5.9 - 5.12 tk.,( *�
• Item #'s 5.9.- 5.12.
4
City of
Elk River MEMORANDUM
TO: Planning Commission
FROM: Michele McPherson, Director of Planning
DATE: February 27, 2001
SUBJECT: Case No.'s ZC 001-04, LU 01-03, P 01-06 and CU 01-09
Requests by Scott Powell for Mississippi Ridge Plat
Request
Scott Powell requests approval of the following land use applications in order to
develop Mississippi Ridge, a mixed commercial and residential development:
1. Rezoning from C3 (Highway Commercial) to PUD (Planned Unit
• Development).
2. Land Use Amendment from HB (Highway Business) to HB (Highway
Business) and MR (Medium Density Residential).
3. Preliminary Plat approval, Mississippi Ridge.
4. Conditional Use Permit for Site Plan, Mississippi Ridge.
Location
West side of Highway 10 from 170th to 173rd Avenues.
Zoning/Land Use
C3 (Highway Commercial) / HB (Highway Business)
Attachments
• Memo from Steve Rohlf, Building & Zoning Administrator dated February 22,
2001
• Memo from Terry Maurer, City Engineer, dated February 19, 2001
• Location map
• Sketch plan of extension to 170th Avenue
• Aerial Photo
• Preliminary plat
• • Grading plan
13065 Orono Parkway • P.O. Box 490 • Elk River, MN 55330 • TDD & Phone(763)441-7420 • Fax(763) 441-7425
Memo to Planning Commission/P 01-06
February 27,2001
Page 2
• • Utility Plan
• Landscape plan
Overview
Existing Conditions
The applicant has acquired a number of properties on the west side of Highway
10 and is prepared to develop them at this time. The total area to be developed
is The existing conditions of the site are such that a portion of it is partially
vacant. The old Chevrolet dealership, Elk River Muffler and Brake, and three
single-family homes are located on the property. The property extends from
170th Avenue on the south to approximately 173rd Avenue on the north, from
Highway 10 on the east to the Mississippi Bluff line on the west. The subject
property does not include lands below the bluff line; another property owner owns
them.
The proposed development will include the fourth leg of the intersection at 171St
Avenue, construction of Yale Street, the creation of 22 town home units adjacent
to the bluff and the creation of eight commercial lots. The commercial lots will
range from one acre to slightly over two acres in area. At this time, no specific
users or builders have been identified.
Environmental Issues
Steve Rohlf, Building and Zoning Administrator prepared the attached memo
outlining the various environmental issues. The site is affected by wetlands,
Shoreland, Wild & Scenic River, and Floodplain rules and regulations. Each of
the conditions outlined in his memo will be included as conditions of approval for
these requests.
Preliminary Plat
The preliminary plat of Mississippi Ridge is comprised of 22 twin home
townhome lots with access on a private road, and eight commercial lots with
access from Yale Street. With this project, the fourth leg of the intersection at
171st Avenue will be constructed.
Lot Sizes
The lot area for each townhome lot will be 3,116 square feet (38 feet x 82 feet).
The commercial lots range in area from one to 2.6 acres. Each Commercial lot
has in excess of 100 feet of frontage on a public street.
Roads
Access to the proposed Mississippi Ridge development will be from 171st
• Avenue. In order to construct the last leg of the intersection, substantial wetland
S:\PLANNING\MICHMC\PLREPRTS\P01-06.DOC
Memo to Planning Commission/P 01-06
February 27,2001
Page 3
fill will need to occur (please refer to Steve Rohlf's memo). Once the fourth leg of
the intersection is constructed, Yale Street will be constructed. This will provide
an opportunity for the commercial sites to have entrances from a "frontage road"
as opposed to directly from Highway 10. As outlined in the City Engineer's
memo, the City would desire a connection of this street to Zane Avenue on the
north and to 170th Avenue on the south, thereby creating an opportunity to close
additional access points onto Highway 10. The applicant has provided a sketch
plan of the connection to 170th Avenue that is acceptable to staff.
