6.5. SR 08-19-2002City
Item # 6.5
MEMORANDUM
TO:
FROM:
DATE:
Mayor and City Council
Scott Harlicker, Senior Planner~
August 19, 2002
SUBJECT:
Case No. P 02-17
Request by Christian Builders for Preliminary Plat Approval -
Elk Meadows
Request
Consider a request by Christian Builders for preliminary plat approval of Elk Meadows.
Location
The preliminary plat of Elk Meadows is located south of County Road 12 and west of
Kliever Lake Fields.
Zoning/Land Use
Rle (Single Family Residential) / MR (Medium Density Residential)
Attachments
· Location Map
· Preliminary plat
· Preliminary development plans
· Memo from the City Engineer
Overview
Elk Meadows is a 2.93 acre plat located on the east side of Kliever Lake Fields, on the south
side of County Road 12. As part of this plat 180th Avenue will be extended west into the plat
from Kliever Lake Fields. The proposed subdivision will include five lots; one for an existing
home fronting on County Road 12; and four with access on the newly extended 180th
Avenue NW.
The existing home is setback about 125 feet off of County Road 12 on the north side of the
property. There is also a shed located behind the house. The property is fairly flat with some
mature trees located around the existing house.
Layout
Streets
The applicant is proposing to extend 180a Avenue west from Kliever Lake Fields, through
this property to the western boundary of the plat. Since it is likely that 180~h Avenue will be
extended further to the west in the future, the applicant is proposing a temporary cul de sac.
A sidewalk is proposed along 180th Avenue to connect with the sidewalk installed as part of
Kliever Lake Fields.
Lots
A total of five single family lots are proposed. Four single family lots are proposed along
180th Avenue and one lot with access from County Road 12. The existing house will be
located on Lot 1 with frontage on County Road 12. The existing shed located on Lot 3 will
have to be removed. All of the lots meet the dimensional requirements of the Rle zoning
district.
Grading. Drainage and Utilities
Grading, drainage and utility issues are addressed in the City Engineer's memo. Since the
Planning Commission meeting, the applicant has addressed several of the issues raised in the
City Engineer's memo. The City Engineer will be in attendance to address any outstanding
issues.
Landscaping
Landscaping will have to be provided per the subdivision and landscape ordinances. One
boulevard tree and one front yard tree are required for each lot.
Park and Recreation
The Park and Recreation Commission recommended cash to meet the park dedication
requirements.
Planning Commission Meeting
At the Planning Commission meeting held on July 23rd, no one spoke at the public hearing.
The Commission asked about drainage and access from County Road 12 to Lot 1. The
applicant's engineer believes that the existing drainage pond in Kliever Lake Fields is large
enough to accommodate runoff from this site. It was also explained that Lot 1 will utilize an
existing driveway on County Road 12.
Recommendation
The Planning Commission and staff recommend that the City Council approve the
preliminary plat for Elk Meadows with the following conditions:
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10.
11.
ALL COMMENTS OF THE CITY ENGINEER SHALL BE ADDRESSED.
STREET LIGHTS SHALL BE INSTALLED AS REQUIRED BY ELK
RIVER MUNICIPAL UTILITIES.
A SEALCOAT FEE SHALL BE PAID PRIOR TO RELEASING THE
PLAT FOR RECORDING.
A LETTER OF CREDIT IN THE AMOUNT OF 100% OF THE COST OF
THE IMPROVEMENTS SHALL BE SUBMITTED PRIOR TO
RELEASING THE PLAT FOR RECORDING.
THE APPLICANT SHALL EXECUTE A DEVELOPER'S AGREEMENT
OUTLINING THE TERMS AND CONDITIONS OF APPROVAL.
THE APPLICANT SHALL PAY $300 PER UNIT TO ELK RIVER
MUNICIPAL UTILITIES FOR WATER AVAILABILITY CHARGES.
