4.1. - 4.3. SR 07-29-1996Item 4.1. - 4.3.
ity of
iver
MEMORANDUM
TO:
Mayor and City Council
FROM:
DATE:
Steven B. Ach, City
July 29, 1996
Planner_~~
SUBJECT:
Rezoning, Preliminary Plat,
Conditional Use Permit and Final Plat
Request by LeFebvre Companies, Inc.,
Public Hearing Case No.'s ZC 96-13,
P 96-8 and CU 96-18
Request
A. Rezoning of approximately 3 acres from I- 1 (Light Industrial) to PUD
(Planned Unit Development).
B. Preliminary Plat request to subdivide approximately 11 acres into one
industrial lot and two outlots.
C. Conditional use permit for site plan review of the proposed planned
unit development
D. Final plat approval to create one industrial lot and two outlots
Location
The northeast corner of Ulysses Street and 171st Avenue
Zoning/Land Use
I-1 (Light Industrial) / L-I (Light Industrial)
Attachments
Ordinance No. 96- , granting rezoning
Resolution No. 96-__., granting final plat approval
Final plat
Report to the Planning Commission dated July 23, 1996
13065 Orono Parkway · P.O. Box 490 · Elk River, MN 55330 · (612) 441-7420 · Fax: (612) 441-7425
Memo to Mayor and City Council/LeFebvre Requests
July 29, 1996
Overview
Page 2
LeFebvre Companies, Inc. is proposing to construct approximately a 16,000
square foot office and truck terminal at the corner of Ulysses and 171st. To
facilitate the development of this project, a rezoning to planned unit
development and a preliminary and final plat are also being requested.
The plat will include approximately 11 acres, however, the developable lot
that will be created at this time is approximately 3 acres in size. LeFebvre
Companies is proposing to orient their building towards 171st, providing two
access points - one off of 171st and one off of Ulysses Street. The trucking
business will also have an area dedicated for outdoor storage of trucks as
well as an underground storage tank for the dispensing of gasoline.
Rezoning
The rezoning from light industrial to planned unit development will allow
the LeFebvre Companies' development proposal to move forward, even
though there is no municipal water and sewer available. The planned unit
development zoning designation will apply only to the three acre parcel that
will be developed at this time. As part of the rezoning, certain conditions can
be incorporated into the planned unit development agreement and
developer's agreement in regards to future connection and payment of the
sewer and water charges.
The rezoning to PUD in order to accommodate LeFebvre Companies' request
to develop can be considered based on the following findings:
The rezoning and development of the land is consistent with the land
use found in the comprehensive plan.
The proposed development is consistent with existing uses and will
provide for the construction of Ulysses Street to 171st, improving
emergency accessibility to a developed industrial park.
The rezoning is consistent with the City's economic development
strategy to promote business retention within the community.
Preliminary Plat
The preliminary plat will include an 11 acre parcel creating a 3 acre
developable parcel and two outlots. Outlot B will surround the three acre
parcel on the east side of Ulysses Street, while Outlot A will lie west of
Ulysses Street. If either one of these parcels are to be development in the
future, they will need to be replatted prior to a development moving forward.
s:\council\p96-8.doc
Memo to Mayor and City Councfl/LeFebvre Requests Page 3
July 29, 1996
As part of the platting of the property, various road improvements will be
necessary. First of all, 171st is planned to be upgraded from Highway 10 to
the eastern limits of the plat. This improvement will include a 52 foot wide
road with curb and gutter designed for four lanes of traffic as it extends east
of Highway 10. This road is identified on the draft transportation plan as a
minor arterial as it extends further north crossing 171st, 173rd, County
Road No. 12 and ultimately connecting with County Road No. 13.
The second street improvement will include the extension of Ulysses Street
from its current termination in Rail 10 Industrial Park. The extension will
tie Ulysses Street which is now a cul-de-sac into 171st, providing a second
access point to Raft 10 Industrial Park.
Conditional Use Permit
Planned unit developments require a conditional use permit be submitted
along with the application for the site plan review. LeFebvre Companies is
proposing a 16, 380 square foot truck facility which has approximately 4,500
square feet of office space and 11,880 square feet for trucking warehouse.
The trucking storage area will have four separate bays of which one will be
used for storage, another as a wash bay, and two as service bays. The
overhead doors to access these bays will be on both the west and east side of
the building.
