5.1. PCSR 11-09-2004 ITEM # 5.1.
Ells
River
MEMORANDUM
TO: Planning Commission
FROM: Chris Leeseberg, Planner a.
DATE: November 9, 2004
SUBJECT: Case No. CU 04-30
Request by Roth Development to Construct a US Bank
Request
The applicant is requesting a Conditional Use Permit to construct a US Bank building.
Location
Lot 1, Block 1, Elk Ridge Center
Southwest corner of Hwy 169 & 197th Avenue
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 November 26, 2004
Attachments
• Location Map
• Memo from City Engineer
• Exterior Elevations
• Grading, Drainage Plan
• Utility Plan
• Landscape Plan
Planning Commission/CU 04-30
October 26,2004
Page 2
Overview
The applicant is proposing to build a 2,940 square foot bank building with a future addition
of 3,060 square feet adjacent to the structure. The bank will include drive thru as well as
walk-in service.
Analysis
Building Description and Design Standards
The North Woods Theme of Elk Ridge Center has been influenced by related architectural
traditions including Craftsman,Arts & Crafts and the architecture in our State Parks. The
elements common to these styles are shallow pitched roofs, deep broad eaves, multiple
casement windows, stone or rough foundation walls, quality wood and masonry exterior
finishes and wide trellised verandas to draw nature close.
The building materials consist of stone, lap siding, stained cedar, metal standing seam
roofing, asphalt shingles, EIFS and rock face concrete block. The entrance elevation is
clearly defined and architectural features are carried out on all sides.
The base of the structure expresses solidity with stone massing that is broken up with
windows that are Arts & Craft in nature. The base and columns/pilasters express a
permanent foundation with a flared downward design.
The stone applications reflect the massing of the building and do not look like an applied
veneer. The stone masonry wraps 48" around the corners. The details,massing and
material selections assist in reducing the visual scale of a large building.
For small scale office structures, roofs should be pitched and have gables typical of more
residential scale. The proposed building has a shallow pitched roof with deep broad eaves,
gable/dormer massings with detailed wood features,which adds to the pedestrian
experience.
Multiple windows that promote transparency along the pedestrian areas are utilized on all
sides. With these widows, the use of the encouraged awnings could be utilized, again to
achieve the desired pedestrian scale detail.
This plan only represents half of what will possibly be constructed. The proposed building
has an expansion possibility of about twice the length as currently shown. The overall
design needs to be planned for in the first phase, as it ultimately will end up as "one" larger
building. The overall design of the two structures together should be presented and
approved.
Access, Parking and Circulation
The site plan shows one access point off of Holt Street at the southeast corner of the
property, consistent with the approved overall site plan.
S:\PLANNING\Case Files\2004\CU 04-30 U S Bank\CU 04-30_PC#2.DOC
Planning Commission/CU 04-30
October 26,2004
Page 3
According to the ordinance parking requirements, the proposed plan would require 14
parking stalls for the bank and 15 parking stalls for the future retail space. The parking
layout shows 30 total parking stalls. The plan meets the required amount of parking.
Each drive-thru lane can accommodate the required stacking area for 5 vehicles per lane.
Staff is concerned that there is no traffic lane around the building and patrons could get
caught behind the drive-thru traffic as they try to exit the site.
Landscaping
The ordinance landscape requirements would be 30 trees (linear feet of perimeter/40); 15
overstory, 8 ornamental and 7 coniferous. The landscape plan meets these requirements.
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 properOt in the
immediate vicinity or the public health, safety, morals, comfort, convenience or general weljare 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:A PLANNING VCase Files\2004VCU 04-30 U S Bank\CU 04-30_PC#2.DOC
Planning Commission/CU 04-30
October 26,2004
Page 4
Recommendation
Staff recommends that the Planning Commission recommend approval of the request for a
Conditional Use Permit to construct a US Bank building with the following conditions:
1. All comments of the City Engineer shall be addressed.
2. Construction traffic shall not be allowed to access the site from 197th Avenue.
3. Only one sanitary sewer service shall be allowed.
4. The traffic analysis shall include the increased size of the proposed building.
5. If there is to be an expansion of the either the building or the parking lot, the
applicant shall apply for an amendment to the conditional use permit.