UPON COMPLETING ALL OF THE IMPROVEMENTS AND HAVING
THEM ACCEPTED BY THE CITY, A WARRANTY BOND IN THE
AMOUNT OF 25% OF THE IMPROVEMENT COSTS SHALL BE
SUBMITTED TO THE CITY FOR THE PERIOD OF ONE YEAR.
A SURFACE WATER MANAGEMENT FEE IN THE AMOUNT
REQUIRED BY THE CITY AT THE TIME OF FINAL PLAT BE PAID
FOR FOUR LOTS PRIOR TO RELEASING THE PLAT FOR
RECORDING.
A GRADING AND EROSION CONTROL PLAN BE APPROVED BY
THE CITY ENGINEER PRIOR TO THE ISSUANCE OF BUILDING
PERMITS.
A DEVELOPMENT PLAN BE APPROVED BY THE CITY ENGINEER
PRIOR TO THE ISSUANCE OF BUILDING PERMITS.
A TREE PRESERVATION PLAN BE APPROVED PRIOR TO
RELEASING THE PLAT FOR RECORDING.
12.
ANY TREES OFF SITE OR ON SITE, NEAR THE LIMIT OF GRADING
THAT ARE TO BE PRESERVED, SHALL BE FENCED WITH A SNOW
FENCE AT THE DRIP LINE TO PREVENT GRADING,
COMPACTION, OR STORAGE OF EQUIPMENT, DEBRIS OR
MATERIALS. STAFF SHALL INSPECT FENCING PRIOR TO
GRADING COMMENCING.
13.
THE PARK AND RECREATION COMMISSION WILL REQUIRE FOR
PARK DEDICATION PURPOSES, CASH DEDICATION FOR FOUR
LOTS TO BE PAID AT THE RATE REQUIRED BY THE CITY PRIOR
TO RELEASING THE PLAT FOR RECORDING.
14. ALL MAILBOXES SHALL BE CLUSTERED.
15. THE EXISTING SHED ON LOT 3 SHALL BE REMOVED WITHIN 6
MONTHS OF THE RECORDING OF THIS PLAT.
I
OUTLOT E
OUTLOT L
181ST
AVENUE
IVANHOE AV~
Case Number:.
Location Map
P 02-17 ELK MEADOWS
N
Howard R
, Green Company
July 19, 2002
File: 818500J-0240
Mr. Scott Harlicker
Senior Planner
City of Elk River
13065 Orono Parkway
Elk River, MN 55330
RE: ELK MEADOWS ADDITION
Dear Mr. Harlicker:
As requested we have reviewed the preliminary plat and other submittal information for a proposed
Elk Meadows Addition. Based on our review and comments received at the staff review meeting, we
would offer the following comments:
The development proposes to divide a fairly long and narrow parcel property
immediately west of Kliever Lake Fields into five lots. The property has frontage on
CSAH 12 with an existing home on the lot nearest CSAH 12 that creates four lots south
of the existing home, with the extension of 180th Avenue out of Kliever Lake Fields.
The right-of-way shown for 180th Avenue includes an "eyebrow" cul-de-sac. Although a
temporary cul-de-sac will be needed at the west end of 180th Avenue, we would
recommend that the "eyebrow" cul-de-sac not be part of the platted right away; instead,
it shoUld be constructed on temporary easements which can be vacated when 180t~
Avenue is extended further to the west.
There is a temporary cul-de-sac constructed currently at the west end of 180th Avenue
in Kliever Lake Fields. The temporary portion of this cul-de-sac will need to be
removed, and the permanent street continued westerly to Elk Meadows Addition.
There were no drainage calculations submitted with the packet of information for Elk
Meadows Addition. The drainage patterns shown on the grading plan are to have the
run-off flow into Kliever Lake Fields, where it woUld be picked up by the storm sewer
there and conveyed to the pond constructed in Kliever Lake Fields. A portion of the
south part of the property would flow directly overland into the pond. It is our
understanding that when Kliever Lake Fields' drainage system was designed, it did not
include this particular piece of property. Therefore, this property will need to provide
ponding on its own parcel or provide drainage calculations that show that it was sized
into the Kliever Lake Fields drainage system.
