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6.3.- 6.6. SR 02-09-2004City MEMORANDUM TO: FROM: DATE: SUBJECT: Mayor and City Council Scott Harlicker, Senior Planner February 9, 2004 Request by Morcon Development for the following: · Case No. LU 03-05 Request to amend the Land Use Map from MR Medium Density Residential to MB Highway Business- Public Hearing · Case No. ZC 03-07 Request to Rezone Property from RI C Single Family Residential to PUD Planned Unit Development- Public Hearing Case No. CU 03-36 Request for Conditional Use Permit for a Planned Unit Development for Elk Ridge Center- Public Hearing Case No. P 03-16 Request for Preliminary Plat for Elk Ridge Center- Public Hearing Request Morcon Construction requests that Outlot A of Brentwood and Lots 3 and 4, Block 3 Ridgewood East 3rd Addition be considered for a Land Use Amendment from Medium Density Residential to Highway Business, a Zone Change from Rlc Single Family Residential to PUD, a Conditional Use Permit for a Planned Unit Development and preliminary plat approval. 60-Day and 120-Day Rule In order to comply with Minnesota State Statute 15.99 (60-Day Requirement), action must be taken on the requests for the amendment to the land use plan, the request for the rezoning and the request for the conditional use permit by March 15, 2004. In order to comply with the 120-day rule for action on the preliminary plat, action must be taken by May 13, 2004 Memo to Mayor and City Council/Morcon February 9, 2004 Page 2 Attachments · Location Map · Project Narrative · Preliminary Hat · Development Plans · Memo from the City Engineer · Resolution No. 04 - · Ordinance No. 04- · Traffic Study, SRF Consulting Group · 2003 Comprehensive Plan Draft Excerpt · 2003 Draft Land Use Map · Map of Remaining Vacant Commercial Sites · August 18, 2003 City Council Minutes · January 27, 2004 Planning Commission Minutes · January 25, 2004 E-mail from Commissioner Anderson · July 22, 2003 Planning Commission Minutes · April 25, 1995 Planning Commission Minutes · June 28, 1994 Planning Commission Minutes · January 6, 1997 EDA Minutes · May 15, 1995 City Council Minutes Location Southwest comer of the intersection of 197th Avenue and Highway 169. Zoning/Land Use Rlc (Single Family Residential)/MR (Medium Density Residential) Existing Conditions The subject property is approximately 18 acres in area and is mostly flat and predominantly treeless. The property is within the Urban Service District. Services are located at the intersection of 193rd Avenue and Hok Street on the south, and at 197~h Avenue and Highway 169 to the east. There are two single-family lots, Lots 1 and 2, Block 3, Ridgewood East 3rd Addition, that abut the south side the proposed project. S:~PLANNING\Case Files\2003\P 03-16 Elk Ridge CenterkP03-16CC2-9.doc Memo to Mayor and City Coundl/Morcon Februar7 9, 2004 Page 3 History Brentwood Plat The Brentwood subdivision was approved in 1980 and is comprised of 101 single-family lots averaging approximately 2 - 2-1/2 acres in size. Over the years there has been much discussion regarding the protective covenants of the Brentwood subdivision. A copy of the Brentwood protective covenants is attached for the Council's information. It clearly indicates that "no lot, other than Oudot A, shall be used except for residential purposes." Staff's interpretation of that covenant is that Oudot A may be used for commercial purposes, if approved by the City. In 1999, k appears that the owner attempted to register the title and to clarify the owner's intent in regards to Outlot A. 1994 Land Use and Zone Change Request The owner submitted this exact request in 1994 but withdrew the request, as the City was undertaking the 1995 Comprehensive Plan update. At that time, the Planning Commission voted to deny the request on a number of points including the impacts to adjacent residential areas, traffic issues (lack of a signalized intersection at 197~h Avenue and Highway 169) and that the Growth Management Han was being updated. 