6.10. SR 06-17-1996ITEl4 6.10
City of
MEMORANDUM
River
Mayor & City Council
FROM:
Steven B. Ach, City Planne~~
DATE:
June 17, 1996
SUBJECT:
Preliminary Plat Request by Phoenix
Enterprises, Public Hearing,
Case No. P 96-3
Issue
Phoenix Enterprises is requesting preliminary plat approval to subdivide
approximately two acres into four single family lots.
Location
194th Avenue alignment and Baldwin Street (north terminus of Baldwin
Street in the Hillside Estates Addition).
Zoning/Land Use
Rle (single family residential)/MR (medium density residential).
Attachments
· Report to the Planning Commission dated May 28, 1996
· Letter from the Fire Chief
Overview
The request by Phoenix Enterprises would modify the original concept plan
for the Hillside Estates planned unit development. Originally Baldwin
Street was planned to extend further north to connect with other future
streets in the Hillside Estates development. The proposed preliminary plat
would terminate Baldwin Street and make it into a cul-de-sac to serve the
existing thirteen lots and the additional four as proposed as part of this
preliminary plat.
13065 Orono Parkway · P.O. Box 490 · Elk River, MN 55330 · (612) 441-7420 · Fax: (612) 441-7425
Lot Dimensions
All of the lots in the proposed plat will exceed the minimum requirements in
the Rle zoning district. The four lots will range in size from 16,000 square
feet to 20,000 square feet in area.
Cul-de-sac Length
As previously mentioned, the cul-de-sac will be approximately 600 feet in
length. The city ordinance allows cul-de-sacs to be a maximum of 700 feet in
length and, under certain circumstances, be allowed to extend longer if
conditions warrant a longer cul-de-sac.
Utility Extension
Probably the primary issue involved with this preliminary plat is whether
the water line should dead end at the end of Baldwin Street or be continued
along a lot line to the north providing for a continuous loop of the water
system. Attached to the report to the Planning Commission is Terry
Maurer's memo that briefly describes the issue involved with considering
whether the water main should be extended through this area. In addition,
the fire chief has also submitted a letter indicating his support to have the
water line extended further to the north and tie in with the future
development of that area to provide for a continuous loop in the system.
Since this area is heavily wooded and there has been a desire of the
development to minimize work within the wooded areas and preserve as
many trees as possible, staff has asked Tim Edgeton of the Sherburne County
Tree Board to provide his assessment of the health of the trees at the north
end of Baldwin. Attached is a letter from Tim Edgeton basically stating that
there are several dead trees at the north end of Baldwin and whether the
utilities are extended or not, these should be removed.
Planning Commission Recommendation
The Planning Commission recommended approval of the preliminary plat
request by Phoenix Enterprises based on the twelve conditions outlined in
the staff report.
Please refer to the attached report to the Planning Commission for additional
information.
Recommendation
It is recommended the City Council recommend approval of the preliminary
plat request by Phoenix Enterprises to subdivide approximately two acres
into four single family lots with the following conditions:
If it is determined that the lot lines in the proposed plat need to be
adjusted to accommodate the extension of the utilities further north as
requested by the Elk River Utilities Department, this be accomplished
prior to recording the plat.
o
Developer's Agreement be prepared, outlining the terms and conditions
for plat approval and installation of improvements.
o
Park dedication in the payment of cash for each of the four lots in the
plat be paid prior to releasing the final plat for recording.
Water availability charge in the amount of $300 per lot be paid to Elk
River Utilities prior to releasing the final plat for recording. Developer
should check with Elk River Utilities for any additional charges
relative to water connection fees and electric services.
o
A surface water management fee in the amount required by the City at
the time of final plat be paid prior to recording the plat with Sherburne
County.
o
A detailed erosion control plan be submitted and approved by the City
Engineer prior to commencing any grading on site.
Prior to issuance of any building permits, a development plan be
submitted and approved by the City Engineer.
o
Developer reimburse the City for costs associated with reviewing the
plat prior to releasing the plat for recording.
o
The developer provide an acceptable financial guarantee to the City to
cover the cost associated with the utility and street improvements.
10.
Upon completing all improvements and having them accepted by the
City, a warranty bond in the amount of 25% shall be submitted to the
City for a one year period.
11.
12.
13.
14.
The drainage and utility easement on Lot 3, Block 1, be adjusted to
allow a 50' deep building pad without encroaching into the drainage
and utility easement.
A street light be provided at the end of the cul-de-sac as requested by
Elk River Utilities.
