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HomeMy WebLinkAbout04-22-74 PZMVILLAGE OF LAKE ELMO PLANNING AND ZONING COMMISSION MINUTES OF THE MEETING APRIL 22, 1974 Meeting called to order at 7:40 p.m. Members present: Chairman Wm. Lundquist, R. breher, B. Folz, D. Lyons, J. Sovereign, T. Williams. Minutes of April 9th corrected as follows: Page 1, paragraph 5, should read "...questions about subdividing the N 1/2 of SE 1/4 of Section 3...." Minutes approved as corrected. HEARING: LAKE ELMO HEIGHTS PLAT. Neither the people to do the platting nor any of the neighbors -- except Mrs. Folz were in attendance. NOTE: FOR ALL FUTURE PLATTING HEARINGS, PZC RECOMMENDS THAT ALL ABUTTING PROPERTY OWNERS BE NOTIFIED IN WRITING. The following observations and recommendations were made: 1. At a previous meeting, PZC had agreed that there should be on -site precolation tests. 2. An attempt should be made to ascertain that every lot is buildable but not required that every lot have percolation tests. 3. Should be a proposed re -subdivision in the event that public sewer is provided. 4. The 7% park land for this 150 acres should be in the NW corner. 5. There was a proposed 20' trailway system under the power line. 6. They should propose the size and location to hold the run- off from a 100-year flood so that it will not over- load the existing drainage structure under the highway. 7. They should propose the size of the dike necessary for that capacity. 8. Detailed grading plan should be provided. 9. Lots 4 and 5 of Block 2 should be combined into one lot and the pond retained in its natural condition. 10. Lots 4 and 5 of Block 3 should be combined and the pond retained in its natural condition. 11. Storm drainage ditches and roadway system should be detailed. For further consideration Bill Schwab's comments are attached. -2- Village Engineer has stated that the culvert presently under Trunk Highway 6 is adequate for this subdivision and will be analyzed and upgraded at the time County Road 6 is upgraded, if it is deemed necessary. Motion by B. Folz, seconded by T. Williams, to recommend preliminary approval of this plat subject to the conditions listed above, with the stipulation that if unsatisfactory soil conditions exist, that this plan be re -submitted and discussed in detail with the Planning Commission. If percolation tests are satisfactory, the grading plan, diking plan, and percolation tests are to be submitted to the Village Engineer for recommendations and approval. Motion passed unanimously. HEARING: FRED H. RICHERT, 3870 Jamaca Ave., regarding Special Use Permit to mine gravel. List attached of those in attendance. The following problems were cited in regard to the gravel operation: 1. Roads will require calcium chloride treatment. 2. Operating noise. 3. Dust 4. General appearance of the operation. 5. Safety hazards. 6. Loss in value of surrounding homes. 7. Length of operation (years). No action was taken because of the late hour. However, PZC requests that a copy of the Barton proposal as contained in their letter of April 9th and a copy of the mining ordinance be mailed to all those people attending the hearing. it was stated that the property owner to the north of Richert's is interested in joining in the gravel operation; however, this must be a separate consideration. HEARING: DONALD OLSON, 2932 Legion Avenue No., regarding Special Use Permit to install fence on above property. Mr. and Mrs. Olson were the only attendees. They wish to install a 42" fence; present ordinance limits fence to 30". Question was raised for reasoning behind the establishment of the 30" requirement. Motion by B. Folz, seconded by J. Sovereign, to recommend that a Special Use Permit be granted for Mr. and Mrs. Olson to install a 42" chain link fence across the front of their yard on Government Lot 1 - S24T29R21 being the S 87' on the N 414' of E 180'. Howard Springborn, Martin Zabell, appeared regarding recreational area on Mr. Springborn's property. Mr. Springborn was advised to apply for a Special Use Permit. A hearing will be set for the -3- next PZC meeting. by mail. DAVID MORGAN presented the Park Study Committee's requesting acquisition of 279 acres of parkland. T. Williams, seconded by J. Sovereign, to endorse Committee's recommendation dated April 19, 1974. unanimously. Meeting adjourned at 12:10 a.m. All abutting property owners are to be notified recommendation Motion by the Park Study Motion passed Respectfully submitted, Sandy Phernetton Rec. Secretary iate,414.;1 e Z--/g/g• p krur 771)6.0-e,D/ADwiZE )),p j_J-t.u4-) --)/L1444 ,e3e /-+tele-e"2:-.