1995 Land Use Request In 1995 the owner submitted a request for a land use amendment to Highway Business, a zone change to Planned Unit Development, and a Conditional Use Permit. At that time, the Planned Unit Development was intended to provide additional commercial uses on the ske. This request again was withdrawn by the applicant until some unknown future date. 1997 Strategic Economic Development Planning Task Force As a result of the 1995 Growth Management Plan (Comprehensive Plan) update, the Economic Development Authority authorized the formation of a Strategic Economic Development Planning Task Force. The purpose of the Task Force was to identify potential sites for industrial and business park development. The Task Force identified eight sites scattered throughout the City for potential industrial and business park development. One of the sites under consideration was Outlot A of Brentwood. Six of the eight sites recommended by the Strategic Planning Task Force were rezoned to business park, however as noted in the EDA Minutes from 1997, Area #2 known as Outlot A of Brentwood was not pursued due to the significant public opposition anticipated in trying to develop it as an industrial or business park site. 2002- 2003 Comprehensive Plan Process As the Council is aware, the City has undertaken a process to amend the Comprehensive Plan for the City. This plan anticipates the complete City build-out and looks as far into the future as 2020 - 2025. S:\PLANNING\Case Files\2003\P 03-16 Elk Ridge Center~P03-16CC2-9.doc Memo to Mayor and City Council/Morcon February 9, 2004 Page 4 During the planning process the consultant developed three alternative development concepts; the Guided Growth Concept, the Current Plan Concept, and the Market Trends Concept. These concepts were reviewed by the Task Force as well as the public. Comments regarding the three development scenarios were collected at Public Meeting # 3 which occurred on October 15, 2002. The commercial discussion notes that the subject parcel is proposed to be guided for Highway Business. The consultant notes that it is a logical extension of the existing commercial district. The Market Trends Concept does however, point out several issues with commercial development at the subject site, noting that east- west access to the site is poor. Two out of the five groups at the Public Meeting noted that this could be a potential commercial site for additional goods and services. The Draft Land Use Plan currently under consideration by the City Council has this parcel designated Highway Business. 2003 Land Use Amendment and Rezoning Request The applicant was before the Planning Commission on July 22, 2003 and the City Council on August 18, 2003 with a similar request. At that time they were requesting a land use plan amendment from MR (Medium Density Residential) to HB (Highway Business) and rezoning from Rlc ( Single Family Residential) to C3 (Highway Commercial). At that time they were not applying for preliminary plat or presenting any development plans. July 22, 2003 Plartning ~sion Met, ting The Commission recommended denial of the land use plan amendment and the zone change. The majority of the Commission felt that highway commercial uses were appropriate for the site. However, they either believed that the timing was wrong, because of the work being done on the Comprehensive Plan update, or they wanted additional information on traffic and transportation. August 18, 2003 City Coto~ Mmgng After listening to public comments regarding this request, the Council discussed the appropriateness of highway commercial development on the site. The majority of the Council seemed to believe that highway commercial development on this site would be appropriate. However, the consensus was that a rezoning to PUD (Planned Unit Development) would be a better fit than the proposed rezoning to C3 (Highway Commercial) as it would allow the city some ability to address resident concerns. The Council voted to table this issue so that staff could draft a resolution listing fmdings for denial. Prior to staff drafting the findings document, the applicant withdrew their request. Analysis Amendment to Land Use Plan and Rezoning In reviewing the request for the land use and zone change, the City Council should consider whether conditions have changed to warrant the request and whether or not the zone change would have adverse impacts on adjacent properties. S:KPLANNING\Case Files\2003\P 03-16 Elk Ridge CenterkP03-16CC2-9.doc Memo to Mayor and City Council/Morcon February 9, 2004 Page 5 The purpose of the Highway Business land use classification is to