6.2. SR 03-18-2002City
Item # 6.2.
MEMORANDUM
TO:
FROM:
Mayor and City Council
Michele McPhersor~irector of Planning
DATE:
March 18, 2002
SUBJECT:
Case No. AS 02-02
Request by Ron Rickers/Richard Gruys for Administrative
Subdivision - Public Hearing
Request
The applicants request that an administrative subdivision to create one buildable lot be
approved.
Attachments
Location Map
March 4, 2002 City Engineer's Memo
Certificate of Survey
Location
22347 Monroe Street NW; Part of Section 1, Township 33, Range 26
Zoning & Land Use
A1 (Agricultural Conservation)/A (Agriculture)
Analysis
The subject property is an odd-shaped parcel located at the end of Monroe Street north of
227t Avenue. The parcel in question is 33 acres in area and the applicants propose to create
a 12-acre parcel in the southeast corner of the site. The reason for the subdivision is to sell a
parcel to Mr. Rickers, Mr. Gruys' son-in-law.
Memo to Mayor & City Council/AS 02-02
March 18, 2002
Page 2
The parcel in question is a combination of high and low ground with some trees.
Judicial Ditch No. i creates the northerly lot line of the subject parcel.
Old
As noted in the City Engineer's memo, the newly created parcel will not have street frontage
and thereby does not meet the 300-foot width requirement of the ordinance. A 900-foot
private driveway easement will need to be recorded against both parcels in order to provide
access to the new site. The existing parcel does not meet the frontage requirement. The
parcel does meet the width and lot area requirements of the A1 Agricultural Conservation
District.
Grading and Utilities
These issues are addressed in the City Engineer's memo.
Park Dedication
The Park and Recreation Commission reviewed this request at their March 13, 2002 meeting
and recommended that cash dedication be accepted for one lot.
Recommendation
While the subject does not meet the minimum frontage requirements set forth in the
subdivision ordinance, staff recommends that the City Council approve the administrative
subdivision request as further subdivision in this area will be difficult due to drainage and
wetlands in the area. If the administrative subdivision is approved, staff recommends the
following conditions:
1. THE APPLICANT SHALL PAY PARK DEDICATION FEES FOR ONE LOT.
2. THE APPLICANT SHALL PAY STORM WATER MANAGEMENT FEES FOR ONE
LOT.
3. A SHARED DRIVEWAY ACCESS EASEMENT SHALL BE RECORDED AGAINST
BOTH PARCELS TO ENSURE ACCESS FOR THE NEWLY CREATED PARCEL.
S:\PLANNING\Case Files\AS 02-01 Ricker-Gruys\3-18CCreport.doc
l~iver
Case Number:
Location Map
AS 02-02 Ron Rickers / Richard Gruys
N
Howard Green Qompany
March 4, 2002
File: 817310J-0240
Ms. Michele McPherson
Director of Planning
City of Elk River
13065 Orono Parkway
P.O. Box 490
Elk River, MN 55330-0490
RE:
RQN AND SHARI RICKERS
ADMINISTRATIVE SUBDIVISION
Dear Ms. McPherson:
As requested, we have reviewed the administrative subdivision for Ron and Shari
Rickers. The drawing we reviewed was prepared by John Oliver & Associates and had
a revision date of February 19, 2002. Based on our review, comments received at the
staff review meeting, and a discussion with John Oliver & Associates, we would offer the
following comments:
The legal descriptions were, in our view, poorly written, such that the internal lot
line would "float" and could be subject to change depending on where the ditch is
located which defines the north property line. Therefore, the easements that will
be granted to the City along this internal line would also "float". Frank Kriz has
discussed with the surveyor from John Oliver & Associates how these legal
descriptions could be modified to fit the internal lot line between Parcel A and
Parcel B, thereby fixing the easements to be granted to the City with this
administrative subdivision. In conclusion, the legal descriptions provided on the
drawing dated February 19, 2002, will change somewhat to provide a fixed internal
lot line.
