9.1. SR 12-16-1996.ty of
iver
FROM:
DATE:
SUBJECT:
ITEM 9.1.
MEMORANDUM
Mayor and City Council
Steve Ach, City Planner~g/~
December 16, 1996
Preliminary Plat Request by the City
of Elk River Parkview Addition, Public
Hearing Case No. P 96-12
Issue
The City of Elk River is requesting to subdivide 115 acres into six single
family lots and one outlot.
Attachments
· Preliminary Plat
· Report to the Planning Commission dated November 26, 1996
Zoning/Land Use
Rla (Single Family Residential) /MR (Medium Density Residential)
Location
The southwest corner of 165th Avenue and Jarvis Street
Background
This past March, the City of Elk River purchased the 115 acres with the
primary purpose of developing the northern portion of Outlot A into
recreational fields and using the southern half for the spreading of sludge
generated from the city treatment facility. To help finance the development
of this park, the opportunity existed to plat some of the property into rural
residential lots that could then be sold. Since the time the city purchased the
property several concept plans of the recreational fields have been reviewed
by the Park & Recreation Commission, as well as some schematic plans that
were originally presented to the Council of how the balance of the property
could be subdivided into single family lots.
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/P 96-12 Page 2
December 16, 1996
Currently, the public works department is coordinating the grading of that
portion of Outlot A intended for the four-field ball complex along with the
associated parking to serve this facility. This area is scheduled to be graded,
topsoiled and seeded sometime in 1997. It is then expected that the fields
would be ready for use sometime in 1998.
Overview
The entire 115 acres lies outside of the City's urban service boundary.
Therefore, this area is not currently planned to be served with city water and
sewer, thus, the zoning of Rla (Single Family Residential) which allows a
minimum lot size of 2-1/2 acres has been put into place.
There is a relatively large wetland complex which bisects the property in a
northeast to southwest direction. The wetland complex divides the 115 acre
parcel into three distinct areas. One area to be utilized for the spreading of
sludge, another for recreational use and the third, residential lots.
Transportation
The property is bordered on the north by 165th Avenue and on the east by
Jarvis Street. These two roadways are shown in the draft transportation
plan as ultimately becoming a collector and minor arterial, respectively.
Therefore, the plat has included the appropriate right of way to accomplish
any future improvements to these roadways to satisfy their ultimate
classification. Jarvis Street is located on the border of the City of Elk River
and Ramsey. Half of the right of way lies within Elk River and the other half
is in Ramsey. Along with this plat, the appropriate half right of way will be
accomplished while the remaining half will have to come from the City of
Ramsey. As shown on the draft transportation plan, the alignment of Jarvis
Street is to curve slightly to the west as it extends north of 165th. This
alignment will then proceed up to the Fillmore Street alignment.
Residential Lots
The plat consists of six residential lots, all exceeding the 2-1/2 acre minimum
lot size requirement. Four of the lots along 165th Avenue are slightly larger
than three acres with the remaining two having sizes of approximately 5-1/2
acres and 15 acres. All six of the lots have some wetlands included as part of
them. As previously mentioned, these wetlands will serve as a buffer from
the other uses intended for the 115 acres. Since these residential lots will
front onto streets that are planned to receive higher volumes of tr~f~c, it will
be recommended that the lots utilize common driveways to minimize the
access points onto these roadways.
s:\councfl\p96-12.doc
Memo to the Mayor and City Council/P 96-12
December 16, 1996
Environmental Audit
Page 3
Prior to purchasing the property, the city had a Phase 1 and Phase 2
environmental audit prepared. Attached to the report to the Planning
Commission is a memorandum from Steve Rohlf explaining the findings of
the report. Basically, the audit did not discover any significant
environmental problems.
Wetland Mitigation
As part of the development of the recreational fields and possibly the
spreading of the sludge, there may need to be some filling of wetlands to
accomphsh the full utilization of the property. With the filling of the
wetlands, there will need to be mitigation work done by replacing the
wetlands somewhere on site. The plat has identified an area within Lot 6
which will allow for the appropriate mitigation to occur. Staff is
recommending that this mitigation work be completed upon Lot 6 prior to the
sale of this lot. Otherwise, permission would be needed from the owner of
Lot 6 prior to commencing mitigation work.
