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6.5. SR 05-18-1998...,ty of MEMORANDUM Item # 6.5. TO: FROM: DATE: SUBJECT: Mayor and City Council Steve Ach, City Planne~~ May 18, 1998 Conditional Use Permit Request by HTG Architects (Norwest Bank), Public Hearing Case No. CU 98-11 Request HTG Architects is requesting a conditional use permit for site plan review to construct a financial institution in the Elk Park Center Planned Unit Development. Location Lot 1, Block 1, Elk Park Center 3rd Addition (the southwest corner of 193rd and Highway 169). Zoning/~and Use PUD (Planned Unit Development) / HB (Highway Business) Attachments · Revised development plans dated 5/10/98 · Letter from HTG Architects dated 5/8/98 · Staff report to the Planning Commission dated 4/28/98 Overview Norwest Bank is proposing to construct a 4,630 square foot financial institution along with six drive-thru tel]er lanes on the south side of the building. The construction of this financial institution will complete development of the north end of Elk Park Center, which is that portion between Freeport, Jackson, 193ra and Highway 169. Immediately to the south of this proposed development is Twin City Federal Financial Corporation site which received Council approval approximately 2 years ago. The proposed plans by Norwest Bank complement the approved plans for 13065 Orono Parkway · P.O. Box 490 · Elk River, MN 55330 · TDD & Phone: (612) 441-7420 · Fax: (612) 441-7425 Memo to Mayor and City Council/1CU 98-11 May 18, 1998 Page 2 Twin City Federal allowing the two sites to work together. Both of the bank facilities share a driveway entrance off of Freeport Avenue. Bank Hours The bank is expected to have 10 - 12 employees on site throughout a typical workday. Bank hours of operation will be as follows: Auto bank - Monday through Friday, 7 a.m. to 6 p.m. Saturday 8 a.m. to 12 noon Bank - Monday through Friday, 9 a.m. to 5 p.m. Saturday 8 a.m. to 12 noon These hours are similar to TCF with the only exception that TCF will be open one hour later than the hours proposed by Norwest Bank. Project Overview/Site Plan Review Attached is the report to the Planning Commission dated April 28, 1998, which goes through staffs site plan review comments regarding the proposed facility. Also attached to the Planning Commission report is a brief project overview from Jeff Pflipson with HTG Architects. Please refer to the Planning Commission report for detailed comments regarding the site plan review of the proposed Norwest Bank facility. Also attached to the report is a letter from HTG Architects dated May 8, 1998, which basically serves as a response to staffs comments in the Planning Commission report. Staff has discussed these issues with HTG Architects. The only staff recommendation unable to be met relates to narrowing of the entrance and exit of the drive-thru teller lanes. As an alternative, staff has suggested that the lanes be striped to try to control the turning movements as vehicles leave the drive-thru lane. Norwest Bank would prefer not to narrow the exit lanes as it may cause more conflict with turning movements than having the vehicles drive straight out to the driveway. Narrowing the entrance would reduce the stacking distance for some of the drive-thru lanes. Access onto Jackson Avenue One of the primary issues associated with the development of this north end of Elk Park Center is access to the site. Originally, when Elk Park Center came before the Planning Commission and City Council, the traffic studies recommended no access point along Jackson Road between Highway 169 and Freeport Avenue. The original plan also included three developable lots where there are now only two. Furthermore, the specific users have now s:Xcouncil\cu98-11.doc Memo to Mayor and City Council/ICU 98-11 May 18, 1998 Page 3 been identified and a more accurate trsffic study can be prepared to assess the possibility of a driveway onto Jackson Road. Earher concept plans for this parcel (which never got to the Council level for review) included a convenience/gas station which was also requesting an access point on Jackson Road. A trsf-fic study was done in support of the access with certain conditions being met. Mainly these conditions related to the removal of all the trees along the north end of Elk Park Center to improve the visibility of vehicles leaving the site and acknowledging both north and south bound traffic on Jackson. The proposed access by Norwest Bank has been shifted further to the south than previous proposals. The issue of maintaining adequate visibility along Jackson Road and through the curve up to Highway 169 is still a critical issue. The removal of some of the trees will be necessary in locations where the trees are so closely located that they create a "wall" and obstruct the view of oncoming vehicles. Please refer to Terry Maurer's memo for additional information regarding the proposed driveway onto Jackson Road. Recommendation It is recommended the City Council approve the conditional use permit request by HTG Architects (Norwest Bank) to construct a financial institution along with six drive-thru lanes, with the following conditions: With the exception of narrowing the drive-thru, ali of the comments outlined in the site plan review section of this report be incorporated into the revised set of plans for approval. Comments from the City Engineer's memo dated April , 1998, be incorporated into the revised set of plans for approval. Signage meet the requirements of the Elk Park Center Planned Unit Development. Four sets of revised plans be submitted back to the City for review and approval prior to issuance of a building permit. s:\council\cu98-11.doc RETAINING WALL ELEVATION ,~ ~,~.. ~ ,_ R~AININg WALL SECTION TRASH ENCL PLAN QTRASH ENCL ELEVATION GGP, ADING PL-'H A1.2 ' ^2 t~ ~ ~ ~ ~ ~ ~,. ' t.~ATERIAL COLOR SELECTIONS: NORTH EL~ATION ~ SOUTH [L~ATION ~/~ir~ ' ' '. ~ ......... ~ ............................................................................................ :U: ~:~. WEST EL~ATION ~ST EL~ATION AROHTT£OTS 08 May 1998 Mr. Steve Ach City Planner City of Elk River 13065 Orono Parkway P.O. Box 490 Elk River, MN 55330 Dear Steve: The following is our response to the City's memorandum dated 28 April 1998, and Mr. Terry Maurer's letter dated 22 April 1998, regarding the proposed Norwest Bank branch facility in Elk River. The site is located at the southwest quadrant of the intersection at 193rd Avenue Northwest and Highway 169. The response items are listed and numbered as noted in your memorandum and in Terry's letter. CiW's Memorandum: A1 NA A2 NA A3 Narrowing the autobank drive lane on the approach side of the canopy would reduce the number of car stacking spaces; this could cause the cars to stack closer to the entrance at Jackson Road. Likewise, narrowing the autobank drive lane on the exit side of the canopy would create a high potential of accidents from cars merging into the adjacent drive lane. Striping will be provided from the autobank islands to the east drive lane. See enclosed revised site plan. A4 If an expansion ever occurs, the size of the expansion would comply with the required on-site parking stalls. A5 Agreed. See enclosed revised site plan. A6 Agreed. We will eliminated the westerly most parking stall, adjacent to the trail