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6.12. SR 06-17-2002Item # MEMOEANDUM TO: Mayor and City Council FROM: DATE: Chris Leeseberg, Planner June 17,2002 S U BJ ECT: Case No. CU 02-18 Request by STM Development for a Commercial Multi-Tennant Facility 6.12. Request STM Development is requesting a Conditional Use Permit to allow the construction of a Commercial Multi-Tenant Facility. Location East of Highway 169, south of Main Street and west of Zane Street, Lot 4, Block 1, Elk River Crossing 2nd Addition Zoning/Land Use PUD (Planned Unit Development) / HB (Highway Business) Attachments · Location map · Memo from City Engineer · Plat Drawing · Site Plan · Preliminary Grading, Drainage & Erosion Control Plan · Preliminary Landscape Plan & Erosion Control Plan · Architectural Drawings Mayor and City Council / CU 02-18 June 17, 2002 Page 2 Overview The request consists of a one-story 7,500 sq. ft. building. The entire building will be treated with an Exterior Insulating Finish System (EIFS) and Rockface Concrete Masonry Units (CMU). The floor plan of the building will consist of two tenant spaces. Tenant A will consist of 2,572 square feet and Tenant B will consist of 4,800 square feet. Building setbacks are not defined in the Elk River Crossing PUD but the building meets the C3 zoning setbacks. Design Standards The bottom two-thirds of the facades will consist of glazing and 4" & 8" rock face CMU. The upper one-third will be treated with EIFS. The entrances are clearly defined with metal canopies and the there will be EIFS cornice work and CMU pilasters on the facades to break Up the surface. The proposed design meets the design standards for Elk River Crossing. The allowable signage, as defined by the Elk River Crossing PUD, is two wall signs per principle building. They are proposing 3 signs per tenant, which exceeds the maximum allowed. A trash enclosure was not indicated on the site plan. 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." Landscaping The submitted landscape plan does not meet the City's requirements. There needs to be a total of 22 trees: six conifers (which they meet), five ornamentals (which they exceed by two) & 11 overstory trees (which they do not meet). They should provide five additional overstory trees. A monument sign has been indicated on the site plan near Zane Street which is not placed 10-feet from the property line. The location of the sign should be placed 10-feet from the property line so as not to obstruct sight lines of vehicular traffic and it should be placed so vehicle bumpers will not come in contact with it. 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 38 parking stalls would be required. The proposed layout exceeds this requirement with a total of 74 total stalls. The minimum 10' setback from the property line is also maintained. Three (3) handicap-parking stalls are required for the building. The submitted site plan does not indicate any handicap-parking stalls. For parking lots with 51-75 stalls, there is a minimum requirement of three accessible stalls. The site plan will need to be revised to provide the required spaces. S:\PLANNING\Case Files\CU 02-18 STM Development\CU02-18_CC.DOC Mayor and City Council / CU 02-18 June 17, 2002 Page 3 The proposed layout provides a shared access to the site off of Zane Street. A future access to the lot to the south is provided but the location of it may not provide efficient ingress and egress for the two lots. There is no access to the lot to the north and staff feels that one should be provided similar to the south access. Drainage and Utilities The City Engineer's memo addresses site drainage and utilities. Planning Commission Actions There was discussion on how to prevent future additional signage requests on the building. It was suggested that the monument sign be eliminated in favor of providing a third sign for the end cap tenants within the multi-tenant building. There was a question on how the handicap stalls were calculated and it was stated that it is calculated based on the number of parking stalls provided on site. The Planning Commission voted unanimously to recommend approval of the Conditional Use to allow the construction of a Commercial Multi-Tenant Facility. Recommendation Staff and the Planning Commission recommend that the City Council approve the Conditional Use Permit to allow the construction of a Commercial Multi-Tenant Facility with the following conditions: e e ge 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. ONLY TWO WALL SIGNS PER TENANT SHALL BE ALLOWED; ONE FRONTING ZANE STREET AND THE OTHER FRONTING HIGHWAY 169. THE LANDSCAPE PLAN SHALL MEET THE CITY'S REQUIREMENTS BY ADDING FIVE OVERSTORY TREES. IN LIEU OF A MONUMENT SIGN, THE END CAP TENANTS MAY HAVE ADDITIONAL SIGNAGE ON THE NORTH AND SOUTH WALLS THREE (3) HANDICAP-PARKING STALLS SHALL BE PROVIDED. A FUTURE ACCESS TO THE LOT TO THE SOUTH SHALL BE PROVIDED TO PROVIDE EFFICIENT INGRESS AND EGRESS FOR THE TWO LOTS. S:\PLANNING\Case Files\CU 02-18 STM Development\CU02-18_CC.DOC Mayor and City Council ? CU 02-18 June 17, 2002 Page 4 9. 