6.8. SR 08-18-1997City of
MEMORANDUM
TO:
FROM:
DATE:
SUBJECT:
Item # 6.8.
Mayor and City Council
Steve Ach, City Planner.~_~
August 18, 1997
Request by Phoenix Enterprises for
Preliminary and Final Plat Approval
(Hillside Crossing South Two), Public
Hearing Case No. P 97-7
Phoenix Enterprises is requesting preliminary and final plat approval to
subdivide approximately 7 acres into two commercial lots.
Location
The southeast corner of 193rd Avenue and Evans alignment.
Zoning/Land Use
C3 (Highway Commercial) / HB (Highway Business)
Attachments
· Memo from City Engineer dated July 17, 1997
· Letter from Scott Breuer
· Location map
· Proposed plat of Hillside Crossing South Two
· Concept plan for the site
· Plat of Oak Park Plaza and minutes from meeting
· Plat of Hillside Crossing South and minutes from meetings
Overview
The application involves replatting Outlot A of Hillside Crossing South which
is an outlot immediately east of SuperAmerica and the Hillside Crossing
shopping center. This outlot has been discussed with two previous plat
applications; the first being Oak Park Plaza, and the second Hillside
13065 Orono Parkway · P.O. Box 490 · Elk River, MN 55330 · TDD & Phone: (612) 441-7420 · Fax: (612) 441-7425
Memo to the Mayor and City CounciYP 97-7
August 18, 1997
Page 2
Crossing South. Attached to this report is a copy of Oak Park Plaza and
Hillside Crossing plat along with minutes from each of those meetings to help
the City Council piece together the history regarding this property.
The primary issues in considering this plat and concept plan relate to:
· Creating a development that respects the natural characteristics of the
site (i.e., Protect ridge and buffer to residential).
· Types of businesses (uses) expected to be developed on the site based on
the current zoning of C3 Highway Commercial.
· Traffic/access and assessing the current conditions along with long range
forecasts based on future uses and ultimate build out in this area.
Natural Characteristics
The property has a varying topography and for the most part, is wooded with
a large wetland complex to the south and two smaller wetlands on both the
east and west side. As part of the staff review, Steve Rohlf has noted that the
property is identified on the Minnesota Biological Survey as an oak forest/dry
sub-type.
One of the main features discussed in previous reports is the natural ridge
line that basically parallels the south boundary of the former Oak Park Plaza
plat. This ridge line was originally discussed in 1991 when the property was
rezoned from PUD (Planned Unit Development) to C3 (Highway
Commercial), residents in Deerfield Addition had requested the ridge line be
protected to act as a natural buffer between the residential and commercial
to the west. This same issue was presented to the Planning Commission and
City Council during the applications of Oak Park Plaza in the early part of
1994 and with Hillside Crossing South in the latter part of 1994. Approval of
Oak Park Plaza plat included maintaining a 30 foot drainage and utility
easement along the ridge line in an attempt to protect this area from future
development considerations. Subsequently, the replatting of this property as
part of the Hillside Crossing South application included moving the plat
limits further south closer to the wetland complex and the bottom of the
ridge. Also, the easement was vacated leaving no protection of the ridge line.
Concept Plan
A concept plan illustrating how the property may be developed has been
submitted by the developer. This was a condition of plat approval for Hillside
Crossing South. The purpose for submitting this plan was to give the city an
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Memo to the Mayor and City Council/P 97-7
August 18, 1997
Page 3
opportunity to review how the proposed development would fit with the lay of
the land.
According to the concept plan submitted by the developer, two 18,000 square
foot buildings (9,000 sq. ft. footprint, 36,000 sq. ft. total) are proposed along
the ridge line paralleling the south portion of the plat. These buildings are
proposed to be located approximately 50 feet from the wetland complex to the
south and east of the plat. Although the developer indicates the buildings
are intended to be office buildings, under the present zoning the buildings
could be used for any retail use outlined in the C3 standards.
The concept plan also illustrates a 15,600 square foot building at the corner
of 193rd and Evans Street alignment. Again, there are no specific tenants
identified for this building and under the present zoning of C-3, a wide
variety of retail and/or office uses could occupy this space. Given the building
orientation and its exposure to Highway 169, the uses which may occur here
are of greater concern than the other buildings adjacent to the wetland.
