6.3. SR 02-20-19961119{ 6.3.
ity of
E
iver
MEMORANDUM
TO:
FROM:
DATE:
SUBJECT:
Mayor and City Council
Steven B. Ach, City Planner.~~
February 20, 1996
Administrative Subdivision
Request by Grace Assembly of
God Church; Public Hearing
Case No. AS 96-1
Request
Grace Assembly of God Church is requesting an Administrative Subdivision
to divide approximately 38 acres into 2 parcels.
Location
The northwest corner of Tyler Street and County Road 13.
Zoning/Land Use
RIC (Single Family Residential) / MR (Medium Density Residential)
Attachments
· Memo from City Engineer
· Location map
· Zoning Map
Certificate of Survey
· Sketch of possible road.
Overview
The proposed Administrative Subdivision involves a 38 acre parcel which has
an existing house along with four accessory agricultural buildings. The
property is bordered by County Road 13, Tyler Street and Royal Oaks
Subdivision to the west. The administrative subdivision would create
13065 Orono Parkway · P.O. Box 490 · Elk River, MN 55330 · (612) 441-7420 · Fax: (612) 441-7425
Memo to City Council/AS 96-1 Page 2
February 20, 1996
approximately a 25 acre parcel to be purchased by Grace Assembly of God
Church and a 13 acre parcel which would contain the existing house and
accessory buildings. Grace Assembly of God Church is requesting this
Administrative Subdivision given their interest in developing a church on the
25 acre parcel. The specific application to construct a church has not been
submitted at this time, however, the church will be required to obtain a
conditional use permit and thos plans will be submitted to the Planning
Commission and City Council for review.
Natural Features
The certificate of survey that has been submitted does not identify a couple of
wetland areas that are identified on the National Wetland Inventory Map
(See attached map). These wetlands shown on the attached map should be
further identified by the applicant and protected with a drainage and utility
easement. This is typically done on all subdivisions of land in order to clearly
identify those wetland areas as property is conveyed from one owner to the
next.
Future Road Extension
Immediately to the west of the proposed subdivision is the Royal Oaks single-
family development. When Royal Oaks was approved by the city, it included
dedicated right-of-way to the eastern limits of the subject property. This
right-of-way was not improved with a hard surface by the developer of Royal
Oaks. However, the developer was required to rough grade and seed that
right-of-way in anticipation of 190th Avenue being extended at a later date.
Although there are no specific plans for the extension of 190th Avenue at this
time, staff believes the extension is a logical plan that should be made at the
time the property is further subdivided. At this time it appears that 190th
Avenue extended easterly through the property and connecting with Tyler as
far north as possible, would make the most sense (See attached sketch).
Once again, the exact alignment of this road will be considered when the
property is further subdivided into residential single family lot or some other
use that is consistent with the zoning.
Additional Right-of-Way
In the draft transportation plan, Tyler Street is expected to serve as a local
collector; therefore, additional right-of-way should be considered as part of
this administrative subdivision. The typical width of a collector street is 80
feet; therefore, given the existing 66 feet, an additional 7 feet along the west
side of Tyler should be considered at this time.
s:\councilXas96-1.doc
Memo to City Council/AS 96-1
February 20, 1996
Park and Recreation Commission
Page 3
The Park and Recreation Commission reviewed this administrative
subdivision at their February 14th regular meeting. In reviewing this
proposed administrative subdivision, the Park and Recreation Commission
acknowledged that the Master Park Plan identifies a neighborhood park
along the northern boundary of the proposed subdivision. In addition to the
neighborhood park, the Park Plan also generally identifies a trail corridor
extending north along Tyler Street and ultimately, connecting up with the
Hillside Estates trail corridor. Based on these two elements of the Park Plan,
the Park and Recreation Commission is recommending that land be
dedicated along with a trail corridor to the east connecting Tyler Street. This
total land area will equal approximately 3 acres and satisfy the park
dedication requirements. One of the concerns the Park and Recreation
Commission had is identifying the exact land area to be dedicated for park
purposes. Representatives from the Park Commission expressed an interest
in visiting the site to try and identify and exact land area and present that to
the City Council at Tuesday night's meeting.