and relocate the stall at the east end of the north parking area. With thc elimination of the parking stall, the retaining wall has been moved to the east approximately 9'-0". See enclosed revised site plan. B 1 We will work with the City to satisfy the required tree count. B2 The Bank requests that ornamental style deciduous trees be used in lieu of the suggested conifers, which could create potential security issue. We would like to reduce the number of requested trees in this area because this area could be used for additional parking, if the need arises. C 1 The Bank will provide an easement agreement with the City for the bituminous trial that cuts into the Bank's properly. The Legal description is; 'Lot 1, Block 1, Elk Park Center, Third Addition'. Please submit an example of a standard easement agreement for the Bank to use. 2page City of Ell River 08May 1998 C2 C3 C4 D1 A 5'-0" sidewalk will be provided along the east drive, west curb. See enclosed revised site plan. Agreed. See enclosed revised site plan. Agreed. See enclosed revised site plan. The Bank has agreed that if the utility company or the City needs access into the utility easement, the Bank will remove and reinstall the trash enclosure at the Bank's cost. Coordination will be required during construction so that the utility lines be installed prior to the installation of the trash enclosure. E 1 The Bank will be submitting a sign package for approval by the City, at which time a permit will be paid for and pulled. E2 The sign will be relocated 10'-0" back from any setback. See enclosed revised site plan. Mr. Maurer's letter: A1 NA A2 Narrowing the autobank drive lane on the approach side of the canopy would reduce the number of car stacking spaces; this could cause the cars to stack closer to the entrance at Jackson Road. Likewise, narrowing the autobank drive lane on the exit side of the canopy would create a high potential of accidents from cars merging into the adjacent drive lane. A3 Agreed. See enclosed revised site plan. A4 The Bank will provide an easement agreement with the City for the bituminous trial that cuts into the Bank's property. A sidewalk will be added from the trail into the Bank's parking lot as noted on the enclosed revised site plan. A5 The Bank has agreed that ff the utility company or the City needs access into the utility easement, the Bank will remove and reinstall the trash enclosure at the Bank's cost. The location of the easterly most curb of the Bank's property was designed to align with the easterly most cud> of the access road to Freeport Avenue. B 1 Mr. Terry Maurer has stated that the extension of the sanitary sewer from the southeast property line to the northeast property line might not be required. The extension of the watermain will be required for the City to have a "continuous loop". Norwest has reviewed their agreement with Kraus-Anderson, for the purchase of the land, and there is no mention that the purchaser is required to pay for this improvement. We feel this construction should be completed by the City or the City's developer. B2 We will revise the grading at the entry. Thank you. B3 The break in the curb will be approximately 5'-0" wide in lieu of the 2'-0" noted. B4 The 16'-0" ATM and by-pass lane is sufficient, due to thc fact that it will get minimal use. 3page City of Elk River 08May1998 B5 The grade at the access slopes into the site to the east. Pedestrian ramps will be included. See enclosed revised site plan. B6 Agreed. Please advise where the size should be relocated to. B7 the site. 9'-0". Two to three feet of fill is being provided on the site to slightly redue the steep slope at the trail, into We will remove the westerly most parking stall and move the retaining wall to the east approximately Feel flee to call if you have any questions or comments. Please let me know what you need for the City Council Meeting. Sincerely, Jeffrey J. Pflipsen Vice President, Architect Robert Seeger, Norwest Properties, Inc. Terry Maurer, Howard R. Green Company enclosures ty of iver FROM: DATE: Item # 6.6. MEMORANDUM Planning Commission Steve Ach, City Planne~. April 28, 1998 SUBJECT: Conditional Use Permit Request by HTG Architects (Norwest Bank), Public Hearing Case No. CU 98-11 Request HTG Architects is requesting a conditional use permit for site plan review to construct a financial institution in the Elk Park Center Planned Unit Development. Location Lot 1, Block 1, Elk Park Center 3rd Addition (the southwest corner of 193rd and Highway 169). Zoning/Land Use PUD (Planned Unit Development) / HB (Highway Business) Attachments · Zoning map · Memo from City Engineer dated April~1998 · Proposed development plans · Letter From Jeffrey Pflipson (HTG Architects) Overview Norwest Bank is proposing to construct a 4,630 square foot financial institution along with 6 drive-thru teller lanes on the south side of the building. The construction of this financial institution will complete the so- called north end of Elk Park Center, which is that portion between Freeport, Jackson, 193rd and Highway 169. Immediately to the south of this proposed development is the Twin City Federal Financial Corporation site, which they 13065 Orono Parkway * P.O. Box 490 · Elk River, MN 55330 · TDD & Phone: (612) 441-7420 · Fax: (612) 441-7425 Memo to Planning Commission/CU 98-11 April 28, 1998 Page 2 have received a conditional use permit for and may begin construction later this year. Bank Hours The bank is expected to have 10 - 12 employees on site throughout a typical work day. The banking hours of operation will be as follows: The auto bank - Monday through Friday, 7 a.m. to 6 p.m. Saturday, 8 a.m. to 12 noon Bank - Monday through Friday;, 9 a.m. to 5 p.m. Saturday, 8 a.m. to 12 noon These hours are similar to TCF, with the only exception that TCF will be open one hour later than the hours proposed by Norwest Bank. Project Overview Attached is a letter from Jeffrey Pflipsen from HTG Architects, giving a general overview of the proposed bank facility. Please refer to this letter for additional information. Site Plan Review As with all conditional use permits in the Elk Park Center Planned Unit Development, a complete site plan review is required. The staff review committee has reviewed the proposed development plans and would offer the following comments: A. Parking and Circulation One of the primary issues associated with this development is the access point onto Jackson Road. When Elk Park Center was originally presented to the City, the traffic studies at that time suggested there be no access between Highway 169 and Freeport Avenue along Jackson Road. The north end of the development has changed slightly since the original plans have been submitted and approved by the City. For example, the number of lots has been reduced from 3 to 2. In addition, the specific mix of tenants are now known which helps in preparing a specific traffic study for the proposed developments. The City Engineer will elaborate on this issue in his report to the Planning Commission. At the time of this report a traffic study from the architect has not been received. Staff would s:\planning\pc\cu98-11.doc Memo to Planning Commission/CU 98-11 April 28, 1998 Page 3 recommend the Planning Commission postpone a~ction until this report has been submitted and