6.3. SR 06-16-2003
Item # 6.3
MEMORANDUM
TO:
FROM:
Mayor and City Council
Scott Harlicker, Senior Planner 1\'
DATE:
June 16, 2003
SUBJECT:
Case No. CU 03- 12
Request by Trails End Holdings - Elk River, LLC for a
Conditional Use Permit for Auto Parts Store
Request
Consider a request by Trails End Holdings for a Conditional Use Permit for a 7,000 square
foot auto parts store
GO-Day Rule
The Planning Commission extended the 60 day rule, this item needs action by August 22,
2003.
Location
Lot 1, Block 2, Elk River Crossing 3rd Addition
Zoning/Land Use
PUD (planned Unit Development) / HB (Highway Business)
Attachments
· Location Map
. Development Plans
. Building Elevations
Memo to Planning Commission/CU 03-12
May 27, 2003
Page 2
. Memo from City Engineer
· Elk River Crossing PUD Design Standards
Standards for Issuance of a Conditional Use Permit
The issuance of a Conditional Use Permit can be ordered only if the use at the proposed
location:
1. Will not endanger, injure or detrimentally affect the use and enjoyment of other
property in the immediate vicinity or the public health, safety, morals, comfort,
convenience or general welfare of the neighborhood or the city.
2. Will be consistent with the comprehensive plan.
3. Will not impede the normal and orderly development and improvement of
surrounding vacant property.
4. Will be served adequately by and will not adversely affect essential public
facilities and services including streets, police and fire protection, drainage,
refuse disposal, water and sewer systems, parks and schools; and will not, in
particular, create traffic congestion or interference with traffic on adjacent and
neighboring public thoroughfares.
5. Will not involve uses, activities, processes, materials, equipment and conditions of
operation that will be detrimental to any persons or property because of excessive
traffic, noise, smoke, fumes, glare, odors, dust or vibrations.
6. Will not result in the destruction, loss or damage of a natural, scenic or historic
feature of major importance.
7. Will fully comply with all other requirements of this Code, including any
applicable requirements and standards for the issuance of a license or permit to
establish and operate the proposed use in the city.
If denial of such a permit should occur, it shall accompany recommendations or
determinations by findings or a report stating how the proposed use does not comply with
the standards set forth in section 30-654.
Overview
The applicant is proposing to construct a 7,000 square foot auto parts store. The property is
located between the Panera Bread building and the Sterling Bank site in Elk River Crossing.
The property has frontage on Zane Street and on Highway 169.
Parking and Circulation
Access to the site is provided by two existing shared driveways. One driveway is shared with
Sterling Bank and is located on the north side of the site; the second driveway is shared with
the Panera Bread site and is located on the south side of the property. The applicant has
provided access around the rear of the building.
S:\PLANNING\Case Files\2003\CU 03-12 Trails End Holdings ER\cc6-16.doc
Memo to Planning Commission/CU 03-12
May 27,2003
Page 3
The parking requirement for this project is 35 spaces, one space for every 200 square feet of
floor area. The applicant is proposing 38 spaces. Deliveries to the business will be conducted
at the rear of the building. An overhead is located on the back of the building.
Building Elevations
The applicant is proposing a rectangular building that is 70 feet wide by 100 feet deep. The
exterior is proposed to be a mix of dark tan split faced block with face brick columns and a
6' 7" light tan EIFS band around the top. The north and south elevations are broken up with
two pilasters that extend 18" from the face of the building. Some minor cornice detailing
was attached to the front, rear and side elevations.
The design standards for the Elk River Crossing POO include the following:
· Buildings 100 feet in length should incorporate recesses, off-sets, pilasters, or angular
forms so that no uninterrupted length exceeds 50 feet.
· Buildings should have architectural features and patterns that provide visual interest
at a pedestrian scale.
· The features should be an integral part of the building fabric and not applied trim,
graphics or paint.
· Variations to rooflines and cornice details should also be used to add interest to the
building.
· Fac;ade colors should be subtle, neutral or earth tone colors.
· Facades of a building which are visible from adjoining properties or public streets
shall include certain design elements found on the front fas;ade.
Elevations of the dumpster enclosure are required. The enclosure should match the material
of the building.
Grading, Drainage and Utilities
Grading, drainage and utility issues are addressed in the City Engineer's memo.
Landscaping
The landscaping as proposed complies with the landscape ordinance.