There is a Iow area on the west side of Lot 1. The rear lots of Lots 1, 2, and 3 appear
to drain to this area with no outlet. Somehow, an outlet for this area needs to be
provided.
We question why there is a one-foot elevation difference shown between the front and
the rear of the house pad on Lot 3.
There is an existing shed currently on Lot 3 which will be' removed.
Ltr-071802-Harlicker[1]
1326 Energy Park Drive · St. Paul, MN 55108 · 651/644-4389 fax 651/644-9446 toll free 888/368-4389
Mr. Scott Harlicker
July.18, 2002
Page Two
Sanitary sewer and water service are proposed to be provided by extending westerly
from Kliever Lake Fields. It is policy of the Elk River Municipal Utilities that cul-de-sac
watermains need to be looped. Therefore, the watermain needs to be looped northerly
to the watermain in CSAH 12.
The sanitary sewer and water service for Lot 1 are shown along the east side of Lot 3.
Additional easement will need to be provided in this area to accommodate these
services.
If you have any questions regarding any of these comments, please call.
Sincerely,
Howard R. Green Company
Terry J. I~aurer, P.E.
TJM:sgw
Ltr-071802-Harlicker[1]
Howard R. Green Company
OONSULTING ENGINEERS
SECtiON 2. 'i'WP, ,.32, ROE 26
LOCATION MAP
GRAPHIC SCALE
1tO
DRAINAGE AND UTIUTY
EASEMENTS ARE SHOWN THUS:
'1
I I
...... i___J ~___i ....
t
TOTAL AREA --2.93 AC.
LOT AREA 2.49 AC.
R.O.W. AREA - * - 0.44 AC.
NUMBER OF LOTS 5
LARGEST LOT 44,017 S.F.
SUN. LEST LOT 12,537 S.F.
AVERAGE LOT 21,695 S.F.
EXISTING ZONING .... R-1E
PROPOSED ZONING -- R-1E
U'flU TIES --AVAILABLE
PREL /MINA R Y PLA T
OF
ELK MEADOWS
THE EAST 176.00 FEET OF 1*ire NORTH 725.00 FEET OF THE. NE I/4
OF T~* NE I/4 OF S[C~,,I~ 2, TOt~SHIP 32. RANG[ 26
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PREUMINARY PLAT
PRELIMINARy G~NG PLAN &
PRELIMINARY SITE & UliLITY PLAN
PRELIMINARY PLAT
CHRISTIAN BUILDERS, INC.
~RO,EC )
ELK MEADOWS
SHEET 1
2
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CSAH '12
O
181ST,.~,~,VENUE NW
IE VEP
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LAK~ FI£LDS
~NUE NW
LAKE'
CSAH 12 181S~.,~,VENUE W
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LAKL~ F/~LDS
180TH ~NU__[E NW
GRAPHIC SCAL~ IN ~
TYPICAL SECTION
SILT FENCE
GRAVEL CONSTRUCTION ENTRANCE
TURF ESTABLISHMENT
11JRt [STABL.IS~IE)IT SHALL N~U)LY TO N..L DiSIURBCD AREAS AND
SHALL B~ ~G TO IInDOT 2~7~ [.X(:~DT AS IdOOFF. D
TU~ [STASUSI&I[NT SHN.L OC, CU~ l111'llN TWO (2) VlI[EKS
C4~dP~TING TH[ G~ADING.
~ - M~T MlXlUI~ t~O AT 500 I~ PER AC~.
D~I~N~T ~ - SH~ ~[ AR~LIEI) AF3[R NO~..~B[R t AT T~ THE
FF~ltlZ~ - Tt~ 20--O-t0 AT 400 P0~S PI~
P~d
SHrI~T l'lTLr PRELIMINARY
~ SITE & GRADING PLAN
BUILDING SECTIONS
,~-,:~-~-~,,.---_'r-----] ,__I
- F
CHRISTIAN BUILDERS. INC. P.oJ[c~ ELK MEADOWS
ROG£RS. MINNESOTA 5[,574 £LK
2 2
SHI~TS