provide areas for commercial uses that typically require access and visibility from the highway system. This land use classification is also intended to provide commerdal oppommities for business that serve a broader area than the city of Elk River. The proposed land use plan amendment is consistent with the Draft Comprehensive Land Use Plan. The proposed rezoning to Planned Unit Development is consistent with the proposed Land Use Plan amendment from Medium Density Residential to Highway Business. The proposed rezoning will include uses that are consistent with the purpose of the Highway Business land use classification. Since the 1994 and 1995 requests, a signal has been installed at 197~h Avenue, providing safe access to the highway. The available commercial sites noted in previous staff reports have been developed. The attached map illustrates the remaining commercial sites within the City of Elk River. Most of these sites are 1 - 4 acres in area and do not lend themselves to medium size retail developments which may choose to locate elsewhere. The subject property has good highway visibility and, with a frontage road through the development, could see traffic impacts to the Brentwood neighborhood reduced. There does however, remain the issue of the two single-family homes directly adjacent to the subject property. There is, however, mature vegetation along and within Block 3 of Ridgewood East 3rd Addition. Should this vegetation be maintained and enhanced, the single-family homes could be effectively buffered from any commercial development. Utilities can be extended to the site without requiring the non-sewered neighborhoods of Ridgewood East 3ra and Brentwood to hook up to the same. The Council should note, however, that Ridgewood East 3rd Addition is located within the Urban Service District. This application is different from the previous applications in that it includes development plans. These plans include design elements, landscaping and street improvements that help mitigate issues that were identified in the previous applications. Conditional Use Permit The applicant is proposing a commerdal planned unit development consisting of the following: · 4 retail buildings totaling 80,786 sf. · 2 Class I (sit down type) restaurants totaling 11,500 sf. · 1 bank totaling 3,616 sr. The Council is being asked to approve the conditional use permit for the overall site plan for the project. The applicant will have to apply for separate conditional use permits as each lot is developed. S:XPLANNING\Case Files\2003\P 03-16 Elk Ridge CenterkP03-16CC2-9.doc Memo to Mayor and City Council/Morcon February 9, 2004 Page 6 Layout The applicant is proposing the following buildings: · 24,154 sf. retail building · 15,257 sf. retail building · 18,000 sf. retail building · 23,375 sf. retail building · 4,500 sr. Class I restaurant · 7,000 sf. Class I restaurant · 3,616 sr. bank. The applicant has not indicated if the retail buildings will be multi-tenant or single tenant. Building elevations have not been provided. However, design standards will be included in the PUD Agreement and the building elevations will have to be consistent with the approved standards. The applicant is proposing a north woods theme; the design and construction materials will reflect this. Because of the way that the buildings are located on the site, there are not any "back sides" to the buildings; all four sides of the buildings are visible. An outside display area 190 feet by 100 feet (19,000 sf.) is situated on the northeast side of the building located on Lot 1. The applicant has not designated what the area will be used for. However, there are typical issues that need to be addressed with outdoor storage such as noise, lighting, screening and fencing. The building located on Lot 6 is setback about only about 25 feet from the trail along Hok Street. Additional building details and plantings should be included along this area. The outside display area for the building located on Lot 1 is setback 18 feet from the same trail; additional screening should also be included in this area. Streets and Parking As part of this project the applicant is proposing to construct Hok Street as a frontage road along Highway 169. It will connect with Hok Street at 194~h Avenue in the southeast comer of the project and