5.5 PCSR 01-30-1995 Me o Planning mmission Page 2
anuary 24, 199
orance. This concept accomplishes one of the goals in developing this
• property as business park which was to restrict access onto 183rd Avenue.
183rd Avenue is intended to be a residential street and was not designed to
accommodate business park traffic.
LOT SIZES
The minimum lot size in the business park zone is 1-1/2 acres. All three lots
well exceed this minimum requirement. As mentioned above, the lots
identified in the conceptual subdivision of Outlot B also satisfy the minimum
requirements.
ROADS
The preliminary plat as submitted identifies two major streets, Joplin along
the east and Business Center Drive acting as a frontage road towards the
west. The one street not shown on the plat is the frontage road as it extends
east of Joplin. Therefore, provisions will need to be made for the extension of
this street at a later time.
The alignments of the proposed streets in the preliminary plat are generally
• acceptable. However, the City Engineer has completed a study of the entire
Business Park area to determine the total number of trips that may
ultimately be generated, from which he has suggested a few modifications to
the design presented in the preliminary plat. The Joplin Street and Business
Center Drive alignment along with the appropriate amount of right-of-way is
critical to facilitate long term traffic demands as this area develops. Please
refer to Terry Maurer's memo for a complete explanation of the street design
for those streets within the plat and how they may be extended further to the
west as the business park continues to develop.
PARK AND RECREATION RECOMMENDATION
The Park and Recreation Commission reviewed the preliminary plat at the
January 11th meeting. The Park and Recreation Commission indicated that
park dedication is not typically collected on industrial plats, however, the
business park zone offers both industrial and commercial opportunities.
Therefore, based on the uses proposed at this time which are all commercial
in nature, the Park and Recreation Commission recommends a cash payment
based on the commercial rate of $1,500 per acre for all three lots. In the
future, as Outlot B continues to be further subdivided, if there are additional
commercial uses, a park dedication fee will be collected. On the other hand,
if the balance of Outlot B is developed as industrial, there will be no park
• dedication collected.
s:planning:pc:P94-14
Memo to Planning Commission Page 3
January 24, 1995
IP SIDEWALK VS. TRAIL
Another issued discussed by the Park and Recreation Commission related to
improvements for pedestrians along Business Center Drive. It was
recommended a ten (10) foot wide bituminous trail or an eight (8) foot wide
concrete sidewalk be provided along the south side of Business Center Drive.
In addition, the Business Park Task Force also had an opportunity at a
previous meeting to emphasize the need to establish a professional and
quality image for the Business Park. Therefore, the Business Park Task
Force felt that a concrete pedestrian system would provide a better
appearance than a bituminous trail along Business Center Drive.
Staff would agree with a concrete pedestrian system along Business Center
Drive. The standard sidewalk width that is typically constructed with a
public improvement is six (6) feet. Therefore, treating this road similar to
other public streets that have sidewalks, it would be recommended that the
pedestrian system be a concrete six (6) foot wide sidewalk.
RECOMMENDATION
It is recommended that the Planning Commission recommend approval of the
• preliminary plat for Country Ridge Partnership's request to subdivide
approximately 37 acres into 3 lots and two outlots with the following
conditions:
1. All comments in Terry Maurer's memo dated 1/19/95 be incorporated
into the revised preliminary plat drawings.
2. Coordination with U.S. West to establish a corridor along with the
construction of Joplin be accomplished.
3. A decorative street light be installed along Joplin and Business Center
Drive. This street light detail shall be coordinated with Elk River
Utilities and the City Engineer during the preparation of plans and
specifications.
4. Payment of park dedication in the amount of $1,500 per acre for the
three lots being proposed in this preliminary plat. This park
dedication shall be paid prior to the release of final plat for recording.
5. A storm drainage impact fee in the amount of $720 per acre be paid
prior to the release of the final plat for recording.
0
s:planning:pc:P94-14
Memo to Planning Commission Page 4
January 24, 1995
• 6. A developer's agreement outlining the terms and conditions for the
public improvements associated with the proposed preliminary plat be
prepared and executed prior to the release of final plat for recording.
7. Outlot A be deeded to the City prior to release of final plat for
recording.
