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6.4. SR 06-16-2003Item # 6.4 MEMORANDUM TO: Mayor and City Council FROM: DATE: Chris Leeseberg, Planner June 16, 2003 SUBJECT: Case No. CU 03-1 I Request by STM Development for a Multi-Tenant Building Request STM Development requests a Conditional Use Permit to allow the construction of a Multi- Tenant Retail Building. 60-Day Rule To comply with the 60-day rule, without and extension, this kem needs action by June 23, 2003. Location East of Highway 169, south of Main Street and west of Zane Street. Lot 2, Block 1, Elk River Crossing 4m Addition Zoning/Land Use PUD (Planned Unit Development) / HB (Highway Business) Attachments · Location map · Memo from City Engineer · Elk River Crossing PUD Development Standards · Preliminary Site Plan · Preliminary Grading Plan · Preliminary Utility Plan · Preliminary Landscape Plan City Council / CU 03-11 June 16, 2003 Page 2 · Proposed Elevations Overview The request consists of a one-story 7,950 sq. ft. building. The proposed building will be treated with an Exterior Insulating Finish System (EIFS) and Rockface Concrete Masonry Units (CMU). It is the same design as the existing multi-tenant building that houses Panera Bread. Building setbacks are not defined in the Elk River Crossing PUD but the building does meet the C3 zoning setbacks. Building Desi_~n The proposed design will be a duplicate of the existing Panera Bread building with only slight changes in colors. Staff does not believe that a change in color alone will provide the visual interest required in the Development Standards for Architectural Character. Landscaping The submitted landscape plan meets the City's requirements. It shows a total of 30 trees: 23 new trees and seven existing boulevard trees. The requirements are to be a total of 28 trees: seven conifers, seven ornamentals and14 overstory trees. Although they meet the requirements, staff recommends that the proposed "shademaster honey locust" be replaced by Lindens and/or Maples. The locusts tend to have a more difficult time surviving in "tight" environments. Snow fence at the drip line will be required to be installed to prevent any construction activities or disturbance of soil within fenced area. The submitted drawings show the caliper of the ornamental trees to be 1-inch. The ordinance requires the caliper to be 1 ~-inches. A trash enclosure is on the site plan, although no elevations or material were provided. The Elk River Crossing PUD states "dumpsters should be within an enclosure constructed of the same materials and colors as those used in the building." Parking and Circulation Based on the square footage of the building and the City's requirement of one parking stall for every 200 sq. ft. of floor area, a total of 40 parking stalls would be required. The proposed layout exceeds this requirement with a total of 107 total stalls. The minimum 10' setback from the property line is also maintained. For parking lots with 101-150 stalls, there is a minimum requirement of five (5) accessible stalls and the submitted site plan does indicate the proper amount. S:\PLANNING\Case Files\2003\CU03-11 STM\CU03-11 CC.DOC City Council / CU 03-11 June 16, 2003 Page 3 The proposed layout provides a shared access to the site off of Zane Street at the north side of the property. There is also another access off of Zane near the southern end of the property. Drainage and Utilities The City Engineer's memo, dated May 19, 2003, addresses items that need dafification. The applicant has submitted new drawings addressing these concerns. Planning Commission Actions At the March 27, 2003 Planning Commission staff recommended tabling the item due to design concerns. The applicant provided alternate designs, at the March 27th meeting, that were completely different from the existing Panera Bread building. The consensus by the commission was it looks like an office building and preferred the existing Panera Bread building. The commission was in favor of having a duplicate building but with different neutral earth tone colors. The Planning Commission unanimously recommended approval of the request, to reflect the original design with a change in colors to the elevations. It is staff's opinion that repetitive buildings are not the intent of the Elk River Crossing PUD Development Standards for Architectural Character which