10. AN ACCESS TO THE LOT TO THE NORTH SHALL BE PROVIDED WITH SIMILAR PLACEMENT OF THE SOUTH LOT ACCESS. THE SITE PLAN SHALL SHOW THE DRIVEWAY LOCATIONS, IF ANY EXIST, ON THE EAST SIDE OF ZANE STREET. S:\PLANNING\Case Files\CU 02-18 STM Development\CU02-18_CC.DOC LINCOLN :Y i ? OlJ h () ijt~A \, Location Map Case Number: CU 02-18 STM DEVELOPMENT N Howard R, Green Oompany May 15, 2002 File: 8'I 8010,.I-0240 Mr. Scott Harlicker Senior Planner City of Elk River 13065 Orono Parkway Elk River, MN 55330-5600 RE: ELK RIVER CROSSING DEVELOPMENT VSI CONSTRUCTION INC. Dear Mr. Harlicker: As requested we have reviewed the two drawings submitted for the VSJ~Construction, Inc. proposed strip mall, to be located in the Elk River Crossing Development. The di-awings we reviewed were prepared by John Oliver and Associates and dated May 3, 2002. The drawings consisted of a grading, drainage, and an erosion control plan, and a landscaping plan. Based on our review we would offer the following comments: The site plan shows a shared access to Zane Street at the southeast corner of the lot. A future access to the lot to the south is provided. We would recommend that the access to the lot to the south be moved further west to line up with the front of the proposed strip mall. In it's current location it is far too close to the driveway at Zane Street to provide for efficient ingress and egress from two lots. Additional information relative to the top of curve and bituminous elevations should be provided at the access to Zane Street. It appears that there is no high point to eliminate site drainage from flowing onto Zane Street. If this is the case, a high point needs to be installed to keep all the site drainage internal to the lot. 3. Access should be provided to the lot to the north lined up with the front of the building similar to the access to the lot to the south. Sanitary sewer and water main stubs are shown from Zane Street to the property line. It is assumed that this is how the building will receive sanitary sewer and water service. The water service should include a six-inch extension with a hydrant located in the southerly islands in the parking lot. 5. The site plan should show the driveway locations if any exist on the east side of Zane Street. We question the grade of the parking lot from the south side of the front of the building to the catch basin located along the Zane Street curb line. It appears from the elevations shown on the plan that the grade in this direction is less that one percent; this is unacceptable for a parking lot. O:~roj\818010J\0240~Ltr 5-15-02 Wallick.doc 1326 Energy Park Drive · St. Paul, MN 55108 · 651/644-4389 fax 651/644-9446 toll free 888/368-4389 May 15, 2002 File: 818010J-0240 Page Two The access to the southerly lot behind the building may or may not be needed. This access should be constructed in such a manner that if it is needed it can be used, and if not can be removed. Perhaps bituminous curb could be used across the opening at this time. 8. We assume the parrell parking stalls behind the building are for employees. These will work for employees but not the general public. If you have any questions regarding any of these comments please call. Sincerely, Howard R. Green Company Howard R. Green Company O:~roj~818010J\0240\Ltr5-15-02Wallick.doc CONSULTING ENGINEERS / / LOT 1 BLOCK -¢¢~ OF U.S. Liit 4- 12 ~CRES 270 %0 FT , ~, ] A C n- E / LOT 7 ] '-x-~ 4'.:i- qq FT ____ _.J_ I Cluts O'Brien $[ro[her ARCHITECTS S&T !DEVELOPMENT: L.L.P ELK RIVER RETAIL PROPOSED PRr. I,F~[NARY PLAT "" A2 SIGN--% RETA! 7,500 SF So architects 300 first ew north mlnm.koo~, mn 55401 612/,~39..4200 612/342-9267 flx DATE RECEIVED RETAIL DATA ~,000 S.F. RESTAURANT 1,500 S.F:. RETAIL -- OUTDOOR -/,5OO S.F TOTAL PARK. IN® PROVIDED = '"/4 STALLS PARK. IN® REQUIRED RETAIL : 1.5 STALLS RESTAURANT : 8,0 STALLS TOTAL : ~8 STALLS PARF-,'I N® DI1,'IENSIONS: PARKIN® STALL ct'-®" x_20'-O" F:'ARKIN® AISLE IAIIDTH .24'-0" PARK, IN® BAY I/',IIDTH ,64'-0" RETAIL/BANt< PARK, IN® DATA: I STALL PER ~--~00 S.F. ®.L.A. RESTAURANT PARK. IN® DATA: IO STALLS PER 1,000 S.F: ®.LA. OITE, I='LAN I : 40-O" DUILDIN® SETBACKS FRONT YARD: 2.'