6.2 - 6.4 -Q -\
\4 -
Item# 6.2. - 6.4.
Iity of ,
�likRiverMEMORANDUM
TO: Planning Commission
FROM: Scott Harlicker, Planning Assista lit
/
DATE: October 27, 1998
SUBJECT: Request by Associated Developers of
the Twin Cities, Inc. for Rezoning,
Preliminary Plat, and Conditional Use
Permit, Public Hearing Case No.'s
ZC 98-9, P 98-8 and CU 98-26
Request
Consider a request by Associated Developers for the following:
1. Rezoning 58.49 acres from C3 (Highway Commercial and R2b (Two family
• Residential) to PUD (Planned Unit Development)
2. Preliminary plat of 58.49 acres into 12 commercial lots and 2 outlots
3. A conditional use permit for a 58.49 acre commercial Planned Unit
Development
Location
The southeast corner of Highway 169 and Main Street
Zoning/Land use
C3 (Highway Commercial and R2b (Two family Residential) / HB (Highway
Business)
Attachments
• Location map
• Development plans
• Memo from City Engineer
• Overview
13065 Orono Parkway • P.O. Box 490 • Elk River, MN 55330 • TDD &Phone: (612) 441-7420 • Fax: (612)441-7425
Memo to Planning Commission/Elk River Crossing
October 27, 1998
Page 2
• At Tuesday's meeting Associated Developers will give the Planning
Commission an overview of the project. In September the Commission had an
opportunity to comment on concept plans for this development. The
developers are now back before the Commission with a formal application.
Given the scope of this project, the Commission is not expected to make a
recommendation at this meeting. The developer will be looking for direction
and comments on the overall plan and suggestions for any modifications.
Following this meeting staff will continue to work with the developer to
address concerns raised by the Commission. The developer will then submit
revised plans for the November 24th Planning Commission meeting.
Issues
Some of the issues the Planning Commission may wish to think about include
the following:
• Density
The applicant is proposing a commercial strip center anchored with a big box
retail store and a home improvement center. The strip center will be 353,000
• square feet located on approximately 32 acres. The project also includes 8
freestanding lots. The proposed uses on these lots include a bank, 2 office
sites, 2 restaurants, a fast food establishment, a convenience store and a
retail store. When compared to the density of Elk Park Center, the density of
this project is slightly less (6,600 square feet of space per acre vs. 7,000
square feet per acre in Elk Park Center). The Commission should comment
on the density of the project; is the Commission happy with the proposed
density or is it to dense for this particular site.
• Land Use
The Commission should consider the type of land uses that are proposed. Is it
a good mix ? Given the limited access of lot 1, block 1, is a convenience store
an appropriate use. Of the 5 lots along highway 169, three of them are food
oriented, 2 restaurants and a fast food establishment.
Since the back of the strip center and the loading docks will be facing a main
north/south arterial, consideration should be given to lowering the grade of
the loading docks and providing some type of buffer along Tyler Street.
• Wetlands
•
\\elkriver\sys\shrdoc\planning\scott\p98-8.doc
Memo to Planning Commission/Elk River Crossing
October 27, 1998
Page 3
• The applicant is working with the City on a wetland mitigation plan. The
development as proposed will require the filling in about 2.79 acres of
wetland. The plans showed 2:1 slopes around some of the wetlands and
ponds; the City Ordinance limit slopes to 4:1 on slopes adjacent to pedestrian
systems, ponding and sedimentation areas, or other water or wetland
features. The Commission may wish to discuss the relationship between the
density of the project and how it relates to the developers inability to provide
slopes which meet the ordinance requirements.
The developer also has the opportunity to incorporate the wetland at
Crossing Road and County Road 12 as an amenity to the site. With
mitigation and landscaping it could serve as a focal point at the main
entrance to the project
• Pedestrian Circulation
Pedestrian circulation within the project and connections to adjacent
properties including Main Street are important. An 8 foot bituminous trail is
proposed along the west side of Crossing Avenue. It will extend from the
intersection of Main Street and Highway 169 to Lot 5, Block 1, which is
shown to be the site of a restaurant. A sidewalk is shown on the on the north
III side of Crossing Avenue extending along parking lot for the big box retail and
terminating at Lot 5, Block 3, which is shown to be a freestanding retail
store. A pedestrian connection is provided between Lot 5 and the strip center.
An 8 foot bituminous trail is shown on the south side of 181st Ave/ County
Road 12 extending along the northern boundary of the plat. A sidewalk is
proposed to be installed along the south side of the home improvement
building and connect with Tyler Street.
In order to provide for a safe pedestrian crossing of Crossing Avenue, the
Commission should consider a sidewalk along the north side of the Crossing
Avenue. The sidewalk should be continuous, extending from the intersection
of Main Street and Crossing Avenue, along the north side of Crossing Avenue
to a connection with Tyler Street. This would allow for pedestrians to cross
Crossing Avenue at a controlled intersection and continue through the
project. Pedestrian access as proposed would require people to cross Crossing
Avenue at mid block in order to get to the businesses located on the east side
of the street.