The Parcel B that is being created appears, based on the spot elevations, to have
a buildable site and a septic system primary and secondary site.
This property is located at the north end of Monroe Street. By creating Parcel B, a
parcel will be created that does not have any frontage on a public street. It will
have an ingress/egress easement provided, 30 feet in width, along the south
property line of Parcel A. This will make for a driveway serving Parcel B of
approximately 900 feet in length.
Given that this administrative subdivision is intended to provide a buildable site for
a family member, we did not take an overall look at the surrounding property and
try to determine how it may develop in the future, and whether or not it would need
Ltr 3-4-02 McPherson[1]
1326 Energy Park Drive · St. Paul, MN 55108 · 651/644-4389 fax 651/644-9446 toll free 888/368-4389
an extension of Monroe Street or other public roads through either Parcel A or
Parcel B. In fact, we did not even attempt to try to determine whether or not, as
this area develops sometime in the future, Monroe Street will want to be extended
farther north. When and if future development takes place in this area, a
determination can be made then as to whether Monroe Street should be extended
farther north and where the right-of-way will come from.
If you have any questions regarding these issues, please call.
Sincerely,
Howard R. Green Company
Terry J. l~iaurer, P.E.
TJM:tw
Ltr 3-4-02 McPherson[1]
Howard R, Green Company
CONSULTING ENGINEERS
EXISTING LEGAL DESCRIPTION
That port of the North Half of the Southwest Quarter of Section I, Township 33, Range 26,
Sherburne County, Minnesota, described as follows:
Beginning at a point on the south line of said North Half of the Southwest Qu(3rter distant
2076.35 feet east of the s~uthwest corner thereof;, thence North 89 degrees 07 minutes 51
seconds West. assumed bearing, along said south line a distance of 2076.33 feet to the
southwest comer of said North Half of the Southwest Quarter, thence North 0 degrees 54
minutes 24 seconds West, along the west line of s(3id North Half of the Southwest
aura-tee, a distance of 476.71 feet to the centerllne Of a drainage ditch; thence along the
centerline of said drain(3ge ditch os follows: North 84 degrees 54 minutes 59 seconds
East, (3 distance of 69.15 feet; thence South 82 degrees 48 minutes 02 seconds East, cl
distance of 465.80 feet; thence North 89 degrees 04 minutes 15 seconds East, a distance
of 84.57 feet; thence North 82 degrees 05 minutes 17 seconds East, a distance of 185.60
feet; thence North 85 degrees 52 minutes 49 seconds East, a distance of 144.30 feet;
thence North 89 degrees 59 minutes 40 seconds East, (3 distance Of 195.18 feet; thence
northeasterly along a tangential curve, co.cave to the north, radius of 250.00 feet, central
eagle 26 degrees 4~ minutes O0 seconds a distance of 118.94 feet; thence North 62
degrees 51 minutes 40 seconds East. tangent to said curve, o dis[once of 102.62 feet;
thence North 69 degrees 06 minutes I0 seconds East, a distance of 451.84 feet; thence
North 87 degrees 41 minutes 14 seconds East. (3 dist(3nce of 205.80 feet; thence North 59
degrees 57 minutes 16 seconds E(3st a distance of 288.06 feet; thence South 87 degrees 28
minutes 47 seconds E(3st, = distance of 294.15 feet, at which point the ceo[sHine of said
drainage ditch tenminates; thence continuing South 67 degrees 28 minutes 47 seconds
Cost. o distance of 48 feet; thence South 22 degrees 54 minutes 06 seconds West. a
distance of 755.65 feet; thence South 20 degrees 57 minutes OI seconds West, a distance
of 289.~6 feet to the point of beginning.
