5.2. PCSR 06-10-2008REQUEST FOR ACTION
ver
To Item Number
Plannin Commission 5.2
Agenda Section Meeting Date Prepared by
Plannin Items une 10, 2008 Sheila Cartne ,Senior Planner
Item Description Reviewed by
Request by Sharp and Associates for Preliminary Plat approval erem Barnhart, Plannin Mana er
(Renner 4t`' Add) Public Hearing Case No. 08-05 Reviewed by
Action Requested
Staff recommends that the Planning Commission recommend approval of the Preliminary
Subdivision request, as illustrated on drawings dated received May 21, 2008 with the following
conditions:
1. All comments of the Public Works Director's memo dated May 20, 2008 shall be
addressed.
2. All comments and conditions of the City of Elk River Environmental Technician's
memo dated May 19, 2008 shall be addressed.
3. The development shall meet all applicable fire codes. The Fire Chief shall verify the
location of all fire hydrants, and may require additional hydrants necessary to
preserve the health and safety.
4. In addition to the easements shown on the preliminary plat, the following easements
shall be provided:
A. Temporary cul-de-sac
B. Utility easements for the shared well
5. A NPDES permit and SWPPP plan are required prior to final approval of
construction drawings.
6. An association shall be established for the shared well system, identifying and
sharing maintenance and use costs.
7. Approved Street Signage plan shall be submitted prior to Final Plat application.
8. Park dedication shall be provided in the following manner:
a. In the form of cash for four acres (at the rate applicable at the time of Final
Plat release (2008 rate $2,320/acre).
9. A letter of credit in the amount of 100% of the cost of the improvements shall be
submitted prior to the releasing of the Final Plat for recording.
10. All required subdivision/park information shall be provided in an electronic format
(.dwg file) as required by the City Ordinance and Land Use Application prior to
recording of the plat.
11. This approval of the Preliminary Plat shall expire after 1 year, unless the property
owner or owners agent has submitted a Final Plat or letter of request for extension.
S:\PLANNING MA[N\Case Filcs\Plat\P OH-05 Renner 4th Addition\PC memo final.doc
Case File: P08-05
Page 2
Background/Discussion
Preliminary Plat
Dennis Sharp
The subject site is outlot A of Renner 3`d addition and is zoned I-1, Light Industrial. Renner 3"' Addition
includes the Renner well drilling property and will be re-plated into this plat. City sewer and water are not
available to this site. The applicant proposes to create or modify six lots: four 1-acre lots, one 8.70 acre
lot (Renner Well) and one 6 acre oudot with the intent to develop the four 1-acre lots.
Attachments
• Location Map
• Memo from City Public Works director dated May 20, 2008.
• Memo from City Environmental Technician dated May 19, 2008.
Applicant's Narrative
• Site Plan(s)
• Civil Drawing(s)
General Information
A lieant Dennis Sharp
120 Day Rule The application has been deemed complete as of Apri128, 2008.
The City must take action by August 28, 2008.
Re vested Action Preliminary and Final Plat
Location and Size Approximately 20 acres north east of Highway 10 on Jarvis Street.
The property is surrounded by industrial uses with the exception of Furniture and Things.
Applicable Regulations
Subdivision
These findings are necessary for the city council approval of the preliminary plat and the final plat:
(>) The proposed subdivision is consistent with the honing regulations (article VI of this chapter) and
conforms in all respects awith all requirements of this Code, including the honing regulations and this article.
(2) The proposed subdivision is consistent with all applicable general and specialised city, county, and
regional plans, including but riot limited to, the city's comprehensive development plan.
(3) 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.
(4) The proposed subdivision makes adequate provision for awater supply, storm drainage, seawage
transportation, erosion control and all other services, facilities and improvements otherwise required in this
article.
(5) The proposed subdivision twill not cause substantial environmental damage.
(6) Thepro-posed subdivision twill not conflict awith easements of record or zwith easements established by
judgment of ~a court.
