HomeMy WebLinkAboutWK January 9, 2001
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CITY of ANDOVER
Special City Council Workshop - Tuesday, January 9,2001
Conference Room A
Call to Order-7:00 PM
Discussion Items
1. Brimeyer Group Presentation/City Administrator Search
Adjournment
January 4,2001
To: Mayor and City Council
City of Andover
From: Jim Dickinson, Finance Director
RE: Brimeyer Group Progress Report
Attached is the Brimeyer Group Progress report that will be discussed at the January 9,
2001 Special City Council Workshop. The report includes summaries of twelve
candidates, including name, education and work experience. Please keep in mind that
under the State's Data Privacy Act, the names of the candidates are considered
confidential until the finalists are selected for interviewing.
Of the twelve candidates, eleven are from the previous progress report and one was a
late applicant. Jim Brimeyer will lead the discussion to arrive at an acceptable number
of candidates to interview. There will also be discussion as to acceptable interview
dates. I am suggesting February 9th and 10th since February 2nd and 3rd could not be
attended by all the Council.
If you have any questions related to the Progress Report or would like additional data
available for the meeting, do not hesitate in contacting me at 763-767-5110,
CITY of ANDOVER
Special City Council Workshop - Tuesday, January 9, 200 I
Conference Room A
Call to Order - 8:30 PM - Immediately Following Special City Council WorkshoplBrimeyer Presentation
1. Buildability Requirements/Multi-Family
2. Discuss New Subdivision Geotechnical Requirements/Ordinance 10
3. TrailslWalkway Discussion
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4. Other Business
Adjournment
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CITY OF ANDOVER
REQUEST FOR COUNCIL ACTION
DATE:
lanualY 5.2001
AGENDA SECTION
ORIGINATING DEPARTMENT
Discussion
Community Development
ITEM NO. 1
Discuss Buildability Requirements
Related to Multi-family Housing
David L. Carlberg
Community Development Director
Attached please find a memo from Dave Almgren, Building Official with background information for
this discussion item.
Steve Johnston, Landform Engineering will also be presenting to the City Council various projects
similar to the proposed "Nature's Run" development.
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CITY of ANDOVER
1685 CROSSTOWN BOULEVARD N.W.. ANDOVER, MINNESOTA 55304. (763) 755-5100 FAX (763) 755-8923
Memorandum
Date:
January 5, 2001
To:
Dave Carlberg, Acting City Administrator
From:
Dave Almgren, Building Official
Re:
History of 100' Buildable
Problems started in 1986 and 1987 with Creekridge plat on South Coon Creek Drive with
the swamp in the back yards and the back of the houses right on the edge of it with little
or no area to build a patio, deck, or porch. At that time Jim Schrantz and I decided to
come up with a buildable pad for urban lots. This was presented to the City Council in
Feb. 1988, After a time of discussion it was decided to use the 100' buildabIe on new
plats. The fIrst plat it was used on was Bent Creek Estates (Bunker and Coon Creek) in
the fall ofl988.
This 100' buildable has been used on every plat since that time. There has been some
minor variance. from time to time such as 10' variance on a few lots in the plat of "The
Meadows of Round Lake". The statement is the fIrst 100' ofthe lot from side lot line to
side lot line shall be made buildable has worked in every plat. We have handouts to show
how this works.
CITY OF ANDOVER
COUNTY OF ANOKA
STATE OF MINNESOTA
ORD NO. 10V
AN ORDINANCE AMENDING ORDINANCE NO. 10, THE SUBDIVISION AND
PLATTING ORDINANCE OF THE CITY OF ANDOVER.
THE CITY COUNCIL OF THE CITY OF ANDOVER HEREBY ORDAINS:
Ordinance No. 10 is hereby amended as follows:
SECTION 4. DEFINITlaNS.
BUILDABLE LOTS:
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SEASONAL HIGH WATER MARK is indicated by mottled soils or is the
highest anticipated water table.
NOTE: All other portions of Section 4 shall remain as written.
Adopted by the City Council of the City of Andover this 17th day
of November, 1992.
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ATTEST:
CITY.,~~, AND3Y~~,R .
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Kenneth D:-arttel; Mayor
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(~.--&u'-"'./ {),}.c::..e:-
Victoria Volk, City Clerk
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CITY OF ANDOVER
REQUEST FORCOUNCILACTION
DA TE January 9. 2001
ITEM NO.
