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5.9. PCSR 09-28-2004 Item #5.9. cty a Elr k River MEMORANDUM TO: Planning Commission FROM: Chris Leeseberg, Planner DATE: September 28, 2004 SUBJECT: Case No. CU 04-25 Request by Kinghorn Construction to Construct a Napa Auto Building Request The Planning Commission is asked to consider a Conditional Use Permit to construct a Napa Auto building. Location Between Yale Street and Highway 10 just north of 171"Avenue Lot 2, Block 1 Mississippi Ridge Zoning/ Land Use PUD (Planned Unit Development) / HB (Highway Business) 60 Day Rule In order to comply with Minnesota Statute 15.99 (60 - Day Requirement), action must be taken on this request by October 30, 2004 Attachments • Location Map • Memo from City Engineer • Mississippi Ridge Development Standards • Site Plan (Cl) • Grading Plan (C2) • Utility Plan (C3) Planning Commission/CU 04-25 September 28,2004 Page 2 • Site Plan (A1) • Floor Plan (A2) • Elevations (A3) • Landscape Plan (L1) Overview The applicant is proposing to build a 6,994 square foot Napa Auto building in the Mississippi Ridge development. Just west of the subject property, across Yale Street, are twin homes,which were approved as part of Mississippi Ridge PUD. Analysis Building Description and Design Standards The proposed building will be 100'long x 71'-4"wide and 22'-8" tall. There will be a trash enclosure adjacent to the building on the north side. The proposed building material will consist entirely of painted rockface concrete masonry units (CMU). The body of the proposed building will be painted a navy blue with a 2-foot wide painted gold band. A 20- foot wide by approximately 10-foot tall window is the only architectural feature on the east & south elevations. A 10'x 14' overhead door, the entrance and the trash enclosure doors face the twin home properties to the west. The entry is not clearly defined as required by the Mississippi Ridge PUD agreement and the proposed sign exceeds the height requirements and is not designed with the appropriate materials. The entry, exterior facade design and materials do not meet the requirements of the Mississippi Ridge PUD agreement. • Exterior facade materials need to be integrally colored CMU-painted CMU will not be allowed. • Facade colors should be subtle, neutral or earth tone colors. • Buildings should incorporate recesses, offsets, pilasters or angular forms so that no uninterrupted length can exceed 50-feet. The wall projection or recess should be a depth of approximately 3% of the length of the uninterrupted building length. • Architectural features &patterns that provide visual interest at pedestrian scale-not applied trim graphics or paint • Variations in roof lines and cornice details shall be used. Access, Parking and Circulation The proposed layout shows two access points off of Yale Street on the west side of the property. Unless they are shared drives centered on the property lines, staff does not recommend that two access points be allowed on each parcel. According to the ordinance parking requirements, the proposed plan would require 34 parking stalls. The Site Plan (sheet Cl) shows only 32 parking stalls,while the Site Plan S:\PLANNING\Case Files\2004\CU 04-25 Napa\CU 04-25_PC.DOC Planning Commission/CU 04-25 September 28,2004 Page 3 (sheet Al) shows only 29 stalls. The parking layout will need to comply with the ordinance requirements. Landscaping The proposed landscape plans indicates only 9 trees total. The ordinance requirements (linear feet of perimeter/40) would be 20 trees; 10 overstory, 5 ornamental and 5 deciduous. The landscape plan will need to comply with the ordinance requirements. The additional trees could be located in manner on the west side of the parcel to help screen the business from the adjoining residential uses. Grading, Drainage and Utilities Grading, Drainage and Utilities are addressed in the City Engineer's memo. Standards for Issuance of a Conditional Use Permit The issuance of a Conditional Use Permit can be ordered only if the use at the proposed location: 1. Will not endanger, injure or detrimentally affect the use and enjoyment of other proper0 in the immediate vicinity or the public health, safety, morals, comfort, convenience or general welfare of the neighborhood or the city. 2. Will be consistent with the comprehensive plan. 3. Will not impede the normal and orderly development and improvement of surrounding vacant property. 4. Will be served adequately by and will not adversely affect essential public facilities and services including streets,police and fire protection, drainage, refuse disposal, water and sewer systems,parks and schools;and will not, in particular, create traffic congestion or interference with traffic on adjacent and neighboring public thoroughfares. 