6.4. SR 05-21-2007
REQUEST FOR ACTION
To
Ci Council
Agenda Section
Communi Develo
Item Description
Request by Larry P. Rohlf for Preliminary and Final Plat
Approval (Rohlf's Second Addition), Case No. P 07-04 Public
Hearing
Meeting Date
Ma 21,2007
Item Number
6.4.
Prepared by
erem Barnhart, Plannin
Reviewed by
Sheila Cartne ,Senior Planner
Reviewed by
Action Requested
Staff and the Planning Commission recommend approval of the preliminary and fmal plat request, as
illustrated on drawings dated March 22, 2007, with the following conditions:
1. City Engineer's comments #4 from his mcmo dated March 9, 2007 relating to fees to be paid as
part of connection to the City's sanitary sewer and watermain systems.
2. All comments and conditions of the Sherburne County memo dated March 21, 2007 shall be
addressed.
3. The following fees shall apply:
a. Water and sanitary sewer trunk fees. Water and sewer trunk fees shall be paid at the time
the final plat is released for recording. This fee shall be at the rate applicable at the time
the final plat is released.
b. A surface water management fee shall be paid at the time the fmal plat is released for
recording.
4. Park dedication shall be provided in the following manner:
a. Two (lots) multiplied by the park dedication fee established at the time the Final plat is
released (currendy $3,300).
5. All required subdivision/park information 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.
6. In addition to the easements shown on the preliminary plat, the following easements shall be
provided:
A. 10' Trail easement along the southern edge of the plat, adjacent to County right-of-way.
B. A 25 foot easement along the access drive for lot 2, terminating at lot 3.
7. If required, a NPDES permit shall be completed prior to final approval of construction
drawings.
8. A wedand buffer of 25 feet apply to all wedands and a structure setback of 20 feet from the
buffer applies.
9. All comments of the City Engineer as oudined in his memo dated May 7, 2007.
Background/Discussion
The applicant desires to subdivide a single 1.78 acre lot into threc lots, allowing 2 additional single family
homes on the property.
Financial Impact
None
C:\Documcnts and Setting,;\jmiller\Local Senings\Tempornry Internet FiJcs\OLK3E.\Staff report to CC.doc
Attachments
. Location Map
. Memos from City Engineer dated May 7, 2007 and March 9, 2007
. Memo from Sherburne County Public Works
Prelitninary and final pht drawings
General Information
Applicant:
Requested Action
MN Statute 15.99 status
Location and Size:
Lar Rohlf
Prelitninary and final plat ap roval
The application has been deemed complete as of March 5,
2007. The City must approve, approve with conditions,
or den the ro'ect b u1 5,2007.
Approximately 1.87 acres north of Meadowvale (CR 44),
south of the railtoad tracks.
Location Existing Land Use Land Use Plan Designation Current
Zoning
Property in Single Family Residential Single Fatnily Residential Rlc
Question
North Light Industrial Light Industrial Rlc
South Single Family Residential Single F atnily Residential R1c
East light Industrial Light Industrial Rlc
West Single Family Residential Single Fatnily Residential Rlc
Overview
The applicant, Larry Rohlf, requests approval to subdivide his property into three lots. The future
intended land use is single family residential. The lots will be served by municipal water and sewer.
The applicant has requested concurrent review of the prelitninary and fmal pht. Staff supports this
concurrent review.
Applicable Regulations
Subdivision
These fmdings are necessary for the city council approval of the prelitninary pht and the fmal plat:
(1) Tbe proposed subdivision is consistent with the zoning regulations (article Vl of this thapter) and conforms in all
re.rpeds 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 comprehenJive development plan.
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(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 Jor the type and density of development and uses
mntemplated
(4) The proposed subdivision makes adequate provision Jor 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 hy judgment of a court.
(7) The proposed subdivision will not have an undue and adverse impad on the reasonable 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 stormwater drainage.
b. Lack of adequate roads.
c. La,k of adequate sanitary sewer systems.
d Lack of adequate offsite public improvements' or support systems.
In the review of the standards for fmal plat as outlined, it appears that the request is consistent with all of
these standards.
Analysis
The proposal subdivides lot 3, block 1 of Rohlfs addition into 3 lots (2 new lots).
Comprehensive Plan
The proposed land use is consistent with the Comprehensive Plan designation for the property.
Lots / density - The lot sizes as proposed include:
Lot 1:
Lot 2:
Lot 3:
21,015 square feet, 90.03 feet offrontage
27,860 square feet, 108 feet of frontage
24,685 square feet, 100.91 feet of frontage.
