6.3. SR 11-19-2001R3ver
13065 Or0n0 Parkway
Elk River, MN 55330
TO:
FROM:
DATE:
SUBJECT:
Item # 6.3.
MEMORANDUM
Mayor and City Council
,!
Scott Harlicker, Senior Planne~
November 19, 200 I
Case No. P 01-20
Request by Cascade I Land Company for Preliminary Plat
Approval- Cascade Industrial Park
Request
Consider a request by Cascade Land Company for preliminary plat approval of Cascade
Industrial Park.
Location
Jarvis Street and 161st Avenue alignment.
ZoninglLand Use
I2 (Medium Industrial) / MI (Medium Industrial)
Attachments
· Location map
· Preliminary plat
· Preliminary grading and utilities plan
· Memo from the City Engineer
Overview
The applicant is proposing to subdivide approximately 47 acres into 19 lots and 2 outlots.
The plat will include a loop road through the project and a short cul de sac. The lots will
range in size from 1.5 acres to 3.37 acres. Access to four of the lots will be from Jarvis
Street; the other 15 lots will have access from the interior streets.
Phone: 763.441.7420
Fax: 763.441.7425
www. ci.elk-river, mn.us
Memo to Planning Commissiorr/P 01-20
October 23, 2001
Page 2
Existing Conditions
The site is mostly flat with a small stand of trees located along the east property line near the
center of the site. The is an existing single family house on the property that will be located
on one of the newly created lots. The property to the south is zoned I2 and is used for
outdoor storage by Hopkins Pipe company. The property to the west is zoned I2, owned by
the City and is used by the sewage treatment plant to spread sludge. The property to the
north is zoned Rla and is used as a single family residence. To the east is Jarvis street and a
parcel that contains Kober Excavating.
Lot and Street Layout
All of the lots meet the dimensional and 1 acre minimum lot size requirements of the I2
zoning district. Both Buchanan Street and 161st Avenue will be public streets and are
designed to city specifications. Buchanan Street is the loop road through the project and
161~ Avenue will end in a cul de sac. Outlots A and B can be platted in the future to make
buildable lots or combined with abutting properties.
Grading, Drainage and Utilities
The property is outside the urban service area and is not served by municipal sewer or water.
Each lot will have is own on site well and septic system. Because the property to the west is
used by the city to spread sludge, a 200 foot separation distance must be maintained between
the wells and the area used to spread the sludge. The wells on the lots located along the east
boundary of the plat will have to be located as close to Adams Street as possible. Grading,
drainage and utility issues are also outlined in the City Engineer's memo.
Parks and Recreation
The Park and Recreation Commission recommended cash to meet the park dedication
requirements for this plat.
Planning Commission Meeting
At the Planning Commission meeting held on October 23rd two residents spoke at the public
hearing. One neighbor to the north, John Lenz, asked about screening and expressed some
concern about the water table rising. It was explained that screening is required and will be
addressed as each lot is developed and the any additional stormwater runoff resulting from
this development will be handled on site. Davis Sharpell, who owns property at the corner of
Jarvis and the proposed 161st Avenue, also asked about drainage.
Recommendation
The Planning Commission and staff recommend that the City Council approve the
preliminary plat request for Cascade Industrial Park with the following conditions.
Document3
Memo to Planning Commission/P 01-20
October 23, 2001
Page 3
1. A DEVELOPERS AGREEMENT OUTLINING THE TERMS AND CONDITIONS OF THE PLAT
APPROVAL AND INSTALLATION OF IMPROVEMENTS BE PREPARED AND EXECUTED
PRIOR TO RELEASING THE PLAT FOR RECORDING.
2. ALL COMMENTS OF THE CITY ENGINEER BE SHALL BE ADDRESSED.
3. STREET LIGHTS BE INSTALLED AS REQUIRED BY ELK RIVER UTILITIES
4. A LETTER OF CREDIT BE PROVIDED TO THE CITY IN THE AMOUNT OF 100% OF THE
COSTS OF THE PUBLIC IMPROVEMENTS.
5. UPON COMPLETING ALL OF THE IMPROVEMENTS AND HAVING THEM ACCEPTED BY
THE CITY, A WARRANTY BOND IN THE AMOUNT OF 25% OF THE IMPROVEMENT
COSTS SHALL BE SUBMITTED TO THE CITY FOR THE PERIOD OF ONE YEAR.
6. SURFACE WATER MANAGEMENT FEE IN THE AMOUNT REQUIRED BY THE CITY AT THE
TIME OF FINAL PLAT BE PAID PRIOR TO RELEASING THE PLAT FOR RECORDING.
7. A SEALCOAT FEE IN THE AMOUNT TO BE DETERMINED BY THE CITY ENGINEER BE PAID
PRIOR TO RELEASING THE PLAT FOR RECORDING.