S:\PLANNING MAIN\(:ase Files\Plat\P U8-05 Kenner 4th Addition\PC memo fmal.doc
Case Pile: P08-05
Page 3
Preliminary Plat
Dennis Sharp
(7) The proposed subdivision will not have an undue and adverse impact on the reasonable development o_ f
neighboring land
(8) The proposed subdivision is not premature. A subdivision is premature if any of the follozving exzsts:
a. Lack of adequate stormavater drainage.
b. Lack of adequate roads.
c. Lack of adequate sanitary seaver systems.
d. Lack of adequate off-site public improvements or support systems.
In the review of the standards for Preliminary Plat as outlined, it appears that the request is
consistent with all of these standards.
Overview/Analysis
The subject property contains two existing parcels, Outlot A and Lot 1, Block 1, Renner 3"~
Addition. The proposal is to create one 6.19 acre outlot, four 1-acre lots and one 8.70 lot (Renner
Well Drilling) this lot will not change, with the exception of a minor modification to create right-of-
way for the cul-de-sac serving the 41ots.
The Light Industrial zoning district requires a minimum of 1 acre per lot and 100 feet of frontage, all
the lots in this subdivision meet this requirement. Buildings are not proposed at this time. The
connection at Jarvis and 156`'' Avenue will remain and 156`'' Avenue will be extended. A temporary
cul-de-sac is required at the end of 156t" Avenue.
Comprehensive Plan
The Elk River Comprehensive Plan has this property designated as Light Industrial. This land use
category includes uses that are lower in intensity than medium industrial. These uses limit the
potential for adverse impacts on adjacent land uses due to factors such as noise and odor. The plat
is consistent with the Comprehensive Plan.
Parks
Staff suggests park dedication be paid in the form cash for four lots at the rate applicable at the time
of Final Plat release. The 2008 rate is $2,320.00 per acre.
Transportation
Streets -The main access is from Jarvis to 156`'' Avenue, which will be extended to the western edge
of the plat. A temporary cul-de-sac is necessary at the end of 156`" Avenue. City policy is that
temporary cul-de-sacs must be full width in diameter and constructed in a permanent nature, since
they can remain temporary for long periods of time.
S:\PLANNING MAIN\Case Files\Plat\P 08-OS Benner 4th Addition\PC memo final.doc
Case File: P08-OS
Page 4
Utilities
Preliminary Plat
Dennis Sharp
Water -According to plans a well system will provide domestic and fire flow to each lot. This water
system is considered private which will need to be maintained by an association. Cross easements
are necessary for this shared system. This system needs to be reviewed with the Fire Marshal.
Sanitation -Each lot will have their own septic system.
Storm Sewer/water -- Development of public improvements will require a NPDES permit and a
Storm Water Pollution Prevention Plan (SWPPP).
Grading/Drainage
Generally drainage from this area will flow to an enlarged existing pond located adjacent to
Furniture and Things. The City Engineer's comment reflect their review.
Landscaping
A Landscape plan was not submitted at this time. At the time of building permit each lot will have
their own landscape plan and be approved as part of the building permit.
Action Motion by Second by Vote
Follow Up
S:\PLANNING MAiN\Case Files\Plat\P 08-OS Renner 4th Addition\PC memo final.doc
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Case Number: P 08-05 RENNER 4TH ADDITION
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MEMORANDUM
TO: Chris Leeseberg, Planner
FROM: Terry Maurer, Public Works Director ~
DATE: May 20, 2008
SUBJECT: Renner 4t" Addition
File #226- 198P
As requested, we have reviewed the submittal information for the Renner 4`'' Addition. The
information was prepared by John Oliver & Associates and included three plan sheets
(Preliminary Plat, Grading and Drainage, and Utility Plan), all dated Apri124, 2008. Also
included were storm drainage calculations received on Apri125, 2008. Based upon our
review, we would offer the following comments:
The Renner 4`s Addition includes six lots and the platting of a short cul-de-sac
named Buchannan Street. The six lots include the existing lot where Renner Well
Drilling is located, four lots around the cul-de-sac approximately 1 '/2 acres size each,
and a slightly larger than 6-acre lot at the northeast corner.
