5.1. PCSR 05-08-2007City of
Elk -,-~
River
REQUEST FOR ACTION
To Item Number
Plannin Commissioners 5.1
Agenda Section Meeting Date Prepared by
Plannin Items Ma 8, 2007 erem Barnhart, Plannin Mana er
Item Description Reviewed by
Rohlf's 2"d Addition Preliminary and Final Plat Sheila Cartne ,Senior Planner
Reviewed by
Action Requested
Staff is recommending the Planning Commission recommend approval of the request with the
conditions as outlined.
Background/Discussion
The applicant desires to subdivide a single 1.78 acre lot into three lots, allowing 2 additional single
family homes on the property.
Financial Impact
None
Attachments
Request for Action
Location Map
Memo from City Engineer
• Memo from Sherburne County Public Works
Action Motion by Second by Vote
Follow Up
General Information
A licant: Larry Rohlf
Re nested Action Preliminary and Final Plat approval
MN Statute 15.99 status The application has been deemed complete as of March 5,
2007. The City must approve, approve with conditions,
or den the ro'ect b ul 5, 2007.
Location and Size: Approximately 1.87 acres north of Meadowvale (CR 44),
south of the railroad tracks.
Location Existing Land Use Land Use Plan Designation Current
Zoning
Property in
Question Single Family Residential Single Family Residential R1 c
North Light Industrial Light Industrial R1 c
South Single Family Residential Single Family Residential R1 c
East Light Industrial Light Industrial R1 c
West Single Family Residential Single Family Residential R1c
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 preliminary and final plat. Staff supports this
concurrent review.
Aaalicabie Regulations
Subdivision
These findings are necessary for the city council approval of the preliminary plat and the final plat:
(7) The proposed subdivision is consistent 2vith the honing regulations (article VI of this chapter) and
conforms in all respects with all requirements of this Code, including the honing regulations and this article.
(2) The proposed subdivision is consistent urith all applicable general and specialised 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, selvage
transportation, erosion control and all other services, facilities and improvements otherwise required in this
article.
(5) The proposed subdivision urill not cause substantial environmental damage.
(6) The proposed subdivision mill 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 reasonable development of
neighboring land.
(8) The proposed subdivision is not premature. A subdivision is premature if any of the follouring exists:
a. Lack of adequate stormwater drainage.
b. Lack of adequate roads.
c. Lack of adequate sanitary leaver systems.
d. Lack of adequate off-site public improvements or support systems:
In the review of the standards for Final Plat as outlined, it appears that the request is consistent with
all of these standards.
Analysis
The proposal subdivides lot 3, block 1 of Roh1Ps 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: 21,015 square feet, 90.03 feet of frontage
Lot 2: 27,860 square feet, 108 feet of frontage
Lot 3: 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 17' 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.
Utilities
Water - As noted above, the lots will be served with municipal water and sewer adjacent to the site,
on the south side of the 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 the 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.
Wetlands -There appears to be no impact on any wetlands.
Parks
Park and Recreation Commission Recommendation -Park dedication will be based on the two
additional lots, per Ordinance section 30-327 (c). The Park
indicated they would prefer a cash donation in lieu of a land
schedule, the park dedication fee will be $6,600. ($3,300 pe
imposed at the time the final plat is released for recording.
Landscaping
and Recreation Commission has
donation. Based on the 2007 fee
r residential lot). This fee will be
Lot Trees - It is suggested that two trees be added per new residential lot.
Recommendation
Staff recommends that the Planning Commission recommend approval of the request, as illustrated
on drawings dated March 22, 2007, with the following conditions:
1. City Engineer's comments #4 from his memo 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 Final 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 (currently $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, texrninating at lot 3.
7. If required, a NPDES permit shall be completed prior to final approval of construction
drawings.
8. A wetland buffer of 25 feet apply to all wetlands and a structure setback of 20 feet from the
buffer applies.
Respectfully Submitted
~M~~~
eremy rnhart, AICP
Planning Manager
'-~ Ji
City of
El
River
Location Map
N
Case Number: P 07-04 PETE ROHLF
.ver
MEMORANDUM
TO: Jeremy Barnhart, Planning Manager
FROM: Terry Maurer, City Engineer.~
DATE: March 9, 2007
SUBJECT: Rohlf s Second Addition
File: 226-168P
We have reviewed the submittal for the Rohlf's Second Addition prepared by Bogart,
Peterson & Associates, Inc. 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 Rohlf's 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 watermain 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.
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 geometrics, 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 must be within a hard surface area.
4. Back in 1992, this propertywas 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 Rohlf's Addition was based on comparable sized lots in the
Westwood subdivision. As an example, Lot 3 of Rohlf's Addition, which is proposed to
be subdivided, was assessed 150 front feet for sanitary sewer and watermain, because
that was typically the largest lot assessment in the Westwood subdivision. The actual
frontage on Lot 3, Rohlf's Addition is approximately 300 feet. With this proposal to
create three lots out of Lot 3, Rohlf's 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.
S:\PL,ANNING\Case Files\2007\Plat\P 07-04 Rolfe 2nd addition\03 09 07 Engr s comments.doc
Sherburne County
PUBLIC WORKS DEPARTMENT
March 21, 2007
City of Elk River
Attn: Jeremy Barnhart
13065 Orono Parkway
P.O. Box 490
E!k 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.
Since
~~
ichard 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
13880 Highway 10
Elk River, MN 55330
(763) 241-7013. 800-594-5208
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