Multiple pedestrian access through the parking lots should also be
considered. The business park development directly south of this project is
proposing a pedestrian connection between the two projects. Possible
connections between the two should be examined at this time.
• • Landscaping and Signage
\\elkriver\sys\shrdoc\planning\scott\p98-8.doc
Memo to Planning Commission/Elk River Crossing
October 27, 1998
Page 4
IIThe applicant will be providing a comprehensive landscaping and signage
plan for the project.
• Parking
The parking requirements for the strip center is 1401 spaces. This is
determined by dividing the retail space (227,000sf.) by 200 and dividing the
home improvement center/garden center (133,00 sf.) by 500. The site plan
provides for 1544 parking spaces, which exceeds the number of spaces
required by 143. The Commission should consider whether the extra 143
spaces are really needed. If the extra spaces are eliminated, the developer
would have more flexibility in site design and could possibly adjust the
grading plan to meet the slope requirements. It would also allow for
additional green space, landscaping and opportunities for pedestrian
circulation.
The required parking setback is 10 feet from the property line and the
setback shown in front of the discount retail is 5 feet along Crossing Avenue.
The development plan shows parking in the access drive in front of the strip
center. The Commission should consider eliminating those 38 spaces. There
• also appears to be 2 islands in front of the home improvement store;
clarification is needed regarding those. Additional landscaped islands should
also be considered in the parking lot to provide shade and break up the
expanse of pavement.
• Relation to the Central Business District
The City is currently undertaking a visioning process for the central business
district. It is likely that this development will serve as the eastern terminus
of the central business district along Main Street. It is important that the
Commission takes this into consideration when reviewing this project and
find way to make the connection to the central business district. Methods to
accomplish this include architectural treatments and building materials,
pedestrian walkways, landscaping and lighting.
• Architecture
As in Elk Park Center there should be some type of unifying architecture
that that is included as part of the building elevations. The Commission
should consider the type of exterior materials and colors they would like to
see as part of a comprehensive look to the site.
• • Miscellaneous
\\elkriver\sys\shrdoc\planning\scott\p98-8.doc
Memo to Planning Commission/Elk River Crossing
October 27, 1998
Page 5
• There are several power easements and transmission lines that cross the
project. The applicant should show those on the development plan so their
impact on the different lots can be determined.
There is a high pressure natural gas line that cuts diagonally across the site.
The proposed location of the large retail store is on top of that gas line and
will require the relocation of that natural gas line. This gas line and the
associated easement should be shown on the development plan.
It should also be noted the developer does not have ownership or signed
purchase agreements with all property owners that are included as part of
this development. The developer is currently working with those property
owners on finalizing the purchase of those properties.
•
\\elkriver\sys\shrdoc\planning\scott\p98-8.doc
.
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INDEX:
p SHEET NO. DESCRIPTION
1 TITLE SHEET
2 I)OUNDARY SURVEY
/ 3 EXISTING CONDITIONS
4 PRELIMINARY DEVELOPMENT PLAN
5 PRELIMINARY PLAT
6 PRELIMINARY GRADING A DRAINAGE PLAN
7 PRELIMINARY UTILITY PLAN
• ` 8 WETLAND FILL/MITIGATION PLAN
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60,'°0 i. 56"' TITLE SHEET o S;'' PREPARED FOR: '
1 A
32 ELK RIVER CROSSING ASSOCIATED DEVELOPERS
$v..com ELIC RIVER,MINNESOTA 1roes7 a 8
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encroocfnmts.If any.fron or on said land. As Prveyed by_no
• or under ny.rest supervlsIon this 20th day of October,IP%
I I McCombs Fronk Roos Associates,Inc.
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NORTrnH Land Surveyor,1/em.Lk.No.10938
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1
TREES LOCATED BY MFRA 4/94
PT II ELEV NAME
1177 906.7 SPRUE 3,7'
U80 905.1 SPRUE IY
1181 904.31 SPRUCE n'
1182 904.13 SPRUE IY
1183 90487 IPRLE 3'
1184 90300 SPRUE 10'
1183 90383 SPRUE 10'
11% 90316 SPB1LE 2Y
1187 90290 SPRUCE 3r
1189 90321 SPA=?
1189 90271 114PLE r
1190 90223 CRAB r
7191 90283 SPRUCE 32
1192 9038 SPRUE 32_. 1193 899986 IIRCR r
1194 89514 ran 3r
193 891.74 IIBPLL IY
1202 891.39 02118 6'
14
ply 7203 809.73 OD:ELM 2)6'
1204 89070 /OILIER 2)6'
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203 IOIRLIEB 2)65;178'
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2-a^/806 1206 116 1wR 6'
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8916/575 (LI 12) 6'i r
ROB 99422 an 27 3Y
1215 891.58 ON(IY
1211 904.79 18291 16'
257 88395 SPRUCE 4'
1251 883.94 SPRUCE 4'
1252 88390 SPRUCE 7
253 88424 SPRUCE 1'
SPRUCE?
