7.14. SR 07-15-1996 City of
E
River
ITEM 7.14.
MEMORANDUM
TO:
FROM:
Mayor and City Council
Steven B. Ach, City Planner, s/
DATE:
July 15, 1996
SUBJECT:
Request for Final Plat Approval by
John Weicht and Associates, Inc.
(Rennet Addition), Case No. P 96-4
I$$1te
John Weicht and Associates is requesting final plat approval to subdivide
approximately 7 acres into i commercial lot and 1 outlot.
Location
The northwest corner of Jarvis Street and U.S. Highway No. 10
Zoning/Land Use
C3 (Highway Commercial) / HB (Highway Business)
Attachments
· Final plat
· Memo from the City Engineer dated July 10, 1996
· Resolution No. 96-__
· Report to the City Council dated June 17, 1996
Overview
The final plat for Renner Addition has been prepared in accordance with the
conditions for prehminary plat approval. The plat includes additional right
of way along Jarvis, as well as right of way for the extension of 165th Avenue
west of Jarvis Street. Outlot A in the final plat will be conditioned to be
combined with Lot 4, Block 1 R & R Industrial Park.
13065 Orono Parkway · P.O. Box 490 · Elk River, MN 55330 · (612) 441-7420 · Fax: (612) 441-7425
Memo to the Mayor and City Council/P 96-4
July 15, 1996
Page 2
Street Improvements
One of the issues that was discussed at length during the prehminary plat
review centered on whether street improvements to Jarvis and 165th Avenue
need to be done now or at a later date. The City Council's recommendation
was to defer specific action on the improvement to Jarvis Street and 165th
Avenue until the time of final plat approval. Since the City Council meeting,
staff has had a chance to meet with Roger Rennet, John Weicht and Larry
Hickman. After discussing the issues the apphcant has agreed to construct
165th Avenue west of Jarvis Street as part of the development in order to
define the entrance into the proposed furniture store and into Rennet Well
Drilling. Staff envisions this road improvement to be an urban section with a
width of 36 feet and increased at Jarvis allowing for three lanes. However,
the position on upgrading Jarvis has not changed in that this improvement
should be deferred until a later date. Staff still beheves that upgrading of
Jarvis from Highway 10 to 165th Avenue should be done at this time and
made part of this plat. This has typically been done with other commercial
developments and this proposed development is essentially no diffferent.
Please refer to the attached memo from Terry Maurer regarding this issue.
Driveway Access of off Jarvis
As illustrated on the concept plan for the commercial development, an access
would be provided off of Jarvis directly into the customer parking lot. Once
again, staff had recommended that this access be eliminated and the
development's access be provided off of 165th Avenue. During the review of
the preliminary plat, the City Council agreed to temporarily allow the access
point until a later date when Jarvis is upgraded and the city will review the
safety of that access point at that time. Certainly, there is a concern with
trying to remove an access point once it is established.
Proposed use for Property
Staff would encourage the Council to review this plat and associated
improvements based on the property's current zoning of C-3 (Highway
Commercial). In other words, once the property is platted it can be developed
with any use listed in the C-3 zoning district. This includes a laundry list of
permitted uses which the City Council would not have an opportunity to
review.
At this time, the proposed use for the property is a 90,000 square feet
commercial building for retail purposes. Retail is a permitted use which
requires the development plans to be reviewed at staff level. It is staff's
understanding the three businesses include:
s:\councfl\p96-4x.doc
Memo to the Mayor and City Council/P 96-4
July 15, 1996
Page 3
· World Furniture Outlet
· Furniture and Things
· Plants and Things Crafts
Recommendation
It is recommended that the City Council approve the final plat request by
John Weicht and Associates, Inc. with the following conditions:
A developer's agreement be prepared and executed outlining the terms
and conditions of plat approval and any necessary improvements.
Additional 17 feet of right-of-way be provided along the west side of
Jarvis Street including the frontage of Outlot A.
o
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.
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.
s:\council\p96-4x.doc
Memo to the Mayor and City Counci]/P 96-4
July 15, 1996
Page 4
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.