reviewed. o The site is proposed to have two access points; one off of Jackson Road and another off of Freeport Avenue. The access off of Freeport Avenue will be a shared driveway with TCF immediately to the south. The driveway's design as it intersects with Freeport Avenue will allow for both left and right turn movements from both these parcels onto Freeport Avenue. Since this will be a shared driveway, a cross access agreement will need to be executed between the two properties to allow for ingress and egress. As mentioned, there are six drive-thru lanes for the auto bank. Each of these lanes provides for queuing for 5 vehicles as prescribed in the ordinance. The one modification staff would recommend is reducing the opening of the driveway as the cars leave the auto bank onto the private driveway. The proposed plans show a driveway opening of 74 feet. Staff would recommend tapering this driveway down to a driveway opening of approximately 36 feet to control the vehicles leaving the auto bank. In addition, the auto bank entrance from the west could be narrowed in a similar manner. Th~s may reduce the queuing distance; however, with the number of drive-thru lanes, this should not be a problem. o The plans show a future building expansion of 4,000 square feet extending to the west of the proposed building. The addition would eliminate some of the parking stalls proposed with the first addition. The future addition will require additional parking and based on the plan that has been submitted it is unclear where the required parking would occur. The plan does reflect future parking stalls, however, it doesn't appear the ordinance requirement is being met. The first phase as proposed meets all the City parking requirements. o The driveway onto Jackson Road is designed at 28 feet which will allow for two-way traffic. As proposed, the driveway intersects with Jackson Road at an angle which should be adjusted by curving the driveway and creating a perpendicular intersection with Jackson Road. o The retaining wall along the northern parking area is about 2 feet from the pedestrian trail. The wall is three feet high. s:\planning\pc\cu98-11.doc Memo to Planning Commission/CU 98-11 April 28, 1998 Page 4 Either the grade between the wall and trail should be flattened or a greater distance between the trail and retaining wall be achieved. This may require eliminating parking stall number (9). B. Landscaping Depending upon the number of existing trees that are saved, there may be additional landscaping required to meet the City's ordinance. The traffic study may require some of the trees to be removed along Jackson Road and 193rd to increase the site distance from the driveway onto Jackson, back towards 193rd and Highway 169. Once it is known the number of existing trees that will have to be removed, an accurate determination of the required landscaping can be determined. o Staff would recommend some additional conifers be planted immediately west of the 10 future parking stalls to soften the appearance from Jackson Road towards the multiple drive-thru lanes on the south side of the building. C. Pedestrian Circulation An easement will need to be described for the existing bituminous trail that cuts the northwest corner of the property along Jackson Road. One of the conditions for the TCF site plan approval was to extend a sidewalk from Freeport Avenue along the west edge of the private drive which serves the TCF and Norwest Bank site. It is recommended that Norwest Bank also provide a sidewalk extension to meet up with this sidewalk to encourage pedestrian access to the site. o If the new access drive is constructed onto Jackson Road, pedestrian ramps would need to be provided on both sides of the entrance drive for the bituminous trail. A connection from the bituminous trail along Jackson Avenue to the sidewalk system internal to the site should be provided. This is consistent with other developments to encourage as much pedestrian access as possible. s:\planning\pc\cu98-11.doc Memo to Planning Commission/CU 98-11 April 28, 1998 Page 5 D. Refuse Collection The proposed trash enclosure will need to be relocated so it is further away from the property line, since the municipal utilities has indicated they will need to use this easement for extension of electrical service. E. Signage Proposed signage will need to be submitted for review prior to issuance of a sign permit. The proposed location of the monument sign is in a drainage and utility easement. A location outside this easement will be necessary. Recommendation It is recommended the Planning Commission recommend approval of the conditional use permit request by HTG Architects (Norwest Bank) to construct a financial institution along with 6 drive-thru lanes with the following conditions: All of the comments outlined in the site plan review section of this report be incorporated into the revised set of plans for approval. o Comments from the City Engineer's memo dated April , 1998, be incorporated into the revised set of plans for approval. Signage meet the requirements of the Elk Park Center Planned Unit Development. Four sets of revised plans be submitted back to the City for review and approval prior to issuance of a building permit. s:\planning\pc\cu98-11.doc LOCATION !206_= 'S'ro~.o Pzrx'.vav · s ~- },:x _,.z¢:, Elk R!','~r. ),[N ff2SC' LOCATION MAP CASE' Howard R, Green Company CONSULTING ENGINEERS April 22, 1998 File: 803520j-0240 CONSULTING £NGIN~ Formerly MSA Consulting Engineers Mr. Steve Ach City Planner City of Elk River 13065 Orono Pkwy PO Box 490 Elk River, MN 55330-1900 RE: NORWEST BANK SITE PLAN REVIEW Dear Mr. Ach: As requested we have reviewed the submittal package for the proposed Norwest Bank facility at the north end of Elk Park Center, 3rd Addition. The package was submitted by H. T. G. Architects and consisted of a site plan, grading and utility plan, landscape plan, floor plan, and exterior elevations. Based on our review and comments received at the staff review meeting we would offer the following comments. A. Site Plan The main issue with the site plan would be the driveway access shown at the south end of the lot onto Jackson Road. As you are aware, Elk Park Center was approved with no access onto Jackson Road at this location. We have talked with the architect for the project and a traffic engineer that he has retained to do a traffic analysis relative to an access at this point. As of the date of this letter we have seen no report from the architect's traffic engineer justifying the driveway onto Jackson Road. We would recommend that the site plan not be approved with the access onto Jackson Road until this data is available. We question whether the large throat leading up to the drive thru is appropriate. Perhaps the driveway should be narrowed slightly by bringing the curb line of the north side of the drive thru area down into more of an island restricting the access. In the same regard, the 24 foot travel lane around the northwest side of the building ought to be maintained by extending the concrete island out. This would actually create one more parking spot in the western parking area. We believe that this additional spot could be offset by the loss of one on the western row at the south end. This spot, we believe, should be eliminated to allow an