2. Generally, drainage from the area will flow to an enlarged existing pond located
adjacent to the Furniture & Things building. There will be small areas of the plat
that will flow to the existing pond on the Hutton & Rowe property, and to the
northeast corner of Lot 6. We are currently still reviewing the drainage calculations
and will provide comments directly to the engineer regarding these.
Platting of this area will necessitate the construction of 156' Avenue and Buchannan
Street. 156' Avenue must be constructed all the way to the north plat line. It will
ultimately continue from this location so a temporary cul-de-sac is required. City
policy is that temporary cul-de-sacs must be full width in diameter and constructed in
a permanent nature, since they can remain temporary for long periods of time. To
construct a cul-de-sac of this size will require a temporary easement on Lot 6 and/or
Outlot A.
4. The storm sewer collection system as laid out is generally acceptable. It provides for
the collection of drainage within the street right-of--way and stubs to each of the lots
for the collection of internal storm drainage before discharging out onto the street.
5. Sheet 2 of 2 shows a potential well and water system to provide domestic and fire
flow to each of the lots. This water system would be considered private and must be
maintained by an association. It also should be reviewed with the Fire Department
for determination on the actual construction techniques needed for the building
relative to whether or not they are sprinklered appropriately.
6. Development of the public improvements will require a NPDES permit and a Storm
Water Pollution Prevention Plan (SWPPP). The SWPPP must be in an 8 '/a" x 11"
format and signed by the engineer, owner and contractor. Sheet 1 of 2 generally
shows the layout of silt fence for the proposed improvements. Some of the on-site
septic system areas are shown within the silt fence area. Care must be taken to
protect these so that they are not disturbed and damaged for septic use. Also, the
septic system areas must be documented to provide enough space for a primary and
a secondary system, should the primary system fail at some point in the future.
7. Record drawings will need to be provided at the conclusion of the construction,
along with GIS data on the constructed utilities including field survey locations of
the storm sewer and any private water system placed in the public right-of--way. The
GIS data must be in the X, Y, Z format on the County coordinate system.
8. It is important to note that there will be engineering fees generated during the
construction of the public improvements, as the city will require inspection of all
storm sewer and street construction, along with erosion protection and sediment
control measures during construction.
If you have any questions regarding any of these comments, please contact me.
Of
fiver
MEMORANDUM
TO: Sheila Cartney, Senior Planner
FROM: Nicola Blake-Bradley, Environmental Technician
DATE: May 19, 2008
SUBJECT: Concerns regarding the Site Plan Review for:
Renner 4th (P08-05) and Zane St. Commons Commercial/retail
(SP 08-08)
During review of the plans for the items listed above (Renner 4`'' and Zane Street
Commons), an item of concern regarding the chance for an archaeological site was noted for
each site. The following concern was identified:
The City's Archaeological Model indicates a low potential for an archaeological site
in the project areas. No known SHPO (State Historic Preservation Office) site is
located on either property. Staff recommends that the standard condition listed
below is placed upon the request:
"Any item or condition found that indicates the site is likely to yield information
important to prehistory 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 to continue by the City."
Regarding the Zane Street Commons proposal, the owner/developer was informed of the
need for a wetland delineation for the site prior to development. The wetland delineator
agreed to my presence during the wetland delineation. Although I have not received the
wetland delineation from the certified delineator, I feel confident it will be approved upon
receipt. Only one wetland exists, on the most southerly parcel, and it is not anticipated to be
affected by the placement of the storrnwater pond to the north. The other wetlands shown
on the NWI (National Wetland Inventory) in the northern, rectangular parcel have been
converted and are no longer wetlands due to lack of hydrology. Hydric soils and wetland
vegetation were present and may pose a problem for building due to organic soils being
inherently unstable.
