5.3. SR 02-26-1996ITEM 5.3.
"'ity of
ver
MEMORANDUM
TO:
FROM:
DATE:
SUBJECT:
Mayor and City Council
Steven
B.
Planner
Ach, City
February 26, 1996
Preliminary Plat Request by Dan
Boman, Public Hearing Case
No. P 95-9
Issue
Request for preliminary plat approval to subdivide 110 acres into 11 single
family lots.
Location
West of Jarvis Street (County Road No. 24), north of 215th Avenue
alignment, and south of the 217th Avenue alignment.
Zoning/Land Use
A1 (Agricultural Conservation) /A (Agricultural)
Attachments
· Report to the Planning Commission dated January 23, 1996
· Letter from Anoka County Highway Department
Overview
The preliminary plat request involves an area of land approximately 110
acres in size. Characteristics include a large wetland area covering
approximately 45 acres on the eastern portion, and a variably wooded area
and a rising topography heading west.
The large wetland area on the east side of the project will need to be
impacted with a new road in order to gain access to the developable area on
the west end of the property. The developer is requesting to fill
13065 Orono Parkway · P.O. Box 490 · Elk River, MN 55330 · (612) 441-7420 · Fax: (612) 441-7425
Memo to City Council Page 2
February 26, 1996
approximately 1.7 acres of wetland and create 3.4 acres of new wetland in
accordance with the Wetland Conservation Act. This mitigation plan will be
submitted to the City Council for consideration at an upcoming meeting.
Minimum Lot Size
The A1 zoning district requires a minimum lot size of 10 acres, or a density of
4 per 40. Based on the 110 acres included in this plat, the developer is able
to achieve 11 lots with a minimum lot size of 2-1/2 acres. The proposed plat
has varying lot sizes ranging from the 2-1/2 acre minimum up to 17 acres.
Each of the proposed lots are able to demonstrate a house location along with
two septic sites and a well.
Streets
The proposed plat includes a new road extending from Jarvis Street west to
the western limits of the plat. Staff has recommended that this road be
constructed all the way to the western limits, as typically done in other plats.
In the past there have been plats where the roads have stopped short of the
plat limits, necessitating adjacent developments to incur additional costs of
extending the roads to serve their development.
Planning Commission Recommendation
The Planning Commission recommended approving the preliminary plat for
Dan Boman with the conditions outlined in staffs report. Please refer to the
attached report to the Planning Commission for additional information.
Recommendation
It is recommended the City Council approve the preliminary plat request by
Dan Boman to subdivide 110 acres into 11 single family lots, with the
following conditions:
A developers agreement be prepared outlining the terms and
conditions of the plat approval and necessary road
construction. This document needs to be prepared and
executed prior to releasing the plat for recording.
o
Additional right-of-way and other comments as requested by
Anoka County be incorporated as part of the plat approval.
If the developer is going to save the trees along the north
property line, additional right-of-way will need to be
s:Xcouncil\p95-9.doc
Memo to City Council
February 26, 1996
dedicated to allow the road to be constructed within the
center of the right-of-way.
Page 3
o
The City Council approved the wetland mitigation plan and all
conditions of that approval be incorporated into the
conditions for final plat.
All of the comments in the City Engineer's memo dated 1/17/96
be incorporated into the revised preliminary plat and made a
condition of this approval.
m
Detailed grading plans of each of the storm water detention
basins be provided for the City Engineer's review and
approval.
A letter of credit in the amount of 100% of the cost of the
public improvements be provided prior to releasing the final
plat for recording.
Se
A surety bond in the amount of 25% be provided to the city
upon completing the street improvements for a one-year
period to guarantee the quality of the work.
o
A seal coating fee in the amount determined by the City
Engineer prior to releasing the final plat for recording be
provided.
10.
Street lights provided within this plat as requested by Elk
River Utilities.
11.
Appropriate permits from Anoka County be obtained for
access onto County Road 24.
12.
Best management practices be used during the construction of
the streets.
13.
Surface water management impact fee in the amount of
$679.80 be paid prior to recording the plat.
14.
15.
Park dedication fee in the amount of $6,050.00 be provided
prior to releasing the final plat for recording.
