6.1. SR 06-18-2001R3ver
M;MO NDUM
Item #
TO:
FROM:
Mayor and City Council
Scott Harlicker, Senior Planner.ii{~
DATE:
June 18, 2001
SUBJECT:
Case No. P 97-7
Request by Best and Hempel for Final Plat of Hillside
Crossing South Two
6olo
Request
Consider a request by Best and Hempel for final plat of Hillside Crossing South Two.
Location
The property is located at the southeast corner of Evans Street and 193ra Avenue.
Zonin=/Land Use
C3 (Highway Commercial) / HB (Highway Business)
Attachments
· Location map
· Final plat
· Concept plan
· Minute from the City Council meetings of 7/21/97, 8/18/97 and 9/8/97
· Memo from City Engineer
· Map showing previous plat boundaries and easement
Overview
History.
This property was first platted in 1992 as Outlot A of Oak Parc Plaza. Oak Parc Plaza
platted the lot for Super America with the remainder of the property as Outlot A. At that
Memo to Mayor & City Council/P 97-7
June 18, 2001
Page 2
time the property was zoned Highway Commercial. Outlot A, Oak Parc Plaza was further
subdivided in 1994 when it was platted as Hillside Crossing South. Hillside Crossing South
included platting Outlot A of Oak Parc Plaza into 2 commercial lots and one outlot. That
outlot, Outlot A, Hillside Crossing South, is the subject property for Hillside Crossing
South Two.
Hillside Crossing South Two received preliminary plat approval on August 18, 1997. The
Council at that time wanted additional time to assess potential impacts of future
development of the site before granting final plat approval. On September 8, 1997 the
Council granted final plat approval. The minutes from those meetings are included in the
packet. The applicant, at that time Phoenix Enterprises, never recorded the final plat with
the County and the final plat approval expired in 1998. Phoenix Enterprises and Best and
Hempel are now requesting final plat approval.
There is a natural ridge line that parallels the south boundary of the plat. When the property
was platted as part of Oak Parc Plaza, a 30 foot wide drainage and utility easement was
included along the southeast property line. The residents of Deerfield Third Addition asked
that the ridge line be protected to act as a natural buffer between the residential and
commercial uses. This easement was included to protect the ridgeline and the existing trees.
When the property was platted as Hillside Crossing South, the southeast property line of
Oak Parc Plaza was shifted between 70 to 80 feet further to the southeast and the drainage
and utility easement, that was intended to protect the ridge line, was inadvertently vacated.
The new property line follows the bottom of the ridge.
Analysis
Preliminary. Plat
The applicant is proposing to plat a 6.94 acre lot into two commercial parcels. Lot 1 will be
3.9 acres and Lot 2 will be 3.04 acres. Lot one is a rectangular lot with about 560 feet of
frontage on 193ra Avenue. Lot 2 is an L-shaped lot located south of Lot 1.
Natural Characteristics
The property includes hills and valleys and is mostly woods. There is a large wetland
complex to the south and east. There are also two smaller upland wetlands located on the
site. The applicant has been issued an exemption to fill the two upland wetlands per the
Wetland Conservation Act.
If the Council would like to preserve the existing natural buffer, some type of
conservation/tree preservation easement should be considered. The existing setback
requirements for the C3 District do not preserve the existing wooded ridgeline. The 40 foot
building setback and 30 foot parking setback extend about half way to the top of the ridge.
This would allow, and the attached concept plan shows, the top of the ridge being removed.
Depending on how the site is graded, the trees on the lower part of the ridge and along the
edge of the wetland could be preserved. Grading and tree removal can occur within the
setbacks and within drainage and utility easements.
S:\PLANNING\SCOTT~p97-7final.doc
Memo to Mayor & City CounciL/P 97-7
June 18, 2001
Page 3
Access
The applicant is proposing two access drives into the site. One will be a shared driveway
from service road behind Hillside Crossing Retail Center. They are also proposing an access
from 193ra Avenue located 50 feet from the east property line. These accesses are shown on
the attached concept plan. A shared access agreement will have to be recorded allowing
access for both lots from the service road and a cross access agreement between Lot 1 and
Lot 2.