8. A GRADING AND EROSION CONTROL PLAN BE APPROVED BY THE CITY ENGINEER
9. ALL DISTURBED AREAS SHALL BE GRADED AND SEEDED.
10. ALL APPROPRIATE EASEMENTS SHALL BE SHOWN ON THE PLAT.
11. ALL WELLS ON LOTS ABUTTING THE WEST BOUNDARY OF THE PLAT BE LOCATED TO
THE EAST AS FAR AS POSSIBLE.
12. PARK DEDICATION FEES IN THE AMOUNT REQUIRED BY THE CITY AT THE TIME OF
FINAL PLAT BE PAID PRIOR TO RELEASING THE PLAT FOR RECORDING.
Document3
154TH
15~RD
I ~~~ver
Case Number:
Location Map
P 01-20
N
The NE corner of-~T-'~
the SE I/4 of the
the SE I/4, Sec I~
W
I
CYTY OA- %;"2%'
d--The NE comer of the SE I/4 } " I
~of the RE ,/,*, Se~ ,~ { A ?: £"' i T t C' !'! {
~ East line of the SE I/4 of the NE I/4, Se~ 13-~
Nail Mag. z u
Nail · ~
ag
~ ~E
B~
2-37
N
OUTLOT [~
Drainage and Utility Easements shall
be shown os thus:
5
Being I0 feet in width and adjoining
right--of--way lines, unless otherwise
indicated, aisc being 5 feet in width
ond Odjoining lot lines, unless other-
wise indicated, os shown on the plot.
SARVIS
326.00
OUT, LOT A
~,~he West line of the
550 feet OS measured along
/91
o
J
OWNER/DEVELOPER:
Dy~omic's Design & Land Company
555 3rd Street
Elk River, MN 55330
(763) 44{-85gl
ZONING:
Existing I-2
Proposed I--2
Buitding Setbacks: 35' Front Yard
25' Side Yard
20' Rear Yard
Lot Minimums: tO Acres
100' Front Lot Width
GROSS AREA
OUTLOTS
NUMBER OF LOTS
46.97 ACRES
3.39 ACRES
22
The SE corner of
the NE t/4, Sec.
A Sherburne Count
Monument
Ac. /
/
/
/
I
0 R T H F 0 R
SE 1/4, Sec 13
';J
,s H, t. ,"-', H D ':; I 4
'.~ I ,::, £:.
East line of the NE l/4 of the SE I/4 Sec 15, Twp
I220.36 J__'
S00'4-7'06"W ~ ~ ~ ~ × ~ ×950.-33>
I I
{ I
D J ~ J v
%.-
SECTION 13, TOWNSHIP 32, RANGE 26
S00'43'05"W " o
The East line /
West 550.0 feet
0 lO0 200 300
SCALE IN FEET
For the purposes of this plat the East line of
the NE I/4 of the SE I/4 of Sec. 13, Twp 32,
Rng. 26 is assumed to bear S00°47'06"W.
i I
d
',/
<
SHEET NO. /
2
__J__
I
POND
NWL--870.O
NWL=873.16
0rUT%0T B~
/
970.00
OUT~OT A
0 I00 200 300
SCALE IN FEET
NWL-870.5
82.0 I~ i
I I
L__ ~.,_ m ',
3:
NWLm870. O
I :
LEGEND
_~-----1052 - Existing Contours
_--------52 Proposed contours (Add I000')
I
878.0 I With Lowest Floor Elevation
I
Possible Primary & Seconclory Septic
Location (2400 sf each)
_~ ~ DIRECTION OF FLOW
~ PROPEX-"$1LT STOP" FABRIC STAPLED
TO WOOD STAKES
2"x2"x54" WOOD I0.~' MINIMU~M
~CE
390.0
1
60' or 66'
9.0' or 120' 210' L, = 210' 90' or 120'
MOUNTABLE
CONCRETE
CURB & GUTTER
T~ SOIL ~ / / ~ L--- I 1~2" BITUMINOUS WEAR COURSE
///
/ / / -- I l/2" BITUMINOUS BASE COURSE
TYPICAL S~E~ SECTION W/ ~OUNTABLE CURB
I
SHEET NO. /
2.