8. Appropriate permits from Mn/DOT be obtained for any work within
the right-of-way.
9. Restricted access along Highway 10 be included on the final plat.
10. Appropriate easements for drainage and utilities be provided as
requested by Elk River Utilities and City Engineer.
11. A six (6) foot sidewalk be provided along the west side of Joplin and
south side of Business Center Drive.
12. A ten (10) foot wide trail be provided along the east side of Joplin up to
Highway 10.
s:planning:pc:P94-14
. IISL
►Y►V S►I;P►1G Eti GIMEEMS
1326 Energy Park Drive January 19, 1995
File: 230-259-11
SI.Paul,MN 55108
612-644-4389
1-800-888-2923 Mr. Steve Ach
Fax:612-644-9446 City Planner
City of Elk River
13065 Orono Parkway
P.O. Box 490
Elk River, MN 55330
RE: COUNTRY CROSSINGS BUSINESS CENTER PRELIMINARY PLAT
AND SHOPPING CENTER
Dear Mr. Ach:
CIVIL ENGINEERING:
ENVIRONMENTAL As requested, we have reviewed the information submitted for the Country Crossings
MUNICIPAL Business Center preliminary plat and the shopping center proposed on Lot 1 Block 1. The
PLANNING information we received relative to the plat consisted of a preliminary plat, Preliminary
SOLID WASTE Utility Plan, and Preliminary Grading Plan, all prepared by John Oliver and Associates,
STRUCTURAL and dated December 27, 1994. For the proposed shopping center, we received a
SURVEYING Preliminary Site and Utility Plan and Preliminary Grading Plan also prepared by John
TRAFFIC Oliver and Associates, and dated December 27, 1994. In addition, we received a
TRANSPORTATION Comprehensive Drainage Study for the area, again prepared by John Oliver and Associates,
dated December 23, 1994. Based on our review of these documents, we would offer the
ELECTRICAL/MECHANICAL following comments:
ENGINEERING:
HVAC —A. PRELIMINARY PLAT
POWER DISTRIBUTION
SCADA The major issue concerning the preliminary plat is the alignment of Business Center
SYSTEM CONTROLS Drive and the right-of-way widths for the eastern portion of Business Center Drive
and the northern portion of Joplin Street. On the west end of Business Center
Drive, the right-of-way alignment intersects with the west plat boundary at a jog in
the MnDOT right-of-way. In other words, if the right-of-way were continued
westerly from the plat boundary, it would be partially within MnDOT right-of-way
because the right-of-way is wider west of this proposed plat. Therefore, we would
recommend that the alignment of Business Center Drive be brought slightly farther
to the south so that the north right-of-way line of Business Center Drive aligns with
the south right-of-way line of TH 10.
•OFFICES IN:
MINNEAPOLIS
PRIOR LAKE
ST.PAUL
WASECA
230/259-1905 Jan
• Mr. Steve Ach
January 19, 1995
Page Two
At the east end where Business Center Drive intersects with Joplin Street, there is
approximately 275 feet from the south TH 10 right-of-way to the centerline of
Business Center Drive. We believe that this distance is too short and would not
adequately allow for traffic movements along this section of Joplin Street.
Therefore, we would recommend that Business Center Drive be moved a minimum
of 50 feet south where it intersects Joplin Street, to increase distance between the
intersection of Business Center Drive and Joplin and the intersection of TH 10 and
Joplin.
An analysis undertaken by the City relative to road widths in this area would
indicate that Business Center Drive as it meets Joplin Street will be five lanes wide,
two lanes westbound and three lanes eastbound, requiring a minimum right-of-way
width of 100 feet. Also, Joplin Street as it approaches Business Center Drive and
then carries northerly to TH 10 will also be five lanes wide and also require a right-
of-width of 100 feet. The remainder of the right-of-way widths within this plat are
adequate at 80 feet wide.
• It is recommend that Outlot A within the plat be dedicated to the City. This will
allow its use for drainage purposes and potentially, in the future, the extension of
a roadway easterly from Joplin Street to Orono Road.
At the southeast corner of this plat, the right-of-way width is shown as 97.17 feet.