Civil Engineering
Land Surveying
Land Planning
Apri125, 2008
Mr. Dennis Sharp
Sharp and Associates
10907- - 93rd Avenue North
Maple Grove, MN 55369
,john OIIVer &Assvclates, Inc.
580 Dodge Avenue, Elk River,llIl~T 55330
(763) 441-2072 • Fax (763) 441-5665
eriverLa7er. joliverassoc. com
Re: RENNER 4TH ADDITION -Elk River, Minnesota
Dear Dennis:
Enclosed are copies of drawings and applications for submittal to the City of Elk River.
We have included Preliminary Plat, Grading, Drainage and Erosion Control Plan and Utility Plan.
Drainage Calculations are also enclosed demonstrating ponding capability and storm sewer sizing. The
Preliminary Plat creates five new lots and replats Raymond Renner lot shown as Lot 1, Block 1.
The existing pond has been enlarged in a manner consistent with direction received from Raymond
Renner and yourself. The pond as shown has sufficient volume without discharge to retain the runoff
from the 3.0 inch rainfall event. Subsequently, a dead storage volume of 1,800 cubic feet per acre of
drainage area to the pond is provided.
The water quality volume is discharged at a rate not exceeding 5.66 cfs per acre of surface area at the
water quality volume elevation. The water quality volume is calculated as 1/2 inch of runoff from the
new impervious surfaces under developed conditions.
The rear lot area of Lots 2 and 3 drain to an in-place pond on the adjoining Hutton and Rowe parcel.
We are of the understanding that whatever agreement(s) may be required to facilitate this drainage
pattern, they can be easily obtained as the property ownerships of Hutton and Rowe and Renner
Properties, LLC are family members. There is no discharge from the Hutton and Rowe pond under the
100 year event.
The development of Lot 6 provides for a future pond facility if needed. The proposed design provides
for a discharge of 6.7 cfs from Lot 6 (subcatchment 16s; 10 year storm sewer). If this discharge and
volume are insufficient for the full development of Lot 6, then additional ponding would be needed.
The 100 year storm event is a backward flow from pond 1 to pond 2 to its point of discharge at 888.03 (a
culvert under the driveway to Furniture and Things adjacent to Jarvis Street).
~~~~~ ~ t~,~t.'~1~~~
Offices in ilk River • Burnsville • Brooklyn Center • St. Cloud
ti~~~: joli~Terassoc.com
Page 2
Apri125, 2008
Mr. Dennis Sharp
Flood Elevation
Catch Basin Rim Elevation
Dead Storage Required
Dead Storage Provided
Water Quality Discharge Allowed
Water Quality Discharge Provided
Please call me if you have any questions.
Sincerely,
JOHN OLNER~& ASSOCIATES, C.
-'~
Ross D. Abel, PE
Project Manager
RDA/lu-w
Enclosures
156th Avenue Low Points
Station 1+00 Station 4+00 Station 8+50 Station 18+60
890.52 890.98 890.77 890.70
890.22 890.27 890.22 890.18
44,100
214,300 at 888.00 (Pond 1 Only)
6.95 cfs
5.48 cfs Primary, Pond 1 at 888.70
File: 7264.40-03
LglasUtmna 41h Addilion.041508
~~~~
~~
aver
MEMORANDUM
TO: Chris Leeseberg, Planner
FROM: Terry Maurer, Public Works Director l
DATE: May 20, 2008
SUBJECT: Renner 4th Addition
File #226-198P
As requested, we have reviewed the submittal information for the Renner 4~' Addition. The
information was prepared by John Oliver & Associates and included three plan sheets
(Preliminary Plat, Grading and Drainage, and Utility Plan), all dated Apri124, 2008. Also
included were storm drainage calculations received on Apri125, 2008. Based upon our
review, we would offer the following comments:
The Renner 4~' Addition includes six lots and the platting of a short cul-de-sac
named Buchannan Street. The six lots include the existing lot where Renner Well
Drilling is located, four lots around the cul-de-sac approximately 1 1/z acres size each,
and a slightly larger than 6-acre lot at the northeast corner.
