning designations, the proposed single family plat is
totally within the R1c zoning district. Therefore, the issue of a split zone
does not come into play.
P.O. Box 490 · 13065 Orono Parkway. Elk River, MN 55330 . (612) 441-7420 . Fax: (612) 441-7425
.
.
.
Country Crossing, 2nd Addn.
June 28, 1994
Page 2
'~
'LOT SIZES
All of the lots proposed in the preliminary plat meet the minimum lot size
requirement of 10,000 square feet with 80 feet of frontage and 100 feet on
corner lots. The proposed plat has a range of lot sizes from the minimum
10,000 square feet (2 within the plat) up to 26,000 square feet at the very
southwest corner of the plat. The average lot size within the development is
13,319 square feet.
PROPOSED ROADS
Access to the plat can be achieved via Joplin Street extension, which is
currently labeled as 182nd Avenue. This entrance aligns with the entrance
to Country Crossings First Addition immediately to the east. The second
access point to the plat is off of County Road No. 30. The County Engineer
has recommended that the access off of County Road No. 30 align with Macon
Street to the south. Therefore, the plat should be adjusted to meet the
County's concerns. Lastly, the proposed cul-de-sac is approximately 400 feet
in length, which is well short of the City's maximum cul-de-sac length.
Along the north boundaries of the preliminary plat is Orono Parkway. The
dedication of this roadway will be necessary at this time to facilitate the
extension of public utilities to not only serve Country Crossings Second
Addition but Sandpiper Estates, the Government Center, and the balance of
the western area. The exact design of Orono Parkway at this point has not
been decided. If the parkway concept is continued to Joplin Street,
consideration should be given to continuing the parkway for a short distance
west of Joplin Street before tapering back into a residential road. This will
provide for the workable geometrics of that intersection of Orono Parkway
and Joplin Street as well as a uniform intersection design.
PEDESTRIAN ACCESS
It is anticipated that Joplin Street will have a pedestrian system on both
sides extending north from County Road No. 30. This plat will be able to
access that system and tie into other pedestrian improvements in the area.
In addition, some pedestrian facility is also anticipated along County Road
No. 30 acting as a continuation of Country Crossings First Addition and
extending further west to tie into Sandpiper Estates. The developer has
proposed an outlet from the plat that would be utilized for trail construction
to connect with the pedestrian system.
cc2nd.pc
Country Crossing, 2nd Addn.
June 28, 1994
Page 3
.
---------------------------..-----------
OUTLOT B
The developer has presented an application for rezoning and a land use plan
amendment for Outlot B. The concept for this outlot would be to achieve a
land use and zoning designation allowing the construction of townhouse
units. This action is scheduled to be brought before the Planning
Commission in July and the City Council in August. In the event the City
Council does not accept the land use plan amendment and rezoning request,
staff has requested the developer prepare a concept plan for Outlot B
illustrating how that area could be subdivided into single family lots. This
drawing has been submitted to staff and clearly represented a viable single
family plat for Outlot B. It should be noted that it required slight
modifications to the proposed plat, however, would keep the majority of the
plat in tact.
LANDSCAPING
.
A front yard tree will need to be provided every 60 lineal feet throughout this
proposed plat. In addition, similar to that requested on Country Crossings,
berming and landscaping is recommended along County Road No. 30 and
Joplin Street. This area should include a combination of plant material to
provide a buffer to the residential area from those two roads, which are
anticipated to carry volumes of traffic comparable to a collector system.
MAIL BOX DESIGN
Once again, to carry through with the continuity of Country Crossings and
provide some consistency with the residential development in this area, a
typical mail box design is recommended to be incorporated into this
development. The specific location should be clustered throughout the
development allowing for the efficient delivery of mail service.
RECOMMENDATION
It is recommended the Planning Commission recommend approval of
preliminary plat request for Country Crossings Second Addition by Country
Ridge Partnership with the following conditions:
1.
TERRY MAURER'S MEMO DATED JUNE 15, 1994, BE
INCORPORATED INTO THE REVISED PRELIMINARY PLAT AND
DEVELOPMENT PLANS.
.
2.
THE PRELIMINARY PLAT WILL BE ALLOWED TO HAVE ONE
ACCESS POINT ONTO COUNTY ROAD NO. 30 AND THAT ACCESS
cc2nd.pc
.
.
.
Country Crossing, 2nd Addn.