2. Discuss New Subdivision Geotechnical
Requirements/Ordinance 10
ORIGINATING DEPARTMENT
Scott Erickson, ~r
Engineering
AGENDA SECTION
Discussion Item
The City Council has requested to review the City platting ordinance (Ordinance 10) as it
relates to the issue of utilizing a geotechnical engineering evaluation to establish the highest
anticipated groundwater elevation for a new subdivision. Under the current ordinance, the
highest anticipated groundwater elevation can be determined in one of two ways:
1. The developer has a independent testing firm perform soil borings to determine the location
of mottled* soil. This establishes an elevation which at some time in the past had
groundwater present for a extended period of time. The basements of the new homes are
then set a minimum of three (3) feet above that elevation.
2. The developer has determined the mottled soil elevations and then hires a independent
geotechnical engineer to evaluate if the mottles in the soil are still a accurate indicator of
the groundwater elevations for that specific area. The evaluation typical includes the
installation of monitoring wells, evaluation of weather trends and the determination if other
factors (such as ditching, ecL) have lowered the watertable in the area thus resulting in
the mottled soil elevations being a ultra-conservative method of establishing the highest
anticipated groundwater elevations. This study is then review by a second geotechnical
engineer hired by the city to determine if the methodology used in the study and the
conclusions of the study are accurate. Once a watertable elevation is established the
basements of the new homes are then set a minimum of three (3) feet above this
elevation.
The ability to use a geotechnical engineer to evaluate groundwater characteristics was
adopted by the Andover City Council in September of 1996. Prior to this modification only
mottled soil was utilized to determine the highest anticipated watertable elevations. As you will
note in the attached meeting minutes one of the reasons the geotechnical method was added
to the ordinance in 1996 was to allow (by a technical evaluation process) developments to
minimize their grading and hopefully result in the saving of additional trees.
* mottled: See attached information
ORDINANCE
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CITY OF ANDOVER
COUNTY OF ANOKA
STATE OF rvrrNNESOT A
Ordinance No. 10Y
AN ORDINANCE A1v1ENDING ORDINANCE NO. 10, THE SUBDIVISION
AND PLATTING ORDINANCE OF THE CITY OF ANDOVER.
THE CITY COUNCIL OF THE CITY OF ANDOVER HEREBY ORDAINS:
Ordinance No. 10 is hereby amended as follows:
Section 4. Definitions.
Buildable Lots:
A. In areas lacking municipal sanitary sewer. all lots or parcels shall have
an area of at least 39,000 22.500 square feet with a finished grade of at least six
and on half (6.~') feet above the seasonal high water mark. All organic material
. I shall be removed and replaced with granular material with no more than five
percent (5%) organic material by volume. The lowest floor shall be at least three
(3') feet above the seasonal high water mark highest kno'.vn and/or recorded water
table in the area of construction pursuant to Ordinance No. 17 as amended unless
evidence is submitted and certified bv a geotechnical engineer that shall be
reviewed and certified bv an independent geotechnical engineer hired bv the City
at the expense of the developer and approved bv the City Council that a separation
of less than three (3') feet can be achieved and is warranted.
B. In areas served bv municipal sanitary sewer. all lots or parcels shall have
all organic material removed and replaced with granular material with no more
than five percent (5%) organic material by volume for the front one hundred (100')
"-''''''--'-''''feef6f depth of the lot ata 'minimum width of the l6fasrequired f6r'thatzoning . ,
district by the Zoning Ordinance. The lowest floor shall be at least three (3') feet
above the seasonal high water mark hi;hest known aneL'or recorded water table in
the area of construction pursuant to Ordinance No. 17 as amended unless evidence
is submitted and certified bv a geotechnical engineer that shall be reviewed and
certified bv an independent geotechnical engineer hired bv the City at the expense
of the developer and approved bv the Citv Council that a separation ofless than
three (3') feet can be achieved and is warranted.
.. ........_....-.~-"'-"'..-.
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Page Two
Ordinance No. 10 Amendments
September 25, 1996
Section 6. Sketch Plan.
6.03(B) A rough sketch ofthe site showing its general shape and location of
wetlands. forested areas. proposed ponding locations. adjacent roadways,
Municipal State Aid designations. waterways, and any other significant features of
the immediate area.
Section 8. Required Preliminary Plat Data.
8.02(1) A copy oftM..restrictive covenants, if any, concerning all abuttin~ land ~
proJ)erty being platted shall be filed with the preliminary plat.
Section 9. Subdivision Design Standards.
9.lB(B) Defectisns. ~A'here horizontal street lines deflect from each other at any
point more than ten (1 Q) de;rees, saia street centerlines shall be connected by a
curve'.':ith a radius of not less than 1','.'0 hundred (200') feet for minor streets and
such a ;reater radius in the case of other streets as the Plannin~ Commission may
determine.
9.03(E) Deflections, ~,Vhere horizontal street lines deflect from each other at any
point more than ten (10) degees, saia street centerlines shall be connected by a
curve with a radius of not less than 1'.\'o hundred (200') f-eet fOf minor streets and
such a ;reater radii in the case of other streets as the Plannin,; Commission may
determine.