The plan also has two access points into the subject site. One off of 193rd
Avenue and another off the private driveway (Evans Street) which extends
south of 193rd Avenue.
Without the benefit of a grading plan it is impossible to accurately assess the
building's impact on the ridge line and other natural features of the site.
However, based on previous concept grading plans for this site and other
developments in sensitive areas, it will be difficult to save many trees given
the grading for parking and building areas.
Staff is not approving any specific component of the concept plan at this time.
A complete set of development plans will need to be submitted for each
prospective use. Either the plans will be reviewed by staff as a permitted use
or forwarded to the Planning Commission and City Council as a conditional
use.
Use of Property
The current zoning is C-3 (Highway Commercial). As mentioned above the C-
3 zoning district allows a broad range of commercial uses. Based on the
current zoning any C-3 use listed in the Zoning Ordinance could occur on the
property.
\\elkriver\sys\shrdoc\council\p97-7x.doc
Memo to the Mayor and City Council/P 97-7
August 18, 1997
Page 4
Traffic/Access
As discussed by the Council at a recent meeting, the traffic in the area of
193rd and Evans is becoming a concern. Terry Maurer's office has recently
completed a traffic count for the intersection of Evans and 193rd. This report
was presented to the Council last month. As the concept plan illustrates, an
access is proposed to connect with Evans Street leading to the 193rd and
Evans Street intersection. The significance of additional traffic will depend
on the uses ultimately developed on the property.
Other issues to consider is whether the new access off 193ra should include a
turn lane. Furthermore, the current alignment of 193~a and any necessary
right of way should be included as part of this plat.
Indirect Source Permit
The Indirect Source Permit (ISP) is supposed to be issued August 13th.
Therefore, the Council may take final action on the proposed plat.
Fire Protection
The Fire Chief has indicated additional hydrants will be needed within the
development. The placement of these hydrants will depend on the actual
layout of the site. The hydrants will need to be covered with easements;
ideally, the hydrant locations should be identified and included on the plat.
Issues
Staffs concerns are not so much with the plat; rather, with the concept plan.
However, the two are somewhat tied to one another. The specific issues are
as follows:
· Addressing traffic within the area.
· Controlling the types of uses; particularly the building at the corner of
193ra and Evans.
· Protecting the natural characteristics of the site since it acts as a buffer to
the residential.
Storm Drainage
In order to develop either lot in the subdivision, storm water ponds for
quality purposes will need to be developed. These ponds should be
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Memo to the Mayor and City CounciUP 97-7
August 18, 1997
Page 5
encumbered by drainage and utility easements. Therefore, storm water
calculations shall be submitted for review by the City Engineer along with a
grading plan illustrating the location of storm water quality ponds.
Recommendation
Staff has concerns with the concept plan and plat as it has been submitted.
It is recommended the concept plan be redrawn to address the issues
mentioned in this report. If the Council wishes to approve the preliminary
plat, the following conditions should be considered:
A DEVELOPER'S AGREEMENT BE PREPARED OUTLINING THE CONDITIONS OF PLAT
APPROVAL AND PUBLIC IMPROVEMENTS.
PAYMENT OF PARK DEDICATION IN THE AMOUNT REQUIRED BY THE CITY AT THE TIME
OF FINAL PLAT BE MADE PRIOR TO RELEASING THE PLAT FOR RECORDING.
PAYMENT OF THE SURFACE WATER MANAGEMENT FEE IN THE AMOUNT REQUIRED BY
THE CITY AT THE TIME OF FINAL PLAT BE MADE PRIOR TO RECORDING THE PLAT WITH
THE COUNTY.
PAYMENT OF THE WATER AVAILABILITY CHARGE BE MADE TO ELK RIVER MUNICIPAL
UTILITIES PRIOR TO RECORDING THE PLAT WITH THE COUNTY.