Easements
Drainage and utility easements are shown over the large wetland complex, the area proposed
for the retention pond, the existing storm sewer lines and along the property lines. That
portion of the Evans Avenue service drive that lies within this plat is also included in the
drainage and utility easement.
Concept Plan
The applicant has submitted a concept plan showing how the two lots might develop. No
specific component of the concept plan is being approved at this time. The applicant has
indicated that they will be submitting a formal application for site plan review. The proposed
office uses for Lot 1 do not require a conditional use permit.
Recommendation:
Staff recommends approval of the final plat for Hillside Crossing South Two with the
following conditions:
1. Payment of park dedication fees in the amount required by the City at the time of
final plat be made prior to releasing the plat for recording.
2. Payment of surface water management fee in the amount required by the City at the
time of final plat be made prior to releasing the plat for recording.
3. Ail comments of the City Engineer be addressed prior to releasing the plat for
recording.
4. A shared access agreement will have to be recorded allowing access for both lots
from the service road and a cross access agreement between Lot 1 and Lot 2.
5. A 50 foot no cut strip be maintained along the east property line.
S:\PLANNING\SCOTTkp97-7final.doc
ZONING
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Elk River City Council Minutes
July 21, 1997
Page 13
Mayor Duitsman opened the public hearing.
Mayor Duitsman suggested continuing the public hearing until the Planning
Commission has had a chance to look at the site plan review for Amoco.
MAYOR DUITSMAN MOVED TO CONTINUE THIS ISSUE TO AUGUST 18, 1997.
COUNClLMEMBER FARBER SECONDED THE MOTION.
Councilmember Thompson suggested that staff closely review the blind spot that
is located of the north exit by Menards and not plant trees in the site line.
THE MOTION CARRIED 5-0.
7.7. .T. raffic Analysis on 193rd and Evans
City Engineer Terry Maurer indicated that an analysis of the traffic situation at the
intersection of 193rd Avenue and Evans Street has been completed. He indicated
that the analysis revealed that the intersection does not warrant a traffic signal at
this time. He recommended that the Council consider installation of an
additional stop sign which would make the area a three way stop, similar to the
Elk Hills Drive/Dodge Avenue area.
COUNCILMEMBER FARBER MOVED TO INSTALL A THIRD STOP SIGN ON WESTBOUND
'J 93RI~ AVENUE, MAKING THE INTERSECTION A THREE WAY STOP. COUNCILMEMBER
HOLMGREN SECONDED THE MOTION. THE MOTION CARRIED 5-0.
Discussion was held by the Council regarding the poor visibility of the exit located
at the SuperAmerica entrance. It was the consensus of the Council to request
staff to work with SuperAmerica to fry to better identify their exit sign.
.Phoenix Enterprises Request for Preliminary Plat (Hillside Crossinq South Two), Public::
.H. earinq Case No. P 97-7
City Planner Steve Ach indicated that Phoenix Enterprises is requesting a
preliminary plat to subdivide approximately 7 acres into two commercial lots at
the southeast corner of 193rd Avenue and Evans alignment. Steve Ach reviewed
the staff report on this issue.
Mayor Duitsman opened the public hearing.
Mayor Duitsman indicated that he felt this preliminary plat would add a lot of
traffic and complicate the intersection of Evans and ] 93rd. Mayor Duitsman
further indicated that he was under the impression that the tree tine would be
preserved in order to screen adjacent residents from the development. Rick
Foster indicated that he is contemplating two office buildings at the south end of
the development which would not be unsightly for adjacent residents.
Steve Ach addressed the issues relating to this request.
It was the consensus of the Council to continue the public hearing request to
allow the Council additional time to review the area in relation to traffic and
impact to existing frees on site.
Elk l~iver City Council Minutes
Page 14
7.9.
COUNCILMEMBER HOLMGREN MOVED TO CONTINUE/HE PUBLIC HEARING TO THE
JULY 28, 1997, CITY COUNCIL MEETING. COUNCILMEMBER DIETZ SECONDED THE
MOTION. THE MOTION CARRIED $-0.