Howard R, Green Qompany
October 17, 2001
File: 815790J-0240
Mr. Scott Harlicker
Senior Planner
City of Elk River
13065 Orono Parkway
P.O. Box 490
Elk River, MN 55330-0490
RE: CASCADE INDUSTRIAL PARK
Dear Mr. Harlicker:
As requested, we have reviewed the submittal package for the Cascade Industrial Park. The
package consisted of a 2-sheet set of plans dated October 11, 2001, containing a preliminary
plat and preliminary grading plan. Storm drainage calculations were also submitted. All of
these were prepared by John Oliver & Associates. Based on our review and comments
received at the staff review meeting, along with comments from a meeting with the Developers,
we would offer the following comments:
o
The project consists of approximately 47 acres located just west of Jarvis Street NE,
centered on approximately 161st Avenue. It is proposed to be divided into 18 lots,
although the preliminary plat indicates 22. The lots range in size from the smallest of 1.5
acres to the largest of 3.37 acres along Jarvis Street. This is in an area of non-City sewer
and water; therefore, each individual lot will be expected to provide its own on-site sewer
system and well. It will be important, when the individual on-site sewer systems are
designed for each site, that they be designed based on the ultimate use of the square
footage of the proposed building and not under-sized due to the anticipated first tenant of
the proposed building.
There are four lots located adjacent to Jarvis Street and the remaining lots are on a looped
street system of 161st Avenue and Buchanan Street. There is one existing building
located on Lot 4, Block 1, with a ddveway directly onto Jarvis Street. The other three lots
on Jan/is Street and the remaining lots on Buchanan Street and 161st Avenue should look
for opportunities for shared driveways and cross-access agreements to minimize the
number of driveways onto the public street.
The street right-of-way width for 161st Avenue is 66 feet and a portion of Buchanan is also
66 feet. This is larger than the ordinance requirement of 60 feet. I believe this is based on
an old parcel of property that was left 66 feet wide back in the days when that was the
anticipated right-of-way width. There is no problem foreseen with the slightly wider than
normal right-of-way width.
Jan/is Street NW currently has a 66-foot wide right-of-way. The platting adjacent to Jarvis
Street is providing the portion of the right-of-way for the property that is being platted.
Jan/is Street falls within the City's long-term transportation plan, anticipating sometime in
the long-term future a road alignment from Fillmore Street through the Cargill property,
attaching to Jan/is Street, and ultimately connecting to TH 10. This is, no doubt, a very
long-term proposal; however, when that type of road is constructed, 66 feet of right-of-way
Ur 10-17-01 Harlicker.rev
1326 Energy Park Drive · St. Paul, MN 55108 · 651/644-4389 fax 651/644-9446 toil free 888/368-4389
Mr. Scott Harlicker
October 17, 2001
Page Two
will likely not be sufficient. It is highly likely that the City would look for a minimum of 80
feet to a maximum of approximately 100 feet of right-of-way. This plat should provide the
appropriate fight-of-way, anticipating a minimum of 80-foot wide total right-of-way width for
Jarvis Street. It appears that this could easily be done even with the existing building on
Lot 4, Block 1.
5. Staff discussion regarding 161st Avenue at the west end where it abuts up to the Youth
Athletic Field/Cass property was that the road would likely never be extended into or
through that City-owned property. Therefore, 161st Avenue should be designed with a
cul-de-sac at the end of it. It appears that the cul-de-sac could be placed into Lot 10 and
the lot lines adjusted between Lots 8, 9, and 10 to ensure that each has sufficient lot area
to meet the City ordinance.
6. Based on a review of the drainage calculations that were submitted, the following
comments are made:
· No water quality treatment analysis was presented in the drainage calculations. The
revised drainage calculations should go through a water quality analysis.
· The curve numbers were shown in all cases to be lower after development than pdor
to development. However, there was no justification shown for these projected curve
numbers. In our experience, just the opposite should happen, as the area develops
with rooftop and parking lot, typically more runoff from storm events can be
anticipated. Curve numbers should be re-evaluated and a detailed discussion of how
the curve numbers were dedved should be included in the revised storm drainage
calculations.
· The outlet at the northwest comer of this area appears to flow off onto pdvate property.
No mention of how this will be dealt with or impacts on the adjacent property is
contained in the storm drainage calculations. The revised calculations should detail
any impacts to the adjacent pdvate property from the storm water discharge.
The grading plan should indicate the emergency overflow elevation and location for each
of the three proposed drainage ponds on the site.
8. It has been the City policy to not allow commercial and/or industrial property to have its
site runoff discharge directly onto the public street. Additional storm sewer should be
provided in the project to allow for internal collection of stormwater from each of the lots.
9. The proposed road section on 161st Avenue and Buchanan Street is a 40-foot wide urban
street section with concrete curb and gutter. Currently, the concrete curb and gutter is
proposed to be a mountable style. This needs to be changed to a barrier style of concrete
curb and gutter so that specific ddveway openings can be designed and built to control the
traffic flow throughout the development.
If you have any questions regarding these comments, please call.
Sincerely,
Howard R. Green Company
Terry J. ~rer, P.E.
TJM:tw
Ltr 10-17-01 Harlicker,rev
Howard R, Green Company
QQNSULTING ENGINEERS