7.2. SR 06-06-2005
Item # 7.2.
MEMORANDUM
TO:
FROM:
Mayor and City Council
Michele MCPherso~ctor of Planning
DATE:
June 6, 2005
SUBJECT:
Case No. P 04-20
Consider Resolution for Final Plat Approval - Bluff Block
Request
The City Council is asked to approve the resolution granting final plat approval for the
Bluffs of Elk River by MetroPlains Development.
Attachments
. Location Map
· Resolution Granting Final Plat Approval
· Memo from the City Engineer dated April 19, 2005
. Final Plat
location
Southwest corner of Main Street and Parrish Avenue.
land Use/Zoninz
DD Downtown District/Old Town
Existinz Conditions
The subject property is comprised of three individual parcels containing the former
Nadeau's Dry Cleaning and Laundromat Service~ US Bank, and the ECM Building which is
comprised of two parts. The applicant has purchase agreements for all three sites. Two of
the sites have been vacated by the previous owners and a vacation strategy has been
Bluffs of Elk River, P 04-20
June 6, 2005
Page 2
established with US Bank which has constructed a new site located at 197th Avenue and TH
Highway 169.
Analysis
The preliminary plat for Bluff Block was approved by the City Council on October 18, 2004
with six conditions. The fmal plat is consistent with the preliminary plat in that there is a lot
for the development and Oudot A over the bluff area to the river.
It was the developer's intent that Oudot A would be dedicated and given to the City for park
dedication credit. The Parks and Recreation Commission recommended the City accept
cash for dedication and an easement over the river walk trail. The City's TIP attorney has
advised staff that providing credit for Oudot A is not appropriate under the TIP law and the
executed development agreement.
An issue raised by the Lead Building Inspector during the building code review of the
project is that, as the City is requiring zero lot line construction, portions of the building will
encroach into the public right of way. These encroachments include the footings, the
canopies, and doors that swing into the public right of way. The City of Ramsey is
experiencing this similar situation in their new downtown area and has approved a policy to
allow these encroachments with the requirement that the property owner maintain liability
insurance indemnifying the City from any claims from injuries which may occur as a result of
these encroachments. A condition will be placed on the approval authorizing these
encroachments and requiring similar liability insurance in favor of the City.
Recommendation
Staff recommends that the City Council approve the attached resolution approving the final
plat with the following eight conditions:
1. A DEVELOPERS AGREEMENT BE PREPARED AND EXECUTED
OUTLINING THE TERMS AND CONDITIONS OF THE PLAT APPROVAL
PRIOR TO RELEASING THE PLAT FOR RECORDING.
2. SURFACE WATER MANAGEMENT FEE BE PAID IN THE AMOUNT
REQUIRED BY THE CITY AT THE TIME OF FINAL PLAT PRIOR TO
RELEASING THE PLAT FOR RECORDING.
3. WATER ACCESSIBILITY FEES IN THE AMOUNT DETERMINED BY THE
CITY BE PAID TO ELK RIVER MUNICIPAL UTILITIES PRIOR TO
RELEASING THE PLAT FOR RECORDING.
4. THE CITY ENGINEER'S COMMENTS BE INCORPORATED INTO THE
PLANS.
5. 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
S:\PLANNING\Case Files\2004\P 04-20 BluffBlock\06 06 05 cc FP memo. doc
Bluffs of Elk River, P 04-20
June 6, 2005
Page 3
OF EQUIPMENT, DEBRIS OR MATERIALS. STAFF SHALL INSPECT THE
FENCING PRIOR TO GRADING COMMENCING.
6. ANY ITEM OR CONDITION FOUND THAT INDICATES THE SITE IS
LIKELY TO YIELD INFORMATION IMPORTANT TO PRE-HISTORY OR
HISTORY SHALL BE REPORTED TO THE CITY IMMEDIATELY.
FURTHER, THE CITY RESERVES THE RIGHT TO STOP WORK
AUTHORIZED IN ITS APPROVAL UNTIL THE SITE IS APPROPRIATELY
INVESTIGATED AND WORK IS AUTHORIZED.