states, "... development will represent the eastern terminus of the Main Street corridor which connects Highway 169 and the Central Business District. Facades should be articulated to reduce the massive scales and uniform impersonal appearances of large retail buildings and provide visual interest..." Repetitive designs do not reduce the un/form ~appearanes and does not pnw/dev/sua/ /nterest to the Elk River Crossing area. The Central Business District's (downtown) character does not have repetitive buildings. The Development Standards are trying to encourage creative unique designs. Recommendation Staff recommends that the City Council table this item to the July 21, 2003 meeting to address the following condition: THE BUILDING SHOULD REFLECT THE DEVELOPMENT STANDARDS FOR ARCHITECTURAL CHARACTER AND NOT BE A DUPLICATE OF AN EXISTING BUILDING IN THE ELK RIVER CROSSING PUD. Should the City Council approve the request for a Conditional Use Permit to allow the construction of a Multi-Tenant Retail Building, the following conditions, as recommended by the Planning Commission, should be implemented: S:KPLANNING\Case Files\2003\CU 03-11 STM\CU03-11 CC.DOC City Council / CU 03-11 June 16, 2003 Page 4 e FACe. DE AND TRIM COLORS SHALL VARY FROM THE ADJACENT MULTI-TENANT BUILDINGS AND TO BE CONSISTENT WITH THE DEVELOPMENT STANDARDS. ALL COMMENTS OF THE CITY ENGINEER SHALL BE ADDRESSED. THE BUILDING SHALL COMPLY WITH ALL BUILDING AND FIRE CODES. A DUMPSTER ENCLOSURE SHALL BE CONSTRUCTED OF THE SAME MATERIALS AND COLORS AT THOSE USED IN THE BUILDING. If the Council tables the request, the 60-day review window will be extended to August 22, 2003 (another 60 days) S:\PLANNING\Case Files\2003\CU 03-11 STM\CU03-11 CC.DOC PLAZA RIVER PLA UPA SITE S I AVENUE NW DUSTRIAL CIRCLE ~ver Location Map Case Number. CU 03-11 STM DEVELOPMENT Howard R, Green Company May 19, 2003 File: 820875J-0240 Mr. Chris Leeseberg City of Elk River 13065 Orono Parkway Elk River, MN 55330 RE: LOTS 2 AND 3, BLOCK 1, ELK RIVER CROSSING 4TM ADDITION SITE PLAN REVIEW Dear Mr. Leeseberg: As requested, we have reviewed the submittal for the proposed development on Lots 2 and 3, Block 1, Elk River Crossing 4th Addition. The submittal was prepared by John Oliver and Associates and dated May 2, 2003. It consisted of a preliminary site plan, preliminary grading plan, preliminary grading plan, preliminary utility plan and a preliminary landscape plan. Based on our review and comments received at the staff review meeting, we would offer the following comments: Although the development submittal is titled Lot 2 and 3, Block 1, Elk River Crossing 4th Addition, there is no Lot 3 in Elk River Crossing 4t~ Addition, only a larger Lot 2. This site is encumbered by drainage and utility and easements in the southern portion for the trunk sanitary sewer and water servicing the eastern area. There is a major lift station just south of this property with a deep sanitary sewer line exiting the lift station to Zane Street. Trunk watermain also crosses this area. The easement and the sewer and water lines should be shown on the plans. Also there is a gas line easements that crosses from the highway to Zane Street and a United Power Association easement that runs along the rear lot line parallel to TH 169. These easements should also be shown on the site plan. The gate to the lift station located to the south is accessed through this site. The gate location should be shown on the plan and a driveway constructed at that location. There may need to be adjustments made to the landscaping plan so that the driveway access is not blocked. This site will need to apply for and receive an NPDES permit from the City prior to any site work beginning. There is silt fence shown on the site plan along the west and south boundaries. We question why there is no silt fence shown along the frontage with Zane Street or the north lot line. The existing driveway on the east side of Zane Street accessing the Wal-Mart site needs to be shown so that the proposed southerly driveway into this site is lined up with it. Ltr-051403-Leeseberg 1326 Energy Park Drive · St. Paul, MN 55108 · 651/644-4389 fax 651/644-9446 toll free 888/368-4389 Mr. Leeseberg May 19, 2003 Page Two The fire chief has asked for an internal hydrant to be located in the southerly island defining the parking row closest to the building site. The