2555 88192 SPRUCE 2'
256 884,44 SPRUE 3'
257 88424 SPRUCE 2'
238 88423 SPRUE 3'
259 884.77 SPRUCE i'
260 88485 SPRUCE 3'
1261 884.93 saran 4'
262 885.43 SPRUE 3'
263 8542 SPRUCE 3'
1264 88530 SPRUCE 7
1265 88525 SPRUCE 4'
1266 906881 SPRUCE 2'
1267 88834 SPRUCE 2'
1268 88831 SPRUCE 4'
1269 8891 SPRCE 3'
1270 89029 SPR1E r
1271 19085 SPRUCE 7
1272 89117 SPRUCE 3'
1273 89136 SPRUCE 4'
1274 89173 SPRUCE 3'
11276 892538SPRUCE 7
277 89358 %SSVm017
278 89784 SPRUCE 25'
1279 89221 CRAB 8'
290 9905 SPRuCE 42
291 8%48 II4P)2 II'
282 900.12 MUER 1',8 r
283 90197 El)r
284 90299 IDEJER Q)6'
IR 890575 OAR ELK 3'r
295 88529 89211E2 8'.20 12'
7296 8513 WIELDER 167 7'-I5'
1297 8496 10710E12 14)7'-14'
1298 98424 11772.1.17.2 46)6.-17
1299 99587 10121388 13)IY
1300 84.93 101CL2CR IY
170) 8571 m10.L0 2 IY B 22
1302 88493 111177.11217)r
1303 88417 117311)r i IY
1316 89530 SPRUCE 32
1317 89438 SPRUCE 28
1318 89474 SPRUE IS'
1319 99441 SPRUE IY
1320 89391 SPRI.CE 15'
1321 223.82 RARE ir
1322 88320 4168114'
1323 96162 MORE
1324 88324 PEP AR1r
1325 884.11 14192 2)7' 10'
1326 88438 PILAR 12)la',8'
1327 8&.98 PAIAR
1328 88425 PERM 2)6',r
1332 88981 SPRUCE 8'
TREES LOCATED BY SU9DE ENGINEERING, INC., 12/93
TREE NOTES AND SYMBOLS
A Denotes Ash
8 Denotes Birch
�.–— C Denotes Cottonwood
— - E Denotes Eln
L Denotes Locust
-- — -—._. M Denotes Maple
0 Denotes Dole
P Denotes Inn*
V Denotes 08)00
BV Denotes Basswood
PP Denotes Poplar
Tree types and sizes ore shown thus
14 B Denotes 14'%'ch
(17) Denotes manber of trees In cluster
NORTH
0 50 100 200 500
, ,c
um,
6859001E 4 EXISTING CONDITIONS "00'100 PREPARED FOR:
–eoro ELK RIVER CROSSING %a Aux ASSOCIATED DEVELOPERS 3 A
72 Est d 8
n/Io.com ELK RIVER.MINNESOTA 10667 8
• . .,
- - - - - - - , , / i
/�/
/ "{
/� :„, ' OUTLOT A
j :•BITUMNOUS FRAIL
/
1� /'
%' 3
� 0
�///�/ 2000-
, /////
GO//// 0 RETAIL
2 / 36000 SF.
,�///, �° - 2�ap SF' 2p tltl •'.F. 20.000 S.F.
3
/`///116 ., o, — i
�. // 43' 6' TE ALK *O
6,000 SF. �.�^^�`\
• t.
P// // ' / C RETAIL 1
(ij // // /' J / T•000 SF.
j/ / CONCAEFE WNJf _, //• —
// OUTLOT C
f/ // 8.BITUMINOUS FRAIL 6OMCE /
12.000 SF.
7 \BITUMINOUS TRAL
i RESTAURANT ' —
7,000 S.F.
