4.3. SR 02-17-1994
rl; ~(
( ?I
.Yll~
E I\. River
ITEM 4.3.
MEMORANDUM
FROM:
MAYOR AND CITY COUNCIL
STEVEN B. ACH, CITY PLANNER~d-
TO:
DATE:
JANUARY 17, 1994
SUBJECT: CONDITIONAL USE PERMIT
REQUEST BY SCHMITZ-KORNOVICH,
PUBLIC HEARING, CASE NO. CU 93-41
ISSUE
Request for a conditional use permit to develop a 68 unit apartment project
as a residential Planned Unit Development (PUD).
LOCATION
Four (4) acres lying immediately west of Lions Park and north of the Railroad
e right-of-way.
ATTACHMENTS
Revised Site Plan dated January 21, 1994, Houlton Park Gift Agreement,
and Report to the Planning Commission dated January 25,1994
OVERVIEW
The proposed apartment project will have a total of 68 units with a variety of
one, two (2), and three (3) bedroom units. The building will be three (3)
stories high and laid out in an "L" design facing Lions Park. A free standing
garage, along with two (2) attached garages to the main building, will provide
at least one covered stall for each apartment unit. The overall density of this
project is roughly seventeen (17) units per acre.
BACKGROUND
e
On November 14, 1983, the City Council approved an agreement whereby
Bud Houlton gifted land to the City, now know as Lions Park. As part of this
transaction, Mr. Houlton retained development rights on property along
Jackson Street as well as the subject site for which the apartments are
proposed. The specific agreement approved by the City Council is attached to
P.O. Box 490 · 13065 Orono Parkway · Elk River, MN 55330 · (612) 441-7420 · Fax: (612) 441-7425
Schmitz-Komovich, CUP
February 17, 1994
Page 2
e
this report and is titled "The Houlton Park Gift Agreement." The agreement
sets forth conditions for development of both Lions Park and the property
retained by Mr. Houlton. Two important conditions, which pertain to the
subject property, are:
1. Gifting of Lions Park satisfied all City requirements for Park
dedication.
2. The City be responsible to provide an access road to the four (4) acre
parcel.
This driveway has been installed by the Public Works Department. The
driveway not only serves as access to the four acre parcel, but also access to
the parking area for Lions Park.
ANALYSIS
e
Staff has done a complete site plan review of this proposed project and each
issue is outlined in the attached report to the Planning Commission. Since
staffs original review of this proposed project, the developers have made
modifications to the site plan addressing some of the concerns originally
presented to the developers. The revised plan, included as an attachment to
this report, illustrates some of those changes. A summary of the issues
contained in the Planning Commission report include the following:
. A complete landscaping plan with a variety of plant material will be
provided.
. The revised site plan satisfies the City's parking requirements of two and
one-half (2 1/2) stalls per each unit with one covered stall for each unit.
. Access drive from School Street will be improved to accommodate the
increased traffic generated from the apartment project.
. The entire parking area will be improved with curb and gutter around the
perimeter to help protect landscaped areas and improve the aesthetics of
the project.
. The architecture of the building will take on a residential character with a
hip roof, singles, and a combination of brick and horizontal steel siding on
all building elevations.
PLANNING COMMISSION RECOMMENDATION
The Planning Commission recommended approval of the requested
conditional use permit with the ten (10) conditions stated in the attached
staff report and included the following two (2):
e
Schmitz-Komovich, CUP
February 17, 1994
Page 3
e
. THE DEVELOPER AGREE TO ENTERING INTO A CROSS ACCESS
AGREEMENT WITH THE ADJACENT PROPERTY TO THE WEST FOR
THE EXTENSION OF A DRIVEWAY TO PROCTOR AVENUE.
. ALONG THE WEST ELEVATION OF THE BUILDING, EITHER A
CONTINUATION OF BRICK OR THE ADDITION OF FOUNDATION
SHRUBS BE PROVIDED.
. In addition, the Commission amended the fourth condition by adding
"SHOULD CONSIDER CURB AND GUTTER AND..."
STAFF RECOMMENDATION
Staff concurs with the Planning Commission's recommendation to approve
the conditional use permit with the following twelve conditions:
1. PLANS BE REVISED IN ACCORDANCE WITH TERRY MAURER'S
MEMO DATED JANUARY 12, 1994.