Signage
The wall signage shown on the front building elevation complies with the signage
requirements allowed by the Elk River Crossing POO. No freestanding sign is shown on the
plan. One monument style freestanding sign not exceeding 100 square feet in size and not
exceeding 10 feet in height is allowed.
s:\PLANNING\Case Files\2003\CU 03-12 Trails End Holdings ER\cc6-16.doc
Memo to Planning Commission/CU 03-12
May 27, 2003
Page 4
Planning Commission Meeting
At the Planning Commission held on May 2rh no one spoke at the public hearing. The
discussion centered on the building elevations. The applicant presented new drawings at the
meeting. The Commission did not believe that the building elevations complied with the
design standards in the POD Agreement and asked that the drawings be further revised.
They asked for additional detailing, windows and more of a mix in building materials. \
At the Planning Commission meeting held on June 10th, the Commission reviewed the
revised building elevations. The Commission had a lengthy discussion regarding the revised
elevations and whether they meet the POD design standards. They reached a consensus on
the following modifications:
. Four foot high wainscoting on the middle section of the north and south elevations.
The material should match the material of the pilasters.
. The color of the material on the ends of the north and south elevations should be
changed so that it is different form the color of the middle section.
. A landscaping strip should be added to the west side of the building with landscaping
such as ornamental trees and bushes.
. The parapet should be changed so that the heightened areas on all four sides either
extend or are recessed from the face of the building.
Recommendation
The Planning Commission recommended that the Council approve the request for a
conditional use permit for an auto parts store with the following conditions:
1. Four foot high wainscoting shall be included on the middle section of the north and
south elevations. The material shall match the material of the pilasters.
2. The color of the material on the ends of the north and south elevations shall be
changed so that it is different form the color of the middle section.
3. A landscaping strip shall be added to the west side of the building with landscaping
such as ornamental trees and bushes.
4. The parapet shall be changed so that the heightened areas on all four sides either
extend or are recessed from the face of the building.
5. All comments of the City Engineer shall be addressed.
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Case Number: CU 03-12 TRAILS END HOLDINGS
~oward R. Green Company
May 19, 2003
File: 820870J-0240
Mr. Scott Harlicker
Senior Planner
City of Elk River
13065 Orono Parkway
Elk River, MN 55330
RE: AUTO PARTS STORE SITE PLAN REVIEW
LOT 2, ELK RIVER CROSSING 3RD ADDITION
Dear Mr. Harlicker:
As requested, we have reviewed the submittal for the proposed auto parts store on Lot 2, Block 1, Elk
River Crossing 3rd Addition. The submittal was prepared by John Oliver and Associates and dated
April 25, 2003. It consisted of a preliminary site plan, preliminary grading plan, preliminary utility plan,
and a preliminary landscape plan. Based on our review and comments received at the site plan
review, we would offer the following comments:
1. The intent for all of the sites along Trunk Highway 169 in Elk River Crossing was to
maintain an open corridor behind all of the buildings. This site has a proposed dumpster
located at the rear of the building that would prohibit vehicle traffic from one site to the
other. The dumpster location should be moved to the north or south side of the building.
2. We have reviewed the Panera Bread site plan to the south and verified the abutting
elevations. We have also reviewed the Sterling Bank approval to the north. It appears that
the elevations shown on the north line are different than those in the approved Sterling
Bank site plan. The grading plan needs to match the approved Sterling Bank plan to the
north.
3. This site will likely need to apply for an NPDES permit prior to any work on the site.
4. The fire chief has asked for a hydrant to be located internal to the site. The location he has
chosen is the island at the northeast corner of the building.
5. Show United Power Association easement along Trunk Highway 169 frontage.
If you have any questions regarding any of these comments, please call.
Sincerely,
Howard R. Green Company
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Terry J. ~a~rer, P.E.
T JM:sw
Ltr-051403-Leeseberg
1326 Energy Park Drive 0 St. Paul, MN 55108 0 651/644-4389 fax 651/644-9446 toll free 888/368-4389
DEVELOPMENT STANDARDS
Architectural Character
1. Facades and Exterior Walls
The Elk River Crossing development will represent the eastern terminus of
the Main Street corridor which connects Highway 169 and the Central
Business District. As such, the exterior appearance of the buildings should
include elements of buildings found along the corridor and in the Central
Business District.
Facades should be articulated to reduce the massive scale and uniform
impersonal appearances of large retail buildings and provide visual interest.
Buildings over 100 feet in length should incorporate recesses, off-sets,
pilasters or angular forms so that no uninterrupted length exceeds 50 feet.
The wall projection or recess should be a depth of approximately 3% of the
length of the uninterrupted building length. Buildings should have
architectural features and patterns that provide visual interest at a
pedestrian scale. The features should be an integral part of the building
fabric, and not be applied trim, graphics or paint. Variations to roof lines and
cornice details should also be used to add interest to buildings.
