6.12. SR 06-17-1996~ity of
ITEM 6.12.
iver
FROM:
DATE:
SUBJECT:
MEMORANDUM
Mayor and City Council
Steven B. Ach, City Planner~2~~
June 17, 1996
Preliminary Plat Request for John
Weicht and Associates, Inc., Public
Hearing Case No. P 96-4
Issue
John Weicht and Associates, Inc. is requesting a preliminary plat approval to
subdivide approximately 7 acres into one commercial lot and one outlot.
Location
The northwest corner of Jarvis Street and U.S. Highway No. 10.
Zoning/Land Use
C3 (Highway Commercial) / HB (Highway Business)
Attachments
· Report to the Planning Commission dated May 28, 1996
· Letter from the City Engineer dated June 10, 1996
· Letter from Mn/DOT dated June 13, 1996
· Concept Plan from John Ohver's office
Overview
The proposed prehminary plat involves replatting Lots 1, 2 and 3, Block 1, R
& R Industrial Park, as well as including a portion of unplatted property
immediately to the west. The plat involves approximately 7 acres of property
of which 6 acres will be platted into a commercial lot for Furniture and
Things and including right-of-way for the extension of a frontage road (156th
Avenue NW) and a residual piece labeled as 0utlot A. 0utlot A is
approximately a half acre in size and does not meet the City's lot size
requirement; therefore, staff would recommend a condition be made part of
the approval to attach Outlot A with the adjacent property.
13065 Orono Parkway · P.O. Box 490 · Elk River, MN 55330 · (612) 441-7420 · Fax: (612) 441-7425
Memo to Mayor and City Council
P 96-4
June 17, 1996
Well and Septic System
Page 2
This plat is in an area of the City that currently does not have city water and
sewer, nor is it planned as part of the comprehensive plan to have city water
and sewer. Therefore, the development as proposed for the platted lot will be
required to provide its own septic and well system.
Transportation
The draft comprehensive transportation plan identifies Jarvis Street as
ultimately becoming a minor arterial. Jarvis Street is envisioned to extend
north of Highway 10, serving the east and southeast area of Elk River as well
as parts of Ramsey. As part of the corridor study the City has been working
with MN/DOT on, Jarvis Street has been identified as a future signalized
intersection. Therefore, based on these long range plans, staff is
recommending additional right of way be dedicated as part of the plat and
access issues be carefully addressed at this time, to avoid any future
problems as traffic in this area is expected to increase.
To assist in the long range planning for this area, John Oliver's office has put
together a concept plan which takes a look at the property beyond the limits
of the proposed plat (see attached exhibit). Included in the concept plan is a
frontage road that extends from Jarvis Street further west providing access
to additional property which is currently zoned industrial and commercial.
The frontage road shown on the concept plan will intersect with Jarvis Street
at the same point 156th Avenue connects with Jarvis on the east side. This
design will resemble a typical frontage road concept setback approximately
300 feet from the intersection of Jarvis and Highway 10, providing a safe
means of access to the property on either side of Jarvis as it develops.
Necessary Road Improvements
156th Avenue NW - as discussed above, 156th Avenue NW is the
extension of a frontage road west of Jarvis Street. Staff is recommending
that 156th Avenue be improved as part of this development from Jarvis
Street to the plat's western limits. This type of improvement has been
required of all plats to basically complete the improvements within the
boundaries of the development which will allow adjacent properties to
develop and extend improvements incrementally as each parcel of
property develops. It is envisioned that the frontage road will be an
urban section with concrete curb and gutter, very similar to a segment of
street recently built by Lee Fredrickson as part of Riverside Auto Sales
which is about a quarter mile east of the subject property on Highway 10.
s:\council\P96-4.doc
Memo to Mayor and City Council
P 96-4
June 17, 1996
Page 3
Jarvis Street - Staff has also indicated a concern of the condition of Jarvis
Street, as it appears the road is only 23 to 25 feet wide and consists of a
rural section. Given the proposed 90,000 square foot commercial building
and the potential for this area to continue to develop, additional traffic
will be utilizing Jarvis Street. Therefore, staff is once again
recommending improvements be made to Jarvis to accommodate not only
the increase in trs_ffic as a result of the commercial building, but also in
anticipation of future development and increased traffic on Jarvis. In the
attached memo from Terry Maurer dated June 10, 1996, Terry outlines a
recommendation for the types of improvements which should be made to
Jarvis at this time and also cites other examples where developers have
been responsible for making improvements to adjacent streets as a result
of the proposed development.
