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6.5. SR 09-17-2001RAver 13065 Orono Parkway Elk River, MN 55330 TO: FROM: DATE: SUBJECT: MEMORANDUM Mayor and City Council Scott Harlicker, Senior Planner~ September 17, 2001 Case No. P 01-15 Request by S & T Development for Preliminary Plat Approval - Elk River Crossing 3rd Addition Item# 6.5.. Request Consider a request by S & T Developments for preliminary plat approval of Elk River Crossing Third Addition. Location East side of Highway 169, south of Main Street; Lots 3-5, Block 1 Elk River crossing and Lot 2, Block 1 Elk River Crossing 2nd Addition Zonin;/Land use PUD (Planned Unit Development) / HB (Highway Business) Attachments · Location map · Preliminary plat · Original plat · Memo from the City Engineer Overview The applicant is asking to replat Lots 3-5, Block 1, Elk River Crossing and Lot 2, Block 1, Elk River Crossing 2n~Addition. The property is located on the west side of Zane Street, between Zane Street and Highway 169. The area to be replatted is 290,439 square feet (6.67 acres) and is currently platted as 4 lots, ranging in size from .94 acres to 2.07 acres. Phone: 763.441.7420 Fax: 763.441.7425 www. ci.elk-river, mn.us Memo to Mayor and City Council/P 01-15 September 17, 2001 Page 2 The applicant would like to replat these 4 lots into 6 lots. The newly created lots will range in size from .74 acres to 1.45 acres. Two lots are less than 1 acre in size. For a comparison, 1 acre is the minimum lots size in the C3 (Highway Commercial District). However, since this development is a PUD, there is flexibility in lot size and dimensions. Access to Lot 2 is restricted to the existing shared access with Jiffy Lube and the Conoco convenience store. Shared driveways should be considered when possible on the remaining lots. The existing drainage and utility easements along the current property lines will have to be vacated. There is a 40 foot wide easement that extends from the lift station to Zane Street that will have to remain in place. New easements will be located along the proposed property lines. Planning Commission Meeting At the Planning Commission held on August 28th no one spoke at the public hearing. The Commission asked the applicant what size buildings were likely to be constructed. The applicant explained that because of an agreement with Walmart the buildings could not exceed 7,500 square feet. The Commission was also concerned about the existing access to Lot 2. Access to Lot 2 is limited to sharing the existing driveway that currently provides access to Jiffy Lube and the Conoco convenience store. It was explained that if another access is needed for Lot 2, it would have to be a shared access with Lot 3. Access from Zane Street to the new lots will be limited; shared access will be required were ever possible. Recommendation The Planning Commission and staff recommend that the City Council approve the preliminary plat request for Elk River Crossing Third Addition with the following conditions: 1. All comments of the City Engineer shall be addressed. 2. Access to Lot 2 shall be restricted to the existing shared driveway. The existing easements on the current property line shall be vacated, except for the 40 foot wide easement that extends from the lift station to Zane Street, and new easements shall be dedicated along the proposed property lines. S:\PLANNING\SCOTTkP01-15CC.DOC  LOCATION E~k ~ver, MN 55330 Howard R , Green Qompany August 7, 2001 File: 800115J-0240 Ms. Michele McPherson Director of Planning City of Elk River 13065 Orono Parkway P.O. Box 490 Elk River, Minnesota 55330-0490 RE: ELK RIVER CROSSING THIRD ADDITION Dear Ms. McPherson: As requested, we have reviewed the submittal for the Elk River Crossing Third Addition. The submittal was prepared by Cluts O'Bdan Strother Architects and