Containing 30 ocree more or roes. Subject to valid easements, if any:
PROPOSED LEGAL OESCRIPTIONS
PARCEL A
That port of the North Half of the Southwest Quarter of Section I, Township 35. R(3nge 26,
Sherburne County, Minnesota. described as follows:
Beginning at (3 point on the south line of said North Half of the Southwest ~uorter distant
854.24. feet east of the s~uthwest comer thereof;, thence North 89 degrees 07 minutes 51
seconds West. assumed bearing, along said so~th line, e distance of 884.24. feet to the
southwest comer of said North Half of the Southwest Quarter; thence North 0 degrees 34
minutes 24. eecc~nds West. dong the west fine of said North Half of the Southwest
Quarter, e distance of 478.71 feet to the centerline of (3 drainage ditch; thence along the
centerline of said drainage ditch as follows: North 84 degrees 34 minutes 59 seconds
East. a distance oi 69.1§ feet; thence South 82 degrees 48 minutes 02 seconds East, (3
distance of 463.50 feet; thence North 89 degrees 04 minutes 13 seconds East. a distance
of 84.37 feet; thence North 82 degrees 05 minutes 17 seconds East, (3 distance of 155.60
feet; thence North 85 degrees 52 minutes 49 seconds East. o distance of 144.50 feet;
thence North 89 degrees 59 minutes 4~ seconds East. ~ distance of 195.15 feet; thence
nor[hess[sHy along a tangential curve, conco~ to the north, r(3dlus Of 250.00 feet. central
angle 26 degrees 48 minutes O0 seconds a distance of 116.94 feet; thence North 62
degrees 5l minutes 40 seconds Cost, tangent to said curve, o distance of 102.82 feet;
thence North 69 degrees 06 minutes lO seconds East, a distance of 4.31.64 feet; thence
North 57 degrees 41 minutes 14 seconds East. a distance of 205.80 feet; thence North 59
degrees 57 minutes 16 seconds East o distance of 2~8.06 feet; thence South 87 degrees 28
minutes 47 seconds E(3st, a dlstonce of 294.15 feet. at which point the centerline of said
drainage ditch terminates; thence continuing South 87 degrees 28 minutes 47 seconds
Cost, a distance of 48 feet; thence South 22 degrees 54. minutes O~ seconds West, a
distance of 582.82 feet; thence North 89 degrees 07 minutes 29 seconds West, a distance
of 1077.74 feet; thence South O0 degrees 52 minutes 51 seconds West. a distance of
242.03 feet; thence North 89 degrees 07 minutes 29 seconds West. (3 distance Of 318.00
feet; thence South O0 degrees 52 minutes 31 seconds West. o distance of 217.00 feet to
the point of beginning.
Containing 19.82 acres more or less.
PARCEL 6
That port of the North Half of the Southwest Quarter of Section I, Township 35, Range 26,
Sherburne County, MInnesot(3. described as follows:
Beginning at a point on the south line of said North H(31f of the Southwest Quarter distant
884.24 feet east of the southwest corner thereof; thence South 89 degrees 07 minutes §1
seconds East. assumed bearing, along s(3id south line, a distance of 1222.09 feet; thence
North 20 degrees 57 minutes OI seconds E(3st, a distance of 289.86 feet; thence North 22
degrees 54 minutes 06 seconds East. O distance of 200.81 feet; thence North 89 degrees
07 minutes 29 seconds West, (3 distance of 1077.74 feet; thence South O0 degrees 52
minutes 51 seconds West, a distance of 242.05 feet; thence North 89 degrees 07 minutes
29 seconds West. (3 distance of 318.00 feet; thence South O0 degrees 52 minutes 31
seconds West, o distance of 217.00 feet to the point of beginning.
Containing 12.00 acres more or less. ~ //
,)
Together with e 30.00 foot ingress and egress easement for driveway purposes ovor, under,
across the South 50.00 feet of that port of North Half of the Southwest Quarter of Section I.
