6.4. SR 05-17-2004l iver
Item # 6.4.
MEMORANDUM
TO:
FROM:
DATE:
SUBJECT:
Mayor and City Council
Scott Harlicker, Senior Planne, r~'
May 17, 2004
Case No. P 03-16
Request by Morcon Real Estate and Development for Final
Plat
Request
Consider a request by Morcon Real Estate and Development for final plat approval of Elk
Ridge Center
Location
Southwest corner of Highway 169 and 197th Avenue, east of Irving Avenue
Zonin.q/Land Use
PUD (Planned Unit Development)/HB (Highway Business)
Attachments
Location map
Final Plat
· Preliminary Plat
· Memo from the City Engineer
· Resolution No. 04-
Memo to Mayor & City Council/P 03-16
May 17, 2004
Page 2
Overview
On February 9, 2004 the Council approved the preliminary plat for Elk Ridge Center. The
preliminary plat included 7 commercial lots and the right-of-way for Holt Street from 194m
Avenue to 197th Avenue. The final plat includes platting the right-of-way for Holt Street and
platting the commercial lots as seven outlots. The street layout is consistent with the
approved preliminary plat. The ouflots will be subject to final plat approval as they are
developed. Park dedication fees will be due as each of the outlots are platted.
Recommendation
Staff recommends that the City Council approve the attached Resolution No.04-
granting final plat approval for Elk Ridge Center with the following conditions:
A DEVELOPERS AGREEMENT BE PREPARED AND EXECUTED
OUTLINING THE TERMS AND CONDITIONS OF THE PLAT APPROVAL
AND INSTALLATION OF IMPROVEMENTS PRIOR TO RELEASING THE
PLAT FOR RECORDING.
1. A PLANNED UNIT DEVELOPMENT AGREEMENT BE PREPARED AND
EXECUTED 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.
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 A ONE YEAR PERIOD.
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.
SEALCOAT FEE IN THE AMOUNT TO BE DETERMINED BY THE CITY
ENGINEER BE PAID TO THE CITY PRIOR TO RELEASING THE PLAT FOR
RECORDING.
6. THE NECESSARY DRAINAGE AND UTILITY EASEMENTS BE DEDICATED
ON THE PLAT AS REQUIRED BY THE CITY.
7. ALL COMMENTS OF THE CITY ENGINEER BE ADDRESSED.
8. ALL APPROPRIATE WETLAND PERMITS MUST BE. OBTAINED PRIOR TO
COMMENCING WORK ON THE SITE.
o
GRADING AND EROSION CONTROL PLAN AND DVELOPMENT PLAN BE
SUBMITTED AND APPROVEDBY THE CITY ENGINEER PRIOR TO THE
ISSUANCE OF BUILDING PERMITS.
S:\PLANNING\Case Files\2003\P 03-16 Elk Ridge Center\P03-16finalcc5-17.doc
Memo to Mayor & City Council/P 03-16
May 17, 2004
Page 3
10. ALL GRADING WILL NEED TO BE CERTIFIED PRIOR TO THE ISSUANCE
OF BUILDING PERMITS.
11. STREET LIGHTS SHALL BE INSTALLED AS RECOMMENDED BY ELK
RIVER MUNICIPLAL UTILTIIES.
12. PARK DEDICATION FEES BE PAID PRIOR TO RELEASING THE PLAT FOR
RECORDING.
13. APPROPRIATE CROSS ACCESS EASEMENTS SHALL BE APPROVED BY
THE CITY AND RECORDED WITH THE PLAT.
14. A TREE PRESERVATION PLAN BE APPROVED PRIOR TO RELEASING
THE PLAT FOR RECORDING.
15.
ANY TREES OFF SITE OR ON SITE, NEAR THE LIMIT OF GRADING THAT
ARE TO BE PRESERVED, SHALL BE FENCED WITH A SNOW FENCE AT
THE DRIP LINE TO PREVENT GRADING, COMPACTION, OR STORAGE
OF EQUIPMENT, DEBRIS OR MATERIALS. STAFF SHALL INSPECT
FENCING PRIOR TO CLEARING OR GRADING COMMENCING.