7. PARK DEDICATION SHALL BE PAID IN CASH FOR BOTH THE
RESIDENTIAL UNITS AND 10,000 SQUARE FEET OF COMMERCIAL. AN
EASEMENT FOR PUBLIC ACCESS SHALt. BE GRANTED OVER OUTLOT A
TO ALLOW CONSTRUCTION AND USE OF THE RIVER WALK TRAIL.
8. THE CITY COUNCIL ACKNOWLEDGES THAT CERTAIN PORTIONS OF
THE BUILDING WILL ENCROACH INTO THE PUBLIC RIGHT OF WAY.
THESE ENCROACHMENTS WILL BE ALLOWED FOR FOOTINGS,
CANOPIES, AND DOOR SWINGS INTO THE PUBLIC RIGHT OF WAY, AS
THE CITY IS AUTHORIZING ZERO LOT LINE CONSTRUCTION TO
FURTHER THE TRADITIONAL DEVELOPMENT PATTERN OF THE
DOWN AREA. THE BUILDING OWNER SHALL MAINTAIN LIABILITY
INSURANCE TO INDEMNIFY THE CITY FOR ALLOWING THESE
ENCROACHMENTS.
S:\PLANNING\Case Files\2004\P 04-20 Bluff Block\06 06 05 cc FP memo. doc
Location Map
~
N
Case Number: P 04-20
METROPLAINS
RESOLUTION NO. 05-
CITY OF ELK RIVER
A RESOLUTION GRANTING FINAL PLAT APPROVAL FOR:
Bluff Block
Case No. P 04-19
WHEREAS, application has been made for fmal plat approval, pursuant to Section
1008.08 (l)(c) of the Elk River City Code of Ordinances, of the property legally described on
attached Exhibit A and hereinafter referred to as "the Property"; and
WHEREAS, the application for preliminary plat approval has been referred to the
Planning Commission which has given its advice and recommendation to the City Council;
and
WHEREAS, a preliminary plat of the Property was approved by the City Council on
October 18, 2004; and
WHEREAS, the proposed final plat is consistent with the preliminary plat as
approved by the City Council; and
WHEREAS, the proposed final plat complies with each of the conditions set forth
by the City Council in its approval of the preliminary plat of the Property;
NOW, 1HEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE
CITY OF ELK RIVER, as follows:
1. It is hereby determined by the City Council for the City of Elk River as follows:
A. The proposed subdivision is consistent with the Zoning Ordinance and
conforms with all of its requirements.
B. The proposed subdivision is consistent with all applicable general and
specialized city, county, and regional plans including, but not limited to, the City's
Comprehensive Development Plan.
C. The physical characteristics of the site, including, but not limited to,
topography, soils, vegetation, susceptibility to erosion and siltation, susceptibility to
flooding, and drainage are suitable for the type and density of development and uses
contemplated.
D. The proposed subdivision makes adequate provision for water supply, storm
drainage, sewage transportation, erosion control and all other services, facilities and
improvements otherwise required herein.
E. The proposed subdivision will not cause substantial environmental
damage.
F. The proposed subdivision will not conflict with easements of record or with
easements established by judgment of a court.
G. The proposed subdivision will not have an undue or adverse impact on the
reasonable development of neighboring land.
2. Final plat approval is hereby granted for the Property, subject to the conditions set
forth in attached Exhibit B.
3. The officers of the City are hereby authorized, once the conditions set forth in
Exhibit B are met and complied with, to sign the final plat for the Property and to
issue a certified copy of this Resolution giving final approval of the plat.
4. The owner of the Property is authorized to record the final plat as required by law
and shall file proof of said recording with the City. No building permits will be
issued for the Property until the final plat is recorded.
S:\PLANNING\Case Files\2004\P 04-20 Bluff Block\Final Plat Resolution.doc
Page 2
5. This final plat approval shall expire one year from the date of this resolution if the
final plat is not recorded within that time.
The foregoing resolution was introduced by Council Member and
duly seconded by Council Member . The following voted in favor
of the Resolution.
The following voted against the Resolution:
The following were absent:
WHEREUPON the resolution is adopted.
