6.6. SR 12-21-1998ity of
iver
FROM:
DATE:
MEMORANDUM
Item# 6.6.
Mayor and City Council [/
Scott Harlicker, Planning Assistan
December 21, 1998
SUBJECT: Request by Amcon for Preliminary
Plat, Public Hearing Case No. P 98-7
Request
Consider a request by Amcon for preliminary plat approval of Elk River
Business Park
Location
SW ¼ of the NW ¼ Section 2, Township 32, Range 26
Zoning/Land Use
BP (Business Park) / LI (Light Industrial)
Attachments
· Location map
· Preliminary plat
· Grading Plan
· Memo from City Engineer
Overview
The applicant is proposing to plat a 40 acre parcel into 7 lots. The lots will
range in size from 6.44 acres to 2.79 acres. The site has two knolls, one
located in the northwest corner and the other along the southern boundary of
the plat. The remainder of the site is relatively level with scattered
woodlands and wetlands.
13065 Orono Parkway · P.O. Box 490 · Elk River, MN 55330 · TDD & Phone: (612) 441-7420 · Fax: (612) 441-7425
Mayor and City Council/P 98-7
December 21, 1998
Page 2
Plat Layout
The plat is designed around a horseshoe shaped street. The proposed street
will intersect with the Tyler Street at two places. Five lots will be located on
the outside edge of the horseshoe and two lots are proposed for the interior.
No lots will have access from Tyler Street. The lots meet the size and
dimensional requirements of the Business Park zoning district.
The Council should consider the installation of sidewalks within the plat and
a pedestrian connection to the proposed retail development adjacent to the
north. As can be seen in the Elk River Industrial Park, many workers can be
found walking on Industrial Boulevard during various times of the day. A
sidewalk would allow for and possibly even encourage the same type of
activity in this business park. Furthermore, a pedestrian connection to the
retail development to the north would encourage people that work in the
business park to walk to the restaurants and stores instead of driving.
There are several utility easement that cross the proposed plat. There are
UPA easements on the north and south boundaries of the plat and possibly
another utility easement on the western boundary. Drainage utility easement
are shown over the existing wetlands and around the lots lines. The
easements should be adjusted so they include the wetland mitigation areas
as well as the existing wetland, and exclude the wetland areas that are
proposed to be filled.
Wetlands and Ditches
A branch of a county ditch crosses diagonally across the site from the
northeast corner to the southwest corner. This ditch will be abandoned when
Tyler Street and the associated storm sewer is constructed. There are two
wetlands on the property, one is one the northern boundary of the plat and
the other is on the western edge. The applicant is planning to fill a portion of
the one on the northern edge to create a larger buildable area. The one on the
western edge will not be filled. Wetland mitigation will be constructed along
the edge of the western wetland. The applicant will have to delineate the
wetland and work with the City on a wetland mitigation plan.
Grading and Drainage
The City Engineer is addressing grading and drainage issues in his memo.
f:Xshrdoc\planning\scott\p98-7cc.doc
Mayor and City Council/P 98-7
December 21, 1998
Page 3
Adiacent Property
There is a parcel to the west of the proposed plat that will be landlocked if
the plat is approved as proposed. Provisions to access this adjacent property
will be included as part of this plat. A 40 foot access and utility easement will
be provided across Lot 2, Block I to allow access to the property to the west
as well as the installation of utilities.
Recommendation
The Planning Commission recommended the City Council approve the
preliminary plat request for Elk River Business park with the following
conditions:
A DEVELOPERS AGREEMENT BE PREPARED OUTLINING THE TERMS AND CONDITIONS OF
THE PLAT APPROVAL AND INSTALLATION OF IMPROVEMENTS BE PREPARED AND
EXECUTERD PRIOR TO RELEASING THE PLAT FOR RECORDING.
2. A LETTER OF CREDIT BE PROVIDED TO THE CITY IN THE AMOUNT OF 100% OF THE COSTS
OF PUBLIC IMPROVEMENTS UNLESS AN ALTERNATIVE IS APPROVED BY COUNCIL.
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 WITH SHERBURNE
COUNTY.
4. A SEALCOAT FEE IN THE AMOUNT TO BE DETERMINED BY THE CITY ENGINEER BE PAID TO
THE CITY PRIOR TO RELEASING THE PLAT FOR RECORDING WITH SHERBURNE COUNTY.
5. A GRADING AND EROSION CONTROL PLAN AND DEVELOPMENT PLAN BE SUBMITTED
AND APPROVED BY THE CITY ENGINEER PRIOR TO THE ISSUANCE OF BUILDING PERMITS.
6. ALL GRADING WILL NEED TO BE CERTIFIED PRIOR TO ISSUANCE OF BUILDING
PERMITS.
7. STREET LIGHTS SHALL BE INSTALLED AS RECOMMENDED BY ELK RIVER MUNICIPAL
UTILITIES.
8. ALL WETLANDS ON THE SITE SHALL BE IDENTIFIED AND DELINEATED AND ALL WETLAND
PERMITS SHALL BE RECEIVED PRIOR TO COMMENCING ANY WORK IN A WETLAND.
9. ALL COMMENTS OF THE CITY ENGINEER SHALL BE ADDRESSED.
10. A WETLAND MITIGATION PLAN BE APPROVED PRIOR TO RELEASING THE PLAT FOR
RECORDING.
