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6.7 Item# 6 . 7 . ty of � MEMORANDUM �lkRi• ver TO: Planning Commission FROM: Scott Harlicker, Planning Assistan 144 DATE: November 24, 1998 SUBJECT: Request by Amcon for Preliminary Plat, Public Hearing Case No. P 98-7 Request Consider a request by Amcon for preliminary plat approval of Elk River Business Park Location SW 1/4 of the NW 1/4 Section 2, Township 32, Range 26 • Zoning/Land Use BP (Business Park) / LI (Light Industrial) Attachments • Location map • Preliminary plat • Grading Plan • Memo from City Engineer Overview The applicant is proposing to plat a 40 acre parcel into 7 lots. The lots will range in size from 6.44 acres to 2.79 acres. The site has two knolls, one located in the northwest corner and the other along the southern boundary of the plat. The remainder of the site is relatively level with scattered woodlands and wetlands. • 13065 Orono Parkway • P.O. Box 490 • Elk River, MN 55330 • TDD &Phone: (612) 441-7420 • Fax: (612) 441-7425 Memo to Planning Commission/P 98-7 November 24, 1998 Page 2 • Plat Layout The plat is designed around a horseshoe shaped street. The proposed street will intersect with the Tyler Street at two places. Five lots will be located on the outside edge of the horseshoe and two lots are proposed for the interior. No lots will have access from Tyler Street. The lots meet the size and dimensional requirements of the Business Park zoning district. The Commission should consider the installation of sidewalks within the plat and a pedestrian connection to the proposed retail development adjacent to the north. As can be seen in the Elk River Industrial Park, many workers can be found walking on Industrial Boulevard during various times of the day. A sidewalk would allow for and possibly even encourage the same type of activity in this business park. Furthermore, a pedestrian connection to the retail development to the north would encourage people that work in the business park to walk to the restaurants and stores instead of driving. There are several utility easement that cross the proposed plat. These utility easements need to be shown to determine if they affect the development of individual lots. There are UPA easements on the north and south boundaries of the plat and possibly another utility easement on the western boundary. • Drainage utility easement are shown over the existing wetlands and around the lots lines. The easements should be adjusted so they include the wetland mitigation areas as well as the existing wetland, and exclude the wetland areas that are proposed to be filled. Wetlands and Ditches A branch of a county ditch crosses diagonally across the site from the northeast corner to the southwest corner. This ditch will be abandoned when Tyler Street and the associated storm sewer is constructed. There are two wetlands on the property, one is one the northern boundary of the plat and the other is on the western edge. The applicant is planning to fill a portion of the one on the northern edge to create a larger buildable area. The one on the western edge will not be filled. Wetland mitigation will be constructed along the edge of the western wetland. The applicant will have to delineate the wetland and work with the City on a wetland mitigation plan. Grading and Drainage The City Engineer is addressing grading and drainage issues in his memo. • s:\planning\scott\p98-7.doc Memo to Planning Commission/P 98-7 November 24, 1998 Page 3 • Adjacent Property There is a parcel to the west of the proposed plat that will be landlocked if the plat is approved as proposed. Provisions to access this adjacent property should be included as part of this plat. However, providing access to this property could be a challenge because of a large wetland and the location of the proposed wetland mitigation. Recommendation It is recommended the Planning Commission recommend approval of the preliminary plat request for Elk River Business park with the following conditions: 1. A DEVELOPERS AGREEMENT BE PREPARED OUTLINING THE TERMS AND CONDITIONS OF THE PLAT APPROVAL AND INSTALLATION OF IMPROVEMENTS BE PREPARED AND EXECUTERD PRIOR TO RELEASING THE PLAT FOR RECORDING. 2. A LETTER OF CREDIT BE PROVIDED TO THE CITY IN THE AMOUNT OF 100%o 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 WITH SHERBURNE COUNTY. 5. A SEALCOAT FEE IN THE AMOUNT TO BE DETERMINED BY THE CITY ENGINEER BE PAID TO THE CITY PRIOR TO RELEASING THE PLAT FOR RECORDING WITH SHERBURNE COUNTY. 6. A GRADING AND EROSION CONTROL PLAN AND DEVELOPMENT PLAN BE SUBMITTED AND APPROVED BY THE CITY ENGINEER PRIOR TO THE ISSUANCE OF BUILDING PERMITS. 7. ALL GRADING WILL NEED TO BE CERTIFIED PRIOR TO ISSUANCE OF BUILDING PERMITS. 8. STREET LIGHTS SHALL BE INSTALLED AS RECOMMENDED BY ELK RIVER MUNICIPAL UTILITIES. 9. ALL WETLANDS ON THE SITE SHALL BE IDENTIFIED AND DELINEATED AND ALL WETLAND PERMITS SHALL BE RECEIVED PRIOR TO COMMENCING ANY WORK IN A WETLAND. 10. ALL COMMENTS OF THE CITY ENGINEER SHALL BE ADDRESSED. 