_Reauest for Final Plat Approval by Good Value Home (Oakwood Hills) Case No. ~'
_9 7-_~ ,
7.11.
City Planner Steve Ach indicated that Good Value Homes is requesting final plat
approval to subdivide a 40 acre parcel into 14 single family lots at 198th Avenue
alignment and Pascal Street. Steve Ach reviewed staff report on this issue,
COUNClLMEMBER FARBER MOVED TO ADOPT RESOLUTION 77-64, A RESOLUTION
GRANTING FINAL PLAT APPROVAL FOR OAKWOOD HILLS, CASE NO. 97-1.
COUNClLMEMBER THOMPSON SECONDED THE MOTION. THE MOTION CARRIED 5-0.
Consider Inifiatin Ordinance Amendment to Remove Multi-famil Residential Use
in C-2 Zonin District
COUNClLMEMBER FARBER MOVED TO INITIATE AN ORDINANCE AMENDMENT TO
ELIMINATE MULTI-FAMILY DWELLINGS AS AN ALLOWED USE IN THE C-2 OFFICE
DISTRICT. COUNClLMEMBER HOLMGREN SECONDED THE MOTION. THE MOTION
CARRIED $-0.
8. Other Busines~
8.2.
Minnesota Trans ortafion De artment Traffic Control Si hal A reement
COUNCILMEMBER FARBER MOVED TO ADOPT RESOLUTION 97-65, A RESOLUTION
ENTERING INTO AN AGREEMENT WITH THE STATE OF MINNESOTA DEPARTMENT OF
TRANSPORTATION TO INSTALL NEW TRAFFIC CONTROL SIGNAL WITH STREET LIGHTS,
EMERGENCY VEHICLE PREEMPTION, ADVANCE WARNING FLASHERS AND SIGNING
ON TRUNK HIGHWAY 169 AT 177TM AVENUE NW AND INSTALL INTERCONNECT ON
TRUNK HIGHWAY 169 AND 197TM AVENUE NW TO 193RD AVENUE WITH THE TERMS AND
CONDITIONS SET FORTH AND CONTAINED IN AGREEMENT NO. 76123.
COUNClLMEMBER THOMPSON SECONDED THE MOTION. THE MOTION CARRIED 5-0.
Enaineerinq Update
City Engineer Terry Maurer updated the Council on the timing of the Upland
Avenue intersection project. Councilmember Diefz requested staff to contact
MnDOT to consider reducing the speed limit from Proctor fo Xenia from 55 to 45
mph, The council concurred.
COUNCILMEMBER DIETZ MOVED TO AUTHORIZE STAFF TO REQUEST MNDOT TO
CONSIDER REDUCING THE'SPEED LIMIT FROM 55 MPH TO 45 MPH FROM PROCTOR
AVENUE TO XENIA AVENUE. COUNClLMEMBER HOLMGREN SECONDED THE
MOTION. THE MOTION CARRIED 5-0.
Elk River City Council Meeting
Page 13
increase that problem. He further stated that it would not be appealing to have
light industrial in that area as it is the entrance to the city. He indicated he is
opposed to the land use and zone change amendments.
Earl Hohlen indicated that the map the City is using for the land use and zone
change is incorrect. He stated he is opposed to the zone change and indicated
that he wants the property fo remain commercial.
There being no further comments, Mayor Duitsman closed the public hearing.
MAYOR DUITSMAN MOVED TO APPROVE A RESOLUTION AMENDING THE
COMPREHENSIVE PLAN TO CHANGE THE LAND USE OF CERTAIN PROPERTIES FROM
HIGHWAY BUSINESS TO LIGHT INDUSTRIAL, CASE NO. LU-?7-4. COUNCILMEMBER
HOLMGREN SECONDED THE MOTION.
Steve Ach stated that it is the City's intention to have the land use plan follow the
property Pines.
THE MOTION FAILED 3-2.