Staff has indicated to the developer that these types of improvements have
been required as part of other developments; however, another option
available would be for the developer to submit a petition to the City to have
Jarvis upgraded and have those costs assessed to the benefiting properties.
Access off of Jarvis Street
Another transportation issue that may not seem important today, however,
will be a growing concern as this area continues to develop and troffic
increases on Jarvis, is allowing access to the proposed commercial site
directly off Jarvis Street, rather than utilizing the proposed frontage road.
The attached site plan of the proposed commercial building shows an access
off of Jarvis Street which is about 220 feet north of the Highway 10 and
Jarvis Street intersection. However, the entrance is only 100 feet from the
proposed frontage road which could cause some conflicts with turning
movements. Staff beheves that the proposed commercial included in this plat
as well as any proposed development at the opposite corner of Jarvis and
Highway 10 (northeast corner), should have its access hmited to the frontage
road. Once again, in anticipation of this area further developing and tr~_ffic
increasing, the ideal design would be to utilize the frontage road as the
access point into these commercial sites.
Planning Commission Recommendation
The Planning Commission reviewed the preliminary plat request and
discussed at length the issues associated with the road improvements and
access off of Jarvis Street. The Planning Commission's recommendation was
split 2-2 mainly because of the access issue. In general, the plat was
acceptable; however, a condition to limit access from Jarvis Street was not a
unanimous decision.
s:\councfl\P96-4.doc
Memo to Mayor and City Council
P 96-4
June 17, 1996
Recommendation
Page 4
It is recommended the City Council approve the preliminary plat request by
John Weicht and Associates to subdivide approximately 7 acres with one
commercial lot and one outlot with the following conditions:
A developer's agreement be prepared an executed outlining the terms
and conditions of plat approval and any necessary improvements.
o
Additional 17 feet of fight-of-way be provided along the west side of
Jarvis Street including the frontage of Outlot A.
Developer be responsible to construct 156th Avenue NW extending
west of Jarvis Street to the western limits of the plat.
4. A temporary cul-de-sac be provided at the end of 156th Avenue NW.
Park dedication in the amount required by the City at the time of final
plat be paid prior to releasing the final plat for recording.
Surface water management impact fee in the amount required by the
City at the time of final plat be paid prior to releasing the final plat for
recording.
A letter of credit or other acceptable financial guarantee be provided to
the City to ensure the installation of street, utility (storm sewer) and
other public improvements.
o
Prior to issuance of a building permit on Lot 1, Block 1, for the
proposed plat, the existing billboard be removed from the site.
Appropriate permits from the Minnesota Department of
Transportation be obtained for any proposed work within the State
right-of-way.
10.
Any recommendations or conditions from the Minnesota Department of
Transportation be made part of the plat approval.
11.
All comments stated in the City Engineer's memo dated 5/23/96 be
incorporated as part of the preliminary plat approval.
12.
A grading plan be approved by the City Engineer prior to any work
commencing on the site.
s:\council\P96-4.doc
Memo to Mayor and City Council Page 5
P 96-4
June 17, 1996
13. Jarvis Street be upgraded from State Highway No. 10 north to 156th
Street.
14.
15.
Street lights be installed at the corner of 156th Avenue and Jarvis
Street. This improvement shall be included with the plans prepared
for 156th Avenue NW.
