6.4. SR 04-04-2005
Item#~.
MEMORANDUM
TO:
FROM:
Mayor and City Council ,
Scott Harlicker, Senior Plann~
April 4, 2005
DATE:
SUBJECT:
Case No. P 04- 11 Request for Preliminary Plat - Carson
Business Park
Request
Consider a request by Commonweal Development for a preliminary plat for Carson
Business Park. The applicant is proposing to subdivide a 10.59 acre parcel into 5 lots and 1
outlot. The plat includes platting Carson Street as a cuI de sac into the property to provide
access to the lots.
Location
The property is located at the Southwest corner of Main Street and Highway 169
Zoning/Land Use
C3 (Highway Commercial) / LI (Light Industrial)
Attachments
· Location Map
· Preliminary Plat
· Memo from the City Engineer
Carson Business Park/P 04-11
April 4, 2005
Page 2
Overview
The City Council considered this request at their February 22nd meeting. Traffic was the
major point of discussion. The applicant explained that they have reduced the proposed
square feet from 76,000 to 52,000, eliminated certain uses that generate high levels of traffic
and will be limiting the number of PM peak trips to about 330. Given these changes, the
Council decided to refer the request back to the Commission for further consideration.
At the Planning Commission meeting held on March 22nd, no one spoke at the public
hearing. The changes were explained to the Commission. The Commission discussed
different options on controlling turning movements and determined that each option would
have unintended adverse effects on adjacent properties. The Commission felt that the
applicant has been working with the city on addressing the traffic concerns. The
Commission recommended, by a 5:1 vote, to recommend approval of this request.
Recommendation
The Commission and staff recommend that the City Council approve this preliminary plat
with the following conditions:
1. 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 LETTER OF CREDIT BE PROVIDED TO THE CITY IN THE AMOUNT OF
100% OF THE COSTS OF PUBLIC IMPROVEMENTS.
3. 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.
4. 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.
5. 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.
s: \PLANNING \ Case Files \2004 \P 04--11 Carson Business Pk \p04--11 CC04--4.doc
Carson Business Park/P 04-11
April 4, 2005
Page 3
8. ALL APPROPRIATE WETLAND PERMITS MUST BE OBTAINED PRIOR TO
COMMENCING WORK ON THE SITE.
9. GRADING AND EROSION CONTROL PLAN AND DVELOPMENT PLAN BE
SUBMITTED AND APPROVED BY THE CITY ENGINEER PRIOR TO THE
ISSUANCE OF BUILDING PERMITS.
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.
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Location Map
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Case Number: P 04-11
CARSON BUSINESS PARK
13065 Orono Parkway
Elk River, MN 55330
March 15, 2005
File:809031J -0240
Mr. Scott Harlicker, Senior Planner
City of Elk River
13065 Orono Parkway
Elk River, MN 55330
RE: CARSON BUSINESS PARK
Dear Mr. Harlicker:
In an effort to add one more piece of information to the discussion regarding the proposed
Carson Business Park located at the southwest comer of 1H 169 and Main Street, we have
counted traffic movements from the commercial area north of Main Street at Carson during
the period of 4 p.m. to 6 p.m. on Thursday, March 10, 2005. Attached is an exhibit showing
the eight turning movements counted and a summary of the number of vehicles for each 15-
minute period between 4 p.m. and 6 p.m. As is shown by the summary of the counts during
the period from 4:30 - 5:30 p.m. there were 69 left turn movements from southbound
Carson to eastbound Main Street. At the same time, there were an additional six left turn
movements out of the Burger Time driveway onto eastbound Main Street for a total of 75
left turn movements. As a comparison, the traffic reports submitted by the Commonweal
Development for the proposed Carson Business Park shows 57 left turn movements during
the p.m. peak hour. This is based on a total p.m. peak hour trip generation of 434. At last
month's City Council meeting, the developers presented to the City Council a revised
proposal where the total p.m. peak hour trips would be reduced to approximately 330.
Although there was not specific information provided relative to the left turn movements
during the p.m. peak hour, I believe it is safe to assume that there would be a similar
reduction from the 57 left turn movements shown in their traffic report.
Another issue that was discussed by the developers at the City Council meeting last month
was the idea of writing into the developer's agreement a method of monitoring the amount
of p.m. peak hour traffic generated by the proposed buildings in the Carson Business Park. I
believe this is certainly possible to do by referencing the Institute of Transportation
Engineers (ITE) Trip Generation Manual, however, I would caution that these are average
trip generations for similar types of commercial establishments based on counts throughout
the United States. This would provide a method to monitor the expected total traffic
generation based on the initial use and size of buildings proposed on the various lots in
Phone: 763.635.1000
Fax: 763.635.1090
www.cLelk-river.mn.us
Carson Business Park
March 15, 2005
Page 2
Carson Business Park. This will not provide a method to enforce a strict cap on the total
amount of trips. If this method is used I believe that it should be used to monitor the
expected trips versus an agreed upon total cap for trip generation, either on a daily basis on a
peak p.m. hour basis. If actual traffic generation is slightly less or slightly more than
anticipated, I don't believe that the developer or the City should have the right to increased
density or restrict density.
The developer's engineer has also submitted revised drainage calculations. We have
reviewed these and find them generally acceptable. There are some minor issues that need
to be further detailed, which we will discuss directly with the developer's engineer.
If you have any questions regarding any of this information, please call.
Sincerely,
T~~
City Engineer
S:\PLANNING\Case Files\2004\P 04-11 Carson Business Pk\3 1505 Engineer's memo.doc
Common Wheel Traffic Counts 3/10/05
TIME
TURN
1 2 3 4 5 6 7 8
4:00 - 4:15 11 13 1 1 11 10 1 0
4:15 - 4:30 20 12 0 2 7 11 0 0
4:30 - 4:45 15 18 1 0 4 16 0 0
4:45 - 5:00 15 13 0 3 " 4 16 1 0
5:00 - 5:15 19 12 2 1 12 17 0 0
5:15 - 5:30 20 17 3 2 12 12 0 0
5:30 - 5:45 14 18 2 3 13 20 0 0
5:45 - 6:00 17 15 2 3 10 15 1 0
TOTAL
131
118
11
15
73
117
3
o
Turns
1
2
3
4
5
6
7
8
South Carson to East Main
South Carson to West Main
South Burger Time to East Main
South Burger Time to West Main
West Main to North Carson
East Main to North Carson
West Main to North Burger Time
East Main to North Burger Time
TOTAL
48
52
54
52
63
66
70
63
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MAIN STREET TRAFFIC COUNT
EXHIBIT
March 14, 2005 10: 20: 14 a,m,
822540J\Dwgs \C\ TRAFFIC.DWG (TELGAAR)
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DESCRIPTION
DATE' 11/24/04
BK/PG
DRAWN BY SMK
CHECKED BY: RMB
DWG, 7746-12PPLAT3,dwq
TEXT,
FILE
'....
I hereby certify that this survey,
plan, or report was prepared by me
or under my direct supervisIon and
that I am a duly Licensed Land
Surveyor under State of Minnesota
statutes Sections 326.02-326,15
John Oliver & Associates, Inc.
Civil Engineeri-ng. Lund' SUrtl<!lIing, Land Planning
\ CARSON BUSINESS PARK
ELK RIVER, MN
"i FOR
01\ COMMONWEAL DEVELOPMENT
PRELIMINARY PLAT
2-03
7746,
NO
21729
Signature:
Rick M. Blom. PLS
Dote' 11 /24/04 Lie. No.
BurnsviCle
Minnesota