Park Dedication
The Park and Recreation Commission reviewed this proposal at its February 14,
2001 meeting. They recommended cash dedication on both the commercial and
residential portions of the project. In addition, they recommended a trail
easement along the south side of 171st Avenue, south along Yale Street to 170th
Avenue. They also requested a trail easement westerly toward the river.
Land Use Amendment
In order to create this mixed-use development, the land use must be changed
from its current HB (Highway Business) to MR (Medium Density Residential) for
that portion of the project where the twin homes are located. Under the
Shoreland and Wild & Scenic River requirements, residential uses adjacent to
the bluff line of the Mississippi River provide an appropriate transition from the
•
river to the proposed commercial area adjacent to Highway 10. The commercial
portion of the proposal can maintain the current land use designation of Highway
Business.
Zone Change
The request to change the zoning from C3 (Highway Commercial) to PUD
(Planned Unit Development) is an appropriate request. The Planned Unit
Development District is designed to provide flexibility of land uses and setbacks,
as well as limiting the types of uses that would be allowed under the PUD. In
addition, design guidelines can be established which would create a cohesive
development, blending the residential and commercial uses so that they appear
to be part of one project.
Uses
The applicant at this time has not identified any commercial uses, other than
expressing a desire to locate a restaurant on one of the parcels located on the
south end of the property. The restaurant would overlook the river and the
scenic beauty of the Mississippi River. Other uses consistent with the C3,
Highway Commercial District would be appropriate to consider. The Commission
may want to consider limiting the number of gas stations to one, as there is a gas
station located directly to the east in the southeast corner of the intersection of
• 171St and Highway 10. If the Commission agrees that rezoning to Planned Unit
S:\PLANNING\MICHMC\PLREPRTS\P01-06.000
Memo to Planning Commission/P 01-06
February 27, 2001
Page 4
• Development is appropriate, staff would recommend that prior to final plat
approval, staff, the applicant, and the Planning Commission work to establish a
set of design guidelines similar to those created for Elk River Crossing in order to
guide development in this development.
Setbacks
The applicant has submitted no specific uses or site plans at this time.
Maintaining the C3, Highway Commercial District setbacks would be consistent
with other uses in this corridor. The townhome setbacks would be similar to
those proposed in other similar developments.
Conditional Use Permit
In order to approve the site plan for the PUD, a conditional use permit must be
approved. As proposed, the plan has setbacks and proposed uses similar and
consistent with other uses in this corridor. As each site develops, an amendment
to the PUD to approve specific site plan will be required. This should also apply
to the townhome lots once a builder has been identified.
Recommendation
Staff recommends that the Planning Commission recommend approval of the
land use applications requested by the applicant as follows:
•
Land Use Amendment:
From HB, Highway Business, to MR, Medium Density Residential and HB,
Highway Business in order to create a lower impact residential transition zone
from the Mississippi River.
Zone Change
From C3, Highway Commercial to PUD, Planned Unit Development with the
following findings of fact:
1. THAT THE REZONING IS CONSISTENT WITH THE CITY'S
COMPREHENSIVE PLAN AND ZONING ORDINANCE.
2. THAT THE REZONING WILL NOT CREATE ADVERSE IMPACTS TO
ADJACENT USES.
3. THAT THE REZONING WILL ALLOW A MIXED USE (COMMERCIAL AND
RESIDENTIAL) DEVELOPMENT THAT CREATES A LOW-IMPACT
RESIDENTIAL TRANSITION ZONE ADJACENT TO THE MISSISSIPPI
RIVER AND EXISTING RESIDENTIAL PROPERTIES.
I
S:\PLANNING\MICHMC\PLREPRTS\P01-06.DOC
Memo to Planning Commission/P 01-06
February 27,2001
Page 5
• Preliminary Plat and Conditional Use Permit
For eight commercial lots and 22 twinhome townhome lots with the following
conditions:
1. ALL COMMENTS OF THE CITY ENGINEER BE ADDRESSED.
2. ALL COMMENTS AND CONDITIONS INCLUDED IN THE BUILDING
AND ZONING ADMINISTRATOR'S MEMO OF FEBRUARY 27, 2001
BE INCLUDED AND ADDRESSED.