The site plan's general layout includes a building oriented towards 171st so
the office portion is facing the more heavily traveled road. To the rear of the
building is a gravel surface that will be used for truck storage. The parking
area in front of the office and along the west side of the building (along
Ulysses Street) will be fully improved with a bituminous surface and concrete
curb and gutter per the city's standards. The curb and gutter will also
extend along the outdoor storage area which is adjacent to Ulysses Street. In
reviewing the landscape plan, staffs general concerns were to have the plan
reflect an adequate amount of screening along Ulysses Street as well as along
171st in areas that will assist in screening the outdoor storage area. Other
than the screening issue, the required number of plant material based on the
city's performance standards will need to be provided throughout the site.
The construction of the building will consist of prefabricated concrete panels
along with an architectural metal incorporated above the overhead doors, as
well as along the front of the office building. It is anticipated that the
prefabricated concrete panels will not be painted but have an unfinished
surface at this time.
s:\council\p96-8.doc
Memo to Mayor and City Council/LeFebvre Requests Page 4
July 29, 1996
Please refer to the Planning Commission report dated July 23, 1996, for
additional information on the rezoning, prehminary plat and conditional use
permit.
Final Plat
In order to meet LeFebvre Companies' tight time schedule, the final plat is
also being presented to the City Council for consideration this evening. The
plat is relatively straight forward with only one lot being created and two
outlots; therefore, staff is supporting the final plat request at this time.
Planning Commission Recommendation
The Planning Commission recommended approval of the rezoning,
prehminary plat and conditional use permit with the conditions that were
outhned in the report.
Recommendation
It is recommended the City Council approve the following requests:
ho
Ordinance No. 96-__, approving the rezoning of approximately 3
acres from I-1 (Light Industrial) to PUD (Planned unit Development)
with the following findings:
The rezoning and development of the land is consistent with the
land use found in the Comprehensive Plan.
o
The proposed development is consistent with existing uses and
will provide for the construction of Ulysses Street to 171st
improving emergency accessibility to a developed industrial
park.
The rezoning is consistent with the City's Economic
Development strategy to promote business retention within the
community.
B°
Prehminary and final plat ((Resolution 96- ), approval to subdivide
approximately 11 acres into i industrial lot and two outlots with the
following conditions:
A developers agreement be prepared and executed outhning the
terms and conditions of approval.
s:\council\p96-8.doc
Memo to Mayor and City Council/LeFebvre Requests
July 29, 1996
Page 5
o
A planned unit development agreement be prepared and
executed.
Appropriate fight-of-way be dedicated along 171st Avenue to
facilitate the construction of that street.
Surface water management fee, which applies to Lot 1, Block 1
be paid prior to releasing the final plat for recording.
A seal coating fee be paid for Ulysses Street prior to releasing
the plat for recording.
The replatting of the outlot to the east will require a redesign of
the surface water drainage pattern.
Approval from affected agencies (i.e. Northern Natural Gas) be
received.
8. The street name be changed from Roosevelt to Ulysses.
The plat shall include all of the property owned by Lefebvre
Companies along 171st Avenue including the property west of
Ulysses Street.
10.
Necessary drainage and utility easements be dedicated on the
plat as required by the City.
Conditional use permit for site plan approval to develop a 16,380
square foot trucking facility with the following conditions:
All of the comments hsted under the site plan review section of
the staff report dated July 23, 1996 be incorporated into the
revised site plan.
o
Comments hst in Terry Maurer's memo dated July 17, 1996, be
incorporated into the site plan.
s:\councilXp96-8.doc
ORDINANCE 96 -
CITY OF ELK RIVER
AN ORDINANCE AMENDING THE CITY OF ELK RIVER
ZONING MAP TO REZONE CERTAIN PROPERTY FROM
I1 (LIGHT INDUSTRIAL) TO
PUD (PLANNED UNIT DEVELOPMENT)
CASE NO. ZC 96 -13
The City Council of the City of Elk River does hereby ordain as follows:
Section 1. The duly adopted Zoning Map of the City of Elk River is
hereby amended to rezone the property generally described as that area lying
northeast of Ulysses and 171st Avenue.
See Attached Exhibit A
Section 2. That this Ordinance shall take effect and be in full force from
and after the date of its publication.