Township 35, Range 26, Sherburne County, Minnesota, I)~g westedy of the following described
line:
Commencing (3t the southwest corner of said North Half of the Southwest Quarter; thence
South 89 degrees 07 minutes 81 seconds East, assumed bearing, along the south tine of
said North Half of the Southwest Quarter, (3 distance of 86¢.24 feet to the point of
beginning of the line to be described; thence North O0 degrees 52 minutes 51 seconds
E(3st, a distance of 217.00 feet and said tine there terminating.
DRAINAGE ANO UTILITY EASEMENTS FOR PARCEL
A 25.00 foot easement for drainage and uffiity purposes over. under, and across the following
described property:
That port of the North Half of the Southwest Quarter of Section I. Township 35. Range 26,
Sherburne County, Minnesota, described (3s follows:
Beginning at a point On the south line of said North Half of the Southwest Quarter distant
8S4.24 feet east of the southwest comer thereof; thence North 89 degrees 07 minutes 81
seconds West, assumed bearing, along s(3id south line, a di:~tonce of 854.24 feet to the
southwest corner of said North Half at the Southwest Quarter; thence North 0 degrees 34
minutes 24. seconds West, along the west line of said North Half of the Southwest
Quarter, a distance of 478.71 feet to the centefline of a d.-oinags ditch; thence along [he
centerline of said drainage ditch as follows: North 84. degrees 34 minutes 59 seconds
East, a dlstonce of 89A5 feet; thence South 82 degrees 48 minutes 02 seconds East. a
distance of 463.50 feet; thence North 89 degrees 04 minutes 13 seconds East. (3 distance
of 84.37 feet; thence North 82 degrees 03 minutes 17 seconds East. a distance of 153.60
feet; thence North 63 degrees 32 minutes 49 seconds Eas~, (3 distance of 144.30 feet;
thence North 89 degrees 39 minutes 40 seconds E(3st. (3 distance of 198.15 feet; thence
northeasterly along a tangential curve, concave to the north, radius of 250.00 feet, central
angle 26 degrees 48 minutes O0 seconds a dist~ce of t~E.g4 feet; thence North 62
degrees 51 minutes 40 seconds E(3st. tangent to said curve, a distance of [02.82 feet;
thence North 69 degrees 06 minutes lO seconds East. o d[~.to~ce of 431.84 feet; thence
North §7 degrees 4.1 minutes 14 seconds Cast. (3 distance cf 203.80 feet; thence North 59
degrees 37 minutes J6 seconds East (3 distance of 288.06 tee[; thence South 87 degrees 28
minutes 47 seconds East, (3 distance of 294.13 feet, at which paint the cente¢line of said
drainage ditch terminates; thence continuin9 South 87 degrees 28 minutes ¢7 seconds
East, a distance of 48 feet; thence South 22 degrees 34. ~inutes 06 seconds West, e
distance of S52.82 feet; thence North 89 degrees 07 minutes 29 seconds West, (3 distance
of 1077.74. feet; thence South O0 degrees 52 minutes 31 seconds Westh a distance of
242.03 feet; thence North 89 degrees 07 minutes 29 seccnds West, a distance of 318.00
feet; thence South O0 degrees 52 minutes 31 seconds Wesf. (3 distance of 217.00 feet to
the point Of beginning.