2. ENTIRE PARKING AREA BE BOUNDED WITH B612 CONCRETE
CURB AND GUTTER.
3.
LANDSCAPE MATERIAL HAVE THE MINIMUM SIZES:
OVERSTORY TREES - 2" CAL. BALLED AND BURLAP
CONIFERS - 6" HEIGHT BALLED AND BURLAP
ORNAMENTAL TREES - 2" CAL. BALLED AND BURLAP
SHRUBS - AS NOTED ON LANDSCAPE PLAN
e
4. DEVELOPER MAKE NECESSARY IMPROVEMENTS TO
ENTRANCE DRIVE FROM SCHOOL STREET ASSURING THE
INTEGRITY IS NOT DIMINISHED DUE TO APARTMENT
TRAFFIC. THESE IMPROVEMENTS SHOULD CONSIDER CURB
AND GUTTER AND BE APPROVED BY THE CITY ENGINEER.
5. TWO DUMPSTERS BE PROVIDED ON SITE WITH ENCLOSURES
CONSISTING OF A MASONRY MATERIAL MATCHING THE
BUILDING.
6. PARKING AREA ON THE SOUTH END OF THE BUILDING BE
REDESIGNED TO IMPROVE VEHICLE CIRCULATION.
7. FIFTEEN ADDITIONAL GARAGE STALLS NEED TO BE
PROVIDED.
8.
TEN (10) FOOT DRAINAGE AND UTILITY EASEMENT BE
PROVIDED AROUND THE ENTIRE PERIMETER OF THE
PROPERTY.
e
Schmitz- Komovich, CUP
February 17,1994
Page 4
e
9.
AN ON-SITE FIRE HYDRANT BE PROVIDED AND LOCATION
APPROVED BY THE FIRE CHIEF PRIOR TO ISSUING A
BUILDING PERMIT.
10. REVISED PLANS BE APPROVED BY THE CITY PRIOR TO
ISSUING A BUILDING PERMIT.
11. THE DEVELOPER AGREE TO ENTERING INTO A CROSS ACCESS
AGREEMENT WITH THE ADJACENT PROPERTY TO THE WEST
FOR THE EXTENSION OF A DRIVEWAY TO PROCTOR AVENUE.
12. ALONG THE WEST ELEVATION OF THE BUILDING, EITHER A
CONTINUATION OF BRICK OR THE ADDITION OF
FOUNDATION SHRUBS BE PROVIDED.
tit
e
e
,
I
,
i
li~,. _
c
'6
L
f,
i
I !
I ~ I
I j I
:;:1
~ I I
I
I
e
e
~
~"~E.t7
1/Z.'!11
. ....-"'.
.- .
,; C"c:va:~~~..~::~a9'C~-?' =
.c:0"_"'-
W
b
il'-
I
i I I I .
! I ; I I '
, v ., , ,: !!! i
" , " .
11 S7~:I..LS 'f 't V V
'_r."
I
--------------------------
:J Sl";'L:..S
----------------
------:---
'\.
r.':l'
~T
"
-----
-_~~;;~;--------J---
1-
'~i
::;.
I
I
-+_/
-+- ~~u
I P:i~~
I. ~~
.G I 2- g~
,.,.
",,,, '"
'" ."
~
,/"
(/
I I
I
I I
...:1 I
I , ,
I I I
I I
I I I
I I I
I I I
I I I
I '" I I
I I I
I (,: I I ,.
I I I
I ... I I
I '" I I
I I I
I I I
I I
I
I
I
I
I
lb.
o.
I
'\.
'\.
"'~<. .i
);' "~ ": .1
,
, ~
~<:<,:-......
-<
'"'.(',;,;.
.,.:.
'"
,
HOULTON PARK GIFT AGREEMENT
e
This Agreement entered into by and on behalf of Houlton
Investment Company, a Minnesota Corporation, hereinafter referred
to as 'Houlton', first party, and the City of Elk River, hereinafter
referred to as 'City', second party.
