6.3. SR 12-15-2003Item # 6.3
TO:
FROM:
DATE:
MEMORANDUM
Mayor and City Council
Scott Harlicker, Senior Planne~
December 15, 2003
SUBJECT:
Case No. CU 03-32
Request by R & D Sales for a Conditional Use Permit to Amend
the PUD Agreement for Elk River Plaza Third Addition
Request
Consider a request by R & D Sales for a conditional use permit to amend the PUD
Agreement for Elk River Plaza Third Addition to allow a multi-tenant office/retail building.
Location
Lot 2, Block 1, Elk River Plaza Third Addition, located on Freeport Avenue between the Elk
River Star News building and Dolphin Car Wash
Zoninq/Land Use
PUD (Planned Unit Development) / HB (Highway Business)
Attachments
Location map
Development Plans
Building Elevations
Memo from the City Engineer
Letter from ECM publishing agreeing to the new access from Freeport Avenue
Memo to Mayor and City Council
December 15, 2003
Page 2
Overview
On September 21, 1987 Elk River Plaza Third Addition was approved. Included in those
plans were a 2,900 square foot office (Star News building), a 3,000 square foot car wash
(Dolphin Car Wash) and 15,000 square foot retail building, which has not been constructed.
The applicant is proposing to amend the Planned Unit Development to allow a 12,765
square foot mixed-use building instead of the 15,000 square foot retail building. The
applicant is proposing to occupy about 6,000 square feet of the building with his
printing/embroidery business and lease out the remaining 6,765 square feet.
Site plan
Access mzcl Parking
There is an existing access from Freeport Avenue that serves the Star News building. The
applicant is proposing to relocate the existing access further to the north to provide better
visibility. This access will be used by both the Star News and the applicant.
The parking lot will be shared by the Star News and the applicant. The total number of
parking stalls required for both buildings is 62. The site plan shows 54 proposed new
parking spaces. There are 9 existing spaces that will remain. The total number of parking
stalls provided for these two buildings is 63.
There is a loading door on the right elevation, tucked behind the front of the building. The
loading door will not be visible from the street.
Grading Drainage and Utilities
Grading, drainage and utility issues are addressed in the City Engineer's memo.
The landscape plan shows 5 overstory trees, no ornamental trees and no evergreen trees.
There are 9 aborvitae planted along the east side of the building and a lilac hedge proposed
between the building and the south property line. There is no specific number of trees
required in this Planned Unit Development. Given the site constraints, the areas for planting
trees on this site is limited. Staff will be working with the applicant on a revised landscape
plan which may include planting oversized trees.
Building Elevations
The building will have a residential rambler look. The exterior material will be vinyl siding on
all 4 sides with brick wainscoting on the front and fight sides (the sides visible from the
street).
The dumpster enclosure is located behind the building along the south side of the loading
area. It is not visible from the street and will consist of material similar to the building.
S:\PLANNING\Case Files\2003\CU 03-32 Schulz (R&D)\CU03-32cc12-15.doc
Memo to Mayor and City Council
December 15, 2003
Page 3
Planninq Commission Meetinq
At the November Planning Commission meeting no one spoke at the public hearing. The
Commission discussed parking and the building's exterior elevations. The Commission asked
that staff and the applicant work on revisions to the landscape plan.
Recommendation
The Planning Commission and staff recommend that the City Council approve the
conditional use permit to amend the Elk River Plaza PUD to allow for a multi-tenant
building with the following conditions:
1. All comments of the City Engineer be addressed.
2. A cross access agreement between the applicant and the Star News be recorded.
3. A revised landscape plan be reviewed and approved by staff.
4. The dumpster location be shown on the site plan and be constructed of material similar to
that of the building.
S:\PLANNING\Case Files\2003\CU 03-32 Schulz (R&D)\CU03-32cc12-15.doc
VANDENBERG
JUNIOR HIGH
SCHOOL
SCHOOL
ELK RVER
HIGH SCHOOL
PARKER
ELEMENTRY
SCHOOL
ELEMEK
SCHOOL
RIVER
LION'S
PARK
SITE
178TH
~ver
Location Map
Case Number:. CU 03-32 R&D SALES
N
oward
R, Green Qompany
November 4, 2003
File: 822190J-0240
Mr. Scott Harlicker
Senior Planner
City of Elk River
13065 Orono Parkway
Elk River, MN 55330
RE:
R & D SALES COMPANY
PROPOSED FREEPORT AVENUE OFFICE BUILDING
Dear Mr. Harlicker:
As requested, we have reviewed the submittal prepared by John Oliver and Associates for the office
building proposed by R & D Sales along Freeport Avenue. Based on our review and comments
received at the staff review meeting, we would offer the following comments:
The site plan proposed relocating the existing driveway along Freeport Avenue
approximately 80 feet to the northeast. As you are aware, this driveway serves both the
proposed office building and the existing ECM building located to the west. It is our
understanding that Mr. Rich Schulz has received authorization from the owners of the ECM
building to relocate the driveway. We have not actually seen a copy of this permission but
understand it is in written form.
