8 PCSR 12-28-1993 ITEM 8
ty of TO: PLANNING COMMISSION
1k/ River FROM: STEVEN B. ACH, CITY PLANNER i .
DATE: DECEMBER 28, 1993
SUBJECT: PRELIMINARY PLAT AND CONDITIONAL
USE PERMIT REQUEST BY SUPER
AMERICA/PUBLIC HEARING, CASE NO. P
92-7 AND CU 92-16
REQUESTED ACTION
A. Preliminary plat to subdivide approximately 12 acres into
one commercial lot and one outlot.
B. A conditional use permit to operate a motor vehicle
station and convenience store.
LOCATION
Southeast corner of Highway 169 and 193rd Avenue.
ATTACHMENTS
Location Map, Zoning Map, Preliminary Plat, Grading Plan, Site/
Grading Plan, Landscaping Plan, Letter from Terry Maurer, and
• Property Owners List.
BACKGROUND
In September, 1992, a similar application was brought before
the Planning Commission. However, at that time no City water
and sewer were available to the site, therefore, the
application was denied by the Planning Commission and City
Council . Similarly, a conditional use permit was also
requested and tabled indefinitely by the Planning Commission
and City Council due to the unavailability of City utilities to
service the property.
Since that time, two events have occurred which could change
the Planning Commission and City Council action on this
application. First of all, the Elk Park Center project has
begun to move forward with its appropriate approvals . One of
which will include the ordering of preparation and plans of
specifications to extend City utilities to service the Elk Park
Center site and the area north and east of 193rd Avenue and
Highway 169 . Secondly, until these utilities are extended, the
City has granted temporary hook-ups to the existing sanitary
sewer allowing Hillside Estates to plat the second phase.
Therefore, SuperAmerica would like to use these two events as
a basis to proceed forward with this application.
•
P.O. Box 490 • 13065 Orono Parkway • Elk River, MN 55330 • (612) 441-7420 • Fax: (612) 441-7425
Super America, PP & CUP Page 2
December 28, 1993
• PRELIMINARY PLAT
The preliminary plat involves approximately twelve ( 12 ) acres
at the southeast corner of Highway 169 and 193rd Avenue. The
area has a variety of natural characteristics ranging from
varying topography, isolated wetlands, wooded areas, and a
dominant ridge to the southeast. The proposed division is to
create one platted buildable site for SuperAmerica at the
immediate southeast corner of Highway 169 and 193rd Avenue.
The balance of the property would be retained as an outlot and
considered undeveloped until replatted at a later date. The
property is currently zoned C3 (Highway Commercial) which
requires a minimum of one acre lot size. The proposed lot for
Super America is slightly over one acre, therefore, meets the
requirement.
PROPERTY ACCESS
Directly north of 193rd Avenue is Hillside Estates commercial
area. The preliminary plat that has been approved for the area
reflects a roadway ( future Evans Street) extending northerly of
193rd Avenue, acting as a future frontage road. The
approximate alignment of that roadway is 315 feet measured from
the easterly right-of-way of Highway 169 to the center line of
Evans Street. Staff recommends the access point extending
• south of 193rd Avenue to the proposed Oak Parc Plaza line up
with the future Evans Street to the north. Therefore, the
proposed driveway to the south will have to be shifted
approximately ten feet to the east.
At this time there is no public right-of-way being dedicated to
serve the twelve acre parcel . However, in the future, a public
street may be proposed to serve additional lots included in the
replatting of outlot A. Until the twelve acre parcel is
further subdivided, the property will be served with a private
driveway.
PROTECTION OF WOODED RIDGE
When the twelve acre parcel was rezoned in 1991 from PUD to C3,
residents in Deerfield requested the tree ridge along the south
and east be protected. Therefore, staff is recommending a
thirty (30) to fifty (50) foot easement along the southeast
property line be included on the plat. Exact alignment of the
easement will vary according to the ridge. This easement will
assure the protection of the ridge and existing trees .
PARK DEDICATION
Park dedication will be required for the one lot being
created. Payment in the amount of $1,500 per acre will be
• recommended.
Super America, PP & CUP Page 3
December 28, 1993
DRAINAGE AND UTILITIES
Terry Maurer will address the drainage and utility issue
relative to this proposed plat. Attached is Terry' s memo.
CONDITIONAL USE PERMIT
The second request is for a conditional use permit to operate a
motor vehicle station and convenience store. The proposed
building will be approximately 3,400 square feet along with six
pump islands for dispensing gasoline.
PARKING AND CIRCULATION
There are two access points to the site; one being a right-in
right-out off of 193rd Avenue and another further east where
the future Evans Street will connect with 193rd Avenue. The
Evans Street alignment is beyond the existing median and will
allow full turning movements . One of the concerns with the
proposed site plan is maintaining adequate circulation on site
when the gasoline pumps are utilized. Staff is recommending a
24 foot wide drive isle (measured from the curb to the point
where a vehicle is parked to dispense gasoline) on the south
end of the site be maintained.
