5.11 ITEM 5.11.
ity of
MEMORANDUM
AkRiver TO: Planning Commission
FROM: Steven B. Ach, City Planner 4 _.-
DATE: May 28, 1996
SUBJECT: Preliminary Plat Request for John
Weicht and Associates, Inc., Public
Hearing Case No. P 96-4
Request
John Weicht and Associates, Inc. is requesting preliminary plat approval to
subdivide approximately 6 acres into one commercial lot and one outlot.
Location
The northwest corner of Jarvis Street and U.S. Highway No. 10
• Zoning/Land Use
C-3 (Highway Commercial) / HB (Highway Business)
Attachments
• Memo from the City Engineer dated 5/24/96
• Location Map
• Zoning Map
• Preliminary Plat
• Excerpt from Draft Transportation Plan
• Billboard Ordinance
• Proposed Site Plan
Overview
The proposed preliminary plat involves replatting Lots 1, 2 and 3 of Block 1,
RR Industrial Park, as well as a portion of an unplatted piece of property
immediately to the west. The plat involves approximately 7 acres of property
of which 6 acres will be a platted lot for a proposed commercial building
(Furniture and Things), as well as the extension of a frontage road (156th
Avenue NW), and a residual piece labeled as Outlot A. The property is
• currently vacant with two stands of existing trees on the west side of
13065 Orono Parkway • P.O. Box 490 • Elk River, MN 55330 • (612) 441-7420 • Fax: (612) 441-7425
Memo to Planning Commission Page 2
May 28, 1996
proposed Lot 1 and an existing billboard along Highway 10. As part of
III developing this parcel, the existing billboard will need to be removed per city
ordinance (see attachment).
Transportation
The draft comprehensive transportation plan identifies Jarvis Street as
ultimately becoming a minor arterial. It has also been discussed with
Mn[DOT that Jarvis and Highway 10 is a likely candidate for a future signal,
based on the contributing traffic to Jarvis from the City of Ramsey and the
City's proposed plan to extend Jarvis further north to serve the eastern part
of Elk River. Based on this minor arterial designation, additional right-of-
way has been requested and is reflected on the proposed plat. The one
exception to this is additional right-of-way has not been included along the
east 17 feet of Outlot A which staff would recommend be included as part of
this plat.
Also reflected on the plat is 60 feet of right-of-way extending west of Jarvis
Street which will act as a frontage road to serve the commercial and
industrial areas lying north and west of Highway 10 and Jarvis. The
applicant's engineer has indicated that they are in the process of preparing
concept plans for the vacant land immediately west of the proposed plat and
• will be prepared to present these plans to the Planning Commission Tuesday
night. It is anticipated that the concept plans will illustrate a frontage road
alignment through the plat supporting the planned right-of-way at this
timeas well as a conceptual extension further to the west.
Necessary Road Improvements
Staff has discussed with both John Weicht and Roger Renner the need to
construct 156th Avenue for the entire distance within the plat. This
recommendation has consistently been brought forward on previous plats to
ensure that roads are constructed to the plat's limits. Although its difficult to
predict the exact alignment of the frontage road as it is to serve properties
further west of the subject plat, staff believes a defined alignment through
the proposed plat needs to be established at this time.
Jarvis is also a street which may need further attention along with this plat.
As mentioned earlier, the proposed plat is being brought forward to
accommodate a large commercial use (90,000 sq. ft. furniture store).
Therefore, the increased traffic may necessitate upgrading portions of Jarvis.
Currently, Jarvis Street is a 23' - 25' wide rural section road and really
inadequate to handle additional commercial traffic. Therefore, staff is
recommending that additional improvements be made to Jarvis along with
•
s:\planning\pc\p96-4.doc
Memo to Planning Commission Page 3
May 28, 1996
Lot Size and Dimensions
• The minimum lot size in the C3 zoning district permits one-acre lots. As
previously mentioned, the developable lot being created is 6 acres in size,
well exceeding the minimum requirements. Also in the plat is a remnant
that is created as a result of the frontage road extending west of Jarvis. This
remnant is labeled as Outlot A and is approximately one-half acre in size.