Passed and adopted this__
the City of Elk River.
day of
· 1996, by the City Council of
ATTEST:
Henry A. Duitsman, Mayor
Sandra A. Thackeray· City Clerk
s:\document\or dinemc\zc96-13.doc
RESOLUTION NO. 96 -
CITY OF ELK RIVER
A RESOLUTION GRANTING FINAL PLAT APPROVAL FOR:
LEON LEFEBVRE ADDITION
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 July 29, 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.
Eo
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.
G. 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\r esolutiXp 96-S.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.
Sandra Thackeray, City Clerk
STATE OF MINNESOTA
SS.
COUNTY OF SHERBURNE
The foregoing instrument was acknowledged before me this
, 1996, by Henry Duitsman, Mayor, City of
Minnesota.
Elk
day of
River,
Notary Public
s:\document\resoluti\p 96 -8.doc Page 3
STATE OF MINNESOTA
SS.
COUNTY OF SHERBURNE
The foregoing instrument was acknowledged before me this __
, 1996, by Sandra Thackeray, City Clerk, City of Elk
Minnesota.
day of
River,
Notary Public
THIS INSTRUMENT WAS DRAFTED BY:
DOHERTY RUMBLE & BUTLER
3500 Fifth Street Towers
150 South Fifth Street
Minneapolis, MN 55402-4235
s:Xdocument\r esoluti\p 96 -8.doc Page 4
EXHIBIT A
s :\document\r esoluti\p96 -8.doc Page 5
EXHIBIT B
o
o
10.
A DEVELOPERS AGREEMENT BE PREPARED AND EXECUTED OUTLINING THE
TERMS AND CONDITIONS OF APPROVAL.
A PLANNED UNIT DEVELOPMENT AGREEMENT BE PREPARED AND EXECUTED.
APPROPRIATE RIGHT-OF-WAY BE DEDICATED ALONG 171ST AVENUE TO
FACILITATE THE CONSTRUCTION OF THAT STREET.
SURFACE WATER MANAGEMENT FEE, WHICH APPLIES TO LOT 1, BLOCK 1 BE
PAID PRIOR TO RELEASING THE FINAL PLAT FOR RECORDING.
A SEAL COATING FEE BE PAID FOR ULYSSES STREET PRIOR TO RELEASING THE
PLAT FOR RECORDING.
THE REPLATTING OF THE OUTLOT TO THE EAST WILL REQUIRE A REDESIGN OF
THE SURFACE WATER DRAINAGE PATTERN.
APPROVAL FROM AFFECTED AGENCIES {I.E. NORTHERN NATURAL GAS) BE
RECEIVED.
THE STREET NAME BE CHANGED FROM ROOSEVELT TO ULYSSES.
THE PLAT SHALL INCLUDE ALL OF THE PROPERTY OWNED BY LEFEBVRE
COMPANIES ALONG 171ST AVENUE INCLUDING THE PROPERTY WEST OF
ULYSSES STREET.
NECESSARY DRAINAGE AND UTILITY EASEMENTS BE DEDICATED ON THE
PLAT AS REQUIRED BY THE CITY.
s :\documentXr esolutiXp 96-8.doc Page 6
~Oen,e4e~ I/2 ~
- FINAL PLAT
BLOCK
'1.
171st AVEJqUE NW ~
............... ;%: ~'--, ........... T~=T=,%T':~.- ..... ===¢; ............ ~ -
-~,
U~
0
U]
ity of
Request
A.
Bo
Co
ITEM 5.8., 5.9., 5.10.
'veF
TO:
FROM:
DATE:
SUBJECT:
MEMORANDUM
Planning Commission
Steven B. Ach, City Planner.~~
July 23, 1996
Rezoning, Preliminary Plat, and
Conditional Use Permit by Lefebvre
Companies, Inc., Public Hearing Case
Nos. ZC 96-13, P 96-8, and CU 96-18
Rezoning of approximately 3 acres from I-1 (light industrial) to PUD (planned
unit development).
Preliminary Plat to subdivide approximately 11 acres into one industrial lot and
two outlots.
Conditional Use Permit for site plan review of the proposed planned unit
development.
Location
The northeast comer of Ulysses Street and 171 st Avenue.