9.03(8) Horizontal Curves. The minimum horizontal curve radius on minor
-~tr~ets'"sha:if'be'fiftV'( 56'S-teet or 'as'require-dbvthe'CitiEngmee'f."-
--.
9.06 Lots.
.'
A. Minimum Lot Size. The minimum lot area and dimension shall be as
specified in the respective zoning districts of the City Zoning Ordinance, and in
addition, the following standards shall apply:
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Page Three
Ordinance No. 10 Amendments
September 25, 1996
Ai. Municipal Sanitary Sewer. In areas served by municipal sewer systems, no
lot shall contain less than 11,400 square feet nor have a width ofless than eighty
(80') feet at the building setback line. Adequate rear yard area shall be provided to
maintain a utilizable space for each lot as determined by the Planning
Commission. Corner lots shall be a minimum of one hundred (100') feet wide as
measured at the building setback line or ninety (90') feet wide for back to back lots
with a thirty-five (35') foot front setback, except for two-family lots which shall be
required to be one hundred fifty (150%) percent of a single family minimum area
and width. Residential lots shall be required to have the lowest floor to be a
minimum of three (3') feet above the mottled soils seasonal high water mark or
one foot above the designated or designed one hundred year flood elevation,
whit:hever is higher unless evidence is submitted and certified bv a geotechnical
engineer that shall be reviewed and certified bv an independent geotechnical
engineer hired bv the City at the expense of the developer and approved bv the
City Council that a separation of less than three (3') feet can be achieved and is
warranted, Any subdivision, lot split or replatting of existing developments shall
berequired to meet the standards of the original development or to meet the
average size of the existing lots. On continuing streets where houses were
constructed prior to the adoption of Ordinance 10H, adopted AprilS, 1983, the
setback shall be thirty-five (35') feet unless the existing structures would indicate a
lesser setback to maintain uniformity in R-2, R-3, R-4 districts.
A2. Areas Lacking Municipal Sanitary Sewer Within the Urban Service
Area. In areas lacking municipal sanitary sewer within the Metropolitan Urban
Service Area, no lot shall be developed for residential purposes unless it contains a
minimum 0[39,00022.500 square feet of contiguous buildable land area with a
minimum width of one hundred fifty (150) feet and a minimum depth of one
~~ '-huriCfre,fnftYZ!50Y feet and has a minirriumTofwidtlf~bfa.rleasn)I1:e'hutrdred.sixtY-
five (165') feet as measured at the front setback line. In addition. there shall also
be two (2) 5 000 square foot areas designated and staked for the primary and
secondary on-site septic drainfield based on the design criteria for a four (4)
bedroom home. The designated drainfield locations as stated above shall complv
with Chapter 7080 as amended. The location of the primary and secondary sites
'- ;
Page Four
Ordinance 10 Amendments
September 25, 1996
shall be indicated on the preliminary grading plan and the design specifications for
the drainfields shall be submitted with the submittal of the preliminary plat. Said
lot shall be required to have a minimum finished grade of at least six (6') feet
above the seasonal high water mark and also require the lowest floor to be a
minimum of three (3 ') feet above the mottled soils seasonal high water mark or
one foot above the designated or designed one hundred year flood elevation,
whichever is higher unless evidence is submitted and certified by a geotechnical
engineer that shall be reviewed and certified by an independentindependant
geotechnical engineer hired bv the City at the expense of the developer and
approved bv the City Council that a sepl1ration ofless than three (3') feet can be
achieved and is warranted. The preliminary plat shall show a feasible plan for the
future resubdivision by which lots may be in areas served by municipal water and
sanitary sewer systems.
A3. Areas Lacking Municipal Sanitary Sewer Outside the Urban Service
Area.
In areas lacking municipal sanitary sewer outside the Metropolitan Urban Service
Area, no lot shall be developed for residential purposes unless it contains a
minimum of 108,900 square feet, of which 39,000 22.500 square feet of
contiguous land area is buildable with a minimum width of one hundred fifty
(150') feet and a minimum depth of one hundred fifty (150') feet. In addition.
there shall also be two (2) 5.000 square foot areas designated and staked for the
primary and secondary on-site septic drainfield based on design criteria for a four
(4) bedroom home. The designated drainfield locations as stated above shall
complv with Chapter 7080 as amended. The location of the primary and
secondary sites shall be indicated on the preliminary grading plan and the design
specifications for the drainfields shall be submitted at the time of the submittal of
the preliminary plat. Said lot shall be required to have a minimum finished grade .