area for cars to back out into when exiting the parking area. 1326 Energy Park Drive · St. Paul, MN 55108 · 612/644-4389 fax 612/644-9446 toll free 888/368-4389 Mr. Steve Ach April 22, 1998 Page Two As shown on the site plan the existing bituminous trail along Jackson Road goes onto this property at the northwest corner. This was done when the Elk Park Center area was originally developed in an effort to save trees in this area. This trail needs to be provided an easement for it to remain here, or needs to be relocated into the right-of-way. It appears that the trail's current location falls within the 25-foot building set back and the site could easily provide an easement to cover this area. We would also recommend that some appropriate point a sidewalk into the site be provided from the bituminous trail. o The trash enclosure at the southeast corner of the site is within an existing drainage and utility easement, which is needed for electrical service. The trash enclosure should be moved to a better location that would meet the required setbacks. Also, the curb on the far east side of the site appears not to meet setback requirements. B. Grading and Utility Plan The grading and utility plan shows the extension of sanitary sewer and watermain from the TCF site to the south northerly along the east boundary to 193rd Avenue. This would be a public utility improvement. Therefore, plans and specifications for this work need to be prepared, reviewed, and approved by the City. A preconstruction meeting needs to be'held and City inspection would occur on all of the construction activities associated with this improvement. The building first floor elevation is indicated as 955.0, however, the 956 contour runs into the building at two locations. The grading plans show a break in the curb at the west edge of the building to drain the parking lot on that side. This is not the most desirable way to provide drainage from this area. We would suggest, that if this is the method chosen, making the opening slightly wider will help to insure that it does not plug easily. The drive thru lane for accessing the ATM and the bypass lane measures 16 feet from curb line to island. This does not provide a lot of room for a vehicle to bypass another vehicle sitting at the ATM. We question whether this should be widened slightly or perhaps, the bypass lane is seldom used and 16 feet will work in the case of an emergency. The driveway access onto Jackson Road should be provided with a high point to keep drainage internal to the site. A concrete pedestrian ramp needs to be constructed on both sides to provide access to the bituminous trail. The sign located in the northeast corner of the site is located within the utility easement. This should be moved slightly to the west to keep it out of the easement. Howard R, Green Company CONSULTING ENGINEERS Mr. Steve Ach April 22, 1998 Page Three On the north side of the parking, there is a relatively steep slope leading from the existing bituminous trail down to the parking area. A three foot high wall is proposed in this location. If in fact the access road is allowed onto Jackson Road, a few if not all of these trees may need to be removed to provide adequate site distance. We would suggest that it may be better to relocate the bituminous trail and get a more gradual slope into the site. If you have any questions regarding these comments, please call me. Sincerely, Howard R. Green Company TJM/ek O:~proj\803520j\520j-2212.apr Howard R, Green Company OONSULTING ENGINEERS 31 March 1998 Mr. Steve Ach City of Elk River 13065 Orono Parkway P.O. Box 490 Elk River, Minnesota 55330 Norwest Bank Elk River Office, Elk River, MN. Mr. Ach: Below is a brief summary of the proposed building design, image, and material selection for your use. The requested application type is for a Conditional Use Permit. The information is based on the enclosed site plans, floor plan, and exterior building elevations. The project is scheduled for Spring 1998 construction, with completion sometime in December 1998. GENERAL: Norwest Bank is planning a new branch bank facility to be located at the southwest quadrant of the intersections of 193rd Ave. NW. and U.S. Highway 169. More specifically, the Norwest site is Lot 1/Block 1, of Elk Park Center 3rd Addition. The new 4,630 square foot building will have an entry on the north side, with parking along the north and west portions of the site. The interior use will be for general bank operation, with offices, conference room, work room, two toilet rooms, mechanical/electrical room, and an employee lounge. The drive-up window/canopy are shown on the south side of the building Site access will be primarily from an internal Elk Park Center Development access road via Freeport Avenue; secondary site access will be from a single new curb cut onto Jackson Road (based on previous discussions between Norwest Bank and the City of Elk River). A total of thirty-six (36) parking stalls are planned (23 arc required). The Autobank (drive-up) has more than 120 feet of vehicular stacking space, which equates to roughly 30+ vehicles- 5 per lane. The Autobank will have six lanes installed. The outer or sixth lane will contain an ATM; also, thc fifth lane will be a potential location for a future ATM. The proposed use of the site will not effect the health, safety, morals, and general welfare of the occupants of the surrounding landS. The proposed building type should compliment the other businesses and people of the City of Elk River. Below are criteria to assist in granting a Conditional Use Permit. A, The use will not be injurious to the use and enj ,oyment of the other properties. B. The establishment of the conditional use will not impede the normal and orderly development of the surrounding property. C. Adequate utilities, access roads, drainage, etc. will be provided for this proposed building. H/CKE ~i THORSTEMSON. GROt:EFt L 7D 7401 Metro Bouievaf~l. Su~te 495 Mpls MN 55439 (6~ 831-8880 2page 31 March 1998 City of Elk River II. The use is zoned P.U.D., which is consistent with the purpose of the zone. IMAGE: The design of the proposed building provides an image that is consumer-friendly, elegant, and warm. The exterior material will be primarily brick with stone accents. A high curving metal roof will announce the main entry on the north side of the building. MATERIALS: Building Facade Roof Roof Structure Floor Structure Windows/Doors Brick (and stone banding) with concrete block backup. Sloping (curving) metal roofing (entry only). Built-up roofing (flat areas). Steel decking and steel joist/beams. Slab on grade. Aluminum exterior doors and frames. GENERAL INFORMATION: Building Height - Building Sq. Ft. Autobank Canopy - Total 16'-0" at parapet / 23'-6" at peak of sloping metal roof. 4,630 square feet. 1,435 square feet. 6,065 square feet BUILDING CODE INFORMATION: Building Type - VN Group Occupancy - B Occupant Load - 46 (4,630 s.f. / 100) The exterior signage for the proposed building will consist of one monument sign, located at the northeast comer of the site; and wall mounted back-lit logo and signage on the north, east, and west facades (see elevations- sheet A3). The bank will have between 10-12 employees on site throughout a typical work day. The banking hours of operation will be as follows: Autobank M-F 7:00 am - 6:00 pm Sat. 8:00 am - 12:00 noon Bank M-F 9:00 am - 5:00 pm Sat. 8:00 am - 12:00 noon Please contact me if you have any questions or need any clarifications or additional information. Sincerely, Vice President, Architect cc Mr. Robert Seeger, Norwest Properties Inc. .ity of TO: FROM: DATE: SUBJECT: Item # 6.6. MEMORANDUM Mayor and City Council Steve Ach, City Planner~~ May 18, 1998 Request by the City of Elk River for Rezoning, Public Hearing Case No. ZC 98-4 Request The City of Elk River is requesting to consider a rezoning application of approximately 45 acres from Rlc (Single Family Residential) to BP (Business Park) (Area #3). Location The northeast corner of County Road No. 13 and County Road No. 12 Attachments Ordinance No. 98-__ Reports to the Planning Commission dated February 24, 1998, and April 28, 1998. Overview The proposed rezoning is one of four areas that has been presented to the City Council for consideration along the new road corridor proposed in East Elk River. This Area #3 along with the others along this corridor have been identified in the Economic Development Strategic Plan as potential sites for business park development opportunities. The criteria that was applied to consider parcels for rezoning included the following: · located within the urban service district · proximity to city utilities · transportation (including rail access) · topography · property owners 13065 Orono Parkway · P.O. Box 490 · Elk River, MN 55330 · TDD & Phone: (612) 441-7420 · Fax: (612) 441-7425 Memo to Mayor and City CounciYZC 98-4 May 18, 1998 Page 2 natural features/wetlands · adjacent land uses highway visibility and access Rezoning to Business Park In previous meetings there has been some discussion on whether the appropriate zoning for the selected industrial sites should be BP (Business Park) or I1 (Light Industrial). Staff believes this corridor will lend itself better to the business park standards, given its proximity to some of the highway corridors and the configuration of the land as it will allow for larger sites for development. The Economic Development Authority has discussed the business park and light industrial zoning standards at their two previous meetings. The Economic Development Authority has recommended business park as the appropriate zoning for the areas identified along the new East Elk River corridor. Attached Memos to the Planning Commission Attached to this report are two memos to the Planning Commission discussing further the rezoning request and analysis that has gone along with that application. Please refer to those memos for additional information. Planning Commission Recommendation The Planning Commission discussed how this area may ultimately be developed and the likely access to serve the industrial area. Although the transportation system for this area has not been finalized the Commission has expressed a concern about access and the impact on the residential immediately to the west. Staff will continue to study this area to come up with the best solution given the existing constraints. The Planning Commission recommended approval of the rezoning to BP (Business Park) by a 6-1 vote. Recommendation It is recommended the City Council approve Ordinance No. 98-__, rezoning approximately 45 acres from Rlc (Single Family Residential) to BP (Business Park) based on the following findings: f:\shrdoc\council\zc98-4x.doc Memo to Mayor and City CounciYZC 98-4 May 18, 1998 Page 3 1. The land use plan and rezoning will be consistent with the Comprehensive Plan and Economic Development Strategic Plan to expand the industrial tax base in the City. With the realignment of County Road No. 13, conditions have changed to warrant a change in the land use and zoning designations. o The subject property is planned to have adequate access including a signalized intersection to accommodate the expected traffic to serve the future industrial sites. The area is included within the urban service district which is a major criteria for identifying available industrial opportunities. The area to be rezoned is bordered on three sides by roadways which will provide both a measurable distance and opportunity for buffering from adjacent land uses. f:\shrdoc\council\zc98-4x.doc ORDINANCE 98-__ CITY OF ELK RIVER AN ORDINANCE AMENDING THE CITY OF ELK RIVER ZONING MAP TO REZONE CERTAIN PROPERTY FROM RIC (SINGLE FAMILY RESIDENTIAL) TO BP (BUSINESS PARK) CASE NO. ZC 98-4 (Area #3) 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 described as: See Attached Exhibit A Section 2. findings: The rezoning is being approved based on the following THE LAND USE PLAN AND REZONING WILL BE CONSISTENT WITH THE COMPREHENSIVE PLAN AND ECONOMIC DEVELOPMENT STRATEGIC PLAN TO EXPAND THE INDUSTRIAL TAX BASE IN THE CITY. o WITH THE REALIGNMENT OF COUNTY ROAD NO. 13, CONDITIONS HAVE CHANGED TO WARRANT A CHANGE IN THE LAND USE AND ZONING DESIGNATIONS. THE SUBJECT PROPERTY IS PLANNED TO HAVE ADEQUATE ACCESS INCLUDING A SIGNALIZED INTERSECTION TO ACCOMMODATE THE EXPECTED TRAFFIC TO SERVE THE FUTURE INDUSTRTIAL SITES. THE AREA IS INCLUDED WITHIN THE URBAN SERVICE DISTRICT WHICH IS A MAJOR CRITERIA FOR IDENTIFYING AVAIILABLE INDUSTRIAL OPPORTUNITIES. THE AREA TO BE REZONED IS BORDERED ON THREE SIDES BY ROADWAYS WHICH WILL PROVIDE BOTH A MEASURABLE DISTANCE AND OPPORTUNIITY FOR BUFFERING FROM ADJACENT LAND USES. Section 3. That this Ordinance shall take effect and be in full force from and after the date of its publication. Passed and adopted this of the City of Elk River. day of ,1998 by the City Council ATTEST: Henry A. Duitsman, Mayor Sandra A. Thackeray, City Clerk s:\document\ordinanc\zc98-4.doc LOCAtiON /. ~ MR 178TH ~ 177"~{ 176TH LI HB/ OS LAND US ~ / ~,~ o~ MAP /~ E 1 . iver EXHIBIT A s:\document\ordinanc\zc98-4.doc 178T~ 17T~ 176TH 174~M 175TH 175RD LOCATION f' City of iver 13065 Orono Parkway · RO. Box 490 Elk River, MN 55330 ZONING MAP CASE: ZC 98-4 (Area #3) .y of River MEMORANDUM Item#,s 5.4. TO: FROM: DATE: SUBJECT: Planning Commission Steve Ach, City Planner.~t~ February 24, 1998 Request by the City of Elk River for Amendment to the Land Use Plan and Rezoning, Public Hearing Case No.'s LU 98-1, LU 98-2, LU 98-3, ZC 98-1, ZC 98-2, ZC 98-3 and ZC 98-4 5.10. Request The Planning Commission is asked to consider the following applications: A. Amending the land use plan map of approximately 25 acres of property lying south and east of Elk Terrace Mobile Home Park and east of Highway 169 from HB (Highway Business) to LI (Light Industrial) (Area #5). B. Rezoning of the same property described above from PUD (Planned Unit Development) to BP (Business Park) (Area #5). C. Land use plan amendment of approximately 40 acres of property lying at the northeast corner of the Burlington Northern Railroad tracks and Highway 169 from MR (Medium Density Residential) to LI (Light Industrial) (Area #6). D. Rezoning of the 40 acres described above from Rlc (Single Family Residential) to BP (Business Park) (Area #6). E. Land use plan amendment of approximately 70 acres of property located along Burlington Northern Railroad tracks between 177th and 173rd, from MR (Medium Density Residential) to LI (Light Industrial) (Area #7). F. Rezoning of the 70 acres described above from Rle (Single Family Residential) to BP (Business Park) (Area #7). 