6.11. SR 06-17-1996City of
ITl~i 6.11.
MEMORANDUM
'verSO:
FROM:
DATE:
Mayor and City Council
Scott Harlicker, Planning Assista~
June 17, 1996
SUBJECT:
Request by W.J.C. Development Corp. for
Preliminary Plat Approval (Pheasant
Run), Public Hearing Case No. P 96-5
Request
W.J.C. Development Corporation is requesting a preliminary plat approval to
subdivide a 40 acre parcel into 14 single family residential lots.
Location
The subject property is located on the south side of 209th Avenue NW, just west
of the intersection of 209th Avenue and County Road 13.
Zoning/Land Use
Rla (Single Family Residential) / Li~ (Low Density Residential)
Attachments
Report to Planning Commission dated May 28, 1996
· Preliminary plat revised June 6, 1996
· Letter from Sherburne County Highway Department dated June 5, 1996
Overview
The preliminary plat request involves a 40 acre parcel of land that is currently
used as a farm. The site contains a house, which will be saved, a barn, silo and
several other out buildings. There is a pond and a wetland in the southeast
corner of the parcel. The wetland is covered under the Trott Brook Tributary
Stream Shoreline Management regulations and is part of a larger wetland
complex that is associated with Trott Brook.
The character of the area could be considered rural, large lot single family
residential. The other side of 209th Avenue is zoned A1 (Agricultural
Conservation) with a minimum lot size of 10 acres. Otherwise, the parcel is
13065 Orono Parkway · P.O. Box 490 · Elk River, MN 55330 · (612) 441-7420 · Fax: (612) 441-7425
Memo to City Council
June 17, 1996
2
surrounded by land that is zoned Rla with a minimum lot size of 2 1/2 acres.
The neighboring lots are larger than 10 acres; the average lot size of the
neighboring 12 lots is about 14 acres. To the south of the parcel that is the
subject of this subdivision application is an undeveloped 120 acre parcel.
The proposed subdivision includes two streets. Ivanhoe will come off of 209th
Avenue and will terminate in a cul-de-sac near the southern boundary of the
property. The proposed 208th Avenue will be extended to the western property
line. A 30 foot right-of way for Johnson Avenue has been reserved along the west
plat boundary line of lot 10.
All of the lots conform to the 2 1/2 acre minimum lot size and the other
dimensional regulations. The lots range in size from 2 1/2 acres to 3.41 acres.
Issues
At the Planning Commission meeting held May 28, 1996, several issues were
discussed. They related to landscaping, character of the area, access and traffic.
Landscaping
The issue of providing some type of buffer along 209th Avenue to screen the
side and rear yards of the two lots that abut the road was brought up.
Neighbors, as well as Commission members and staff, felt a buffer was
needed. A combination of berming and landscaping was discussed as a
method of providing the desired buffer and screening.
Character of the neighborhood
The neighbors did not believe that this 2 1/2 acre subdivision was in keeping
with the character of the area. During the public hearing, four neighbors
spoke out against this subdivision and one of their main concerns was the
size of the lots and the fact that they felt that the lots were to small for the
area. The concept of providing a transitional zone with lots sizes of 5 to 10
acres was mentioned by Joe Wells, who owns the adjacent property to the
west. Angle Anderson reiterated the same concerns that Mr. Wells
mentioned. Arlene Mootz objected to having the houses on the two lots with
frontage on 209th Avenue face Ivanhoe. It would be more in character with
the area if they faced 209th Avenue.
Traffic and access
The neighbors also were concerned about trsffic and the impact this project
will have on County Road 33. Robert Dare, who owns property across the
street, felt that C.R. 33 was to busy already and this development would
create a dangerous situation for people entering and leaving this
Memo to City Council
June 17, 1996
3
development. He felt that traffic concerns on C.R. 33 should be addressed
prior to approving this subdivision.
Please refer to the Planning Commission report for additional information.