Councilmembers Holmgren and Farber opposed. The motion failed due to lack
of a 4/5 vote. No action was taken on the rezoning at this time.
~fA or val Hillside
Crossinq South II), Public Hearinq Case No. P 97-7
City Planner Steve Ach stated that Phoenix Enterprises is requesting preliminary
and final plat approval to subdivide approximately 7 acres into two commercial
lots at the southeast corner of ] 93rd Avenue and Evans alignment. He indicated
that the application involves replatfing outlot A of Hillside Crossing South. Steve
Ach reviewed the staff report on this issue.
Mayor Duitsman opened the public hearing.
Marvin Loidolt, 19216 Dodge Street, stated he is opposed to the preliminary and
final plat. Mr. Loidolt stated his concerns regarding the ridge line, the large size of
the parking Icl, the increased traffic fo the area, the cuffing down of trees, and
his opposition to the current C3 zoning.
Chris Szews, 19265 Dodge Street, indicated that he is opposed to the preliminary
and final plat. He stated there are many children in the area and indicated his
concern regarding the additional traffic. He further indicated that in 1991 and
1994, the City Council indicated that it would retain the natural barrier. He stated
he would like the natural barrier maintained.
Judy Orlock, 19268 Dodge Street, stated she is opposed the preliminary plat. She
indicated that she has a concern with the increase in traffic, the parking lot, and
the fact that her home will be facing a commercial property.
Cory Cook, 11440 193r~ Avenue, indicated his concern regarding the extra traffic.
He further stated that the commercial property would decrease the value of his
home. He indicated that he is opposed to the request.
Elk River City Council Meeting
~9~
Page 14
There being no further comments, Mayor Duifsman closed the public hearing.
Councilmember Dietz questioned an easement which the Council had previously
indicated should not be entirely vacated. Steve Ach indicated that the
easement was vacated due to a clerical error.
Councilmember Holmgren indicated his concern with the number of parking
stalls. He further stated that he would like fo see the parking lot moved back as
far as possible from the residential area.
COUNCILMEMBER HOLMGREN MOVED TO APPROVE THE PRELIMINARY PLAT FOR
HILLSIDE CROSSING SOUTH II REQUESTED BY PHOENIX ENTERPRISES WITH THE
FOLLOWING CONDITIONS:
A DEVELOPER'S AGREEMENT BE PREPARED OUTLINING THE CONDITIONS OF
PLAT APPROVAL AND PUBLIC IMPROVEMENTS.
PAYMENT OF PARK DEDICATION IN THE AMOUNT REQUIRED BY THE CITY AT
THE TIME OF FINAL PLAT BE MADE PRIOR TO RELEASING THE PLAT FOR
RECORDING.
PAYMENT OF THE SURFACE WATER MANAGEMENT FEE IN THE AMOUNT
REQUIRED BY THE CITY AT THE TIME OF FINAL PLAT BE MADE PRIOR TO
RECORDING THE PLAT WITH THE COUNTY.
PAYMENT OF THE WATER AVAILABILITY CHARGE BE MADE TO ELK RIVER
MUNICIPAL UTILITIES PRIOR TO RECORDING THE PLAT WITH THE COUNTY.
THE APPROPRIATE DRAINAGE AND UTILITY EASEMENTS BE INCLUDED ON THE
PLAT TO REFLECT THE DRAINAGE AND UTILITY NEEDS TO ACCOMPLISH FUTURE
DEVELOPMENT OF THE SITE. THIS ALSO INCLUDES AN EASEMENT BASED ON
THE ULTIMATE (POST DEVELOPMENT) ORDINARY HIGH WATER LEVEL OF THE
WETLAND COMPLEX TO THE SOUTH AND EAST.
STORM DRAINAGE CALCULATIONS BE PROVIDED TO THE CITY ENGINEER FOR
REVIEW AND APPROVAL PRIOR TO FINAL PLAT BEING RECORDED WITH
SHERBURNE COUNTY.
A COMPLETE GRADING AND DRAINAGE PLAN BE SUBMITrED AND REVIEWED
BY THE CITY ENGINEER PRIOR TO FINAL PLAT APPROVAL.