(1444. 8 ( iiv,✓) L /i.. f d of 11/ Y2 zq 39't st- ti 2( 33 5 T ti ya 9'6'`'s 7 , /7, -733 J1144/1e/1- /VE, N0 BPoP 3 t-L-ZIP, g'g7 iv 3 126 Ofhl &48 c4L-4_ S. 7 Z. -C1,"11--i;f4P,& 11 /l it L1���1z avia-e-f /-Avt44.. JCS t L -\+rE)127\rJ o. M:•J.. 3 �� 45V g27 SI ffif 3r -7-k sTN 3 Y 7/ a q it -A/ Qeo s.e .� ,eitsSe. 'm o14✓A 44 4 !1%J 44.46,e "). FWashington CountyPLANNING DEPARTMENT r WILLIAM A. SCHWAB COUNTY PLANNING COORDINATOR WASHINGTON COUNTY OFFICE BUILDING • STILLWATER, MINNESOTA 55082 TO: CITY OF LAKE ELMO COUNCIL AND PLANNING COMMISSION SUBJECT: REVIEW OF PROPOSED SUBDIVISION - LAKE ELMO HEIGHTS DATE: APRIL 1, 1974 A copy of the Lake Elmo Heights proposed subdivision was sent to me for re- view in accordance with the standard subdivision procedures. We have prepared a detailed staff review of the major problems which confront this subdivision. The staff report is divided into three parts: 1.) A survey of the soil conditions and the potential for single family septic systems on these soils. (In accordance with the Minnesota Department of Health Regulations.) 2.) A review of the road grades and general grading plans. 3,) A review of the lot sizes and the potential for re -subdivisions of these same Tots if, and when, a central sewer system is built in the area. As is the case in most subdivisions without central sewer, the promary concern is the soil suitability for single family septic systems. We are all well aware of the consequences of inadequately planned septic systems. If such systems fail, they endanger the health and wealth of the community. Inadequate and failing septic systems have lead to the introduction of very expensive, indepen- dent central sewer processing plants many years ahead of schedule in areas like Lino Lakes, Prior Lake, and Lakeville. Proper planning of lot sizes, sod and septic system location, and review of construction standards can help forestall and/or eliminate the need for these expensive processing systems. Before approving the preliminary plat I would recommend that the Planning Com- mission request further information on the soil depths and capacity for septic systems. In addition, the staff report recommends requesting grading and re - subdivision plans from the developer. WHERE MINNESOTA WAS BORN City of Lake Elmo Council and Planning • Commission April 1, 1974 Paget We would assist the developer, if so desired, in making specific recommendations as to location and type of soil information he should provide. We could then review this information and have specific recommendations for you to consider. We would also be available to review the grading or re -subdivision plan. I hope this review and the recommendations will be of some benefit to the City Council and the Planning Commission. If I can be of any further assistance please do not hesitate to contact me. Sincerely William A Schwab County Planning Coordinator WAS/mlp )1" 93Was hi n gt on 4 County WILLIAM A. SCHWAB COUNT ✓ PLANNING COORDINATOR PLANNING DEPARTMENT WASHINGTON COUNTY OFFICE BUILDING • STILLWATER, MINNESOTA 55082 TO: CITY OF LAKE ELMO COUNCIL AND PLANNING COMMISSION SUBJECT: STAFF REVIEW OF PROPOSED SUBDIVISION - LAKE ELMO HEIGHTS DATE: APRIL 1, 1974 A copy of the proposed subdivision plat has been forwarded to us by your City Clerk. It has been reviewed in a manner similar to Ruth's First Addition which we did a few weeks ago. We evaluated soil conditions for on -site sewer dis- posal using the Minnesota State Standards as our guide. We also reviewed the street grading plan, keeping in mind the driveway and housing elevations at the setback lines and the existing slopes on the land. Finally, we looked at the lot layout and the subdivision, Plat 1, as only a portion of the entire 145 acre parcel. Soil Conditions: The majority of the site is covered by a shallow silt loam with some pockets of fine sandy loam. The slopes are moderate to severe and the water table may fluctuate seasonally to within 2 - 3 feet of the surface. Most importantly, the percolation rates for single family septic systems in these soils are very poor when based on the U S Department of Agriculture Soil Conservation Service. If municipal sewer were available, there would be no problem in approving