of at least six (6') feet above the seasonal high water mark and also require the....~c -.-..... '."-" """ -
lowest floor to be a minimum of three (3') feet above the seasonal high water mark
or one foot above the designated or des~gned one hundred year flood elevation,
whichever is higher unless evidence is submitted and certified bv a geotechnical
engineer that shall be reviewed and certified bv an independent geotechnical
engineer hired bv the City at the expense of the developer and approved bv the
City Council that a separation of less than three (3') feet can be achieved and is
'l.-varranted. Said lot shall also have a width of at least three hundred (300') feet gs
Page Five
Ordinance No. 10 Amendments
September 25, 1996
measured at the.fum1 building setback line. For lots which abut a cul-de-sac, the
lot width at the front setback line is to be one hundred sixty (160') feet. Two lots
maximum are allowed at the end of each cul-de-sac regarding lot width.
The preliminary plat shall also show a feasible plan for the future resubdivsion by
which lots may be resubdivided to meet the size and dimension standards of lots in
areas served by municipal sanitary sewer where the City deems it necessary in
those areas that can be served in the future.
Adopted by the City Council of the City of Andover this_~
_September_,1996.
day of
CITY OF ANDOVER
ATTEST:
~.j4
Victoria Volk, City Clerk
COUNCIL MINUTES
,..
Special Andover City Council Meeting
Minutes - September 25, 1996
Page 3
(Assessment Policy Guidelines Discussion, Continued)
Mr. Fursman reported in the Russell's Addition, the street going past
agricultural property was not assessed against the farm; however, the
residents in Russell's Addition agreed to pay that assessment and the ag
property owner agreed not to develop the property for a certain period
of time. Councilmember Dehn stated as a farmer living along a dirt
road, they are comfortable leaving it as it is. They have the same
number of vehicles as before, and having a paved road would only
increases safety problems. Also, even on MSA streets, there are
assessments for storm drainage which can be very costly. Assessments
against a farm forces it to develop to pay for them. That goes contrary
to the City's position of wanting to save farms, trees and open spaces.
After further discussion, Councilmember Dehn stated she would be in
agreement with only subordinating the assessment against practicing
agricultural properties for street improvements as long as there are
enough ordinances and policies to protect the farmers. The deferment
must be one recognized by financing institutions. Both she and
Councilmember Knight wanted to see what other cities are doing about
dropping assessments after a certain period of time if there is no
development.
MOTION by Dehn, Seconded by Kunza, directing Staff to look into other
cities' policies and bring it back at another meeting. DISCUSSION: Mr.
Erickson felt that could be ready for Council consideration at the
October 1, 1996, meeting. Motion carried unanimously.
AMENDMENT TO ORDINANCE 10 DISCUSSION
Mr. Almgren reviewed a diagram provided the Council which showed the
difference between the current language and proposed amendment change to
the ordinance regarding the lowest floor elevation. Because it is known
that mottled soil is not always an indicator of the highest possible
water table, the proposal is to allow the highest known water table to
be identified by a geotechnical engineer. The intent is to avoid
unnecessary fil and to save more trees along the building pad. As a
check, the City would then hire another geotechnical engineer to review
the first report before approving the lowest floor elevations. If this
is approved, Staff when then bring back proposed amendments to Ordinance
8 so the identification of the highest known water table can be done by
a geotechnical engineer on individual lots as well to keep the two
ordinances consistent with each other. This only deals with house pads.
On-site septic systems are completely different. Mr. Almgren also noted
the lowest floor elevation must be one foot above the 100-year flood
elevation. There is no connection between that and the mottled soils.
. /
Page 4, fourth line from bottom referencing mottled soils: Mr. Erickson
stated that seasonal high water, mottled soil and highest water table
are three ways of saying the same thing. Councilmember Jacobson stated
page 1 references seasonal high water and page 4 states mottled soil.
Mr. Erickson stated page 4 should be changed to seasonal high water.
Special Andover City Council Meeting
Minutes - September 25, 1996
Page 4
(Amendment to Ordinance 10 Discussion, Continued)
Councilmember Jacobson stated the ordinance does not give the City the
authority to hire a geotechnical engineer to review the report of the
developer's geotechnical engineer. Mr. Erickson stated that is
administrative, but it can be put in the ordinance. Council generally
felt it should be in the ordinance to avoid any question.
There was a question as to who in the City would approve
geotechnical engineer. Mr. Almgren stated this is
ordinance, and that approval is done by the Council.
the use of a
the platting
MOTION by Dehn, Seconded by Kunza, to adopt the Ordinance amending
Ordinance 10 with the amendments with the rewriting of that one
paragraph, changing mottled soils to seasonal high water on page 4.
Motion carried unanimously.