Zoning/Land Use
I-1 (light industrial)/LI (light industrial)
Attachments
· Memo from the City Engineer dated July 17, 1996
· Location Map
· Zoning Map
· Land Use Plan Map
· Preliminary Plat
· Development Plans
Project Overview
Lefebvre Companies is proposing to construct approximately a 16,000 square foot office
and truck terminal at the comer of Ulysses Street and 171 st Avenue. The location of the
proposed development is within the urban service area, however services are not
13065 Orono Parkway · P.O. Box 490 · Elk River, MN 55330 · (612) 441-7420 · Fax: (612) 441-7425
Lefebvre Companies Page 2
July 23, 1996
presently available. The City Council will be holding a public meeting on July 29th to
discuss the extension of city water and sewer into the eastern area of the city.
The proposed project will include approximately three (3) acres of property at the
northeast comer of Ulysses and 171 st Avenue. The proposed building will be oriented
towards 171 st Avenue with access off both 171 st and Ulysses. Since this is a trucking
related business an area to the rear of the facility will be used for truck storage. The
proposed surface material will consist of a chipped granite.
Rezoning
The rezoning from light industrial to planned unit development will allow the Lefebvre
Companies development proposal to move forward even though there is no municipal
sewer and water available. The planned unit development zoning designation will apply
only to the three acre Lefebvre parcel. As part of the rezoning, certain conditions can be
incorporated into the planned unit development agreement and developers agreement to
address issues regarding the future connection and payment of sewer and water charges.
For example some of the conditions will include:
· Developer shall sign a petition and waive their rights to appeal future assessments.
· Developers agree to pay trunk water and sewer costs based on the determined rate for
the eastern area. Some "cap" or not to exceed clause will be included in this
condition.
· Developers agree to hook up to city water and sewer within 2 years after the service is
made available.
The rezoning to PUD in order to accommodate Lefebvre Companies request to
development can be considered based on the following findings:
The rezoning and development of the land is consistent with the land use found in
the Comprehensive Plan.
The proposed development is consistent with existing uses and will provide for
the construction of Ulysses Street to 171 st improving emergency accessibility to a
developed industrial park.
o
The rezoning is consistent with the city's Economic Development strategy to
promote business retention within the community.
Prelimina~_ Plat
As mentioned earlier, the preliminary plat involves about 11 acres of property. The
property is bounded by 171 st Avenue on the south, Ulysses Street on the west, and Rail
10 Industrial Park on the north. The property is currently vacant with two unimproved
roads (Ulysses and 171 st) servicing the property. The proposed lot to accommodate
Lefebvre Companies Page 3
July 23, 1996
Lefebvre Companies' development plans will be approximately 3 acres in size, exceeding
the minimum lot size in the light industrial zoning district. The balance of the plat will be
comprised of two outlots. Outlot A lies west of Ulysses Street and includes a 75 foot gas
line easement and the balance of Lefebvre Companies' property. Outlot B is
approximately 6 acres in size and has the possibility of a one acre lot being created just
north of the proposed lot fronting on Ulysses Street and another larger lot having access
on 171 st Avenue.
As part of the development to serve Lefebvre Companies, various road improvements
will be necessary. First of all, 171 st Avenue will need to be upgraded from Highway 10
to the eastern limits of the plat. This improvement will include a 52 foot wide street with
curb and gutter designed for four lanes of traffic as it extends east of Highway 10. As
shown in the draft transportation plan, 171 st Avenue will be a minor arterial extending
from Highway 10 eastward across the railroad tracks, then turning north to eventually
connect with 173rd Avenue and, ultimately, County Roads 13 and 12.
The second street improvement will include the extension of Ulysses Street from its
termination in Rail 10 Industrial Park southward to 171 st Avenue. This street connection
will provide additional access opportunities for the existing businesses in Rail 10
Industrial Park to 171 st Avenue as well as the opportunity for Lefebvre Companies traffic
to utilize 171 st Avenue or 173rd Avenue. The Ulysses Street connection is also
important from a public safety stand point as it will provide a secondary access for
emergency vehicles.
Please refer to Terry Maurer's memo for additional information.
Conditional Use Permit
As with all planned unit developments, a conditional use permit is required to facilitate
the review and approval of proposed development plans. Lefebvre Companies is
proposing a 16,380 square foot trucking facility which has approximately 4,500 square
feet of office space and 11,880 square feet dedicated to a truck warehouse. The truck
warehouse will be comprised of four separate bays. These bays will generally be used for
storage, a wash bay, and two service bays. Three of the four service bays will have the
opportunity to be entered from either side of the building which allows for flexibility with
the on site circulation.