A sealcoating fee as determined by the City Engineer be provided prior
to releasing the plat for recording. This fee shall apply to 156th
Avenue NW.
s:\council\P96-4.doc
CONSULTING ENGINEERS June 10, 1996
File: 230-317-11
1326 Energy Park Drive
St. Paul, MN 55108
612-644-4389
1-800-888-2923
Fax: 612-644-9446
Mr. Steve Ach
City Planner
City of Elk River
13065 Orono Parkway
P.O. Box 490
Elk River, MN 55330
RE:
RENNER ADDITION
JARVIS STREET UPGRADE
Dear Mr. Ach:
CIVIL ENGINEERING:
ENVIRONMENTAL
MUNICIPAL
PLANNING
SOLID WASTE
STRUCTURAL
SURVEYING
TRAFFIC
TRANSPORTATION
As you requested, this correspondence is intended to provide follow-up information
relative to our earlier recommendation that Jarvis Street be upgraded from 156th Avenue
to TH 10 in conjunction with development of the Renner Addition. We would recommend
that Jarvis Street be upgraded to a 9-ton, urban section roadway over this stretch. We
believe that the width of the roadway should be at least 42 feet wide to support three lanes
of traffic, two southbound and one northbound. This will provide a means of stacking
vehicles that intend to turn east on TH 10, while allowing the movement of vehicles
intending to head west on TH 10. The urban nature of the design would tie directly to the
urban street section to be built within the Renner Addition on 156th Avenue.
ElECTRICAL/MECHANICAL
ENGINEERING:
HVAC
POWER DISTRIBUTION
SCADA
SYSTEM CONTROLS
Ultimately, when this area fully develops and/or redevelops, it is likely that the Jarvis
intersection with TH 10 would be signalized. At that point in time, this segment of Jarvis
may have to be upgraded further to accommodate geometric improvements associated with
signalization of the intersection. MnDOT's Draft Corridor Study for Elk River envisions
this type of improvement and the transportation component of the Comprehensive Plan
lists Jarvis as a minor arterial sometime in the future.
OFFICES
MINNEAPOLIS
PRIOR LAKE
SI. PAUL
WASECA
I believe there is ample precedent for requiring these types of improvements with the
development of commercial plats. For example, Elk Park Center improved both School
Street and Jackson Avenue from their entrance to TH 169, Hillside Crossing improved
193rd from their entrance to TH 169, and Hillside Crossing II will improve 197th Avenue
from their entrance to TH 169. In fact, this is very similar to the Hillside Crossing II plat
in that it is only developing one lot at this point in time, but there is the potential for other
development in the immediate area.
An Equal Opportunity Employer
Mr. Steve Ach
June 10, 1996
Page Two
If you have any questions regarding any of these comments, please call.
Sincerely,
MSA, CONSULTING ENGINEERS
T eru J~aurer~, P.E~~.
TJM:tw
317-0708 .jun
Mn/DOT Me~ro
w,e,
TEL:612-582-1368
Minnesota Department of Transportation
Metropolitan Division
Waters Edge
1500 West County Road B2
Roseville, MN 55113
]un
13 96
10:45
No.O06
P .02
June 13, 1996
Steve Ach
City of Elk River
13065 Orono Parkway
Elk River, MN 55330
Dear Steve Ach:
Subject:
Renner Addition
Preliminary Plat Review P96-059
Northwest Quadrant of TH I0 and Jap,is St
Elk River, Sherburne County
CS 7101
The Minnesota Department of Transportation (Mn/DOT) has reviewed the Renner Addition
preliminary plat in compliance with Minnesota Statute 505.03, sub& 2, Plats, We find the plat
acceptable for further development with consideration of the following comments.
The final plat must identify the Trunk Hishway (TH) l0 right of way line, Any questions
regarding Mn/DOT's right of way boundaries may be directed to Gene Nelson of our
Surveys Section at 797-3112.
As you know, we support the development of local roads parallel to TH 10 to provide
property access. Property access is most efficiently and safely provided by a local street
network, with collectors intersecting the trunk highway system at appropriately spaced
points. Highways such as TH I0 were constructed to serve regional mobility needs rather
than property access, and the proliferation of direct access degrades highway safety and
capacity.