WHEREAS, the Elk River Lions Club together with 'City' and
other civic organizations desire to develop a recreational park
area in and near the Elk River Central Downtown Business District,
and
WHEREAS, the City of Elk River as part of its storm sewer
drainage plan requires a storm sewer holding pond area to be
located upon property now owned by 'Houlton', to be hereinafter
described, and
WHEREAS, 'Houlton' desires to cooperate in the creation and
development of said park and storm sewer ponding area.
IT IS HEREBY AGREED AS FOLLOWS:
1) That 'Houlton' shall gift to 'City' immediately upon the
execution of this agreement that land described on the attached
Exhibit "A", being the land primarily required for the development
~of said storm sewer drainage ponding area, together with necessary
~storm sewer ditch and pipeline easements to connect said ponding
area to the outside boundary of the area surrounding said parcel
"A", now owned by Houlton, as is required to connect said ponding
area to the balance of the presently planned storm sewer system.
2) That, in consideration of the 'City's undertakings and
responsibilities expressed herein, 'Houlton', on or before
, shall gift to 'City' that land surrounding
said Exhibit "A" parcel, as more fully described on the attached
Exhibit "B".
3) It is hereby agreed that the fair market value of Exhibit
"A" property shall be the sum of $ and that the fair
market value of Exhibit "B" property shall be $
4) 'Houlton' is retaining for industrial or commercial or
other development, that land described on the attached Exhibit "C"
and "D", as well as other land adjacent to said Exhibit "B" land.
As a part of the plan for the improvement of said park area and in
order to afford 'Houlton' access to said Exhibit "C" and "D" property,
'City' shall construct bituminous (or some such other alternative
surface reasonably determined by the City), roadways from existing
public right of ways to the park area in such a manner that said
roads will provide access for both traffic and utilities to said
Exhibit "C" and "D" property. The extension of said roadway shall
ebe without cost to 'Houlton' and said Exhibit "C" and "D" property
and any other property presently owned by 'Houlton' adjacent to
said park area shall not be assessed for said road improvements.
5) Any clean fill to be left over from any 'City' excavation
project in 1983, 1984, or 1985, and not needed by 'City' shall be offered,
without charge, to 'Houlton' for the purpose of providing fill to its
remaining property adjacent to said park area.
e
6) Pursuant to Document filed with the Sherburne County Recorder
as No. 129894, .the 'City' did reserve future roadway rights over the
land described in Exhibits "A" through "0" and other adjacent property.
At such time as 'City' has laid out its plan for roadways within said
park area, 'City' shall vacate those other reserved right-of-ways,
described in said recorded document.
7) In developing present and future plans for the development of
said park area it is recognized that said park plans will have an effect
upon the adjoining property to be retained by 'Houlton'. In order to
insure that such an effect is not harmful to the best utilization of said
retained land it is agreed that the City will exercise its best efforts
to design the park in a manner so that the park is aesthetically com-
patible with adjoining lands and that 'Houlton' shall retain the right
to review and comment on the design plans of said park, and that all
park designs shall be coordinated with the proposed.im9rovements and
uses of said retained 'Houlton' land.
8) City hereby acknowledges the existence of a storm sewer drainage
outlet located within the storm water drainage easement reservation
described on the attached Exhibit "E", and City hereby agrees that
'Houlton' has no duty to maintain said storm water drain.
9) If City fails to abide by any of the clauses in this agreement, ~
'Houlton' may elect to treat this agreement null and void and shall not ~
be required then to consumate any gift not at such time completed.
10) City agrees that the gifts herein contemplated satisfy any
and all requirements of the City of Elk River for park dedication or
green area dedication for the development of the said land presently
retained by 'Houlton' and adjacent to Exhibit "B" property.
Dated this day of 1983.
HOULTON INVESTMENT COMPANY THE CITY OF ELK RIVER
By: By:
K. S. Houlton
Its: President Its: Mayor
ATTESTED BY:
City Administrator
e
rei ---"')
( );
!yit:River
.
.
@@JlPrt
ITEM 5
TO:
PLANNING COMMISSION
FROM: STEVEN B. ACH, CITY PLANNE~
DATE: JANUARY 25, 1994
SUBJECT: CONDITIONAL USE PERMIT REQUEST
BY SCHMITZ-KORNOVICHI PUBLIC
HEARING, CASE NO. CU 93-41
ISSUE
Request for a conditional use permit to develop a 68 unit
apartment project as a Planned Unit Development (PUD).
