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item 5.3 - --- Item # 5.3. Pik ------, -I/ River 13065 Orono Parkway Elk River,MN 55330 MEMORANDUM TO: Planning Commission FROM: Scott Harlicker, Senior Planne 14 DATE: October 23, 2001 SUBJECT: Case No. P 01-20 Request by Cascade I Land Company for Preliminary Plat Approval — Cascade Industrial Park Request Consider a request by Cascade Land Company for preliminary plat approval of Cascade III Industrial Park. Location Jarvis Street and 161`Avenue alignment. Zoning/Land Use I2 (Medium Industrial) / MI (Medium Industrial) Attachments • Location map • Preliminary plat • Preliminary grading and utilities plan • Memo from the City Engineer Overview The applicant is proposing to subdivide approximately 47 acres into 19 lots and 2 outlots. The plat will include a loop road through the project and a short cul de sac. The lots will range in size from 1.5 acres to 3.37 acres. Access to four of the lots will be from Jarvis Street; the other 15 lots will have access from the interior streets. III Phone:763.441.7420 Fax:763.441 7425 wwwci elk-rivermn us Memo to Planning Commission/P 01-20 October 23,2001 Page 2 • Existing Conditions The site is mostly flat with a small stand of trees located along the east property line near the center of the site.The is an existing single family house on the property that will be located on one of the newly created lots. The property to the south is zoned I2 and is used for outdoor storage by Hopkins Pipe company.The property to the west is zoned 12,owned by the City and is used by the sewage treatment plant to spread sludge. The property to the north is zoned R1a and is used as a single family residence.To the east is Jarvis street and a parcel that contains Kober Excavating. Lot and Street Layout All of the lots meet the dimensional and 1 acre minimum lot size requirements of the I2 zoning district. Both Buchanan Street and 161's Avenue will be public streets and are designed to city specifications. Buchanan Street is the loop road through the project and 161 `Avenue will end in a cul de sac. Outlots A and B can be platted in the future to make buildable lots or combined with abutting properties. Grading, Drainage and Utilities The property is outside the urban service area and is not served by municipal sewer or water. Each lot will have is own on site well and septic system.Because the property to the west is used by the city to spread sludge, a separation distance must be maintained between the • wells and the area used to spread the sludge. The wells on the lots located along the east boundary of the plat will have to be located as close to Adams Street as possible. Grading, drainage and utility issues are also outlined in the City Engineer's memo. Parks and Recreation The Park and Recreation Commission recommended cash to meet the park dedication requirements for this plat. Recommendation Staff recommends that the Planning Commission recommend approval of the preliminary plat for Cascade Industrial Park with the following conditions. 1. 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. 2. ALL COMMENTS OF THE CITY ENGINEER BE SHALL BE ADDRESSED. 3. STREET LIGHTS BE INSTALLED AS REQUIRED BY ELK RIVER UTILITIES 4. A LETTER OF CREDIT BE PROVIDED TO THE CITY IN THE AMOUNT OF 100%OF THE COSTS OF THE PUBLIC IMPROVEMENTS. III S:\PLANNING\SCOTT\P01-20.DOC Memo to Planning Commission/P 01-20 October 23,2001 Page 3 5. UPON COMPLETING ALL OF THE IMPROVEMENTS AND HAVING THEM ACCEPTED BY IIITHE 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. 6. 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. 7. A SEALCOAT FEE IN THE AMOUNT TO BE DETERMINED BY THE CITY ENGINEER BE PAID PRIOR TO RELEASING THE PLAT FOR RECORDING. 8. A GRADING AND EROSION CONTROL PLAN BE APPROVED BY THE CITY ENGINEER 9. ALL DISTURBED AREAS SHALL BE GRADED AND SEEDED. 10. ALL APPROPRIATE EASEMENTS SHALL BE SHOWN ON THE PLAT. 11. ALL WELLS ON LOTS ABUTTING THE WEST BOUNDARY OF THE PLAT BE LOCATED TO THE EAST AS FAR AS POSSIBLE. 12. PARK DEDICATION FEES IN THE AMOUNT REQUIRED BY THE CITY AT THE TIME OF FINAL PLAT BE PAID PRIOR TO RELEASING THE PLAT FOR RECORDING. • • S:\PLANNING\SCOTf\P01-20.DOC x,,,.„, \ MTh AVENUE 0 1X` �, k \ k ann.. 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Sec 13 the SE 1/4, Sec 13 i'"RD OR1C YfC r u• I T i 0 I`: a_ arcERANo 0 - - .--- - - - - ILThe East hne of the SE I/4 of the NE I/4, Sed 13 I / -- The East Ime of the NE 1/4 of the SE 1/4, Sec 13, Twp. .2, g 26 e. ROGER&.Aw7TTf U • 1220.36 I TIFQRK mg NagiyRasr.NC MEM w .- 330� '-j .-N--�47 06""W r-z-• - o • - - - rT/ - 19a Do - 60.00 _ _ _ _ _ _ I_ _ _ JARVIS �TREET_ NW _ _ ��-41 _%' 3 e 3.3 _ _-- s`oo•4`706�W -'-•-•950.33• 5 The NE caner of- • Set Mag. f °�- __ - `,/s __________IF n-42 86 z � � AM Q 0 the SE 1/4 of the Nei o P. Set Mag.2° v - ' • -� - m, /. 