Exterior building materials and colors comprise a significant part of the
visual impact of a building. Therefore, they should be aesthetically pleasing
and compatible with materials and colors used in the Central Business
District and along east Main Street. Facade colors should be subtle, neutral
o.r earth tone colors. The development shall use a consistent palate of
materials and colors throughout. Facades of a building which are visible from
adjoining properties or public streets shall include certain design elements
found on the front facades.
Predominant exterior facade materials should include, but not limited to, one
or more of the following:
· brick
· native stone
· tinted, textured, integrally colored concrete masonry units.
· stucco
· tilt-up concrete panels with exterior facades as referred to in these
standards
Predominant exterior building materials shall not include the following:
. r smooth faced concrete block
· smooth faced or raked faced tilt up concrete panels
· prefabricated steel panels.
2. Entryways
Entrances should be clearly defined and visible. They should incorporate
devices such as canopies, overhangs, recesses/projections, arcades, raised
parapets over the doors, peaked roof forms, display windows, architectural
details such as tile works and moldings which are integrated into the
building design.
Lighting
General site and street lighting (excluding general parking lot lighting) shall
be a design that is compatible and connects with the lighting utilized in the
Central Business District. It shall be at a pedestrian scale. Wall lighting
fixtures shall be consistent with the pedestrian and general site lighting.
General parking lot lighting shall be at a height no greater than 30 feet.
Poles and fixtures shall be a design that compliments the street and general
site lighting standards and fixtures.
Loading Areas, Trash Collection and Outdoor Storage
Loading docks, truck parking, HV AC equipment, and other service functions
should be incorporated into the overall design of the building and screened
from view of adjoining properties and streets. Trash compactors and
dumpsters should be within an enclosure constructed of the same materials
and colors as those used in the building. Outdoor areas used for the sale
and/or display of seasonal inventory shall be permanently defined and
screened with walls and/or fences and landscaping. Outdoor sales and display
areas, except for garden centers, shall not exceed 5% of the ground floor area
of the building.
Canopies
Canopies located over pump islands are allowed provided the architectural
design, colors and character of the canopy shall be consistent with the
principle building on site. The fascia of the canopy shall not be illuminated.
Canopy lighting shall consist of canister spot lights recessed into the canopy.
No portion of the light source or fixture may extend below the bottom face of
the canopy.
Signage
Signs shall be an integral part of the overall architectural design of a
building and the project, rather than contrasting with it. They must consist
of materials and design which compliments the architectural elements of the
building and project. Signs must not be visually distracting or tend to
dominate by means of location, size, color or lighting. All signs shall be
internally illuminated.
All freestanding signs shall be setback a minimum of 10 feet from all
property lines and shall not obstruct visibility or encroach in any drainage or
utility easements.
Development Sign
One freestanding development sign identifying Elk River Crossing will be
permitted at the corner of Main Street and Highway 169. The sign shall be a
monument style sign with a maximum height of 30 feet and a width of 16
feet. The number of tenants allowed on this sign shall be limite-d to 4. Total
sign area shall not exceed 225 square feet and shall not exceed 10 feet in
width. The sign shall be constructed of brick, face brick or colored rock faced
block and may include decorative brick and/or decorative glazed block as
accents.
Entrv Signs
Two entry signs shall be allowed, one at the Main Street and Zane Street
intersection and one at the Tyler Street and 179th Avenue intersection. These
signs shall be a monument style sign with a maximum height of 8 feet and a
width of 16 feet. Total sign area shall not exceed 128 square feet. The sign
shall be constructed of brick, face brick or colored rock faced block and in may
include decorative brick and/or decorative glazed block as accents. These
e"ntry signs may identify- no more than 4 tenants.
Monument Signs for Freestanding Sites
/
Each of the freestanding buildings within Elk River Crossing will be allowed
to have a freestanding sign. The freestanding sign must be a monument style
with a maximum height of 10 feet and a maximum area of 100 square feet.
The sign shall be constructed of brick or face brick and in may include
decorative brick and/or decorative glazed block as accents.