The site plan's general layout consists of two entrance points into the facility. One off of
171 st Avenue and another off of Ulysses Street. The parking area in front of the building
along 171 st Avenue as well as the parking area along Ulysses Street will need to be paved
and bounded by concrete curb and gutter. This is a standard requirement in the industrial
area and is also recommended for this development. Lefebvre Companies is proposing to
have a gravel surface to the rear of the building that will consist of a chipped granite for
the storage and parking of tractor trailer trucks. There is also an on site fuel tank and
dispensing pump to serve vehicles associated with the business.
Lefebvre Companies Page 4
July 23, 1996
The orientation towards 171 st will present the office portion of the building. The
warehouse will be to the rear. Overhead doors into the warehouse space will face Ulysses
Street and the vacant property to the east. Since the overhead doors facing Ulysses and
outdoor storage area may be visible from Highway 10, additional landscaping should be
provided along this street.
Site Plan Review
Staff has conducted a full site plan review of the proposed development plans and would
offer the following specific comments:
· Parking and Circulation
All parking areas in front of the building along 171 st Avenue and Ulysses Street
be bounded with concrete curb and gutter as set forth in the zoning ordinance.
This area should also be improved with a bituminous surface. The exceptions to
this will include the proposed chipped granite surface intended for tractor trailer
storage as well as allowing a bituminous curb along the east side which is
identified for a future access and expansion opportunities. The concrete curb and
gutter should also extend north of the driveway along Ulysses separating the
gravel area from the landscaped area.
The driveway around the front of the building will need to maintain a width of 24
feet. The width of the driveway at the southeast comer appears to be narrower
than the 24 feet, therefore this should be increased.
o
Traffic control/landscaped islands shall be provided at the end of each row of
parking stalls in front of the office space.
· Outdoor Storage
The storage of all tractor trailers and any other additional storage associated with
the business shall be kept to the rear (north side) of the facility. The landscaping
plan should also be modified to include some screening along Ulysses Street to
buffer the storage area from the Highway 10 corridor.
If outdoor storage is expected to occur on-site provisions should be made to
adequately screen it from public view.
· Landscaping
Additional landscaping will have to be provided throughout the site in accordance
with the city's development standards.
Lefebvre Companies Page 5
July 23, 1996
2. As mentioned above, particular attention should be given to providing additional
screening of the outdoor storage area from Ulysses Street. This can be
accomplished by using conifers and/or berming along with other material.
o
According to the development plans, it appears as though the areas dedicated to
green space will be seeded. This is acceptable, however, staff would recommend
along the curb edge a five foot strip of sod be provided to immediately stabilize
the area and prevent erosion around the curb.
Underground irrigation will also be required in all front yard landscaped areas.
Trash Enclosure
The proposed trash enclosure is a 10 x 10 fenced area. Staff has discussed this
enclosure with Lefebvre Companies and have recommended that the trash
enclosure be large enough to meet the company's needs. This would include an
enclosure large enough to store all of their miscellaneous equipment and debris as
well as recyclables.
Consideration should also be given to relocating the enclosure to the rear of the
facility and constructing the walls with more of a durable (concrete) material.
· Building Elevations
The proposed building is proposed to be a pre-cast concrete building with a
combination ofprefinished metal panels around the office and above the overhead
doors. It is anticipated the pre-cast panels will be random rib, smooth concrete
finish and is not anticipated to be painted at this time.
It is recommended the Planning Commission recommend approval of the following:
mo
Rezoning of approximately 3 acres from I-1 (light industrial) to PUD (planned
unit development) based on the following findings:
The rezoning and development of the land is consistent with the land use
found in the Comprehensive Plan.
The proposed development is consistent with existing uses and will
provide for the construction of Ulysses Street to 171 st improving
emergency accessibility to a developed industrial park.
o
The rezoning is consistent with the City's Economic Development strategy
to promote business retention within the community.
Lefebvre Companies Page 6
July 23, 1996
B. Preliminary Plat to subdivide approximately 11 acres into one industrial lot and
two outlots with the following conditions:
A developers agreement be prepared and executed outlining the terms and
conditions of approval.