For these reasons we appreciate the dedication of fight of way for 156th Avenue
Northwest, and the consolidation of highway access at .larvis Street. We look forward to
continuing to work with the city and property owners to balance access needs with the
need to preserve the highway resource.
An equal opportunity employer
Mn/DOT Metro W.E. TEL:612-582-1368 3un 13 96 10:46 No.O06 P.03
Steve Ach
June 13, 1996
page two
A stormwater drainage permit is required for the proposed development. Drainage
computations and drainage area maps showing both existing and proposed conditions
must be submitted with the permit application. The elevation of proposed pond's
outlet could cause flooding at TH 10 and Jarvis Street, as currently shown; this must be
remedied. Any questions regarding Mn/DOT's drainage concerns may be directed to
Mary Hondl of our Water Resources Section at 797-3053. Bill Warden of our permits
section may be contacted at 582.1443 for information regarding the permit process.
Grading within Mn/DOT right of way will not be allowed. Any other use of or work
within Mn/DOT right of way will require an approved permit. The permit necessary
depends on the nature of the proposed work. Bill Warden, as noted above, may be
contacted for further information.
If you have any questions regarding this review, please contact me at 582-1383.
Sincerely,
Elizabeth Malaby
Transportation Planner
Dan Nichols, Sherbume County Surveyor
Terry Humbert, Mn/DOT District 3
ITEM 5.11.
~y of
MEMORANDUM
TO:
FROM:
DATE:
SUBJECT:
Planning Commission
Steven B. Ach, City Planner~~~
May 28, 1996
Preliminary Plat Request for John
Weicht and Associates, Inc., Public
Hearing Case No. P 96-4
Request
John Weicht and Associates, Inc. is requesting preliminary plat approval to
subdivide approximately 6 acres into one commercial lot and one outlot.
Location
The northwest corner of Jarvis Street and U.S. Highway No. 10
Zoning/Land Use
C-3 (I-tighway Commercial) HB (Highway Business)
Attachments
· Memo from the City Engineer dated 5/24/96
· Location Map
· Zoning Map
· Preliminary Plat
· Excerpt from Draft Transportation Plan
· Billboard Ordinance
· Proposed Site Plan
Overview
The proposed preliminary plat involves replatting Lots 1, 2 and 3 of Block 1,
RR Industrial Park, as well as a portion of an unplatted piece of property
immediately to the west. The plat involves approximately 7 acres of property
of which 6 acres will be a platted lot for a proposed commercial building
(Fu. rniture and Things), as well as the extension of a frontage road (156th
Avenue NW), and a residual piece labeled as Outlot A. The property is
currently vacant with two stands of existing trees on the west side of
13065 Orono Parkway · P.O. Box 490 · Elk River, MN 55330 · (612) 441-7420 · Fax: (612) 441-7425
Memo to Planning Commission Page 2
May 28, 1996
proposed Lot i and an existing billboard along Highway 10. As part of
developing this parcel, the existing billboard will need to be removed per city
ordinance (see attachment).
Transportation
The draft comprehensive transportation plan identifies Jarvis Street as
ultimately becoming a minor arterial. It has also been discussed with
MnfDOT that Jarvis and Highway 10 is a likely candidate for a future signal,
based on the contributing traffic to Jarvis from the City of Ramsey and the
City's proposed plan to extend Jarvis further north to serve the eastern part
of Elk River. Based on this minor arterial designation, additional right-of-
way has been requested and is reflected on the proposed plat. The one
exception to this is additional right-of-way has not been included along the
east 17 feet of Outlot A which staff would recommend be included as part of
this plat.
Also reflected on the plat is 60 feet of right-of-way extending west of Jarvis
Street which will act as a frontage road to serve the commercial and
industrial areas lying north' and west of Highway 10 and Jarvis. The
applicant's engineer has indicated that they are in the process of preparing
concept plans for the vacant land immediately west of the proposed plat and
will be prepared to present these plans to the Planning Commission Tuesday
night. It is anticipated that the concept plans will illustrate a frontage road
alignment through the plat supporting the planned right-of-way at this
timeas well as a conceptual extension further to the west.