Aplicant obtain the appropriate permits from the Corps of
Engineers prior to commencing any work on-site.
s:\council\p95-9.doc
COUNTY OF ANOKA
Public Services Division
HIGHWAY DEPARTMENT
1440 BUNKER LAKE BLVD NW, ANDOVER, MINNESOTA 55304
(612) 754-3520 FAX (612) 754-3532
JANE K. PEMBLE
Traffic Engineer
February 15, 1996
Steve Ach
City of Elk River
13065 Orono Parkway
Elk River, MN. 55330
RE: Preliminary Plat
Ridgewood Hills
Dear Steve:
We have reviewed the Preliminary Plat of Ridgewood Hills, to be located west of CSAH
24 (Jarvis St.) within Sherburne County, and I offer the following comments:
tn additional 27 feet of right-of-way adjacent to CSAH 24 will be required for
ture reconstruction purposes (60 feet total R/W width - west of CSAH 24
R/W centerline). It appears that applicable Sight Distance Requirements
cannot be met at the location proposed for the new city street due to the vertical
curvature of CSAH 24 south of the proposed access point. Consequently, it is
recommended that the proposed city street intersection with CSAH 24 be
relocated further north to a point where intersection Sight Distance
Requirements can be met. Since all lots will have access to the local roadways,
no accesses will be permitted onto CSAH 24, and right-of-access along CSAH 24
should be dedicated to Anoka County. If there are any trees or existing access
points located within the new fight-of-way and the boundaries of this plat, they
are to be removed as a part of this development.
Calculations must be provided to this department along with a grading and
erosion control plan that delineates the drainage areas for this development.
The post-developed rate/volume of runoff to the county highway ditches must
not exceed the pre-developed rate/volume of runoff for the 5-year, 24-hour
storm, utilizing the "SCS Method" of calculation with a curve number
determined using Group C soils as a minimum. If a culvert is required for the
new city street tie-in to CSAH 24, it shall have 6:1 aprons with safety grates.
A permit for work within the county right-of-way is required and must be
obtained prior to the commencement of any construction. Contact Roger Butler,
Traffic Engineering Coordinator for this department, for further information
regarding the permit process.
Affirmative Action / Equal Opportunity Employer
-2-
It should be noted that residential land use adjacent to highways will usually result
in complaints regarding traffic noise. Traffic noise at this location could exceed
Noise Standards established by the US Department of Housing and Urban
Development and the Minnesota Pollution Control Agency. Anoka County policy
regarding new developments adjacent to existing county highways prohibits the
expenditure of highway funds for noise mitigation measures. The Township and/or
the Developer should assess the noise situation and take any action deemed
necessary to minimize associated impacts at this site from any traffic noise.
Thank you for the opportunity to comment. The City of Elk River or the Developer should
contact me when construction of the new city street is near completion, so that a stop sign
installation at CSAH 24 can be coordinated by this department. Feel free to contact me if
you have any questions.
Sincerely,
Jane Pemble
Traffic Engineer
xc: Burns Township
xc: Roger Butler, Traffic Engineering Coordinator
xc: Mike Kelly, Chief Right-of-Way Agent
xc: Doran M. Cote, Assistant Sherburne County Engineer
dmh/1RDGEWD
'ty of
iver
FROM:
DATE:
SUBJECT:
MEMORANDUM
Planning Commission
Steven B. Ach, City Planne.~~_~
January 23, 1996
Preliminary Plat Request by Dan
Boman, Public Hearing Case
No. P 95-9
Issue
Request for Preliminary Plat Approval to subdivide 110 acres into 11 single
family lots.
Location
West of Jarvis Street (Country Road 24), north of the 215th Avenue
alignment and south of the 217th Avenue alignment.
Zoning/Land Use
A-1 (Agricultural Conservation) /A (Agricultural)
Attachments
· Location Map
· Zoning Map
· Preliminary Plat
· Planning Area Map
· Letter from the City Engineer dated 1/17/96
Overview
The prehminary plat request involves an area of land approximately 110
acres in size. The property is currently vacant. Characteristics include a
large wetland area covering approximately 45 acres on the eastern portion.
As the property extends west, the topography rises 40 - 50 feet to an area
that is variably wooded, along with one significant wetland basin.
13065 Orono Parkway · P.O. Box 490 · Elk River, MN 55330 · (612) 441-7420 · Fax: (612) 441-7425
Ridgewood Hills Preliminary Plat
January 23, 1996
Background
Page 2
The eastern 80 acres of the subject property went through an administrative
subdivision in 1993. The application included subdividing the northeast 10
acres and leaving a 70 acre parcel. The 10 acre parcel is not included {n this
preliminary plat request.