• PARKING
Based on the City' s ordinance, required parking is calculated
based on gross floor area of the building. Therefore, the
proposed building of 3,520 square feet would require 18 parking
stalls . The site plan provides 11 parking stalls, seven short
of the minimum required. However, if the square footage
dedicated to freezer space, restrooms, etc. , was excluded for
calculating parking, 10 stalls would be necessary.
Furthermore, argument could be made that a majority of
customers will be purchasing gasoline, therefore not using
designated parking stalls . The Planning Commission may wish to
discuss this at the meeting.
LANDSCAPING
The City' s landscaping ordinance requires one overstory tree
for every 40 lineal feet of site perimeter. The proposed plan
does not meet the strict application of the ordinance.
However, the plan does provide a diversity of plant material
and when quantities are added, exceed the requirements outlined
in the ordinance. Staff ' s suggestions include relocating some
plant material out of the site visibility triangle at driveway
entrances, supplementing overstory trees for ornamental trees,
and relocating some of the overstory trees to the setback area
along Highway 169 . As far as applying strict application of
• the ordinance, staff favors a diversity of landscaping;
therefore, would support the plan as proposed with the
modifications as discussed.
Super America, PP & CUP Page 4
December 28, 1993
• SIGNAGE
The commercial corridor along Highway 169 north of School
Street to 197th Avenue is currently zoned PUD, except for the
subject 12 acre site. The PUD zoning theoretically provides
the opportunity for enhanced design and signage standards . As
recommended on Elk Park Center, monument style signs will be
utilized throughout the development. I anticipate the same
concept will be carried forth on the Hillside and Deerfield
commercial PUD ' s that will be developed in the future. To
maintain continuity along this segment of Highway 169 , it is
recommended the SuperAmerica site utilize a monument style
sign. This type of sign has a base material ( i .e. , brick) that
compliments the proposed building and is architecturally
compatible.
DRAINAGE AND UTILITIES
Attached is a memo from Terry Maurer addressing these concerns
relative to the site plan.
RECOMMENDATION
Staff recommends approval of the following:
• A. Preliminary plat approval to subdivide a 12 acre parcel
into one commercial lot and one outlot with the following
conditions :
1 . ISSUES OUTLINED IN TERRY MAURER' S MEMO DATED DECEMBER
16 , 1993, BE ADDRESSED AND/OR INCORPORATED INTO THE
PRELIMINARY PLAT.
2 . A DRAINAGE AND UTILITY EASEMENT BE ESTABLISHED ALONG
THE SOUTHEAST PROPERTY LINE PROTECTING THE RIDGE AND
EXISTING TREES. THIS EASEMENT SHALL BE A MINIMUM OF
30 FEET IN WIDTH AND VARY ACCORDING TO THE RIDGE LINE .
3 . GLEN SUNDEEN, OF ELK RIVER UTILITIES, BE CONTACTED
TO ARRANGE THE EXTENSION OF ELECTRICAL SERVICES TO
THE PROPERTY.
4 . A STREET LIGHT BE INSTALLED AT THE SOUTHWEST CORNER
OF 193 AVENUE AND THE EASTERLY ENTRANCE DRIVE .
5 . CASH PAYMENT OF PARK DEDICATION IN THE AMOUNT OF
$1,500 PER ACRE .
6 . PAYMENT OF $7 ,500 TO THE CITY OF ELK RIVER FOR THE
PROPERTY' S FAIR SHARE COST FOR SIGNALIZATION
IMPROVEMENTS AT 193 AVENUE AND HIGHWAY 169 .
•
Super America, PP & CUP Page 5
December 28, 1993
• 7 . PAYMENT OF A TRUNK SANITARY SEWER AND WATER MAIN
ASSESSMENT IN THE AMOUNT OF $3 , 800 PER ACRE BE PAID
PRIOR TO RELEASING FINAL PLAT FOR RECORDING.
8 . COMPLETING A DEVELOPERS AGREEMENT FOR OAK PARC
PLAZA PLAT.
9 . PROVIDE TO THE CITY FOR REVIEW AND APPROVAL A
DEVELOPMENT PLAN ILLUSTRATING THE GENERAL GRADING,
STORM/SEDIMENTATION PONDING NEEDS AND FINISHED FLOOR
ELEVATIONS OF BUILDINGS.
B. Conditional use permit to operate a motor vehicle station
and convenience store with the following conditions :
1 . ISSUES OUTLINED IN TERRY MAURER' S MEMO DATED DECEMBER
16 , 1993, BE ADDRESSED AND/OR INCORPORATED INTO THE
SITE PLAN FOR DEVELOPMENT OF LOT 1, OAK PARK PLAZA.