Staff is recommending that Outlot A be combined with Lot 4 immediately to
the north to avoid any possibilities of Outlot A going tax forfeit.
Well and Septic System
This plat is in an area of the City that currently does not have water and
sewer and is not planned as part of the comprehensive plan to have city
water and sewer. Therefore, any development proposed in this area will be
required to provide adequate on site septic and well systems. As a result of
the size of the proposed commercial use, the building will need to be
sprinkled and in order to accommodate the sprinkling system, a 30,000
gallon underground tank will need to be provided on site.
Access off Jarvis
• The proposed frontage road (156th Avenue) is approximately 340 feet north
of Highway 10. Ideally, the frontage road is the street that should provide
access to the parcels at the corner of Highway 10 and Jarvis.
As shown on the proposed site plan for the furniture store an access is
proposed directly off Jarvis. Staff believes this access should be removed.
Certainly under today's conditions an access directly off Jarvis would seem
reasonable. However, to allow the access today and expect it to be removed
at a later date is difficult. Furthermore, the decision to permit or prohibit
access on the west side of Jarvis will have an impact on future proposals for
the east side of Jarvis.
If the Planning Commission agrees with the need to prevent access directly
off Jarvis, the best means to accomplish this with the plat is require
restricted access.
Recommendation
It is recommended that the Planning Commission recommend approval of the
preliminary plat request by John Weicht and Associates to subdivide
approximately 7 acres into one commercial lot and one outlot with the
IIIfollowing conditions:
s:\planning\pc\p96-4.doc
Memo to Planning Commission Page 4
May 28, 1996
1. A developer's agreement be prepared an executed outlining the terms
• and conditions of plat approval and any necessary improvements.
2. Additional 17 feet of right-of-way be provided along the west side of
Jarvis Street for the frontage of Outlot A.
3. Developer be responsible to construct 156th Avenue NW be extended
west of Jarvis Street to the western limits of the plat.
4. A temporary cul-de-sac be provided at the end of 156th Avenue NW.
5. Park dedication in the amount required by the City at the time of final
plat be paid prior to releasing the final plat for recording.
6. Surface water management impact fee in the amount required by the
City at the time of final plat be paid prior to releasing the final plat for
recording.
7. A letter of credit or other acceptable financial guarantee be provided to
the City to ensure the installation of street and utility (storm sewer)
improvements.
• 8. Prior to issuance of a building permit on Lot 1, Block 1, for the
proposed plat, the existing billboard be removed from the site.
9. Appropriate permits from the Minnesota Department of
Transportation be obtained for any proposed work within the State
right-of-way.
10. Any recommendations or conditions from the Minnesota Department of
Transportation be made part of the plat approval.
11. All comments stated in the City Engineer's memo dated 5/23/96 be
incorporated as part of the preliminary plat approval.
12. A grading plan be approved by the City Engineer prior to any work
commencing on the site.
13. Jarvis Street be upgraded from State Highway No. 10 north to 156th
Street.
•
s:\planning\pc\p96-4.doc
MAY-24-1996 1 04 P.04/05
1
NSIiIT1NGENGINEER May 24, 1996
File: 230-317-11
1326 Energy Park Drive
St.Paul,MN 55108
612.644-4389 Mr. Steve Ach
1-800.888.2923 City Planner
Fax 612-644-9446 City of Elk River
13065 Orono Parkway
P.O. Box 490
Elk River, MN 55330
RE: RENNER ADDITION
Dear Mr. Ach:
As requested, we have reviewed the submittal for the Renner Addition. The submittal was
CIVILENGINEERINC prepared by John Oliver and Associates and contained a preliminary plat and a preliminary
ENVIRONMENTAL grading plan, both of which were dated April 30, 1996. Based on our review, comments
MUNICIPAL received at the staff review meeting, and comments from a meeting with the Developer
PLANNING and John Oliver and Associates, we would offer the following comments:
ID WASTE
RUCTURAL 1. The plat creates one large lot, approximately six acres in size, adjacent to TH 10_
SURvEYING It also provides right-of-way for the start of a frontage road off of Jarvis and the
TRAFFIC remnant, approximately one-half acre in size, is platted as an outlot north of the
TRANsvoRTAnoN road right-of-way. It is our understanding that the outlot will be added to the
Renner & Sons Well Drilling property immediately to the north.