Said easement being 25.00 feet to the right of the following described !ine:
Commencing at the southwest corner of said North Half o~ the Southwest Qu(3rter; thence
North O0 degrees 54 minutes 26 seconds West along the West line of said North Half at
the Southwest Quarter, a distance of 478.71 feet to the point of beginning of the line to be
described; thence North 84 degrees 54 minutes 69 second: E~st. O distance of 69.15 feet;
thence South 82 degrees 48 minutes 02 seconds Cost, (3 uts[once of 463.60 feet; thence
North 89 degrees 04 minutes 15 seconds East, a distance of 84.57 feet; thence North 82
degrees 05 minutes 17 seconds East, o distance of 153.60 feet; thence North 83 degrees
32 minutes 49 seconds East. a distance of 144.50 feet; thence North 89 degrees 59
minutes 40 seconds East, a distance of lBS.15 feet; thenc.- ess[sHy ~nd northeasterly
along = tangential cur~e, conc(3ve to the north, h(3ving (3 radius of 250.00 feet and o central
angle of 26 degrees 48 minutes O0 seconds, a distance o' ~16.94 feet; thence North 62
degrees 51 minutes 40 seconds E(3st, ton9ent to said curv.~, a distance Of 102.82 feet;
thence North 69 degrees 06 minutes I0 seconds East. (3 d ',lance of 451.84 feet; thence
North 57 degrees 41 minutes 14 seconds East. a diet.ce (.f 205.80 feet; thence North
degrees 57 minutes i6 seconds East, a dlstonce of 286.0~ feet; thence 8oath 87 degrees
28 minutes 47 seconds East, a distance of 519.13 feet and said line there terminoUng.
Together with a 50.00 foot easement for drainage and utility purposes over, under and across the
first above described property:
The centerline of said eas~ent is described as follows: Commencing at the southwest
corner of said North Half of the Southwest Quarter;, thence South 89 degrees 07 minutes
51 seconds East, assumed bearing, along the south line of said North Half of the
Southwest Quarter. a distance of 580,36 feet to the point of beginning of the ceo[sHine to
be deScl'ibed; thence North 2 degrees 30 minutes 38 seconds East, a distance of 437.58
feet to the north line of the first ~bove described property and there terminating.
The sidelines of said easement shall be prolonged or shortened to terminate at the north and scuth
lines of the above described property.
Together with a 5.00 foot easement for drainage and utility purposes over. under and across the
first above described property. Said ensement being 8.00 feet In width end lying within, adjacent
to (3nd parallel with the boundaries of the first above described property, EXCEPT those ports
that ~re within the above described drainage (3nd utility easements.
ORAINAGE AND UTILITY EASEMENTS(PARCEL
A 5.00 foot easement for drainage and utility purposes over, ~nder (3nd across the following
described propert ~:
That part of the North Half of the Southwest Quarter of Section I, Township 33, Range 26,
Sherbume County, Minnesot(3, described (3s fallows:
Beginning at a point On the south line of said North Half of the Southwest Quarter distant
854.24 feet east of the southwest corner thereof:, thence South 69 degrees 07 minutes
seconds East. (3ssumed bearing, ~long sstd south line, (3 disthnce of ~222.09 feet; thence
North 20 degrees 57 minutes OI seconds East, a distance of 289.86 feet; thence North 22
degrees 34 minutes 06 seconds East, a distance of 200.81 feet; thence North 89 degrees
07 minutes 29 seconds West, (3 distance of 1077.74. feet; thence South O0 degrees 52
minutes 31 seconds West, (3 distance of 242;03 feet; thence North 89 degrees 07 minutes
29 seconds West, a distance of 318,00 feet; thence South O0 degrees 52 minutes
seconds West, a distance of 217,00 feet to the point of beginning.
Said easement being 5,00 feet in width and lying within, adjacent to and parallel with the
boundaries of the (3boys described property.
/ S87'28'47"E 542.13 / ~8
lO0 200
SCALE IN ' FEET
S89°07'29"E 1077.74
Denotes 1/2 inch x 14- inch
o
Iron Monument with o plastic
plug stomped R.L.S. 21729
PARCEL B e Denotes Iron Monument Found
12.00 ACRES % i Oenotes a found Sherburne County Monument
~ _ LEGEND
~(.u. DENOTES EXISTING LIGHT POLE
DENOTES EXISTING POWER POLE
~ DENOTES EXISTING CORRUGATEO METAL CULVERT
~? ~a OENOTES EXISTING BARB WIRE FENCE
'222.00 ~ o~ ,~, *~