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Item# 6 . 5 .
ty of ,� MEMORANDUM
lk
River TO: Planning Commission
FROM: Scott Harlicker, Planning Assistan0V-
DATE: October 27, 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
October 27, 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 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
October 27, 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
Because the need for a detailed grading plan and wetland mitigation as
outlined in the City Engineer's memo, it is recommended the Commission
postpone this item until the developer provides the needed information.
•
•
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----'1','•- Howarc R. Green Company
JIL
CONSULTING ENGINEERS Formerly MSA
October 21, 1998 Consulting Engineers
File: 800114J-0240
Honorable Chairman and Planning Commission
City of Elk River
13065 Orono Parkway
Elk River, MN 55330-0490
RE: ELK RIVER BUSINESS PARK
CITY OF ELK RIVER, MINNESOTA
Dear Planning Commission Members:
We have reviewed the submittal for the Elk River Business Park Development. This is the 40
acres of the Vandenberg property, immediately south of the Earl Hohlen Development. The
submittal consisted of a preliminary plat and a site, utility and grading plan, both prepared by
John Oliver and Associates. The preliminary plat was dated September 28, 1998, and the site,
utility and grading plan was dated September 22, 1998. Based on our review, comments
• received at the staff review meeting, and meeting with the developer, we would offer the
following comments:
1. The plat consists of seven industrially zoned lots served by a horseshoe road off of the
proposed Tyler Street alignment. The lots vary in size from just under 2.8 acres to just
over 6.4 acres.
2. The submitted grading plan is really only an existing contours plan with spot elevations
showing the proposed grades. A detailed grading plan will need to be submitted. The
plan submitted with spot elevations shows the correct spot elevation at the intersection
of Tyler Street with the northerly horseshoe road. At the southerly intersection the spot
elevation is off by approximately 8 feet. This will have to be modified in the detailed
grading plan.
3. There is an existing piece of property lying west of this development approximately 5
acres in size and triangularly shaped. It is owned by Mr. Earl Hohlen and others. This
plat will have to be modified to show a method to service this piece of property with
both utilities and a road in the future.
4. The utility plan shows a concept for providing sanitary sewer, water, and storm
drainage service. The developers of this property have already asked the City of Elk
River to provide services, including utilities and streets, to this development utilizing TIF
financing. Therefore, it is assumed that the City will undertake the installation of streets
and utilities in this development.
•
F:\SHRDOC\COUNCIL11141901.DOC
1326 Energy Park Drive • St.Paul, MN 55108 • 612/644-4389 fax 612/644-9446 toll free 800/888-2923
Honorable Chairman and Planning Commission
October 19, 1998
Page Two
6. There are a number of environmental issues relative to this site that Steve Rohlf has
reviewed. They are as follows:
• There is a portion of County Ditch No. 10 which transverses this site
from the northeast corner to the southwest corner, at which point it goes under
the railroad tracks to the Mississippi River. The City is anticipating constructing
the Tyler Street alignment with a pipe system, which will allow the County to
abandon the ditch. The issue yet unresolved is timing of these two events. The
City and developer will have to work with the County to coordinate the
abandonment of County Ditch No. 10.
• The EAW rules are somewhat unclear when it comes to industrial
development. For a City the third class a mandatory EAW is called for when
three hundred thousand gross square feet of industrial development are
anticipated. It is assumed, but unclear in the EAW rules, that this refers to a
single building. Steve Rohlf has asked the developers to get a clarification of
this from the Environmental Quality Board staff.
• Steve Rohlf has spoken with the developers and has been assured by
them that this development and the Earl Hohlen development are owned by
separate entities. Therefore, this would not be considered a phased action
needing an EAW.
• Steve Rohlf has reviewed and preliminarily determined that an indirect
source permit will not be required for this development.
• There are wetlands on this site that will need to be mitigated. Potential
mitigation sites are shown on the site plan, however at this point in time, no
submittal of wetland information has been made to the technical advisory
committee.
7. A pedestrian facility will be proposed and constructed with the street improvements
around the perimeter of the site.
8. Through the review of site plans for specific buildings of this development, City staff will
try to minimize the number of access points onto the interior roadway system.
With the need for a detailed grading plan to be submitted along with the need for the initiation
of the wetland mitigation process, staff would recommend this application be discussed and
then tabled until this information is available. If you have any questions, we will be available at
your meeting.
•
Sincerely,
Howard R. Green Company
Terry• J aurer, P.E.
TJ M:mw/st
Howard R. Green Company
F:\SHRDOC\COUNCIL\1141901.DOC CONSULTING ENGINEERS