3. YALE STREET BE CONNECTED TO ZANE STREET ON THE
NORTH AND 170TH AVENUE ON THE SOUTH.
4. A DEVELOPERS AGREEMENT OUTLINING THE TERMS AND
CONDITIONS OF THE PLAT APPROVAL AND INSTALLATION OF
IMPROVEMENTS BE PREPARED AND EXECUTED PRIOR TO
RELEASING THE PLAT FOR RECORDING.
5. STREET LIGHTS BE INSTALLED AS REQUIRED BY ELK RIVER
UTILITIES
6. A LETTER OF CREDIT BE PROVIDED TO THE CITY IN THE
• AMOUNT OF 100% OF THE COSTS OF THE PUBLIC
IMPROVEMENTS.
7. 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 THE PERIOD OF ONE YEAR.
8. 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.
9. PARK DEDICATION FEE IN THE AMOUNT REQUIRED BY THE
CITY AT THE TIME OF FINAL PLAT BE PAID PRIOR TO
RELEASING THE PLAT FOR RECORDING.
10. A TRAIL EASEMENT BE DEDICATED ALONG THE SOUTH SIDE
OF 171ST AVENUE AND THE EAST SIDE OF YALE STREET TO
170TH AVENUE. ALSO A TRAIL EASEMENT BE DEDICATED
WEST TOWARD THE MISSISSIPPI RIVER.
all
S:\PLANNING\MICHMC\PLREPRTS\P01-06.DOC
Memo to Planning Commission/P 01-06
February 27,2001
Page 6
0 11. A SEALCOAT FEE IN THE AMOUNT TO BE DETERMINED BY THE
CITY ENGINEER BE PAID PRIOR TO RELEASING THE PLAT FOR
RECORDING.
12. A GRADING AND EROSION CONTROL PLAN BE APPROVED BY
THE CITY ENGINEER PRIOR TO THE ISSUANCE OF BUILDING
PERMITS.
13. A DEVELOPMENT PLAN BE APPROVED BY THE CITY ENGINEER
PRIOR TO THE ISSUANCE OF BUILDING PERMITS.
14. ALL GRADING BE CERTIFIED PRIOR TO THE ISSUANCE OF
BUILDING PERMITS.
15. ALL MAILBOXES BE CLUSTERED.
16. A TREE PRESERVATION PLAN BE APPROVED PRIOR TO
RELEASING THE PLAT FOR RECORDING.
17. ANY TREES OFF SITE OR ON SITE, NEAR THE LIMIT OF
GRADING THAT ARE TO BE PRESERVED, SHALL BE FENCED
WITH A SNOW FENCE AT THE DRIP LINE TO PREVENT
GRADING, COMPACTION, OR STORAGE OF EQUIPMENT,
• DEBRIS OR MATERIALS. STAFF SHALL INSPECT FENCING
PRIOR TO GRADING COMMENCING.
18. ALL DISTURBED AREAS SHALL BE GRADED AND SEEDED.
19. ALL APPROPRIATE EASEMENTS SHALL BE SHOWN ON THE
PLAT.
20. PRIOR TO FINAL PLAT APPROVAL DESIGN/DEVELOPMENT
GUIDELINES SHALL BE APPROVED BY THE CITY COUNCIL.
SI
S:\PLANNING\MICHMC\PLREPRTS\P01-06.DOC
• Memorandum
City oTO: PLANNING COMMISSION
Elk River
FROM: STEPHEN ROHLF, BUILDING AND
ZONING ADMINISTRATOR
DATE: FEBRUARY 27,2001
SUBJECT: MISSISSIPPI RIDGE BY SCOTT
POWELL
The following is a summary of the environmental issues associated with the proposed
Planned Unit Development of Mississippi Ridge:
WETLANDS
The proposed extension of 171'Avenue necessitates going through a wetland. The City
of Elk River is the Local Unit of Government charge with enforcing the Wetland
Conservation Act (WCA). The filling of this wetland will have to be evaluated by the
city's Technical Evaluation Panel (TEP) for the WCA prior to the final action on
Mississippi Ridge by the City Council. However, because of the position of the only
traffic signal on US Trunk Highway 10 in this area, the proposed filling is likely to be
approved for safety reasons.