6. The overall building design of both phases shall be presented and approved.
S:\PLANNING\Case Files\2004\CU 04-30 U S Bank\CU 04-30_PC#2.DOC
ty of
Elk
River
13065 Orono Parkway
Elk River,MN 55330
October 11, 2004
File: 821791J-0240
Mr.Chris Leeseberg
City of Elk River
13065 Orono Parkway
Elk River,MN 55330
RE: U.S. BANK SITE PLAN REVIEW
Dear Mr. Leeseberg:
As requested,we have reviewed the submittal package for the proposed U.S. Bank facility to
be located in Elk Ridge Center. The site is Lot 1, Block 1 which is the freestanding site at
the intersection of Trunk Highway 169 and 197`h Avenue. The submittal package was
prepared by Schoell&Madson, Inc. and consisted of an Existing Conditions Plan,
Preliminary Grading, Drainage& Erosion Control Plan,Preliminary Utility Plan, and
Landscape Plan, all dated September 27, 2004.
1. The biggest engineering issue with the development of this particular site will be the
traffic patterns entering and exiting the site off of Holt Street. When Elk Ridge Center
was originally proposed, Lot 1, Block 1 was smaller in size. The site has been
reconfigured slightly to allow for a larger building site. The original proposal anticipated
a 3,600 square feet bank facility. The current proposal from U.S. Bank calls for a total of
6,000 square feet; 2,940 square feet in the first phase,with an expansion possibility of
3,060 square feet.
When Elk Ridge Center was originally proposed,the developers hired SRF Consulting
Group, Inc. to perform a traffic analysis. This analysis,which was based on 3,600 square
feet on Lot 1, Block 1, suggested that there would be 60 left turns into the site and 35
left turns out of the site in the p.m. peak hour. This amounts to 1 vehicle per minute
turning into the site. The SRF report went on to do an analysis of queue lengths for all
intersections including the access to Lot 1, Block 1. Their traffic study concluded that
traffic queuing during the p.m. peak hour would not pose a significant problem, based
on 3,600 square feet; therefore, Holt Street is proposed to have a through left turn
eastbound and a through,through right turn westbound. Given the almost 70 percent
increase in the square footage to be developed on Lot 1, Block 1,we would recommend
that the traffic analysis be revisited relative to the increased size of the development on
Lot 1, Block 1 and amendment to the January 2, 2004 SRF Consulting Group report be
Phone: 763.635.1000
Pax.763.635.1090
www.ci.elk-river.maus
U.S.Bank
October 11,20024 Page 2
required as part of the U.S. Bank development relative to the striping of Holt Street at
the entrance to Lot 1, Block 1.
2. Sanitary sewer and water services will be provided by service stubs off Holt Street. The
proposed development will have two 6-inch sanitary sewer services and a 1-1/2 inch water
service. It is not clear why this facility needs two sanitary sewer services. Unless there is
a compelling reason for two sanitary sewer service, only one should be allowed.
3. Site runoff will be picked up by three proposed catch basins to be placed throughout the
parking lot and drive-thru lane along with an existing catch basin built with the Holt
Street improvements in the driveway locations.
4. The site is slightly lower than Holt Street and slightly higher than Trunk Highway 169.
Therefore, there are two retaining walls shown on the site plan. The one along the Holt
Street side of the parking lot will essentially hold back the boulevard from the parking lot
and will be higher than the parking lot. The one along the Trunk Highway 169 side will
actually support the parking lot and has a 2-1/2 foot elevation at the highest point.
Placement of this retaining wall should be as far removed from the curb and gutter
surrounding the parking lot as possible to allow for a minimal boulevard area for safety
purposes.
5. The preliminary grading, drainage and erosion control plan shows the construction rock
driveway being constructed off of 197th Avenue, approximately 150 feet west of Trunk
Highway 169. Construction traffic should not be allowed to access the site from that
location, due to the conflicts with traffic accessing the highway. Construction traffic
should be required to take 197th Avenue to the Holt Street intersection and access the
site as soon as possible off of Holt Street.
6. The site does not require an NPDES Permit even though it is over 1 acre in size because
it can be deemed to be under the overall Elk Ridge Center NPDES construction permit,
since construction activities will go on simultaneously. However, construction activities
on the site should be required to follow the Elk Ridge Center Storm Water Pollution
Prevention Plan (SWPPP)wherever they would apply.
If you have any questions regarding any of these comments, please call.
Sincerely,
Terry J. aurer, P.E.
City Engineer
S:\PLANNING\Case Files\2004\CU 04-30 U S Bank\Engineer's memo.doc
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