Wetlands
In order to gain access to the developable portion of the parcel, approximately
1.7 acres of wetland will need to be filled. In accordance with the State
Wetland Conservation Act, the developer will be required to mitigate at a
ratio of two to one. Therefore, approximately 3.4 acres of new wetland will be
created to offset the requested frll activity.
Approval of this proposed plat will be conditioned upon receiving the
appropriate wetland permits from the city and other agencies. The City's
Technical Advisory Committee is reviewing the wetland mitigation and will
be forwarding a recommendation to the City Council in February.
Minimum Lot Size
The A-1 zoning district requires a minimum lot size of ten acres or a density
of 4 per 40. Based on 110 acres included in the plat, if possible, 11 lots could
be created. If the density option is selected, which the developer has, the
minimum lot size is 2 1/2 acres with at least 1 acre of upland area for a
house, two septic sites and a well.
When determining a minimum lot area, wetland types 3 (Inland Shallow
Fresh Marshes), 4 (Inland Deep Fresh Marshes), and 5 (Inland Open Fresh
Water) are not included in the calculation. The type of wetland impacting
lots 1, 2, and 3 is a type 2 (Inland Fresh Meadow) and 6 (Shrub Swamp);
therefore, the wetland can be used in determining the total lot area. It
should be noted that all three of these lots have the minimum I acre of
upland as previously mentioned.
Streets
The proposed road off of Jarvis will continue through the plat to the western
limits. Extending streets to the plat's limits has been done consistently on
plats in recent history.
The street section that will be used is a 32 foot wide rural street with
bituminous curbs. County Road 24, (Jarvis Street) is a Anoka County
s:planning:pc:p95-9
Ridgewood Hills Preliminary Plat Page 3
January 23, 1996
Highway. The County has been contacted and is requesting an additional 17
feet of right-a-way for future road improvements along with restricted access
to the County road. This can be included on the final plat for recording.
Area Wide Plans
Included as part of this report is a planning area map illustrating a broader
area beyond the limits of the proposed plat. The purpose of this map is to
better illustrate some of the possible future street connections as properties
in this area develop over time. Currently 213th Ave to the south and 218th
to the north are long dead ends exceeding the city's maximum length for a
dead end. This road will also exceed the city's standards; however, by being
extended to the western limits, provides the "opportunity" to make future
connections and eliminate the extraordinary dead ends in this area.
Recommendation
It is recommended the Planning Commission recommend approval of the
preliminary plat request by Dan Boman to subdivide 110 acres into 11 single
family lots with the following conditions:
A developers agreement be prepared outlining the terms and
conditions of the plat approval and necessary road construction.
This document needs to be prepared and executed prior to
releasing the plat for recording.
o
Additional right-of-way and other comments as requested by
Anoka County be incorporated as part of the plat.
o
If the developer is going to save the trees along the north
property line, additional right-of-way will need to be dedicated
to allow the road to be constructed within the center of the right-
of-way.
The City Council approved the wetland mitigation plan and all
conditions of that approval be incorporated into the conditions
for final plat.
All of the comments in the City Engineer's memo dated 1/17/96
be incorporated into the revised prehminary plat and made a
condition of this approval.
o
Detailed grading plans of each of the storm water detention
basins be provided for the City Engineer's review and approval.
s:planning:pc:p95-9
Ridgewood Hills Preliminary Plat
January 23, 1996
Page 4
10.
11.
12.
13.
14.
A letter of credit in the amount of 100% of the cost of the public
improvements be provided prior to releasing the final plat for
recording.
A surety bond in the amount of 25% be provided to the city upon
completing the street improvements for a one-year period to
guarantee the quality of the work.
A seal coating fee in the amount determined by the City
Engineer prior to releasing the final plat for recording be
provided.
Street hghts provided within this plat as requested by Elk River
Utilities.
Appropriate permits from Anoka County be obtained for access
onto County Road 24.
Best management practices be used during the construction of
the streets.
Surface water management impact fee in the amount of $679.80
be paid prior to recording the plat.