11. A WETLAND MITIGATION PLAN BE APPROVED PRIOR TO RELEASING THE PLAT FOR RECORDING. s:\planning\scott\p98-7.doc Memo to Planning Commission/P 98-7 November 24, 1998 Page 4 • 12. SIDEWALKS BE INSTALLED ALONG THE OUTSIDE EDGE OF THE PROPOSED ROAD ALONG WITH A PEDESTRIAN CONNECTIONTO THE ADJACENT COMMERCIAL DEVELOPMENT TO THE NORTH. 13. RESTRICTIVE COVENANTS BE PUT IN PLACE OVER THE WETLANDS AND THE BUFFER AREA. THESE SHALL BE COMPLETED AND RECORDED ALONG WITH THE PLAT. 14. A BOND COVERING THE COST OF THE WETLAND REPLACEMENT IS REQUIRED AND SHALL BE MADE PART OF THE DEVELOPERS AGREEMENT. 15. DRAINAGE AND UTILITY EASEMENTS SHALL BE REVISED TO INCLUDE THE WETLAND MITIGATION AND EXCLUDE THE AREAS PROPOSED TO BE FILLED. i w s:\planning\scott\p98-7.doc _ -.....,, , ..„... ..........::„,.. R AO.• "Pa..1 .1. 1.' .. .. ..ii•nri%..,: • :It .,11 0,.. iirs.. 4..1..4 Nilo _ ........ _.. motr,-_-2,su.,••,...1.444 ,,A licusi....... 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WETLAND RFPLACa/ENT PLAN TO BE DESIGNED r c u ( I °b• y'../� `c BY McCOMBS FRANK,RODS/t ASSOCIATES. o.� a OBW ./ ..r" VEco$ ,/..-.. .. ^ 3.DOSTING DITCH TO BE REPLACED WITH STORM w`a a N : SEWER PROJECT BY THE CITY. u„gn q/ , . seas-. i ..,./.... !f vv° 1 • .e.,../ z I ly11 ♦ EoZVo !, '•-•••••-....''�y,}. `'"`(" f'� C / m n 1, 7� �/ .f `I ``\\ ..S,v,+,,' eaz� �/� MITIOAPOTENTnN�L WETLAND SITE 7 ' , .�`.. _ W .� / `+•'`` '\•~• �:%✓^ 'fir POTENTIAL WETLAND IMPACT ri•qs S•k , ' '. .r. ;t pg �'a tl� lilt"../' \\•,s'-: ::-:•••••••:7 Cf[ 4; 81G.0S Wl*, DROP11D6.06 k '•. -'-i�1'f`�', LEGEND eel � w ear 'i ."'' `` i I ( t ' — — c P i-- II . 11 ) r - I ------ ----- CITY WATERMAIN PROJECT ;.F qqa !' 9�( i i --O -'` — qTY SANITARY PROJECT wh .' I / ./ rf- .•• --fl---=>----- CITY STORM SEWER PROJECT 0 w aq llj 1° • ,/..▪",././/-."....--.„-- • , .. . PROPOSED WATERMAN C 5 gg`�t l � I 1 ' PROPOSED SANITARY SEWER 1 , - 6.. .(.(5:-:::•,.. z� >t PROPOSED STORM SEWER i - (-)`` .�.,. .tx.}.i0 PROPOSED SPOT ELEVATOR 1 it .:2'1, Z ' i �f 1 j }t tlt jt,t,D� \.•`1\ ,,. tt Ce I 1``' i ,,r``'' Q 1‘ 1\ .• id ` ,1'..'....i .,'N'' W >-- - 1 ZZd, ; ` i -JC l 'ti D >O U Zm L` 1- qkillt \ i? \N. k \ \\:,. ...:*-:::-... _. Lu ia., Lii, > 1_ 0 ce— (7) ,,x \N. LU ./,1"-- c....), / SHEET NO. 3or 2 .74 ------ Howard R. Green Company CUhTu6111CMIDIS L CONSULTING ENGINEERS Formerly MSA Consulting Engineers November 20, 1998 File: 800114J-0240 Honorable Chairman and Planning Commission City of Elk River 13065 Orono Parkway Elk River, MN 55330 RE: ELK RIVER BUSINESS PARK VANDENBERG PROPERTY Dear Planning Commission Members: Since the Planning Commission's last meeting, in which they initially reviewed !,ie Elk River Business Park proposal, the developers have submitted a revised grading plan. Staff has also had an opportunity to meet with the developers and discuss many of the issues outlined in our initial review. Based on our review of this revised grading plan and • our meeting with the developers, we would offer the following comments. 1. The revised grading plan now accurately reflects the grades proposed on the Tyler Street alignment. There are a couple of minor areas in the grading plan that we feel can be improved by "tweaking" the plan. We have talked wth the developers about these issues, and will relay them on to the developer's engineer. 2. In our meeting with the developers, they have indicated a willingness to provide a 40-foot easement from the loop street to the west, to service the approximately five-acre parcel of land lying west of the Elk River Business Park. This =0-foot easement would be sufficient for extending City utilities and providing ,o joint driveway access. 3. The developers have hired McCombs, Frank, Roos, and Associates to prepare a wetland mitigation plan. We believe that the concept of wetland mitigation that is shown on the site plan is reasonably close to what the final wetland mitigation plan will look like. This plan will be submitted to the City when completed, and then the necessary agency reviews will be undertaken. Staff does not believe that this wetland mitigation plan will significantly change the plan befo'e the Planning Commission. 4. As mentioned in our October 21, 1998 correspondence, the City will be undertaking the street and utility improvements within this plat- Therefore, any • minor modifications such as hydrant locations or storm sewer alignments can be dealt with at the time of final design. 11SPNWFSIVOL1IDATA\PROJ1800114j102401114-2003.nov.doc S0ib0'd TT :60 866T-0Z-f1ON SO"d 14101 • City of Elk River Planning Commission November 20, 1998 Page 2 Staff is prepared to recommend approval of the preliminary plat and grading plan ft:r this development. if you have any questions regarding any of these comments, I will be in attendance at your November 24, 1998 Planning Commission meeting. Sincerely, Howard R. Green Company .e---` m./ '(-6 Terry . aurer, P.E. TJM/st Enclosures 0 • Howard R.Green Company 11 SP NWFSWOL I\DATA\P ROJNB0011 4INCSMSoterNzs dENGINEERS SO/se'd TT :60 866T-OZ-nON