7.6. SR 11-21-1994
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ITEMS 1.6. & 7.7.
MEMORANDUM
River
TO:
MAYOR & CITY COUNCIL
STEVEN B. ACH, CITY PLANNER~
NOVEMBER 21,1994
SUBJECT: PRELIMINARY PLAT AND
CONDITIONAL USE PERMIT
REQUEST BY ELK RIVER
DEVELOPMENT, INC., PUBLIC
HEARING, CASE NO. P 94-10 AND CU
94-30
FROM:
DATE:
ISSUE
.
Elk River Development, Inc., is requesting a preliminary plat and conditional
use permit approving a development plan allowing a commercial PUD
(Planned Unit Development).
LOCATION
Northeast corner of Elk Hills Drive and US Highway 169
ZONINGILAND USE
PUD (Planned Unit Development)/HB (Highway Business)
ATTACHMENTS
Proposed design of Elk Hills Drive and Highway 169 Intersection
Revised Site Plan
Memo from Terry Maurer dated October 12, 1994.
Report to the Mayor and City Council dated September 19, 1994.
SUMMARY
.
This item was discussed at the September 19th City Council meeting and
tabled until an analysis of possible road improvements to the Elk Hills Drive,
Dodge Avenue and Highway 169 intersection was completed. Terry Maurer
has completed a frontage road plan for the east side of Highway 169. The Elk
Hills Drive, Dodge and 169 intersection has been redesigned and a
P.O. Box 490 · 13065 Orono Parkway · Elk River, MN 55330 · (612) 441-7420 · Fax: (612) 441-7425
.
recommended plan has been presented to the City Council. Terry Maurer
will be available at Monday night's meeting to answer further questions
regarding the intersection improvements and how they relate to the proposed
commercial project.
REVISED SITE PLAN
Based on comments at the Planning Commission meeting and last City
Council meeting, the developers have modified the southerly portion of the
site.
. The southerly entrance drive has moved approximately 50 feet north.
This was done to accommodate the parking demands of the prospective
restaurant and provide an unobstructed driveway into the site. In other
words, the previous plan had several parking stalls along the driveway;
the revised plan allows customers easy access with limited conflicts with
other vehicles.
.
. The proposed improvements to the Dodge and Highway 169 intersection
require shifting Dodge further east. This will create additional green
space adjacent to the commercial property. The developers have shifted
some of the parking for the restaurant further towards the east by
approximately 20 feet.
. The storm drainage pond has also been slightly modified. The pond has
been stretched east into Dodge Avenue. Typically, right-of-ways are not
allowed to be used for on-site ponding purposes; therefore, the pond
should be adjusted. One alternative may be to vacate that portion of
right-of-way along Dodge that will no longer be needed.
The northerly portion of the site has not changed from the original proposal.
ROAD IMPROVEMENTS
As highlighted in preliminary plat conditions 3 and 7, the developers are
responsible for completing and paying for their fair share of the
improvements to the intersection of Highway 169, Dodge and Elk Hills Drive.
The actual costs to complete all these road improvements will be outlined in
Terry Maurer's feasibility report which won't be completed for a couple of
weeks.
.
Staff has advised the developers that it is anticipated that their fair share
will include 100% of the costs associated with Dodge north of the intersection
and 50% of the intersection at Highway 169. The exact percentages can
either be made part of the Council's approval Monday night or can be
s:council:p lOcu30
.
evaluated when the feasibility report is presented and be negotiated and
made part of the developer's agreement.
PLANNING COMMISSION RECOMMENDATION
The Planning Commission unanimously recommended approval of the
following:
A. Conditional Use Permit approving a commercial PUD (Planned Unit
Development) for Elk River Retail Center with the conditions outlined in
staffs report, with the following modification:
I.e. Business Hours be limited to 7 a.m. to 10 p.m., Monday through
Sunday, and be subject to revisions at the time of site plan
approval.
B. Approval for preliminary plat to subdivide approximately six (6) acres
into four (4) commercial lots with the conditions as outlined in staffs
report, with the following modifications:
5.
A storm drainage fee in the amount of $600 per acre as adopted
by the City Council be paid prior to the release of final plat for
recording.
.
Please refer to the attached report dated September 19, 1994, for additional
information related to the two requests by Elk River Development.