Necessary Road Improvements
Staff has discussed with both John Weicht and Roger Rennet the need to
construct 156th Avenue for the entire distance within the plat. This
recommendation has consistently been brought forward on previous plats to
ensure that roads are constructed to the plat's limits. Although its difficult to
predict the exact alignment of the frontage road as it is to serve properties
further west of the subject plat, staff believes a defined alignment through
the proposed plat needs to be established at this time.
Jarvis is also a street which may need further attention along with this plat.
As mentioned earlier, the proposed plat is being brought forward to
accommodate a large commercial use (90,000 sq. ft. furniture store).
Therefore, the increased traf~c may necessitate upgrading portions of Jarvis.
Currently, Jarvis Street is a 23' - 25' wide rural section road and really
inadequate to handle additional commercial traffic. Therefore, staff is
recommending that additional improvements be made to Jarvis along with
s:\plsnniu g\pc\p96-4.doc
Memo to Planning Commission
May 28, 1996
Lot Size and Dimensions
Page 3
The minimum lot size in the C3 zoning district permits one-acre lots. As
previously mentioned, the developable lot being created is 6 acres in size,
we]] exceeding the minimum roquiremonts. Also in the plat is a remnant
that is created as a result of the frontage road extending west of Jarvis. This
remnant is labeled as Outlot A and is approximately one-half acre in size.
Staff is recommending that Outlot A be combined with Lot 4 immediately to
the north to avoid any possibilities of Outlot A going tax forfeit.
Well and Septic System
This plat is in an area of the City that currently does not have water and
sewer and is not planned as part of the comprehensive plan to have city
water and sewer. Therefore, any development proposed in this area will be
required to provide adequate on site septic and well systems. As a result of
the size of the proposed commercial use, the building will need to be
sprinkled and in order to accommodate the sprin]din g system, a 30,000
gallon underground tank will need to be provided on site.
Access off Ja rv is
The proposed frontage road (156th Avenue) is approximately 340 feet north
of Highway 10. Ideally, the frontage road is the street that should provide
access to the parcels at the corner of Highway 10 and Jarvis.
As shown on the proposed site plan for the furniture store an access is
proposed directly off Jarvis. Staff believes this access should be removed.
Certainly under today's conditions an access directly off Jarvis would seem
reasonable. However, to allow the access today and expect it to be removed
at a later date is difficult. Furthermore, the decision to permit or prohibit
access on the west side of Jarvis will have an impact on future proposals for
the east side of Jarvis.
If the Planning Commission agrees with the need to prevent access directly
off Jarvis, the best means to accomplish this with the plat is require
restricted access.
Recommendation
It is recommended that the Planning Commission recommend approval of the
preliminary plat request by John Weicht and Associates to subdivide
approximately 7 acres into one commercial lot and one outlot with the
following conditions:
s:\plsnni, g\pc\p96-4.doc
Memo to Planning Commission Page 4
May 28, 1996
1. A developer's agreement be prepared an executed outlining the terms
and conditions of plat approval and any necessary improvements.
o
Additional 17 feet of fight-of-way be provided along the west side of
Jarvis ~treet for the ~ontage of' Outlot A.
o
Developer be responsible to construct 156th Avenue NW be extended
west of Jarvis Street to the western limits of the plat.
4. A temporary cul-de-sac be provided at the end of 156th Avenue NW.
Park dedication in the amount required by the City at the time of final
plat be paid prior to releasing the final plat for recording.
Surface water management impact fee in the amount required by the
City at the time of final plat be paid prior to releasing the final plat for
recording.
A letter of credit or other acceptable financial guarantee be provided to
the City to ensure the installation of street and utility (storm sewer)
improvements.
Prior to issuance of a building permit on Lot 1, Block 1, for the
proposed plat, the existing billboard be removed from the site.
Appropriate permits from the Minnesota Department of
Transportation be obtained for any proposed work within the State
fight-of-way.