Mitigation, or replacement, of the wetland on the site may be difficult. The developer is
looking at mitigation below the ridgeline, but the area contains mature trees. The city
prefers mitigation on the same site where the wetland was filled. If there are overriding
concerns, replacement may be achieved off-site.
Recommended wetland conditions:
➢ TEP review and recommendation prior to Council final action on the
request.
➢ That a restrictive covenant and drainage and utility easement be recorded on
the mitigation areas.
➢ That the Developer's Agreement for the project includes language that places
the responsibility for the success of the wetland mitigation on the developer.
➢ That the letter of credit,which covers the public improvements associated
with the project, also includes the cost of the mitigation work.
➢ That the developers submit a written monitoring report on the replacement
wetlands one year after this mitigation work is completed and that this
report be approved by city staff prior to the release of the letter of credit.
•
13065 Orono Parkway • P.O. Box 490 • Elk River, MN 55330 • TDD & Phone (763) 441-7420 • Fax(763) 441-7425
• SHORELAND
The ridgeline between the river and the development is considered a true bluff line as
defined by the city's Shoreland Ordinance. A thirty (30) foot setback from the bluff line
is required. The proposed townhomes meet this requirement.
Intensive vegetation clearing and topography alteration on the bluff and within the twenty
(20) feet bluff impact zone (measured from the top of the bluff going away from the
river) is prohibited. The developer will be allowed to cut any dead trees or trees of less
than four(4) inches in diameter. Other trees may be cut selectively to create views of the
river as long, as a continuous tree canopy is maintained.
The developer does not own the property all the way to the river, so access down the bluff
is not being requested. The only topographical alteration of the bluff being proposed is
for a storm pipe. This alteration appears to be unavoidable.
Recommended Shoreland conditions:
➢ The developer gains approval for what vegetation is removed from the bluff
by city staff.
➢ A thirty (30) foot setback from the top of the bluff is required.
➢ That minimal topographical alteration of the bluff and within the twenty (20)
foot bluff impact zone takes place (alterations approved by city staff) and
that erosion control and revegetation is required.
WILD AND SCENIC RIVER DISTRICT
Currently the top of this bluff is also the boundary line of the Wild & Scenic River
District. The DNR is considering a new boundary for the district that would go to
Highway 10. The DNR's proposal would classify the property in question as River
Town. The uses proposed in Mississippi Ridge are consistent with the proposed River
Town classification.
Recommended Wild and Scenic River District conditions:
➢ That the exteriors of the townhomes are done in earth tones to help them
blend in with the natural environment.
➢ Glare from the development is required to be directed away from the river.
➢ That signage for the commercial portion of the proposal is not visible from
the river (this condition may be more difficult for the proposed restaurant on
the south end of the development due to the deforestation of the adjacent
bluff line).
S
• FLOODPLAIN
The development as proposed does not impede floodwaters in the floodplain. The
removal of sediment from storm water run-off is required by the city, prior to discharge
into the river. Retention of the net increase in run-off from development is also required.
Sedimentation is not allowed in the floodplain, but retention is. The development appears
to be allowing for the necessary sedimentation and retention outside of the floodplain.
Recommended Floodplain conditions:
➢ That the City Engineer determines the adequacy of storm water
sedimentation and retention for the development and that no sedimentation
is allowed in the floodplain.
MINNESOTA DEPARTMENT OF NATURAL RESOURCES
City staff discussed the material contained in this memo with Patty Fowler, Area
Hydrologist for the DNR, on February 22, 2001. She was in agreement with staff's
recommendations.