AWARD BID/IP94-30/CITY HALL/CONCRETE AND ~SONRY
/
MOTION by Jacobson, Seconded by Dehn, the Resolution accepting and
awarding contract for the improvement of Project 94-30 for concrete and
masonry construction, award to Crosstown Masonry, Inc., $299,320. (See
Resolution R206-96) DISCUSSION: Council asked how the costs would be
made up to still stay within budget. Staff explained the areas of other
contracts where changes or corrections will be made to modify the costs.
Motion carried unanimously.
~YOR/COUNCIL INPUT
Groundbreaking/New City Hall - Staff reported the construction of the
new building is scheduled to begin Monday, September 30. The Council
agreed to hold a groundbreaking ceremony prior to the October 1 regular
meeting at 6:30 p.m. They asked that the members of the City Hall Task
Force be invited, as well as other dignitaries from the surrounding
cities and county.
MOTION by Jacobson, Seconded by Dehn, to adjourn.
unanimously.
Motion carried
The meeting was adjourned at 8:18 p.m.
Respectfully submitted,
,')f\c~~~C ~c~.l~
. / M~~lla A. Peach
Recording Secretary
,
r
Regular City Council Meeting
Minutes - September 17, 1996
Page 7
ACCEPT REPORT/WATER SUPPLY PLAN
Glenn Cook and Mark Wallis from and Anderlik
Engineering gave a presentation on the Water Sug ly Plan they completed
for the City. Mr. Wallis noted the Plan incl es the purpose, a water
system evaluation, recommendations for future xpansion, a draft capital
improvements plan and a water conservation plan. The recommendations
now are to implement the plan, review the finances and begin to locate
sites for future facilities. The int t is that this be a working
document. The Plan goes out to about the year 2010 to service about
34,000 people.
Councilmember Jacobson suggested t e City pursue further consideration
of utilizing the Mississippi Rivas a water source to prevent having
to drill into the aquifer any reo That should be done jointly with
Ramsey, Anoka and possibly Co Rapids. Mr. Wallis stated the water
treatment is very expensive, ough that should be left open and pursued
as technological improvemen s are made.
Councilmember Jacobson a for the reason the per capita usage is
above other growing comm nities. Mr. Wallis stated the reasons can vary
widely. There is a his ory of high peek usage in the summer, which they
attributed toward s inkling of lawns and gardens. Councilmember
, Jacobson then sugge ed the Planning Commission look at ways to reduce
I the peek usage to delay the need for future installation of water
storage. They c uld get public input on water conservation, water
rates, requiring water saving devices to be installed in new homes, etc.
Then the Commi sion could come back to the Council with a half dozen
recommendatio s to implement. Also, the City should look at itself
first and as if it is being extravagant in its watering of parks.
MOTION by Dehn, ~econded by Jacobson, to so move.
unan' ously.
vey asked for a motion to adopt the Water Supply Plan as
Motion carried
recessed at 8:58 to hold an EDA meeting; reconvened at 9:02
AMEND ORDINANCE 10
Councilmember Jacobson noted the first page, paragraphs A and B stated
"approved by the Ci ty'J . He asked who in the Ci ty would give the
approval, the Staff or the City Council. Mr. Erickson felt it would be
the City Council upon the recommendation of the Engineering Department.
Mr. Carlberg stated this information would be given as a part of the
, platting process. The use of a geotechnical engineer is an option for
the developer.
..
Regular City Council Meeting
Minutes - September 17, 1996
Page 8
(Amend Ordinance la, Continued)
Councilmember Jacobson noted the 39,000 square-foot requirement is being
reduced to 22,500 square feet. He suggested that since the reduction is
being made because of the requirements to show two S,OOO-square-foot
undisturbed areas for primary and secondary on-site septic drain fields,
that the square-foot requirement be reduced to 29,000 square feet. He
was concerned with the possible development of marginal lands with the
reduced square-footage requirement. With 29,000 square feet, the City
may be able to preserve the marginal areas that really shouldn't be
built upon. Mr. Carlberg explained the 22,SOO-square-foot requirement
comes from the lSO-foot x lSO-foot building pad required for the lot.
With the new rules for septic systems, the lot still ends up with 32,500
square feet. Also, with the building pad requirement and the contiguous
septic system area, the dog leg scenario of locating the septic system
will be prevented. Staff feels comfortable with these numbers.
The discussion continued that the reduced square footage requirement is
also an attempt to preserve more trees, as not as much of an area will
have to be cleared. Mr. Erickson stated the number of trees that will be
saved will have to be reviewed on a case-by-case basis, depending on th~
topography and trees on the property. Councilmember Dehn was concerned
with the process, relating personal frustrations with trying to get a
building permit on property that has been certified by a geotechnical
I engineer. Mr. Carlberg felt that for individual parcels, the resident
would not have to obtain Council approval to certify by a geotechnical
engineer. That is something the Staff can determine in each situation.