All lots meet minimum lot size, lot width, lot depth requirements for the R-1c zoning district (11,000; 80,
130), and provide adequate area for future house construction. Density proposed is consistent with that
prescribed in the comprehensive plan.
Transportation
Streets - The property is adjacent to Meadowvale (CR 44) Road, also known as County Road 44. The
County indicated their need for 50' of right of way, measured from the centerline of the road. The plan
shows an additional 1 T of right-of-way along the north side of the existing right of way, meeting the
County's requirement. The County has also stipulated access locations. Lots 2 and 3 will share the
existing access currently serving the house on Lot 2. An easement across lot 2 for the benefit of lot 3 will
be necessary prior to release of the final plat. Lot 1 will utilize an existing curb cut. There will be no
increase in the number of curb opening serving the property. No other street improvements are
proposed.
Trails - The comprehensive trail plan suggests need for a trail along Meadowvale (CR 44). Although no
sidewalks or trails are proposed along the north side of Meadowvale (CR 44) (CR 44), the Park and
Recreation Commission recommends a 10' easement along the length of Meadowvale (CR 44) (CR 44)
adjoining the subject plat be provided.
C'\Documents and Scrtinl'."\;miller\Local Sertings\Temporary lntemet Files\OLK3E\Staff report to CC (3)_doc
Utilities
Water - As noted above, tbe lots will be served witb municipal water and sewer adjacent to tbe site, on
tbe soutb side of tbe Meadowvale (CR 44) (CR 44) road right-of-way. The service connections will be
core drilled, to avoid disruption to Meadowvale (CR 44) (CR 44), per tbe County's instructions.
Storm Sewer/water - No additional storm water facilities are proposed.
The City Engineer's memo dated March 9, 2007 addresses utility comments, including additional
connections fees.
No additional public mains are proposed or requested.
Natural Resources
Trees - The home construction on lots 1 and 3 may involve some impact on an existing tree line.
Wedands - There appears to be no impact on any wedands.
Parks
Park and Recreation Commission Recommendation Park dedication will be based on tbe two
additional lots, per Ordinance section 30-327 (c). The Park and Recreation Commission has indicated
tbey would prefer a cash donation in lieu of a land donation. Based on tbe 2007 fee schedule, tbe park
dedication fee will be $6,600. ($3,300 per residential lot). This fee will be imposed at tbe time tbe final
plat is released for recording.
The Park and Recreation commission also recommends tbe provision of a 10' wide easement as noted
above.
Landscaping
Lot Trees - It is suggested tbat two trees be added per new residential lot.
Planning Commission discussion
The Planning Commission reviewed tbe request at tbeir meeting on May 8th. The main issue discussed
during tbe review was tbe need for tbe trail easement in addition to tbe County's requirement for
additional right of way. The applicant understood the County's need for additional right of way, but
voiced concern tbat tbe easement would encroach too much into tbe property, negatively impacting tbe
homes, especially tbe existing home on tbe property. The trail easement would be within tbe proposed
drainage and utility easement.
Respectfully Submitted
Jeremy Barnhart, AICP
Planning Manager
Action
Motion by_
Second by _
Vote
Follow Up
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MEMORANDUM
TO: Jeremy Barnhart, Planning Manager
FROM: Terry Maurer, City Engineer
DATE: May 7, 2007
SUBJECT: Rohlfs Second Addition
File #226-168P
Immediately after receiving the revised set of plans for Rohlfs Second Addition in late
March, I contacted Chris Otterness of Bogart Peterson to inform him that the proposed
sewer service provided to the two newly created lots was unacceptable. Their current plan
proposes to install grinder pump stations on each of the two newly created lots, serviced by
small diameter force main down the county ditch to the existing manhole on the north side
of Meadowvale Road at Concord Street. City policy does not allow the use of these small
diameter force mains and grinder stations. This change was made a few years ago due to
significant trouble with locating the sewer services and breaking them during construction. I
informed Mr. Otterness that they would need to provide conventional sewer service by
extending the existing sanitary sewer on Boston Street under Meadowvale Road ending in a
manhole on the north side. The two new lots could be serviced with 4~inch gravity services
from that point. I would also suggest that the existing 4~inch sewer service to the Roblf
home be reconnected to the sewer on the north side of Meadowvale Road to eliminate an
individual service under the county road. Sherburne County permits for utility work in the
County Road 44 (Meadowvale Road) right of way and access for the new lot will need to be
acquired prior to any work being undertaken.
If you have any questions regarding this issue, please contact me.