13065 Orono Parkway · P.O. Box 490 · Elk River, MN 55330 · TDD & Phone: (612) 441-7420 · Fax: (612) 441-7425 Memo/Planning Commission/ZC 98-1 February 24, 1998 Page 2 Go Rezoning of approximately 45 acres from Rlc (Single Family Residential) to BP (Business Park) (Area #3). Location All of the areas considered for rezoning are located along the new realignment of County Road No. 13 as it extends from the 186th Avenue alignment south to the 173ra Avenue alignment. Attachments · Zoningfland use maps for all areas. · Map of the new corridor with proposed land uses and zoning designation. · Business Park Zoning Ordinance Overview Over the past couple years there has been a great deal of planning of East Elk River in anticipation of the extension of sewer and water. The first major issue which received a lot of discussion centered around the realignment of County Road No. 13. This realignment of County Road No. 13 was necessary to alleviate the traffic problems projected at the current intersection of County Road No. 13 and County Road No. 12. Furthermore, when the property at the southeast corner of County Road No. 12 and Highway 169 is developed, additional traffic will be generated adding to the existing problems at the current alignment. The realignment of County Road No. 13 was further examined as it continued south of County Road 12 towards 173ra Avenue and eventually 171st. This new road alignment will provide accessibility to properties in eastern Elk River for both development purposes and alternative transportation needs. The corridor is being designed as a four lane divided roadway with pedestrian systems on both sides along with desired street lighting. Based on the projected traffic volumes, limited access will be necessary. The location of this transportation corridor had seve.ral challenges in defining its exact alignment including crossing a Northern Natural Gas line, providing proper intersection geometrics with existing County Road No. 12, avoiding wetlands, and respecting other natural features. Now that the road alignment has been fine tuned a complete land use analysis may proceed forward. Staff will be prepared to present the Planning Commission exhibits illustrating a vision for this new corridor. f:\shrdoc\planning\pc\zc98-1.doc Memo/Planning Commission/ZC 98-1 February 24, 1998 Page 3 General Land Use Pattern As mentioned above there were several constraints which need to be considered in designing the new road corridor's alignment. One of the goals staff wanted to achieve with this new road corridor is to draw a strong distinction between land use patterns as they would develop along this corridor. Therefore, as the road meandered around the various physical boundaries and natural features, there appeared to be a logical land use pattern occurring. Because of the existing trees and varying topography, the residential zoning on the east and proposed commercial and industrial development west of the new road corridor achieved the goal of creating consistent land use pattern. Anytime a roadway can be used as a means of land use transition it provides opportunity to aesthetically separate two land uses with various landscaping treatments and also add in the physical distance between land uses. Criteria Considered for Rezonings One of the Economic Development Strategic Plan components was to identify possible industrial opportunities within the City. The criteria to locate these opportunities included the following: Located within the urban service district Proximity to city utilities Transportation (including rail access) Topography Property owners Natural features/wetlands Adjacent land uses Highway visibility Considering these criteria, the east Elk River project seemed like a natural fit to adjust the land use and rezoning to allow industrial and commercial on the west side of the road. The east side would remain residential because of its strong natural characteristics and planned residential further to the east. Below is a list of criteria and an explanation how the criteria apply to the arras proposed for rezoning: Transportation - One criteria used to support the rezoning related to the areas was ability to gain access to the new roadway and ultimately, to the existing highway system. Not only did the area allow for convenient truck/vehicle access, but also provided an opportunity if a company demanded rail access from the Burlington Northern Railroad. f:\shrdoc\planning\pc\zc98-1.doc Memo/Planning CommissionFZC 98-1 February 24, 1998 Page 4 Wetlands/Water Table - The area south of the trailer park extending down to 173ra has existing ditches and wetlands throughout the property. Some of these wetlands may be mitigated to allow for further development and the ditch abandoned, allowing the storm water to be placed into storm sewers. In some cases the water table may be high, which would allow for slab on grade construction of industrial buildings. Natural Features - For the most part, the property included in the rezoning requests is relatively fiat and contains a considerable amount of open space. One the other hand, the areas lying east of the roadway have varying topography and are heavily wooded. The fiat open land is much more conducive to industrial development, whereas the rolling topography would require considerable grading to allow for large structures to be built. Land Use Compatibility - As mentioned above, the new roadway serves as a strong physical separation between land uses. A continuation of industrial land use along the west side of the corridor allows for a linear industrial park and compatible uses, while the east side can still maintain its residential character. Economic Development Strategic Plan - This plan, along with the Comprehensive Plan, target industrial development as a top priority. The goals are to diversify the land use mix in the City, expand the industrial inventory, broaden the City's tax base, provide additional tax base and compliment the residential and commercial growth. Economic Development Strategic Plan The applications presented to the Planning Commission this evening are all areas identified as part of the Economic Development Strategic Plan. The Economic Development Strategic Plan was approved by the City Council on May 19, 1997. The rezoning and land use plan apphcations are brought forward to implement the plan. Proposed Zoning and Land Use Designations All of the areas presented this evening would propose the rezoning of properties to a BP (Business Park) zoning designation accompanied by a LI (Light Industrial) land use. Together, these two designations will allow for industrial development under the business park zoning guidehnes (see attached for additional information). The business park zoning district is designed to allow for a more upgraded type of industrial environment with f.'