RECOMMENDATION
It is recommended the City Council approve the conditional use permit,
approving a development plan for a commercial PUD with the following
conditions:
A. CONDITIONAL USE PERMIT APPROVING A DEVELOPMENT PLAN FOR A
COMMERCIAL PUD (PLANNED UNIT DEVELOPMENT) WITH THE
FOLLOWING CONDITIONS:
1. A PUD (PLANNED UNIT DEVELOPMENT) AGREEMENT BE
PREPARED AND EXECUTED INCLUDING BUT NOT LIMITED TO
THE FOLLOWING STANDARDS:
B.
A TOTAL OF 29,680 SQUARE FEET OF BUILDING AREA BE
ALLOWED.
ALLOWABLE USES INCLUDE THE PROPOSED USES
SHOWN ON THE PLAN AND THOSE LISTED IN THE C2
ZONING DISTRICT.
A.
.
s:council:p lOcu30
.
C.
BUSINESS HOURS BE LIMITED TO 7 AM TO 10 PM, MONDAY
THROUGH SUNDAY AND BE SUBJECT TO REVISIONS AT
THE TIME OF SITE PLAN APPROVAL.
ALL OTHER ELEMENTS SHOWN ON THE PROPOSED SITE
PLAN BE INCLUDED AND MADE PART OF FUTURE
APPROVALS.
TERMS AND CONDITIONS FOR ADMINISTERING
DEVELOPMENT OF THE PUD .
D.
E.
2. ALL FUTURE SITE PLAN PROPOSALS BE REVIEWED THROUGH
THE CONDITIONAL USE PERMIT PROCESS.
3. ALL COMMENTS WITHIN THE PLANNING COMMISSION REPORT
DATED AUGUST 23, 1994, AND TERRY MAURER'S MEMO DATED
AUGUST 18, 1994, BE INCORPORATED INTO THE DEVELOPMENT
PLAN AND APPROVAL OF THIS CONDITIONAL USE PERMIT.
4. GUIDELINES FOR SIGNAGE FOR THE PLANNED UNIT
DEVELOPMENT CONSIST OF:
ONE MONUMENT STYLE SIGN IDENTIFYING THE
DEVELOPMENT WITH A MAXIMUM HEIGHT OF TWENTY
(20) FEET AND A WIDTH OF FIFTEEN (15) FEET.
ONE MONUMENT STYLE SIGN IDENTIFYING THE
RESTAURANT WITH A MAXIMUM HEIGHT OF TEN (10)
FEET AND AREA OF ONE HUNDRED (100) SQUARE FEET.
WALL SIGNAGE CONSISTING OF INDIVIDUAL LETTERS
WITH A MAXIMUM LETTER HEIGHT OF THREE (3) FEET.
5. ACCESS POINTS OF THE DEVELOPMENT INCLUDE ONE AT 189TH
AVENUE AND ONE AS FAR SOUTH AS POSSIBLE BASED ON FINAL
IMPROVEMENT PLANS FOR DODGE AVENUE AND HIGHWAY 169
INTERSECTION.
.
A.
B.
C.
6. ALL PARKING AREAS BE BOUNDED BY B612 CONCRETE CURB
AND GUTTER.
7. EARTH BERMING BE MAXIMIZED ALONG THE EAST PORTION OF
THE SITE TO BUFFER THE COMMERCIAL FROM THE
RESIDENTIAL AREA.
8. THE LANDSCAPING PLAN INCLUDE A VARIETY OF LANDSCAPE
MATERIAL WITH AN EMPHASIS OF CONIFERS ALONG THE EAST
PORTION OF THE PROPERTY WITH A VARYING SIZE OF SIX TO
EIGHT (6-8) FEET. ALSO, ADDITIONAL LANDSCAPING BE
INCLUDED WITHIN THE LANDSCAPED AREA ALONG HIGHWAY
169.
9. A LANDSCAPING THEME BE ESTABLISHED AND INCORPORATED
INTO THE DEVELOPMENT.
.
10.
THE EXISTING TREE AT THE SOUTH END OF THE SITE BE SAVED
AND INCORPORATED INTO THE DEVELOPMENT.
.
11.