intersect with 197~h Avenue at the north end of the project. The applicant will also realign the intersection of Irving Street and 197th Avenue. All the access drives into the ske will be from Hok Street. There will be no vehide access from Irving Street, adjacent to the single family residences. The bank will also have access from Holt Street. By limiting access into the project only from Holt Street, traffic impacts on the adjacent residential neighborhood will be minimized. The project includes 540 parking spaces; 537 parking spaces are required by code. The parking areas are broken into smaller lots by landscaped islands and buildings, thus avoiding the large unbroken parking lots typically found in commerdal developments. There is a main drive aisle that loops through the site connecting the two access points from Hok Street. S:\PLANNING\Case Files\2003\P 03-16 Elk Ridge CenterkP03-16CC2-9.doc Memo to Mayor and City Council/Morcon February 9, 2004 Page 7 Internal traffic is then directed into the smaller lots, which serve the individual buildings, by secondary drives aisles. Each of the buildings will have a service/loading area that will be screened by a wall. The applicant should provide a lighting plan showing the location of the light poles in the parking areas. In order to limit the impact of lighting on the residential area, the applicant should consider using additional shorter standards instead of fewer taller standards. This would also be in keeping with the pedestrian scale that the developer is trying to create. Landscaping avtcl Signage The developer is proposing to presewe some of the existing trees that are located along the southern end of the project. These trees will provide screening for the residential properties south of the project. Other perimeter plantings include evergreen trees, overstory trees and ornamental trees. The evergreen trees are planted to provide screening, the overstory trees are located to provide shade and create a tree lined boulevard and the ornamental trees provide color and variety. Additional screening should be considered along Irving Street between Lot 1 and Lot 2, and along Holt Street adjacent to the proposed outdoor storage area. Substantial grading will occur around the stormwater pond in the southeast comer of the site. The landscape plan shows that the existing trees in that area will be preserved. The tree preservation line should be revised to accurately reflect the grading that will occur. Additional screening and landscaping should be included to replace the trees that will be removed. An 8 foot wide bituminous trail is proposed along Hok Street, Irving Street and along 197~h Avenue. Two trail connections into the site from Irving Street are proposed and one connection is proposed from Holt Street. Staff suggests a second connection along the south entrance drive be included. The Engineer has suggested that this trail be extended to 194th Avenue. Because of the open space on the south side of the drive aisle, there is an opportunity for a nice landscaped connection. An internal tree lined pedestrian system is also proposed. Designated pedestrian crossings are proposed at the drive aisles. Staff suggests that these crossings be identified with a change in materials. A central plaza with a dock tower is also proposed. This plaza is adjacent to one of the proposed restaurants and a central storrnwater retention pond. A landscaped berm is proposed at the intersection of Irving Street, Hok Street and 197~h Avenue. This landscaped berm will help screen the proposed outdoor storage area. A monument style development identification sign is proposed at the intersection of Irving Street, Holt Street and 197th Avenue. Smaller entry signage is proposed at the two entrances from Holt Street. Freestanding signs are also proposed for the 4 buildings that have frontage on Hok Street. Signage details have not been provided, but signage standards will have to be included in the development's design standards. SAPLANNING\Case Files\2003\P 03-16 Elk Ridge CenterkP03-16CC2-9.doc Memo to Mayor and City Council/Morcon February 9, 2004 Page g Grading, Drainage, Utility and Traffic Grading, drainage, utility and traffic issues are addressed in the City Engineer's memo. At the request of the City, the applicant completed a traffic study