LOCATION
4 acres lying immediately west of Lions Park and north of the
railroad right of way.
ATTACHMENTS
Location Map, Zoning Map, Site Plan, Landscape Plan, Floor
Plan, Building Elevations, Memo from Terry Maurer
OVERVIEW
The proposed apartment project will have a total of 68 units
with a variety of 1, 2, and 3 bedroom units. The building will
be 3 stories high and laid out in a "L" design facing Lions
Park. A free standing garage, along with 2 attached garages to
the main building, will provide at least one covered stall for
each apartment unit. The overall density of this project is
roughly 17 units per acre.
LANDSCAPING
The proposed landscape plan provides a variety of overstory,
ornamental, conifer, and shrub material throughout this site.
Once again, this particular plan does not meet the strict
application of the ordinance, however, exceeds the quantity
requirements while providing a diversity of landscape
material. The entire site will be sodded and underground
irrigation installed throughout all landscaped areas.
PARKING
City ordinances require 2 1/2 stalls per each apartment unit,
of which one stall must be covered. Therefore, based on the 68
units proposed, 68 covered stalls and 102 open stalls need to
be provided. The plan currently shows 132 open stalls and 53
P.O. Box 490 · 13065 Orono Parkway · Elk River, MN 55330 · (612) 441-7420 · Fax: (612) 441-7425
Schmitz-Kornovic}l, CUP
January 25, 1994
Page 2
covered stalls. An additional 15 covered stalls will need to 4It
be provided to completely satisfy the parking requirements.
The entire parking area will be bounded with B612 concrete curb
and gutter. This improvement assists in draining the parking
lot, aesthetics, and protects landscaped areas.
ACCESS DRIVE FROM SCHOOL STREET
The entrance to the site is off School Street via a driveway
that accesses Lions Park. Providing an access to this site was
part of an agreement with Mr. Bud Houlton when Mr. Houlton
gifted Lions Park to the City. Staff has concerns with the
integrity of the driveway being damaged due to the additional
traffic from the apartment project, therefore, it is
recommended the developers improve the driveway to satisfactory
condition which will handle the additional apartment traffic.
TRAFFIC CIRCULATION
,j
The south end of the project should be redesigned to improve
circulation for both passenger vehicles and emergency vehicles
(fire trucks, etc.). The balance of the site provides adequate
traffic circulation and maneuverability for vehicles. In the
future, an alternative access to this site may be achieved from
Proctor Street, across the property immediately to the west.
When the property to the west develops, staff will recommend
making this connection to provide an alternative access
opportunity, which is important to reduce vehicle trips on
School Street and for emergency access purposes.
4It
REFUSE COLLECTION
Staff recommends 2 dumpster locations be provided on site.
Each dumpster should have an enclosure made of a masonry
material to match the proposed apartment building and be large
enough to handle recyclable materials. Dumpsters should be
located providing easy accessibility and service by collection
trucks.
BUILDING ARCHITECTURE
The building will have a hip roof with shingles resembling a
residential design. The materials consist of brick and
horizontal siding of a maintenance free quality.
GRADING/UTILITIES
Attached is a memo from Terry Maurer addressing the grading and
utility issues associated with this project.
RECOMMENDATION
e
Staff recommends the Planning Commission recommend approval of
the conditional use permit for Schmitz-Kornovich to develop a
e
5.
6.
. 7.
8.
9.
\
SChmitz-Kornovich, JP
January 25, 1994
)
Page 3
68 unit apartment project as a PUD with
conditions:
the
following
1. PLANS BE REVISED IN ACCORDANCE WITH TERRY MAURER'S MEMO
DATED JANUARY 12, 1994.
2. ENTIRE PARKING AREA BE BOUNDED WITH B612 CONCRETE CURB AND
GUTTER.