UNDERGROUND IRRIGATION BE UTILIZED THROUGHOUT THE
DEVELOPMENT.
12. PROPOSED BUILDINGS ESTABLISH ARCHITECTURAL
CONTINUITY AND ENHANCED TO MEET INTENT OF THE PUD
ZONING DISTRICT.
13. ALL DELIVERY AND SERVICE VEHICLES SHALL BE RESTRICTED
TO USING THE SOUTHERLY DRIVEWAY TO THE DEVELOPMENT.
B. PRELIMINARY PLAT TO SUBDIVIDE APPROXIMATELY SIX (6) ACRES
INTO FOUR (4) COMMERCIAL LOTS WITH THE FOLLOWING
CONDITIONS:
1. A DEVELOPERS AGREEMENT BE PREPARED AND EXECUTED
PRIOR TO RELEASE OF FINAL PLAT FOR RECORDING.
2. TERRY MAURER'S MEMO DATED AUGUST 18, 1994, BE
INCORPORATED AS PART OF THE APPROVAL FOR
PRELIMINARY PLAT.
3. THE DEVELOPER PAY FAIR SHARE OF ROAD IMPROVEMENTS
TO DODGE AVENUE AND ELK HILLS DRIVE BETWEEN DODGE
AND HIGHWAY 169.
.
4.
PAYMENT OF PARK DEDICATION IN THE AMOUNT REQUIRED BY
CITY ORDINANCE AT THE TIME OF FINAL PLAT APPROVAL.
5. A STORM DRAINAGE FEE IN THE AMOUNT OF $600 PER ACRE AS
ADOPTED BY CITY COUNCIL BE PAID PRIOR TO THE RELEASE
OF FINAL PLAT FOR RECORDING.
6. DEVELOPER CONSTRUCT A SIX (6) FOOT WIDE CONCRETE
SIDEWALK ALONG THE WEST SIDE OF DODGE AVENUE FROM
THE INTERSECTION OF ELK HILLS DRIVE TO THE NORTHERLY
LIMITS OF THE PROPOSED DEVELOPMENT.
7. NECESSARY ROAD IMPROVEMENTS TO DODGE AND ELK HILLS
DRIVE BE COMPLETED PRIOR TO OCCUPANCY OF ANY
BUILDINGS WITHIN THE PLANNED UNIT DEVELOPMENT.
8. CROSS ACCESS/CROSS PARKING AGREEMENTS BE PREPARED
AND REVIEWED BY THE CITY PRIOR TO RELEASING THE FINAL
PLAT FOR RECORDING.
9. NECESSARY DRAINAGE AND UTILITY EASEMENTS BE INCLUDED
ON THE PLAT ALLOWING PUBLIC UTILITIES TO BE INSTALLED
TO SERVE THE PROPOSED DEVELOPMENT.
10.
STREET LIGHTS BE INSTALLED AS REQUESTED BY ELK RIVER
UTILITIES. THESE LIGHTS SHALL BE PAID FOR BY THE
DEVELOPERS.
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City Council Minutes
September 19, 1994
Page 13 ~@IPFf
.
dated September 19. 1994. He further indicated that the Planning Commission
recommended approval with a 3-2 vote.
Mayor Duitsman opened the public hearing.
Mr. Lundquist, Riverview Sports, stated that both variances were necessary in
order to properly advertise his business. He felt the variance should be granted
due to his location from the highway, the construction currently taking place and
the addition of a retaining wall.
Councilmember Dietz indicated his concern regarding the setback variance. He
felt the sign was too close to the road which could create a safety hazard.
Councilmember Holmgren indicated that the sign is an improvement and that he
would vote in favor of the request. Councilmember Farber concurred with
Councilmember Holmgren.
.
COUNCILMEMBER SCHEEL MOVED TO APPROVE THE VARIANCE REQUESTS BY
RIVERVIEW SPORTS, PUBLIC HEARING, CASE NO. V94-08, BASED ON THE FINDING
THAT THE ELEVATION BETWEEN HIGHWAY 10 AND THE SUBJECT SITE IS UNIQUE AND
UNUSUAL WITHIN THE CITY AND THE SERVICE ROAD ONLY AGGRAVATES THE
SITUATION AND WITH THE STIPULATION THAT THE APPLICANT BE LIMITED TO TWO
HUNDRED FIFTY (250) SQUARE FEET OF WALL SIGNAGE. COUNCILMEMBER
HOLMGREN SECONDED THE MOTION. THE MOTION CARRIED 4-1. COUNCILMEMBER
DIETZ OPPOSED AS HE FELT THE SIGN SHOULD BE MOVED AT LEAST FOUR FEET FROM
THE ROADWAY.
7.4,
Preliminary Plat and Conditional use Request bv Elk River Develooment. Inc,
Public Hearina. Case No. P 94-10 and CU 94-30
Steven Ach, City Planner. indicated that Elk River Development, Inc. is requesting
a preliminary plat and a conditional use permit to develop a commercial PUD at
the northeast corner of Elk Hills Drive and US Highway 169. Steve Ach stated that
the developer's proposal consists of four free-standing buildings to include a
mixture of retail. auto repair and a sit-down restaurant. Steve Ach indicated that
staff has reviewed the following issues in relation to the proposed development
plan: traffic: site plan design: proposed uses/hours of operation: parking and
circulation: landscaping: building elevation/architecture: and signage.
Steve Ach indicated that staff is recommending approval of a conditional use
permit to approve a commercial PUD and of the preliminary plat to include four
lots. Steve Ach further indicated that the Planning Commission also
recommended approval.
Councilmember Holmgren indicated that the development would put a greater
traffic burden on the intersection of Elk Hills Drive and Highway 169. He
questioned whether the developers are aware of the possibility of paying their
"fair share" of any future improvements made to the intersection. Terry Maurer
indicated that he has informed the developers of this possibility.
.
Mayor Duitsman opened the public hearing.
.
.
.
City Council Minutes
September 19, 1994
Page 14
-..------ -------------........ ---..-------
Bill Christian. 18847 Dodge Avenue. indicated he was present in 1990 when the
Council decided that auto related businesses would not be allowed in the PUD.
He indicated that he built his home in the area under this assumption and now
feels that the auto business will make it more difficult to sell his home. Mr.
Christian indicated his concerns relating to noise. heavy traffic. architectural
design. landscaping. and lighting.
Mr. Dan O'Brien. Architect for the developer. indicated that the building will be
facing the highway which will eliminate much of the noise. He further indicated
that there is a large amount of green space planned and the architecture of the
building is such that part of it will be underground.
Councilmember Scheel indicated she did not feel an auto use is compatible with
a sit-down restaurant.
Councilmember Dietz indicated his concern with the increased traffic on Dodge
Avenue. Councilmember Dietz suggested moving the auto facility to the
northern edge of the plat.
Councilmember Scheel indicated her concern regarding existing residents
_backing onto Dodge Avenue with the increase in traffic.
Ed Wortman. 18857 Dodge Street. indicated he concurred with Bill Christian's
comments. He stressed safety as there are 12 children in the immediate area.
Jackie Kadrowski. 18837 Dodge Street~ stated that the intersection was very
confusing. She indicated she was concerned with the increased traffic. She
indicated that this is just a proposal which can be changed. She stated that the
area needs City sewer and water and that she is concemed with the safety and
quality of life for residents in the area.
Tim Christen. 11378 189th Ave NW. reviewed the history of the area. He indicated
that there is too much traffic for the road and the intersection. He suggested that
the Council not grant the conditional use permit until a traffic plan for the area
has been devised.
There being no further comments. Mayor Duitsman closed the public hearing.
Councilmember Farber indicated that the traffic pattern should be reviewed in
this area before it gets worse.
Mayor Duitsman indicated he would like to delay action until a traffic study is
completed and presented to the City Council.
COUNCILMEMBER HOLMGREN MOVED TO CONTINUE ANY ACTION ON THIS ISSUE
UNTIL THE OCTOBER 17, 1994. CITY COUNCIL MEETING SO THAT A TRAFFIC STUDY
CAN BE PRESENTED TO THE CITY COUNCIL PRIOR TO A DECISION BEING MADE.
COUNCILMEMBER FARBER SECONDED THE MOTION. THE MOTION CARRIED 5-0.
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TO:
MAYOR AND CITY COUNCIL
STEVEN B. ACH, CITY PLANNER~t1-
SEPTEMBER 19, 1994
FROM:
DATE:
SUBJECT: PRELIMINARY PLAT AND
CONDITIONAL USE PERMIT
REQUEST BY ELK RIVER
DEVELOPMENT INC., PUBLIC
HEARING, CASE NO. P 94-10 AND CU .
94-30
ISSUE
Elk River Development Inc., is requesting preliminary plat and a conditional
use permit to develop a commercial PUD (Planned Unit Development).
LOCATION
Northeast corner of Elk Hills Drive and US Highway 169
ZONING / LAND USE
PUD (Planned Unit Development) / HB (Highway Business)
ATTACHMENTS
Report to the Planning Commission dated August 23, 1994
OVERVIEW
Elk River Development Inc., is requesting a conditional use permit approving
a development plan for a commercial planned unit development on Outlot A,
Deerfield Third Addition. The development plan will be a guide for future
commercial development on the subject property,
The developer's proposal consists of four (4) fi-ee standing buildings with a
total of 29,687 square feet. Proposed uses include a mixture of retail, auto
P.O. Box 490. 13065 Orono Parkway. Elk River, MN 55330. (612) 441-7420. Fax: (612) 441-7425
.ge, Elk River Development
. September 19, 1994
Page 2
repair, and a sit-down "Class I" restaurant. The actual square footage of
each of the uses is broken down as follows:
· Retail:
· Auto Repair:
· Restaurant:
18,800 square feet
4,512 square feet
6,375 square feet
TOTAL
29,787 square feet
BACKGROUND
In 1990, a commercial development was proposed for Outlot A. The
development included a specialty food store, a sit-down restaurant, and a
bank with a drive-up window, In total, the project had 35,080 square feet of
commercial space. The Planning Commission and City Council discussed
issues relative to traffic, allowable uses, hours of operation, buffer to the
residential area, and road improvements to Dodge Avenue and Elk Hills
Drive. The proposal was approved by the Planning Commission and City
Council with the conditions addressing the issues stated above (see attached
minutes),
The project has never moved forward, therefore, the conditional use permit
and PUD Agreement (which was never executed) are no longer valid (see
attached PUD Agreement).
DEVELOPMENT PLAN / SITE PLAN APPROVAL
All PUD's (planned Unit Development) are required to have a development
plan approved which outlines the general development of the site. The
development plan package also includes general descriptions on the
landscaping continuity, proposed building locations, overall square footage,
signage requirement, and other definable parameters for the overall
development of the subject site.
Prior to development of any portion of the PUD a site plan review, through
the conditional use permit process, is completed. This allows the Planning
Commission and City Council the opportunity to review those proposed site
plans to ensure that each element of the PUD is consistent with the overall
development plan.
erdev.council
CC, Elk River DevelUpment
September 19, 1994
Page 3
---------------------------------------
ANALYSIS
At this time, the applicant is requesting approval of the overall development
plan and will pursue individual site plan reviews as perspective tenants
express interest in the site. Once again, this development plan will set the
foundation for future site plan reviews by the Planning Commission and City
Council.
Staff has examined the proposed development plan and reviewed the
following issues:
· Traffic
· Site Plan Design
· Proposed Uses/Hours of Operation
· Parking and Circulation
· Landscaping
· Building Elevation/Architecture
· Signage
Please refer to the attached Planning Commission report for a detailed
review of each of these items,
In general, the applicants have done a good job designing the site plan to
reduce issues that have been raised in the past regarding buffering to the
residential area, traffic on Dodge Street, and identifying compatible uses and
hours of operation. Staff believes one of the main issues to be resolved is the
traffic circulation problems with Dodge Avenue, Elk Hills Drive, and Dodge
Avenue to the south. At the August 29, 1994, City Council meeting, the City
Engineer was directed to begin studying necessary road improvements for
these identified corridors and extending the boundaries of that study as far
south as Main Street and north to 197th Avenue. To accommodate traffic
generated by this development as well as the surrounding residential and
commercial areas to the south of Elk Hills Drive, it will be important to
consider all the options for improving the intersection of Elk Hills Drive and
Dodge Avenue to accommodate the long term needs for traffic circulation in
this area as development east of Highway 169 continues.
PRELIMINARY PLAT
The preliminary plat consists of four (4) commercial lots. The lot lines have
been drawn to allow each site to be sold separately to each of the tenants as
well as each lot having adequate parking for that particular use. In the PUD
(Planned Unit Development) zone, lots sizes are required to be a minimum of
erdev,council
CC, Elk River Development
September 19, 1994
Page 4
.8 acres in size, therefore, Lot 2 will need to be increased in area. Also,
proper drainage and utility easements along with cross access, cross parking
agreements will need to be included with the plat approval.
PLANNING COMMISSION RECOMMENDATION
The Planning Commission unanimously recommended approval of the
following:
A. Conditional Use Permit approving a commercial PUD (Planned Unit
Development) for Elk River Retail Center with the conditions outlined
in staffs report, with the following modification:
1.c. Business Hours be limited to 7 a.m. to 10 p.m., Monday through
Sunday, and be subject to revisions at the time of site plan
approval.
B. Approval for preliminary plat to subdivide approximately six (6) acres
into four (4) commercial lots with the conditions as outlined in staffs
report, with the following modifications:
5. A storm drainage fee in the amount of $600 per acre as adopted
by the City Council be paid prior to the release of final plat for
recording.
RECOMMENDATION
It is recommended the City Council approve the following, which includes the
Planning Commission's modified conditions:
A. CONDITIONAL USE PERMIT APPROVING A DEVELOPMENT PLAN FOR A
COMMERCIAL PUD (PLANNED UNIT DEVELOPMENT) WITH THE
FOLLOWING CONDITIONS:
1. A PUD (PLANNED UNIT DEVELOPMENT) AGREEMENT BE
PREP ARED AND EXECUTED INCLUDING BUT NOT LIMITED TO
THE FOLLOWING STANDARDS:
A. A TOTAL OF 29,680 SQUARE FEET OF BUILDING AREA BE
ALLOWED.
B. ALLOWABLE USES INCLUDE THE PROPOSED USES
SHOvVN ON THE PLAN AND THOSE LISTED IN THE C2
ZONING DISTRICT.
C. BUSINESS HOURS BE LIMITED TO 9 AM TO 10 PM, MONDAY
THROUGH SUNDAY.
erdev.council
CC, Elk River Development
September 19, 1994
Page 5
D. ALL OTHER ELEMENTS SHOWN ON THE PROPOSED SITE
PLAN BE INCLUDED AND MADE PART OF FUTURE
APPROVALS.
E. TERMS AND CONDITIONS FOR ADMINISTERING
DEVELOPMENT OF THE PUD .
2. ALL FUTURE SITE PLAN PROPOSALS BE REVIEWED THROUGH
THE CONDITIONAL USE PERMIT PROCESS.
3. ALL COMMENTS YVTTHIN THE PLANNING COMMISSION REPORT
DATED AUGUST 23, 1994, AND TERRY MAURER'S MEMO DATED
AUGUST 18, 1994, BE INCORPORATED INTO THE DEVELOPMENT
PLAN AND APPROVAL OF THIS CONDITIONAL USE PERMIT.
4. GUIDELINES FOR SIGNAGE FOR THE PLANNED UNIT
DEVELOPMENT C!)NSIST OF:
A. ONE MONUMENT STYLE SIGN IDENTIFYING THE
DEVELOPMENT YVTTH A MAXIMUM HEIGHT OF TWENTY
(20) FEET AND A YVTDTH OF FIFTEEN (15) FEET.
B. ONE MONUMENT STYLE SIGN IDENTIFYING THE
RESTAURANT YVTTH A MAXIMUM HEIGHT OF TEN (10)
FEET AND AREA OF ONE HUNDRED (100) SQUARE FEET.
C. WALL SIGNAGE CONSISTING OF INDIVIDUAL LETTERS
YVTTH A MAXIMUM LETTER HEIGHT OF THREE (3) FEET.
5. ACCESS POINTS OF THE DEVELOPMENT INCLUDE ONE AT 189TH
AVENUE AND ONE SOUTH OF THE SOUTHERLY HOME ON THE
EAST SIDE OF DODGE AVENUE AT A LOCATION APPROVED BY
CITY STAFF BASED ON FINAL IMPROVEMENT PLANS FOR
DODGE AVENUE.