•
S
j/'
Howard R. Green Comcan
y
February 19, 2001
File: 811470J-0240
Ms. Michele McPherson
Director of Planning
City of Elk River
13065 Orono Parkway
P.O. Box 490
Elk River, MN 55330-0490
RE: MISSISSIPPI RIDGE ADDITION
Dear Ms. McPherson:
As requested, we have reviewed the submittal package for the Mississippi Ridge
Development. The plan set submitted consisted of four pages: a preliminary plat, a
preliminary grading plan, a preliminary utility plan, and a preliminary landscape plan. All
• four were prepared by John Oliver & Associates and dated January 22, 2001. In
addition, drainage calculations were submitted that were also prepared by John Oliver&
Associates. Based on comments received at the staff review meeting, meeting with the
Developer and his engineer, and meetings with MnDOT representatives, we would offer
the following comments:
A. TRUNK HIGHWAY 10 ACCESS
We believe that the most important thing with this plat is to take advantage of the
opportunity to eliminate, minimize, and make safer access points onto TH 10.
With this plat, four existing driveways will be eliminated that access directly onto
TH 10. Two of them are at the south end of the plat where the old Chevrolet
Dealership stands. The other two are more northerly and are access points to
two existing homes. All three of these buildings will be eliminated with the
platting of Mississippi Ridge. The plat proposes to create a new access point at
171st Avenue, creating the fourth leg of the signalized intersection. At the very
north end of the plat, 173rd Avenue is proposed to access TH 10. This is in the
same location where two driveways for private homes, one of which is used as
the monument business, currently access the highway.
We have met with representatives of MnDOT District 3 and with the Developer to
discuss the connection of 170th Avenue to the east through this plat to the
signalized intersection at 171st Avenue. This would provide access to a
signalized intersection for the residential neighborhood lying east of Mississippi
Ridge. It would also allow the opportunity to close the current access point onto
TH 10 at 170th Avenue. At the north end, if a connection can be made to Zane
C:\TEMP\Ltr 02-19-01 McPherson.doc
1326 Energy Park Drive • St. Paul, MN 55108 • 651/644-4389 fax 651/644-9446 toll free 888/368-4389
Ms. Michele McPherson
February 19, 2000
Page 2
• Street, which currently serves Napa Auto, Saxon Motors, and the Americlnn, this
would allow the modification to the access point at TH 10 near the Americlnn.
Currently, there is a full access point with left turns allowed. A search of the
accident history indicates six accidents have occurred each year for the last two
years. By connecting through Mississippi Ridge to 171st Avenue, this access
point could be restricted to right-in, right-out traffic or possibly to right-out only by
modifying the access point and closing the median crossover. In addition, we
have recommended to MnDOT if these outside connections are made, that the
median at 173rd Avenue also could be closed which is consistent with MnDOT's
long-range access control plan for TH 10. This would allow only right-in, right-out
turns at 173rd Avenue. Attached is a letter from Terry Humbert, MnDOT District
3 planner, in favor of these types of access changes.
We have also had several discussions with Mr. Ted Saxon from Saxon Motors.
He has expressed an interest in the realignment of Zane Street between his
business and the Napa Auto Store. The realignment he envisions would move
the road closer to the highway. He has indicated a willingness to provide
additional right-of-way to accommodate this realignment. The benefit he would
receive would be to remove the street which divides the lot in which his building
sits from the lot nearest the highway where his automobiles are displayed.
The one downside to this proposal is it may be necessary for the City to use
Eminent Domain to remove the Kirkeide access point to TH 10. Mr. Scott Powell,
the Developer of Mississippi Ridge, has had several discussions with Mr.
• Kirkeide about purchasing his access and has been unable to come to any type
of arrangement. The other parcel that may require Eminent Domain would be
the existing house which currently contains the monument business at the north
end of the plat. Mr. Powell continues to have ongoing discussions with the owner
of this property but as of today's date has been unable to come to a reasonable
agreement for acquiring that property.
B. PRELIMINARY PLAT
• The plat of Mississippi Ridge should show access control along TH 10 with
the exception of 171st Avenue and 173rd Avenue.
• It may be necessary south of 171st Avenue to provide a restricted right-of-
way of only 50 feet in width to accommodate the connection with 170th
Avenue. We believe that the benefit of making this connection far outweighs
any negative effects of the reduced right-of-way width. Currently, the
Developer's engineer is looking at alignments between these two streets.