3. LANDSCAPE MATERIAL HAVE THE MINIMUM SIZES:
OVERSTORY TREES - 2" CAL. BALLED AND BURLAP
CONIFERS - 6' HEIGHT BALLED AND BURLAP
ORNAMENTAL TREES - 2" CAL. BALLED AND BURLAP
SHRUBS - AS NOTED ON LANDSCAPE PLAN
4. DEVELOPER MAKE NECESSARY IMPROVEMENTS TO ENTRANCE DRIVE
FROM SCHOOL STREET ASSURING THE INTEGRITY IS NOT
DIMINISHED DUE TO APARTMENT TRAFFIC. THESE IMPROVEMENTS
BE APPROVED BY THE CITY ENGINEER.
TWO DUMPSTERS BE PROVIDED ON SITE WITH ENCLOSURES
CONSISTING OF A MASONRY MATERIAL MATCHING THE BUILDING.
PARKING AREA ON THE SOUTH END OF THE BUILDING BE
REDESIGNED TO IMPROVE VEHICLE CIRCULATION.
FIFTEEN ADDITIONAL GARAGE STALLS NEED TO BE PROVIDED.
TEN (10) FOOT DRAINAGE AND UTILITY EASEMENT BE PROVIDED
AROUND THE ENTIRE PERIMETER OF THE PROPERTY.
AN ON-SITE FIRE HYDRANT BE PROVIDED AND LOCATION APPROVED
BY THE FIRE CHIEF PRIOR TO ISSUING A BUILDING PERMIT.
10. REVISED PLANS BE APPROVED BY THE CITY PRIOR TO ISSUING A
BUILDING PERMIT.
.
r
')
. ~~'.-!"...' '1; >,.~~ ~.. j ....... j
- .. '..--- .... ~.. . . '-~. ..,
- ,. - . - . I
. ':.. .....t. :.(10ITlO _ ~,.,.. .
_..~~
~
.'lll.._
"...
,to \
\! '-
.'
.__L
tU"O AV[
.. 10 .I '~f',. '.
w ~~,.~ t
! ~.t"'.......~ ....'" /. ~
/\:"-2:,; ",/ ~_! :..
.~.~ -'~
1- :!i..#.~ ~_ ...If'
~':~'LOCATION
6 ~~~I'OTM
~~~
....4.. . LK. l.-'"
,.,Mil'"
l..iIA'E OIfON()
>
/
/
/('
,
;,
LOCATION MAP
/ -~z
e(
City of ~
Ell{
CASE CU 93-4
~
*
.
P.O. Box 490 · 13065 Orono Parkway · Elk River. MN 55330 . (612) 441-7420
f
)
I
J ~I ~I
ZONING MAP
~ Floodplain
lA1J Ag'Jcullunt Conaa,..11on
~ Slngla Family R..IdanUaI
~ Single Family Ra_llal
Iill9 Single Family Ra,_1al
~ SIngle Family r-klanIlal
~ Single Family Ra,ldanllat
~ Two FomIly Raoldantla'
~ two F_y _11a.
~ TCIWl1houM/Mulllpla Family RaaldenUal
~ MulUpla Family R..ldantlal
~ Planned Unit Davalopmant
[gJ Cannal Commercial
~ Olllea Dlalrlcl
CASE C ()
e
e
z
o
'"
"
o
c
.,
~ Hl9hway Commercial
[TI] Ugh! lndue"Ia'
[j]] Mttdlum Induat,lal
~ Sold Waala FaclIIty
1m Antanna Tow..
~ Minerai Excavallon
Cf3-
/
.
.
e
River P.o. Box 490 · 13065 Orono Parkway · Elk River, MN 55330 . (612) 441-7420
"-
; ~ ~ "'",-
: :~JrY0~"",
i i '%'-,
I I 11 / 8J'~<.,
! ~.I ~/ {~~iZ:\:,,,,,-~
: li1 I I ~...
./ -:; l
~i l '. "-
-;:-, J,.. ,
I ~ .'." "-.'
------: \oJ .,...
---1 :d ....
J ---, !? ~
1 -I Ji\il
I ~..,,,.
I [I
. t ..v-.... : 7 ~
~ i I ill U
g i I
I i
, ; ,,'>-
1 1 (.._ 1.
I I . ",
,,-. '~~"
O~):::) 1
~:! :
!.:.: 'I
-e ,;;; , I
-e t~~~ i :;
---':::,1 J
~:::Jil
:)~ I
'.of ~
(j l
"
'.
"
"
"
.