I �. � \ \NG Pv�NUE 4 225 SEATS
k4
3 •
I
I I{.,.\, CROSS Mora i
z I I I 65 LINTS
I IW I I I B'BITUMINOUS TRA ` — —
` 1 3 _��
W I CAS/CONV, ` RESTAURANT i/ -- /i
1 I 6,000 S.F. 7.500 S.F. — —
Q II I •\` 2S0 SEATS / i i
i
- 1,,
Tel I 2 ---—
/J/ FAST F000 / '/ 69, ;/
/ 3.500 S.F. i V`
I
, ii /
i �
i
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i
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QIN Pf091EfFD UN5,T RITK11M1�aWXA M UMS K MExaTA r5W0 2.W AAMMµ'BI•R,
DRAM BY
ADND BxWNrEaoTA 1C ,�„ 1 . FRA7, l_I1ILPMI1 w,one 6lzi,IDito/aB we IEWaFD eowMDAAI,am AVE./MA09BNY AVE•nxaECMIOTRMBo,IN /ox 61?/t7f
n¢ MME BxN0. DArE B• IdAN,aMMEM. MCNMIha Fr♦Y REQ
REMSIONS REV1510N5 9/28/98 DAME 9/46/98 LEG NG 21836 E–Moil: cod,
i
DEVELOPMENT SUMMARY
LOT 1, BLOCK 1
LOT AREA 61,900 F CR 1.42 ACRES
LOT 2, BLOCK 1
LOT AREA 66,200 SF OR 1.52 ACRES
LOT 3, BLOCK 1
LOT AREA 90500 F 0R 206 ACRES
II OUTLOT D 1 LOT 4, BLOCK I
___ ..,.. —--- LOT AREA 64400 SF 0R 203 ACRES
'ROPOSED TYLER STREET- `"
- __F��p 7t /' }�- 7�j�l{-�J���jj LOT 5, BLOCK 1
jy y-5.111.1.Y.E.LFI_RL . , 1 LOT AREA 64400 SF 0R 265 ACRES
j I LOT 1, BLOCK 2
LOT AREA 136,100 SF OR 312 ACRES
II1\ LOT 1, BLOCK 3
OUTLOT B LOT AREA 62300 F OR 1.43 ACRES
LOT 2, BLOCK 3
LOT AREA 636,600 SF CS 14.66 ALMS
4
HOME 9RROVFMENT 6CENTER I LOT 3, BLOCK 3
115,100 SF. 17,900 SF. LOT AREA 349,200 F 0R 6,02 ACRES
LOT 4, BLOCK 3
2 LOT AREA RAM..SF OR 9.14 ACRES
5'.....CRETE NAV
o_o '--......... 1 LOT 5, BLOCK 3
LOT AREA 53,600 SF OR 1.23 ACRES
SERRRCE/
20,000 S.F. LOT 6, BLOCK 3
iTa
Km rm.) ® LOT AREA 62600 SF CRL 1.44 ACRES® ® OUTLOT A
1 AREA 92600 F OR 225 ACRES
Ej
11,100 F OR 025 ACRES
DEVELOPMENT NOTES
1, AREA ARALT9S
-- --- _ CROSS AREA 7071 ACRES
_� LESS RICHT-OF-MAY 12,02 Ap7E@
RET AREA 9' .1
_ ___ _� 2. PROPOSED 20NANO FLANMD UNIT OE9LCARENT
= —_ ——= _ \ \ 3 EASEMENT SCHEMA/
FRONT YARDS 10 FEET
— _ _ 400 YARDS 6 FEET
—���-' ��---___�``\ REAR YARDS 6 FEET
\
OVER MUTES(CENTERED) 20 FEET
\ P00514G AREAS/NE/LANDS 100 YEAR N8..1
\ \\ 4. SETBACKS
\ FRONT YARD(ADJACENT TO STREETS) 25 FEET
REAR YARD 40 FEET
S ALL 9NEN9ON3 RCNQED TO RENEAREST FOOT.
�_ �^ ALL LOT AREAS ROUNDED TO ME NEAREST 100=ARE FEET.
4(--1
_ NORTH
I
0 70 100 200 60o
PLAN 1 -
1.- 7
5-6010 PRELIMINARY DEVELOPMENT E
)1D
MRA,n.NMem 55F4 IDD' PREPARED POR:
3532 ELK RIVER CROSSING ASSOCIATED DEVELOPERS
Infro.com ELK RIVER,MINNESOTA nE10667
. _ - t10Ttlx1Y LSf1 s 611f'M
/ • OUTLOT A
MOO f
225 6C433
/I PROPOSED TTL
,
/ 830
s2
GO' /1*
1 / 3
4
/
1 / 2 31.363 w
662 MEI
/ 311110 IF
14fU2.
I /
9
/ -Er_ y
t.63 ACM
,C./ ' / 53400 7F
Q, 7 { 129
x2 A1
1 1," CROSSING AVENUE
!deIV
OUTLOT C
4m
252 S 196 LH'A1
e.a fcs
d g
6 11
46te`/ "4*s
-
—_-s1 __
105
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' 208 4022 j
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Na 2415 n 12567143 Ia. 2415 n 700.041 DAM ��aT\. fox 61?/I7!
REN90918 REN9DNS 9/28/98 2415 0/28/98 Ka 92. 21838 E-Moil: cod
L\Sd.kpr 01AAss1066%v049A p,ltat 10- 0-?8 1]..5601 aro EST
I i
121.01
1454
OUTLOT D gA��
OS
TREET
203
572
OUTLOT B
T000 OF
I.6J AGES
4
t14=MO OF
AcRES
196.
—401 ix
31 2
DEVELOPMENT NOTES
]CI00
1s
310 MES I, AREA RNALY9s
QN05$AREA 70,71 ACRES
NESS RNi1i-OF-MAY /2 02 ACRES
NET AREA 5860 ACRES
2. PROPOSED 701101ESCHEDULEPLANED UNIT OEN:LONIENI
3 EASEMENT SCHEDULE
FRONT YARDS 10 FEET
S13 510E YARDS 6 FEET
.N REAR YARDS 6 FEET
ODER 0051E5(CENTERED) 20 FEET
PONDING AREAS/MEILANDS 100 YEAR OWL
4. SETBACKS
FRONT TARO(AQIAEE NT TO STREETS) 25 FEET
REAR YARD 40 FEET
5 ALL 014104905 ROUNDED TO PC NEAREST FOOT.
ALL LOT AREAS ROUNDED TO THE NEAREST I00=ARE FELT.
(..(7
NORTH
0 e0 100 200 .ao
SHEET REV.