THE WATERMAIN BE EXTENDED THROUGH THE PLAT FROM EVANS TO 193RD
AVENUE. THIS IMPROVEMENT WILL BE A PUBLIC UTILITY; THEREFORE, PLANS
MUST BE REVIEWED BY THE CITY ENGINEER.
PRIOR TO COMMENCING GRADING ON SITE, A GRADING PLAN MUST BE
APPROVED BY THE CITY ENGINEER AND ALL EROSION CONTROL AND TREE
PORTECTION INI PLACE.
10. THE SIDEWALK PLAN WILL BE REVIEWED AT THE TIME OF SITE PLAN REVIEW.
6.9.
6.10.
Elk River City Council Meeting
.August l~
Page 15
11.
A REVISED CONCEPT PLAN BE SUBMII-rED FOR COUNCIL REVIEW AND
APPROVAL TO BE INCORPORATED INTO THE DEVELOPER'S AGREEMENT. THE
REVISED DEVELOPOMENT PLAN SHALL FOCUS ON THE RE-ORIENTATION OF
THE BUILDING ON LOT 1 TOWARDS THE CENTER OF THE SITE, ADJUSTING THE
OTHER BUILDINGS TO MAXIMIZE PRESERVING THE NATURAL FEATURES OF THE
SITE, AND INCLUDE A BUFFER AREA BETWEEN THE PARKING AREA AND THE
RESIDENTIAL HOMES TO THE EAST.
COUNCILMEMBER FARBER SECONDED THE MOTION. THE MOTION CARRIED 4-1.
COUNCILMEMBER DIETZ OPPOSED.
There was no action taken on the final plat at this time. The final plat will be
reviewed by the Council on August 25, 1997.
~al Cher wood Hills), Case
.No. P 96-13
City Planner Steve Ach indicated that Good Value Homes has requested final
plat approval for Cherrywood Hills development to subdivide approximately 38
acres into 46 lots and 2 outlots on property located in the northwest corner of
Proctor Road and 193~d Avenue. Steve Ach reviewed the staff report on this issue.
Terry Maurer, City Engineer, reviewed the drainage issues as they pertained to the
Lois Carton property. Terry Maurer stated that any water that is generated from
this plat will ultimately flow through the culverts to Lake Orono.
COUNCILMEMBER FARBER MOVED TO ADOPT RESOLUTION 97-81, A RESOLUTION
GRANTING FINAL PLAT APPROVAL FOR CHERRYWOOD HILLS, CASE NO. P 96-13.
COUNCILMEMBER HOLMGREN SECONDED THE MOTION. THE MOTION CARRIED $-0.
_Beaudry Oil Co. Request for Easement Vacation, Public Hearinq Case No. EV 97-,I
City Planner Steve Ach indicated that Beaudry Oil is requesting to vacate a
portion of Quinn Avenue which would allow Beaudry Oil, Co. to expand their
business into the vacated street. Steve Ach explained that Beaudry Oil, Co. has
contracted with John Weicht to pour a concrete pad and install three above
ground storage tanks of approximately 6 - 8,000 gallons each. He stated that the
concrete pad and storage tanks have been installed within the right-of-way of
Quinn Avenue. Steve Ach informed the Council that also underneath the
concrete pad is a water main, sanitary sewer, and underground electric.
Fire Chief, Bruce West, indicated that he has requested that all of the storage
tanks be drained and not utilized until Quinn Avenue is vacated and a
conditional use permit is approved to expand the bulk storage facility.
Steve Ach indicated that there is also the issue of ownership of Quinn Avenue
that must be dealt with.
Mayor Duitsman opened the public hearing.
George Adamski indicated that he owns property south of Beaudry Oil and
stated his concern regarding the ownership of Quinn Avenue and how it would
affect his property.