Councilmember Jacobson expressed concern with allowing the lowes~ floor
elevation to be less than three feet above the highest known water
table. Will there be some problems with water in basements, and who is
responsible if that happens? Mr. Erickson noted the mottled soils
doesn't necessarily mean the highest known water table. The process
would be the developer would hire a geotechnical engineer to make an
evaluation. Then the City would hire an independent geotechnical
engineer to evaluate the report, so there is a double check on the
recommendation. He stated he would look at the definition of mottled
soil to be sure the wording in the proposed amendment corresponds to the
definitions.
Dave Almgren, Building Official, stated the septic system requirements
deal with mottled soils, though that is now being changed to saturated
zone. There weren't any scientific methods to use when the origina:
standards were established. The City has been using antiquated standards
for floor elevations, which often requires unnecessary filling of dirt
a~d the loss of trees. If the geotechnical engineers can substantiate
that the water will never get up to a certain height, the floor level
can be lowered and more trees will be saved, which also gets back to the
22,SOO-square-foot requirement being proposed. The intent is that on an
individual basis, the engineering department would be able to determine
what that level is. Council approval is not needed for that.
DEFINITION OF
MOTTLING
B-45
,.
"Mottle" means marked with spots of contrasting colors, Any
soil having spots of contrasting colors is considered to be
"mottled."
There are a number of potential causes of difference in
coloration. The most cornman expression of the mottled soil
condition in Minnesota is the result of alternating saturation
and drying of the soil. Some soil
horizons exhibit a mottled
appearance due to the
downward movement of clay
through the profile which
leaves uncoated sand and silt
grains. Other color contrasts
may be the result of the mixing
of two different parent
materials. In Minnesota we may
see the results of mixing
materials from two glacial
lobes; the Des Moines and the
Superior.
,.,
D~scribing Mottling
mottled soil colors
ped with dark coatings
ped with DO dark coatings
.
color of coating
matrix color
mottle color
cross section of broken peds
Figure B-44
Soil scientists describe mottling by recording 1) the color of the
background together with the color of the principle mottles and
2) the pattern. Mottles are described by their appearance, size
and contrast of color.
There are three classes of abundance:
· Few: Mottles occupy less than 2% of the surface area.
. Common: Mottles occupy 2 to 20% of the surface
area.
· Many: Mottles occupy more than 20% of the surface
area.
There are also three classes of size:
. Fine: Less than 5mm (0.2 inch) in diameter.
. Medium: 0.5 to 15mm (0.2 to 0.6 inch) in diameter.
. Large: Greater than 15mm (0.6 inch) in diameter.
Contrast is defined by the color notation and is defined by three
classes:
. Faint: Hue and chroma of mottles are similar.
. Distinct: Mottles are more than 1/4 letter interval in
hue or more than 1 chroma value different than the
matrix.
"..
B-46
,
· Prominent: Matrix and mottles vary by 3 or more in
hue, value and chroma.
e
An example of this notation is "pale-brown" (10YR 6/3) fine
sand, with many coarse, prominent, reddish-brown (5YR 5/4)
and gray (10YR 6/1) mottles. Soil colors are determined by
comparison with a standard set of colors as found in the
Munsell color chart.
Mottling as an Indication of Zones of
Soil Saturation
In Minnesota, the presence of soil mottling is used as an
indication of zones of soil saturation. For the majority of soil,
mottling and low chroma colors are good indicators of these
zones.
Data furnished on the depth to these
I' zones within the soil survey reports
can help the site evaluator determine
~eo'1,les I whether the use of the mottling
. criteria is applicable in a specific area.
FIgure 8-45 There are some soils that show
mottling characteristics in Minnesota that do not have zones of
soil saturation. However, there are a small minority of cases so
that the use of mottling to indicate saturation is generally a
good procedure.
Gray
Mottles
e~
e
The standard reference for soil scientists regarding the
classification of soils and interpretation of soil surveys is soil
taxonomy. According to this reference, soil horizons in the moist
condition, that exhibit mottles that have chromas of 2 or less
and value of 4 or more according to the standard Munsell color
notation, indicate that the horizon is or has been saturated. Soil
that is artificially drained would still have mottles.
Zones of Soil Saturation
The relationship between soil and water is critical in evaluating
the use suitability for a soil. Soil wetness should be
characterized by identifying the depth to the uppermost zone of
saturation and the approximate duration of that saturation.
-
Zones of soil saturation change from day to day, season to
season and year to year, depending on the kind of soil,
landscape position and climate. Following periods of brief
B-47
~
heavy rains, soil moisture contents at any depth may change
rapidly as the water percolates through the profile. This may
result in horizons being saturated for a very short time (a matter
of hours), not long enough for the formation of 2-chroma
mottles. During extended dry or wet periods, changes in soil
moisture contents will be so slow as to appear almost constant.