Park dedication fee in the amount of $6,050.00 be provided prior
to releasing the final plat for recording.
s:planning:pc:p95-9
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CONSULTING ENGINEER
1326 Energy Pa& Drive
St. Paul, MN 55108
612-644-4389
1-800-888-2923
Fax: 612-6~-9446
January 17, 1996
File: 230-296-! 1
Mr. Steve Ach
City Planner
City of Elk River
13065 Orono Parkway
P.O. Box 490
Elk River, MN 55330
RE: DAN BOMAN PROJECT
Dear Mr. Ach:
CIVIL ENGINEERING:
ENVIRONMENTAL
MUNICIPAL
PLANNING
SOLID WASTE
STRUCTURAL
SURVEYING
TRAFFIC
TRANSPORTATION
ELECTRICAL/MECHANiCAL
ENGINE[RING:
HVAC
POWER DISTRIBUTION
SCADA
SYSTEM CONTROLS
OFFICES IN:
MINNEAPOLIS
PRIOR LAKE
ST. PAUL
WASECA
As you are aware, we have had a number of meetings with Mr. Boman and representatives
of his engineering company to discuss issues on his proposed plat. The plat is located in
the central portion of the City and consists of approximately 110 acres divided into 10
residential lots. Through this series of meetings, we have been able to address many of
the issues regarding this plat.
The three major issues that we have resolved through these meetings are the number and
size of the lots proposed, the extension of the bituminous roadway entirely through the plat
to its western border, and the wetland filling and mitigation plan. In fact, on January 2,
1996, the Technical Advisory Committee met to review the wetland mitigation proposal
and found no problems with it. Therefore, this wetlands plan is working its way through
the process.
In the future, we will need some information relative to grading on the site, although it is
not very critical with the size lots proposed. We will also need specific storm drainage
calculations and a street design, especially through the eastern edge of the plat where the
street is through wetlands to be filled. The County should be contacted regarding
additional right-of-way on Anoka County 24. Also, in the northwest we talked about
adding additional right-of-way to preserve trees.
I see no problems with this development moving through the Planning Commission and
then the Council in its preliminary form. If you have any questions regarding this project,
please call.
Sincerely,
MSA, CONSULTING ENGINEERS
T~rer, P.E.
TJM:tw
296-1709.jan
An Equal Opportunity Employer
Sherburne County
Highway Department
P.O. BOX338 · ELK RIVER, MN 55330 · PHONE (612)441-1722 · FAX(612)441-2264
January 18, 1996
Mr. Steven Ach
City of Elk River Planner
13065 Orono Parkway
Elk River, MN 55330
RE: Oak Creek Estates and Ridgewood Hills Preliminary Plats
Dear Mr. Ach:
We have reviewed the above referenced plats and have the following comments:
As we discussed, the proposed access into the Oak Creek Estates Plat from CSAH 1
should be located directly across CSAH 1 from our proposed realignment of CR 44. The
realignment will be constructed with our scheduled 1996 CSAH 1 improvement project.
The developer can contact us for construction plans and project scheduling.
- The proposed access into the Oak Creek Estates Plat from CSAH 1 will require a permit
from this office.
We are concerned that there are no provisions for east/west connections between plats on
either side of the City owned abandoned rail line. By not providing internal connections
across this trail, all of the traffic generated by these developments are forced to use the
County Road system even for local-type trips that are normally accommodated by city
streets.
The Ridgewood Hills Plat is located adjacent to an Anoka County owned and maintained
roadway (CSAH 24). Any additional right-of-way Anoka County needs or requests
should be provided.
Anoka County may wish to eliminate the existing driveway immediately south of the
proposed access road. Access into this lot can be accommodated via the proposed
roadway into Ridgewood Hills.
- The proposed access into the Ridgewood Hills Plat from Anoka County CSAH 24 will
reqmre a permit from the Anoka County Highway Department.
- Any additional requests or comments Anoka County may have regarding CSAH 24
should be addressed prior to plat approval.
If you have any questions or require any additional information, please feel free to call.
Sincerely, ~ ~
~oran M. Cote, P.E.
Assistant Sherbume County Engineer
cc Mr. Doug Fischer, Assistant Anoka County Engineer
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1 ,1108 ACRES
I~CEPTION
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(goo.m) PI~POS"~D Slu~T
./
SCHOELL & MADSON, INC.
DANIEL BOMAN
LOCATION
SHERBURNE COUNTY, MINNESOTA
S.U~I. PROJECT HO. 623.17-002