6.9. SR 06-28-2001River
Item # 6.9.
MEMORANDUM
TO:
FROM:
DATE:
Mayor and City Council
Scott Harlicker, Senior Planne~
June 18, 2001
SUBJECT:
Case No. AS 01-03
Request by William and Wendy Zacharda for Administrative
Subdivision
Request
Consider a request by William and Wendy Zacharda for an administrative subdivision to
subdivide about 33.5 acres into 3 residential lots.
Location
The property is located on the south side of County Road 33 about ¼ mile west of County
Road 1, 13446 Ranch Road.
Zoning ! Land Use
R1A (Single Family Residential) / LR (Low Density Residential)
Attachments
· Location map
· Certificate of survey
· Memo from the City Engineer
· Letter from Sherburne County Highway Department
Overview
The applicant is proposing to subdivide a 33.5 acre parcel into three lots. Lot A is 25 acres in
s~ze, Lot B is 6 acres in size and Lot C is 2.58 acres in size. Ail the lots meet the dimensional
requirements of the R1A zoning district. There is an existing house on the property that will
Memo to Mayor & City Council/AS 01-03
June 18, 2001
Page 2
be located on Lot B. There is a NSP easement crosses a small portion of the front of Lots B
and C.
The property is bounded on the north by County Road 33, on the east by a single family
residence, on the south by the Windsor Park subdivision and on the west by undeveloped
property.
The site is entirely wooded. There is a large low area that encompasses a large portion of Lot
A and the front of Lot B. The large low area has not been formally delineated as a wetland
and is significantly lower than the surrounding upland areas.
Access
Each of the lots will have access from County Road 33. Lots B and Lot C will share an
existing gravel driveway that services the existing residence on Lot B. A shared access
agreement will have to be recorded to allow shared use of the driveway. Lot A, which is
undeveloped, is wide enough to meet the County's separation distance for driveways.
Park and Recreation
Park and Recreation Commission has recommended cash for the two undeveloped lots to
meet the park dedication requirement.
Drainage and Utility Easements
The survey shows drainage and utility easements along the property lines and over the Iow
area. Additional comments regarding drainage and utility easements are included in the City
Engineer's memo.
Recommendation
Staff recommends the City Council approve the administrative subdivision for William and
Wendy Zacharda with the following conditions:
1. All comments of the City Engineer be addressed.
2. Park dedication fees in the amount of $1,470 for each of the two undeveloped lots
be paid prior to recording the subdivision with the County.
3. Surface water management fees in the amount of $75.21 for each of the two
undeveloped lots be paid prior to recording the subdivision with the County.
4. All comments from the Sherburne County Highway Department be addressed prior
to recording the subdivision with the County.
5. Information shall be provided to the City to ensure that there are suitable areas on
Lots A and C to accommodate a building site, and primary/alternate septic system
locations.
6. A shared access agreement for Lots B and C to allow shared access to the driveway
shall be recorded with the County.
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Howard R, Green Company
June 11, 2001
File: 814810J-0240
Mr. Scott Harlicker
Senior Planner
City of Elk River
13065 Orono Parkway
PO Box 490
Elk River, MN 55330-0490
RE: WILLIAM ZACHARDA ADMINISTRAVE SUBDIVISION
Dear Mr. Harlicker:
As requested, we have reviewed the proposed administrative subdivision for William Zacharda. The
proposed subdivision takes approximately 35 acres of land located south of County Road 33 and divides it
into three parcels. Parcel A contains approximately 25 acres, Parcel B is 6.04 acres in size, and Parcel C
is 2.58 acres in size. All three of these parcels exclude the 50 feet shown for the right-of-way along County
Road 33. The existing home is contained in Parcel B.
Parcel B has a 66-foot wide ingress and egress easement through the majority of Parcel C. No
topography is provided on any of the parcels. Given the ingress and egress easement through Parcel C
and the lot's relatively narrow width, it is questionable where the building site, together with the primary and
alternate septic locations, lies on that parcel. There is a large area of Parcel A which is designated as Iow
land. It is unclear whether this has actually been delineated as a wetland. There is, however, a drainage
easement provided around this area. The area also encroaches in the north half of Parcel B. This
appears to be the reason for the shared driveway between Parcels B and C. It appears that there is a
substantial area on Parcel A (approximately 200 feet wide) adjacent to County Road 33 that is suitable for
the building site and septic locations. Again, no topography is provided for this area.
Five-foot drainage and utility easements are provided on the common lot lines and side and rear lot lines.
Ten-foot drainage and utility easements are provided on the front lot lines. The perimeter lot lines,
excluding the front, should have the drainage and utility easements widened to 10 feet.
Since this administrative subdivision lies adjacent to County Road 33, it should be reviewed by Sherburne
County. It does appear, however, that the administrative subdivision will meet Sherburne County
requirements, since it provides 50 feet of right-of-way along the County road, and of the three parcels, two
share a common driveway.
If you have any questions regarding these comments, please call.
Sincerely,
Howard R. Green Company
Ltr-060701-Harliker.doc
1326 Energy Park Drive · St. Paul, MN 55108 · 651/644-4389 fax 651/644-9446 toll free 888/368-4389
PUBLIC
June 7,2001
City of Elk River
Attn: Michele McPherson
13065 Orono Parkway
P.O. Box 490
Elk River, MN 55330
RE: June Adm. Subdivision Comments
Sherbu~ Coun~~~
WORKS DEPARTMENT
Rhonda F. Lewis, P.E.
425 Jackson Avenue
Elk River, MN 55330
(763) 241-7030 · 800-594-5208
Dear Ms. McPherson;
After reviewing drawings that have been received in our office during the past several weeks we
offer the following comments:
We support William Zacharda's request to split his land (County Highway 33) and create
parcels A and B. We required 17 feet of additional right of way be granted in fee title (for a total
of 50 feet). Parcel A and B must share access on the existing driveway; no change within the
right of way will be permitted.
We support Sharon Bauer's request to split her land (County Highway 31) and create parcels
A and B. We require 17' of additional right of way be granted in fee title (for a total of 50").
Parcel A and B must share an access located on the common lot line and the existing access must
be removed. This requires a permit from our office.
Sherburne County does not oppose the proposed land split for Arne Engstrom, however we
recommend not encumbering Parcel A & B with a driveway easement. For the short term this
may seem like a good idea. Access to 209'h Avenue seems like the logical access point. We
would not allow access to County Highway 32. We will require 17' of additional right of way be
granted in fee title (for a total of 50'). If parcel C requires its' own access, a permit from our
office is required.
Sinc~2>
Richard D. Corbin
Sherburne County Public Works