6.6. SR 06-18-2001MEMORANDUM
Item
TO:
FROM:
Mayor and City Council
Michele McPherso~irector of Planning
DATE: June 18, 2001
SUBJECT: Final Plat - Mississippi Ridge Case No. P 01-06 by Scott Powell
Request
Scott Powell is requesting that the final plat of Mississippi Ridge be approved.
Attachments
· Location Map
· City Engineer's memo dated June 11, 2001
· Resolution No.
· Final Plat - Mississippi Ridge
Overview
The preliminary plat of Mississippi Ridge was approved by the City Council on March 19,
2001. The plat is a mixed-use commercial and residential subdivision comprised of eight
commercial lots and 22 townhome lots. Included in the plat will be right of way for Yale
Street, 171st Avenue and 173rd Avenue. A private driveway will provide access to the 22
townhomes.
Analysis
The final plat is consistent with the approved preliminary plat with no changes in lot area or
lot widths. The applicant is still required to establish design standards for the commercial
portion of the property. An application for a conditional use permit for site plan approval of
the townhomes has been submitted and will be reviewed by the Planning Commission in
June and the City Council in July.
Memo to Mayor and City Council/P 01-06
June 18, 2001
Page g
Recommendation
Staff recommends that the City Council approve the final plat of Mississippi Ridge with the
following conditions:
t. ALL COMMENTS OF THE CITY ENGINEER BE ADDRESSED.
ALL COMMENTS AND CONDITIONS INCLUDED IN THE BUILDING
AND ZONING ADMINISTRATOR'S MEMO OF FEBRUARY 27, 2001
BE INCLUDED AND ADDRESSED,
YALE STREET BE CONNECTED TO ZANE STREET ON THE
NORTH.
A DEVELOPERS AGREEMENT OUTLINING THE TERMS AND
CONDITIONS OF THE PLAT APPROVAL AND INSTALLATION OF
IMPROVEMENTS BE PREPARED AND EXECUTED PRIOR TO
RELEASING THE PLAT FOR RECORDING.
STREET LIGHTS BE INSTALLED AS REQUIRED BY ELK RIVER
UTILITIES
A LETTER OF CREDIT BE PROVIDED TO THE CITY IN THE
AMOUNT OF 100% OF THE COSTS OF THE PUBLIC
IMPROVEMENTS.
UPON COMPLETING ALL OF THE IMPROVEMENTS AND HAVING
THEM ACCEPTED BY THE CITY, A WARRANTY BOND IN THE
AMOUNT OF 25% OF THE IMPROVEMENT COSTS SHALL BE
SUBMITTED TO THE CITY FOR THE PERIOD OF ONE YEAR.
SURFACE WATER MANAGEMENT FEE IN THE AMOUNT
REQUIRED BY THE CITY AT THE TIME OF FINAL PLAT BE PAID
PRIOR TO RELEASING THE PLAT FOR RECORDING.
PARK DEDICATION FEE IN THE AMOUNT REQUIRED BY THE
CITY AT THE TIME OF FINAL PLAT BE PAID PRIOR TO
RELEASING THE PLAT FOR RECORDING.
10.
A TRAIL EASEMENT BE DEDICATED ALONG THE SOUTH SIDE
OF 171sT AVENUE. ALSO A TRAIL EASEMENT BE DEDICATED
WEST TOWARD THE MISSISSIPPI RIVER.
11.
A SEALCOAT FEE IN THE AMOUNT TO BE DETERMINED BY THE
CITY ENGINEER BE PAID PRIOR TO RELEASING THE PLAT FOR
RECORDING.
S:\PLANNING\MICHMC\CCREPRTSkP01'06X.DOC
Memo to Mayor and City Council/P 01-06
June 18, 2001
Page :3
12. A GRADING AND EROSION CONTROL PLAN BE APPROVED BY
THE CITY ENGINEER PRIOR TO THE ISSUANCE OF BUILDING
PERMITS.
13.
A DEVELOPMENT PLAN BE APPROVED BY THE CITY ENGINEER
PRIOR TO THE ISSUANCE OF BUILDING PERMITS.
14.
ALL GRADING BE CERTIFIED PRIOR TO THE ISSUANCE OF
BUILDING PERMITS.
15. ALL MAILBOXES BE CLUSTERED.
16.
A TREE PRESERVATION PLAN BE APPROVED PRIOR TO
RELEASING THE PLAT FOR RECORDING.
17.
ANY TREES OFF SITE OR ON SITE, NEAR THE LIMIT OF
GRADING THAT ARE TO BE PRESERVED, SHALL BE FENCED
WITH A SNOW FENCE AT THE DRIP LINE TO PREVENT
GRADING, COMPACTION, OR STORAGE OF EQUIPMENT,
DEBRIS OR MATERIALS. STAFF SHALL INSPECT FENCING
PRIOR TO GRADING COMMENCING.