A seal coating fee as determined by the city engineer be paid prior to
releasing the final plat for recording.
Provisions be made to extend the utility line north of the proposed
plat.
council:p-96-3
City of
MEMORANDUM
vet
FROM:
Steve Ach
City Planner
Bruce A. West
Fire Chief
DATE:
June 12, 1996
SUBJECT: Hillside Estates 6th Addition
With the proposed culdesac on the northend of Baldwin Street for Hillside
Estates 6th Addition. One issue that is raised in reference to the public
safety would be the looping of the water main through the proposed culdesac.
This is an issue that was discussed at the staff review meeting and the
importance from a public safety aspect to continue the water main through
the culdesac to the north plat line.
From the public safety view, the looping of water mains in culdesacs is an
issue that needs to be addressed on a case by case basis. In reference to
Hillside Estates 6th Addition, in case of fire, water can be fed from both
directions, which also increases our needed fire flow within the built upon
areas served by the water system. In meeting fire suppression objectives, a
water supply system should be capable of delivering the maximum needed
fire flow to ensure proper fire protection for the residents of the
neighborhood.
This issue of looping the water main for the Hillside Estates 6th Addition has
been a discussion item between myself and Terry Maurer, Engineer for the
City of Elk River, at which time I have emphasized to Terry the benefits of
looping the water main vs. the possible negative impact from the clearing of
trees necessary for the looping of this system. If you have any questions
regarding this issue, please feel free to give me a call at the Elk River Fire
Department, 441-4919.
s:\offsiteXhill6th.doc
13065 Orono Parkway · P.O. Box 490 · Elk River, MN 55330 · (612) 441-7420 · Fax: (612) 441-7425
SHERBURNE COUNTY TREE BOARD
26401 180th St.
Big Lake, MN 55309
(612) 263-8522
June 5,1996
Steve Ach, City
13065 Orono
PO Box 490
City of Elk
[)ear Mr. Ach.~
This is in re~jards to the prope~ north of 193rd Ave. at the Baldwin
St. cui-de....sac. Tth~ que.~tio[, was raised whe'~:he~' ,~i:ii~tie~; could e~end 400'
to 600" (no~h) b~yo~d the c~L.de,...~;ac w~thou'~: ~ar~¢fly ~r~te~'ing with or
The ~alr~d ii~n~ qae~tion i~; 'fore~'~.¢.d wiith ~r~or~her~, p~ oak, cher~ and
hackbe~ beii~9~ 'il:h~:~ prh~a~ tree sDe¢:~e~ Dr~e[~'L A ~at~Jra~ ridge
no~h, there ar~= ~:~vera~ s~ndir, g dead tree~ presenL UtiIH:ies could be
placed a~on~ th~ ~rm arid do minimal damage to e~i~t~g Eve trees. A few
If utilities; ar~ placed here, p~eas¢~ c~;~,;id~;' th{: '~:o~e~a~'~ce each
species has to root ~;everam;e. Pin oak are sensitive, hackber~ are
tolerant~ and ch¢:~n~y ar~ iiatermed~ate. Anyt~,e utilities a~'~ p~aced w~thi~
the ddp~i~e ora '[;:~"~ ~g~,~'~'~cam'~: r'o~'~ a~'~ b~h,g ~evered. ~f ow~r 40% of a
Also, if possibles, ~e~ay any ~ae¢;essa~y cut~g of oak u~fl:~ a'~cr ,July 10 or
Sincerely,
City of
ITEM 5.9.
MEMORANDUM
TO:
FROM:
DATE:
Planning Commission
Ach, City Planner~~_~
Steven
B.
May 28, 1996
SUBJECT:
Preliminary Plat Request by Phoenix
Enterprises, Public Hearing Case No.
P 96-3
Issue
Request for prelimin ary plat approval to subdivide approximately 2 acres
into 4 single family lots.
Location
194th Avenue alignment and Baldwin Street (north terminus of Baldwin
Street in the Hillside Estates Addition).
Zoning/Land Use
Rle (Single Family Residential) / MR (Medium Density Residential.
Attachments
· Letter from the City Engineer dated May 22, 1996
· Location Map
· Zoning Map
· Preliminary Plat
· Concept for surrounding property
Overview
The entire Hillside Estate area was originally proposed as a planned unit
development and had a concept plan for approximately the 200 acre area
which it covered. The original concept plan (see attached), proposed the
extension of Baldwin Street north of its existing terminus to tie into a future
street system which would be included in a later phase of Hillside Estates.