2. A planned unit development agreement be prepared and executed.
Appropriate right-of-way be dedicated along 171 st Avenue to facilitate the
construction of that street.
Surface water management fee, which applies to Lot 1, Block 1 be paid
prior to releasing the final plat for recording.
A seal coating fee be paid for Ulysses Street prior to releasing the plat for
recording.
The replatting of the outlot to the east will require a redesign of the surface
water drainage pattern.
Approval from affected agencies (i.e. Northern Natural Gas) be
received.
8. The street name be changed from Roosevelt to Ulysses.
The plat shall include all of the property owned by Lefebvre
Companies along 171 st Avenue including the property west of
Ulysses Street.
10.
Necessary drainage and utility easements be dedicated on the plat as
required by the City.
Co
Conditional Use Permit for site plan approval to develop a 16,380 square foot
trucking facility with the following conditions:
All of the comments listed under the site plan review section of the staff
report dated July 23, 1996 be incorporated into the revised site plan.
o
Comments list in Terry Maurer's memo dated July 17, 1996, be
incorporated into the site plan.
s:planningJpc/le febvre
178TH l
177~
176TH
1741H
~73RD
172ND
171ST
170TH
169'n,-I
168TH
167TH
166'rH
165131
-- 164TH
165RD
CITY PARK
,LOCATION
LOCATION
~,, o~ MAP
13065 Orono Parkway. P.O. Box 490 CASE:
Elk
River, MN 55330 ~1~'~1~
N
177'nq
176~1
175'1H
174'TH
175R0
172N0
170'n..I
16g'n-I
168TH
16711.t
LOCATION
!1
166TH
165'11"1
RIG
City of
River
13065 Orono Parkway - RO. Box 490
Elk River, MN 55330
ZONING
MAP
CASE' p
172ND
$71ST
170TH
169'r~
166TH
157TH
166'n-I
651111
164TH
163RD
162ND ~
~l -. 16151
160TH
MR
LI
LR~-
LOCATION
LAND USE ~
COXS[LTING ENGINEERS
] 326 Energy Park Drive
St. Paul, MN 55108
612-644-4389
1-800-888-2923
Fax: 612-644-9446
CIVIL ENGINEERING:
EN'V!RONMENTAL
MUNICIPAL
)P~NNING
SOL!D WASTE
STRUCTURAL
SURVEYING
TRAFFIC
TRANSPORTATION
ELECTRICAL/MECHANICAL
ENGINEERING;
POWF_R D!STRIBUT[ON
SCADA
SYSTEM CONTROLS
OFFICES IN:
MINNEAPOLIS
PRIOR LAKE
ST. PAUL
WASECA
July 17, 1996
File: 230-310-11
Mr. Steve Ach
City Planner
City of Elk River
13065 Orono Parkway
P.O. Box 490
Elk River, MN 55330
RE: LEFEBVRE ADDITION AND TRUCKING COMPANY SITE PLAN
Dear Mr. Ach:
As requested, we have reviewed the Preliminary Plat for the Leon LeFebvre Addition as
prepared by E. G. Rud and Sons, and the Site Plan for the LeFebvre Trucking Company
as prepared by VanMan Companies. It should be noted that we met with LeFebvre's and
their architects on July 15, 1996, to review our comments. Based on our review.
comments received at the staff review meeting, and comments from meeting with th~
applicants, we would offer the following comments:
A. PRELIMINARY PLAT
We believe that the Preliminary Plat does not include all the land owned
by Leon LeFebvre. We believe that there is additional property to the
west that should also be included in the plat.
It was our understanding from meeting with the LeFebvre's and discussing
the options, that they would plat one lot of a size needed for their trucking
company and the remainder of the area would be platted as an outlot.
Currently, the entire area north of 171st Avenue and east of Roosevelt
Street is all one lot with no outlot provided.
The right-of-way shown for 171 st Avenue is not quite correct. This is due
to the fact that the plat does not include all of the property owned by Leon
LeFebvre. As you are aware, we are currently working on plans for the
upgrade of 171st Avenue and, through that process, we provided
computations regarding the 171st Avenue right-of-way to E. G. Rud.
Those computations were based on a starting point at the extreme west end
of the property. Since part of this property was not shown in the
Preliminary Plat, therefore the right-of-way as shown is slightly off.
The street name "Roosevelt Street" should be changed to "Ulysses Street".