200 the SE 1/4. Sec 13 m h Not u r` -- -��, - z� -- 00� i o l - gyp - Set Mog.T m ---ebb 2 ar-�f .�' -sv -- a"o A Sherburne County 240.0 `� oel Roti r---- -- r__ e SQ2.iO'03•. I o ,Fr ?•tf �-I• --,-7---,-.--__.-y-..___„,„ - h•el c E Monument /� I o I' i• \ e^ =w I/3tli t sACT3E2.LE P OI I' �' 1 ci' Lo e p 5 a COLLINS `-°o �. 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Z F CITY Or carter of the Northeast Quarter. as In Sectmn 13,Townalt 32.Range 26.Sherburne Canty, Q ():j ' •_" ' •' Eur RIVET I Mnnesda J J Q OWNER/DEVELOPER 11 12 AMD Q Z yy ---I Dynamics Design At Land Company That port of the Southeast Cheater of the Northeast Snorter of Section 13.Township 32.Runge m 00 a Drainage and UtilityEasements shall 555 3rd Street 26,Sherburne County,Minnesota lying Westerly of the East 615 feet of sad Southeast Quarter be Shown as thus "s"' "• of the Northeast wont Quarter.as measured along the North Ina of said Southeast Quarter of the I-Ln X Z >- be River, MN 55330 tem 1 I (763)441-8591 `t 'G,~ W W 0 X I I .4 SITE AND D > o_ Q I I ZONING ♦ "s /y The South 33 feet,as measured at right angles,of Um East 550 feat es measured along the North Z_ Ss In.,of the Southeast .rter of the Northeast Ouarter st Section 13,Toenshp 32 Range 26, Z ILl -.{,I••t-5 Existing 1-2 ♦ / Sherburne County,Mamsoto 5-�,14i^�- Proposed 1-2 j/� J 0 11 14 r, AND w Lai J I I �10 Building Setbacks I / The North 33 feet of the East 500 feet ef the North.ari Quarter of the Southeast Ouarter of Q LU J L 35' Front Yord f Section 13,Iaenshp 32.Runge 26,Sherburne County.Minnesota. < U CC • f 25' Side Vord AND (•� a- 20'Reor Yord �� The North 330 feet f the West 550 feet of the Northeast Quarter of the Southeast Quarter of N Q / Being 10 feet m width and adjoining - Santo.13.Township x32.Range 26.Sherburne County.Mnnnota,together with that part of Use Q right-of-way lines. unless otherwise Lot Mimmums �` North 540 feet of sod Northeost Quarter of the Southeast Quarter lying Easterly of the West 550 U Z indicated, also being 5 feet in width I D Acres " feet of sap Natneasl Quarter of the Southeast ouorter and Ipng wertany of the East 540 feet of r said Northeast Ouarter of the Southeast Charter, together with the South 300 feet of the North 0 and odpimnq lot Imes.unless other- 100'Front Lot Width ^"'e• - 540 feet of the East 365 feet of sod Northeast Quarter of the Southeast Ouortr together with wise indicated. as shown on the plot. 23 ww...ea V I i that port of said Northeast Quarter of the Southeast Ouarter Ipng Southey of the North 540 foot of sold Northeast Quarter of the Southeast Quarter end Ipng Easterly of the Wert 550 fed of sold SHEET NO / GROSS AREA 46 97 ACRES ea...a. 24 Northeast Snorter of the Southeast Quarter which lies Northerly of a hoe which is 3000 feet OUTLOTS 3 39 ACRES Northerly of the faioeng described line Comm...of the Northeast comer of sem Northeost Quarter of the Southeost Quarte thence South along the East Ine of sod Northeast Quarter of OF NUMBER OF LOTS 22 the Southeast Ouarter a distance of 1220.36 feet to the pont of beginning thence westerly, reelecting to the nght 91 degrees 23 n notes 25 seconds a dislonce of 763 01 feet to the East Ina SECTION 13, TOWNSHIP 32, RANGE 26 of the West 550 feet of sold Northeast Quarter of the Southeast Quarter and there tennnotng. • 0 • xz-v i I 1 I ,e72 4 I I ____IA.//7 J- o .-t'.,1 _.- -• -• -• .- � �� 1I--I — — j .1378.1 d'�`e7. i .87,19 `• N /1 \\ \ ,617 411" J\ •\ '� ^8748. •8754 / I O:°6 / � ���'! ��870 I o-aJ'-,` ,,,96' I ,I` \ 6Le \ leo [III] I ,eno (,•,,, \ o 1 1- 0 l<4 „ nc.o N v fo v m1. 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Minnesota Signed �� TEXTNONE Date ateX Reg No � FILE NO. 8081 10-03 Howard R. Green Company October 17, 2001 File: 815790J-0240 Mr. Scott Harlicker Senior Planner City of Elk River 13065 Orono Parkway P.O. Box 490 Elk River, MN 55330-0490 RE: CASCADE INDUSTRIAL PARK Dear Mr. Harlicker: As requested, we have reviewed the submittal package for the Cascade Industrial Park. The package consisted of a 2-sheet set of plans dated October 11, 2001, containing a preliminary plat and preliminary grading plan. Storm drainage calculations were also submitted. All of these were prepared by John Oliver & Associates. Based on our review and comments received at the staff review meeting, along with comments from a meeting with the Developers, we would offer the following comments: • 1. The project consists of approximately 47 acres located just west of Jarvis Street NE, centered on approximately 161st Avenue. It is proposed to be divided into 18 lots, although the preliminary plat indicates 22. The lots range in size from the smallest of 1.5 acres to the largest of 3.37 acres along Jarvis Street. This is in an area of non-City sewer and water; therefore, each individual lot will be expected to provide its own on-site sewer system and well. It will be important, when the individual on-site sewer systems are designed for each site, that they be designed based on the ultimate use of the square footage of the proposed building and not under-sized due to the anticipated first tenant of the proposed building. 