18. ALL DISTURBED AREAS SHALL BE GRADED AND SEEDED.
19.
ALL APPROPRIATE EASEMENTS SHALL BE SHOWN ON THE
PLAT.
20.
'APPROVAL OF DESIGN/DEVELOPMENT GUIDELINES FOR THE
COMMERCIAL LOTS SHALL BE APPROVED BY THE CITY
COUNCIL.
21.
ONCE A BUILDER HAS BEEN IDENTIFIED FOR THE
TOWNHOMES, A CONDITIONAL USE PERMIT BE APPROVED
FOR THE SITE PLAN AND TOWNHOME DESIGN OF ALL 22 UNITS
PRIOR TO ISSUANCE OF A BUILDING PERMIT.
22.
ALL COMMENTS AND CONDITIONS OF THE WETLAND
TECHNICAL PANEL BE ADDRESSED.
S:\PLANNING\MICHMC\CCREPRTS\P01-06X.DOC
Howard R, Green Company
June 11, 2001
File: 811470J-0240
Ms. Michele McPherson
Director of Planning
City of Elk River
13065 Orono Parkway
PO Box 490
Elk River, MN 55330-0490
RE: MISSISSIPPI RIDGE FINAL PLAT
Dear Ms. McPherson:
As requested, we have reviewed the final plat for Mississippi Ridge. As you are aware, this is
the Scott Powell property along Trunk Highway 10. The plat consists of eight commercial lots
fronting on Highway 10 and 22 townhouse units (11 buildings) along the river bluff. Based on
our review, we would offer the following comments:
1. The final plat should show limited access all along TH 10, with the exception of the 171st
Avenue and 173rd Avenue access points.
2. When we reviewed the preliminary construction plans for Mississippi Ridge, we
questioned the width of the right-of-way of 171st Avenue. On the other side of TH 10,
171st Avenue is anticipated to be a major transportation corridor which may be expanded
in the future to provide designated right and left turn lanes. There needs to be enough
right-of-way in Mississippi Ridge on 171st Avenue to accommodate necessary
geometrics to line up with any expansion.
3. Sanitary sewer and watermain will enter this plat between Lots 1 and 2 of Block 2. Only
a 30-foot easement is provided along this corridor, and as it approaches Yale Street it
narrows to 20 feet. We believe this easement needs to be 40 feet minimum the entire
length.
4. There is a 20-foot drainage and utility easement shown along the south side of 171st
Avenue. We question why it is 20 feet. The City ordinance would only require 10 feet in
this area.
5. Yale Street at the north end of the plat does not line up very well with Yale Street to the
north. It is the City's intention to try to connect these with a separate project in the
future. We would suggest that the Yale Street right-of-way in Mississippi Ridge be
expanded to a fairly large area north of 173rd Avenue to allow the City flexibility in the
future.
6. In Block 2 where the townhouse lots are located, the common area (Lot 3) is not shown
as a total drainage and utility easement. Consideration should be given to changing this
to a total drainage and utility easement for a couple of reasons. They are as follows:
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
> There is a 10- to 12-foot wide median that separates Yale Street from the
service drive in front of the townhouse units. The median is partially in Yale
Street right-of~way and partially out. The landscape plan shows this median to
be totally planted. This means that the 10-foot drainage and utility easement
across the front of Lot 3 is totally covered with landscaping. This allows no
area for telephone, gas, electric, or cable TV. It also does not allow any area
for water service curb stops, which should be located much closer to the
townhouse buildings.
The grading plan for the townhouse units calls for drainage to flow between the
buildings from east to west, toward the river. With no drainage and utility
easement designation over Lot 3, we question whether these lots have the dght
to drain in this area.
At the north end of the plat, there is a small, triangular piece of land created by Yale
Street and 173rd Avenue rights-of-way. A 10-foot drainage and utility easement should
be provided around the perimeter of this remnant piece of property.
If you have questions regarding any of these comments, please call.
Sincerely,
Howard R. Green Company
Ltr-060701-McPherson.doc
Howard R, Green Company
CONSULTING ENGINEERS
RESOLUTION NO. 01 -
CITY OF ELK RIVER
A RESOLUTION GRANTING FINAL PLAT APPROVAL FOR:
Mississippi Ridge
Case No. P 01-06
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 March 19, 2001; 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
o
o
siltation, susceptibility to flooding, and drainage are suitable for the
type and density of development and uses contemplated. -
Do
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.
Fo
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 one year 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:~PLANNING\ORDINANC~o01-06.doc
Page 2
WHEREUPON the resolution is adopted.