16.
ALL NECESSARY TRUNK SANITARY AND WATER ASSESSMENTS , AND
LATERAL WATER ASSESSMENTS BE PAID PRIOR TO RELEASING THE
PLAT FOR RECORDING.
S:\PLANNING\Case Files\2003kP 03-16 Elk Ridge Center\P03-16finalcc5-17.doc
TRAILS LEGEND
EXISTING SIDEWALK
FUTURE SIDEWALK
EXISTING PAVED TRAIL
FUTURE PAVED TRAIL
FUTURE TRAIL
FUTURE WIDENED SHOULDER
SITE
RIDCEWOOD
PARK
Case Number:
Location Map
LU 03.04; ZC 03-07; CU 03-36;
P03-16
N
MORCON
Howard R, Green Qompany
May 10, 2004
File: 821790J-0240
Mr. Scott Harlicker
Senior Planner
City of Elk River
13065 Orono Parkway
Elk River, MN 55330
RE:
ELK RIDGE CENTER
FINAL PLAT AND EASEMENT VACATION
Dear Mr. Hadicker:
As requested, we have reviewed the proposed easement vacations and final plat for the Elk Ridge
Center development. As you are aware, this is the development located on Outlot A of the
Brentwood subdivision. Schoell and Madson, Inc., prepared the documents we reviewed. Based
on our review, we would offer the following comments:
1. The easement vacations requested are drainage and utility easements provided as part
of the Brentwood Addition plat, drainage and utility easements provided as part of the
Ridgewood East 3rd Addition plat, and a drainage easement along the south frontage of
197th Avenue. The larger drainage and utility easements used for actual storm water
drainage off of the perimeter City streets will be re-granted through the final plat. The
two conditions we would suggest as part of granting the easement vacations are that
the applicant ensure that there are no small utility uses for the perimeter drainage and
utility easements requested for vacation, and the final plat be recorded to rededicate the
drainage and utility easements needed for storm drainage.
2. The final plat of Elk Ridge Center proposes to divide the property into seven outlots
while providing the public rights-of-way for Holt Street and the realignment of 197~
Avenue. Obviously, as each outlot begins to develop into a commercial establishment,
it will need to be replatted. The two conditions we would recommend for the approval of
the final plat are that the drainage and utility easements around the perimeter of the site
and along the street rights-of-way be dedicated on the this final plat, even though the
lots that these drainage and utility easements would be over are currently outlots. Holt
-Street may be built before all of the outlots are replatted, and those drainage and utility
easements along the frontage and perimeters may be necessary for the small utilities
and/or other planned improvements. Secondly, access control should be granted along
the TH 169 frontage as part of this plat.
If you have any questions regarding comments on either of these issues, please call.
Sincerely,
Howard R. Green Company
Terry J. Maurer, P.E.
TJM:sw
Ltr-051004-Harlicker.doc
2550 University Avenue West · Suite 400N · St. Paul, MN 55114 · 651/644-4389
fax 651/644-9446 toll free 888/368-4389
RESOLUTION NO. 04 -
CITY OF ELK RIVER
A RESOLUTION GRANTING FINAL PLAT APPROVAL FOR:
Elk Ridge Center
Case No. P 03-16
WHEREAS, apphcation has been made for final plat approval, pursuant to Section
1008.08 (1)(c) of the Elk River City Code of Ordinances, of the property legally described on
attached Exhibit A and hereinafter referred to as "the Property"; and
WHEREAS, the application for preliminary plat approval has been referred to the
Planning Commission which has given its advice and recommendation to the City Council;
and
WHEREAS, a preliminary plat of the Property was approved by the City Council on
February 9, 2004; and
WHEREAS, the proposed final plat is consistent with the preliminary plat as
approved by the City Council; and
WHEREAS, the proposed final plat complies with each of the conditions set forth
by the City Council in its approval of the preliminary plat of the Property;
NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE
CITY OF ELK RIVER, as follows:
It is hereby determined by the City Council for the City of Elk River as follows:
A. The proposed subdivision is consistent with the Zoning Ordinance and
conforms with all of its requirements.