Recommendation
The Planning Commission recommended approval of this preliminary plat,
Pheasant Run, located on the south side of County Road 33 (C.R. 33) just west
of the intersection of C.R. 33 and C.R. 13. with the following conditions:
1. A developers agreement be prepared outlining the terms and conditions of
the plat approval and installation of improvements.
2. Comments as requested by Sherburne County Highway Department be
incorporated as part of the plat.
3. All of the comments in the City Engineer's memo dated 5/22/96 be
incorporated into the revised preliminary plat and made a condition of this
approval.
4. A letter of credit be provided to the City in the amount of 100% of the costs of
the public improvements.
5. 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 a one year period.
6. Appropriate permits from Sherburne County Highway Department for any
work done within the county highway right-of-way be obtained prior to
commencing work.
7. Surface water management fee in the an amount required by the City at the
time of final plat be paid prior to recording the plat with Sherburne County.
8. All wetlands on the site be delineated and a wetland joint notification form be
completed and filed.
9. An NPEDS Permit be obtained for the grading associated with this
development.
10. Park dedication fee in the amount required by the City at the time of final
plat be paid prior to releasing the plat for recording.
Memo to City Council
June 17, 1996
4
11. A sealcoat fee, in the amount to be determined by the City Engineer, to be
paid prior to releasing the plat for recording.
12. Street lights shall be included as part of the improvements for the
subdivision. Elk River Utilities has recommended three street lights for this
project.
13. All existing outbuildings shall be removed from the property prior to
commencing the street improvements.
14. A grading/erosion control plan and development plan be submitted and
approved by the City Engineer prior to the issuance of building permits.
15. The grading plan for the development will need to be certified prior to
issuance of building permits.
16. Restricted access along County Road 33 should be incorporated on the plat,
no lots shall be accessed from County Road 33.
17. A landscaping plan with species and size, which includes a combination of
berming and trees along County Road 33 be provided and approved prior to
releasing the plat for recording.
18. Front yard trees be provided throughout the development as setforth in the
City Ordinance. These front yard trees should be illustrated on the submitted
landscaping plan.
19. All comments in Sherburne County Highway Department's letter dated
6/5/96 be incorporated into the revised preliminary plat and made a condition of
this approval.
s :planning\scott\p96-5cc.doc
I1'I~I 5.10.
'~ity of
iver
MEMORANDUM
TO:
FROM:
DATE:
Planning Corem| ssion
Scott Harlicker, Planning Assista~~~/~
May 28, 1996
SUBJECT:
Request by W.J.C. Development
Corporation for Preliminary Plat
Approval, Public Hearing Case No. P96-5
Request
W.J.C. Development Corporation is requesting a preliminary plat approval to
subdivide a 40 acre parcel into 14 single family residential lots.
Location
The subject property is located on the south side of 209th Avenue NW, just west
of the intersection of 209th Street and County Road 13.
Zoning~Land Use
Rla (Single Family Residential) / LR (Low Density Residential)
Attachments
· Memo from the City Engineer dated May 22, 1996
· Location Map
· Zoning Map
· Preliminary Plat
· Preliminary Grading Plan
· Letter from Sherburne County Highway Department dated May 23, 1996
Existin~ Conditions
The preliminary plat request involves a 40 acre parcel of land which is
currently used as a farm. The site contains a house, barn, silo and several other
out buildings. There is a pond and wetland in the south east corner of the lot.
This wetland is part of a larger wetland complex associated with Trott Brook.
13065 Orono Parkway · P.O. Box 490 · Elk River, MN 55330 · (612) 441-7420 · Fax: (612) 441-7425
Memo to Planning Commission 2
May 28, 1996
The property is level with a 20 foot change in elevation down to the wetland and
pond. The property has some woodlands near the house, pond and wetland as
well as a tree lined driveway leading up to the existing house; the remsinder of
the site is open fields.