Sale of the Residential Lots
When the final plat is brought forward for the Council's consideration, staff
will provide the Council with a draft disclosure document which will include
up to inform purchasers of the residential lots of the surrounding activities
that are expected to take place. For example, there will be comments with
respect to the development of the recreational fields and the possibility of
lighting of these fields. The document will also discuss future improvements
to surrounding streets, use of the sludge land and other pertinent
information that the residents may be concerned about at a later date. Other
examples which may be included in the disclosure document will include:
· spreading sludge north of 165th
· Cargill's operation to the west
· RDF facility at 165th and Highway 10
· upgrading of Jarvis Street
Park & Recreation Commission Recommendation
The Park & Recreation Commission has recommended the purchase and
development of Outlot A will satisfy the park dedication requirements for
this proposed project. The Park & Rec Commission has also recommended
the plat be developed beginning with Lot 6 and progressing in an east-to-
west direction. This will allow the sale of the lots to occur, while at the same
s:\council\p96-12.doc
Memo to the Mayor and City Council/P 96-12 Page 4
December 16, 1996
time preserving the opportunity to expand the park if necessary, at a later
date.
Planning Commission Recommendation
The Planning Commission has recommended approval of the preliminary
plat with the seven conditions as outlined in this report.
Recommendation
It is recommended the City Council approve the preliminary plat request by
the City of Elk River for Parkview Addition to subdivide 115 acres into six
single family lots and one Outlot with the following conditions:
1. THE WESTERLY LOT LINE OF LOT 6 BE ADJUSTED TO COINCIDE WITH THE
DITCH THAT BISECTS THE LOT.
2. SHARED DRIVEWAYS BE UTILIZED WHEREVER POSSIBLE TO MINIMIZE THE
ACCESS POINTS ONTO 165TH AVENUE.
3. APPROPRIATE DRAINAGE AND UTILITY EASEMENTS BE INCORPORATED AS
PART OF THE PLAT.
4. A DISCLOSURE DOCUMENT BE PREPARED AND INCLUDED ALONG WITH THE
SALE OF EACH PARCEL.
5. APPROPRIATE DEVELOPMENT FEES BE PAID AT THE TIME OF FINAL PLAT.
6. PRIOR TO ISSUANCE OF BUILDING PERMITS, PERCOLATION TEST AND SOIL
BORINGS BE PROVIDED TO THE CITY TO DETERMINE APPROPRIATE BUILDING
ELEVATIONS.
7. WETLAND MITIGATION ON LOT 6 BE COMPLETED BEFORE THE SALE OF THE
LOT.
s:\council\p96-12.doc
Of" ~CTION 13. ~N0~11.1 UNr 0F' ~ N !/2 Of' TI~ N0~THF..~ST QUART'[~ Of' ~'CTION 1..9, ~ 32.. R 26
$ ee~j'p2W
~ '..., . .... ; ....... ~. sc~ ,' - :oo' ~ .~. I
· ' I ..... a:- BFARING$ $~101~N ARE A~MED
~ ' I · ~ o TO~P 32, R~ 26. ~BU~E C~. MIN~T~
.}.: {:-::. ::..:{ .":~'" .'.:" '." '.'..' .'.'::": '~ .:.: :.':. ,.-'..v. '.-..'.:.-:. ~..i I / ~" ~
/.'-~ .' ~ ~ ELK ~I~R. MINNESOTA - I
~D MI~GA~ O*[ .I ~C ~I MIN~E~PCuS ~HNE~)T~ 55416
('~o7 Ac~s)
..! I
.........,,- , , DENOTF_S TYPE II I~'TLAND UldlTS
· OENOT£$ I~ON k~T
DENOTE~ ~ COUNTY
CAST IRON MONUM~T
Droino~e oncl Utility £a~ement~ gno~rn th~
Being 5 feet in width ond od)ohtlng a~e lot IIh~.
unl~ oth~rwIN ehown o~d 10 f~et kt wk:Kh ond
od,ironing right-of-way line~ and p4ot ~
ZONING
PROPOSED S~NGLE FAMILY RESIDENTIAL LOTS
CURR£NI'LY ZOK, IED RIA.