Passed and adopted this _ day of
,2005.
ATTEST:
Stephanie Klinzing, Mayor
Joan Schmidt, City Clerk
EXHIBIT A
Legal Description of Property
Lot 3, Block 4, in the Village of Elk River, ALSO, all that part of Lot 14 of Auditor's Subdivision NO.4
that lies South of said Lot 3, Block 4 of said Village of Elk River, and between the same and the
Mississippi River, and of the same width of said Lot 3, and being part of Government Lot 2, Section
34, Township 33, Range 26, according to the plat and survey thereof on file and of record in the
office of the County Recorder in and for Sherburne County, Minn.
AND
Lot 4, Block 4, Village of Elk River, according to the plat thereof and of record in the office of the
County Recorder in and for Sherburne County, Minn.
AND
That part of Lot 5, Block 4, Village of Elk River, described as follows:
Beginning at the northwest corner of said Lot 5; thence East along the North line thereof, 32 feet to
the street leading from Main Street to the Mississippi River, being the West line of the property
described in that certain Deed to the Village of Elk River, dated April 17, 1907, filed July 26, 1907, in
Book 31 of Deed, page 568, Sherburne County Records, thence southerly along the West line of
said street to the South line of said Lot 5, thence westerly along ht south line of said Lot 5, to the
southwest corner thereof; thence northerly along the West line of said Lot 5, to the point of
beginning.
AND
The East 56 /2 feet of Lot 2, Block 4, Village of Elk River, said plat being part of Government Lots 1,
2, and 3 in Section 34, Township 33, Range 26, Sherburne County, Minnesota.
AND
All that part of Lot 14, of Auditor's Subdivision No.4, that lies South of Lots 4 and 5, Block 4, the
Village of Elk River, that lies westerly of the westerly right of way line of the street leading from Main
Street to the Mississippi River as above described and that lies easterly of the southerly extension of
the West line of Lot 4, Block 4, Village of Elk River to the Mississippi River.
Excepting from all the above described property, however, the following described parcel:
All that part of Lots 4 and 5, Block 4, Village of Elk River, lying northeasterly of the following
described line: Beginning at a point on the North line of Lot 4, a distance of 34 feet west of the
northeast corner of Lot 4; thence southeasterly to intersect the South line of Lot 5, with the West line
of the Street leading from Main Street to the Mississippi River, as more fully described above.
AND
That part of Lot 14, Auditor's Subdivision No.4, according to the recorded plat thereof, Sherburne
County, Minn., lying westerly of the southerly extension of the East line of Lot 2, Block 4, Village of
Elk River, according to the recorded plat thereof, anp lying easterly of the southerly extension of
the West line of the East 56.50 feet of said Lot 2.
G: \EIk River - Bluff Block LLC\Legal Description.doc
NOTES:
1.) The last paragraph of the legal description describes only part of a larger parcel of record
owned by the City of Elk River. The City of Elk River's approval to split this parcel may be
required.
2.) The deed to the Village of Elk River, filed July 26, 1907, in Book 31 of Deeds, Page 568, is
vague as to the basis of bearings of the South 5 degrees 30 minutes West call. Minnesota
Department of Transportation maps show the line intersecting near the middle of the South
line of Lot 5. For the purposes of this survey, we have assumed the basis of bearings to be
the Sherburne County coordinate system. We recommend that you have a title attorney
review the description to determine marketability of title and for advise on how to correct
any title defects.
PID # 75-405-0470
75-405-0460
75-405-0450
75-404-0141
75-404-01 40
EXHIBIT B
Conditions:
1. A DEVELOPERS AGREEMENT BE PREPARED AND EXECUTED
OUTLINING THE TERMS AND CONDITIONS OF THE PLAT APPROVAL
PRIOR TO RELEASING THE PLAT FOR RECORDING.
2. SURFACE WATER MANAGEMENT FEE BE PAID IN THE AMOUNT
REQUIRED BY THE CITY AT THE TIME OF FINAL PLAT PRIOR TO
RELEASING THE PLAT FOR RECORDING.