landscaping plan will need to be reviewed once the alignment of the sanitary sewer water and gas main is shown on the plan to ensure that there is no major vegetation placed on top of or near these utilities. There is no dumpster location shown on the site plan, as has been the case with all of the sites adjacent to the west side of Zane Street. Dumpster locations have not been allowed behind the buildings in an effort to keep a clear corridor for vehicles traveling from lot to the other. If you have any questions regarding any of these comments, please call. Sincerely, Howard R. Green Company Terry J. Maurer, ~.E. TJM:sw Ltr-O51403-Leeseberg Howard R, Green Company 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 or 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 pubhc 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: · 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 £~xtures. Loading Areas, Trash Collection and Outdoor Storage Loading docks, truck parking, HVAC 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 sSreened 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 fuxture 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 Si~n One freestanding development sign identi~dng 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 limited to 4. Total sign area shall not exceed 225 square feet and shall not exceed 10 feet in width. The sigm shall be constructed of brick, face brick or colored rock faced block and may include decorative brick and/or decorative glazed block as accents. Entry Signs Two entry signs shall be allowed, one at the Main Street and Zane Street intersection and one at' the Tyler Street and 179~h 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 entry signs may identify no more than 4 tenants. 1Vfonument 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 Si,~ns for Freestandin~ Sites Wall 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 pubhc streets, 2 wall signs will be allowed. Awning signs and canopy si~o-ns, including canopies over gas pumps, shah be included as wall signs. Awning and canopy signs shall not be illuminated. The sign area shah 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 Signs Retail Buildin~ 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 85" 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 8 or 4 feet from the projected lease line. I£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, ~o which the sign is to be affixed Maior Tenant Wall Signage Total wall si~o-m 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 Signs 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 bythe City. R2.00 ~ 950 1 DATE RECEIVED EX SAN. ~EX. W..~AT]~'~M AIN R5,00 II II It Jl 0 SCALE 2,0 5O FEET z ~g=o ¥ __1 bJ SHEET NO. OF' LJJ "0 ¢© CO "0 c- ._J c$ tod CAST R3067 RE 89~54 IE 890.54 CAST R3067 IE 889.40 895.1D -7950 $? 893.18 ~ 892.54 X sgs, o0 IOZ CAST R~067 893.36 893.25 RE 892.03 ~E 889.30 x 892.51 LEGEND "--~070- ...... Existing Contours x 9O0.0 Existing Spot Elevations x 975.5 - I~' Proposed Storm Sewe~ / x893.~o CAST R3067 IE 888.10 DATE RECEIVED \\ CB 107 24'X36" \\ R~067 RE 892,82 IE 890.~ RE 892.]4 IE 889,64 ,~/- 894-.27 ii89~'-27 , ,J 0 SCALE 2O 6O FEET Z I'-- ~ Z n ~ O.-J zz SHEET NO. ~ EXI~NG SANITARY SEW~ PROPOS~ SAN{TARy SEW~ EXI~NG WATERM AIN PROPO~ WATE~MAIN EXIS~NG STORM ~ PROPO~[D STORM SEW~ """"""'%. DATE RECEIVED · -~.~ ~/~/o~ 0 20 40 60 SCALE IN FEET SH~ NO. / ~ \\~ GENERAL NOTES i\ \i ii ~ i\ ~ ~. Conife~s shnJbbery ~all be ~e foflowin~ minimum sizem  UH XX,~ mmb~ b~ng u~ ~ ~e bed produce new ~t~ ~mugh ~e roots. ~ ~ ~ ~ acc~tance of ~e ~bstituti~. ~' ~ /~ ~ ~ are ~own ot ~pmx~ate ~11 ~ow~ d~met~. ~ -' & '%~% DATE ~CENED , , ~ WA~ , ~ ~ , ~ ........... ~~ : ~ ~ ~" ......... d ; , ~ ti l{ 25 0 PWJ J~5 ~rtL SUGGESTED LANDSCAPE LEGEND SCALE IN FEET S HEEq' NO. / _~ F.F.E. I00'-0" PROPOSED ELEVATIONS T,~NAN F (~FRONT ELEVATION D/92" = '-0" _~ T.O.P. 122'-0" ~-"~ E ', F5 CORNICF 51®N ARFA FIFS COP. NICF FIFS 51GN AR. FA h'IETAL CANOPY HI®H R. OGKFACF CPIU ALUF'IINUM $TOREFRC ¢" HI®H ROGKFACF Ci','IU P-.OG,~'F-AGE ' ' ' 5T©P...FFRON? IIq'-C)" : TENANT ~ -,- , , ! ~ · -I . , T'ENANT ." : -£;~.. I(')0'-0" '-' I I ~,/SZ" = I'-0" ·  " "" *'~'"~"* '"~' LK RIVER '12133.-4200minneap°li" m~ 55401 CROSSING architects ~"""-'~' '- Dra~ by MAIN SIREEI Check.d by ZA~[ Drawing Number EE 01 Copyright © 2002 by KKE Architects, Inc