10,
1.01
0
7614] PRELIMINARY PLAT PREPARED POR:
bow oro boR.a 5 A
2 ELK RIVER CROSSING N� ASSOCIATED DEVELOPERSru
T
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10607 8
0 /0/1 ,,.
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A 10/10/n as OWNED%OKI 21 TO 31 a MO^i MB
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fox 6I2/476-
rw DATE Br anon ea. DAR BY IE+IANra DArz car. e6FSplp Frac Rax E-Moil: Codd!
REHSIas REHeaNs 9/28/98 DATE 9rie/9e ¢a ao. rex •• Aesiab,Inc.
I 1 n 'c,J\A 5!Ob,,, n ,\F;-,RAI'r '1?;:r.7y
_ OUTLOT D
le TYLER STREET STI
POND p13ij)
2;1 SLOPE NM.878.5 HWL 880.7 jR � POND
NML 8780
843.1 � 680 k HIM.680..2
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POND #3 OUTLOT B
882.8 I I I q
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b
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8
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Ma Joie
1111 ( 1 II •46: P O
I for may/ \.,
do NOTES
- r.
TURF ESTABLISHMENT:
ALL DISTURBED AREAS.EXCEPT PADS AND ROADWAYS SHALL BE RESTORED
MDI MINIMUM 4'TOPSOIL MID SEEDED AND MULCHED WITHIN 30 DAYS
OF COMPLETION OF SITE GRADING, SEEDING SHALL BE MN/DOT MIXTURE
- _ NO.5(GF APPROVED EQUAL).
DORMANT SEEDING AREAS SHALL BE SEEDED,MULCHED.MO DISC-ANCHORED
STRAW MULCHING QUANTITY SHALL BE 2 TONS PER ACRE. %MERE SLOPES
EXCEED 4 1,A POLYS'ROPYLENE NETTING OR W00D FIBER BLANKET SHALL
PROVIDED AND STAKED OVER THE MULCHED AREA,
2.WETLAND PERIMETER AND SITE PERIMETER SEDIMENT CENTRO.AS REQUIRED
BY BEST MANAGEMENT PRACTICES(BNP'S),SHALL BE COMPLETED'MTV
SILT FENCE INSTALLATION,
3.PROPOSED SPOT ELEVATIONS ARE TO THE OUTTERUNE UNLESS OTIERMRSE NOTED,
4.ALL SLOPES,CXCEPT ADJACENT TO WETLANDS AND PONDS,SHALL BE ORADEO
___. TO 3:1 OR FLATTER MESS OTHERWISE NOTED.INSTALL TURF ESTABUSHMENT
----- MAT ON ALL SLOPES 3$1 AND STEEPER,
- 5.S.CONTOURS SHOWN FOR CO.RD.Ix AND TYLER STREET ARE PROPOSED
ELEVATIONS PER CITY OF ELK RIVER CONSTRUCTION PLANS.
LEGEND
EXISTING CONTOURS _ . _ ..
EXISTING STORM SEWER
EXISTING METUHDS
PROPOSED EROSION CONTROL FENCE
PROPOSED SPOT ELEVATION X 801.0
—
-- �, PROPOSED CONI OUR QST 100 ��
PROPOSED STOFM SEINER
NORTH
o eo 00 203 Moo
vFET RE V.I 27
�.
554
47" PRELIMINARY GRADING PLAN -p°� PREPARED FOR:)10 gook /
ELK RIVER CROSSING 6 A
n6I ASSOCIATED DEVELOPERS
.corn
ELK RIVER,MINNESOTAor
a 8
6mummi
•
•
/ -
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NO BATE BY
, 1
50:0 75,0 Mom •Pryory.*
11111."7-
MINNESOTA.
A i0/79/48 WO BEAM SCUIDAIRy ROW MO.00 P, T.41,, filFRA phone 612/476-
lox 612/476-85
Kt BAIF BY REX.. REMAMCS DALE Mac i ,.1( NcCente Fro*Now E-Mok cocIdar
REVISIONS REVISIONS 9/28/98 DMZ 9/28/98 BEC MO 213.36 Arnelliss.Inc.
an
c I\A,s!(:b6,\riAQ,,cutl, le.?T:11E' 7`.-.., .
PROPOSED1'TYLER STREET '4,7 OUTLOT D I
� POND #11 /1 l
5irragtotc Nell 8795 ... au rHWL 880.7 MP 861.6 t alBr01d WM)
POND #14
NW_878.0
/ HNC 880.4
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est, XML 880.0 �(�L
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4 �
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NYA 880.0
R IHNL
WET VOL
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TOP 8923 16r 886'5
INV.884.0 �` SAN MH
TOP 886.9
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O8�81 TOP 888.7
TOP 6l.0 ...666..4 y r ,
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890.3
I 806.4 SAN NH
TOP 889.8
NOTES
1)ALL SANITARY SEWER LINES 91A11 BE r PVC.
2)Al WATER UNES SHALL 8E DUCTILE IRON
—— I\--——- UNLESS NOTED 004(89158.---'I
0 91
4(858.