10.
Any recommendations or conditions from the Minnesota Department of
Transportation be made part of the plat approval.
11.
All comments stated in the City Engineer's memo dated 5/23/96 be
incorporated as part of the prehminary plat approval.
12.
A grading plan be approved by the City Engineer prior to any work
commencing on the site.
13.
Jarvis Street be upgraded from State Highway No. 10 north to 156th
Street.
s:Xplannin gXpcXp96-4.doc
M~Y-24-1996 11:0~ P.O./OS
~SELIl~G~GIN']~ER~ May 24, I996
File: 230-317-11
1326 Ene'g? Park Dri~
~. Paul, ~ 5~108
6] 2-6~-~389
I-8~-g8~-2923
~ 612~4~-9~6
Mr. Steve Ach
City Planner
City of Elk River
13065 Orono Parkway
P.O. Box 490
Elk River, MN 55330
RE: RENNER ADDITION
Dear Mr. Ach:
CIVIL ENGINEERING:
b'qVIRONMENTAL
/~LINIQI~AI
NNING
'ID WASTE
.:,I'RUCTU~AL
~URvETING
T~[I¢
TJtANS~ORTATION
ELECTRICAL/MECHANICAL
ENGINEERING:
HVA(
I;O~tER DISTRIBUTION
SC~O,I
SYSTEM CONTROLS
OFFICES IN:
,NNEAPOLIS
.OR [liCE
ST. PAUl.
W,~SECA
As requested, wc have reviewed thc submittal for the Refiner Addition. The submittal was
prepared by John Oliver and Associates and contained a preliminary plat and a preliminary
grading plan, both of which were dated April 30, 1996. Based on our review, comments
received at the staff review' meeting, and comments from a meeting with the Developer
and John Oliver and Associates, we would offer the following comments:
The plat creates one large lot, approximately six acres in size, adjacent to TH I0.
It also provides right-of-way for the start of a frontage road off of Jarvis and the
renmant, approximately one-half acre in size, is platted as an outlot north of the
road right-of-way. It is our understanding that the outlot v-ill be added to the
Rermer & Sons Well Drilling property immediately to the noz~h.
The plat adds 17 feet to the existing right-of-way of Jarvis Street. By acquiring an
additional 17 feet on the opposite side of the street, the City will have a 100-foot
right-of-way. When'this area develops, the intersection of Jarvis and TH 10 will
likely be signalized and the additional right-of-way will be needed to provide for
intersection and roadway geometric improvements.
The preliminary grading plan shows storm drainage for Lot 1, Block 1, being a
retention pond located just off of the northwest corner of the property. We would
recommend that the ponding which is required for Lot 1, Block: I, be incorporated
into the actual lot, and be provided with a drainage easement over this area. At
some point in the future, specific drainage calculations will need ro be supplied for
the hcility expected to be constructed on Lot 1, Block 1, to ensure that the pond
is adequately sized.
An Equal Opportunity Employer
Mx. Steve Ach
May 24, 1996
Page Two
156th Avenue should be constructed with these improvements. It will need to be
provided with a temporary turnaround at the north end.
The preliminary grading plan shows an access from Lot 1, Block 1, directly onto
Jar, tis Street. We would recommend that no access directly onto Jar'vis be allowed,
and that the access to Lot 1, Block 1, be off of 156th Avenue. In fact, it may be
desirable to provide two access points off of 156th Avenue, one for customer
traffic and one for large delivery trucks.
Jarvis Street is in poor condition. This plat can be expected to add substantially
to the traffic on Jarvis from TH 10 to 156th Avenue. It should be upgraded at
least from TH 10 to 156th Avenue with this plat in anticipation of this increased
traffic.
If you have any questions regarding any of these comments, please call.
Sincerely,
MSA, CONSULTING ENGINEERS
Terry J. Maurer, P.E.