It appears that this dimension is incorrect and should be 96.5 feet.
The Preliminary Grading Plan for the plat shows a berm along the entire west side
of Joplin Street. We would recommend that berm not be arbitrarily placed here,
but be designed into each lot after consideration of traffic movement and driveway
locations.
B. COUNTRY CROSSING SHOPPING CENTER
The proposed shopping center shows a right-in only entrance off of Joplin Street.
We see no problems with this type of approach; however, we would recommend
that it be moved slightly further south to maximize the distance from TH 10, and
that it also be slightly redesigned with a narrower width and perhaps a sharper curve
to preclude any opportunities for vehicles to exit onto Joplin Street from this
entrance.
We question how the drive-thru traffic utilizing the gas station will operate.
• Currently, if a vehicle were to enter off of Joplin Street and access the pumps, they
would be headed directly toward an exit onto Business Center Drive. The design
of this roadway will include a median down the center which will make this
entrance a right-in/right-out only. Vehicles wanting to get back to Joplin Street will
230/259-1905.jan
Mr. Steve Ach
January 19, 1995
Page Three
be unable to do so from this access onto Business Center Drive. This may lead to
movements of traffic behind the building in the loading zone or trying to turn
around in the pump locations. We believe it may be better to turn the pump islands
so that they are perpendicular to the store entrance, allowing vehicles to come in
and be directed toward the store after fueling. They could then leave along the
northern portion of the store accessing the westerly entrance and exit to Business
Center Drive which will allow left turn movements.
We have been unable to come up with a reasonable flow of traffic around the drive-
up window location. If there is any substantial amount of vehicles accessing this
drive-up window at any time, they will interfere with normal traffic and parking
movements in the remainder of the lot. We would recommend that this issue be
further evaluated and, at a minimum, a concrete median be placed to define the
drive-up lane adjacent to the building. There is also a concern for vehicles leaving
the drive-up window location, as they exit onto Business Center Drive and conflict
with vehicles entering at that location, since they have to cross the entrance lane of
traffic.
• Utilities are planned along Joplin Street as part of the current contract the City has
for the Western Area Phase II improvements. These utilities have not been
constructed yet, so it will be relatively easy to modify their locations to correspond
with the layout of this plat. There are no utilities planned for Business Center Drive
yet, so these will need to be constructed as part of a change order or by the
Developer. The Fire Chief has reviewed the layout of water servicing the site and
has asked for the two hydrants on the north side of the building be relocated to the
islands in the center parking lane, and has also asked for the hydrant shown on the
south side of Business Center Drive to be relocated to the north side for easier
access in the case of a fire at the shopping center. The final issue with utilities is
the need for a water loop. Currently, the plat as it is proposed would not provide
for looping of the watermain. Consideration may need to be given to whether or
not the water system needs to be looped immediately to service this area. Certainly,
in the long range plan as this area further develops, there will be several
opportunities for the loop of watermain as utilities are extended both westerly and
southerly.
The Fire Chief has requested that the service drive behind or south of the building
be expanded to a minimum of 20 feet in width at all locations. This will provide
adequate width for this to be used as a fire lane.
• The Grading Plan shows a series of spot elevations along the eastern portion of the
gas station island area. These appear to be misstated and should be reviewed and
revised accordingly.
230/259-1905.j an
• Mr. Steve Ach
January 19, 1995
Page Four
C. STORM DRAINAGE
The storm drainage plan submitted by the Developer consists of a series of small
ponds spread throughout the proposed plat that are intended to restrict the runoff
from the site to its current rate. Runoff currently leaves the site through a 24-inch
diameter culvert under TH 10. The intent of the Drainage Plan is to continue to
utilize this existing culvert to its fullest extent. At this point in time, it is difficult
to give definitive comment on the Storm Drainage Plan because the City has just
authorized a Comprehensive Drainage Plan for the entire western area of the City.
We would indicate, however, we are somewhat negative on the layout of the ponds
in this development, since they overlap drainage and utility easements. In other
words, these easements in a storm situation would be flooded and virtually useless
for telephone, electric, or cable installations that are above ground. We would like
to reserve final comment on the Storm Drainage Plan and the layout of the ponds
until we have been able to complete our preliminary analysis of the overall western
area which should be accomplished prior to this plat being submitted to the City
Council. We would indicate, however, that the concept is reasonable and we do not
believe that the issue of final layout of the storm drainage system should be reason
to hold up the progress of this plat.