5. Will not involve uses, activities,processes, materials, equipment and conditions of operation that will be detrimental to any persons or property because of excessive traffic, noise, smoke,fumes,glare, odors, dust or vibrations. 6. Will not result in the destruction, loss or damage of a natural, scenic or historic feature of major importance. 7. Will fully comply with all other requirements of this Code, including any applicable requirements and standards for the issuance of a license or permit to establish and operate the proposed use in the city. If denial of such a permit should occur, it shall accompany recommendations or determinations by findings or a report stating how the proposed use does not comply with the standards set forth in Section 30-654. S:\PLANNING\Case Files\2004\CU 04-25 Napa\CU 04-25_PCDOC Planning Commission/CU 04-25 September 28,2004 Page 4 Recommendation Staff will be receiving revised plans and designs prior to the meeting and will update the Commission on the changes and will make a recommendation to the Commission based on the revised plans. S:A PLANNING VCase Files\2004VCU 04-25 Napa ACU 04-25_PC.DOC 02 TRAILS LEGEND \ Z EXISTING SIDEWALK 0P FUTURE SIDEWALK oa00000000a0000000 N.Illia 5�P EXISRNG PAVED TRAIL � � � �c 2 FUTURE PAVED TRAIL ; imm itaine FUTURE TRAIL FUTURE WIDENED SHOULDER II P9 9 w _ Q 1 •; goS�R- _ = 3 "NATE) 1- - 1 173RD AVENUE ildi IFIIPITOI5II II %IT:1 Ira II II I�,, \ iltk Ilia I • • p Ilia ale • l I I I • LARRY MDRRgtL VI a� I D D1TION / A a \ • tI'; �� '!12 • \ M : mai. a 9 - isi r .ta• ri Location Map t •1 N River Case Number. CU 04-25 NAPA ,or Eik ---- River 13065 Orono Parkway Elk River,MN 55330 September 22, 20024 File: 824320J-0240 Mr.Chris Leeseberg City of Elk River 13065 Orono Parkway Elk River,MN 55330 RE: NAPA AUTO PARTS STORE SITE PLAN REVIEW Dear Mr. Leeseberg: As requested,we have reviewed the site plan submittal for the NAPA Auto Parts Store proposed on Lot 2,Block 1,Mississippi Ridge Addition. The submittal package consisted of a site plan, grading, drainage and erosion control plan, and a utility plan all prepared by Anderson Engineering of Minnesota. Based on our review and comments received at the staff review meeting,we would offer the following comments: 1. Site Plan • This site should not be allowed two driveway accesses to Yale Street unless they are both moved to the property lines and allowed to be used as a common access for this lot and the lot on either side. There are a total of six lots along Yale Street north of 171`Avenue which will be developed commercially. This is the first development proposed on any of these six lots. The City certainly should not create a situation where there are twelve driveways to service six lots. • The driveway accesses should be constructed in accordance with the City standard plate 2001 with a concrete valley gutter to direct drainage across the openings. 2. Grading,Drainage and Erosion Control Plan • The site is just under one acre in size and therefore, will not be required to obtain an NPDES construction permit. However, erosion and sediment control is a significant issue to the City of Elk River. Therefore,the development should be Phone: 763.635.1000 Fax:763.635.1090 www.ci.elk-river.mn.us NAPA Auto Parts September 22,2004 Page 2 required to adopt and implement the City's Storm Water Pollution Prevention Plan (SWPPP). • A slight rise should be designed into the site grading plan at each driveway location to keep storm water runoff from exiting the driveway, but rather, internally picked up in the storm sewer system. • There is a minor amount of grading off of the site onto Lot 3 to the north. The owner's permission will be necessary for this grading. • The site does show silt fence around its entire perimeter with one opening for construction activities provided with a rock construction driveway. • When Mississippi Ridge was developed,ponding for the entire site was incorporated into the development. Therefore,there is no need for ponding on each individual lot. 3. Utility Plan • The site is proposed to be served by a six-inch water service and a six-inch sanitary sewer service from Yale Street. The utility plan shows placing a hydrant in the median on the lot side of the property line and then extending six-inch watermain into the building for fire and domestic service. A small utility and drainage easement should be granted for the fire hydrant or the hydrant moved closer to the property line to fall within the existing drainage and utility easement so that the Municipal Utilities has the right to operate and maintain the hydrant. • The post indicator valve is shown fairly close to the curb line. It may be better to move it further from the curb line to protect it or to place some bollards around the valve