317-2aO2.may
TOTAL P.05
16411-1
16,;~RD
162ND
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LOCATION
159'nq
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City of
LOCATION
MAP
13065 Orono Parkway. P.O. Box 490 CASE:
Elk River, MN 55330
P 96-4
R18
LOCATION
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168TH
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City of
ZONING
MAP
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RENNER ADDITION
CITY OF ELK RIVER, MN
FOR
E H RENNER & SONS INC.
~ASTER PLAN
John Oliver & Assoolates, Inc.
E.~ Ri'us'r, ./~ri'~?~.~'ofo- 55330
(6t2)441-2072 (F~)44f-S666
201 g. ~a~ers ~C E~te 200
(~f2]894-3045
hereby certify that this plan was
prepared by me or under my direct
supervision and that I am o duly
Registered Professional Engineer
under the lows of the State of
Minnesota.
)~,.~, 5/28/96 Reg. No, 12699
DATE: 5/28/96
DESIGN BY: TH
DRAWN BY: JK
CHECKED BY: TH
DWG FILE; REN-MAST
TEXT FILE: NONE
FILE NO' 7264,0
DESCRIPTION
/," % ..... , . ~
.x ' ;x.'?':1
.................. .~. .......... ~,
rt. . ..... ~.
.... ;12.-_~_~/~ . ..'~Z.'.:" ~ '
~- *~ ST.PAU~ MI~[$OTA
~ (612} 644-43~
~ ,
-" ~ '" ~ ~' ~ Major A~eriels
~ Conectors
-- FIGURE 8
', ~ ULTIMA~ FUNCTIONAL
'CkASSIFICAIIO~ SYS~M
Ill ,
~0',,'/'.'. 2- ...,
L" (~',~J ",,', .-
,, .., "tu~ ~;:, _ -,, CiLy
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,"-,,, .... - Elk
s:gns ' ~:
sna;_ cn!y be allowed in the C-3 district subject
the =~
~=.owinc requirements.
a. Off-premises signs are prohibited within one
hundred (100) feet of the intersection of the
highway right-of-way and any other right-of-way or
driveway.
b. Advertising signs are prohibited within one
thousand two hundred (1,200) feet of another
advertising sign on the same side of the
right-of-way.
c. Ail advertising signs shall be erected with a
single pole or mono-pole st-'-ucturat standard and
shall have underground wiring.
d. The base of any advertising sign must be
landscaped with at least grass and must be
properly maintained.
e. Advertising signs shall not exceed four hundred
(400) square feet in area nor twenty-five (25)
feet in height as measured perpendicularly from
the height of the highest point of the simon%
st-~ucture to the grade level directly below the
sign. The existing grade may not be altered for
the purpose of increasing sign height.
f. Advertising signs shall be considered a ~
principal use of the property. Existing
advertising signs must be removed when the par
9.81
upon which they are situated is devoted to another
principal use.
g. The City shall perform a yearly inspection of
the advertising devices to ensure compliance of
said advertising structure with the provisions of
this section and other provisions of this
Ordinance. The fee for said inspection shall be
set by the Elk River City Council by resolution
from time to time.
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LEGEND
~k Ri~. Mn ~
(612) 427-61~
~VEL~ER: ~ Weicth & Ass~iotes ~c
~, PO Box ~8
/ .... :>-~---~-- ----~- ..... :: ~- ~~ :x,~-,x ~
/ ~ (6~2) 441-5176
~ ~-~-:-X ........ :
- --- --- --- .... --- ........ zo.,.~: ~-~
_ __-,-: .......................
2 U S HIGHWAY 10. :~' f ..... d ,i~ ........
D ...... 9 .... d Utility E ...... t .....
O~.-wgy lines ~nd ad~lning lot lin¢$,
FF=894.6
BLOJB~ ,
U.S.
HIGHWAY
10,
52
169
OUTLOT
0 50 100 150
SCALE IN FEET
LEGEND
PROPO~D CON 'i'OURS
EX~ST~NG CONTOURS
EXISTING CULVERT
PROPOSED CULVERT
~O~D ~LT ~N~
z _z
rv~ .D
5! i£ L~I' NO ~