5.11 Item# 5 11
ey of MEMORANDUM
IElk •
Ryer TO: Mayor and City Council
FROM: Scott Harlicker, Planning .44
i
DATE: February 24, 1998
SUBJECT: City of Elk River Request for
Preliminary Plat Approval,
Public Hearing Case No. P 95-4
Request
The City of Elk River is requesting preliminary plat approval to plat a 3 acre
parcel into one commercial lot and one outlot.
Location
• The property is located at the northwest corner of Highway 169 and 193rd
Avenue.
Zoning/Land Use
C4 (Neighborhood Commercial) / CC (Community Commercial)
Attachments
• Location map
• Preliminary plat
Overview
The preliminary plat involves a 3 acre parcel located at the northwest corner
of Highway 169 and 193rd Avenue, and is also bordered by Holt Avenue on
the west. The property extends north of 193rd along Holt and Highway 169 to
approximately 194th Avenue alignment. The parcel is triangular shaped and
is not conducive to full development given the narrowness at the north end,
the stand of mature pine trees and existing utilities. However, the parcel
does have about 1.5 acres of developable area at the corner of 193rd, Holt
• Avenue and Highway 169.
13065 Orono Parkway • P.O. Box 490 • Elk River, MN 55330 •TDD & Phone: (612) 441-7420 • Fax: (612) 441-7425
Memo/Planning Commission/P 95-4
February 24, 1998
Page 2
• The property was originally part of the right-of-way for Highway 169 which,
after the reconstruction and realignment of Highway 169 and Jackson, was
able to be turned back to the City.
The preliminary plat along with a request for rezoning and a land use plan
amendment was originally presented to the Planning Commission back in
August 1995. The rezoning to C4 and the land use amendment to CC were
eventually approved; however, application for the preliminary plat was
withdrawn because of title problems that had to be clarified. Since that time
the title problems have been have been cleared up and the parcel is able to be
platted.
When the Planning Commission considered this plat in 1995 they requested
the north end of the plat, including the pine trees, be made an outlot. This
was done in order to preserve the pine trees. The plat under consideration at
this time does not include that area as an outlot. Preservation of the trees
could be accomplished by way of a condition included as part of the plat
approval. Since the city will have ownership of the lot, we can ensure,
through the development review process, that development of the parcel will
preserve as many trees as possible.
• Outlot A, as shown on this plat, consists of a small triangular piece at the
northern tip of the plat. It will go to the adjacent property owner who has
claimed an interest through torrens proceedings to clear title. Should the
Commission decide the pine trees should be included as part of an outlot, the
plat can be revised to show that.
Utilities
There is a 15 foot utility easement proposed across the south end of the
parcel. Elk River Municipal Utilities has indicated that there is a question
about the exact location of the electric lines in that area. They suggested that
the location of the line be field verified and the proposed utility easement be
adjusted if needed. There is also a pole guide that is located outside the
proposed utility easement along Holt Avenue near the intersection with
193rd. Like the electric line, the location of the guide should be verified and
the easement adjusted if needed to include the pole guide.
Sewer and water
The property is located within the urban service area and municipal sewer
and water will be extended to the site. The likely location for services would
• come across 193rd from Elk Park Center. The water service will eventually be
extended down 193rd to tie in with the Cottages of Elk River. A drainage and
\\elkriver\sys\shrdoc\planning\scott\p95-4.doc
Memo/Planning Commission/P 95-4
February 24, 1998
Page 3
• utility easement is shown along Holt Avenue that will allow for the extension
of sewer and water to Outlot A of the Brentwood Subdivision, which is also
within the urban service area.
Access
Access to the site will be from Holt Avenue. The plat was sent to MNDOT for
their review and comments. They agreed that access to the site should be
served from Holt Avenue. They also expressed concern that the trees on the
north end of the site be preserved.
Recommendation
It is recommended the Planning Commission recommend approval of this
preliminary plat with the following conditions:
1. FIELD VERIFY THE LOCATION OF THE ELECTRIC LINE ACROSS THE SOUTHERN PORTION OF
THE PLAT AND THE LOCATION OF THE GUIDE FOR THE UTILITY POLE LOCATED ON HOLT
AVENUE NEAR THE INTERSECTION WITH 193RD AND ADJUST THE UTILITY EASEMENTS TO
INCLUDE THEM IF NEEDED.