If a portion of the soil profile is saturated, the depth to saturation
can be determined by observing the _depth to the water surface in
a bore hole. During wet periods, this method can be used to
estimate depth to saturated conditions. Interpretation and
indentification of soil horizons that are periodically saturated
when the horizon is not saturated depend on the use of soil
mottles. To determine if the mottled soil indicates saturated soil
conditions requires an understanding of how the mottles form.
fA
j'
In a soil horizon saturated by groundwater with a temperature
above 410F (biological zero) and containing an organic energy
source, bacteria soon deplete the available free oxygen needed to
digest organic matter. Anaerobic bacteria are capable of
removing oxygen from the insoluble iron and manganese oxides.
Removing oxygen reduces the iron and the manganese,
changing them to soluble oxides. The soluble oxides move with
the soil wa~er until an oxygen-rich zone is encountered.
At the time, they oxidize and precipitate from solution,
accumulating as coatings of reddish or yellowish iron oxide or
black manganese oxide on the faces of the soil structural units
called peds, walls of pores, channels or as accumulations inside
of peds. Manganese oxide is more easily reduced to a soluble
state than iron oxide during saturation. While iron oxide takes
longer to become soluble and dissolve in water, it oxidizes and
precipitates sooner than the manganese oxide when oxygen
becomes available.
Precipitated iron or manganese oxides also accumulate in pores
or voids containing trapped air as cemented concretions or as
three-dimensional concretions of soft iron or manganese oxide
called nodules.
~,
Because manganese oxide remains dissolved longer than iron
oxide, it is carried farther by the soil water and is usually
leached from the soil profile if the duration of saturation is
significant.
The area from which the iron and manganese oxides are
removed become light gray in color, which is called "gleyed."
Well-drained soil
is often brown or
red, while poorly
drained soil is
gray. The color
difference is due
to periodic water
saturation.
Mottled soil is the
presence of more
than one soil
color. The majority
of the color is
called the matrix
color, with the
minority of the
color called
mottles. Where
mottled (red and
gray) or totally
gray soil occurs, it
is assumed that
the soil is
saturated during
wet periods.
B-48
"
When other properties are equal, the percentage of gley in the
saturated zone is proportional to duration of saturation,
implying the thoroughness with which the reduced iron has
been removed. In depressions, soils waterlogged with stagnant
water have not been flushed of dissovled reduced iron oxide.
This results in bluish gray or greenish colors, implying that the
soil is saturated for long periods.
-
.-
Mottles will not form during soil saturation under the following
conditions, 1) the water contains sufficient oxygen to serve the
biological needs for organic matter digestion and 2) soil or
water temperatures are below biological zero (410F) during the
period when a soil zone is saturated, preventing the bacterial
activity needed to form mottles.
Mottles often form inside soil peds in well-structured, medium-
textured soils. The soil may be near saturation, but free water
will not stand in an open bore hole during the period of
maximum moisture content. The soil still allows water to
percolate downward and is classified as a well-drained soil.
Periodic saturation of soil cannot always be identified by
mottles. Some soils can become saturated without the formation a
of mottles, becuse one of the conditions needed for mottle .
formation is not present. Some soils are wet for significant
periods, but the water contains sufficient oxygen to maintain
bright, unmottled soil colors. Some soils are wet only during
winter when soil temperatures are so low that soil bacteria have
a very slow rate of respiration, and chemical reactions virtually
stop. These soils are wet only when the processes that would
cause mottles and gray colors do not operate. Experience and
knowledge of moisture regimes related to landscape position
and other soil characteristics are necessary to make proper
interpretations in these situations. Luckily, most of the soil in
Minnesota has the right factors present to allow the formation of
soil mottles.
Conditions for Measuring Color
The quality and intensity of the light falling on a sample of soil
affects the amount and quality of the light reflected from the
sample to the eye. The moisture content of the sample and the
roughness or smoothness of its surface also affects the amount
and quality of the light reflected. The visual impression of color _
from the standard color chips is accurate only under standard
conditions of light intensity and quality. As the color standards
CITY OF ANDOVER
REQUESf FORCOUNCILACTION
DA TE: .bnuary g, 2001
AGENDA SECTION
Discussion
ORIGINATING DEPARTMENT
Scott Erickson.J (
Engineering CjJ
IT8VI NO. 3...
REQUEST:
The City Council is requested to discuss and define a City policy regarding the construction of
trails/sidewalks within a new subdivision. The current city ordinance (Ordinance 10) indicates that
sidewalks may be required by the City Council as part of the new development improvements. The
previous practice has been to not include sidewalks within a new development. Currently regional trails
are being constructed adjacent to new developments to provide access to destination locations within the
City.