THE APPROPRIATE DRAINAGE AND UTILITY EASEMENTS BE INCLUDED ON THE PLAT TO
REFLECT THE DRAINAGE AND UTILITY NEEDS TO ACCOMPLISH FUTURE DEVELOPMENT
OF THE SITE. THIS ALSO INCLUDES AN EASEMENT BASED ON THE ULTIMATE {POST
DEVELOPMENT) ORDINARY HIGH WATER LEVEL OF THE WETLAND COMPLEX TO THE
SOUTH AND EAST.
STORM DRAINAGE CALCULATIONS BE PROVIDED TO THE CITY ENGINEER FOR REVIEW
AND APPROVAL PRIOR TO FINAL PLAT BEING RECORDED WITH SHERBURNE COUNTY.
A COMPLETE GRADING AND DRAINAGE PLAN BE SUBMITTED AND REVIEWED BY THE
CITY ENGINEER PRIOR TO FINAL PLAT APPROVAL.
o
THE WATERMAIN BE EXTENDED THROUGH THE PLAT FROM EVANS TO 193Ro AVENUE.
THIS IMPROVEMENT WILL BE A PUBLIC UTILITY; THEREFORE, PLANS MUST BE REVIEWED
BY THE CITY ENGINEER.
PRIOR TO COMMENCING GRADING ON SITE, A GRADING PLAN MUST BE APPROVED
BY THE CITY ENGINEER AND ALL EROSION CONTROL AND TREE PORTECTION INI
PLACE.
10.
A SIX FOOT WIDE SIDEWALK BE INSTALLED ALONG THE EAST SIDE OF EVANS STREET
ALIGNMENT FROM 193RD TO THE RESTAURANT IN HILLSIDE CROSSING SHOPPING
CENTER.
11.
A REVISED CONCEPT PLAN BE SUBMITTED FOR COUNCIL REVIEW AND APPROVAL TO
BE INCORPORATED INTO THE DEVELOPER'S AGREEMENT. THE REVISED
DEVELOPOMENT PLAN SHALL FOCUS ON THE RE-ORIENTATION OF THE BUILDING
\\elkriver\sys\shrdoc\council\p97-7x.doc
Memo to the Mayor and City CounciUP 97-7
August 18, 1997
Page 6
LOT 1 TOWARDS THE CENTER OF THE SITE, ADJUSTING THE OTHER BUILDINGS TO
MAXIMIZE PRESERVING THE NATURAL FEATURES OF THE SITE, AND ILLUSTRATE A
BUFFER AREA BETWEEN THE RESIDENTIAL HOMES TO THE EST AND PARKING AREA.
\\elkriver\sys\shrdoc\council\p97-7x.doc
Item #7.7
Howard R, Green Company
CONSULTING ENGINEERS
July 18, 1997
File: 800420J-0601
COBI:LTING tNGIXEI~
Formerly MSA'
Consulting Engineers
Honorable Mayor and City Council
City of Elk River
13065 Orono Parkway
P.O. Box 490
Elk River, MN 55330
RE: 193RD AVENUE AND EVANS STREET INTERSECTION ANALYSIS
Dear Council Members:
As directed by the City Council last month, we have done an analysis of the traffic situation at the
intersection of 193rd Avenue and Evans Street. In order to perform this analysis, we first took
traffic counts of the number of vehicles entering the intersection from each of the four legs. These
24-hour, one-directional traffic counts were taken on Monday, Tuesday, and Wednesday, June 30,
July 1st, and July 2nd. This is after the recent opening of the Time Out Sports Bar and Restaurant.
The results of the traffic counts are shown on the attached exhibit.
As can be seen from the exhibit, the highest volume of traffic is on eastbound 193rd Avenue and
southbound Evans Street. These two legs are in the 5,200 to 5,400 vehicles per day range. Evans
Street northbound had an average of 3,266 vehicles per day over the three-day period. The lowest
traffic count of the four legs, as might be predicted, was on westbound 193rd Avenue at 1,728
average vehicles per 24 hours over the three days.