14.
A street light be installed at the corner of 156th Avenue and Jarvis
Street. This improvement shall be included with the plans prepared
for 156th Avenue NW.
15.
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.
16. Restricted access be shown on the plat along Highway 10.
17. Appropriate drainage and utility easements be provided on the plat.
s:\council\p96-4x.doc
CONSULTING ENGINEERS
1326 Energy Park Drive
St. Paul, MN 55108
612-644-4389
1-800-888-2923
Fax: 612-6~4-94~6
July 10, 1996
File: 230-317-11
Mr. Steve Ach
City Planner
City of Elk River
13065 Orono Parkway
P.O. Box 490
Elk River, MN 55330
RE:
RENNER ADDITION
FINAL PLAT
CIVIL ENGINEERING:
ENVIRONMENTAL
MUNICIPAL
PLANNING
SOLID WASTE
STRUCTURAL
SURVEYING
TRAFFIC
TRANSPORTATION
ELECTRiCAL/MECHANiCAL
ENGINEERING
HVAC
POWER DISTRIBUTION
SCADA
SYSTEM CONTROLS
OFFICES IN:
MINNEAPOLIS
PRIOR LAKE
ST. PAUL
WASECA
Dear Mr. Ach:
As you requested, we have reviewed the final plat for the Renner Addition. In addition
to comments on the final plat, we will also provide comments on the issues of the upgrade
of Jarvis Avenue and 156th along with access to Lot 1, Block 1, which were postponed
by the City Council for consideration from the preliminary plat until the final plat was
reviewed. Based on our review, we would offer the following comments:
The final plat should include a drainage easement over the area anticipated to
contain the storm drainage retention pond located in the north area of Lot 1, Block
1.
The preliminary plat does include the additional 17 feet requested along Jarvis
Street.
On January 25, 1996, we met with John Weicht, Larry Hickman of Furniture 'N
Things, Roger Renner, and Terry Herman of John Oliver & Associates. At that
meeting, Larry Hickman and Roger Renner agreed to build 156th Avenue to the
northwest plat boundary. This street should be constructed as an urban, 9-ton
roadway with concrete curb and gutter. We would recommend a width of 36 feet,
which would allow two lanes of traffic and a little additional width for turning
movements of large vehicles. As the street approaches the intersection with
Jarvis, we would recommend that it be widened out to allow two eastbound lanes
and one westbound lane.
One of the other issues that a decision was delayed on was the upgrading of Jarvis
Street from TH 10 to 156th. We had recommended previously that this section
of Jarvis be upgraded to an urban section, 42 feet wide, 9-ton design, to
accommodate the traffic that can be expected from the Renner Addition and future
developments in the area. As I pointed out in a previous memo, there has been
precedence for requiring these types of improvements in other commercial
developments such as Hillside Crossing, Hillside Crossing II, and Elk Park
Center. The only difference between those commercial developments and this one
is the availability of sanitary sewer and water. However, when considering traffic
An Equal Opportunity Employer
Mr. Steve Ach
July 10, 1996
Page Two
concerns, the availability of municipal utilities really has no bearing. A 90,000
square foot building can generate the same traffic whether it is located in an area
with sewer and water or without. If this development is a 90,000 square foot
furniture store, the traffic on Jarvis can be expected to increase by 350 to 450 cars
for a typical day. However, if the use is more of a seasonal type, such as Mr.
Hickman's store located east on Highway 10 in Ramsey, that amount of traffic can
be expected to grow and be substantially higher in the peak hours. It should be
pointed out that, at this point in time, we are considering the plat only, and there
are no formal submittals for development on Lot 1, Block 1. This lot could
contain a 90,000 square foot commercial user, such as a Wal-mart, and generate
substantially more traffic. Therefore, we think that the improvement to Jarvis in
any case is needed and is reasonable to expect the Developer of the Renner
Addition to undertake.