The character of the area could be considered rural, large lot single f~mi]y
residential. The other side of 209th Avenue is zoned A1 (Agricultural
Conservation) with a minimum lot size of 10 acres. To the east, west and south
the zoning is Rla (Single Fsmily Residential) with a minimum lot size of 2 1/2
acres. All of the neighboring lots are larger than 10 acres; the average lot size of
the neighboring 12 lots, which all have residences, is about 14 acres. To the
south of the parcel that is the subject of this subdivision application is an
undeveloped 120 acre parcel.
Wetlands
The wetland area in the southeast corner of the parcel could be impacted by the
proposed expansion of the existing pond, which will serve as the detention basin
for this development. In order to assess any potential impacts, the wetland area
should be delineated and approval of this plat should be conditioned upon
receiving appropriate wetland permits from the City and other agencies.
Minimum Lot Size
The minimum lot size in the Rla zoning district is 2.5 acres. The lots range in
size from 2.5 acres to 3.34 acres with ten of the 14 lots being 2.5 acres in size.
The minimum lot width is 160 feet and all of the lots but one meet that
requirement. Lot 6 has a width, measured at the required building setback line,
of 140 feet. The plat should be revised so that lot 6 meets the 160 foot lot width
requirement.
The plat has been designed so that the existing house, located in the southeast
corner, could be saved.
Well and Septic
The applicant should show locations for primary and replacement septic systems
and a well. None of the lots, with the exception of lot 6, block 1, appear to have
any encumbrances that might limit septic or well locations. The minimum lot
size of 2 1/2 acres should provide omple area for a septic system, possible
replacement system and well.
Memo to P]snning Commission
May 28, 1996
Streets
3
The proposed road (Ivanhoe Street) off of County Road 33 (CR 33) will terminate
in a cul-de-sac near the southern boundary of the property. The proposed 208th
Avenue will be extended to the western property line so that it can be continued
ff and when the adjacent property subdivides. The streets will be 32 foot wide
rural streets with bituminous curbs. The Ivanhoe Street is situated in such a
way that the rows of trees along the existing driveway can be preserved.
The plat shows a 50 foot right-of-way along CR 33. In a letter dated May
17,1996, the County Highway Department requested that the developer provide
an eastbound right turn lane from County Road 33 on to Ivanhoe Street and
that it be designed in accordance with the MnDOT Road Design Manual. The
County also indicated that access on to CR 33 will require a permit from their
office and that stop signs will be required for Ivanhoe Street at CR33, to be paid
for by the developer and installed by the County. They also ~noted that CR 33 is
not a County State Aid Highway as shown on the plat.
Landscaping
In the past, developers of urban subdivisions have been required to plant
landscaping and screening material to serve as a buffer when residential lots
abut county roads. The Commission may wish to consider requiring landscaping
and or a berm along County Road 33 to serve as a buffer for the two lots with
frontage on that road. The subdivision regulations also require street trees, with
a diameter of not less than 2" be planted at intervals of at least one every 60
feet. A landscaping plan has not been provided.
Recommendation
It is recommended that the Planning commission recommend approval of the
preliminary plat request by W.J.C. Development Corporation to subdivide 40
acres into 14 single family lots with the following conditions:
1. A developers agreement be prepared outlining the terms and conditions of
the plat approval and installation of improvements.
2. Comments as requested by Sherburne County Highway Department be
incorporated as part of the plat.
3. All of the comments in the City Engineer's memo dated 5/22/96 be
incorporated into the revised preliminary plat and made a condition of this
approval.
Memo to Plannl,,g Commission
May 28, 1996
4
4. A letter of credit be provided to the City in the amount of 100% of the costs of
the public improvements.
5. Upon completing all of the improvements and having them accepted by the
City, a warranW bond in the amount of 25 % of the improvement costs shall be
submitted to the City for a one year period.
6. Appropriate permits from Sherburne County Highway Department for any
work done within the county highway right-of-way be obtained prior to
commencing work.