for protection. • The sanitary sewer service is shown to have two clean-outs. Actually,only one would be required since the service will be over 100 feet in length. One of the clean-outs is shown to fall in the blacktop parking lot. An appropriate casting should be placed over this clean-out to protect it from vehicle traffic. • Catch Basin #3 should be moved south along the curb to the middle of the lot and a more-defined low point created to capture drainage. If you have any questions regarding any of these comments, please call. Sincerely, Terryy J. Ml urE. City Engineer • S:\PLANNING\Case Files\2004\CU 04-25 Napa\Engineer's memo 9-22-04.doc rrtrrt:r LU. lra, rj:..r. >r_. � reu U4 ( MISSISSIPPI RIDGE Development Standards 1) Facades and Exterior Walls Facades should be articulated to reduce the massive scale and uniform impersonal appearances of large retail buildings and provide visual interest. Buildings 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. 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 public streets shall include certain design elements found on the front facades. Predominant exterior facade materials should include, but not be limited to, one or more of the following: • Brick • Native Stone • Tinted, textured, integrally colored concrete masonry units. • • Stucco • Tilt-up panels with exterior facades as referred to in the above 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 doors, peaked roof forms, display windows, architectural details such as tile work and moldings which are integrated into the building design. IFNAL APPROVED PLAN ■ 4ame Dab (1) Fax:612-A2c,;g23 Feb 5 '04 13:49 03 EFEFFER CO. INC. - 3) Li htin General site and street lighting (excluding general parking lot lighting) shall be at a pedestrian scale. Wall lighting fixtures shall be consistent with pedestrian and general site lighting. he of a design that compliments shall the street and general site lighting standards and fixtures. shall he of a design that complimen 4) Loadtn Areas Trash Collection and Outdoor Storage Loading docks, truck parking, HVAC equipment, and other service functions should be incorporated . cc the s adjoining properties and streets Trashompat rsand du pers should be within an enclosure constructed of the same materials and colors as those used in the building. Outdoor areas used efine for the sale and / or display of seasonal inventory shall be permanently dex ept for d nd sere ned with walls and/ or fences and landscaping. Outdoor sales and display areas, centers, shall not exceed 5% of the ground floor area of the building. 5) Canopies Canopies located over pump beaconsistent lwith the principle ebuilding ton si e. The colors and of the character of the no canopy canopy shall not be illuminated. Canopy lighting shall consist of canister spot lights recessed into the canopy. No portion of the light source or fixture may extend below the bottom face of the canopy. 6) Si na e • 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. 7) Monument Signs for Freestanding Sites Each of the freestanding buildings within Mississippi is p a i Ridge will be with emaximum height of freestanding sign. The freestanding sign c d maximum 00 sq sign brick or face an d it may include decorative brick and / or decorative glazed block constructed c ents. (2) • E.1-1-El- CU. lldi_. ? :r.1_ 4__• Jdl; te❑ D a It .=•U r. U4 8) Wall Sins for Freestanding 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 public streets, 2 wall signs will be allowed. Awning signs and canopy signs,shall not be canopies over gas pumps, shall be included as wall signs. nt Awning f the and c canopy the h wall, illuminated. The sign area shall not exceed seven (7) P including doors and windows, to which the sign is to be affixed. 9) Multi — Tenant Buildings • I (One) Wall sign per tenant unless the building faces 2 (two) or morsigns.strets. If is e b ildl have faces 2 (two) or more streets each tenant can have up to 2 (two) individual letter height of not more than 24 (twenty-four) inches. 10) Other Signs All other signage that may occur within Mississippi Ridge 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 Mississippi Ridge PUD may be denied by the city. 11) Landscaping All landscaping plans must be approved by the City of Elk River. The approved plans must include a functional underground irrigation system for the property. 12) Mail Boxes All mail boxes must be consistent in material, size, color and shape as those mail boxes used by the Mississippi Ridge residential townhomes. 13) Seller Approval The Buyer must agree to an architectural review by Seller of all building(s) and site plan proposed for the property prior to the commencement of any type of construction on the property. 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