3. WATER ACCESSIBILITY FEES IN THE AMOUNT DETERMINED BY THE
CITY BE PAID TO ELK RIVER MUNICIPAL UTILITIES PRIOR TO
RELEASING THE PLAT FOR RECORDING.
4. THE CITY ENGINEER'S COMMENTS BE INCORPORATED INTO THE
PLANS.
5. 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 THE
FENCING PRIOR TO GRADING COMMENCING.
6. ANY ITEM OR CONDITION FOUND THAT INDICATES THE SITE IS
LIKELY TO YIELD INFORMATION IMPORTANT TO PRE-HISTORY OR
HISTORY SHALL BE REPORTED TO THE CITY IMMEDIATELY.
FURTHER, THE CITY RESERVES THE RIGHT TO STOP WORK
AUTHORIZED IN ITS APPROVAL UNTIL THE SITE IS APPROPRIATELY
INVESTIGATED AND WORK IS AUTHORIZED.
7. PARK DEDICATION SHALL BE PAID IN CASH FOR BOTH THE
RESIDENTIAL UNITS AND 10,000 SQUARE FEET OF COMMERCIAL. AN
EASEMENT FOR PUBLIC ACCESS SHALL BE GRANTED OVER OUTLOT A
TO ALLOW CONSTRUCTION AND USE OF THE RIVER WALK TRAIL.
8. THE CITY COUNCIL ACKNOWLEDGES THAT CERTAIN PORTIONS OF
THE BUILDING WILL ENCROACH INTO THE PUBLIC RIGHT OF WAY.
THESE ENCROACHMENTS WILL BE ALLOWED FOR FOOTINGS,
CANOPIES, AND DOOR SWINGS INTO THE PUBLIC RIGHT OF WAY, AS
THE CITY IS AUTHORIZING ZERO LOT LINE CONSTRUCTION TO
FURTHER THE TRADITIONAL DEVELOPMENT PATTERN OF THE
DOWN AREA. THE BUILDING OWNER SHALL MAINTAIN LIABILITY
INSURANCE TO INDEMNIFY THE CITY FOR ALLOWING THESE
ENCROACHMENTS.
S:\PLANNING\Case Files\2004\P 04-20 Bluff Block\Final Plat Resolution.doc
Page 4
13065 Orono Parkway
Elk River, MN 55330
April 19, 2005
File #: 813325J-0240
Ms. Michele McPherson
Director of Planning
Gty of Elk River
13065 Orono Parkway
Elk River, MN 55330
RE: Bluff Block Final Plat
Dear Ms. McPherson:
As requested, we have reviewed the final plat submitted for the Bluff Block in the
downtown area. The final plat was prepared by John Oliver & Associates. Based on our
review we would offer the following comments:
1. The plat contains one lot along Main Street with an outlot along the Mississippi River.
The outlot contains the river bluff and existing sanitary sewer easement, and the Wild &
Scenic River designation. Development of Lot 1 will need to be very sensitive to the
river bluff and existing sanitary sewer line.
2. In our review of the preliminary plat, we noted that there are existing small utility lines
along the west edge of the Bluff Block. The final plat does include an approximately 19-
foot wide easement along the west edge of Lot 1 to accommodate these small utilities.
3. Sanitary sewer and water facilities are available to serve the development of this area
from Main Street; therefore, the existing sanitary sewer services which flow southerly to
the riverbank sewer line, will need to be properly abandoned.
4. Because the site is less than one acre in size, when development occurs the project will
not be required to obtain an NPDES construction permit. However, since erosion,
especially of the riverbank, will be a major issue, any development on this site should be
required to adopt the City' general Storm Water Pollution Prevention Plan (SWPPP) and
implement it before, during and after construction.
Phone: 763.635.1000
Fax: 763.635.1090
www.cLelk-river.mn.us
If you have any questions regarding any of these comments, please call.
Sincerely,
C-:-rj11!~
T~urer,PE
City Engineer
S: \PLANNING\Case Files \2004 \P 04-20 Bluff Block \Engineer's memo 04-19-05.doc
UNCHECKED PLAT
SUBJECT TO CHANGE
REV: 4/4/05
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