C. PRELIMINARY GRADING PLAN
• The proposed plat would have two commercial lots south of 171st Avenue
with six additional commercial lots between 171st Avenue and 173rd Avenue
adjacent to the highway. Behind these commercial lots adjacent to the river
bluff, it is proposed to have eleven 2-unit townhome buildings. It is proposed
to provide ingress and egress to these townhomes by a separate frontage
• road. This road is to be built partially within the City right-of-way. However, it
is assumed that this road would be private and maintained by a Homeowners'
C.\TEMP\Ltr 02-19-01 McPherson.doc
Howarc R. Green Com many
CONSULTING ENGINEERS
Ms. Michele McPherson
February 19, 2000
Page 3
• Association. In order to accommodate this design, the public road, Yale
Street, needs to be offset within the existing right-of-way. We believe this is a
reasonable approach to eliminating 22 driveways onto Yale Street which will
have commercial operations on the north side of it.
• The extension of 171st Avenue will require the filling of an existing wetland.
This is unavoidable due to the location of the signalized intersection. The
project will still have to go through a Technical Evaluation Panel.
• There is a significant amount of grading needing to be accomplished in the
TH 10 right-of-way. This includes removing driveway approaches and
creating new street access points at 171st Avenue and 173rd Avenue. A
MnDOT permit will be necessary for all of this work.
• A larger scale grading plan should be submitted for the final approved
grading plan. This larger scale plan should show in greater detail how the
driveways to the townhomes will be constructed so that they will drain
properly. At the scale of this plan, it is difficult to determine whether or not all
of these will adequately drain.
• We question whether sufficient guest parking is provided for the townhome
units.
• Consideration should be given to relocating the north end private driveway
access onto Yale Street. Perhaps it could be moved back to coincide with a
driveway access into Lot 6, Block 1.
• The street section shown should have B618 concrete curb and gutter instead
of B612. The strength of the street section shown is adequate. The width of
the street section is 39 feet face to face, slightly larger than the typical
• residential street of 32 feet face to face. This should be adequate to
accommodate the commercial traffic along with the residential traffic from the
townhomes.
• It is unclear what the section of the townhome private drive is planned at, and
whether or not it will include concrete curb and gutter. It should have
concrete curb and gutter provided and be a minimum of 20 feet wide,
allowing for emergency vehicle access.
• The other item that is difficult to determine is the width of the median between
the public road and the private driveway. It appears to measure
approximately 8 feet in width. Separation between these two roadways
needs to be adequate to allow for snow storage.
D. PRELIMINARY UTILITY PLAN
• Sanitary sewer and water are stubbed under TH 10 near the south end of this
plat. These utilities will be continued through the plat and eventually
extended northerly to serve the existing businesses. If the road connection is
made to the north then water can be looped up to near the Americlnn where,
again, water is stubbed under the highway. If this connection is not made,
then water should be jacked under TH 10 to connect to the existing water on
the north side of the highway to provide a loop system so that adequate fire
fighting pressure and flow would be available.
• At the south end of the plat, Lots 1 and 2, Block 2, a decision will have to be
made at the time of the development of these lots whether or not looping of
• watermain through and around the proposed buildings is necessary to
position hydrants for fire fighting capabilities. Currently, no hydrants are
C:\TEMP\Ltr 02-19-01 McPherson.doc
Howarc R. Green CoTpany
CONSULTING ENGINEERS
Ms. Michele McPherson
February 19, 2000
Page 4
• shown on the waterline coming from TH 10 to Yale Street. Also, it may be
advisable and necessary to extend sanitary sewer and water stubs to the
south to 170th Avenue to make them available for future extension of City
utilities in this area.
E. STORM DRAINAGE
Storm sewer calculations have been submitted and reviewed. We have some
minor concerns and questions, but are confident these issues can be resolved
with the Developer's engineer.
If you have any questions regarding these comments or would like additional
information, please call.
Sincerely,
Howard R. Green Company
Terry J. surer, P.E.
TJM:tw
Attch.