Fire Chief Bruce West has reviewed the site plan, and he has indicated there is no need
for additional hydrants internal to the site. The two hydrants located along Freeport
Avenue on the lot frontage will be sufficient for fire fighting capabilities.
Gary Leimore, Chief Operator, has reviewed the site plan relative to the existing sanitary
sewer line that runs along the south property line and has indicated the proposed
improvements are acceptable relative to access to his sewer line for ongoing operation and
maintenance.
The grading plan shows the removal of the existing ddveway and the replacement with
barder concrete curb and gutter, continuation of the existing sidewalk, and sodding of the
boulevard area. In addition, the grading plan shows the construction of the new driveway.
It appears from the construction notes that the new driveway will be built as a street
entrance. That is, the concrete curb and gutter along Freeport Avenue would not be
continued through the ddveway opening, but rather would be curved into the project site
and connected to the intemal concrete curb and gutter. If this is the case, the construction
Ur-110403-Harlicker.doc
1326 Energy Park Drive · St. Paul, MN 55108 · 651/644-4389 fax 651/644-9446 toll free 888/368-4389
Mr. Scott Hadicker
November 4; 2003
Page Two
should include concrete pedestrian ramps for the existing sidewalk on each side of the new
driveway opening.
Water service is proposed to be achieved by providing a wet tap on the existing water line
located in the boulevard along Freeport Avenue and extending a six-inch water service to
the new building. Sanitary sewer service is shown to be provided from the existing
sanitary sewer line located on the south lot line. The connection indicates that there is an
existing service stub located along the existing sanitary sewer line to service this lot. Both
the sanitary sewer service and water service are appropriate for the proposed building.
An existing 12-inch storm sewer line crosses the lot. An existing catch basin apparently
will fall in the curb line of the new driveway. No storm sewer calculations have been
provided at this point in time. Storm sewer runoff calculations should be submitted to
indicate whether or not one catch basin is sufficient to pick up the runoff anticipated from
the site. We believe that the existing catch basin on the site and the existing catch basin
located on the ECM site have likely less capacity than needed for the runoff expected from
the new driveway and building rooftop. We anticipate the need to construct additional
catch basins with one located on the north side of the proposed driveway opening to pick
up runoff internally prior to reaching the driveway and flowing out onto Freeport Avenue.
The storm sewer calculations should be submitted and the grading plan modified to include
any additional catch basins shown to be needed.
If you have any questions regarding any of these comments, please call.
Sincerely,
Howard R. Green Company
Ter~J~. a~urer, P.E.
TJM:sw
Ltr-110403-Harlicker
Howard R, Green Company
CONSULTING ENGINEERS
RCM
Publishers, Inc.
News
Advertising
Printing
Distribution
Internet/Web
Development
Total A, larket Coverage
Elk River
$ta Hews
Star Shopper
506 Freeport Avenue, PO. Box 330, Elk River,/,AN .55330 · ('~t~) 441-3500 · Fax ~&~t) 441-5401
October 23, 2003
To Whom It May Concern:
The parking lot entrance has been an issue for us at the Star News/Star
Shopper since we moved here five years ago. Through the course of the years
we have witnessed many "fender-benders" and hundreds of "near-misses".
The area to enter the par-king lot is dangerous and too narrow for traffic both
ways. We support and encourage moving the entrance farther down Freeport
Avenue.
If further testimony is required please contact me at 763.241.3664.
Thank you,
Elizabeth Harris
General Manager
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ONE
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PROPOSED
OFFICE BUILDING
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YO~n-e ~t" i'~ ............................
EX. San.
Service Stub
(Verify Loocatlon)
EROSION CONTROL NOTES:
I. Grading contractor shall verify locations and elevations of oil underground utilities prior to construction with fha respective utility companies.
2. All erosion control meosurss coiled for on these plans and specifications,
which may include sdf fence or temporary sediment traps, shall be
constructed and serviceable in the following order:
a. Silt fence.
b. Seed and mulch or sod.
c. Straw bale barriers In finished graded orsas.
3. Grading contractor shod provide and maintain ail erosion control measures
os shown on these plans and specifications and Implement any additional 0
erosion control measures necessary In order to protect adjacent property. I$CALE
Contractors grading and erosion control operations shall take place within
the construction limits,
5. It is required that soils tracked from the site by motor vehicles be cleaned
daily from paved roadway surfaces throughout the duration of construction.
6, Ad disturbed areas shall be seeded and mulched unless otherwise noted. '~-- g72 -'-"
UTILITY CONSTRUCTION NOTES.'.