If you have any questions regarding any of these comments, please call.
Sincerely,
MSA, CONSULTING ENGINEERS
Terry J. aurer, P.E.
TJM:tw
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230/259-1905.jan
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IFlliJjy 4er P'�' 1306 Orono Parkway • Elk River, MN 55330 • (612) -,--1-7 ._0
JAN2U 1995
!*r1NESto .
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10: Minnesota Department of Transportation
��T OF ii; District 3
1991 Industrial Pk. Rd.
Baxter, Minnesota 56401 (218) 828-2460
Quality Service Through Individual Commitment
January 17, 1994
Mr. Steven B. Ach
City Planner
P.O. Box 490
Elk River, MN 55330
Dear Steve:
RE: C.S. 7102 (T.H. 10)
COUNTRY CROSSING BUSINESS CENTER
As requested, our engineering staff has reviewed the preliminary plat for
Country Crossing Business Center. In response, we offer the following comment:
• The Business Center Drive appears to encroach on T.H. 10 right of way. We
do not advocate this type of encroachment. We would need to have justification
why the service road could not be located farther from T.H. 10 before con-
curring with this proposal. It would also be beneficial to see what the
plans are for the extension of this service road beyond this plat.
Thank you for the opportunity to comment. Should further questions or concerns
arise, feel free to call
SinQerely,
4/ /772
Anthony J. Kempenich
District Traffic Engineer
cc:
D.L.Raisanen/G.N.Kreutzer/Jim Povich
Roger Busch
Cal Puttbrese
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Preliminary Plat
FOR
COUNTRY CROSSING
EX
RATED COOPS BUSINESS CENTER
ve-r�e�o-
N
-=• 0 100 200 300
' I
- SCALE IN FEET
Drainage and Utility Easements are shown
thus:
1a
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_ 1
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101----� L J 10
i
•
Being 10 feet in width and adjoining right-
of-way lines, also being 10 feet in width
and adjoining lot lines, unless otherwise
indicated, as shown on the plat.
OWNER&DEVELOPER: Country Ridge Partnership
10738 Hanson Blvd.
Coon Rapids,MN 55433
(612)755-6554
ZONING: Business Center Park
LEGAL DESCRIPTION: ALL THAT PART OF THE N.W.1/4 OF THE S.W. 1/4
SECTION 32 TOWNSHIP 33 RANGE 26 SHERBtRNE
COUNTY,MN.LYING SOUTH OF US HIGHWAY NO. 10&LYING
NORTH OF COUNTRY CROSSING SECOND ADDITION, TOGETHER
WITH OUTLOT A COUNTRY CROSSING SECOND ADDITION.
AREA: 37.66 Acres,more or less.
— — —Denotes building setback lines:
35' from road right-of-way.
E. 20'sids yord;
20'rem yard.
RONO
RKW-,Ay
�yyy�880.7
x 8136.G_;
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``� 879.3-L.
DATE: 12/27/94 1 hereby certify that this plan was ,roam OWer a Aasoaiiteae ha. COUNTRY CROSSING BUSINESS CENTER
deo, BK/PG: prepared by me or under my direct terra sns...Ins.?ens s.o..v.e.use Planning
DRAWN BY: GL/PG supervision and that I am a duly 680 Dodge Avenue ELK RIVER( MN
CHECKED BY: JO Licensed Land Surveyor under the NIA Rq,e,,MNs..eota
1\, laws of the State of Minnesota. (6¢441-2078(741)44,-se5s FOR
REVISIONS:
za,T.Trawlers mart,star 200 COUNTRY RIDGE PARTNERSHIP
8793 BurnmstUs,MN 56887
(612)894-3045(74:)114-3049 PRELIMINARY PLAT
Signed: DRAWING FILE: TEXT FILE: Z FILE NO.