2. ACCESS TO THE LOT WILL BE FROM HOLT AVENUE ONLY.
• 3. THE EXISTING TREES SHALL BE PRESERVED AS MUCH AS POSSIBLE.
4. PARK DEDICATION FEE IN THE AMOUNT OF $2000.00 PER ACRE BE PAID PRIOR TO
RECORDING THE FINAL PLAT.
5. SURFACE WATER MANAGEMENT FEE IN THE AMOUNT OF$826.10 PER ACRE BE PAID
PRIOR TO RECORDING THE FINAL PLAT.
6. PAYMENT OF WATER AVAILABILITY CHARGE BE PAID PRIOR TO RELEASING THE FINAL
PLAT FOR RECORDING.
•
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13065 Orono Parkway • P.O. Box 490 CASE p err— 4
Elk River, MN 5530
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SOUTH LINE OF 114E SE 1/4
OF 11E NW 1/4 OF SECTION 27-'''',..„6..
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DESCRIPTION Of' PROPERTY
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The description of the land, situated ii Sherburne County.Minnesota, is as follows: 1 EGEN2
That part of the Southeast Quarter of the Northwest Quarter of Section 27, Township 33
North,Range 26 West, Sherburne County,Minnesota,that Iles easterly of the easterly Ilne • Demotes Iron manisn.q
of Holt Street Northwest and its scuthweeteriy extension as dedicated In the recorded plot
of RIDGEW00D EAST 3RD ADDITION hi the files of the Sherburne County Recorder 0 Denotes Judicial Lo
n and which Iles easterly of the easterly line of Lot 4,Block 3 in said plat and which lies
Ig westerly of Une 1 described below: ---------..------ Denotes underground ei
tiWLine 1: Beginning at the point of intersection of the Bost and west quarter line of sold _-- -2---- Denotes underground
/3 Section 27 and o line run parallel with and distant 190 feet westerly of Line 2 described
below', thence run northerly at right angles to said east and west quarter We for 50 feet;
thence run northeasterly to a point on a lira run parallel with and distant 100 feet westerly
i of said Line 2, distant 150 feet northerly of its i tersectian with said east and west quarter
line; thence run northerly along said 100 foot parallel line for 1200 feet and there
termincting;
8 Line 2: Beginning at a point on the south lime of said Section 27,distance 612.2 feet east
of the south quarter corner thereof, thence run northwesterly at on angle of 73 degrees 16
minute.00 seconds with sold south section line for 2313.40 feet; thence deflect to the right AREA
at on male of 21 degrees 26 minutes 00 seconds for 2000 feet and there terminating.
I se LOT 1, BLOCK 1 — 127,936 SF(2.
• OUTLOT A— 2554 SF(0.06 AC)
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,tCTION 27
POINT OF TERMINATION
OF LINE 2
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The North line of Northeast Quarter of Section 27,
Township 33 North, Range 26 West, Sherburne Co.,
t found Minnesota hoe on assumed bearing of N 89'30'39' E.
rk Set
Ictrii: uttety
ephone utility DRAINAGE AND UTIUTY EASEMENTS SHOWN 11-US :
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4 AC) SONG 10 FEET IN WIDTH AND ADJOINING LOT LINES
AND RIGHT-OF-WAY LINES UNLESS OTHERWISE SHOWN
ON PRELANNARY PUT.
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t320[NEWT PARK DRIVE DATE DESMIPT1ON DESIGNED -_
ST. PAUL,MINNESOTA 9CHECKED —= CIT' OF ELK RIVER
MIS1m
PHoward (012)$44-43 M 'DRAWN -�_ CITY ADDITION
R Com S J O APH PRELIMINARY PLAT
CONSULTING ENGINEERS l �' 1 ° `'SRT- S DATE FEB. 1998 I SHEET 1 or 1 SHEETS ,PRO ECT NO. 2 µ
r: