6.6. SR 09-16-2002City ~
MEMORANDUM
Item #
6°6°
TO:
FROM:
Mayor and City Co~u~cL
Michele McPhersoh;', Director of Planning
DATE:
September 16, 2002
SUBJECT:
Case No. P 02-19
Request by Thomas Dunsmore for Preliminary and Final Plat
Approval - Elk River Town Office Development
Request
The applicant requests preliminary and final plat approval to replat Lot 1, Block 2 and Lot 2,
Block 1, Mulvany Point into townhome office lots.
Attachments
· Location Map
· Memo from the City Engineer
· Letter from Applicant's Engineer
· Preliminary Plat
· Site Plan
· Grading Plan
· Landscape Plan
· Detailed Landscape Plan
· Walkout Unit Elevations
· Walkout Floor Plans
· Triple Office Storage Elevations
· Triple Office Floor Plans
· Final Plat
· Resolution No 02 - __ Granting Final Plat Approval
Overview
The applicant is requesting preliminary plat approval of a replat of Lot 1, Block 2, and Lot 2,
Block 1, Mulvany Point. Lot 1, Block 2 will be subdivided first into two parcels and then
Memo to Mayor and City Council/P 02-19
September 16, 2002
Page 2
into smaller parcels for individual office spaces. Lot 2, Block 1 will be subdivided into
smaller office space lots. This request does not include a review of the design standards of
the buildings themselves, as offices are a permitted use within the Business Park District and
require only administrative approval for construction.
Analysis
The office townhome concept is similar to residential townhomes in that one building is
built but is legally subdivided into individual lots so that a purchaser owns their own portion
of the building. There is a large lot that is owned Kin common" by all individual owners
which contains parking, green space, drainage and detention areas, and signage.
The subdivision of Lot 1, Block 2, Mulvany Point into two parcels results in a vacant lot of
6.49 acres. Five acres will be dedicated to the office townhome lots. There are proposed to
be 17 office units and 1 common lot. The replat of Lot 2, Block 1, will result in 9 individual
office lots and one common lot.
The building setbacks, while not met for each individual office unit, are met in the overall
plan. This is also true for the parking lot setbacks. The setbacks comply with the Business
Park District standards.
Circulation, Drainage and Utilities
Access to the sites will be from 3a Street. One access is provided for the buildings on Lot 2,
Block 1. Two access points are proposed for those on the north side of the street (Lot 1,
Block 2). The second access will be to the rear of buildings One and Two. The City
Engineer has addressed grading, drainage and utilities in his memo. There are no substantial
issues to be concerned about in regards to these items.
Landscaping
The applicant has submitted a landscape plan, which complies with the standards set forth in
the Business Park District.
Recommendation to the Planning Commission
Staff recommends that the Planning Commission recommend approval of the preliminary
plat of Elk River Town Office Development with the following conditions:
1. ALL COMMENTS OF THE CITY ENGINEER SHALL BE ADDRESSED.
2. THE BUILDINGS SHALL COMPLY WITH ALL BUILDING AND FIRE CODES.
Planning Commission Action
The Planning Commission held a public hearing regarding the request on August 27, 2002.
Mr. Aust, 11039 181~ Avenue, spoke regarding storm water and drainage concerns. The
applicant stated that he would work with the City and the resident to improve the situation.
S:\PLANNING\Case FileskP 02-19 Elk River Town Office\9 16 02 Memo.doc
Memo to Mayor and City Council/P 02-19
September 16, 2002
Page 3
The Planning Commission voted unanimously to recommend approval of the request to the
City Council.
City Council Recommendation
Staff recommends that the City Council approve the preliminary plat request with the two
conditions in the Planning Commission recommendation.
Final Plat Approval
The applicant has submitted a final plat that is consistent with the preliminary plat. The City
Engineer has reviewed the final plat, his comments are outlined in his memo.
Staff recommends that the City Council approve the final plat with the following condition:
1. ALL COMMENTS OF THE CITY ENGINEER SHALL BE ADDRESSED.
S:kPLANNING\Case FileskP 02-19 Elk River Town Office\9 16 02 Memo.doc
UPA
179th AVENUE NW
DUSTRIAL CIRCLE
River
C~e Number:.
Location Map
P 02-19 THE PINES TOWN OFFICE PARK
N
Howard R, Green Qompany
· August 20, 2002
File: 818840J-0240
Ms. Michele McPherson
Director of Planning
City of Elk River
13065 Orono Parkway
Elk River, MN 55330
RE: PINES TOWN OFFICE PARK
Dear Ms. McPherson:
As requested, we have reviewed the submittal package for the Pines Town Office Park. This is the
business condominium proposal on Lot 2, Block 1 and Lot 1, Block 2, Mulvaney Point. The submittal
package was prepared by Mohagen Architects, Ltd., and Ulteig Engineers, Inc. Based upon our
review and comments received at the staff review meeting, we would offer the following comments:
The paved area and green space behind Buildings land 2 drain directly to Tyler Street.
There is no internal storm sewer that intercepts the runoff from this area. The storm sewer
system should be modified to pick up the runoff from this area and route it through the
proposed development pond.
The area behind Buildings 6 and 7 appears to have omitted the 908 contour. This area,
which is essentially landscaped, drains off of the site onto Lot 3, Block 1. The only concern
in this area is where the roof drainage goes. If roof drainage off the back of the buildings
also flows this way, it should be intercepted in the storm sewer system or by gutters placed
on the rear of the buildings to direct roof drainage internally to be picked up by the storm
sewer system.
There were no storm drainage calculations provided with this submittal package. Storm
drainage calculations including pond design will need to be submitted, reviewed and
approved prior to final approval of the proposal.
The proposed storm sewer concept for these two lots is to have an internal storm sewer
system interconnected under Third Street with a pond constructed just southwest of Lot 1,
Block 2. The storm sewer systems for Lot 2, Block 1 and Lot 1, Block 2 operate as one
system. We question whether or not the storm sewer systems should be designed
independently, each outletting separately to the proposed pond. If either of th,e
condominium areas is ever intended to be sold separately, independent designing would
likely provide for an easier real estate transaction.
Ltr-082002-McPherson[1]
1326 Energy Park Drive · St. Paul, MN 55108 · 651/644-4389 fax 651/644-9446 toll free 888/368-4389
Ms. McPherson
August 20, 2002
Page Two
On Lot 1, Block 2 there are only three catch basins to pick up all of the parking lot and roof
drainage. We question whether this number of catch basins is sufficient for the quantity of
water expected from this portion of the development.
The proposed pond does not show an emergency overflow elevation. One should be
designated and designed into the pond. Also, the pond appears to have 3:1 side slopes.
The pond needs to be designed according to Best Management Practices, which would
require flatter side slopes above the normal water level, including a bench area.
Sanitary sewer and water service are provided from the public utilities under Third Street.
Sanitary sewer and watermain are run internal to both lots with individual services to each
unit. The water system on Lot 1, block 2 needs to be looped. This can be accomplished
by connecting to the water service stub provided for the lot. Drainage and utility easements
will be required over the sanitary sewer and water for maintenance purposes.
The utility plans appear to indicate that the existing sanitary sewer and water stubs are not
proposed to be used, but instead, an open cutting of Third Street and new connections to
the sanitary sewer and watermain in Third Street are proposed. The plan is somewhat
unclear in this area. Further definition of the utility system is required.
An issue was raised at the staff review meeting relative to fire department access to all
points on the proposed building. In a memo dated August 6, 2002, from Fire Chief Bruce
West, Mr. West laid out some of his.concerns and quoted portions of the uniform fire code
relative to fire access roads and access to within 150 feet of all points on commercial
buildings. We would suggest that a follow-up meeting be held with the developers and the
fire chief to ensure that the final proposal meets all of the requirements of the fire
department.
The only plat comment we have is that a drainage and utility easement needs to be
provided between Lots 5 and 6 to allow for an emergency overflow for the storm sewer
pipe system.
If you have any questions regarding any of these comments, please call.
Sincerely,
Howard R. Green Company
lerry J. Maurer, . .
TJM:sgw
Ltr-O82002-McPherson[1]
Howard R. Green Company
CONSULTING ENGINEERS
CONSULTING ENGINEERS SINCE 1944
August 27, 2002
ULTEIG ENGINEERS, INC.
52Cl EAST RIVER RQAD.$UITE a0~ PHONE: 76:3-571.2~00
MINNEAPOLIS. MN 55421 FAX; T63-~71-1166
WEB SITE: www,ult~Jg.com
OTHER OFFICES:
FARGO, ND
BISMARCK, ND
SIOUX FALLS, SD
Ms. Michele McPherson
Director of Planning
City of Elk River
13065 Orono Parkway
Elk River, MN 55330
RE: Site Review Cmzunents fi.om Howard R. Green Company for Elk River Town Off'ices
Dear Ms. McPherson,
This letter is to address the commcms from the cit7 of Elk River's consulting engineer Howard R. Green
Company dated August 20, 2002 for proposed town o~ces on Lot 2, Block I and Lot I, Block 2, Mulvaney Pt.
The responses are numbered in reference to the comments received with a brief statement of the comment before
the response:
Paved and green areas behind buildings, 1 and 2 drain directly to Tyler Street. A storm sewer with
catch basins and inline drains with down spout adapters mmai~g to the pond to intercept surface and
roof runoff fi:om draining to Tyler Street was mistakenly turned offin the drawing. This will be
included in the final plans.
2. The area behind units 6 and 7 a££ears to have omitted the 908 contour. The 908 contour has been
added belfind units 5-8 in Block 1.
The storm sewer should pick up drainage from the roof and landscape area around units 4-9. In the
current undeveloped state, there is approx. 82,035 SF draining from and through our site. Most of this
drainage will be diverted to the pond for the developed condition. Posx-developed area drainage from
the area in question is approx, t 8,265 SF. Thc proposed runoff is from green grass and rooftops.
Sedimcnt and nutrients runoffrate~ will not increase.
There were no z'torm drainage calculations provided with this submittal package. Design calculations
for the pond will be provided. One pond was chosen for both siren to maximize build able area for Lot
l-Block 2. Storm sewer sine and grate size and quarCdty will also be provided.
The pond dom' not show an emergency overflow elevation. The pond appears ro have 3:1 side slopes;
flatter slopes are required above the water level, including a bench. All emergency overflow elevation
will be shown for the pond. Creating a more gradual side slope is limited by the amount of area
available. In addition, a safety bench with 10:1 slope under thc normal waterline will be clarified.
Sanitary sewer and water service are provided frown the public utilities under Third Streer. The water
system on Lotl, Block 2 needs ro be looped, Drainage and utility easements will be required over the
z'anitary sewer and water for tnainlenancepurposes. Th~ proposed sanitary sewer is to be connected
into the existing nmahole between unit~ 8 and 9 of BIock 2. The walkout units in Block I are too low to
connect ro the existing sanitary service stubs at Third street. The water in Lotl, Block 2 will be looped
and thc connections to the existing stubs will he clarilled. Drainage and utility easements are shown on
the preliminary plat and cover all common areas.
EQUAL OPPORTUNrTYEMPLOYER
In a memo dared August 6, 2002, from Fire Cfiief Bruce F/est, there are concerns, about the 150' access
to all points of tire commercial buildings, which is required to satisfy the Uniform Fire Code. The Fixe
Chief has thc authot'it~ to modify ~l~e code due ~o iatemal spr~nlders ia each of the ua~ts.
Drainage and un'li~y ea~'emen~ need to be provided between Lots 5 and 6 of Block 2for emergency
overflow. The plat will be updated to show appropriate easements.
Ail items addrcssed here will be changed ia the final plans. If there axe any questions in rega~eb to the~e
responses, please call.
MicMel Marming, EIT
C: Bernie Frey
Todd Mohagen
TOTAL
.:..:....
/ .5.-"/
/
/
/
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~CINITY MAP
S89"59'37'E
ou'n. OT A
834.42
OUTLOT B
BLOCK 1
DRAINA(~ AND U'I1U~( E. ASE~IENT O~:R ALL
OF LOT 10, Bt.OCt( 1, & JOT 18, ~ 2.
BLOCK
OU~I.0T C
CURVE TABLE
CURVE ~ R/~9~U~
C1 130,97 S30.~ 14"09'~9'
C~ 86./5 370,~
C3 ~ 3~ 6~'~'
C4 ~ 4~ ~'~
C6 ~ 37~ 18'41~4'
C8 U~4 470~
\
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'~e orlmtaflefl of ~lo beefing s~tem b bem~i on
the wegt line of t~e Sout~umst Querter of Sect:Joe
Township ,33 N~"~, R~nge 26 We~t, v~ich b ~aumed
to h~ a b~-Ing of N00'QS'S6'W.
~ Stmet
5201 Ec~t River Reed. ~l~ ~
Totd ~ ~ 9~,611 ~ f~t (21.59
~fPICAL LOT/BUILDING DETAIl
t
DATE RECEIVED
/-.-- ,:::2 .z__.
Elk River
Town Office
Development
Marmot LLC.
5rd Street
Elk River, MN 55550
CLIENT APPROVAL:
ULTEI~ ENGINEERS, INC.
~f EAST IlYER ~
~JTEJOI
MIdI~.APClUB, IilI~OTA ~
PRELIMINARY PLAT
--9
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SITE NOTES
THE PINE
Town Off
Developer
MARMOR LL,
THIRD STREE
Elk River, MN
CUENT APPROVN:
L____I
I \
--~SITE PLAN
I ' =50'-0'
\
900
\,
208.
,N89'5..1 '25 "E
SITE DATA
SHEET NOTES
KEY NOTES
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2002 Moh~gen Ar,
ARCHITEC-
SITE PLAN
CITY SU B/~,
\
\
TY~ D~ SPOUT OUTLET
DETAIL
LEGEND
SC, AL[ IN
Town Office
Developmen'
Marmor L.L.
3RD Street
Elk River, MN
CU£NT APPROVAL:
ULTEIG ENGINEERS,
EAST RIVER ROJ~O
M/WEAPOLI$. ~$OT4 ~;
GRADING
CITY SUB MITTI
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(~ OVERALL LANDSCAPE PLAN
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PLANTING PLAN SCHEDULE
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LANDSCAPE NOTES
KEYNOTES
SHEET NOTES
THE PINES
Town Office Park
Developer.
MARMOR LLC.
THIRD STREET
Elk Rg, er, MN
CLIENT .APPROVAl:
///. ,MOHAGEN
2002 Mohsgen An=hltectS. L~.
8074
LANDSCAPE
PLAN
m
CITY SUBMITTAL
A1.2
I
(SITE SIGN
3/4' = 1'-0"
(~ SITE SIGN
(~ SIGN SECTION
/
CErW~ SLED~ rO~ ~14" 60(3
INS~ 0~,-3' L~ (~LV.)
FRAMING
REO'D
CONC. CAP
(~ ENLARGED PLAN O TRASH ENCLOSURE ~TRASH ENCLOSURE ELEVATION
THE PINES
Town Office Park
Developer:.
MARMOR LLC.
THIRD STREET
Elk River, MN
CUENT APPROVAb
//i~ ~q,,H.A,G. ,g.N
(LANDSCAPING DETAIL ~, TYP. TRIPLE TYPES
(LANDSCAPING DETAIL o 5 UNIT TYPES
LANDSCAPE,
SIGNAGE&TRASH
ENCLOSURE
DETAILS
CITY SUBMITTAL
-~ A1.3
(~ FRONT ELEVATION
~/~ ~ ~'-0~
THE PINES
Town Office Park
Developer.
MARMOR LLC
THIRD STREET
Elk River, MN
C~JENT APPROVAb
w/
PAINTED
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PAIt, II-LD
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CULIURF..D STON£ ~
CUL1UIiED STONE
SION~
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(~ RF_AR ELEVATION
90'-I I/4'
GSIDE ELEVATION
1/8" = 1'-0'
GSIDE ELEVATION
t CPl'f SUBi~ITTAL 7/2)9/02
TRIPLE 48'-0"
WALK-OUT TYPE
ELEVATIONS
CITY SUBMI'f-I-AL
A2.2
(~ ,O, PTIONAL UPPER LEVEL FLOOR PLAN
F-i
.)MAIN LEVEL FLOOR PLAN
12/12
12/12)
(~ ROOF PLAN
WALL/
THE PINES
Town Office Park
Developer.
MARMOR LLC.
THIRD STREET
Elk River, MN
CUENT APPROVAL:
fI/~ ~MZHF~G E~ ~N
2002 Mo~agerl Ar~nlte~t~, Ltd.
iSSU~ RECORD:
NO. DESCRTPTION DATE
1 cr["f SUBMITTAL 7/29/02
TRIPLE 48'-0'
WALK-OUT TYPE
PLANS
CITY SUBMITTAL
A2.1
THE PINES
Town Office Park
Developer.
MARMOR LLC.
(~) FRONT ELEVATION
BOT. O?FASOA
BOT. ~ FAS(IA ~
THIRD STREET
Elk River, MN
CLIENT APPROVAL:
CE)~LA~
(REAR ELEV^TION
2002 lv~gen Arch~tect~, Ltd.
0074
1 CITY SUB&#ITAL 7/2~/02
w/ cu'n1~s ~
)SIDE ELEV^TION
/8" = 1'-0'
TRIPLE
OFFICE/STORAGE
TYPE
ELEVATIONS
CITY SUBMITTAL
A3.4
F-I F-I
L_J =-~ L_J
22'-8'
MAIN LEVEL FLOOR PLAN
1/8" = F-O"
(~ UPPER FLOOR
PLAN
THE PINES
Town Office Park
Developer.
MARMOR LLC
THIRD STREET
Elk River, MN
OJ Er, IT ,At~ROVA~
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t cfl¥ SU~IITAL 7/29/02
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TRIPLE
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CITY SUBMITTAL
A3.3
ELK
RIVER
TOWN
OFFICE
DEVELOPMENT
Q'l~' O~ ELK Rr~:R
COUN~I' OF SHERBURNE
~C. 3~, T. ~.1 N, R. 26 W
o IOO
200
LEC-ENO
~ SEC~10N CORNER
ULTEIO ENGINEERS, INC.
S~9'59'37"E 82442
RESOLUTION NO. 02 -
CITY OF ELK RIVER
A RESOLUTION GRANTING FINAL PLAT APPROVAL FOR:
Elk River Town Office Development
Case No. P 02-'19
WHEREAS, application has been made for final plat approval, pursuant to
Section 1008.08 (1)(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 September 16, 2002; 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, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF
THE CITY OF ELK RIVER, as follows:
It is hereby determined by the City Council for the City of Elk River as
follows:
Ao
The proposed subdivision is consistent with the Zoning Ordinance
and conforms with all of its requirements.
Bo
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.
Do
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.
Eo
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.
The proposed subdivision will not have an undue or adverse impact
on the reasonable development of neighboring land.
Final plat approval is hereby granted for the Property, subject to the
conditions set forth in attached Exhibit B.
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.
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.
°
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
and duly seconded by Council Member
The following voted in favor of the Resolution.
Member
The following voted against the Resolution:
The following were absent:
S:\PLANNING\Case Files\P 02-19 Elk River Town Offlce\FP P, esolution.doc
WHEREUPON the resolution is adopted.
Passed and adopted this __ day of
.,2002.
Stephanie Klinzing, Mayor
CERTIFICATE
STATE OF MINNESOTA
COUNTY OF SHERBURNE
CITY OF ELK RIVER
I, the undersigned, being the duly qualified and acting Clerk of the City of
Elk River, Minnesota, hereby certify that the above resolution is a true and
correct copy of the resolution as adopted by the City Council of the City of Elk
River on ., 2002.
WITNESS my hand officially as such Clerk and the corporate seal of the
City this __ day of ,2002.
Sandra Peine, City Clerk
STATE OF MINNESOTA
SS.
COUNTY OF SHERBURNE
The foregoing instrument was acknowledged before me this __
., 2002, by Stephanie Klinzing, Mayor, City of Elk
Minnesota.
day of
River,
STATE OF MINNESOTA
SS.
COUNTY OF SHERBURNE
Notary Public
The foregoing instrument was acknowledged before me this __ day of
,2002, by Sandra Peine, City Clerk, City of Elk River, Minnesota.
Notary Public
S:\PLANNING\Case Files\P 02-19 Elk River Town Oflice\FP Resolution.doc
EXHIBIT A
Legal Description:
Lot 2, Block 1, and Lot 1, Block 2, MULVANY POINT, Sherburne County,
Minnesota
S:\PLANNING\Case Files\P 02-19 Elk River Town Office\FP Resolution.doc
EXHIBIT B
Condition:
1. ALL COMMENTS OF THE CITY ENGINEER SHALL BE ADDRESSED.
S:\PLANNING\Case Files\P 02-19 Elk River Town Oflice\FP Resolution.doc