The proposed plan is to modify the original concept by terminating Baldwin
Street making it a cul-de-sac to serve the proposed four lots.
13065 Orono Parkway · P.O. Box 490 · Elk River, MN 55330 · (612) 441-7420 · Fax: (612) 441-7425
Memo to the Planning Commission
May 28, 1996 Page 2
The developers have also provided a revised concept plan for the area
immediately north of Baldwin Street flit was to be cul-de-saced. Although
this is a concept, staffhas spent a little time reviewing the plan to see how it
would fit in if Baldwin Street was to be cul-de-saced. The concept plan as
prepared presents a few concerns with the reverse curves included on the
street design, however, staff believes that the concept could be revised to
satisfy these initial concerns.
Lot Dimensions
The proposed lots range in size from approximately 16,000 square feet up to
20,000 square feet in area. All four of the lots meet the minimum lot size
requirement in the Rle zoning district, as well as the frontage requirement.
Typically, staff looks at each residential lot to determine if a 50' x 50' house
pad can be placed on each of the proposed lots. Lot 3 of the proposed plat has
a drainage and utility easement along the rear of the lot that may have to be
modified in order to accomphsh a 50' building pad without having the
building pad encroach into the drainage and utility easement.
Cul-de-Sac Length
City ordinance allows cul-de-sacs to be a maximum of 700' in length
measured from the centerline of each of the streets. The proposed cul-de-sac
would be approximately 600' in length which falls within the guidelines of
the ordinance.
Street Name
When the lots along Baldwin Street were originally platted, the street name,
along with the addressing was done based on the concept plan of Baldwin
Street extendin~g further north. If Baldwin Street is now to become a cul-de-
sac, the street name will have to change to Baldwin Court, which will require
all of the residents along this street to change their address. The City will be
responsible for notifying the pohce, fire and other 911 emergency response
services of the change in address. However, the homeowners will have to take
it upon themselves to change their address on their hcense and other
personal items. If the plat is approved, staff will notify each of the residents
of the change in the street name from Baldwin Street to Baldwin Court.
Drainage and Utilities
Please see the attached report from Terry Maurer, explaining the issues
associated with utilities being extended further north to serve future phases
of the Ylillside Addition.
s:\plannin g\pc\p96-3.doc
Memo to the Planning Commission
May 28, 1996
Recommendation
It is recommended the Planning Commission recommend approval of the
preliminary plat request by Phoenix Enterprises to subdivide approximately
2 acres into 4 single lots with the following conditions:
o
Page 3
o
[fit is determined that the lot lines in the proposed plat need to be
adjusted to accommodate the extension of the utilities further north as
requested by the Elk River Utilities Department, this be accomplished
prior to recording the plat.
10.
Developer's Agreement be prepared, outlining the terms and
conditions for plat approval and installation of improvements.
11.
Park dedication in the payment of cash for each of the four lots in the
plat be paid prior to releasing the final plat for recording.
Water availability charge in the amount of $300 per lot be paid to Elk
River Utilities prior to releasing the final plat for recording. Developer
should check with Elk River Utilities for any additional charges
relative to water connection fees and electric services.
A surface water management fee in the amount required by the City at
the time of final plat be paid prior to recording the plat with
Sherburne County.
A detailed erosion control plan be submitted and approved by the City
Engineer prior to commencing any grading on site.
Prior to issuance of any building permits, a development plan be
submitted and approved by the City Engineer.
Developer reimburse the City for costs associated with reviewing the
plat prior to releasing the plat for recording.
The developer provide an acceptable financial guarantee to the City to
cover the cost associated with the utility and street improvements.
Upon completing all improvements and having them accepted by the
City, a warranty bond in the amount of 25% shall be submitted to the
City for a one year period.
The drainage and utility easement on Lot 3, Block 1, be adjusted to
allow a 50' deep building pad without encroaching into the drainage
and utility easement.
s:\plannin g\pc\p96-3.doc
Memo to the Planning Commission Page 4
May 28, 1996
12. A street light be provided at the end of the cul-de-sac as requested by
Elk River Utilities.
s:\planning\pc\p96-3.doc
File: 230-319-11
CONSULTING ENGINEER~
Mr. Steve Ach
1326 Energy Pork Drive
City Planner
St. Paul,/,AN 55108
City of Elk River
612-644-4389 13065 Orono Parkway
1-800-888-2923 P.O. Box 490
Fox: 612-64.9446 Elk River, MN 55330
RE: HILLSIDE ESTATES 6TH EDITION
Dear Mr. Ach:
CIVIL ENGINEERING:
ENVIRONMENTAl.