An Equal Opportunity Employer
Mr. Steve Ach
July 17, 1996
Page Two
B. SITE PLAN
The Site Plan does reflect one lot and the area not needed for the trucking
company being provided as an outlot.
The Site Plan shows two driveway accesses, one on 171st Avenue and one
on Roosevelt Street. Both of these driveway accesses are wider than the
30-foot maximum provided for in the City Ordinance. The one off of
Roosevelt Street is shown at 36 feet and the one off of 171st Avenue
measures the same. In discussing this with LeFebvre's, they feel they
need 36 feet to get large trucks into their site.
This site is being developed essentially on a corner lot with 171st Avenue
on the south side and Roosevelt Street on the west side. Because it is a
corner lot, we would recommend that the concrete curb and gutter cover
the areas from the office building to the south as shown on the plans, but
also cover the paved areas from the west side of the building to Roosevelt
Street, which is not shown on the plans. LeFebvre's agreed to make this
change.
There is a 60' x 120' gravel area on the west side of the building outside
of the 40-foot bituminous pavement adjacent to the west side of the
building. This area is intended for maneuvering trucks into the overhead
doors. We would suggest that this area be paved and surrounded with
curb and gutter, since this is one of the sides that fronts onto the public
street of the corner lot. LeFebvre's agreed to make this change. They
will reduce the size of the gravel area, pave it, and provide concrete curb
and gutter.
Prior to final approval, a detailed Drainage Plan will need to be provided.
The concept shown is to collect the drainage from the site and convey it
to an existing low area to the east, contained within the outlot. This will
be an acceptable interim drainage solution. In the future, when the outlot
is to be developed, the drainage will once again need to be looked at and
a sedimentation pond large enough for the entire area be provided along
with some detention prior to discharging to the City storm sewer system
to be located in 171st Avenue.
There is a large gravel area located to the north of the building. This area
is approximately 100 feet deep by 310 feet wide. LeFebvre's indicated
that this is for trailer storage. They also said they intend to use a.surface
such as crushed granite to eliminate dust.
The Site Plan shows the outlot area north of the trucking company lot to
be 90 feet wide. LeFebvre's indicated they will adjust the site plan to
make this area 100 feet wide, which is the minimum lot width in this zone.
Mr. Steve Ach
July 17, 1996
Page Three
This area is within the City's Urban Service District, but currently does
not have municipal utilities. It would be a good idea as this area is
developed to provide sewer and water stubs from the building through the
paved and landscaped areas so that in the future these areas will not need
to be disrupted in order to connect to municipal utilities.
We have reviewed the proposed grades for the site as compared to our
preliminary plans for the upgrading of 171st Avenue and the construction
of Roosevelt Street. We have found that the grades match fairly well.
The developers should pay a seal coating fee of $700 for Roosevelt Street.
If you have any questions regarding these comments, please call.
Sincerely,
MSA, CONSULTING ENGINEERS
Terry J. I{l~iurer, P.E.
TJM:tw
310q510.jul
o f t: h e I,l WI :/4
KNOW A[lllL. MEN BY 'i'dESE PRESENTS: l'r]l~.t. Jt Le. Febvre Cc, mp::]r4es, (] Minrlesoto corporotion, owner, of the lfOtl'~'Ci'iJ'}g desc;r'ibed property situated
the County of Sherburne, %tote of bfinnesoto t.o wit:
'~'l(]lt [;'C]~"t 0I: the s,:;uth 562.5! feet o1: the Northeast OuQrter of the North',,'est Quarter, Section 11, Towo.'.~hip :32l, Rang~; ::_"6, Sher'bll.lrr~e OC, Ltfl',t)/,
Minr',esotc,, i'yinr;] eest. of the west. 4.4.6.04 ¢',ee.+ of sold Nor'the(.lst .'.:.)~.ldr't. er of' fha. 1'.4orthwe. st Q,~ar'ter ~;'~c! lyinq, southerly o'? thc,... Southwesterl;,', ina of
the right of we? of Bur-!irlglor~ Northerrt, inc Rei!wqy. Except the South 33 feet. thereof.