2. There are four lots located adjacent to Jarvis Street and the remaining lots are on a looped street system of 161st Avenue and Buchanan Street. There is one existing building located on Lot 4, Block 1, with a driveway directly onto Jarvis Street. The other three lots on Jarvis Street and the remaining lots on Buchanan Street and 161st Avenue should look for opportunities for shared driveways and cross-access agreements to minimize the number of driveways onto the public street. 3. The street right-of-way width for 161st Avenue is 66 feet and a portion of Buchanan is also 66 feet. This is larger than the ordinance requirement of 60 feet. I believe this is based on an old parcel of property that was left 66 feet wide back in the days when that was the anticipated right-of-way width. There is no problem foreseen with the slightly wider than normal right-of-way width. 4. Jarvis Street NW currently has a 66-foot wide right-of-way. The platting adjacent to Jarvis Street is providing the portion of the right-of-way for the property that is being platted. Jarvis Street falls within the City's long-term transportation plan, anticipating sometime in • the long-term future a road alignment from Fillmore Street through the Cargill property, attaching to Jarvis Street, and ultimately connecting to TH 10. This is, no doubt, a very long-term proposal; however, when that type of road is constructed, 66 feet of right-of-way Ltr 10-17-01 Harlicker.rev 1326 Energy Park Drive • St. Paul, MN 55108 • 651/644-4389 fax 651/644-9446 toll free 888/368-4389 Mr. Scott Harlicker • October 17, 2001 Page Two will likely not be sufficient. It is highly likely that the City would look for a minimum of 80 feet to a maximum of approximately 100 feet of right-of-way. This plat should provide the appropriate right-of-way, anticipating a minimum of 80-foot wide total right-of-way width for Jarvis Street. It appears that this could easily be done even with the existing building on Lot 4, Block 1. 5. Staff discussion regarding 161st Avenue at the west end where it abuts up to the Youth Athletic Field/Cass property was that the road would likely never be extended into or through that City-owned property. Therefore, 161st Avenue should be designed with a cul-de-sac at the end of it. It appears that the cul-de-sac could be placed into Lot 10 and the lot lines adjusted between Lots 8, 9, and 10 to ensure that each has sufficient lot area to meet the City ordinance. 6. Based on a review of the drainage calculations that were submitted, the following comments are made: • No water quality treatment analysis was presented in the drainage calculations. The revised drainage calculations should go through a water quality analysis. • The curve numbers were shown in all cases to be lower after development than prior to development. However, there was no justification shown for these projected curve numbers. In our experience, just the opposite should happen, as the area develops with rooftop and parking lot, typically more runoff from storm events can be anticipated. Curve numbers should be re-evaluated and a detailed discussion of how • the curve numbers were derived should be included in the revised storm drainage calculations. • The outlet at the northwest corner of this area appears to flow off onto private property. No mention of how this will be dealt with or impacts on the adjacent property is contained in the storm drainage calculations. The revised calculations should detail any impacts to the adjacent private property from the storm water discharge. 7. The grading plan should indicate the emergency overflow elevation and location for each of the three proposed drainage ponds on the site. 8. It has been the City policy to not allow commercial and/or industrial property to have its site runoff discharge directly onto the public street. Additional storm sewer should be provided in the project to allow for internal collection of stormwater from each of the lots. 9. The proposed road section on 161st Avenue and Buchanan Street is a 40-foot wide urban street section with concrete curb and gutter. Currently, the concrete curb and gutter is proposed to be a mountable style. This needs to be changed to a barrier style of concrete curb and gutter so that specific driveway openings can be designed and built to control the traffic flow throughout the development. If you have any questions regarding these comments, please call. Sincerely, Howard R. Green Company .. i I%///Irate-L) • Terry J. lurer, P.E. TJM:tw Howard R. Green Company Ltr 10-17-01 Harlicker.rev CONSULTING ENGINEERS