6. ALL PARKING AREAS BE BOUNDED BY B612 CONCRETE CURB
AND GUTTER.
7. EARTH BERMING BE MAXIMIZED ALONG THE EAST PORTION OF
THE SITE TO BUFFER THE COMMERCIAL FROM THE
RESIDENTIAL AREA.
8. THE LANDSCAPING PLAN INCLUDE A VARIETY OF LANDSCAPE
MATERIAL YVTTH AN EMPHASIS OF CONIFERS ALONG THE EAST
PORTION OF THE PROPERTY YVTTH A VARYING SIZE OF SIX TO
EIGHT (6-8) FEET. ALSO, ADDITIONAL LANDSCAPING BE
INCLUDED YVTTHIN THE LANDSCAPED AREA ALONG HIGHWAY
169.
9. A LANDSCA?ING THEME BE ESTABLISHED AND INCORPORATED
INTO THE DEVELOPMENT.
10. THE EXISTING TREE AT THE SOUTH END OF THE SITE BE SAVED
AND INCORPORATED INTO THE DEVELOPMENT.
erdev.council
ee, Elk River Development
September 19, 1994
Page 6
11. UNDERGROUND IRRIGATION BE UTILIZED THROUGHOUT THE
DEVELOPMENT.
12. PROPOSED BUILDINGS ESTABLISH ARCHITECTURAL
CONTINUITY AKD ENHANCED TO MEET INTENT OF THE PUD
ZONING DISTRICT.
13. ALL DELIVERY AND SERVICE VEHICLES SHALL BE RESTRICTED
TO USING THE SOUTHERLY DRIVEWAY TO THE DEVELOPMENT.
B. PRELIMINARY PLAT TO SUBDI\TIDE APPROXIMATELY SIX (6) ACRES
INTO FOUR (4) COMMERCIAL LOTS WITH THE FOLLOVV1NG
CONDITIONS:
1. A DEVELOPERS AGREEMENT BE PREPARED AND EXECUTED
PRIOR TO RELEASE OF FINAL PLAT FOR RECORDING.
2. TERRY MAURER'S MEMO DATED AUGUST 18, 1994, BE
INCORPORATED AS PART OF THE APPROVAL FOR
PRELIMINARY PLAT.
3. THE DEVELOPER PAY FAIR SHARE OF ROAD IMPROVEMENTS
TO DODGE AVENUE AND ELK HILLS DRIVE BETWEEN DODGE
AND HIGHWAY 169.
4. PAYMENT OF PARK DEDICATION IN THE AMOUNT REQUIRED BY
CITY ORDINANCE AT THE TIME OF FINAL PLAT APPROVAL.
5. A STORM DRAINAGE FEE IN THE AMOUNT OF $600 PER ACRE AS
ADOPTED BY CITY COUNCIL BE PAID PRIOR TO THE RELEASE
OF FINAL PLAT FOR RECORDING.
6. DEVELOPER CONSTRUCT A SIX (6) FOOT WIDE CONCRETE
SIDEWALK ALONG THE WEST SIDE OF DODGE AVENUE FROM
THE INTERSECTION OF ELK HILLS DRIVE TO THE NORTHERLY
LIMITS OF THE PROPOSED DEVELOPMENT.
7. NECESSARY ROAD IMPROVEMENTS TO DODGE AND ELK HILLS
DRIVE BE COMPLETED PRIOR TO OCCUPANCY OF ANY
BUILDINGS WITHIN THE PLANNED UNIT DEVELOPMENT.
8. CROSS ACCESS/CROSS PARKING AGREEMENTS BE PREPARED
AND REVIEWED BY THE CITY PRIOR TO RELEASING THE FINAL
PLAT FOR RECORDING.
9. NECESSA..RY DRAINAGE AND UTILITY EASEMENTS BE INCLUDED
ON THE PLAT ALLOWING PUBLIC UTILITIES TO BE INSTALLED
TO SERVE THE PROPOSED DEVELOPMENT.
10. STREET LIGHTS BE INSTALLED AS REQUESTED BY ELK RIVER
UTILITIES. THESE LIGHTS SHALL BE PAID FOR BY THE
DEVELOPERS.
erdev,council