)
'..:' "
"'.}J..''''
~';'0,
"..~;},~
...."
0<:.
''''..
'Q..'7'~ '
,
,
~ -".
; /. "
t ~i:.
~
~
'.
'.
~
. . ,.
- H '0. e ..
'- ......-
,- -..-,
i .....
i
.~-.-. I ~ ~~J ~ ~
;:->, ~ ::t: :- .J
~ ~ ~
~ '--~
,j ,
~
0:. _
\...~;
~ 'I
i
"
!: .
t
.
I
I
I
I
;
i
I
1
,
!
l
I
,
1
\
r-"
~'"
I :! ~ ':i
. '"
I :'---.J~
~~~
; .!.~
! ;-- ~~
I '~_<..
! B
~
!.--
.
~I I .~_.~,
r j 9 J...J?--J
)2~
) L-
:) ~_"h
- r-
~ i---
:Il--
, j--
,-
I
I-
i
"
::.
"
Ii
.
~~~
'- ~
..
~ ;
~
-.,
~
\.
,~
:: ~. ,,.;,,.i '';
.':;=":i:
.,
j
~
;
,
~
l
ij
~
.
l
I
~
i
.=.
~
l
1
:i
~
,
I
1
:;
;1
J
~; ...... .~.. ;
.~
.0- .;
"
~ ~~
~
....
I
'3
I.
,;
I'
o
10
I::
I.
Ig
,:-
I::'
,
'0
lb
~;~
$;:
::?~ ~
=,Ji
-'''
'-U
z:
<:
-!:
c..;
,
'.:..f'
l-,
ifi,
z
,~
)
I
,
I
: I
I '
I \'f'-/:~
r~~
jt...,.....li
I ~ ;
I I
I !
I:-v: I
~.....
.t......~
i:i
~~I
~ ~ ~
!~~
I~
I I ::;
10r--
r~!--
I ,-
~
t(ff-
=r-
;r-
r-
~Q-
:;1 "'r-
'^. -
';"1 L-
g: I
1;-
.,,:.....-.
,:.r---
I ..'
:- I ' :-----
01 :
~; 1-
r-i r-
k~~
, <.
,
I j-
;-
~ : r---
. .
,-,-
(:- i---
:,-,'
j<-
'r:"'--
.\..:..,1
-----...
)
// "\ "-
/X" "
///)s\ ""
,'/~~~
/ / ,.-:,~;"
~/ ~~
/ ' "\;~
..- / / "'-.,~,
~ // ~''''' :qg
---i 'J ~// ., Ij.
---! J . / .;
-; E I" / ~:. -
--! \i~ ):';1 V(/' <<~ ~, - - - - - - -
---' '" ..' "
I 1.1 ~ / ,>....
." H ~/~,,/// "-. ,.......:'~~~.,
.. .... ";'; .:::. \ ';:-. "" ol). ~
,,>"'rj ;;-Y'~,-"~-:,, '"
c- 7 '.;i -;:"i'~ ::,,:
<v~-'> 11 ~~'1 / /)'^~ ~
~::I r>?<::"'C '?,f"f-f',/. I' .....v.~. ~
It,:; Co; ,~trft 'i.-.'!.",,~ '7 .:....
j... _ "'- ..".... < /"1 ~ ,.f- I - I.
_ v-,r.:::. w .
~. j
I
I
" j
.,
~I
:i I
':'
il
I
I F.
I~J
~
I 0~
b);
i . ~
,tZl
:t3 ~
iOi
. I'
I ~ I
\.. ~ I ::'oR:~ ./"N
_:......,1 -:1#:/:)/ ~
~'?;~., ,
z:~"'ire-!
_ C:"i'~? '. .l ~
--@ ~i! J
") ::.: ~
~~~ s~~
..!;X .,.: H
_~_r.:~ ~
-e; fa. ~
---r?: ~
_....! r.
~;~i ,.:; 1
i~~; ~;!
--..(.1 ~
----.:.:>1 H
-!::J i
"i' ,
---';;" C
---.J;.l '" ~
-:: tQ p
~;.:lo,:.Jj
};J~~
.-v:.0J
~
~..../"....;
~"'...:>
v"
l
-9
....?
-'
~
,.