•
•
C:\TEMP\Ltr 02-19-01 McPherson.doc
Howarc R. Green Company
CONSULTING ENGINEERS
npirs°416 Minnesota Der^rtment of Transportation
D 111�
•
'
�, District 3B -
Terry Humbert Office Tel: (320) 654-5520
3725 12th Street North Fax: (320)203-6089
St. Cloud, MN 56303-2130 Toll Free: 1-800-657-3961
February 12, 2001 2001
Terry Maner
Howard R. Green Company
1326 Energy Park Drive
St. Paul, MN 55108
Re: TH 10,C.S. 7101
Frontage Road Development
Dear Terry:
On February 9th we met to discuss some potential redevelopment between 170th Avenue and 173rd
Avenue on the south side of TH 10. The development concept showed consolidation of access
within the redevelopment. Mn/DOT would support the City's effort to require the developer to
consolidate the access as shown on the development concepts.
Mn/DOT would also support the City if it chose to look at additional access consolidation on
either side of the proposed development. Approximately five years ago, Mn/DOT and the City
• developed some access concepts along the trunk highway system. These concepts have been
constructed on the west side of the City. The proposed development would allow the City and
Mn/DOT to work together to now implement parts of the access plan on the east side of the City.
The current development plan creates an opportunity to also consider access consolidation and
reduction at 170th Avenue and 173rd Avenue on the south side of TH 10.
Development of service roads to consolidate access beyond what is shown in the development,
such as at 170th Avenue and 173"Avenue,may be eligible for Mn/DOT Local Initiative Funding.
This process was used to help fund the service road projects previously constructed on the west
side of the City. Concepts for Local Initiative Funding would have to be sent to the District 3
State Aid Office by approximately September 1st. Projects would then be screened for funding
that would become available in July 2002.
If you have any questions or would like to proceed further with discussing access consolidation,
please call me or Terry Nichols,who is responsible for our Local Initiative projects.
Sincerely,
i:e/vtAr
Terrence J.Humbert
• District 3 Planning Engineer
Cc: T.Nichols
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\ MISSISSIPPI RIDGE John Olives& Associates, Inc. pbn.Or report was phis su by no
Pi* under my direct supervision one BK/0G: N/A
ELK RIVER, MN or
am a duly Licensed Lone
500 Dadge dvcoo see*,Lead � DRAWN 6Y: TGL
$ FOR (Rm Rim,002(eofa 55330 Surveyor under the lows of the Mote
(612)1,11-20]2 1£22)[.1-5665 of Minnesota CHECKED BY: JBK,ROB
MR. SCOTT POWELL 201 N.Tmeelm Tail,Suite 200 y '{/' DWG: 79030LAT.DWG
NONE
\ PRELIMINARY PLAT (012 -'sw5(£0X)0a5,937
/y Dis DotsSigned: �'i'^�� 0.50
Dote: 01/25/01 Reg.No.21725 OLE NO.: ]903.10-03
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\N m John Oliver& Associates, inc. speg0�1` port s prepared DATE: 01/25/01 N0 DATE DESCRIPTION
MISSISSIPPI RIDGE srwmre...w,as s..,.,,,.,. Ar.,n...w by me y direct supervision DESIGN BY a 1, TGE
ELK RIVER, MN 5so nad2e.Eaenuo ng ma r my
o Protessate DRAWN BY: TGL
Pik P:ver.N:nneeata 55990 Engineer u t laws i the State
FOR (6/2)11/-2022 OM)W11-5665o Minnesota ,41/4
Iq/ CHECKED BY:.BK.WJM
T\ MR. SCOTT POWELL 20I W hnvel.a,rata,Suite 200 , /� DWG 903GRAD DWG
Pu'2)895 e. 15(PI to 55931 Signed: �^/ip TEXT: NONE
P PRELIMINARY GRADING PLAN B 5)955-3030(PLE)39I_3059 Date, M Reg.No x Y OLE NO. 790300-03
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I Der tinily that this plan. DATE. 01/25/01 Np DATE DESCRIPTION
\ MISSISSIPPI RIDGE John Oliver e Associates, Inc. bP9m' er repa direct upervied
W nat..w roe we s w. n p on y direct supervision DESIGN B JBK.TGL
ELK RIVER, MN 560 Dade..aenne and that Licensed PTatessionol DRAWN BY TGL
Elk River.Ninne.ofa 55390 Engineer IN$t laws of the Stale
FOR (612)441-2072(P41)441-6665 of M,nnesoto 7/1A/� CHECKED BY.JEW WJM
T SCOTT POWELL 20r W.rra.elerr Treed,Suite 200 7 A DWG 9o3unL.DOG
-P•\ PRELIMINARY UTILITY PLAN (.ism a`so4i5n(r r)4O4 sa 9 Signed y TEXNONE
Dale: w Reg.No�� OLE NO.. 790300-03
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NOTE. AST.