for this project. The results of that study are included in the packet. There are two small wetlands that will be impacted by this development. The applicant will have to receive all appropriate wetland permits prior to beginning grading. Preliminary Plat The proposed preliminary plat includes 7 lots. All of the lots are at least one acre in size or larger. For comparison, the minimum lot size in the Highway Commercial District is 1 acre. The lot sizes range from 1.02 acres to 3.73 acres. The right-of-way for Holt Street will be platted. Hok Street will function as a service road along Highway 169. It will connect with the existing Hok Street at 194th Avenue and be extended to intersect with 197th Avenue at the north end of the project. The Park and Recreation Commission recommended cash for the park dedication requirement. Planning Commission Meeting At the Planning Commission meeting held on January 27~ 6 residents spoke at the public hearing. Their concerns focused on traffic impacts on the neighborhood, the Jackson/Hok intersection and the 197~/Hok intersection. There were also comments about MNDOT's plan for the 19~/Highway 169 interchange and how it would affect this project. The Commission discussed project generated traffic impacts and MNDOT's plan for the 197~/Highway 169 interchange. Three Commissioners thought that traffic issues and MNDOT's plan needed further evaluation. The majority of the Commission liked the concept of the PUD. The Commission voted 3 to 3 on a motion to recommend approval of the proposed land use amendment. The motion failed due to a tie vote. The Commission did not vote on the rezoning, conditional use permit or the preliminary plat. Recommendation The Planning Commission forwarded the proposed land use amendment, zone change, conditional use permit and preliminary plat to the Council without a recommendation. It is staff's analysis that this project is technically sound, and given the uncertainty of any MNDOT plans, should be approved. The City Council, in it review of the Draft Comprehensive Plan, has lamented the lack of areas for commercial development. This is an opportunity to provide for that development. The traffic study indicates that neither intersection fails during the P.M. peak hour. Traffic congestion is often an issue of perception. The applicant has designed the project such that there are no direct impacts to the adjacent residential neighborhood. S:kPLANNING\Case Files\2003\P 03-16 Elk Ridge Center\P03-16CC2-9.doc Memo to Mayor and City Council/Morcon February 9, 2004 Page 9 Staff recommends the Council adopt Resolution No. 04- approving the request to amend the Land Use Plan for the subject property from Medium Density Residential to Highway Business, based on the following findings · The conditions have changed to warrant a change in the land use. A traffic light has been installed at the 197~h Avenue/Highway 169 intersection. Previously vacant highway commercial land has been developed. · There are no other highway commerdal opportunities along the Highway 169 corridor of substantial size to adequately compete with adjacent surrounding communities' commerdal sites. Staff recommends the Council approve Ordinance No. 04- rezoning the properties from Single-Family Residential to Planned Unit Development, based on the following findings: · The proposed rezoning to PUD is consistent the land use designation of Highway Business. The times and conditions have changed to warrant the change in zoning to PUD. A traffic light has been installed at the 197~h Avenue/Highway 169 intersection. There are no other highway commercial opporumities along the Highway 169 corridor of substantial size to adequately compete with adjacent surrounding communities' commercial sites. Utilities can be extended to the site without requiring the non-sewered neighborhoods of Ridgewood East 3rd and Brentwood to hook up to the same. The subject property has good highway visibility and, with a frontage road through the development, could see traffic impacts to the Brentwood neighborhood reduced. The design of the PUD, as well as the vegetation to be preserved and proposed screening, will reduce the impact on neighboring residences. Staff also recommends that the City Council approve the conditional use permit for Elk Ridge Center Planned Unit