June 28, 1994
Page 4
POINT ALIGN WITH MACON STREET SOUTH OF COUNTY ROAD
NO. 30.
3. THE DEVELOPER SUBMIT A PLAN TO THE CITY IDENTIFYING
THE LOCATION OF ALL MAIL BOXES AND DETAIL
ILLUSTRATING THE UNIFORM MAIL BOX DESIGN THAT WILL BE
USED THROUGHOUT THE PLAT.
4. THE DEVELOPER PROVIDE A LANDSCAPE PLAN TO THE CITY
FOR APPROVAL ILLUSTRATING BERMING AND LANDSCAPING
ALONG COUNTY ROAD NO. 30 AND JOPLIN STREET. SAID PLAN
SHOULD CONSIST OF A COMBINATION OF CONIFERS AND
SHRUBS WHICH WILL HELP BUFFER AND PROVIDE AN
AESTHETIC STREET SCAPE.
5. FINAL PLAT INCLUDE A RESTRICTED ACCESS ALONG COUNTY
ROAD NO. 30.
6. THE EXISTING HOMESTEAD AND ALL ASSOCIATED OUT
BUILDINGS BE REMOVED FROM THE PROPERTY PRIOR TO
RECORDING THE FINAL PLAT.
DEVELOPER GRANT THE NECESSARY DRAINAGE AND UTILITY
EASEMENTS TO FACILITATE THE EXTENSION OF PUBLIC
UTILITIES TO SERVE THIS PROPERTY AND THE WESTERN AREA.
8. A GRADING PLAN BE REVIEWED AND APPROVED BY THE CITY
ENGINEER PRIOR TO COMMENCING GRADING ON SITE.
7.
9. A DEVELOPMENT PLAN BE SUBMITTED ILLUSTRATING TYPES
OF HOMES AND LOWEST FLOOR ELEVATIONS AND BE
APPROVED BY THE CITY ENGINEER PRIOR TO ISSUING
BUILDING PERMITS.
10. NECESSARY TRAIL CORRIDORS BE PROVIDED WITHIN THE
PLAT AS APPROVED BY THE CITY COUNCIL.
11. A DEVELOPERS AGREEMENT BE PREPARED AND EXECUTED
PRIOR TO RELEASING THE FINAL PLAT FOR RECORDING.
12. ONE 2" CALIPER OVERSTORY TREE BE PROVIDED EVERY SIXTY
(60) LINEAL FEET THROUGHOUT THE PROPOSED SUBDIVISION.
THESE TREES SHOULD BE IDENTIFIED ON THE PROPOSED
LANDSCAPE PLAN SUBMITTED PRIOR TO RELEASING THE
FINAL PLAT FOR RECORDING.
cc2nd.pc
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CU\SllTl\I: E\t:I.\EEIL\
(IVI! fI\lGINffIfING"
fNVIWNMENTA!
MUNICIPAl
PIANNJNG
.STRUCTURAI
5URI/fYING
TRAfFIC
TRANSPO~iATlON
1326 Energy Pork Dr;""
SI. Paul, MN 55108
6 12.644'4389
Fox: 612.644-9446
.800 Shelord Porkway
Minneapolis, MN 55441
6 12.546.0432
Fox: 612.544-6398
+-
...
June 15, 1994
File: 230-232-11
Mr. Steve Ach
City Planner
City of Elk River
13065 Orono Parkway
Elk River, MN 55330
RE: COUNTRY CROSSINGS 2ND ADDITION
Dear Mr. Ach:
As requested, we have reviewed the submittal for the Country Crossings 2nd Addition. The
information submitted by John Oliver and Associates included a preliminary plat; preliminary
grading, drainage, and erosion plan; and a preliminary utility plan. Based on our review,
we would offer the following comments:
A.
Preliminary Plat
1.
Consideration should be given to lining up the access on Mississippi Road
with the existing road to the south. This will eliminate the offset intersection.
This issue should also be reviewed by the County Engineer, Dave
Schwarting.
2. We would recommend that Lot 6, Block 4, be squared off more to eliminate
the narrow (39) back yard dimension.
3.
The preliminary plat shows Orono Parkway on the north end of the plat with
a 60-foot wide right-of-way. City Council is currently considering whether
or not the parkway concept should continue from its current location westerly
to the intersection of Joplin Street. If the parkway concept continues to Joplin
Street, it will be necessary to have it spill over to the west side of Joplin in
order to make the geometrics of the intersection work. If this is the case, a
slightly wider right-of-way for Orono Parkway will be needed immediately
west of Joplin. It can then narrow down to the 60-foot proposed width.