.'.5' SIDE YARD : :'20' BACK. YARD : .20' ELK RIVER CROSSING MAIN STREET ZANE STREET 40' O' 20' I"= ~0' 80' o~ w <. 03 Copyright © 2002 by KKE Architects, t93.9 ~ \ \ Proposed 12" Storm Sewer 894.5 RETAIL 7,500 SF FFE 894.50 894. 893.1 894.0 893.4 893.4 / 12" Storm Sewer 893.1 893,2 N 0 20 40 60 LEGEND --1070~ Existing Contours 900,0 Existing Spa( Elevations 75.5 Proposed Spot Eievotion Silt fence 4.2% ~ Drainage Slope Proposed Storm Sewer Drainage Direction Rock Construcdan Entrance ROCK CONS3RUC~CN ENTRANCE SHEET NO. / .~°~ 2_ BHS 7 SHL sec 3 CH 40 JRW 20 JWS 15 N 0 20 40 60 SCALE iN FEET GENERAL NOTES All overstory trees shml have a minimum caliper of 2 inch. Balled & Burlap (B~). 2. Alt ornamental ar understory trees shall have a minimum caliper of t incH, Balled & Burlap, Ail coniferous trees shall have a minimum planting height of 6 feet, BaiIed& Burlap. 4. Coniferous shrubbery shall be th(~ foilowJng minimum sizes: a. Spreading - i gallon, polled b. Medium - 5 gallon, potted C. Upright - 3.§ to 4 feet, Balled & Burlap 5. Deciduous shrubbery shall be the following minimum sizes: a. Dwarf - J gallon, pot[ed b. Medium - 3 gallon, polled c. Tail - 24 to 30 inches, patted §. All mulch used around planting beds should be hard wood bark mulch un,ess shrubs being used in the bed produce new plants through the roots. F~ower beds are not required to have rock mulch. Professional BDP£ edging shal~ be used around ail planttng beds and shrub plantings. 7. NI open areas of Site not occupied by building, pc[rking or walkwoys, shall be sodded. 8. ~JI landscape material shall be guaranteed for a period of one year. This gumrantee is to insure for prope~ installation and sub- sequent vigorous growth of the landscape eler~ent. 9. All landscape materiat shall be installed and maintained as per Minnesota Nurseryman AssocioUcn Standards, Iotest edition. The landscape moterld shdl be nursery quollty stock. 10.Backfil~ for plant material shall consist of topsoil (free of tumps, twigs and rocks), peat moss and fertilizer appllcaPle to species. H, Plant material shall be planted os per the planting details. ~2 If any plant species [s unavailable or in the opinion of [he nursery- man o substitution would be more applicable (due to soil type or location), the engineer and owner shall be contacted prior to ~ acceptance of the substitution. 13.Spacing between plant material shall be Industry standard. PlantJlj ore shown at approximate futl growth diameter. 14.Tree wrap -- Ali "Thin Skinned" grid ornamental trees shotl be ~ Jail wrapped in accordance with MNLA Standards. I~ 15. Placement of plant materials may be revised in the ~1~ field os conditions warrant. SUGGESTED LANDSCAPE LEGEND COMMON/BOTANICAL SIZE BLACK ~LLS SPRUCE/ 6' HT. B & B FULL FORM TO GRADE P)CEA GLAUCA DENSATA SHAOEMASTER HONEY LOCUST/ Z# CAL B & D STRAJGHT LEAOER GLEDITSIA TRICAMTHOS "INERMIS" AUTUMN PURPLE ASH/ FRAXINUS AMERICANA 2" CAt. B & B STRAIGHT LEADER "AUTIj~N pURpLE" SPRING SNOW CRABAPPL~/ I" CAL, S & B STRAIGHT LEADE~ ktALUS "SPRING SNOW CRUSADER HAWTHORN/ i" CAL S & B STRAIGHT LEADER CRATAEGUS CRUSGALU 'CRUZAM~ ~ONAYS WHITE SPIREA / SPJRACA X SUMULADA I GAL POTTED "MCKA¥$ WHITE" JAVA RED w~GELA / I GAL POTTED WI~GELA FLORIDA PURPUREA JAPANESE WHITE SPIREA/ SPIRACA JAPONICA I GAL POTTED ' JAPANE~SE WHITE" JAPANESE RED SPIREA/ SPIRACA JAPONICA I GAL POTTED ~ JAPANEASE RED" d E SHEET NO. ~ 2_ I I [ I I I TENANT B 104 4,800 S.F. TENANT A ,9.,5-~2 S.F. 80'-0" GLE ,A, SE PLAN ~/~2 = I'-0" MECH. I00 128 S.F I 45,'-0" PATIO --1 ~rchitects m KKE Archfiend, ~ 812/~3g,-4200 612/342-g267 ELK RIVER CROSSING /v~N S'rREEr ZANE STREET Copyright © 2002 by KKE A~chitects, lng . r~ T.O.P. ~ COIR. NICE SI®N AIREA METAL CANOPY HI®H I~.OCKFACE CF4U .~M STO~EFIRC HI®H iR. OCKFACE CI',,4U rl~ T.O.P. ~ EIFS CO~NICE T U-~'-O" '1 '~¢ I' /EIFS SI~N AREA TENANT ~ Ni~TAL CANOPY %4" HIOH  ~ '1 h ~' ~-' ROCKFACE II II II 11 II tl 11 _- ~ ALU~I~N ROCKFACE C~ / I00'-0" SlOE ELEVATION ~ I .~.&~. I I · ~'-o ...... TENANT TENANT · ~00'-0" REAR, ELEVATION ~/~2": I'-O" KK- architects ~E STRE~ 01 Copyright © 2002 by KKE Architects, Inc