SPECIAL MEETING OF THE ELK RIVER CITY COUNCIL
HELD AT THE ELK RIVER CITY HALL
MONDAY, SEPTEMBER 8, 1997
Members Present:
Members Absent:
Staff Present:
Mayor Duitsman, Councilmembers Diefz, Thompson, Farber, and
Holmgren
None
Pat Klaers, City Administrator; Sandra Thackeray, City Clerk; Peter
Beck, City Attorney; Steve Ach, City Planner; Stephen Rohlf,
Building and Zoning Inspector; Terry Maurer, City Engineer; and
Tom Zerwas, Chief of Police
Call Meetinq To Order
Pursuant to due call and notice thereof, the meeting of the Elk River City Council
was called to order at 7:10 p.m. by Mayor Duitsman.
2. ConsiderAqenda
The following items were added to the agenda:
8.].
Tax Levy Resolution
Library Project Update
COUNCILMEMBER THOMPSON MOVED TO APPROVE THE SEPTEMBER 8, 1997, CITY
COUNCIL AGENDA. COUNClLMEMBER FARBER SECONDED THE MOTION. THE
MOTION CARRIED 5-0.
Consider Consent Aqenda
COUNCILMEMBER FARBER MOVED TO APPROVE THE CONSENT AGENDA AS
FOLLOWS:
3.1.
3.2.
3.3.
AUGUST 25, 1997, CITY COUNCIL MINUTES - APPROVED
CHECK REGISTER - APPROVED
NO PARKING ZONE DESIGNATED FROM 2-6 A.M. FOR THE AREA FROM 61/2
STREET, NORTH THROUGHOUT THE AUBURN PLACE CUL-DE-SAC AND A NO
PARKING ZONE ON THE WEST SIDE OF AUBURN PLACE FROM 61/2 STREET TO
THE SOUTH END OF THE NEIGHBORHOOD PARK - APPROVED
COUNCILMEMBER HOLMGREN SECONDED THE MOTION. THE MOTION CARRIED
Consider Request by Phoenix Enterprises for Final Plat Approval (Hillside Crossinq
South II) Case No. P 97-7
City Planner Steve Ach indicated that the preliminary plat for Hillside Crossing
South II was reviewed by the council on August 18. The plat involves
Elk River City Council Meeting
September 8, 1997
5.1.
5,2.
Page 2
approximately 7 acres and divides the properh/into two commercial lots.
Discussion was held regarding the need to require the developer to submit a
revised concept plan to the council for review and approval. Mayor Duitsman,
indicated that he would like to ensure that the road and parking lot are
maintained a reasonable distance from the residents. It was the consensus of the
council to include a 50 foot setback distance from the east for the parking lot or
building as a condition in the final plat. If was the consensus of the council to
delete conditions 7 and 9 relating to grading and drainage as these issues can
be dealt with at the time of concept review. The council also consented to
delete Item #11 requiring a revised concept plan to be submitted to the council
for review.
COUNCILMEMBER FARBER MOVED TO ADOPT RESOLUTION 97-88 GRANTING FINAL
PLAT APPROVAL FOR HILLSIDE CROSSING SOUTH TWO - CASE NO. 97-7.
COUNClLMEMBER THOMPSON SECONDED THE MOTION. THE MOTION CARRIED 4-1.
Councilmember Diefz opposed.
Councilmember Dietz indicated he voted against the memo as he did not feel
that condition number 11 should be deleted.
Consider Leqal Action Reqardin.q Non-Conforminq Billboards
Steve Rohlf indicated that staff is recommending legal action against sign
companies who have violated the city's sign ordinance. He explained that
several billboards were damaged during the July 1 storm. He indicated that a
majority of these signs were nonconforming billboards and were red-tagged by
the city indicating a permit is required prior to reconstruction. Steve Rohtf
explained that many of the nonconforming signs were reconstructed without a
permit and therefore, in violation of the city's sign ordinance.
COUNCILMEMBER HOLMGREN MOVED TO AUTHORIZE STAFF TO PURSUE LEGAL
ACTION AGAINST THE SIGN COMPANIES WHO HAVE VIOLATED THE CITY'S SIGN
ORDINANCE. COUNClLMEMBER THOMPSON SECONDED THE MOTION. THE MOTION
CARRIED 5-0.