2.5 ACRE MINIMUM
160 FT. MINIMUM LOT WtDTH
OWNER/DEVELOPER
CITY OF ELK RIVER
1,.%C~50RONO PARKWAY
ELK RIVER. MINNESOTA
55330-0490
PH.-(612)441-7420
SEll)ACKS
m^ s~m^c~s (MN~MUU)
PlqONT YARD - x5 ~
SADE: YARD - 20 F'EZT
R[AR YARD - ~0 FEE:T
PARKMEW .N:X~'IiON j
PRI~LIMINARY PLAT
River
TO:
FROM:
DATE:
SUBJECT:
MEMORANDUM
Planning Comrnission
Steven B. Ach, City Planner~~~
November 26, 1996
Preliminary Plat Request by the
City of Elk River (Parkview Addition),
Public Hearing Case No. P 96-12
Request
The City of Elk River is requesting to subdivide 115 acres into 6 rural single
family lots and 1 outlot.
Attachments
· Location map
· Zoning map
Preliminary plat
· Excerpts from Draft Transportation Plan
· Concept plan for city park
· Memo from Steve Rohlf dated 10/23/95
-Zoning/Land Use
Rla (Single Family Residential) /NLR (Medium Density Residential)
Location
The southeast corner of 165th Avenue and Jarvis Street
Background
This past March, the City o£Elk River purchased the 150 acres with the
primary purpose of developing the northerly portion of Outlot A into
recreational fields and using the southern ha~ for the spreading of sludge
from the city treatment facility. To help fund the development of this park
there is an opportunity to plat some o£ the property into residential lots.
13065 Orono Parkway · P.O. Box 490 · Elk River. MN 55330 · (612) 441-7420 · Fax: (612) 44t-7425
'
Memo to the planning Commission/P96-12
November 26, 1996
Page 2
At this time, the city is in the process of grading that portion of Outlot A
intended for a four-field ballfield complex along with the associated parking.
This area is scheduled to be graded, topsoiled and seeded sometime in 1997,
as well as makin g other improvements to allow for the use of the fields in
1998.
Overview
The entire property is located outside of the city's urban service boundary.
The current zoning on the properW is Rla (Single Family Residential) which
requires a r~inimum lot size of 2-1/2 acres. There is also a lot width
requirement of 160 feet.
There is a relatively large wetland complex which bisects the property in a
northeast to southwest direction. This wetland complex creates some natural
boundaries for the recreational fields, the residential area, and the area
intended for spreading of sludge.
The property is primarily vacant with little if any vegetation. The property
was previously used for agricultural purposes.
The property is bordered on the north by 165th Avenue and on the east by
Jarvis Street. These two roadways are shown in the draft transportation
plan as ultimately becoming a collector and minor arterial, respectively.
Therefore, the plat illustrates along 165th Avenue 50 feet of half right of way
for the anticipated 100 feet of right of way and 66 feet for the west half of
Jarvis Street. The additional right of way for Jarvis will need to come from
property within the City of Ramsey since this road is along the city hmits.
Jarvis Street is currently planned to be north-south roadway beginning at
Highway 10 and extending north through the eastern third of the city
connecting ultimately with County Road No.'s 12 and 13. The ahgnment of
Jarvis Street is planned to curve slightly to the west as it extends north of
165th Avenue. This alignment will be consistent with Fillmore Street (see
attachment).
Residential Lots
There are six residential lots proposed as part of the plat. Four of the lots are
shghtly larger than three acres in size, with the other two lots being 7.5 acres
and 15.22 acres, respectively. All of the lot sizes have some wetlands
included as part of them; however, all of the lots have at least an acre and
one-half of buildable property which is suitable for a house location, primary
and secondary septic system and a well location. All of the lots satisfy the
~ninimum frontage requirement of 160 feet. Staff will be recommending one
s:\plsnuing\pc\96-12x.doc
Page 3
Memo to the Plaguing Commission/P96-i2
November 26, 1996
change to the lot line on Lot 6 as it should be adjusted to follow the ditch
along the western portion of the proposed lot.
Environmental Audi~
Prior to purchasing the property, the City had a Phase I and II
environmental audit prepared on the property. Attached is a memorandum
from Steve Rohlf explaining the findings of the report. Basically, the audit
did not discover any significant environmental problems.
Wetland Mitigation.
Also included in the plat is an area that has been identified for wetland
mitigation. This primarily occurs on Lot 6 and will accommodate anY of the
mitigation which may need to take place as part of the recreational field
development. There will also need to be some filling of the wetland in order
to gain access to the property for the spreading of sludge. This mitigation
will be able to occur in this area also.