7. Surface water management fee in the an amount required by the City at the
time of final plat be paid prior to recording the plat with Sherburne County.
8. Lot 6, Block 1 be revised so that it has a lot width, measured at the required
front yard setback, of 160 feet.
9. All wetlands on the site be delineated and a wetland joint notification form be
completed and returned to the City.
10. An NPEDS Permit be obtained for the grading associated with this
development.
11. Park dedication fee in the amount required by the City at the time of final
plat be paid prior to releasing the plat for recording.
12. A sealcoat fee, in the amount to be determined by the City Engineer, to be
paid prior to releasing the plat for recording.
13. Street lights shall be included as part of the improvements for the
subdivision. Elk River Utilities has recommended three street lights for this
project.
14. All existing outbuildings shall be removed from the property prior to
commencing the street improvements.
15. A grading/erosion control plan and development plan be submitted and
approved by the City Engineer prior to the issuance of building permits.
16. All grading will need to be certified prior to issuance of building permits.
17. Restricted access along County Road 33. No lots shall be accessed from
County Road 33.
s:Xplannin g\scott\pheasrtm.doc
230-309-11
CONSULTING ENGINEERS
1326 Energy Park Drive
St. Paul, MN 55108
612-644-4389
1-800-888-2923
Fax: 612-644-9446
Mr. Steve Ach
City Planner
City of Elk River
13065 Orono Parkway
P.O. Box 490
Elk River, MN 55330
RE: PHEASANT RUN DEVELOPMENT
CIVIL ENGINEERING:
ENVIRONMENTAL
MUNICIPAL
~NNING
SOLID WASTE
STRUCTURAL
SURVEYING
TRAFFIC
TRANSPORTATION
ELECTRICAL/MECHANICAL
ENGiNEERiNG:
HVAC
POWER DISTRIBUTION
SCADA
SYSTEM CONTROLS
OFFICES IN:
MINNEAPOLIS
PRIOR LAKE
ST. PAUL
WASECA
Dear Mr. Ach:
As requested, we have reviewed the submittal for the proposed Pheasant Run Development.
The submittal consisted of a preliminary plat and preliminary grading plan, both prepared
by John Oliver & Associates, dated March 26, 1996. Based on our review and comments
received at the Staff Review meeting, we would offer the following comments:
This plat is located in the east central part of the City. It is a rural subdivision,
with a 21/2 acre minimum lot size. It is approximately 40 acres in size and contains
14 lots. All of the lots appear to meet the minimum acreage. All of the lots, with
the exception of Lot 6, Block 1, appear to meet the minimum width. Lot 6,
Block 1, appears to be less than the 160 foot width at the 35 foot setback line as
required by the Ordinance.
There is a natural swale through Lots 1, 2, 3, and 4, Block 1. This should be
covered by an additional drainage easement.
There is an issue with property further to the south, potentially being land locked.
There are two solutions to this. One would be to continue Ivanhoe Street straight
through to the south plat boundary, or the other option would be to envision a street
heading south along this plat's west boundary. If the later is the chosen alternative,
we would suggest that half of a street right-of-way be provided along the west side
of Lot 10, Block 1.
4. A temporary turnaround needs to be provided on the west end of 208th Avenue.
Glen Sundeen from the Elk River Municipal Utilities has recommended that three
street lights be installed, one at the intersection of Ivanhoe Street and County Road
33, one at the intersection of Ivanhoe Street and 208th Avenue, and one at the rear
of the Ivanhoe Street cul-de-sac.
230/309-2203. may
An Equal Opportunity Employer
Mr. Steve Ach
May 22, 1996
Page Two
It appears from the grading plan that the house pads will be below the street
elevations. Consideration should be given to revising the Grading Plan to have the
house pads at or above the elevation of the street.
Storm drainage will be accomplished by collecting runoff at the intersection of
Ivanhoe Street and 208th Avenue. From there it will be conveyed by a small
diameter storm sewer to detention pond located in Lot 7, Block 1. The outflow
from this area should not exceed the existing condition outflow from the property.