B. The proposed subdivision is consistent with all applicable general
specialized city, county, and regional plans including, but not limited to,
Comprehensive Development Plan.
and
the City's
C. The physical characteristics of the site, including, but not limited to,
topography, soils, vegetation, susceptibility to erosion and siltation, susceptibility
to flooding, and drainage are suitable for the type and density of development and
uses contemplated.
D. The proposed subdivision makes adequate provision for water
storm drainage, sewage transportation, erosion control and all other
facilities and improvements otherwise required herein.
services,
E. The proposed subdivision will not cause substantial environmental damage.
F. The proposed subdivision will not conflict with easements of record or with
easements established by judgment of a court.
G. The proposed subdivision will not have an undue or adverse impact on the
reasonable development of neighboring land.
Final plat approval is hereby granted for the Property, subject to the conditions set
forth in attached Exhibit B.
The officers of the City are hereby authorized, once the conditions set forth in
Exhibit B are met and complied with, to sign the final plat for the Property and to
issue a certified copy of this Resolution giving final approval of the plat.
The owner of the Property is authorized to record the final plat as required by law
and shall file proof of said recording with the City. No building permits will be
issued for the Property until the final plat is recorded.
This final plat approval shall expire one year from the date of this resolution if the
final plat is not recorded within that time.
The foregoing resolution was introduced by Council Member and
duly seconded by Council Member The following voted in favor
of the Resolution.
The following voted against the Resolution:
The following were absent:
WHEREUPON the resolution is adopted.
Passed and adopted this 17~h day of May, 2004.
Stephanie Klinzing, Mayor
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CERTIFICATE
STATE OF MINNESOTA
COUNTY OF SHERBURNE
CITY OF ELK RIVER
I, the undersigned, being the duly qualified and acting Clerk of the City of Elk River,
Minnesota, hereby certify that the above resolution is a true and correct copy of the
resolution as adopted by the City Council of the City of Elk River on
2004.
WITNESS my hand officially as such Clerk and the corporate seal of the City this
__ day of ., 2004.
STATE OF MINNESOTA
SS.
COUNTY OF SHERBURNE
Joan Schmidt, City Clerk
acknowledged before me this
The foregoing instrument was
., 2004, by Stepharfie Klinzing, Mayor, City of Elk River, Minnesota.
day
of
Notary Public
STATE oF MINNESOTA
SS.
COUNTY OF SHERBURNE
The foregoing instrument was acknowledged before me this
., 2004, by Joan Schmidt, City Clerk, City of Elk River, Minnesota.
day of
Notary Public
S:\PLANNING\Case Files~003\P 03-16 Elk Ridge Center~P03-16resolutiion.doc Page 3
EXHIBIT A
Legal Description:
Outlot A, Brentwood, according to the recorded plat thereof, Sherburne County, Minnestoa
and Lots 3 and 4, Block 3, Ridgewood East 3ra Addition, according to the recorded plat
thereof, Sherburne County, Minnestoa
S:~PLANNING\Case Files~2003\P 03-16 Elk Ridge Center~P03-16resolutiion.doc Page 4
EXHIBIT B
Conditions:
A developers agreement be prepared and executed outlining the terms and
conditions of the plat approval and installation of improvements prior to releasing
the plat for recording.
2. A planned unit development agreement be prepared and executed prior to releasing
the plat for recording.
3. A letter of credit be provided to the city in the amount of 100% of the costs of public
improvements.
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 a one year period.
5. 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.
6. Sealcoat fee in the amount to be determined by the city engineer be paid to the city
prior to releasing the plat for recording.
7. The necessary drainage and utility easements be dedicated on the plat as required by
the city.
8. All comments of the City Engineer be addressed.
9. All appropriate wetland permits must be obtained prior to commencing work on the
site.
10. Grading and erosion control plan and dvelopment plan be submitted and
approvedby the city engineer prior to the issuance of building permits.