Development of the Residential Lots
Since the lots will be having access onto a collector and minor arterial street,
it will be required that the lots have shared driveways to minimize the access
points onto these roadways. Also, staff will be drafting disclosure documents
to inform the future property owners of the six lots of the development and
use of the recreational fields (i.e. lighting of field complex). This document
will also discuss future improvements to surrounding streets, use of the
sludge land and any other pertinent information for the residents. Other
examples which may be included are as follows:
· spreading sludge north of 165th
· Cargill's operation to the west
· RDF facility at 165th and Highway 10
· Jarvis Street
Park and Recreation Commission Recommendation
The Park and Recreation Commission has recommended that the purchase
and development of Outlot A will satisfy the par, k dedication requirements
for this proposed plat. The Park and Recreation Commission has also
recommended that the plat be developed beginning with Lot 6 and
progressing east to west. This will allow the expansion of the park, in the
event the residential lots do not sell at the anticipated price and]or there is a
need to expand the park in this area at a later date.
s:\planningXpc\96-12x.doc
Page 4
Memo to the planning Commission/P96-12
November 26, 1996
Recommendation
It is recommended the Planning Commission recommend approval to the City
Council of the preliminary plat of Parkview Addition to subdivide 115 acres
with one outlot and 6 single family lots with the following conditions:
1. The westerly lot hne of Lot 6 be adjusted to coincide with the ditch
that bisects the lot.
2. Shared driveways be utilized wherever possible to minimize the access
points onto 165th Avenue.
3. Appropriate drainage and utility easements be incorporated as part of
the plat.
4. A disclosure document be prepared and included along with the sale of
each parcel.
5. Appropriate development fees be paid at the time of fSnal plat.
6. Prior to issuance of building permits, percolation test and soft borings
be provided to the city to determine appropriate building elevations.
s:kpl~nnin g\pcX96-12x.doc
167'Rd
166TH
165'rH
164TH
163RD
162ND
161ST
160TH
15gTH
158TH
157TH
City of
E River
13065 Orono Parkway · P.O. Box 490
Elk River, MN 55330
LOCATION
MAP
156TH
155TH
154TH
LOCATION
Rla
o~,~ MAP
Elld~~River
t3o65 Oro.o P~rkway · P.O. So× ~90 CASE' p{~ ~'/,~
Elk River, MN 55330
170TH
16gTH
16833-1
167TH
166TH
165TH
.164TH
163~D
162ND
161ST
160TH
159TH
--.- ,. .... 1[ - ,%, ~/', .... ~
--, ~.. ;."~ ~ ~ a ,, ! , ~ T-,-,, m,~,""= "~-.-----..,,-~. ,. ~. _..~., ~, ~ .../- ~ ,1 ...___~_.1~.)
:' ,... '..,.. i -..I- :.{:, i I~ . h." /~.---'>:-.." ~lll'- ' i .~q /,,
----I '. :, "~'~ % .......... 1,- ...... ~1 ! .... p, ~ .......... ]! ....Ii.../."-' i!u... '~. ~,
.-~ .... :" .~-,'~, , - .,.',"':~' ,, .--~ - ..--. ~ ,, "'-~'~-'1 / , ~I ~; ~-~,, I//.--'."' ~ _~-
L I,,.¥.-'? / ~ ~...~.~ -.-
--- ', I ,,,,,. ,-"1. a ,". ~. ~, ~) --' : ....
~ ' .... - ' '"": .... '~:~'""' '"'~' "'~' ' ..... ~-'" "',. .... -,~/!' L.,;~ ..;;.~....,
"1 .-: '- , ~., ,,, ~.,... ,I -.~:::~il '- , ~ ~- .~ . · ~--,,, ~ I:; ~' .. ""=""'-~:~ ' ' · "'" "" '"- -
"""! "',. ! ~ ! k .... ~.~ ,~ .~? "--'~ /' "',. 11 '1 , ~'1:, ~r~.;~. ~i ; ..:---...~.~--..,,~s~_.. ~ ............... ~.z-~.~.~-.--~-- "/'1 '
~ ?~'/.-~; ---: :: '-'-*- ........... -" . , . . , 1 .._-- --
,-.-.,.,;--' '~, ! '., ,,I ..,i,.,.,,~. ! ~ ,,?., ~ ,X., ~.'.'-!,~~ -,~ :~':1:;, ' ~ ' ' ....... ..... ~' .... '--'- .... ' --
I I ' I ,t'. ..-'.'~ !I .,t . ~ ,.'~,~1~., ~1 'q.~-_ .:~ ..~l~,,, -: I .'-
,~ ~ ...,, I I
._, ~, (.. i L'~. J-"~',J~i..._,...~i/~l.',.~-.~:: ~-----, ,~1
'--I . · '"'-'-~.I ~ [ ~ · ~';
--ilLs' I 'r . _.'- , · :~.. ~1~ .."-' ~ ,~,' r~. ~, i~ t''='- ,..~ ':
'-i~, - _ ,-.~. - , .-' ~.."~ . . ~
- .. · ,/. . .#. , ~ . ...-..~..,~ , ,.,;, ~-.
