6.5. SR 09-16-19966.5.
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FROM:
MEMORANDUM
Mayor and City Council
Steven B. Ach, City Planner.~<~
DATE:
September 16, 1996
SUBJECT:
Request for Administrative
Subdivision by River of Life Church,
Public Hearing Case No. AS 96-6
Issue
River of Life Church is requesting to subdivide approximately 53 acres into
three separate parcels.
Location
Southeast corner of 217th and County Road #1
Zoning/Land Use
A1 (Agricultural Conservation) / LR (Low Density Residential)
Attachments
· Memo from City Engineer dated September __, 1996
· Location map
· Zoning map
· Proposed subdivision
· Exhibit illustrating right of way along 217th Avenue
Overview
The proposed subdivision involves approximately 53 acres that is currently
vacant and is bordered by County Road #1 on the west and 217th Avenue on
the north. Towards the southeast corner of the property, Greenhead Acres
1st Addition adjoins the subject property and Concord Street terminates at
the property's south property line. As part of this proposed subdivision, the
appropriate right of way will be dedicated providing the opportunity to
extend Concord Street north to 217th Avenue.
13065 Orono Parkway · P.O. Box 490 · Elk River, MN 55330 · (612) 441-7420 · Fax: (612) 441-7425
Memo to the Mayor and City Council/AS 96-6 Page 2
September 16, 1996
The proposed subdivision is located within the A1 zoning district which
requires a minimum lot size of 10 acres. Each of the three lots proposed in
the subdivision meet or exceed the 10 acre minimum lot size requirement
along with the necessary frontage of 330 feet.
It has been indicated by the church that the 28 acre lot will be retained by
the church for future development of a church facility while the two 10 acre
parcels will be sold as two residential properties. When the church decides to
proceed with their development plans, a conditional use permit will be
required which will be presented the Planning Commission and City Council.
217th Avenue
217th Avenue is currently a gravel road that is in relatively poor condition
because of the narrowness of the street and the steep ditch sections. It is
staffs understanding that there may only be 33 feet of right of way for 217th.
This 33 feet is most hkely centered on the section line; therefore, 16-1/2 feet
on the church property and 16-1/2 feet on the property immediately to the
north. In order to improve 217th, a total of 60 feet of right of way should be
dedicated. Staff would recommend the church dedicate a total of 43-1/2 feet
to achieve the 60 feet for 217th.
Based on previous applications for subdivisions along existing streets, no
improvements have been required to the existing streets servicing the area to
be subdivided. However, it is anticipated that when the church comes in
with their conditional use permit, one of the issues will be to improve (pave)
a portion of 217th to facilitate the traffic generated by the church. However,
the balance of 217th is not scheduled to be improved at this time.
Concord Street
As mentioned earlier, as part of the plat the right of way for the extension of
Concord Street will be included and dedicated as part of the plat. This
dedicated right of way will provide for the continuation of Concord Street to
217th and eliminate an existing cul-de-sac that is approximately a half-mile
in length. One of the issues the City Council should discuss is whether
Concord Street should be constructed at this time or wait until a later date.
Staff beheves that this situation is slightly eliWerent than other developments
that have been required to develop all the streets in their plat. The cost to
construct approximately 1,300 feet of roadway for two lots seems to be a little
excessive, given the properties will be fronting onto 217th and utilizing that
existing street. If there were additional lots within the subdivision to share
in the cost of the street it would be recommended to construct the street at
this time. Even if the street is not constructed at this time, the right of way
s:\councfl\as96-6.doc
Memo to the Mayor and City Council/AS 96-6 Page 3
September 16, 1996
is important to allow the further extension of Concord Street and eliminate
an existing cul-de-sac.
Park and Recreation Commission
The park and Recreation Commission recommends a cash payment be made
to satisfy the park dedication requirements.
Recommendation
It is recommended the City Council approve the administrative subdivision
for River of Life Church to subdivide approximately 53 acres into three
separate parcels with the following conditions:
Park dedication in the amount of $550 per lot be paid prior to
recording the subdivision with the County.
o
Payment of surface water management fee in the amount of $61.80 per
lot be paid prior to recording the plat with the County.
o
Any future development of Lot 1, Block 1, be required to have its
access to the property off of 217th.
4. A total of 43-1/2 feet of right of way be dedicated as part of the plat.
s:\council\as96-6.doc
SEP-i~-i~96 11:17 P.O~
1326 I~n,rg~, l~atJ~ Drbe
Sr. Paul, MN 55108
612-644-4389
1-800-888-2923
Fax: 612-64~,94~6
September 13, 1996
File: 230-000-11
Mr. Steve Ach
City Planner
City of Elk River
13065 Orono Parl~way
P.O. Box 490
Elk River, MN 55330
RE: RIVER OF LIFE ADMINISTRATIVE SUBDIVISION
Dear Mr. Ach:
(]VIL ENGINEERING:
ENVI~ON~',ENTAL
MUNICIPAL
~LANNING
~LID WASTE
.STRUCTURAL
SUEVEYING
TRafFIC
~ANS~TATION
ELECTRICAL/MECHANICAL
ENGINEERING:
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POWER C)LSTRIBLJTION
SCADA
SYSTE~ CONTROLS
OFFICES IN:
~AINNEAPOLI$
PRIOR L~KE
ST. PAUL
WASECA
As requested, we have reviewed the proposed administrative subdivision entitled River
of Life. Based on our review and comments received at the staff review meeting, we
would offer the following comments:
1. There should be no access from Lot 1 onto CSAH No. 1.
This administrative subdivision creates three lots that will access onto 217th
Avenue. That road is currently approximately 20 l~eet wide and is a gravel road.
It appears that the road is located along the section line. We believe that the
administrative subdivision does not accurately reflect the right-of-way that
currently exists there. Phil Hals indicated at the staff review meeting that his
research from several years ago indicated that there is on]y 33 feet of right-of-way
total. We would assume that this is also centered on the section line with 16a,~
feet located north and 161/2 feet located south of the section line. We would
recommend that the administrative subdivision be revised to accurately reflect the
right-of-way that currently exists and dedicate enough additional right-of-way
along 217th Avenue for a total of 60 feet.
o
When development occurs on Lot 1, Block 1, we would recommend that 217th
Avenue be upgraded to a bituminous surface, standard width roadway from CSAH
No. 1 to the most easterly access to Lot 1, Block 1.
The plat dedicates a 60-foot right-of-way north-south along the Concord Street
alignment. It is not recommended that the roadway be required to be constructed
at this time. The two lots that have frontage certainly do not support the
construction of approximately a quarter mile of roadway. Also, the construction
of Concord Street from the south to the north would have the potential of putting
An Equal Opportunity Employer
Mr. Steve Ach
September 13, 1996
Page Two
more traffic on 217th Avenue which is currently substandard. However, by
obtaining the Concord Street right-of-way at this point in time, it will be preserved
for future use, it' and when the roadways in this area are upgraded or additional
lots platted along this alignment.
If you have any questions regarding these comments, please call.
Sincerely,
MSA, CONSULTING ENGINEERS
T~4:tw
000-1301 ,sep
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