I. All waterrnain pipe shall be DIP class 52 unless noted otherwise. Waterma/n x ~oz9
shall have a minimum cover of 7.5 feet to the top of the pipe.
2, Gate valves shod conform to AWWA 509 for res//ant seated valves os O
manufactured by American, Kennedy or approved equal,
3. Valve boxes shall be 5 I/4 inch didmeter suitable for 7.5 feet of cover.
Boxes shad be cast iron screw type three piece with the word "water" ~[T,
on fha lid. Manufactured by T~er 6860 or approved equal.
ONE
PARKING LOT CONSTRUCTION NOTES:
L Bituminous wear course shall be LVWE J50358 os per MNDOT specification
2350. Compaction shall be attained by the ordinary compaction method.
2, Aggregate bose shall be class 5 os per MNDOT specification 2211.
Compaction shall be by. the Ouadty compaction method.
VALVE MID BOX INSTAU.Al10N
EROSIQN CONTR(X. SILT FENCE · C.B. PROTECTION
TYPICAL WATERMAJN INSt.I.~TIOfl
CURB RAMP
20 40 60
IN FF..ET
LEGEND
Proposed Contours
Existing Contours
Proposed Spat Elevation
Direction of Flow Arrows
Existing Hydrant
Exist~g San/tory Man Hole
Exsisting Telephone Pedtstal
Ex$istlng Power Pole
Existing Light Pole
Existing Catch Basin
Ex/sting Hand Hole
Ex/sting Water Valve
Proposed Silt Fence
tNTE(~AL CONCRETE DRiVE~/AY APRON
6" Agg. Base
pARKING LOT/DRIVEWAY .~ECTION
I
~IAN°~n ~ m~,,
TYPE CONCRETE CURB ar GUTTER
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SHEET NO. J
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FILE COPY
20~45
SITE PLAN / LANDSCAPING
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· ~'f~p~.~,~.m I~,~:~'~', i'2.,~OD
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12#.00
On,·
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TC g05.0~c
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Porflon of
Cenc, Curb ·
TC 908.1
905.
906. 4
Connection:
Tee
Volve
X 90~9
/ I
X ~03,4
TC908.4
Remove Portion
of Ex. Curb
~o
Ex. San.
Service Stub
(Verify Loacat/on)
ONE
EROSION CONTROL NOTES:
L Grading contractor shall verify locations end elevations of ell underground
ut/l/f/es prior to construction with the respective utility companies.
2. All erosion control measures coiled for on these plans and specifications,
which may include silt fence er temporery sediment traps, shall be
constructed end servfceoble (n the following order:
O. Silt fence.
b. Seed end mulch or sod.
c. Strew bale berrlere In finished graded areas.
5. C-rodlng controcten shall provide end maintain oil erosion control measures
os shown on these plane end spec/flcotiens end implement eny odditionnl
erosion control measures necessery In order to protect adjacent property.
4. Contractors grading and erosion control operations shell toke place within
the construction limits.
5. It /s required that salts tracked from the sits by motor vehicles be cleaned
doily from paved roadway surfaces throughout the duration of construction.
6. All disturbed areas shell be seeded end mulched unless otherwise noted.
UTILITY CONSTRUCTION NOTES:
L All wotermoin pipe shell be DiP doss 52 unless noted otherwise, Watermoln
shell hove a minimum cover of 7.5 feet to the top of the pipe.
2. Gate valves shell conform to AH/WA 509 for res/lent seated wives os
manufactured by American, Kennedy or approved equal.
$. Valve boxes shell be 5 I/4 inch diameter suitable for 7.5 feet of cover,
Boxes shell be cost iron screw type three piece with the word 'water~'
on the lid. Monufcctured by T~er 6860 or approved equal
PARKING LOT CONSTRUCT/ON NOTES:
L Bituminous wear course shell be LVWE ~50358 os per MNDOT speciflcntlon
2~50. Compaction shell be ettained by the ordinary compaction method.
2. Aggregate bose shell be class 5 as per MNDOT specification 2£1L
Compaction shell be by the Quality compaction method.
QATE VALV~ AND BOX INSTALLA'~0N
EROSION CONTROL SILT FENCE & C.B. PROTEC~ON
TYPIC.N. WATE~MAJN INSb[.ATION
pBE~IAN C~RB RAMP
0 20 40 60
SCALE IN FEET
LEGEND
eom= -~- Existing H,~Yront
~rU'. ~ Existing Light Pole
INTEGRAL CONCRETE DRIVL~"WAY APRON
~- 2" Bit. Wear Course
~ ~ 6" Agg, Base
PARKING LOT/DRIVEWAY
Z
SHEET NO. ~
2
ONT ELEVATION
ELEVATION
ELEVATION
II
!LEVATION
COPY
FLOOR PLAN