Using much the same arguments, we would still recommend against the access
from Lot 1, Block 1, onto Jarvis Street. We think, as traffic continues to grow
in this area, this access is too close to TH 10 and certainly too close to 156th
Avenue. The close proximity to these two will cause many conflicting traffic
movements which lend themselves to an unsafe condition. One of the arguments
from Mr. Hickman for the access off of Jarvis was the need to build 156th Avenue
in order to provide access from that street. However, since he has already agreed
that the roadway should be built, his argument no longer is valid. His other
concern that his customers would be brought in to the side or the rear of the
building also is not valid. By simply locating the customer access directly in line
with the front of the building, the customer traffic can be directed to that point,
where most will end up anyhow looking for a close parking stall. By adding a
second driveway access a little farther to the west on 156th Avenue, he can
separate the commercial truck traffic. As has been documented many times
previously, once an access is granted, it is very difficult to modify and/or remove
it. Therefore, we are not very comfortable with the idea of allowing access
directly onto Jarvis with a condition that it can be modified or removed in the
future.
If you have any questions regarding these comments, please call.
Sincerely,
MSA, CONSULTING ENGINEERS
T~urer, P.E.
TJM:tw
317-1002.jul
For the purposes of this plot, the westerly
line of R.R. INDUSTRIAL PARK, is assumed
to bear North 50'56'17" East.
0 Denotes I/2 inch x 14 inch iron
monument set with o plosUc cop
stomped R.LS. 8194.
I~) Denotes County section monument found.
ODenotes MnDOT monument found.
Drainage and Utility Easements shall
be shown thus:
I
Being Ia feet in width, unless other-
wise indicated, es shown on the plot.
NO SCALE
River
SEC 13 & 24, TWP 32, RNG 26
RENNER
ADDITION
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P.O.T. Line I J
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LOT I
BLOCK
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171
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City Of Elk River
Sherbume Coun~ MN
//,
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/
/
/
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OUTLOT A
/
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~ /
/
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/
0 60 120
SCALE IN FEET
Jo~ Oever & Aasoc~te~/r~
Sheet 2 Of 2 Sheets
RESOLUTION NO. 96 -
CITY OF ELK RIVER
A RESOLUTION GRANTING FINAL PLAT APPROVAL FOR:
Renner Addition
Case No. P 96-4
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 June 17, 1996; 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:
The proposed subdivision is consistent with the Zoning Ordinance
and conforms with all of its requirements.
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.
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.
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.
The proposed subdivision will not cause substantial environmental
damage.
The proposed subdivision will not conflict with easements of record
or with easements established by judgment of a court.
Go
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 two years from the date of this
resolution if the final plat is not recorded within that time.
The foregoing
resolution was introduced by Council Member
and duly seconded by Council Member
The following voted in favor of the Resolution.
The following voted against the Resolution:
The following were absent:
s:\document\resoluti\rennerfp.doc Page 2
WHEREUPON the resolution is adopted.
Passed and adopted this __ day of
.,1996.
Henry Duitsman, 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 ., 1996.
WITNESS my hand officially as such Clerk and the corporate seal of the
City this __ day of ,1996.
STATE OF MINNESOTA
SS.
COUNTY OF SHERBURNE
Sandra Thackeray, City Clerk
The foregoing instrument was acknowledged before me this __ day of
., 1996, by Henry Duitsman, Mayor, City of Elk River,
Minnesota.
Notary Public
s:\document\resoluti\rennerfp.doc Page 3
STATE OF MINNESOTA
SS.
COUNTY OF SHERBURNE
The foregoing instrument was acknowledged before me this __ day of
, 1996, by Sandra Thackeray, City Clerk, City of Elk River,
Minnesota.
Notary Public
THIS INSTRUMENT WAS DRAFTED BY:
DOHERTY RUMBLE & BUTLER
3500 Fifth Street Towers
150 South Fifth Street
Minneapolis, MN 55402-4235
s:\document\resoluti\rennerfp.doc Page 4
EXHIBIT A
Lots 1, 2, and 3, Block 1, of the duly recorded plat of R.R. INDUSTRIAL PARK.
AND
That part of the Northeast Quarter of Section 24; and that part of the Southeast Quarter
of Section 13; both in Township 32, Range 26, that lies northwesterly of said R.R.