2 . B612 CONCRETE CURB AND GUTTER BE USED THROUGHOUT THE
ENTIRE SITE .
3 . FREE STANDING SIGNAGE BE OF A MONUMENT STYLE WITH A
MAXIMUM HEIGHT OF 14 FEET AND SIGN AREA OF 100 SQ FT.
. 4 . SUPPLEMENT SOME ORNAMENTAL TREES WITH OVERSTORY TREES .
5 . RELOCATE THREE OVERSTORY TREES TO THE SETBACK AREA
ALONG HIGHWAY 169 .
6 . RELOCATE LANDSCAPING WITHIN THE 30 FOOT SIGHT
VISIBILITY TRIANGLE AT ALL DRIVEWAYS TO ALTERNATIVE
LOCATIONS .
7 . SOD ALL DISTURBED AREAS .
8 . FOLLOW BEST MANAGEMENT PRACTICES AND INSTALL SILT
FENCE AND OTHER EROSION CONTROL MEASURES AS
DETERMINED BY THE CITY ENGINEER.
9 . TRASH ENCLOSURE BE CONSTRUCTED OF MASONRY MATERIAL
SIMILAR TO THE BUILDING AND HAVE GATES.
10 . A 24 FOOT WIDE DRIVE ISLE BE MAINTAINED AROUND THE
SOUTH END OF THE CANOPY. DRIVE ISLE DIMENSION SHALL
BE MEASURED FROM THE CURB TO THE NEAREST POINT OF A
VEHICLE DISPENSING GASOLINE .
11 . UNDERGROUND STORAGE TANK VENTING PIPES BE SCREENED
WITH LANDSCAPING AND/OR LATTICE .
ill 12 . LETTER FROM UPA AUTHORIZING USE OF 50 FOOT EASEMENT
ALONG HIGHWAY 169 .
Super America, PP & CUP Page 6
December 28, 1993
13 . EXISTING TREES IN MNDOT RIGHT-OF-WAY AND ALONG THE
WEST PROPERTY LINE SHALL NOT BE REMOVED.
14 . THE PROPOSED GRADING PLAN FOR SUPERAMERICA SHALL BE
REVISED TO BE CONSISTENT WITH THE DEVELOPMENT PLAN
FOR THIS PLAT.
15 . THE GRADING PLAN SHALL BE DESIGNED WITH MAXIMUM
SLOPES NOT EXCEEDING CITY STANDARDS .
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CONSULTING ENGINEERS
December 16, 1993
File: 230-205-11
Mr. Steve Ach
City Planner
CIVIL ENGINEERING: City of Elk River
13065 Orono Parkway
ENVIRONMENTAL Elk River, MN 55330
MUNICIPAL RE: OAK PARC PLAZA / SUPERAMERICA PLAN REVIEW
Dear Mr. Ach:
PLANNING
As requested, we have reviewed the preliminary plat for the Oak Parc Plaza development
STRUCTURAL and site plan for the proposed SuperAmerica. Based on our review, we would offer the
• following comments:
SURVEYING
1. The Oak Parc Plaza preliminary plat, grading plan, and utilities plan were prepared
TRAFFIC by John Oliver & Associates. The preliminary plat and utility plan were revised
as of December 8, 1993. The grading plan is dated December 1, 1993. The
TRANSPORTATION preliminary utility plan, grading plan, and landscape plan for the SuperAmerica site
were prepared by Insites and were dated November 19, 1993.
2. Grading Plan
The grading plan for Oak Parc Plaza shows the area outside the SuperAmerica site
to be graded flat. These are fairly large sites and it would be advisable to provide
some grade across them, perhaps a minimum 1% grade should be provided such that
drainage can be accomplished adequately when these sites are developed. The
grading plan shows a sedimentation pond on the east side of the outlot. This
1326 Energy Park Drive sedimentation pond is shown at one of the high points on the development. The
highest location there is 950 and the lowest location of the pond is 932, indicating
St.Paul,MN 55108 a cut of approximately 18 feet. As we discussed at the concept review meeting,
612-644-4389 there was concern when this was originally proposed that the integrity of the slope
Fax:612-644-9446 and the wooded area adjacent to the east side of the plat be maintained. A better
location on the site should be sought for the location of this sedimentation pond.
•9800 Shelard Parkway
Minneapolis,MN 55441
612-546-0432
Fax:612-544-6398
Mr. Steve Ach
•
December 16, 1993
Page Two
The SuperAmerica site grading plan has some very steep slopes (2:1) in the
northeast corner. In the southeast corner, the grading plan does not match the
existing contours. This should be corrected. The grading plan shows grading in the
UPA easement on the west side of the side. A permit will most likely be necessary
from UPA to accomplish this work.