3)AL WATER 5ERNCE UNES TO BE 6'CR 8'DIP,
__' _-- - __ -_ - _ __ LL AND ASANITARY SEWER SERVICE UNES TO
_ _ B:4'OR 6'PVC.
— LEGEND
MING STORM SEWER o--M-4--.0
ENS'INC SANITARY SEWER
E95'1NG WATERMAN
EASING BURIED TELEPHONE UNE
MAC OVERHEAD OVERHEAD ELECTRIC UNE
PROF OSED STORM SEWER ♦ m..61 >. .
PROPOSED SANITARY SEWER 4111 ,( 10
PROPOSED WATERMAN --99---...y1.4.....—
PROPOSED
9' f....—PROPOSED SANITARY SEWER(BY CITY) ♦——24 —•—4
-- -- PROPOSED WATERMAN(BY CITY) ——16'———s-—-
PROPOSED HYDRANT&GATE VALVE +N
l( --7
NORTH
0 50 100 200 400
. '4-'
0~4 5:447 A;'=100 7 : /
0,0 PRELIMINARY UTILITY PLAN �« IAA= F'REPARBD POR 7 A
7 ELK RIVER CROSSING � ASSOCIATED DEVELOPERS
7.00171 ELK RIVER, KINNESOTA ru N °F B
10667
•
_WETLAND B3
/ OUTLOT A
SED POND
/ SEND._
ears ,�
HI888.7
TVOL�0.88 Ac.Ft
/ / PROPOSED TYLER STREE
iill�o• , / .......,..;:i..11;;:::Eit.:?1,..7lif:ii114..... ,
/ ,-�.._..— \'',/,•' WETLAND 61:. L... ._-.._
1 •ro+Arw'AP-A •
POND '12
i
555.7
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WETLAND A
4 6
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MQ 8 .6
POFD #11 NET 58896.5
__ NNL 555.0 \ NET VOLS 1.01 Ac.Ft
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5
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11112=11111— II AN'' ,Ls� - FnA phone 612/476-
fox 612/476-65.,o/20ne ue TIMED BOUNDARY
Na DATE 9v MAAR. NO. DATE 9r MOMS DATE car. Anisb 51N Rom BENSONS REVISIONS 0/28/98 DATE 9/28/98 a9 Nu 21876 �' AOKNla.AN. E-MDA: codd0lnl
I
31111WtY O REPOSED VENN)°PACTS NO 8171647199
Prvervelopnent III INC Creation Vedand SVIP Upland War
V.tlend She Mc.an-slt.) X) Nt(Oatlon Ra tar.tlan (r,.) (Acre) Cmarnt.
A 4.3(4.3) 63I 0.46 OD 026 L39 ISI�
I 13(373) IA 0£ 188 021 L62 1A.Rrst>atAn
I Craaton
92 L6 ODD II 00 08 - - Avoided
IOUTLOT D A++ e7 m7) 6667 01 08 - - fel
P
11) I C u 5127) 01 60 oa aaeee
0 L4 COAD II 60 OD - - Avoided
PEN 13 - - 089 - 612 136
T POO 14 - - 070 - 023 085
totals -IF 7INT Eft- -10M 64
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•
0o1 scars 4'itch 5'Ota
POND 14 M Lunn)rte sandy Loan 333' 373'
-.7...•77.7..... Pd
a No 291• 769
NHL a
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.—.--...— , '�::..._..._..._... HO_9eo.2 Pa s.ay.+r Nae. ur Ns
h\t',``t POND 913 I9 VCA N110atlan Roy/.rents OD
NML 879.5
Ac
79(• 662 Ac
Set```1````,`A`' HML 880.7 .7i77,,7'
.... i VCA Ntq.tbn Oil
CreAts(*Pain.(*Pain.esrptb)••2249 Ac.PVC
�,�^SED OND 4 mP PVC -0.8E As•.
4 ••.7 1K P890.o i� Restaratlon PVC•OM Ac•515• 0.44 Ac.
H1AL 980.2 1464Aw Buffer PVC.2.69 Ac.x 732•2.11 Ac
NET VOL-0,79 Ac.fl Total PVC • 316 Ac
-.,��,..�•�J Cr..t.d Vetlonds NVC • 2.86 Ac
/ Total 11116.00 Credts •662 Ac
--1 I
LEGEND
1006488
® fu
-t01 LIE( ) • PERME14T NIT14ATB91 09ARVAT01(POSTS
2 -- (400 VOID P031,TEP.6•ABOVE SOL R.RFACE)
1391281 BOFER NSA
I 4��\)sO O NOTES:
1)ORGANIC SOIL MAYA VD FROM OILED AREAS MLL BE SPREAD OR
STOCKPILED FOR SPRUCING M THE MIIIGA008 AREA,THE
CONTRACTOR SHALL SALVAGE ENOL104 TOP5OL FOR RESPREADINO
ON THE 91E AS SPEC)(ED.TNE CONTRACTOR SHALL SUBCUI
MET AND MIDWROI TH S AD
TOPSOL IN MEAS NHEAPFAiE VECETAPONTOAOFPISOf TO 13 BE ESTABNICHELISHEDRESPRE TO
A MINIMUM DEPTH Cf 12 INCHES.