11. All grading will need to be certified prior to the issuance of building permits.
12. Street lights shall be installed as recommended by elk river municiplal utiltiies.
13. park dedication fees be paid prior to releasing the plat for recording.
14. Appropriate cross access easements shall be approved by the city and recorded with
the plat.
15. a tree preservation plan be approved prior to releasing the plat for recording.
16.
Any trees off site or on site, near the limit of grading that are to be preserved, shall be
fenced with a snow fence at the drip line to prevent grading, compaction, or storage
of equipment, debris or materials. Staff shall inspect fencing prior to clearing or
grading commencing.
S:\PLANNING\Case Files~003\P 03-16 Elk Ridge Center~P03-16resolutiion.doc Page 5
16. All necessary trunk sanitary and water assessments, and lateral water assessments be
paid prior to releasing the plat for recording.
S:\PLANNING\Case Files~003\P 03-16 Elk Ridge Center~P03-16resolutiion.doc Page 6
ELK
RIDGE
CENTER
N 89°27'21" E
,j
OUTLOT B
ISEE SHEET 3 OF 41
L-~ ,~ -~
- S-04°1.3 '~6 "-W ..... 1528.77
HOLT
STREET
OUTLOT C
OUTLOT D
ISEE SHEET 4JOF 4]
OUTLOT E
SOO°OO'00"E
157.29
.~ L=75.50
' R=5679.58
~- 0'45'42"
\ ~ ~04°08'5~',~
i:',,.i!. ;-
(SCALE IN FEET )
SCHOELL & MADSON, INC.
ENGINEERS * SURVEYORS * PLANNERS
SOIL TESTING * ENVIRONMENTAL SERVICES
SHEET 2 OF 4 SHEETS
N 89°27'21" 5 .-,(
1205 ~ "~
ELK
RIDGE
CENTER
OUTLOT A
N10°0£
OUTLOT B
34~76 N04'h 3'36"E
S 04°13'56,. W 732~,71 ~ ~
N.W.
~/ ~
100 0 50 100 tOO
($CALg IN rggT )
SCHOELL & MADSON, INC.
ENGINEERS * SURVEYORS * PLANNERS
SOIL TESTING * ENVIRONMENTAL SERVICES
SHEET 3 OF 4 SHEETS
ELK
RIDGE CENTER
04'13'36
: ~ OUTLOT O ~.~-~
/
~/ Jo~j % UTIUTY EASEMENT , I [ ~ 272.65
4~3 ~0,00 SO0~O'O0"E t ,~ _
(SCALE IN FEET )
SCHOELL & MADSON, INC.
ENGINEERS * SURVEYORS * PLANNERS
SOIL TESTING * ENVIRONMENTAL SERVICES
SHEET 4 OF 4 SHEETS
U.S. HWY 169
PARKING CALCULATIONS
RE~AINING
LOCATIONUSE GROSS S.F. MIN. PARKING REQ. = # OF STALLS
BLOC~ 1
REQUIRED ACCESSIBLE
LOT 1 COMMERCIAL3.616 1/200 S.F. 18 STALLS (2% OF TOTAL}
(BANK)
BLOCK 2 540X .O2 = 11
LOT 1 RETAIL 23,375 1/21~ S.F. 117 TOTAL ACCESSIBLE
LOT 2 RETAIL 18,CO0 1/200 S.F. ~0 STALLS PROVIDED
26
LOT 3 RESTAURANT7.000 11100 S.F. 70I INCLUDING 5 VAN
(CLASS 1) I ACCESSIBLE
LOT 4 RETAIL 15~7 1/200 S.F. 76
LOT 5 RESTAURANT 4,5O0 111~ S.F. ~ 537
(C~ASS l) TOTAL STALLS REQUIRED TOTAL PROVIDED
LOT 6 RETAIL 24,1~ lt200 S.F. 121 540
)DEVELOPMENT NOTF. S ~
NO S C,N..E
Imaa~ DUN~DDIE
ELK RIDGE
CENTER
PUD Rezoning &
Development Plan
197th Avenue N.W. OT.H. 169
Elk River, Minnesota
PRELIMINARY
DEVELOPMENT PLAN
A-1