consisted of an existing conditions map and a proposed preliminary plat. Elk River Crossing Third Addition consists of the replatting of Lots 3, 4 and 5, Block 1 of Elk River Crossing and Lo[ 2, Block 1 of Elk River Crossing Second Addition. The proposed replat creates six new lots in a location currently occupied by four lots. The newly created lots would range in size from Lots 2 and 7 which are approximately three-quarters of an acre to Lots 3, 4, 5 and 6 which are 1.2 to 1.45 acres in size. Glen Sundeen of the Elk River Municipal Utilities indicated at the staff review meeting that they have no facilities on any of the existing side lot lines with the exception of the 40-foot easement running from Zane Street to the lift station site on the Mn/DOT park and pool facility. Therefore, the vacation of these existing side lot easements should not create any problem. This will, however, need a separate process to vacate the existing side yard drainage and utility easements. Lot 2 has been determined previously to share access via the existing driveway to Lot 1 Elk River Crossing Second Addition. Therefore, limited access should be shown along the Zane Street frontage of Lot 2. As the remaining newly proposed lots develop, all opportunities should be investigated to minimize the number of access points onto Zane Street and maximize the amount of cross access and shared ddveway opportunities. It should be noted that the placement of sanitary sewer and water services along with hydrants was based on the original plat of Elk River Crossing. The developers of the newly created lots should be required to work with the existing sewer and water services and hydrant locations to service the new lots. This may require easements from one lot to another. It appears that only Lot 7 may have difficulty getting sanitary sewer and water service from one of these existing locations. O:~PROJ\800115J\0240\Ltr-080701-McPherson.doc 1326 Energy Park Drive · St. Paul, MN 55108 · 651/644-4389 fax 651/644-9446 toll free 888/368-4389 Ms Michele McPherson August 7, 2001 Page Two If you have any questions regarding any of these comments or would like further information, please call. Sincerely, Howard R. Green Company Terry J/Maurer, P.E. TJM:mw Howard R, Green Company O:~d:~ROJ~800115J\0240~Ltr'0a0701-McPhers°n'%k:"~)NSULTING ENGINEERS DETAIL LOT 4 1.20 ACRES LOT 6 1.45 ACRES 63,378 SQ FT / 1 LOT 7 j .75 ACRE '3~2,492 SO LOT 5 1.33 ACRES '\ 57,999 SO FT _----'-' ~' .~-.~;'- :1 LOT N:~=A J ~a~- 52,270 ..... ~ , \ ~ ~ ' ~ ' LOT 3 ', ~, t '~ ~ 62,202 sa FT ~ ~ ~ J2,098 SQ F~ ~ ~ ~ 0 25 50 100 FT Cluts O'Brien SLro[her ARCHITECTS S&T DEVELOPMENT L.L.P ELK RIVER RETAIL PROPOSED PRELIMINARY PLAT J\ / / / / / DETAIL SPECIAL NOTES 1. A Certificate of Correction is b~ing prepared for the plat of ELK R~/ER CROSSING SECOND ADDmON The co~ectlon is in regard to the width of the drainage and utility easements not adjoining o right--of--way. The widths of easements shown on Lot 2, Block 1, ELK RIVER CROSSING SECOND ADDITION. reflect that co¢~ectlon. 4 2. The She~oume County Surveyor has infor~ned ~choetJ & Modson. Inc. that he is requesting o Cert;ficote of Correction be prepared for [he plot of O- LEGEND o Denote~ iron monument set Denotes ;ran monument found Denotes Hydrant Denotes Water Valve 0 Demotes mo nhole ...... Denotes Concrete Cur'o & Gutter [ I Denotes bltum; ..... ~cce DESCRIPTION Lots 3, 4 and 5. ~lock t. ELK ~fV[~ CROSSING and Lot 2. ~lock 1. BENCHMARK Top of MNOOT d~sk POWER MNOT AZ MK. SW quadrant of Co. Rd. No. 12 and U.S H~. No. 169 Os shown. Elevation - 902.23 (N.G.V.D--1929) GENERAL NOTES 1. B~or~ngs shown ore based on the east I;ne of U. S. H;ghwoy I am,a. 0 25 50 100 FT T---°, I, ~T T TI ~ :_:_:_! ~ ,~. ¢luts O'Brien Strother ARCHITECTS S&T iDEVELOPM]~N~ L.L.? ELK RIVER RETAIL : EXISTING CONDITIONS