\shrdoc\planning\pc\zc98- l.doc Memo/Planning Commission/ZC 98-1 February 24, 1998 Page 5 greater attention given to the architectural, landscaping and other physical design components. Recommendation It is recommended the Planning Commission recommend denying the following applications: Area #5 - Amending the land use plan map from HB (Highway Business) to LI (Light Industrial) and rezoning from PUD (Planned Unit Development) to BP (Business Park) based on the following: THE SUBJECT AREA IS CURRENTLY BEING CONSIDERED AS PART OF AN OVERALL COMMERCIAL PLANNED UNIT DEVELOPMENT. e THE AREA IS NECESSARY TO BE INCLUDED INTO THE COMMERCIAL PLANNED UNIT DEVELOPMENT TO MAKE FOR A VIABLE AND CONTIGUOUS COMMERCIAL DEVELOPMENT. o DUE TO WETLANDS ALONG THE SOUTH PROPERTY LINE, THE AREA MAY BE PHYSICALLY SEPARATED FROM THE PROPOSED INDUSTRIAL AREAS FURTHER TO THE SOUTH. THIS WILL INTERUPT THE CONTINUITY OF A CONTINUOUS LINEAR INDUSTRIAL PARK. e THE CURRENT LAND USE DESIGNATION OF HIGHWAY BUSINESS IS STILL CONSISTENT WITH THE CITY'S COMPREHENSIVE PLAN TO ENCOURAGE COMMERCIAL DEVELOPMENT ALONG THE HIGHWAY 169 CORRIDOR, AND PARTICULARLY AT THE INTERSECTION OF MAIN STREET AND HIGHWAY 169. It recommended the Planning Commission recommend approval of the following applications: Area #6 - Land use plan amendment from MR (Medium Density Residential) to LI (Light Industrial) and rezoning from Rlc (Single Family Residential) to BP (Business Park). Area #7 - Land use plan amendment from MR (Medium Density Residential) to L! (Light Industrial) and rezoning from Rle (Single Family Residential) to BP (Business Park). · Area #3 - Rezoning from Rlc (Single Family Residential) to BP (Business Park), based on the following findings: THE LAND USE PLAN AMENDMENT AND REZONING WILL BE CONSISTENT WITH THE COMPREHENSIVE AND ECONOMIC DEVELOPMENT STRATEGIC PLANS TO EXPAND THE INDUSTRIAL TAX BASE IN THE CITY. f:\shrdoc\planning\pc\zc98-1.doc Memo/Planning CommissionfZC 98-1 February 24, 1998 Page 6 2. WITH THE REALIGNMENT OF COUNTY ROAD NO. 13, CONDITIONS HAVE CHANGED TO WARRANT A CHANGE IN THE LAND USE AND ZONING DESIGNATIONS. THE PROPERTY SUBJECT TO THE PROPOSED REZONING IS PLANNED TO HAVE ACCESS TO A ROADWAY CONSTRUCTED TO ACCOMMODATE THE EXPECTED TRAFFIC WHICH ACCOMPANIES INDUSTRIAL DEVELOPMENT. o THE AREA IS INCLUDED IN THE URBAN SERVICE BOUNDARY WHICH IS A MAJOR CRITERIA FOR IDENTIFYING AVAILABLE INDUSTRIAL OPPORTUNITIES. THE PROPERTIES TO BE REZONED ARE BORDERED BY EITHER A STATE HIGHWAY, COUNTY ROAD OR BURLINGTON NORTHERN RAILROAD TRACKS. f:\shrdoc\planning\pc\zc98-1.doc ;y of ver FROM: MEMORANDUM Item # 6.8. Planning Commission Steve Ach, City Planner~t~ DATE: April 28, 1998 SUBJECT: Request by the City of Elk River for Rezoning, Public Hearing Case No. ZC 98-4 Request The Planning Commission is asked to consider a rezoning application of approximately 45 acres from Rlc (Single Family Residential) to BP (Business Park) (Area #3). Location The northeast corner of County Road No. 13 and County Road No. 12 Attachments * Report to the Planning Commission dated February 24, 1998 · Concept plan for subject area Overview This item was presented to the Planning Commission two months ago at which time the Planning Commission postponed action to further review the requested zoning. The primary concerns at the last meeting involved traffic and access to the proposed business park area. Directly west of the existing County Road No. 13 is an existing residential area which the Commission was concerned would be impacted by the traffic for the industrial area. Analysis of Area Included in the packet is one of many concepts that could be generated for this proposed industrial area. The plan also shows some of the existing residential and industrial areas surrounding the property. Under the concept included in the packet, a significant amount of the traffic to the proposed 13065 Orono Parkway · P.O. Box 490 · Elk River, MN 55330 · TDD & Phone: (612) 441-7420 · Fax: (612) 441-7425 Memo to Planning CommissionfZC 98-4 April 28, 1998 Page 2 business park area would use the current County Road No. 13 alignment north of County Road No.12 to a possible cul-de-sac which would serve three of the four new lots in this business park area. This cul-de-sac is immediately opposite 5th Street and south of the single family homes which are west of County Road No. 13. There could be one additional new lot along with the existing industrial business (Industrial Hardfacing) north of the cul- de-sac which would involve traffic passing by the single family homes to gain access to those sites. Access to the site is an issue staff has been reviewing as we learn more about the subject area. Certainly, the impact to the residential area immediately to the west will be of concern, so considerations will need to be taken to minimize this. However, under the current conditions, the single family homes are fronting onto an existing County road. If the City was not proposing to reroute County Road No. 13 further to the east, the current alignment of County Road No. 13 would have to be upgraded to accommodate the additional traffic funneling down from the northeast part of town to the intersection at County Road No. 12. All of this traffic would be passing by the single family homes. With the realignment of County Road No. 13, a significant number of vehicles will be routed east of the single family homes. Long Term Plan As discussed at the last Planning Commission meeting, there is a tight mix of land uses within this general area. Everything from single family residential to highway commercial, multi-family and industrial exists within a very short distance. Certainly, there is nothing wrong with achieving land use patterns of this nature as long as appropriate transition (buffer) areas are accomphshed. The one area which seems to raise the most concern is between 5th Street on the north, Highway 169 on the west, County Road No. 12 on the east, and County Road No. 13 on the south. This area includes the existing single family homes, apartments, Ron's Foods and the City's former liquor store site. Although it is difficult to pinpoint what exactly may happen in the future, the changes in the vicinity of this area suggest that there may be some type of redevelopment in the future. Under that scenario, the proposed business park zoning would be an acceptable complimentary use. Recommendation It is recommended the Planning Commission recommend approval of the requested rezoning from Rlc (Single Family Residential) to BP (Business Park) based on the following findings: f.'\shrdoc\planning\pc\zc98-4.doc Memo to Planning CommissionFZC 98-4 April 28, 1998 Page 3 1. The land use plan and rezoning will be consistent with the Comprehensive Plan and Economic Development Strategic Plan to expand the industrial tax base in the City. With the realignment of County Road No. 13, conditions have changed to warrant a change in the land use and zoning designations. The subject property is planned to have adequate access including a signalized intersection to accommodate the expected traffic to serve the future industrial sites. o The area is included within the urban service district which is a major criteria for identifying available industrial opportunities. o The area to be rezoned is bordered on three sides by roadways which will provide both a measurable distance and opportunity for buffering from adjacent land uses. f:\shrdoc\planning\pc\zc98-4.doc COMPARISON OF ZONING/DEVELOPMENT STANDARDS BUSINESS PARK (BP) LIGHT INDUSTRIAL (I-1) PERMITTED USES CONDITIONAL USES LANDSCAPING EXTERIOR FINISH SIGNAGE Light Manufacturing R & D Laboratories Gov~t, Business & Professional Offices Mail Order Operations Telecommunication Operations Personal Service Establishments