230!232-J509jun
.
Mr. Steve Ach
June 15, 1994
Page Two
B. Grading, Drainage, and Erosion Plan
1. The drainage plan shows two locations in Block I where catchbasins are
extended to the rear lots. This creates potential maintenance and flooding
problems, should the catchbasins become plugged. We would recommend
that these storm sewer facilities be eliminated from the internal portion of
Block 1 and the grading plan be changed to reflect overland drainage to the
street.
2,. The front elevation of the building pad in Lot 11, Block 3, appears to be
incorrect. It is shown as 884.5. It appears that it should be 887.0.
3.
There are a number of rear lots on this project that appear to have relatively
flat grades. We understand that this is a mass grading plan and will be
followed up with a development plan which reflects actual grading on the site.
In order to properly review the development plan when it is prepared, spot
elevations should be provided on any flat lots along with drainage arrows to
accurately reflect the intent of the drainage.
.
4. Since the project entails grading an area larger than five acres, it will require
an NPDES permit from the :MJ>CA.
5. The storm sewer laid out on Landers Street crosses the centerline of the road.
The final design of this should keep the storm sewer facilities on one side of
the road to avoid conflicts with other utilities.
6. It appears the spot elevations and contour lines on Landers Street do not
correctly reflect the contour lines as shown. This area should be reanalyzed.
7. The street section shown on the plans is adequate for the project.
8. Silt fence is shown along the entire northerly boundary of the site and the
southerly boundary of the site. There is no silt fence shown along the
westerly boundary where the site adjoins Sandpiper Estates. Any areas that
have potential for erosion onto these existing lots should also have silt fence
installed .
9.
The plan calls for a berm approximately four feet high along the entire
southern length of the plat and the eastern side where the single family lots
abut Joplin Street.
.
230/232-1509.jun
.
Mr. Steve Ach
June 15, 1994
Page Three
C. Utility Plan
1. The City is in the process of preparing plans and specifications for the
extension of trunk sanitary sewer and water westerly along the Orono
Parkway alignment. As part of that plan preparation, an analysis will be done
of the elevations of the sewer necessary to serve the Country Crossings 2nd
Addition.
2. Consideration needs to be given to looping the watermain on the I8lst Lane
cul-de-sac. A loop could be provided over to Joplin Street with a north-south
extension of watermain along Joplin Street.
If you have any questions regarding these comments, please call.
Sincerely,
MSA, CONSULTING ENGINEERS
.
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Terry J. Maurer, P.E.
TJM:tw
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2301232-1509.jun
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P.O. BOX 338. ELK RIVER, MN 55330 . PHONE (612)441.1722 . FAX (612)441.2264
6/9/94
Steven Ach, City Planner
P.O. Box 490
13065 Orono Parkway
Elk River, MN 55330
Dear Mr. Ach:
I have a concern regarding the above mentioned preliminary plat. The alignment of Lander Street
NW creates an intersection access that would conflict with the south access of Macon St. NW
only 300' west. The current arrangement would cause confusion and possible accidents for
motorists. We would not grant an access to CSAH 30 at this time.
An acceptable access directly across from the existing south access of Macon St. NW is
recommended. We would also require that a right turn lane be constructed to our standards when
the access is constructed. Also, the stop sign must be installed before the access is usable.
The letter is only commenting on the preliminary plat and does not preclude any other
requirements. An access peI1I1it must be obtained from the County Engineer prior to any
construction of a an access to a county highway.
kr:;~
Dave Schwarting, P.E.
County Engineer
06/23/94
10:59 FAX 612 441 5665
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Dear Mr. Ach,
We the residents of Sandpiper and other surrounding areas are
quite concerned about the sediment holding pond which will be in
the Country Crossings AdditionJ,L With the safety of our children
at stake,to check the feasibility of the developer putting some
kind of fence surrounding this potentially dangerous situation.
As we will be on vacation the 18th of July, would you please put
this in the City Council packet?
Ih'ink y~u, L\
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S~even & Joann Stewart
18290 Ogden St. N.W.
Elk River, Mn.
. Dear Mr. Ach,
We the residents of Sandpiper and other surrounding areas are
quite concerned about the sediment holding pond which will be in
the Country Crossings Addition. With the safety of our children
at stake,to check the feasibility of the developer putting some
kind of fence surro
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