Recommendation
Staff recommends the City Council approve the administrative subdivision
request by Grace Assembly of God Church to divide approximately 38 acres
into a 25 and 13 acre parcel, with the following conditions:
Approximately 3-1/2 acres of land along the north border of the
proposed subdivision be dedicated for park purposes as shown on
the Comprehensive Park Plan. The exact land area shall be
determined by a field inspection and then deeded to the City as park
land.
Surface water management impact fee of $61.80 be paid prior to
recording the subdivision.
e
An additional 7 feet of right-of-way along the west side of Tyler
Street be granted to the City to accommodate future road
improvements.
o
All the wetlands on site be identified and encumbered with a
drainage and utility easement.
Any development of the two parcels take into consideration possible
future road extensions of 190th Avenue.
o
A wetland joint notification form be filled out and returned to the
City of Elk River.
s:\council\as96-1.doc
CONSULTINGENGINEERS
1326 Energy Park Drive
St. Paul, MN 55108
612-644-4389
1-800-888-2923
Fax: 612-644-9446
February 14, 1996
File: 230-300-11
Mr. Steve Ach
City Planner
City of Elk River
13065 Orono Parkway
P.O. Box 490
Elk River, MN 55330
RE: ERVIN CLAASSEN LOT SPLIT
Dear Mr. Ach:
CIVIL ENGINEERING:
ENVIRONMENTAL
MUNICIPAL
P~NNING
SOLID WASTE
STRUCTURAL
SURVEYING
TRAFFIC
TRANSPORTATION
ELECTRICAL/MECHANICAL
ENGINEERING
HVAC
POWER DISTRIBUTION
SCADA
SYSTEM CONTROLS
As you requested, we have reviewed the proposed lot split for Ervin Claassen, whose
property is located at the intersection of County State Aid Highway 13 and Tyler Street.
Based on our review and input from the Concept Review meeting, we offer the following
comments:
This property has wetlands somewhere in the southwest corner and the northwest
coruer. These should be delineated and shown on the drawing. Perhaps easements
should even be granted around the wetlands.
2. Drainage and utility easements should be provided along all lot lines.
190th Avenue NW from the west side of the property will be extended through this
property as it is further subdivided. It is unclear exactly what the intent would be
for road purposes. Any extension of 190th Avenue or future driveways from large
parcels should be at the north end of the property along Tyler Street or the extreme
southeast end of the property, avoiding conflicts with the intersection of Tyler and
CSAH 13.
OFFICES IN:
MINNEAPOLIS
PRIOR LAKE
ST. PAUL
WASECA
It is not clear whether the rights-of-way of Tyler Street and CSAH 13 are of
record. If in fact, they are not of record, they should be given to the City and the
County as part of this subdivision. In fact, the Tyler Street alignment will likely
someday be a collector route; perhaps an additional seven feet of right-of-way
should be obtained along the west side. In the future, this could be combined with
an additional seven feet on the east side of the roadway, making a total
right-of-way width of 80 feet.
An Equal Opportunity Employer
Mr. Steve Ach
February 14, 1996
Page Two
The County should be consulted about any need for additional right-of-way along
CSAH 13. The survey indicates a total of 100 feet of right-of-way. It is not likely
that they will need any additional right-of-way, but the question should be asked.
If you have any questions regarding any of these commems, please call.
Sincerely,
MSA, CONSULTING ENGINEERS
Terry J. Maurer, P.E.
TJM:pd
300-1208.feb
City of
iver
13065 Orono Parkway · P.O. Box 490
Elk River, MN 55330
LOCATION
MAP
CASE: AS 96- 1
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City of
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13065 Orono Parkway · P.O. Box 490
Elk River, MN 55330
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13065 Orono Parkway P.O. Bo 90
Elk River, MN 55330
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