2. Generally, drainage from the area will flow to an enlarged existing pond located
adjacent to the Furniture & Things building. There will be small areas of the plat
that will flow to the existing pond on the Hutton & Rowe property, and to the
northeast comer of Lot 6. We are currently still reviewing the drainage calculations
and will provide comments directly to the engineer regarding these.
3. Platting of this area will necessitate the construction of 156' Avenue and Bucha.nnan
Street. 156' Avenue must be constructed all the way to the north plat line. It will
ultimately continue from this location so a temporary cul-de-sac is required. City
policy is that temporary cul-de-sacs must be full width in diameter and constructed in
a permanent nature, since they can remain temporary for long periods of time. To
construct a cul-de-sac of this size will require a temporary easement on Lot 6 and/or
Outlot A.
4. The storm sewer collection system as laid out is generally acceptable. It provides for
the collection of drainage within the street right-of--way and stubs to each of the lots
fox the collection of internal storm drainage before discharging out onto the street.
5. Sheet 2 of 2 shows a potential well and water system to provide domestic and fire
flow to each of the lots. This water system would be considered private and must be
maintained by an association. It also should be reviewed with the Fire Department
for determination on the actual construction techniques needed for the building
relative to whether or not they are sprinklexed appropriately.
6. Development of the public improvements will require a NPDES permit and a Storm
Water Pollution Prevention Plan (SWPPP). The SWPPP must be in an 8 1/z" x 11"
format and signed by the engineer, owner and contractor. Sheet 1 of 2 generally
shows the layout of silt fence for the proposed improvements. Some of the on-site
septic system areas are shown within the silt fence area. Care must be taken to
protect these so that they are not disturbed and damaged fox septic use. Also, the
septic system areas must be documented to provide enough space fox a primary and
a secondary system, should the primary system fail at some point in the future.
7. Record drawings will need to be provided at the conclusion of the construction,
along with GIS data on the constructed utilities including field survey locations of
the storm sewer and any private water system placed in the public right-of--way. The
GIS data must be in the X, Y, Z format on the County coordinate system.
8. It is important to note that there will be engineering fees generated during the
construction of the public improvements, as the city will require inspection of all
storm sewer and street construction, along with erosion protection and sediment
control measures during construction.
If you have any questions regarding any of these comments, please contact me.
~~~~
~--
iver
MEMORANDUM
TO: Sheila Cartney, Senior Planner
FROM: Nicola Blake-Bradley, Environmental Technician
DATE: May 19, 2008
SUBJECT: Concerns regarding the Site Plan Review for:
Renner 4th (P08-05) and Zane St. Commons Commercial/retail
(SP 08-08)
During review of the plans for the items listed above (Renner 4`~ and Zane Street
Commons), an item of concern regarding the chance for an archaeological site was noted for
each site. The following concern was identified:
The City's Archaeological Model indicates a low potential for an archaeological site
in the project areas. No known SHPO (State Historic Preservation Office) site is
located on either property. Staff recommends that the standard condition listed
below is placed upon the request:
"Any item or condition found that indicates the site is likely to yield information
important to prehistory 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 to continue by the City."
Regarding the Zane Street Commons proposal, the owner/developer was informed of the
need for a wetland delineation for the site prior to development. The wetland delineator
agreed to my presence during the wetland delineation. Although I have not received the
wetland delineation from the certified delineator, I feel confident it will be approved upon
receipt. Only one wetland exists, on the most southerly parcel, and it is not anticipated to be
affected by the placement of the stormwater pond to the north. The other wetlands shown
on the NWI (National Wetland Inventory) in the northern, rectangular parcel have been
converted and are no longer wetlands due to lack of hydrology. Hydric soils and wetland
vegetation were present and may pose a problem for building due to organic soils being
inherently unstable.
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