INDUSTRIAL PARK; that lies northeasterly of the Northeasterly line of the right-of-way
of U.S. Highway 10 and 169 as shown on STATE HIGHWAY MONUMENTATION PLAT
NO. 71-4, filed as Instrument No. 152834 in the office of the County Recorder that lies
southeasterly of Line 2 to be hereinafter described; and that lies southwesterly of Line 4
to be hereinafter described.
Said Line 2 being described as Commencing at the most westerly corner of Lot
1, Block 1, said R.R. INDUSTRIAL PARK; thence North 30 degrees 36 minutes
17 seconds East, assumed basis of bearings, along the Westerly line of said
R.R. INDUSTRIAL PARK for 366.11 feet to the point of beginning of a line
heretofore known as Line 1; thence North 44 degrees 10 minutes 46 seconds
West along said Line 1 for 272.36 feet; thence continue northwesterly along said
Line I being a tangential curve concave to the southwest, radius 830.91 feet, for
a central angle of 6 degrees 53 minutes 14 seconds and length 99.88 feet;
thence North 51 degrees 04 minutes 00 seconds West tangent to said curve and
along said Line 1 for a distance of 50.00 feet and there terminate said Line 1;
thence North 38 degrees 56 minutes 00 seconds East for a distance of 96.45
feet to a point to be hereafter known as Point A for the purposes of this
description, said Point A also being the actual Point Of Beginning of said Line 2
to be hereby described; thence return South 38 degrees 56 minutes 00 seconds
West along said Line 2 for a distance of 304.50 feet; thence continue along said
Line 2 being a tangential curve concave to the northwest, radius 333.50 feet, for
a central angle of 17 degrees 03 minutes 12 seconds and length 99.26 feet;
thence continue along said Line 2 being a tangential reverse curve concave to
the southeast, radius 393.71 feet, for a central angle of 14 degrees 28 minutes
31 seconds and length 99.47 feet, more or less, to terminate said Line 2 at its
intersection with said Highway right-of-way.
Said Line 4 being described as Beginning at a point on said Westerly line of R.R.
INDUSTRIAL PARK a distance of 81.70 feet southwesterly, as measured along
said Westerly line, of the most Northerly corner of Lot 3 of said plat; thence North
44 degrees 10 minutes 46 seconds West along said Line 4 for a distance of
37.49 feet; thence continue northwesterly along said Line 4 being a tangential
curve concave to the northeast, radius 430.00 feet, for a central angle of 51
degrees 56 minutes 22 seconds and length 389.80 feet; thence North 82
degrees 14 minutes 24 seconds West along said Line 4, not tangent to said
curve, for a distance of 82.95 feet, more or less, to terminate said Line 4 at the
above described Point A.
s:\document\resoluti\renner fp.doc Page 5
o
10.
11.
12.
13.
EXHIBIT B
A developer's agreement be prepared and executed outlining the terms
and conditions of plat approval and any necessary improvements.
Additional 17 feet of right-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.
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.
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.
Any recommendations or conditions from the Minnesota Department of
Transportation be made part of the plat approval.
All comments stated in the City Engineer's memo dated 5/23/96 be
incorporated as part of the preliminary plat approval.
A grading plan be approved by the City Engineer prior to any work
commencing on the site.
Jarvis Street be upgraded from State Highway No. 10 north to 156th
Street.
s:Xdocument\resoluti\rennerfp.doc Page 6
14.
A street light be installed at the corner of 156th Avenue and Jarvis
Street. This improvement shall be included with the plans prepared
for 156th Avenue NW.
15.
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.
16. Restricted access be shown on the plat along Highway 10.
17. Appropriate drainage and utility easements be provided on the plat.
s:\document\resoluti\rennerfp.doc Page 7
I~M 6.12.