ELECTRICAL/MECHANICAL
ENGINttRING. 2. The plat adds 17 feet to the existing right-of-way of Jarvis Street. By acquiring an
HVAC additional 17 feet on the opposite side of the street, the City will have a 100-foot
POWER DISTRIBUTION right-of-way. When this area develops, the intersection of Jarvis and TH 10 will
SCADA
SYSTEM CONTROLS likely be signalized and the additional right-of-way will be needed to provide for
intersection and roadway geometric improvements.
3. The preliminary grading plan shows storm drainage for Lot 1, Block 1, being a
retention pond located just off of the northwest corner of the property. We would
recommend that the ponding which is required for Lot 1, Block 1, be incorporated
into the actual lot, and be provided with a drainage easement over this area. At
some point in the future, specific drainage calculations will need to be supplied for
the facility expected to be constructed on Lot 1, Block 1, to ensure that the pond
OFFICES IN: is adequately sized.
MINNEAPOLIS
•CR LAKE
ST.PAUL
WASECA
An Equal Opportunity Employcr
MAY-24-1996 11:04 P.05i05
Mr. Steve Ach
• May 24, 1996
Page Two
4. 156th Avenue should be constructed with these improvements. It will need to be
provided with a temporary turnaround at the north end.
5. The preliminary grading plan shows an access from Lot 1, Block 1, directly onto
Jarvis Street. We would recommend that no access directly onto Jarvis be allowed,
and that the access to Lot 1, Block 1, be off of 156th Avenue. In fact, it may be
desirable to provide two access points off of 156th Avenue, one for customer
traffic and one for large delivery trucks.
6. Jarvis Street is in poor condition. This plat can be expected to add substantially
to the traffic on Jarvis from TH 10 to 156th Avenue. It should be upgraded at
least from TH 10 to 156th Avenue with this plat in anticipation of this increased
traffic.
If you have any questions regarding any of these comments, please call.
Sincerely,
MSA, CONSULTING ENGINEERS
•
Terry J. Maurer, P.E.
TJM:tw
317-2402.may
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signs shall only be allowed in the C-3 district subject
to the following requirements.
a. Off-premises signs are prohibited within one
hundred (100) feet of the intersection of the
highway right-of-way and any other right-of-way or
driveway.
b. Advertising signs areP rohibited within one
thousand two hundred (1,200) feet of another
advertising sign on the same side of the
right-of-way.
c. All advertising signs shall be erected with a
single pole or mono-pole structural standard and
shall have underground wiring.
d. The base of any advertising sign must be
landscaped with at least grass and must be
properly maintained.
e . Advertising signs shall not exceed four hundred
(400) square feet in area nor twenty-five (25)
feet in height as measured perpendicularly from
the height of the highest point of the sign
structure to the grade level directly below the
sign. The existing grade may not be altered for
the purpose of increasing sign height .
f. Advertising signs shall be considered a
principal use of the property. Existing
advertising signs must be removed when the parcel
9.81
upon which they are situated is devoted to another
principal use.
g. The City shall perform a yearly inspection of
the advertising devices to ensure compliance of
• said advertising structure with the provisions of
this section and other provisions of this
Ordinance . The fee for said inspection shall be
set by the Elk River City Council by resolution
from time to time .