:_. l \ / ; % .tt~-. ::' ;,',..~' :~' ! .. . -~..- '"' II i' ~'' !// i 'r "Ii I ti ': . , :- 1. ~,, =,,, == Ma]or
· -,-- . / ; '..!... ~ ~.. " ' · '~ .~il ' '- ~.. .... ~ ' *-~.! i .- ),.-. " ~ ~ Coloctore
· --! ..... -".' -"'--.'"'" "~ i ~..~ =,,,- ~'- ~ i' 1 .'. :~- .l~ ~ ~ "
'-"'-' · ~ ~' * % ~'~" ] ......... , .... Ill ~, I i~ t * i I It .~3 '
---I,,' , ,' ---" ~, ,, ,,.", ~,~,. :~: i' :~ ,."",ii? ~'~ i ~-: FIGURE 8
'--'~ . - ! =--.---~..~= r--- ', ,., ~' I/ ~ ., i . .,r
'- ~ ........ i *' .i . I; ...~__... '~. ~, ,,~' ~.-, ,t.:, I~ ~ J!l .-. -. :'i. ~ ,o ULTIMATE FUNCTIONAL
-""'' -' , · . ¢ / I '
-_ i .. ~ ,.;-,_,... _~. ...... :.,_.~:, i .. ,: ! ....
· . ... ., : , ,~. . i~ / , ~ '
--.. ........... -':.' _ · I ,:,,," .1~, [ , ·;-'-'",Il, ',_----_: City
....... ' - ' ...... .... ' '"''''"''"' --' :' :--' Elk
S
i
~0'59.'05"'
W ,, .J
182.4.69!.
1,321.84'
THE SOL!THWEST QUARTER OF
'[S'¥ OUARTER OF SECTION 13
(-
"ity of
iver
MEMORANDUM
TO:
Pat Klaers, Mayor and
City Council
FROM:
Steve Rohlf- Building and
Zoning Administrator
DATE: October 23, 1995 ~'/~
SUBJECT: Phase I and II Environmental Audit
of the Cass Property
The city staff in cooperation with the city's environmental consultants, B.A.
Leasch and Associates, have completed a Phase I and a partial Phase II
environmental audit on the Cass property. The Phase I showed no signs or
history of any past structures being located on the property. The Phase I also
did not reveal any pipelines, transformers or obvious signs of dumping.
However, the Phase I did raise enough concern to warrant a partial Phase II
environmental audit.
The following Phase II work was completed on the Cass property:
1. The inspection of J & J Machine facility, which came back OK.
The sampling of one of the city sludge site monitoring wells
for RCRA Metal, which came back OK.
The installation of three monitoring wells on the Cass property
to determine the direction of ground water flow, document the
pre-existing nitrate level and to monitor the T.J. Hopkins site
for contamin ation.
Sampling of the monitoring wells mstMled showed the ground
water flow, to be to the southeast instead of the southwest as
expected. This actually is a good situation because Burlington
Northern Rnilroad and the T.J. Hopkins facility lie to the south
and southeast of the Cass property, therefore, they are not a
concern. Ssmpling of these wells a/so indicated existing
nitrates on the Cass property; probably from farming.
However, they are at low levels.
13065 Orono Parkway · P.O. Box 490 · Elk River, MN 55330 ® (612) 441-7420 · Fax: (612) 441-7425
o
Testing existing deep wells in the area and review well logs to
analyze water quality for proposed residential development.
This analysis indicated that nitrate levels in deep wells (that
would be used for residential use) are below health risk limits
established by the Minnesota Department of Health
In conclusion, the Phase I and Phase II audit of the Cass property did not
indicate any signifiicant environmental problems that would prohibit the city
from purchasing the property. The last issue to consider is whether or not
the monitoring wells installed on the Cass property by the city should be
abandoned or ffthey can be of future use, i.e. monitoring sludge land.
bz/steverlcassprop