These traffic counts were compared against the warrants for a multi-way stop sign installation and
the warrants for a traffic signal installation. The counts certainly meet the minimum traffic volume
warrant for the multi-way stop sign installation, which requires an average of 500 vehicles entering
the intersection from all approaches for any eight hours of the day, plus the minor street must have
an average of 200 vehicles per hour for the same eight-hour period. The intersection does not
appear to come close to meeting any of the warrants for a traffic signal intersection installation.
However, this may change over time as Hillside Crossing and Hillside Crossing South continue to
develop, and in the future as 193rd is extended to Tyler Street, providing a means of access from
the eastern part of Elk River to TH 169 and the commercial opportunities located there via 193rd
Avenue.
Because of the relatively short distance this intersection is located away from TH 169, we would
not recommend an all-way stop sign installation because of the potential to back traffic up to TH
169. However, we would recommend the installation of a stop sign on westbound 193rd Avenue.
This would make the intersection operate essentially the same as the Elk Hills Drive/Dodge Avenue
1326 Energy Park Drive · St. Paul, MN 55108 · 612/644-4389 fax 612/644-9446 toll free 800/888-2923
NEW
LIQUOR
STORE
193RD
AVENUE
SUPER
AMERICA
0 60
ER420EX
7/17/97
800-420-J
APl=ROVED: JOB NO.
cay d F4 HOUR ONE DIRECTIONAL TRAFFIC COUNT~
JUNE 50, JULY 1 & 2
Scott and Ann Marie Breuer
19282 Dodge Street NW
Elk River, MN 55330
241-0791
August 14, 1997
Steven B. Ach, City Planner
City of Elk River
13065 Orono Parkway
PO Box 490
Elk River, MN 55330
Dear Mr. Ach and Members of the Council:
We regret that we are not able to be at this meeting personally, but could not
change a prior commitment that was made months ago. This letter is written with the
intent to express our concern about the request for preliminary plat approval of Hillside
Crossing South Two.
Our first concern is that the preliminary plat was almost approved without
notification to the nearby residents that are directly affected by this requested plat. We
were contacted the Sunday before the last scheduled meeting by a neighbor that this
preliminary plat was being proposed. We immediately called Steve Ach at the City the
next day with our concerns. We appreciate the fact that this meeting was rescheduled and
that the residents were notified so that we could voice our concerns.
We had bought our lot from Mr. Foster. Before we bought the lot, we expressed
our concern of what was going to become of the area behind our lot. He told us that he
had plans to build two or three rambler-style office buildings that would blend in with the
natural surroundings and that we would hardly see them.
The conceptual drawing shows a very large parking lot that comes within 12' of
the back of our property line. Our home would overlook this parking lot of approximately
130 spaces, in addition to the turnaround as shown. The way it is proposed right now,
there would have to be an enormous amount of trees removed for the parking lot alone.
And without those trees for a buffer, Highway 169 and the present area businesses, along
with the proposed businesses would dramatically increase the noise level for area residents
and would also ruin the natural appearance of the lot that we originally bought.
We feel that the plat as currently proposed would significantly drop our property
values because of a lack of a tree buffer between commercial and residential properties.
The reason we feel that this would decrease our property value is because all that we
would see is a huge parking lot and the concern of parking lot lights and the lights from
traffic coming and going that would shine directly at our home. In addition to a
detrimental decrease in property values, we may not even be able to sell our home if this
plat is approved as proposed.
Being business owners ourselves, we can appreciate what Mr. Foster is trying to
accomplish. We would much rather have a nice rambler-style office building, as proposed,
than to look at the back of a Menard's or a grocery store. A~er talking with Mr. Foster, it
is our understanding that he plans to build rambler-style buildings similar to the one he
built on Evans Street, which is very attractive. He also stated he would be willing to
leave a tree line buffer between our property and the parking lot and to omit the
turnaround, which comes directly behind our property line. At this time, we feel that we
would like to see a more defined plan with these changes.
Our hope is that the council members will consider our concerns as part of their
decision and help protect the property values of the area residents and the natural setting
that we moved here for.
Enclosed is a copy of the conceptual drawing highlighting our lot and showing the
tree line that exists behind our property. Please call us with any questions at 241-0791.
Si.ncerely,
Scott and Ann Breuer
HILLSIDE
CROSSING
2
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