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E H RENNER &SONS INC.
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t- 4-.:71PROPOSED DESCRIPTION for John Weicht: 713;fi m \
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Z I Lots I.2,and 3,Block I,of the duly recorded plot of R.R.INDUSTRIAL d V
PARK,Sherburne County,Mkmesota. L v a,,5,;
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Quarts of Section 24:and that poi of the r;
n` 1 I Southeast Quarter of Section 13;both M Township 32.Range 26.said V
' ij\ Sherburne County,that lien norf the erly of said plat of R.R.IN right-of-way
-_ ; _ PARK; that lies northeasterly of the Northeasterly line of the right-of-way K O
I t 1, _• of U.S.Highways 10 and 169 as shown on STATE HIGHWAY MObosie ATION PLAT NO. �ee a,g O
_.-, • 71-4,filed as Instrument Na.152834 in the off a of the Sherburne County �I N
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- I ._ Recorder; that Ilan southwesterly of a line*lion Is parallel with and �4 Ip d V
distant 333.00 feet,as measured at right angles, t lies slerly of said 1.a O<o S o
right-of-way of U.S.Highways 10 and 169;and that lies southeasterly of sseeae K co, ,M
1 ~ I Line 2 to be hereinafter described. V y os w DI h II
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Said Lee 2 being described o Commencing at the most westerly comer Q a d tl w to
1 �\,.., :: of Lot I,Block I.of sold platofR.R.INDUSTRIAL PARK; thence North h.
o '"' 30 degrees 36 mbutes 17Psec ds East,assumed basis of bearings,along eqw 0 hd H,q R
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I the Westerly line of said R.R.INDUSTRIAL PARK for a distance of 366.11 sA 7 d` Y
1 ' feet:thence North 44 degrees ID minutes 46 seconds West for a distance eh F'C I.
of 272.36 feet; thence continue northwesterly dong a tangential curve a ?,a n K Ul
I j I conaaae to the ew,thweat,radius 830.91 teat,for a senora mels ore < o o
I degrees 53 minutes 14 seconds and length 99.88 feet thence North 51 ci d -et
1 degrees 04 minutes 00 seconds West tangent to said curve tor a distance 015 g\ I �: v
of 50.00 feet to the actual Point Of Beginning of said Line 2 to be
I I - hereby described;thence South 38 degrees 56 minutes 00 seconds West 0.^',o ' as
along said Line 2 for a distance of 208.05 fat thence continue .�, Q.4-'2:
I southwesterly along said Line 2 being a tangential curve concave to the ',.4, co
0a' I i northwest,radius 33550 feet,far a central angle of 17 degrees 03 p m-.N O.�0
minutes 12 seconds and length 99.26 feet thence continue southwesterly U H W o- nO��-
l along sold LM 2 being arenarab curve,concave to the eoutneost.
I rodius 393.71 feet,for a central 0148 of 14 degrees 28 minutes 31
•,, ands and length 99.47 feet,more or leas.to terminate sad L'ne 2 O-
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B9D1 I at the intersection thereof with said`Nighwoy right-of-way.
` _- Containing acres,more or leas. Subject to easements of record If 74
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Elk lZiver
13065 Orono Parkway - P.O. Box 490
Elk River, MN 55330
LOCATION
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LOCATION
CASE: P 96-4
�'� iBETH
_.i 185TH
I
184TH
i
183RD
I
162ND
181ST
130TH
139TH
15e1T1
ti
157TH
155TH
.. 155TH
154TH
133RD
1
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V
Y ZONING
City 43 Aybnm MAP
Elk River
13065 Orono Parkway • P.O. Box 490 CASE: P 9 6_ tA
Elk River, MN 55330
169TH
166TH
167TH
166TH
165TH
164TH
163RD
162ND
161ST
160TH
159TH
156TH
157
156TH
155TH
154TH
153RD
152ND