Health Athletic Clubs Restaurant (Class I) Hotels/Motels Licensed Daycare Vocational, Technical Trade Schools Motor Vehicle Specialty Service Stations Multiple Buildings on Above Ground Storage Tanks Any Permitted Use Involving 30% Warehouse Space Retail Shops Which Compliment the Business Park * Up to 25% landscaping credit for exterior sculptures, fountains, ponds All Walls Consist of Face Brick, Stone, Glass, Stucco, Architecturally Treated Concrete Panels, Decorative Block or Architectural Metal All Freestanding Signs Must be Monument Style, Maximum Height 8 Feet/Maximum Size 64 Square Feet Wall Signa~ Offices Warehouses R & D Facilities Wholesale Business Medical, Dental, Optical Labs Light Manufacturing Outdoor Storage SFR as an Accessory Use Recycling Processing Center Bottling and Distribution Mini Storage Water/Sewage Treatment Auto Repair Shop Grain and Feed Elevators Multiple Principle Structures Sexually Oriented Land Uses Temporary Structures Government Building Facilities Broadcast Studios Truck and Implement Sales Commercial Kennels (Indoors) 25% of Exterior Consists of Face Brick, Stone, Glass, Stucco, Architecturally Treated Concrete Panels, Decorative Block or Architectural Metal, Aluminum Siding, Vinyl, Wood, Masonite Pylon Signs Allowed, Maximum Height 20 Feet/Maximum Size 64 Square Feet e the Same LOT SIZE/SETBACKS PARKING SETBACKS 1 ½ Acres Front 35' or Half Building Height Side 20' or Half Building Height Rear 20' or Half Building Height 25' Front 20' Side 20' Rear 1 Acre Front 30' Side 25' Rear 20' lO'Any Property Line 16. B-P Business Park STATEMENT OF PURPOSE: The Business Park District is established to encourage a planned, integrated environment for certain industrial, office, and limited commercial uses which are compatible with and compliment each other as well as the surrounding land uses. It is the intent of this ordinance that development reflects common themes using compatible architectural design and consistency in signage, landscaping, and lighting. It is also the intent to encourage businesses which generate a high nuraber of jobs per square foot rather than predominately warehouse type uses. A. Permitted Uses i. Light manufacturing ii. Research and development laboratories iii. Governmental, business, and professional offices iv. Mail order operations v. Telecommunication operations vi. Financial institutions vii. Personal service establishments ix. Health athletic clubs x. Restaurants (Class I) 9.40 B. Accessory Uses: i. Off-street parking lots or facilities ii. Private recreational facilities iii. Public shelters and essential services C. Conditional Uses: i. Any permitted use which involves more than 30% warehouse space ii. Hotels and motels iii. Licensed day care facilities iv. Retail shops and stores which compliment and serve the Business Park subject to the standards set forth in 2(j) below. v. Vocational, technical, and trade schools vi. Motor vehicle specialty service stations vii. Multiple buildings on a lot viii. Above ground storage tanks STANDARDS: A. Minimum lot size - one and one-half (1 1/2) acres B. Building setbacks (minimum) i. Front Yard - Thirty-five (35) feet, or one-half (1/2) the total building height whichever is greater. ii. Side Yard - Twenty (20) feet, or one-half (1/2) the total building height, whichever is greater. iii. Rear Yard - Twenty (20) feet, or one-half (1/2) the total building height, whichever is greater. iv. All setbacks shall be determined from the planned right-of-way (ROW), as designated in the City, County, or State Transportation Plan, and normally defined in the subdivision regulations. C. Parking Lot Setbacks (minimum) i. Front Yard - Twenty-five (25) feet. 9.41 Do Zo Go ii. Side Yard - Twenty (20) feet. iii. Rear Yard - Twenty (20) feet. iv. Ail setbacks shall be determined from the planned right-of-way (ROW), as designated in the City, County, or State Transportation Plan, and normally defined in the subdivision regulations. Loading Spaces/O~erhead Doors i. Loading spaces/overhead doors shall be located primarily in designated rear yards and secondarily in designated side or front yards as approved by the Zoning Administrator. ii. Loading spaces and overhead doors should be designed to be compatible with the principle building. Architectural techniques should be employed to reduce visual impacts from adjacent properties and roadways. Dumpsters/Refuse Enclosures i. Ail dumpsters shall be completely screened from public view by using enclosures constructed of similar material as the principal building. ii. Refuse enclosures shall include gates and be located in designated rear or side yards. Roof-Top/Ground Electrical Equipment Ail utility equipment shall either be: i. Screened from the eye level view of adjoining properties by use of exterior wall(s) and/or landscaping; or, ii. Painted to match or complement the building structures; or, iii. Incorporated in~o an architectural design, as approved by the Zoning Adminissrator. Architectural Standards i. Major exterior surfaces of all walls shall be face brick, stone, glass, stucco, architecturally treated concrete cast in place or pre-cast panels, decorative block, or architectural me~al, or approved equivalent, as determined by the Zoning Administrator. Landscaping 9.42 Ko i. Not withstanding the provisions of Section 900.30, the following requirements shall be met: a. Of the total number of overstory trees required, a minimum of twenty-five percent (25%) shall be ornamental trees and twenty five percent (25%) shall be conifer trees. b. A landscaping credit of up to twenty-five percent (25%) may be given to a site plan which contains exterior sculptures, fountains, ponds beyond those required for storm drainage and other site enhancements as approved by the Zoning Administrator. c. Underground irrigation shall be installed within the front yard and all landscaped areas adjacent to a public right-of-.way. Signage Not withstanding the provisions of Section 900.22, the following requirements shall be met: a. Ail freestanding signage shall be of a monument style sign and have a maximum size of sixty-four (64) square feet and height of eight (8) feet. b. One (1) on-premise business wall sign per occupancy, not to exceed two (2) square feet in sign area for each linear foot of the building frontage up to a maximum of one hundred and twenty-eight (128) square feet per occupancy is permitted. Standards for Retail Sho~s and Stores i. Freestanding retail shops and stores shall be limited to those which compliment other uses within the business park, provide a service to those other businesses, and shall not exceed 20,000 square feet in size. ii. Retail/wholesale sales incidental to products manufactured, assembled, or warehoused on the premises, may be permitted as an accessory use provided no more than ten percent (10%) of the building is used for retail/wholesale sales. Hazardous Material i. Any business which involves the handling or storage of hazardous material shall provide data 9.43 information sheets to the City for review and receive appropriate permits from applicable agencies. LAN~USE/ZONING PROPOSED TRANSPORTATION AND UTIUTY CORRIDOR EAST ELK RIVER U T1LITY ALIGNMENTS AREAS FOR :~EZONING " I AREA 3 COUNTY ROAD NO. 17 AREA 6 PROPOSED TRANSPORTATION AND UTILITY CORRIDOR UTILITY ALIGNMENTS