Passed and adopted this __ day of
,2001.
Stephanie Klinzing, 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 ,2001.
WITNESS my hand officially as such Clerk and the corporate seal of the
City this __ day of ,2001.
Sandra Peine, City Clerk
STATE OF MINNESOTA
ss.
COUNTY OF SHERBURNE
The foregoing instrument was acknowledged before me this
, 2001, by Stephanie Klinzing, Mayor, City of
Minnesota.
Elk
day of
River,
Notary Public
S:\PLANNING\ORDINANC~p01-06.doc
Page 3
STATE OF MINNESOTA
SS.
COUNTY OF SHERBURNE
The foregoing instrument was acknowledged before me this ~ day of
,2001 by Sandra Peine, 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:\PLANNING\ORDINANC~p01-06.doc Page 4
EXHIBIT A
That part of the Northwest Quarter of the Northwest Quarter (NW ¼ of NW ¼) of Section
Eleven (11), Township Thirty-Two (32), Range Twenty-Six (26), Sherburne County,
Minnesota, lying west of the Westerly line of the right-of-way of United States Highway
No. 10 according to MINNESOTA DEPARTMENT OF TRANSPORTATION
MONUMENTATION PLAT 71-MI filed as Instrument No. 15831, files of the Sherburne
County Recorder. Except the north 2 rods (33.00 feet), as measured along the West
line, of said Northwest Quarter of the Northwest Quarter (NW N of NW ¼).
Together with:
That part of the Southwest Quarter of the Northwest Quarter (SW ¼ of NW ¼) of Section
Eleven (11) Township Thirty-Two (32), Range Twenty-Six (26), in Sherburne County,
Minnesota described as follows:
Beginning at the point of intersection of the North line of said Southwest Quarter
of the Northwest Quarter (SW ¼ of NW ¼) with the Westerly line of the right-of-
way of United States Highway No. 10 according to MINNESOTA DEPARTMENT
OF TRANSPORTATION MONUMENTATION PLAT NO. 71-MI filed as
Instrument No. 15831, files of the Sherburne County Recorder, said point of
intersection also being 598.90 feet West, as measured along said North line,
from the Northeast corner of said Southwest Quarter of the Northwest Quarter;
thence southeasterly along said Westerly line of the highway right-of-way along a
curve with a radius of 7674.55 feet, for a central angle of 5 degrees, 02 minutes,
49 seconds, and a distance of 676.01 feet to the MnDOT Monument No. S-9
according to said PLAT NO. 71-MI; thence South 7 degrees 43 minutes, 00
seconds East tangent to said curve and along said Westerly line of the highway
right-of-way for 23.40 feet; thence on a bearing of West parallel with said North
line for 400.00 feet; thence North 10 degrees, 07 minutes, 15 seconds West for
699.17 feet, more or less, to intersect said North line at a point thereon a
distance of 400.00 feet of said Point of Beginning; thence on a bearing of East
along said North line for 400.00 feet to said Point of Beginning. Subject to
easements, if any.
For the purposes of this description the North line of said Southwest Quarter of the
Northwest Quarter (SW ¼ of NW ¼) is assumed to bear due East and West.
S:~PLANNING\ORDINANC~o01-06.doc Page 5
EXHIBIT B
10.
11.
12.
13.
14.
ALL COMMENTS OF THE CITY ENGINEER BE ADDRESSED.
ALL COMMENTS AND CONDITIONS INCLUDED IN THE BUILDING AND
ZONING ADMINISTRATOR'S MEMO OF FEBRUARY 27, 2001 BE
INCLUDED AND ADDRESSED.
YALE STREET BE CONNECTED TO ZANE STREET ON THE NORTH.
A developers agreement outlining the terms and conditions of the plat
approval and installation of improvements be prepared and executed
prior to releasing the plat for recording.
STREET LIGHTS BE INSTALLED AS REQUIRED BY ELK RIVER
UTILITIES
A LETTER OF CREDIT BE PROVIDED TO THE CITY IN THE AMOUNT OF
100% OF THE COSTS OF THE PUBLIC IMPROVEMENTS.
UPON COMPLETING ALL OF THE IMPROVEMENTS AND HAVING THEM
ACCEPTED BY THE CITY, A WARRANTY BOND IN THE AMOUNT OF
25% OF THE IMPROVEMENT COSTS SHALL BE SUBMITTED TO THE
CITY FOR THE PERIOD OF ONE YEAR.
SURFACE WATER MANAGEMENT FEE IN THE AMOUNT REQUIRED BY
THE CITY AT THE TIME OF FINAL PLAT BE PAID PRIOR TO
RELEASING THE PLAT FOR RECORDING.