MUNICIPAL
PLANNING
SOLID WASTE
STRUCTURAl.
SURVEYING
TRAFFIC
TRANSPORTATtON
As requested, we have reviewed the preliminary plat of Hillside Estates 6th Edition. It was
prepared by Lot Surveys Company, Inc., and dated April 30, 1996. Based upon our
review and comments received at the Staff Review meeting, we offer the following
comments:
Hillside Estates 6th Addition is a proposed cul-de-sac on the north end of Baldwin
Street, which is Hillside Estates 2nd Addition. The proposed cul-de-sac consists
of four lots. This is a change from the original sketch of the entire Hillside area
which proposed Baldwin Street to continue northerly.
The Developer's intent would be to remove approximately 50 feet to 100 feet of
existing Baldwin Street and to install a vertical curve with the road grade
proceeding downward into the proposed cul-de-sac.
ELECTRICAL/MECHANICAL
ENGINEERING:
HVAC
POWER DISTRIBUTION
SCADA
SYSTEM CONTROLS
OFFICES IN:
MINNEAPOLIS
PRIOR LAKE
ST. PAUL
One of the biggest issues discussed at both the Staff Review meeting and a
follow-up meeting with the Developers is whether or not to loop the watermain
through the cul-de-sac to the north plat line, anticipating continuing it further north
when the area above the 6th Addition is platted. In addition, if the watermain is
looped, Glen Sundeen of the Elk River Municipal Utilities has indicated a desire to
loop the electrical service. From the water utility perspective, looping of the
watermain provides redundancy in the case of a break, less chance of stagnant water
complaints because of the elimination of the dead end, better fire flow, since, in the
case of a fire, water can be fed from both directions. From the Developer's
perspective, looping of the watermains would cause harm to the value of the
cul-de-sac lots by removing a swath of mature Oak trees. The elevation difference
from the cul-de-sac to the rear lot line is approximately 16 feet, 978 at the
cul-de-sac and 962 at the rear lot corner. Looping of the watermain would require
approximately 20 feet - 30 feet wide swath of trees to be removed, so the equipment
could operate and material could be stockpiled while the watermain is being
230/319-2204. may
WASECA
An Equal Opportunity Employer
Mr. Steve Ach
May 22, 1996
Page Two
installed. Also, the sketch plan that the Developer has provided, showing how the
area north may be platted, does not lend itself to a contiguous corridor for looping
the watermain. I would point out that this northern area is only a sketch plan and
perhaps the lot lines could be adjusted.
We have made a site visit to the area to review the type and quality of vegetation.
It appears there are pockets of dead oak trees that fall approximately mid lot of the
proposed addition. The live and very mature stands of trees appear to be along the
lots lines. Perhaps the County Forester could be asked to review the area and
comment on the relative health and value of the trees that would be affected by the
looping of the utilities. It is unclear to me how to weigh the benefits of looping
utilities versus the detriment to the development of clearing the trees necessary for
this looping.
Storm drainage from this development would be handled through a continuation of
the series of low areas that are hooked together by culverts conveying storm water
runoff north to a relatively large depression. At some point, we would have to see
detailed storm drainage calculations showing how this fits into the overall storm
drainage plan for the Hillside Development.
At this point, no grading plan has been submitted. As this project proceeds, a
grading plan will need to be reviewed and approved followed by a development
plan.
If you have any questions regarding this comments, please call.
Sincerely,
MSA, CONSULTING ENGINEERS
TJM:pd
230/319-2204. may
PARK
LOCATION
City of
LOCATION
MAP
13065 Orono Parkway. P.O. Box 490 CASE: P 96-3
Elk River, MN 55330
N
,LOCATION
City of
13065 Orono Parkway · P.O. Box 490
Elk River, MN 55330
ZONING
MAP
CASE: P96-3
N
HILLSIDE ESTATES SIXTH ADDITION
FO~ THE Ptu~OSES O~ IHIS PLAT, THE
NO, IH LeE Oe" THE PLA1
ESTAIES S[CONO ADOITION ~ ASSUkED
TO B~AR SOUTH B7°IS' SS" WEST
LOT SURVEYS COMPAN~ INC,
LAND SURVEYORS
CITY OF ELK RIVER
SHERBURNE COUNTY, MN.
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