Date: 12/27/94 Lic. No. 8194 BC-PPIAT DISC:\NAME SHEET _ 1 OF3
6719.30-
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Preliminary Utility Plan
FOR
COUNTRY CROSSING
BUSINESS CENTER
o aoAD-
100 200 300
N FEET
LEGEND
Denotes Proposed Sanitary Sewer
Denotes Proposed Watermain
Denotes Proposed Hydrant
Proposed storm sewer
DR ON 0
ARK WAY
. DATE: 12/27/94 - hereby certify that this plan w.s. John Giver a Associates, inc. COUNTRY CROSSING BUSINESS CENTER
BK/PG: prepared by me or under my cI.w w
s,.,,..µ.�y. w
DRAWN BY: GL/PG supervision and that I am a d:. na sec oayr Avenue ELK RIVER, MN
CHECKED BY: JO Licensed Engineer under the elle en.r,Afume.om
lows of the State of Minnesota FOR
REVISIONS: (6/P)OII-Ya72(PA.TJ011-5665
- Pal ..„a„eter,rra:(S.;te LOO COUNTRY RIDGE PARTNERSHIP
(61284MN 66887
Burnsville. 45(PAI)804-3048 PRELIMINARY UTILITY PLAN
8
(6IYM
Signed: — DRAWING FILE: TEXT FILE: CLJ SHEET ry OF Z FILE NO.
Date: 12/27/94 Un. No. 12699 BC-UPLAN.DWG DISC:\NAME , fl L _ r J 6719.30-03_
\DRAWINGS\603\BC—GPLAN Tue Dec 27 OB: 07: 02 1994 BOB •
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.---- Preliminary Grading Plan
FOR
COUNTRY CROSSING
- - BUSINESS CENTER
._ _
NE)_.,),,,,_ ___
_ _
R 14MAGOCirr AREA
N
0 100 200 300
SCALE IN FEET
es-
A LEGEND
1 Evergreen
�. opproretl al ----SW Existing Contours
b' 6'-8'HGT.BB x/62---_ Proposed contours
spaced 12'O.C. staggered
'r q 2'left&right of
-- �lz 44/../-;•, centerline f berm. Silt fence
Road side A.1IMP y, Berm Area
of side
-11111}-F Proposed storm sewer
3
TYPICAL LANDSCAPED BERM DETAIL General Drainage Direction
NTS 0Sod Boring
4'CROWN
FE
80'
`
26' / 26' II
�
, --
27 -'" I r/ \jB612 CONCRETE CURB&GUTTER
FILA BEHIND_ 4:1 SLOPE TO
CURB MATCH EXISTING
_ 2"BIT MAT(2341,WEAR)
2'BIT MAT(2331,BASE)
—6"CLASS 5 GRAVEL
—COMPACTED SUBGRADE
TYPICAL STREET SECTION
NOTE: Final storm sewer to be
( Designed by others.
883A
X
-ONO
PROPER-"SILT STOP'FABRIC
KWAY..,,,, 2"x2".4'wood_.�
,� STAKES 0 4'O.C. 10'MINIMUM
8807 BACKFILL
/ EXISTING GROUND / . 6"OF FABRIC
p.\ PROPOSED
X 860.g.'-;`‘ / EMBANKMENT
I
-II
SILT FENCE
Ir
f
879.3 r4"'^
DATE: 12/27/94 I hereby certify that this plan was
John cher a Associates. an COUNTRY CROSSING BUSINESS CENTER
.k BBO.," BK/PG: prepared by me or under my direct ors auewrro..ave .eve surwytn PIMA
DRAWN BY: GL/PG supervision and that I am a duly ELK RIVER, MN
CHECKED BY: JO Licensed Engineer under the
laws of theStateof Minnesota. :168,tifs200A472:.:11704f--3506,659P4ZN<I-5665 FOR
REVISIONS:
.„��9rnr 700 COUNTRY RIDGE PARTNERSHIP
1 8793 u M 559975(FA%)99+-3049 PRELIMINARY GRADING PLAN
Signed: '- DRAWING FILE: TEXT FILE: FILE NO.
Dote: 12/27/94 Llc. No. 12692 BC-GPLAN.DWG DISC:\NAME SHEET 3 OF 3 6719.30-03