J
The issue of internal sidewalk/trail access arose with the review of the new developments currently
underway east of Hanson Blvd. and south of 161st Avenue. As you will recall this area will have a
larger park facility developed centrally within it. In order to provide safe pedestrianlbicycle access to
this park it was discussed that a internal sidewalk/trail system would be considered. A sidewalk/trail
network was developed which interconnects the neighborhoods to the new park location and also
provides access to the regional trail systems. Assuming that the need for a safe offstreet sidewalk/trail is
not of issue the details of what this should be needs to be defmed. The issues to discuss are as follows:
Width of Sidewalk/Trail. There are essentially two options regarding the width of the facility.
1. One option would be to limit the facility to pedestrian use only and have constructed a typical five (5)
foot wide sidewalk. A five foot sidewalk would provide safe pedestrian access to the park and regional
trail systems. This facility would not be considered a multi-use trail.
It is anticipated that the cost ofthis improvement would be assessed to the development
2, The second option would be to construct a eight (8) foot wide multi-use sidewalk/trail. This would
provide adequate width to allow both pedestrian and bicycle use of this facility.
It is anticipated that the development would fund a standard five foot sidewalk with the additional
width being funded from the city trail fund. A second option would be to adopt a standard sidewalk
width of eight feet and have the entire cost assessed to the development.
Jl{'fin{' ConstrlJction Mat{'rial: There are two options for construction material, concrete or
bituminous.
1. If a five foot sidewalk is constructed concrete should be utilized.
2. If a eight foot sidewalk/trail is constructed either concrete or bituminous could be utilized. Both
products are acceptable material and will provide a long term improvement for the City. We currently
have both concrete and bituminous sidewalks/trails and have not had major construction or maintenance
issues with either product.
The main difference between the products will be the aesthetic appearance of the improvement and
future repair. In a neighborhood situation concrete will provide a hard, straight edge and alignment
through the neighborhood while bituminous will tend to meander slightly due to the methods of
installation. Also, spot repair of a concrete sidewalk is fairly simple as the concrete is panelized and
easily replaced. The repair of a bituminous sidewalk/trail will require the mobilization of a paving
machine and roller. It is anticipated that a proactive maintenance program will be developed for either
option and will be incorporated into the routine maintenance tasks of the City.
The approximate cost for each type of material is:
1. Concrete - $2.50/square foot
2. Bituminous - $1.80/square foot
~
10.09 Drainage Facilities. Storm sewers, culverts and water
drainage facilities shall be required when in the opinion of the
Engineer such facilities are necessary to insure adequate drainage
for the area. All such drainage facilities shall be constructed
in accordance with standards and specifications established by the
City. Drainage facilities shall be provided to convey surface
water to publicly owned or controlled drainage facilities. (lOA,
9-10-74)
10.10 Subsurface Conditions. The subdivider shall cause tests to
be made of subsurface conditions to determine the nature and
extent of subsurface soil, rock and water. The location and
results of said tests shall be made available to the City.
10.11 Water and Sanitary Sewer Systems. Where connection with
the City water and sanitary sewer systems is deemed feasible by
~the Council, the subdivder shall be required to install water and
sanitary sewer mains and services in the subdivision in addition
to permanent streets.
10.12 Sidewalks and Pedestrian Ways. Where sidewalks and
pedestrian ways are required by the City, they shall be hard
surfaced in accordance with City Standards. Grades shall be
approved by the Engineer. Sidewalks shall be placed in the public
right-of-way one (1) foot from the property line and shall be at
least five (5') feet wide.
v
10.13 Public utilities.
A. Underground utilities. All telephone, electric and gas
service lines shall be placed underground within dedicated
public ways or recorded easements in such manner as not to
conflict with other underground services and in accordance
with City standards. All underground installation of service
lines within street rights-of-way shall be completed prior to
street surfacing. Upon completion of the installation of
underground service lines in dedicated public ways, a tracing
and two (2) copies of plans and specifications showing the
completed installation shall be filed with the Clerk.
B. Utility Poles. All utility poles, except those providing
street lighting, shall be placed in rear lot line easements.
C. Easements. All underground utility
including water, drainage and sanitary sewer
traverse private property shall be installed
easements.
service lines,
systems, which
within recorded
u
10.14 Non-Conformance. Non-conformance with the standards and
Ordinances of the City in the development of property by the
subdivider or their agents shall be cause for the Engineer
or the Administrator to order cessation of all construction
within the subdivision. In such event, no further construction
shall be allowed until written authorization is obtained from the
City. (LOX, 6-6-95)
SECTION 11. FINAL PLAT.
Page 23