Wall Signs for Freestanding Sites
'Vall signs for each freestanding building must consist of individual letters
and shall not have more than 1 wall sign for each principle building, except
that where a principal building abuts 2 or more public streets, 2 wall signs
will be allowed. Awning signs and canopy signs, including canopies over gas
pumps, shall be included as wall signs. Awning and canopy signs shall not be
illuminated. The sign area shall not exceed seven (7) percent of the area of
the building wall, including doors and windows, to which the sign is to be
affixed
Wall Sig-ns Retail Building- North Side of Home Improvement Store
Wall signs for the retail building attached to the north side of the proposed
home improvement store shall consist of individual letters. Capital letters
shall not exceed 36" high, lower case letters shall not exceed 24" high. Signs
shall be for store identity only and shall not be allowed on the rear or side of
building. Signs shall not extend closer than 3 or 4 feet from the projected
lease line. If the space is leased by a single tenant, sign area shall not exceed
10 percent of the area of the building wall, including doors and windows, to
which the sign is to be affixed
Maior Tenant Wall Sig-nag-e
Total wall sign area for major tenants should not exceed 7% of the front
facade of the principle structure and must consist of individually mounted
letters and corporate logos. Letters shall not exceed 6 feet in height and logos
shall not exceed 10 feet in height. All signage shall be internally illuminated.
Other Sig-ns
All other signage that may occur within Elk River Crossing and not
specifically mentioned herein shall comply with the City of Elk River Sign
Ordinance. -All requests which are not consistent with conditions, character
and intent of the Elk River Crossing PUD may be denied by the City.
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-<1-<1_'1_ EXISTING SAN IT ARY SEWER
-4-4- PROPOSED SANITARY SEWER
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-1-1-1-1- PROPOSED WATERMAIN
-4<1-44-44- EXISTING STORM SEWER
-..-..- PROPOSED STORM SEWER
GENERAL NOTES
I. CONNECT TO EXISTING SANITARY SEWER AND WATERMAIN SERVICE
STUBS AS SHOWN FEILD VERIFY LOCATION AND ELEvATION PRIOR
TO CONSTRUCTION.
2. SANITARY SEWER SERVICE SHALL BE 8"
3. WATERMAIN SERVICE SHALL BE 6" (8"X6" REDUCER FROM STUB)
DOMESTIC WATER SERVICE SHALL BE SEPARATED FROM THE SUPRESSION
INSIDE BUILDING.
4 EXACT LOCATION OF SERVICES SHALL BE VERIFlO WITH ARCHITECT.
5. SERVICES SHALL TERMINATE 5 FT. FROM BlJlLOING WALL.
6 FOR STORM SEWER INFORM A TION SEE GRADING PLAN.
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GENERAL NOTES
All overstory trees sholl have 0 minimum caliper of 2 inch.
Balled " Burlap (Btil).
All ornamental or understory trees sholl hOVE Q minimum caliper
of I inch. Boiled at Burtap.
All coniferous trees sholl hove 0 minimum planting height of 6 feet,
Boiled At: Bur1ap.
Coniferous shrubbery shall be the following minimum sizes:
Q. Spreading - J gollon. potted
b. ~edium - 5 gollon. potted
c. Upright - 3.5 to 4 feet. Boiled " Burlap
sizes:
2.
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b. Medium - 3 gollon, potted
Toll - 24 to 30 inches. potted
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All mulch used around planting beds should be hard wood boric mulch unless
shrubs being used in the bed produce new plants through the roots. Flower
beds ore not required to hove rock mulch. Professional HOPE edging sholl be
used around 011 planting beds and shrub plantings.
site not occupied by bunding, parking
6.
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All landscape material sholl be guaranteed for 0 period of one
)lear. This guarantee is to insure for proper Installation and sub-
sequent vigorous growth of the landscape element.
All landscape material shoJI be installed and maintained os per
hotinnesoto Nurseryman Association Standards, latet edition. The
landscape material sholl be nursery quality stock.
Backfill for plant material sholl consist of topsaif (he of lumps,
twigs and rocks), peat moss and fertilizer applicable to species.
Plant material shall be planted 09 per the planting details.
If any plant species Is unavoilable or in the opinion of the nursery-
man 0 substitution would be more applicable (due to soil t)pe or
location). the engineer and owner sholl be contacted prior to
acceptance of the substitution.
Spacing between plant material sholl be industry standard. Plants
ore shown at approximate full growth diameter.
Tree wrap - All -Thin Skinned- and ornamental trees sholl be
wrapped in accordance with MNLA Standards.
or
All open areas of
shall be sodded.
8.
10.
II.
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14.
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SUGGESTED LANDSCAPE LEGEND
COt.I~ON/BOTNIIICAL. SIZE
BLACK HILLS SPRLa:/ 6' HT.
PlCEA. GLAUCA DENSATA.
AlITUilN PlRPl[ ASH/
FRAXlNUS ANERICANA
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SH~ASTER H~EY LOCUST /
GLEOlTSlA TRICANTHOS "INERMIS.
~(:. SNOW CRABAPPLE/
MAUlS -SPRING SNOw
CRlISAOEA HAWTHMN/
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JAPANESE WHITE SPlREA/
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