3. Utilities
The preliminary utilities plan for Oak Parc Plaza shows an alignment for the future
trunk sanitary sewer and watermain coming up the west side of the plat adjacent to
Highway 169. In this area they are showing the utilities within the UPA power line
easement. This is not an appropriate location. A utility easement at least 50 feet
wide should be shown adjacent to the UPA power line easement. The remainder of
the alignments on the south and east side of the SuperAmerica site are appropriate.
The permanent trunk utilities will not be available until such time that they are
brought from the west side of Highway 169. Therefore, they will not be available
for the construction of the SuperAmerica site.
• The SuperAmerica site utility plan shows the extension of individual services along
the east side of the site and then easterly on 193rd Avenue to tie into the existing
utilities in Hillside Estates Addition. The length of the sanitary sewer and water
services is over 500 feet. This approach will work in the interim until trunk utilities
are available; however, it does pose the problem of how to maintain service to the
SuperAmerica site while the trunk utilities are being constructed, since the
temporary services are on a similar alignment to the permanent services. The
developers of this site should consider this and provide the City with an indication
of how this might be accomplished, or an understanding that the utility services may
be cut off to SuperAmerica for some period of time during construction of the trunk
facilities.
4. The Elk River Municipal Utilities has indicated a need for easements on the site for
providing electrical service. This issue should be coordinated with Glenn Sundeen
of the Municipal Utilities.
5. The overall plan for Oak Parc Plaza proposes that storm drainage be collected and
conveyed easterly to a sedimentation pond. However, the site plan for the SA
facility indicates just the opposite. It shows internal storm drainage being collected
and conveyed west and outletting in the highway ditch. It is not clear that this
alternative would work. It appears that the overall plan for the Oak Parc Plaza is
II a much better approach to the storm sewer in the area. The utility plan for the
SuperAmerica site should be revised to reflect the storm sewer concept shown for
the Oak Parc Plaza development.
Mr. Steve Ach
ID
December 16, 1993
Page Three
6. The revised plat no longer shows a public road in Oak Parc Plaza; however, there
will be a main access to the development off of 193rd. The location of this access
point needs to be coordinated to line up directly across from the proposed access to
the Hillside Estates Development which has previously been preliminary platted on
the north side of 193rd Avenue.
7. SuperAmerica Site Plan
The layout of the pumps on the SuperAmerica site do not provide for adequate
vehicle movement around vehicles which may be utilizing the pumps. It also
appears that there is not sufficient room between the parking stalls at the front of the
building and the front end of a vehicle parked at the gas pumps. This should be
revised on the site plan to provide adequate circulation room on the site.
The site plan shows three parking stalls on the north side of the building adjacent to
the trash collection. These are set quite far back from the other parking stalls in
front. It would be rather difficult for a car to park in there and then back out.
Also, if a car is parked there, it is possible additional cars could park in front of
0 them in line with those adjacent to the front of the store. Some rearrangement of
the parking should take place in this location.
A catchbasin is shown in the driving area in front of the store. The location of this
is such that individuals walking from their car to the building would end up walking
through this low area. It would be advisable to move this catchbasin slightly further
to the north to avoid pedestrian traffic through a wet area during rainstorms.
8. With the development of the SuperAmerica site, a trunk sanitary sewer and
watermain assessment should be levied in the amount of $3,800 per acre for that
site. The remainder of the plat is not developable until additional trunk facilities are
extended through the plat. Therefore, the assessment should only be levied against
the lot that is proposed to be developed at this time.
9. The street to access SuperAmerica will be private; however, it should still meet City
standards which would include concrete curb and gutter and, in a commercial area,
be built to a 9-ton design standard in accordance with MnDOT criteria. Since the
street is private, there is no need for an escrow for the first seal coat.
193rd Avenue has been constructed to its ultimate width from TH 169 to
approximately the east side of the SuperAmerica site and also in the Hillside Estates
Addition. This leaves a small segment a few hundred feet long between those two
• points that will need to be reconstructed to a wider width in the future. The
appropriate timing for this reconstruction would likely be when the trunk facilities
Mr. Steve Ach
•
December 16, 1993
Page Two
are extended to this area. This raises the question of whether or not there will be
assessments for 193rd Avenue and should that be made part of the development of
the SuperAmerica site or Oak Parc Plaza. The same assessment question would be
raised relative to utilities in the SuperAmerica site. If the site develops now and
provides temporary sanitary and water facilities along with storm drainage, will
there be an ability to assess them in the future, or should there be a lateral
assessment placed against that site at this time?
If you have any questions regarding any of these comments, please call.
Sincerely,
MSA, CONSULTING ENGINEERS
-7yg
Terry J. Maurer, P.E.
• TJM:tp
205-1608.dec
•
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