River
MEMORANDUM
TO:
FROM:
DATE:
SUBJECT:
Mayor and City Council
Steven B. Ach, City Planner.~~_.~
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 pre]imlnary 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 Oliver's office
Overview
The proposed pre]imlnary 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 Outlot A. Outlot 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 oewer, Therefore, the development a~ 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, stiff'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 approxim ately
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, staffis once again
recommending improvements be made to Jarvis to accommodate not only
the increase in tr~qc 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 ~.ime and also cites other examples where developers have
been responsible for tasking 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 traffic
increases on Jarvis, is allowing access to the proposed commercial site
directly off Jarvis Street, rather than u~.i]izing the proposed frontage road.
The attached site plan of the proposed commercial buildin g 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 believes 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 limited to the frontage
road. Once again, in anticipation oft his area further developing and trs~c
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:\council\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.
Additional 17 feet of right-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 smount required by the
CiW at the time of final plat be paid prior to releasing the final plat for
recordin g.
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 ~rom State Highway No. 10 north to 156th
Street.
14.
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.
15.
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
612-6,~-4389
1-800-888-2923
Fax: 612-6~-9~6
Mr. Steve Ach
City Planner
City of Elk River
13065 Orono Parkway
P.O. Box 490
Elk River, MN 55330
RENNER ADDITION
JARVIS STREET UPGRADE
Dear Mr. Ach:
CIVIL ENGINEERING:
ENVIRONMENTAL
MUNICIPAL
~!k~jP~NNING
~SOLID WASTE
STRUCTURAL
SURVEYING
TRAFFIC
TRANSPORTATION
ELECTRICAL/MECHANiCAL
ENGINEERING:
HVAC
POWER DISTRIBUTION
SCADA
SYSTEM CONTROLS
OFFICES IN:
MINNEAPOLIS
PRIOR LAKE
ST. PAUL
WASECA
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.
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.
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
TJM:tw
317-0708 .jun
Mn/DOT Metro
TEL:612-582-1368
Minnesota Dmpsrtment of Tr. nsportatlon
Metropolitan Division
Waters Edge
1S00 West County Road B2
Roseville, MN 55'113
.]un
13 96
10:45
No.O06
P .02
June 13, ] 996
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 10 and Jarvis St
Elk River, Sherburne County
CS 7101
The Minnesota Department of Transportation CMn/DOT) has reviewed the Refiner Addition
preliminary plat. in compliance with Minnesota Statute '505.03, sUbd. 2, Plats. We tind the plat
acceptable for further development with consideration of the following comments.
The final plat must identify the Trunk Highway (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 l 0 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 Jarvis 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 ofway 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 Malta ~
Transportation Planner
Dan Nichols, Sherbume County Surveyor
Terry Humbert, Mn/DOT District 3
'vet
FROM:
DATE:
SUBJECT:
ITEIq 5.11.
MEMORANDUM
Planning Commission
Steven B. Ach, City Planne~g~_~
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 comer of J .arvis Street and U.S. Highway No. 10
Zoning/Land Use
C-3 (Highway Commercial) / I-IB (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 pre]imlnary 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 appro~mately 7 acres of property
of which 6 acres will be a platted lot for a proposed commercial building
(F .urniture 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
May 28, 1996
Page 2
proposed Lot 1 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
Mn/DOT 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 Ouflot 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.
Necessar~ Road Improvements
Staff has discussed with both John Weicht and Roger Renn er 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 di~cult to
predict the exact alignment of the frontage road as it is to serve properties
further west of the subject plat, staff beheves 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 trs6~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:\plannin g\pc\p96-4.doc
Memo to Plannin§ Commission
May 28, 1996
Page 3
Lot Size and Dimensions
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,
well exceeding the minimum requirements. 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 appro~mately one-half acre in size.
Staffis 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 S~stem
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 sprink]in g system, a 30,000
gallon underground tank will need to be provided on site.
Access off Jarvis
The proposed frontage road (156th Avenue) is appro~mately 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 beheves this access should be removed.
Cert2inly 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
pre]imiuary plat request by John Weicht and Associates to subdivide
approximately 7 acres into one commercial lot and one outlot with the
following conditions:
s:\pl~nnlng\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.
Additional 17 feet of right-of-way be provided along the west side of
Jarvis Street for the frontage of Ouflot A.