3
915- p
� oe
"ETLAND C 905— 7o P64:44'4.
W
AT, F
—_--..,)ky— 895-
/7 �NEILAND�
MITIGATION
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Oio ELK RIVER CROSSING WOK PAaL 8 A
ASSOCIATED DEVELOPERS
).Can ELK RIVER,MINNESOTA or 10667 8
I
OCT-23-1996 11 18 P.02/06
• gst
Howard R. Green Company „1M,,,,T,n„BNIiINRkl4f
CONSULTING ENGINEERS Formerly MSA
Consulting Engineers
October 23, 1998
File: 800112J-0240
Honorable Chairman and Planning Commission
City of Elk River
13065 Orono Parkway
Elk River, MN 55330
RE: ELK RIVER CROSSING REVIEW
Dear Planning Commission Members:
We have done an initial review of the submittal package for the Elk River Crossing commercial
development. As you are aware, this is the 70-acre Earl Hohlen property in the southeast
quadrant of TH 169 and Main Street. It would be staffs hope to follow the Trott Brook Farms
model in reviewing this project. In other words, we would hope to make a presentation on the
major issues we see with this development at Tuesday's Planning Commission meeting. After
the pudic hearing, we would hope for some discussion and direction from the Planning
• Commission to the staff on how to proceed with these major issues. We would anticipate that
the Planning Commission would table action on this development to their next meeting. By that
time, staff and the developers can work to revise the submittal package and staff will have a
detailed list of conditions prepared for the Planning Commission to consider.
The submittal package consisted of an 8-page set of drawings, prepared by McCombs, Frank,
Roos and Associates, a draft Environmental Assessment Worksheet, a wetland report and
mitigation plan, prepared by McCombs, Frank, Roos, and Associates, and a Traffic Impact
Analysis, prepared by Benshoof and Associates, Inc. Based on our review, comments received
at the staff review meeting, and meetings with the developers, we would summarize the major
issues as follows:
A. PROJECT DENSITY
According to the Environmental Assessment Worksheet, the project is proposed to have
sp to 404,200 square feet of commercial retail and office complex, located on 70.02
acres. Of the 70+ acres contained within the site, 9.12 of these acres are wetland;
herefore the developable resulting acreage is 60.9. As a comparison, Elk Park Center,
where Target and Cub Foods reside, was a development on approximately 50 acres that
-ontain 374,000 square feet. It appears that Elk River Crossing has a density somewhat
,ess than that of Elk Park Center.
•
0:1P ROJ1.3ii0 112j102401112.2101,oct.doc
1326 Energy Park Drive • St. Paul, MN 55108 • 612/644-4389 fax 612/644-9446 toll free 888/368-4389
OCT-23-1998 11: 19 P.03/06
Elk River Planning Commission
•
October 23, 1998
Page 2
B. TRANSPORTATION ISSUES
I , The Traffic Impact Analysis report prepared by Benshoof and Associates, dated
October 1998, projects the p.m. peak hour traffic at 950 trips into the site and
1,052 trips out of the site. They go on to predict that 80% of these trips will be
new trips, and that 20% will be bypass trips. Bypass trips represent vehicles that
were already on the highway for some other purpose and decide to stop at Elk
River Crossing.
. The report goes on to analyze the exterior street infrastructure surrounding the
development, and proposes additional improvements that will be needed. They
are as follows:
a) Trunk Highway 169 and Main Street
At this intersection, they recommend the addition of a second westbound
left turn lane, from Main Street onto Trunk Highway 10, a second
southbound left turn lane, from Trunk Highway 169 onto Main Street, and
a separate westbound right turn lane with channelization. This
recommendation will result in a six-lane Main Street at the east side of TH
• 169. It may also require some changes to Main Street on the west side of
TH 169 to make the geometry line up.
b) Main Street and CSAR 13
At the intersection of Main Street and CSAH 13, which will be the major
access point to the development, they suggest that the following
intersection configuration is needed:
• One eastbound left turn lane, two eastbound through lanes, and
one eastbound right turn lane.
• One westbound left turn lane, one westbound through lane, and
one westbound through/right turn lane.
• Two northbound left turn lanes and one northbound through/right
turn lane.
• One southbound left turn lane and one southbound through/right
turn lane.
The report goes on to indicate that the left turn lane into the old
northbound liquor site needs to be eliminated, and the left turn lane onto
Trunk Highway 169 extended. With the proposed improvements at Main
Street and CSAH 13, major construction will be required between Trunk
Highway 169 and this first intersection, including additional lanes and turn
lanes. The report also indicates that this intersection needs to be
• signalized to operate efficiently.