C\Documc:nts and Settings\jmiller\Local Settings\Temporary Internet Files\OLK3E\OS 07 07 Engr's comments.doc
MEMORANDUM
TO: Jeremy Barnhart, Planning Manager
FROM: Terry Maurer, City Engineer
DATE: March 9, 2007
SUBJECT: Rohlfs Second Addition
File: 226-168P
We have reviewed the submittal for the Rohlf's Second Addition prepared by Bogart,
Peterson & Associates, Ine. I have also reviewed the letter dated March 8, 2007 from
Sherburne County Public Works, signed by Richard Corbin. Based on this review, we would
offer the following comments:
1. The plat of RoWfs Second Addition will need to dedicate 17 feet of additional right of
way along County Highway 44 to meet the 50-ft. requirement outlined in the Sherburne
County letter.
2. As we speculated at the staff review meeting, Sherburne County will not allow the open
cutting of County Highway 44. Therefore, the plans need to be revised to show the
sanitary sewer and water improvements to be directional-bored or jacked under County
Highway 44. There is waterrnain along the entire south side of County Highway 44 in
the ditch area. Water services could be directional-bored to the individual lots. There is
no sanitary sewer along County Highway 44; it is located in Boston Street, and therefore,
an extension of mainline under County Highway 44 will be required.
3. Sherburne County's letter indicates that the County wants to see only one driveway
access for the three lots. Based on this, we would recommend a single driveway access
onto County Highway 44 aligned directly north of Boston Street. This will provide for
good geometries, as well as providing a hard surface for the sanitary sewer manhole,
which needs to be constructed on the north side of the road. According to City policy,
sanitary sewer manholes musr be within a hard surface area.
4. Back in 1992, this property was assessed for sanitary sewer and water in the amount of
$7,529.43. This assessment was based on one buildable lot. The assessment was in
conjunction with sewer and water extensions in the Westwood subdivision south of
County Highway 44. The assessment of the Westwood area was based on a front
footage. The assessment of RoWfs Addition was based on comparable sized lots in the
Westwood subdivision. As an example, Lot 3 of RoWfs Addition, which is proposed to
be subdivided, was assessed 150 front feet for sanitary sewer and watennain, because
that was typically the largest lot assessment in the Westwood subdivision. The actual
frontage on Lot 3, Rohlfs Addition is approximately 300 feet. With this proposal to
create three lots out of Lot 3, RoWfs Addition, the two newly created building lots
should be assessed for connection to the sanitary sewer and water system.
The two newly created lots should also be assessed a Surface Water Management fee,
based on this year's rates.
These represent the large items I see in the review of the submittal information. As this
project moves along, we will likely have additional comments.
If you have any questions regarding these items, please contact me.
C:\Documents and Settings\jmiller\Local Settings\Temporary Internet Files\OLK3E\03 09 07 Engr's comments.doc
Sherburne County
March 21, 2007
PUBLIC WORKS
DEPARTMENT 13880 Highway 10
Elk River, MN 55330
(763) 241-7013' 800-594-5208
City of Elk River
Attn: Jeremy Barnhart
13065 Orono Parkway
P.O. Box 490
Elk River, MN 55330
RE: Rohlf's Second Addition Revised
Dear Mr. Barnhart:
At the request of Mr. Rohlf, we completed a site visit and consequently have modified our previous
comments for the proposed plat of Rohlf's Second Addition, located adjacent to County Highway 44.
CH 44 is classified as an urban collector in both the County and City's adopted transportation plans.
While the proposal does not meet the published goals of the transportation plan, it is in character with
the neighborhood. And permitting only one access will accomplish little, while creating a hardship for
the developer. The County will approve a separate access for Lot 1 as portrayed on the drawing
dated 2/16/07. The existing access (concrete driveway) is proposed as a shared access for Lots 2 &
3 and will be accepted without modification, subject to formal review and approval by the City.
Easements acceptable to the City will be necessary for Lots 2 & 3.
Per standard procedure the County requires that 50 feet of right of way along CH 44 be donated and
dedicated to Sherburne County in fee title. Please apply the limited access symbol to the drawing
and show the driveway openings as 30 feet. The extension of utilities in the CH 44 right of way will
require a permit. The open cutting of CH 44 will not be permitted under any condition.
If you have any questions call me at 763-241-7013.
Sincerely,
Richard D. Corbin
Sherburne County Public Works
cc: Rhonda Lewis, County Engineer
Terry Maurer, City Engineer
Ken Holmbeck, County Surveyor
Brian Praske, Bogart Pederson
Larry Rohlf, Developer
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