~ {'';''; 1
,~:;,~ ~:}
~l
, .
l:l
...
,on
:~~ ;-...
G
~
,.
-"
....-'
. ~
~ 2
i ;~~:7:'
=106~:A; ~
i : i : 21;?'- ~
;/!ll:.l:
. ...:_8.
! 0 ; i S
i i. ~
~ ! c
I
.
1)
Q
e
~
F.
~
,
~
&
~
"
~
,
g
r.
f
f
.
~
;
~
~
;1
,
.
j
~
i
~
i
i
"
ji
j
,v'-
v~~.~
c-(;c\;
~ ( '"'
v...\~;.Q; 4h
<:"",-
~~~
'f;'-^ /!
i../ :::-
<:-.\..-, ~
; l~~-'" ~
-v:.:.~ VI: ~
~'.7
Y\!-
I
I
I
I
I
I
l~
'T"
'T"
v-
I ;"
o
10
i_
,-
I'
,0
.0
I .
:~
i....
i
I
I
"
~ ~,;,,-;.*,::,
'-----.
~j~...'~
;~
,
~
....--
.: "",,",,:,.J
:,r'
. ,;-:5 I
I
"---.:
L~.
i:
m! !1
11!1! 1 j
r:j;! ~:
: ! 1 . .l!!lll!:
i;
~ f
<-;c
. .
......:,b
n....
-:::.
u.:':::
c...:~
<t":~
ui
l.'1j
01
-,
:5i
z
~
..:.;..:
.. .;.,
1
I
I
I
I
!
i
I
i
I
I
:
t
I
I
!
e
e
i , I I
I I
I I \ I
I I J
I I I
J , I 1 I
I I
] I I I
I I l I i...,
I I
0
.
.
, I [ II n _
d . .. , ;j'::c~~ ;,
nIl. 1,1, tz !
nl'~W ~LJ
. ~<G,[lm [
i ~f1~
r..- r-=El: ' I: I
il m '! d . i I
c-----v. " - . :
I'. 1im.:e'iri
' 1 m I~ : ,
\' i: i..k '~ WI
' 't . "l" ,
h 'j 0'1 ~J, ~~~l
~~~~, - ;,
I COl' t 1
I ~"1 ~ii
rn-rnll ~ ~! l ~i~
~ ~Cll~
I" ~ j............"'-"
.., ~~ ~ '"" . ~I
L, ~r! "
Wi tJ ~.i.l~
-~ r : I&H. -~::
"""" U r (n
; ~ ,
' ,
,
i
:-
I
I
I
I:
.
11 ~..;
-LJ
o~
1/".'
....~
:'....
. .~~~ ~,:,:~.! :'"...."
e
m~
~
(''.
,
i
)
e
e
~:JjL
mXSI1LTIXG EXGlXEEllS
January 12, 1994
File: 230-206-11
CIVil ENGINEERING
ENVIRONMENTAl
MUNICIPAl
PLANNING
STRUCTURAl
iRVEYING
TRAFFIC
TRANSPORTATION
1326 Energy Pork Drive
Sf. Paul, MN 55108
612-644-4389
Fox: 612-64&-9&&6
.00 Shelard Parkway
Minneapolis, MN 55441
612- 5&6-0&32
Fox: 612-5&4-6398
Mr. Steve Ach
City Planner
City of Elk River
13065 Orono Parkway
Elk River, MN 55330
RE: SCHMITZ KORNOVICH, INC.
APARTMENT SITE PLAN REVIEW
Dear Mr. Ach:
As requested, we have reviewed the 68-unit apartment submittal from Schmitz Kornovich, Inc.
Based on our review, we would offer the following comments:
A. SITE PLAN
· Consideration should be given to providing a circular vehicle pattern at the south end
of the property. Currently, the way the parking and garage stalls are laid out, they
provide for a rather difficult right turn movement and then a long dead end. A vehicle
could drive down to this point looking for a parking stall, find none available, and
have a difficult time getting out without a long backing movement. It appears an
access could be provided immediately south of the sidewalk which would provide for
a circular vehicle pattern while not sacrificing any parking.
· The parking stall in the extreme southeastern comer will be very difficult to access.