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~nal
plat be paid prior to releasing the ~nal plat for recording.
o
Surface water management impact fee in the ~mount required by the
City at the ~me of t~nal plat be paid prior to releasing the (~nal plat for
recording.
A letter of credit or other acceptable ~inancial 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.
o
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.
13.
Jarvis Street be upgraded from State Highway No. 10 north to 156th
Street.
s:\pl~nn~ g\pc\p96-4.doc
11:0~
May 24, 1996
File: 230-317-11
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:
P.04/05
EI.E'CTI~ICAUM ~HANICA L
ENGINEERING:
HVAC
POWER DIST£IBUTION
~STFa~ CONTROLS
FFICES IN:
jNNEA,oOUS
,OR I..~KE
ST. PAUL
WASEC,~
As requested, we have reviewed thc submittal for the Renner 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 foIlowing comments:
Thc plat creates one large lot, approximately six acres in size, adjacent to TH 10.
It also provides right-of-way for the start of a frontage road off of Jarvis and the
remnant, 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 ,,-ill be added to the
Rennet & Sore Well Drilling property immediately to the north.
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.larvis 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 wkich 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 to be supplied for
the facility expected to be constructed on Lot l, Block 1, to ensure that the pond
is adequately sized.
An Equal Oppon~ity Emplo~r
M.r. Stove 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 preliminsry grading plan shows an access from Lot 1, Block 1, directly onto
Jarvis 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.
larvis 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 l$6th Avenue with this plat in auticipation of tbi~ increased
traffic.
If you have any questions regarding any of these comments, please call.
Sincerely,
MSA, CONSULTING ENGINEERS
317-2~02.ma¥
TOTRL P.05
LOCATION
157~
City of
I 13065 Orono Parkway. P.O. Box 490 CASE:
Elk River. MN 55330
LOCATION
MAP
P 96-4'
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LOCATION
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168TH
16'7TH
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RENNER ADDITION
CITY OF ELK RIVER, MN
H RENNER & SONS INC.
}4ASTER PLAN
John Oliver & Aeeoolatee,
,~lh ~'i~er, ¥~ot~ 55330
(8t2~04-3045
I hereby cer'[Ify thor thil plun woe
p,epored by me or undlr my direct
SuPe~v[sio~ end thor [ om 0 duty
Registered Profelllo~el Engineer
un~r the Iowe Of the store of
Do,. 5/28196 Re9 No 12699
DATE:
DESIGN BY: TH
DRAWN BY: OK
CHECKED Err': ,, TH
DWG FILE: REN-MAST
TEXT FILE: NONE
FILE NO 7264 0
DL"SCRIP~ON
III
0 ~000
i.,,, i,,, mm Major Aderials
II III I I mm m Minor Arterials
,m~= ~ Collectors
FIGURE 8
ULTIMATE FUNCTIONAL
'CLASSIFICATION SYSTEM
City of
Elk ver
s=_~r..s sna__ cniy De allowed in =ne C-3 dis=tic% s'~bjec%
to -~ fc!!owin~ re~giremen%s.
a. Off-premises signs are prohibited within one
hundred (i00) 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. All advertising signs shall be erected with a
single pole or mono-pole st_~-uctural standard and
shall have under,round wiring.
d. The base of any advertising sign must be
landscaped with at least grass and must be
properly maintained.
e. Advertisin~ 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 hi~hest point of the sign
st--ucture to the grade level directly below the
sign. The existing grade may not be altered for
the purpose of increasing si~n height.
f. Advertising signs shall be considered a
principal use of the property. Existing
advertising signs must be removed when the parcel
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 st_--ucture with the provisicns 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.
I
I
I
E H Rt~NN£R & SONS INC.
k
OUTLOT A ~
-
R- 11386.2~
U.S, HIGHWAY 10, 52 & 169
' 0 5O ~0 150
SCALE IN FEET
LEGEND
De-ores buading
20' gide
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T
OUTLOT A I
FF=894.6
1
893
HIGHWAY
52
169
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SCALE IN FEEl
LEGEND
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