7.3. SR 08-20-2001Item # q-3-
MEMORANDUM
TO:
FROM:
DATE:
SUBJECT:
Mayor and City Council
Scott Harlicker, Senior Plann~
August 20, 2001
Case No. AS 01-02
Request by Cabot Wormwood for Administrative
Subdivision
Request
Consider a request by Cabot Wormwood for an administrative subdivision to subdivide
about 30 acres into 2 residential lots.
Location
The property is located on the north side of 223r'~ Avenue, east of County Road 32.
Zoning ! Land Use
A1 (Agricultural Conservation) / A (Agricultural)
Attachments
· Location map
· Certificate of survey
· Memo from the City Engineer
Overview
The applicant is proposing to subdivide a 30 acre parcel into two lots. Lot A is 20 acres in
size and Lot B is 10 acres in size. Both the lots meet the dimensional requirements of the A1
zoning district. The property is undeveloped.
The site is a mix of open fields, woods and wetlands. Tibbits Brook cuts diagonally across
the northwest corner of the property. There is a large Type 2 and 6 wetland complex
associated with it. There is a second large wetland in the southeast corner of the property.
The applicant is not proposing to fill any of the wetlands for either the driveway or building
sites.
Well and Septic
Each lot will have individual wells and septic systems. Soil Borings were done on both Lot A
and B. Both lots will be required to have mound systems.
Lot A
Most of Lot A is unbuildable because it is either wetland or an isolated upland area in the
middle of the wetland. There are two potential building sites on Lot A. There is about ~ an
acre of upland area at the front of the lot, adjacent to 223ra Avenue. The second potential
site is located in the northeast corner of the lot and is about 3 acres in size. Both of the
building sites are located in open fields. Because of the area required for the primary and
alternate septic systems, it would be difficult to build a house on the smaller area near 223r'~
Avenue. The 3 acre site is the most likely location for the house. The elevation of this area is
about 13 or 14 feet above the elevation of the adjacent wetland and has ample space for the
septic system and a house.
Lot B
This lot has about 4 acres of buildable area. It is an open field surrounded by woods and
wetlands. There is an upland corridor extending through the center of the lot that will be
used to provide access to both of the lots.
Access
Access to the lots will be from 223ra Avenue. 223ra Avenue is a dead-end gravel road with
three houses on it. The applicant will be required to grant a 33 foot wide road easement
along 223ra Avenue on both lots. A shared drive will be constructed on Lot B to provide
access to both lots. A shared access easement will have to be recorded with the County.
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
wetlands. Descriptions of the drainage easements will have to be provided for review.
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 Cabot
Wormwood 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. A shared access agreement for Lots A and B to allow shared access to the driveway
shall be recorded with the County.
5. Descriptions of the driveway easement will have to be provided to the city for review
and approval prior to recording the subdivision.
6. The subdivision shall be in the form of a simple plat.
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Location Map
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.OR LAND SURVEYORS, INC.
',1. BROADkiA Y P. O. BOX 179
ICELLO, MN 55362
-7// 753-295-3388 FAX// 753-295-3408
BENCHMARK: ELEVA TION-944. 43
A OOUBLE SPIKE IN THE blEST FACE OF A POWER POLE 14£906.
LOCATED 210' ffEST 8 37' NORTH OF THE S.E. CORNER
OF PARCEL B
REVISED EDGE WETLAND & PARCEL · ON 6-07-01
Howard R, Green Qompany
August 7, 2001
File: 815320J-0240
Mr. Scott Harlicker
Senior Planner
City of Elk River
13065' Orono Parkway
P.O. Box 490
Elk River, Minnesota 55330-0490
RE: CABOT ADMINISTRATIVE SUBDIVISION
Dear Mr. Harlicker:
As requested, we have reviewed the information provided for the proposed administrative
subdivision on 223rd Avenue NW. The information consisted of a certificate of survey prepared
by Dennis Taylor and Associates and a wetlands delineations prepared by Aquatic
Ecosolutions, Inc. Based upon our review, we would offer the following comments:
o
o
The original parcel in question is approximately 30 acres and proposed to be split '
into Parcel A of approximately 20 and Parcel B of approximately 10 acres.
There is a significant amount of wetlands on the two parcels. There is also a shared
driveway off of 223rd Avenue for the two parcels. Easement descriptions will need to
be provided for the shared driveway and surrounding all of the wetland areas. In
addition, an easement will need to be provided describing the 33-foot right-of-way
along 223rd Avenue. Perhaps an easier solution would be to turn this administrative
subdivision into a simple plat which would allow the placement of all these necessary
easements on the plat document, thereby eliminating the need to wdte descriptions
around all of these areas.
It appears that both lots have sufficient upland area for building site, septic system,
and alternative septic system. Only a few spot elevations were provided were
provided on the upland area but it appears that this area is between 7 and 10 feet
above the wetlands contained on the two parcels.
Ten-foot drainage and utility easements around the perimeter and on the common lot
line should be provided on each parcel.
If you have any questions regarding any of these issues, please call.
Sincerely,
Howard R. Green Company
T~rer, P.E.
TJM:mw
O:~PROJ~815320J\0240~Ltr-080701-Harlicker.doc
1326 Energy Park Drive · St. Paul, MN 55108 · 651/644-4389 fax 651/644-9446 toll free 888/368-4389