the site for single family residences, but since the central sewer system may be at least 8 to 10 years away, we do not feel single family housing can be constructed on all of these proposed lots. Because of the "patchiness" of the soils we would recommend that the Planning Commission request soil borings and percolation tests on all lots prior to approval of the preliminary plat. This information would help determine the number and size of lots that could legitimately be placed on the acreage. Upon receipt of the information, the developer may want to resubmit a preliminary plat which would better align his lots with the areas suitable for subdivision. WHERE MINNESOTA WAS BORN City. of Lake Elmo Council and Planning Commission April 1, 1974 Page 2 Street and Grading Plan Generally the slopes on the site range from 8 to 13N and are much more severe in isolated areas; up to 2070 along a number of north facing slopes. At present, with the preliminary plan, we cannot ascertain the lot grading. Assuming little lot grading would be done several areas of concern exits: 1. Ironwood Tr N: (Plat 1, Blk 1, Lot 9) has a road cut of 9 feet with an extremely steep slope into the lot. The driveway on such a lot may become a hazzard for both entering and parking. 2. Inter Avenue N: (Plat 1, Blk 1, Lot 2, 7, 8) has a road cut of 8 feet, again with a steep slope into the lot. 3. Ironwood Trail N: (Plat 1, Blk 2, Lot 2, 3) has a road cut of 10 - 12 feet on the south side which again would produce steep driveways and lots. 4. 27th Street N: (Plat 1, Blk 2, Lot 12, 13, 14) have lot grades below the road grade which may present overland drainage problems for both house and septic system. 5. Ideal Avenue N: Depending upon the esthetic value to the Commission, perhaps the tree line along the fence row and directly in line with the placement of Ideal Avenue N should be maintained. Severe cut and fill areas can have an effect on more than steep slopes. Place ment of septic systems should be kept away from these disturbed areas. Footings for housing units should not be placed on the uncompacted fill. Altered drainage patterns and erosion of these disturbed soils can cause tremendous soil and structural drainages. The City Council and Planning Commission in reviewing these items should request the developer to prepare: 1) preliminary grading plans or profiles indicating the quantity and location of the cut and fill and 2) provide a preliminary soil erosion control plan for the existing fields, ponds and stream. Re -Subdivisions Because of the nature of the soils in this area and the cost of municipal sewer, some thought should be given to providing a re -subdivision plan along with the preliminary plat. This re -subdivision plan would give lot owners with large (over 160') frontage the option to subdivide their lots when a municipal sewer is in- stalled. Most subdivided Tots would be approximately 2 acre in size. The tre- mendous cost of sewer installation could then be shared by two lot owners instead of one. City of Lake Elmo Council and Planning Commission April 1, 1974 Page 3 Within Plat 1, 39 lots have been proposed. Eleven of these lots (287.) have sufficient frontage along the dedicated public road to legitimately qualify for re - subdivision when central sewer is installed. Most of the Tots vary in frontage from 125 to 160 feet. The normal minimum side yard setbact is 10 feet. These lots could not be subdivided for a typical rambler of 72 - 80 feet in length including a double garage. In reviewing the preliminary Plat 1: a.) Blk 1; Lots 1, 2, 3, 8, and 13 have enough frontage along the residential road. b.) Blk 2; Lots 6, 7, 8, and 9 have enough frontage along the residential road. c.) Blk 3; Lot 6 has enough frontage along the residential road. d.) Blk 4; Lot 1 has enough frontage along the residential road. Conclusions The City Council and Planning Commission should require additional information from the developer. On -site soil borings and septic system percolation tests should be completed and documented for the City prior to approval of the pre- liminary plat. In addition a preliminary grading plan showing cut, fill and ero- sion control provisions should be requested from the developer. Finally, for the protection of the lot owner and the developer, a realignment of the plat and an additional re -subdivision plan, consistent with soils and grades, should be sub- mitted.