11. SIDEWALKS BE INSTALLED ALONG THE OUTSIDE EDGE OF THE PROPOSED ROAD ALONG
WITH A PEDESTRIAN CONNECTIONTO THE ADJACENT COMMERCIAL DEVELOPMENT TO
THE NORTH.
s:kplanning\scott\p98-7cc.doc
Mayor and City CouncilfP 98-7
December 21, 1998
Page 4
12. SIDEWALKS BE INSTALLED ALONG THE OUTSIDE EDGE OF THE PROPOSED ROAD ALONG
WITH A PEDESTRIAN CONNECTIONTO THE ADJACENT COMMERCIAL DEVELOPMENT TO
THE NORTH.
13. RESTRICTIVE COVENANTS BE PUT IN PLACE OVER THE WETLANDS AND THE BUFFER AREA.
THESE SHALL BE COMPLETED AND RECORDED ALONG WITH THE PLAT.
14. A BOND COVERING THE COST OF THE WETLAND REPLACEMENT IS REQUIRED AND SHALL
BE MADE PART OF THE DEVELOPERS AGREEMENT.
15. DRAINAGE AND UTILITY EASEMENTS SHALL BE REVISED TO INCLUDE THE WETLAND
MITIGATION AND EXCLUDE THE AREAS PROPOSED TO BE FILLED.
16. A PEDESTRIAN EASEMENT BE PROVIDED TO THE NORTH TO ALLOW CONSTRUCTION OF A
SIDEWALK TO CONNECT WITH ELK RIVER CROSSING.
17. AN ACCESS AND UTILITY EASEMENT BE PROVIDED TO THE ADJACENT PROPERTY TO THE
WEST.
f: kshrdoc\planning\scottXp98- 7cc.doc
i
LOCATION
174~4
Howard R. Green Company
CONSULTING ENGINEERS
November 20, 1998
File: 800114J-0240
/ON~I'LTIIG ENGINI~ER~
Formerly MSA
Consulting Engineers
Honorable Chairman and Planning Commission
City of Elk River
13065 Orono Parkway
Elk River, MN 55330
RE:
ELK RIVER BUSINESS PARK
VANDENBERG PROPERTY
Dear Planning Commission Members:
Since the Planning Commission's last meeting, in which they initially reviewed the Elk
River Business Park proposal, the developers have submitted a revised grading plan.
Staff has also had an opportunity to meet with the developers and discuss many of the
issues outlined in our initial review. Based on our review of this revised grading plan and
our meeting with the developers, we would offer the following comments.
The revised grading plan now accurately reflects the grades proposed on the
Tyler Street alignment. There are a couple of minor areas in the grading plan
that we feel can be improved by "tweaking" the plan. We have talked with the
developers about these issues, and will relay them on to the developer's
engineer.
In our meeting with the developers, they have indicated a willingness to provide a
40-foot easement from the loop street to the west, to service the approximately
five-acre parcel of land lying west of the Elk River Business Park. This 40-foot
easement would be sufficient for extending City utilities and providing a joint
driveway access.
The developers have hired McCombs, Frank, Roos, and Associates to prepare a
wetland mitigation plan. We believe that the concept of wetland mitigation that is
shown on the site plan is reasonably close to what the final wetland mitigation
plan will look like. This plan will be submitted to the City when completed, and
then the necessary agency reviews will be undertaken. Staff does not believe
that this wetland mitigation plan will significantly change the plan before the
Planning Commission.
As mentioned in our October 21, 1998 correspondence, the City will be
undertaking the street and utility improvements within this plat. Therefore, any
minor modifications such as hydrant locations or storm sewer alignments can be
dealt with at the time of final design.
\\SPNWFS\VOL1\DATA\PROJ\800114j\0240\114-2003.nov.doc
1326 Energy Park Drive · St. Paul, MN 55108 ° 612/644-4389 fax 612/644-9446 toll free 888/368-4389
City of Elk River Planning Commission
November 20, 1998
Page 2
Staff is prepared to recommend approval of the preliminary plat and grading plan for this
development. If you have any questions regarding any of these comments, I will be in
attendance at your November 24, 1998 Planning Commission meeting.
Sincerely,
Howard R. Green Company
P.fi.
TJM/st
Enclosures
Howard R, Green Company
\\SPNWFS\VOL1 \DATA\PRO J\800114j \(~,~:~ ~ ~0~r ~ d (l~::N GIN EERS
1
4A2 AC."' ......... .,
200 300
MII~MUM LOT: SIZE: I ACRE:
MINIMUM FROI~AGE: I00 ~
I:'R~NT BUI. I~G ~ 30 ~
Sll~ BLILDe~ S~'TIMCI( 25 FE~T
Rfc. AR BI.~.BING ~ETBAC~X 20 FEET
PARKING $E:I~JAC~ I0 FEET
TOTAL L,OT Ai~r.A - ~8.~7 A(~fl~..A %
X
0 IOU 200 3(10
%CALL IN FEE7
NOTES:
& ~__~gO~___&TES AS DEUNEAI'~ MiD ~ SPRING 1~4
~~T ~TO~
~ ~ ~T~ TO ~ ~ ~ ~
LEGEND
...... i ..... C~TY WATERM,NN PR(~[CT
-- ~ --·- -- -- CITY SANITARY PROJECT
-----O----:X~- .... CITY STORt~ SEWER PRO,~ECT
-- i P~O~OC~ED WATERMAIN
--> F~OPOSED SANITARY ~'l~t[R
~ ~ STORM SEW[R
x 88~,40 P~OP'OSED SPOT ELEVATO~I