DECIDUOUS TREE-PRUNE ANTIDEEICCENt��,'``�I),I Z
100000 TRFE-GPO,xp LINE - •l■1Q
r BE SURE AS gat%AT AO".i / J
GENERAL NOTES THE NURSERY SAW)
tapir - Cl.
I.Ad overstory trees shah have a minimum collper of 2.5 inches, 7.Ail open w of site not occupied by building, parking,wolkwoye, I tSt )ANNSCAPE I EGEND W
0-
Belied
Rained&Burlap or and K storage uveae shall be sodded or seeded by_-. • _
for of one N W
of L5 Inches,Balled&Burlap. • year. This guarantee is to insure for proper NetollaUan and orb- 3lGUY WIEES OFFAnr GA.WIRE NEY WANTITY COMMON/BOTANICAN. 3 Q
3.All coniferous trees e a have a minimum planting height of 5 feet. equent vigorous growth of the londacape element. OC 0 Z
Boiled&Burlap. 9.All landscape material shall be Installed and maintained as per NB
4.Coniferous shrubbery shall be the following minimum sizes. Minnesota Nurserwnon Association Standards,latest edition.The TURNBUCKLE • II min. RED MAPLE/ d
Spreading-1 gallon.potted IondecoDe material shall be nursery quality atbck o BACK BURLAP rRON AGER RUBRUM-NORTNWOOD N¢L. J
D Medium-5 gallon,potted 10.Bockfel for plant material shall consist of topsoil(free of lumps, TOP of BALL AS• f"'}
c. Upright-35 to 4 feet,Balled&Buno twigs and rocks),peat moss and fertilizer applicable to species.p II.Plant material shah be plontea as per the planting details r•fL a rill I.,N 1 • 1I min. WHITE ASH/ N W O Q
5.Deciduous shrubbery shall be the following minimum sizaa: 12.If any plant species la urww4oble or In the opinion of the nursery- _ II p^;IIJT' _,T FRAxWUS AMERICANA• Z
Dwarf-I gallon,potted an a substitution would be more applicable(due to soil type or
b. Medium-3 gallon,potted location), the ne gineer ond ow r shall be contacted prior to I' I 24T
s USH wr mr ••• TREE PRESERVATION LINE Z
STAKE DRIVEN __ _
c. Tall-24 to 30 Inches,potted ceptance of the substitution. S
on. a.WIN I
13.Spacing between plant atenal shall be industry standard.Planta _ J
6.All mulch ed around plonting beds should be rock unless shrubs a shown at approxMate full growth diameter. V. -I, 'Iir'n� W
beinglowused e In the bed product new plants through the roots. 14.Tree wrapAll Thin Skinned"and ornamental trees shall be NOTE: a
Flower bade ora not required to haw rock mulch. Professional accordance with MNLA Standards. TWICE BALL DIAarN
HDPE edging Mall be used around all planting beds and shrub wrappedLOOSENED sEBsaL LOTS I-tl,BLOCK I&LOTS I&2 BLOCK 2 SHALL BE
plantings. REQUIRED TO SUBMIT A LANDSCAPE PLAN TO THE CITY SHEET NO
FOR APPROVAL PRIOR TO CONSTRUCTION. 4
TREE PLANTING DETAIL OF 4
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