~--](]ve c(.~u$i~.d ~:h() some t:o be surveyed and platted ds LI.[ZON LeFEBVRE ADDISON on,d cio hereby donate and dedicate to the public for the public :use
forever t.h.e., street., c]',/em..le (.1nd ti~,e e,'~sernents (~s shown on this plclt for. dr,'.fineqe. ,:]nd ~it .... lit.,/., purpo:~e.s,
In witness whereof ,~.q. id LeFebvre Collqll).-irlles, o Minnesota Corpora}Ut, n, hes coL:sad f. hese preser, t to be slgr:e.d t:.:.y its ................................. this
................................... ddy of ............................................ 199 .............
STA'fT-.'. OF' MII',II'.iESOT,**.
COUNTY OF
'Pne foregoff'~g 9oing instrument w~s clcknowle,.tged before r'ne this .......................................................... d,ay of .............................................. 199 ............. b.y Poul [
LeFebvr'e ............................. 0f LeFebvre C.,ompol~ies, on beh(:lf ,.':;f t.he co;"np,:my.
l',lot(.~r'v Public. ....................................... County Minnesota
My C,;Jn",r': ssior: E:×pires .....................................................................................
I hereby certify t. hot i have surveyed arid platted (he pr'oDer't:? described on this pl,:'~t: ,s:s LEON t..eFEBYRE ADDll]"~O~',I th:ut thi:t pIqt is a c. orlreC{
representation of the ',!;urve¥, that oli distances are correctly shown on the plat in feet and hurldredths of ,a foot, t:ho( ail r'nor;ur~qents halve been correctly
pi(iced in t.t":e ground tis shown, 'i:h,'.~t t. he outside bour'ldarv lines ore corr'ectiy design(.~ted on the plot cli-:d that t:here el-e; rio wet lands, os defined in
Minnesot.,'a St,.ntutes 505.02 Subd. No. !, or public highways t,::, be designated on the plot, of. her than c!$ shown.
STATE ()F MINNESOTA
CO!JNl"f OF:'
The foregoir, i'~-~;'d-i':~/~'~-rTY-~!~;i::{i'-f:(iiT, Jt.e wes o.'.:knowiedged before r'r,e this ....................................... day of ................................. '199
Rud, L. clnd ?,drveyor', Mh",neaot:c~ License Nur'nber ..9808.
.......... by Ernest
Notary Public, Am)ko County Minnesota
My Commiss orl Expires.; J;]nuor'y 51, 2000
A.p[)rovt~)d : ~ IvI t~ (~ Plar:ning C'.orr'u¥lissiafl of the O[ty c)f [:ii.. River, Minnesota, at o n"leetir.,q held this d'.'.:l'l/ Of
ig9 .........
Chnfrpe. rson
Appro,.,ed ar:d ~cc,~,pte,.] lo? the Cit? Council c,f the City of Elk River, ~herbur'r;e County, Minnesoto, dt r.] meeting he d ..................................................... d~y of
................................................ 199
............................................................................................... Meyer .................................................................................................... Cl,,;rk
Ap pl'(';',,/e(l'J r:]~.:~ tO form and ex6;CLl'[.ed this .............................................. doy o f .......................................... 199
(.:it)' of Elk River
Checked ~:nd approved <~s t(.} compli(lnCe wH:h Chapter 535, Mir;:-,esotc: .{ii:l~.('.]t{.[te$ this ............................................ ':~ ~ )' C] f ................................ 199
due ,:]rid ti'"(iln.'sfer ant:areal this ...................................... day of ........................ 199 ..........
Auditor, Sherburne Oclun'ty, Minnesota
I hereby cer-tify taxes p0yable in the yeor ......................... () r 'i lands herein described ,qre [)aid in tull this ............................................. dfJy ~:7~ f ...................................
199 ............
Co~,ni:y Trees. ret, Sherburne C, .l[lJr~fy, Minnesc, ta
I hereby cer't fy that this irllstlrtjri'lerlt, wes; flied in the Of'[liG8 of the C(,,JB[.y [~eCOflC~er roi' record on this
'199 ......... .dr .................. r.'c!<:.ek ............... M. and was duly re:::o~de, d .'.'.,':! DocLJr,'n.,er~t Number . ....................................
Count'y Re.corder. :.:.;I-~erburne Courty, P~r~re.sct(.]
? /
· / ,
/ / /
/
/
/.
/ /
/
/
SITE :PEAN
// '
/
I
I
I
I
/
I
I
I
I
I
I
?
/
/