Howard R. Green Company
o:\PROD 8.30112j10240\112-2101.oct.doc CONSULTING ENGINEERS
OCT-23-1998 11 19 P.04/86
Elk River Planning Commission
• October 23, 1998
Page 3
Additional right-of-way will likely be needed from the plat to accomplish
these proposed roadway improvements
c) The site plan shows a right-in/right-out along CSAH 12, between the main
entrance and the intersection of Tyler Street and CSAH 12, at the east
edge of the development. The Traffic Impact Analysis report indicates
that this access point will operate at a level of service B. It does not
indicate whether a right turn lane and/or short acceleration lane will be
needed for its efficient operation. It should be pointed out that this access
point does not meet Sherburne County's adopted guidelines for access
onto County State Aid Highways. This access is also of concern to City
staff.
d) CSAH 12/Tyler Street
This is the main intersection with the City's new north-south transportation
corridor along the east side of this development. The design of this
intersection meets or exceeds the recommendation contained within the
Traffic Impact Analysis. The Traffic Impact Analysis indicates that a
signal control will need to be installed once Elk Park Crossing begins to
• near full development. We have anticipated this in the design of Tyler
Street and CSAH 12, and conduits are being placed for the future
signalization of this intersection.
e) Tyler Street/South Development Access
The design of Tyler Street at this location meets or exceeds the Traffic
Impact Analysis recommendation for lane configuration. Specifically,
there will be a dedicated left turn lane into the site, which exceeds the
Traffic Impact Analysis recommendation. One thing that Elk River
Crossing should consider is future residential development east of this
location. We would anticipate that there would be a four-legged
intersection at some point in the future.
f) Service Entrance/Tyler Street
The Traffic Impact Analysis is silent on this intersection, but the site plan
does show a full access to the rear of the large commercial sites off of
Tyler Street. Staff would recommend that a right-in/right-out be allowed
at this point for service vehicles, but that the median remain intact to
preclude left turns at this point.
•
Howard R.Green Company
O:IPROJIB?0112j102401112-2101.oct.doc CONSULTING ENGINEERS
OCT-23-1996 11:20 P.05/06
Elk River Planning Commission
S Octobe- 23, 1998
Page 4
The County will likely need additional right-of-way from this development along
CSAH 12. The City would require that the development construct a 10-foot
bituminous pathway along CSAH 12, from the intersection of Tyler Street to
Trunk Highway 169. This will tie into the pedestrian facilities anticipated along
Tyler Street and the north side of CSAH 12, east of the intersection of Tyler
Street.
The interior right of way is shown at 60 feet. There is no street section indicated.
We believe that this right-of-way is too small to accommodate a commercial
access road. It should also accommodate a sidewalk to connect Main Street with
Tyler Street.
C. Environmental
1. Environmental Assessment Worksheet (EAW)
The draft has been prepared and reviewed by City staff. The developer will be
making the necessary changes and submitting the EAW to the City for signature
and start of the public comment period.
�. Wetlands
•
As indicated, a wetland report/mitigation plan has been prepared for the site. It
was reviewed by the Technical Evaluation Panel (TEP). Comments were given
to the developer. After the changes are made and received by the TEP, joint
notification will be given.
County Ditch
Sherburne County Ditch No. 10 meanders through this site. It is the City's intent
to construct a storm sewer system along the Tyler Street alignment, which will
eventually allow the abandonment of Sherburne County Ditch No. 10. This is the
same process that was used with another leg of County Ditch No. 10 on the west
side of Trunk Highway 169. The issue that needs to be resolved will be one of
timing. The City and the developer will have to work with Sherburne County to
accommodate timing of the construction of the storm sewer system and the
abandonment of County Ditch No. 10 with the proposed schedule of the
development of Elk River Crossing,
4. Corps of Engineers
This project will require a Corps of Engineers permit. It is our understanding that
the application for this permit has already been made, and is working its way
through the process.
•
Howard R. Green Company
O:1PROJ\E 00112j10240\112.2101.oct.doc CONSULTING ENGINEERS
OCT-23-199E 11:20 P.06/06
• Elk River Planning Commission
October 23, 1998
Page 5
Indirect Source Permit
Because of the number of parking stalls, this project will require an indirect
source permit. The developers have not made application for this permit as of
yet. It will be required prior to any activity on this project.
D. Utilities
The City is proceeding with the Eastern Area Trunk Utility Improvement, which will bring
sanitary sewer and water through Elk River Crossing. These utilities will be adequate to
sewer the proposed development.
E. Miscellaneous
It should be noted that this proposed development does include three properties
not yet controlled by the developer. There are three single-family lots along
CSAH 12 that the developer is negotiating with the owners for their acquisition.
?_. Drainage plans have been submitted and reviewed. They meet the necessary
on-site ponding and limit the peak outflow from the site to an acceptable level,
• They may have to be adjusted slightly as the developers rework the wetland
plan.
3. The 2:1 slopes shown in the ponds are unacceptable according to City policy.
They need to be 3:1 or flatter. Again, reworking the wetland plan may address
this issue, since the Wetland Conservation Act is more restrictive than City
policy.
4, There are a few more minor issues that will be dealt with prior to the next
submittal.
If you l— ve any questions, we will be in attendance at your Planning Commission meeting.
Sincerely,
Howard R. Green Company
Terry J aurer, P.E.
TJM/st
•
Howard R.Green Company
0;1PROJ‘.3o0112j102401112-2101.oct.doc CONSULTING ENGINEERS