Backing out of that stall will be extremely difficult. The curb in this location should
be reconfigured or the parJdng stall eliminated.
· The extension of sidewalk to the south from the building terminates in the middle of
a parking stall. The parking should be reconfigured in this area to allow for a walking
space between parked vehicles to access the sidewalk.
· The dumpster location at the north end of the building seems to be a rather poor site.
Perhaps, given the size of the building, two dumpster locations should also be
provided.
B. GRADlNG PLAN
· The grading along the east side of the property shows a 3: 1 side slope. It may be
advisable to allow grading slightly into the Lion's Park to minimize the grade of the
slope on this side of the property.
206-1202.jan
Mr. Steve Ach
January 12, 1994
Page Two
e
· There is a 900 contour at the southeast corner which wraps around, creating a pocket
which will not drain. This contour should be reconfigured to meet the existing 900
contour in Lion's Park to eliminate any standing water.
· Grading along the south side of the property abruptly terminates at the Burlington
Northern Railroad property. It is unlikely that this will be possible to achieve in the
field. The developers should apply for a permit to do minimal grading in the
Burlington Northern Railroad right-of-way and properly complete the grading in this
location.
.
Immediately to the west of the parking at the north end of the building, the contours
do not appear to provide adequate grade for drainage around this side of the building.
From the catch basin located north of the building to the southwest comer of the
parking area is approximately one foot of fall. However, half of this is taken up by
the concrete curb. This provides for very minimal grade around that side of the
building. It is unlikely that the drainage in this area will find its way around to the
north side of the building, but rather will be directed into the side of the building.
e
)
· Prior to any work being done on the side, an erosion control plan should be approved
and put into pl~ce. The site is approximately four acres and it appears that it will be
totally graded. There will be need for silt fence or some other type of erosion control
around the perimeter of most of the site.
c. UTILITY PLAN
· A review of the storm drainage in the area indicates that by adding this size of property
with this much impervious surface directly into the 36-inch pipe which crosses it may
cause additional ponding on Proctor Avenue. The catch basins at the low point on
Proctor are approximately two to three feet lower than the catch basins on the
apartment site. This could cause additional length of ponding at each of the catch
basins along Proctor until additional capacity is available after the apartment site
drains. To eliminate any concern regarding this type of problem or the concern that
the Proctor A venue flowage would pond water on the apartment site, we would
recommend that the stonn sewer from the apartment site be directed independently into
the Lion's Park pond. The best scenario for this could be reviewed with Phil Hals, but
it is believed to be parallel to the existing storm sewer along the north side of the
apartment site.
e
206-1202.jan
e
Mr. Steve Ach
January 12, 1994
Page Three
· It is not shown on the plans where the roof drains outlet runoff. However, this raises
a question of whether or not a single catch basin in each low area provides sufficient
inlet capacity to collect all the runoff from the site. It is suggested that the developers
carefully review the drainage calculations to ensure that adequate capacity to take
storm water runoff into the pipe system is provided.
· The watermain coming into the site is very close to the building and it contains two 90-
degree bends as it proceeds to the southeast corner where a hydrant is located. At a
minimum, the watermain should be moved further away from the building so that, in
the case that it needs to be excavated in the future, neither the concrete curb and gutter
nor the side of the building will be in danger. An alternative solution may be to pick
a route from the existing hydrant directly to the north, straight through the parking
area, and then provide a little longer service stub into the mechanical room.
· The watermain on the project is shown to have seven feet minimum cover. This
should be increased to a minimum of seven and a half feet.
.
· The sanitary sewer service from the building shows an invert approximately four feet
above the invert of the existing manhole to which it is connecting. It also indicates that
a vertical drop should be provided to a point two feet above the invert. We would
recommend that if a drop is to be provided, it should be provided on the outside of the
manhole, given the large number of units conveyed through this one service. Perhaps
a better solution would be to just add additional grade to the sanitary sewer service
line, such that it does enter the manhole at the existing invert.
· All construction traffic to and from the site should be restricted to the Railroad right-
of-way at the south and not allowed to access the property from School Street.
If you have any questions regarding any of these comments, please call.
Sincerely,
MSA, CONSULTING ENGINEERS
T::ft!~
.
TJM:tp
206-1202.jan
r
e
e
.