Trott Brook is located on the southeast comer of the property. This should provide
an outlet for drainage from the site.
The actual route for the outlet to Trott Brook is outside the plat boundary. We
question whether or not a drainage easement is necessary over this outlet. Certainly
in the future, if this area develops, the route will need to be maintained.
The proposed street section is an urban design with integral bituminous curb. The
width is 32 feet face of curb to face of curb. This meets the City standard for this
type of development.
If you have any questions regarding any of these comments, please call me.
Sincerely,
MSA, CONSULTING ENGINEERS
Terry J.'Tvlaurer, P.E.
TJM:pd
230/309-2203.may
LOCATION
City of
LOCATION
MAP
13065 Orono Parkway' P.O. Box 490 CASE:
Elk River, MN 55330
P 96-5
· LOCATION
204m
~ ZONING
~ ~,~,,~,i'~ . MAP
EI~ ~R~ver
13065 Orono Parkway. P.O. Box 490 CASE: P 96-5
Elk River, MN 55330
05/23/96 15:20 F.a.Y. 612 441 2264 SHERBURNE CO ~¥Y ~002
ShS. rSurne Coun
H ghway Department
P.O. BOX338 · ELK RIVER, MN55330 · PHONE(612)441-1722 · FAX(612)441-2264
May 23, 1996
Mr. Steven B. Ach
City of Elk River Planner
Elk River City Hall, P.O. Box 490
13065 Orono Parkway
Elk River, MN 55330
RE: Pheasant Run
Dear Mr. Ach:
We have reviewed thc above reference plat and have the following comments:
· 209th Avenue NW (CR 33) is not a County State Aid Highway as shown on the plat.
, Access to ali lots shall be via thc internal street system. Access onto CR 33 from Lot 1, Block 1
and Lot 1, Block 2 will not be permitted.
Access onto CR 33 at Ivanhoe Street will require a permit from this office. Stop signs for Ivanhoe
Street at CR 33 will also be required. The stop signs are to be paid for by the developer and
installed by our department. The developer is responsible for notifying the Highway Department
when the access has been installed and is usable by the general public.
An eastbound right-mm-lane on CR 33 at Ivanhoe Street would also be desireable. If required as
part of the plat approval, the right-mm-lane should be designed in accordance with the Mn.DOT
Road Design Manual.
Thank you for affording us the opportunity to review this plat. If you have any questions or require any
additional information, please contact me at the number listed above.
Assistant County Engineer
She. rburne County
H ghway Department
P.O. BOX338 · ELK RIVER, MN55330 · PHONE(612)441-1722 · FAX(612)441-2264
June 5, 1996
Mr. Steven B. Ach
City of Elk River Planner
Elk River City Hall, P.O. Box 490
13065 Orono Parkway
Elk River, MN 55330
RE: Pheasant Run
Dear Mr. Ach:
As requested by Mr. Scott Harlicker of your staff, the following clarifying comments are provided
regarding the above referenced plat:
· Access to all lots shall be via the internal street system. Access onto CR 33 from Lot 1, Block 1
and.Lot 1, Block 2 will not be permitted.
Access onto CR 33 at Ivanhoe Street will require a permit from this office. Stop signs for Ivanhoe
Street at CR 33 will also be required. The stop signs are to be paid for by the developer and
installed by our department. The developer is responsible for notifying the Highway Department
when the access has been installed and is usable by the general public.
Pursuant to the Sherburne County Zoning Ordinance and the Minnesota Department of
Transportation Road Design Manual, Section 5-3.01.03, an eastbound right-turn-lane will be
required on CR 33 at Ivanhoe Street. The right-turn-lane must be designed in accordance with the
MnDOT Road Design Manual.
Thank you for affording us the opportunity to review this plat. If you have any questions or require any
additional information, please contact me at the number listed above.
*~)~oran M. Cote, P.E.
Assistant County Engineer