Consider Elk River Eastern Urban Service Area Environmental Assessment
Worksheet
Building and Zoning Administrator Steve Rohlf explained that notice of the East Elk
River Urban Service Area Environmental Assessment Worksheet (EAW) has been
published and posted and the comment period expired on August 13, t997.
Steve Rohlf reviewed his memo which included responses to comments on the
Environmental Assessment Worksheet. He indicated that staff recommends that
there is not a need for an Environmental impact Statement (ELS) on this project.
Attorney for the Dorsey Whitney Law firm, representing Cargill, requested
additional time to allow Cargill to prepare comments on the EAW. She indicated
that Cargill would like to address issues that relate to road construction and the
ultimate expansion and development of the urban service area. She requested
the council to delay a decision on the EAW until October 20.
MAYOR DUITSMAN MOVED TO ADOPT RESOLUTION 97-89 REGARDING THE
ENVIRONMENTAL REVIEW PROCESS FOR THE EAST ELK RIVER URBAN SERVICE AREA
Howard R, Green Company
June 11, 2001
File: 814239J-0240
Ms. Michele McPherson
Director of Planning
City of Elk River
13065 Orono Parkway
PO Box 490
Elk River, MN 55330-0490
RE:
HILLSIDE CROSSING TVVO ADDITION
FINAL PLAT
Dear Ms. McPherson:
As requested, we have reviewed the final plat for the Hillside Crossing Two Addition. Contained
in the packet submitted from Landform Engineering also was a site plan. The plat is located at
the southeast corner of the intersection of 193r~ Avenue and Evans Street. The property is
zoned commercial, and is proposed to be divided into two lots. Lot 1, closest to the intersection,
is proposed to support 45,000 SF of office building and Lot 2 is proposed to support 44,800 SF
of office building.
There is a small wetland in Lot 2 that has gone through the TEP process and will be filled under
the de minimis allowed for the site. There is also a small piece of wetland that juts into the
south lot line of Lot 2 from the large wetland complex located to the southeast. This area will
not be impacted, and should be covered by the drainage and utility easement.
At this time, no drainage calculations have been finally reviewed and approved. However, there
is proposed to be a large retention pond at the east end of Lot 2 and partially in Lot 1 to serve
the plat. Since all storm sewer draining to this lot is internal, none coming from public rights-of-
way, this ponding area should be considered private. Final approval of drainage calculations
will be necessary before the final plat can be filed.
We assume that a more detailed site plan, including a grading plan, will be provided for review
prior to any construction on either lot. However, since a conceptual layout was provided with
the final plat, we will briefly list some of the concerns we see. They are as follows:
The access shown from Lot 1 onto 193rd Avenue NW has been discussed by staff, but
no decision as to whether or not to allow it has been determined.
The parking stalls scale the correct distance, but in the parking summary are shown to
be 9 feet by 18 feet. Back-to-back parking stalls need to be 9 feet by 20 feet.
Ltr-060701-McPherson.doc
1326 Energy Park Drive · St. Paul, MN 55108 · 651/644-4389 fax 651/644-9446 toll free 888/368-4389
Ms. Michele McPherson
June 11, 2001
Page Two
The common entrance to the two lots shows a raised concrete median dividing the
ingress from the egress. The building proposed on Lot 1 has a drive-thru area that we
assume is for a bank facility. This raised median at the egress point onto Evans Street
will cause all customers of the drive-thru to tum dght and exit onto Evans Street. If
they have reason to exit onto 193"~ Avenue or to enter back into either of the two
parking lots, the raised concrete median would prohibit this movement. We question
whether the raised concrete median is a good idea for these reasons.
No trash container is shown for the building on Lot 2.
There is an encroachment shown in the extreme southwest comer of Lot 2 for the
trash container of the existing building south of this proposed plat.
If you have any questions regarding these comments, please call.
Sincerely,
Howard R. Green Company
Ltr-060701-McPherson.doc
Howard R, Green Company
CONSULTING ENGINEERS