PARK DEDICATION FEE IN THE AMOUNT REQUIRED BY THE CITY AT
THE TIME OF FINAL PLAT BE PAID PRIOR TO RELEASING THE PLAT
FOR RECORDING.
A TRAIL EASEMENT BE DEDICATED ALONG THE SOUTH SIDE OF
171sT AVENUE. ALSO A TRAIL EASEMENT BE DEDICATED WEST
TOWARD THE MISSISSIPPI RIVER.
A SEALCOAT FEE IN THE AMOUNT TO BE DETERMINED BY THE CITY
ENGINEER BE PAID PRIOR TO RELEASING THE PLAT FOR
RECORDING.
A GRADING AND EROSION CONTROL PLAN BE APPROVED BY THE
CITY ENGINEER PRIOR TO THE ISSUANCE OF BUILDING PERMITS.
A DEVELOPMENT PLAN BE APPROVED BY THE CITY ENGINEER
PRIOR TO THE ISSUANCE OF BUILDING PERMITS.
ALL GRADING BE CERTIFIED PRIOR TO THE ISSUANCE OF BUILDING
PERMITS.
S:~PLANNING\ORDINANC~p01-06.doc Page 6
15.
16.
17.
18.
19.
20.
21.
22.
.ALL MAILBOXES BE CLUSTERED.
A TREE PRESERVATION PLAN BE APPROVED PRIOR TO RELEASING
THE PLAT FOR RECORDING.
Any trees off site or on site, near the limit of grading that are to be
preserved, shall be fenced with a snow fence at the drip line to prevent
grading, compaction, or storage of equipment, debris or materials. Staff
shall inspect fencing prior to grading commencing.
All disturbed areas shall be graded and seeded.
aLL APPROPRIATE Easements shall be shown on the plat.
APPROVAL OF DESIGN/DEVELOPMENT GUIDELINES FOR THE
COMMERCIAL LOTS SHALL BE APPROVED BY THE CITY COUNCIL.
ONCE A BUILDER HAS BEEN IDENTIFIED FOR THE TOWNHOMES, A
CONDITIONAL USE PERMIT BE APPROVED FOR THE SITE PLAN AND
TOWNHOME DESIGN OF ALL 22 UNITS PRIOR TO ISSUANCE OF A
BUILDING PERMIT.
ALL COMMENTS AND CONDITIONS OF THE WETLAND TECHNICAL
PANEL BE ADDRESSED.
S:~OLANNING\ORDINANC\p01-06.doc
Page 7
Scale: I inch = 60 feet
For the purposes of this ptat, the West
Line of the S.W. I/4 of Sec. 4, T. 53, R, 26,
is assumed to bear South 01"00'06" East.
o Denotes I/2 inch x 14 inch iron pipe set
with o plastic plug stomped R.L,S, 21729,
® Denotes I/2 inch x 14 inch iron pipe with
o plastic plug stomped R,L.S. 21729 to be
set within I year of recording this plot.
Drainage and Utility Easements shall
be shown thus:
Being I0 feet in width and adjoining
right--of-way lines, untess otherwise
indicated, also being 5 feet in width
and od joining lot lines, unless other-
wise indicated, os shown on the plat.
/
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l'-- .L~ ,
MISSISSIPPI
60
GRAPHIC SCALE
0 30 60
120
( SCALE ~ FEET )
RIDGE
6
NW corner of the NW I/4 of
the NW I/4. Sec. II. T. 32. R. 26.
A Sherbume County Cast iron Monument.
._ ~j5.._9c.
NOO°O7'48"E 224.07
NOO°O7'48#E 406.00
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\, S00°07'48"W 1299.54-
~'---The West line of the NW 14 of the NW I/4. Sec, II
3
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CITY OF ELK RIVER,
SHERBURNE COUNTY,
2
MN.
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69937
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CITY OF ELK RIVE]~,
SHERBUI~NE COUNTY, MN.
GRAPHIC SCALE
60 0 30 60 120
( SCAL~ IN FEET )
Scale: I inch = 60 feet
For the purposes of this plot, the West
Line of the S.W. I/4 of Sec. ¢, T. 33, R. 26,
is assumed to bear South 01"00'06" East.
o Denotes I/2 inch x 14 inch iron pipe set
with o plastic plug stomped R.L.S. 21729.
Denotes I/2 inch x 14 inch iron pipe with
a plastic plug stomped R.LS. 21729 to be
set within I year of recording this plot.
Drainage and Utility Easements shall
be shown thus:
,oi I11 mia
I [ L__J.
t
Being I0 feet in width and adjoining
right-of-way lines, unless otherwise
indicated, also being 5 feet in width
and Ddjoining lot lines, unless other-
wise indicated, as shown on the plot.
John Oliver