Development based on the findings that the proposed project: (1) Will not endanger, injure or detrimentally affect the use and enjoyment of other property 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. S:kPLANNING\Case Files\2003\P 03-16 Elk Ridge CenterkP03-16CC2-9.doc Memo to Mayor and City Council/Morcon February 9, 2004 Page 10 (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. The conditional use permit is subject to the following conditions: Conditional Use Permit 1. ALL COMMENTS OF THE CITY ENGINEER BE ADDRESSED. ADDITIONAL SCREENING BE INCORPORATED INTO THE LANDSCAPE PLAN ALONG IRVING STREET, AROUND THE DRAINAGE POND IN THE SOUTHEAST CORNER OF THE PROJECT AND BETWEEN THE OUTDOOR STORAGE AREA AND HOLT STREET. o A LIGHTING PLAN BE PROVIDED SHOWING LOCATION OF LIGHT STANDARDS AND ILLUMINATION LEVELS. IF POSSIBLE, ADDITIONAL LOWER LIGHT POLES SHOULD BE USED INSTEAD OF FEWER TALLER POLES. 4. DESIGN STANDARDS SHALL BE APPROVED BY THE CITY COUNCIL AND INCORPORATED INTO THE PUD AGREEMENT. 5. SIGN DETAILS BE PROVIDED AND INCORPORATED INTO THE PUD AGREEMENT. 6. A TRAIL CONNECTION BE INSTALLED ALONG THE SOUTH SIDE OF THE SOUTH ENTRANCE INTO THE PROJECT. 7. PERMITTED AND CONDITIONAL USES SHALL BE IDENTIFIED AND INCORPORATED INTO THE PUD AGREEMENT Staff recommends that the Council approve the preliminary plat for Elk Ridge Center based on the following findings: SAPLANNING\Case Files\2003\P 03-16 Elk Ridge Center\P03-16CC2-9.doc Memo to Mayor and City Council/Morcon February 9, 2004 Page 11 (1) The proposed subdivision is consistent with the zoning regulations (article VI of this chapter) and conforms in all respects with all requirements of this Code, including the zoning regulations and this article. (2) The proposed subdivision is consistent with all applicable general and specialized city, county, and regional plans, including, but not limited to, the city's comprehensive development plan. (3) The physical characteristics of the site, including but not limited to topography, soils, vegetation, susceptibility to erosion and siltation, susceptibility to flooding, and drainage are suitable for the type and density of development and uses contemplated. (4) The proposed subdivision makes adequate provision for water supply, storm drainage, sewage transportation, erosion control and all other services, facilities and improvements otherwise required in this article. (5) The proposed subdivision will not cause substantial environmental damage. (6) The proposed subdivision will not conflict with easements of record or with easements established by judgment of a court. (7) The proposed subdivision will not have an undue and adverse impact on the reasonable development of neighboring land. (8) The proposed subdivision is not premature. A subdivision is premature if any of the following exists: a. Lack of adequate stormwater drainage. b. Lack of adequate roads. c. Lack of adequate sanitary sewer systems. d. Lack of adequate off-site public improvements or support systems. The preliminary plat is subject to the following conditions: Preliminary. Plat A DEVELOPERS AGREEMENT BE PREPARED AND EXECUTED OUTLINING THE TERMS AND CONDITIONS OF THE PLAT APPROVAL AND INSTALLATION OF IMPROVEMENTS PRIOR TO RELEASING THE PLAT FOR RECORDING. 2. A PLANNED UNIT DEVELOPMENT AGREEMENT BE PREPARED AND EXECUTED PRIOR TO RELEASING THE PLAT FOR RECORDING. 3. A LETTER OF CREDIT BE PROVIDED TO THE CITY IN THE AMOUNT OF 100% OF THE COSTS OF PUBLIC IMPROVEMENTS. 4. UPON COMPLETING ALL OF THE IMPROVEMENTS AND HAVING THEM ACCEPTED BY THE CITY, A WARRANTY BOND IN THE AMOUNT OF 25% S:KPLANNING\Case Files\2003\P 03-16 Elk Ridge Center\P03-16CC2-9.doc Memo to Mayor and C~ty Councfl/Morcon February 9, 2004 Page 12 OF THE IMPROVEMENT COSTS SHALL BE SUBMITTED TO THE CITY FOR A ONE YEAR PERIOD. e SURFACE WATER MANAGEMENT FEE IN THE AMOUNT REQUIRED BY THE CITY AT THE TIME OF FINAL PLAT BE PAID PRIOR TO RELEASING THE PLAT FOR RECORDING. o SEALCOAT FEE IN THE AMOUNT TO BE DETERMINED BY THE CITY ENGINEER BE PAID TO THE CITY PRIOR TO RELEASING THE PLAT FOR RECORDING. 7. THE NECESSARY DRAINAGE AND UTILITY EASEMENTS BE DEDICATED ON THE PLAT AS REQUIRED BY THE CITY. 8. ALL COMMENTS OF THE CITY ENGINEER BE ADDRESSED. 9. ALL APPROPRIATE WETLAND PERMITS MUST BE OBTAINED PRIOR TO COMMENCING WORK ON THE SITE. 10. GRADING AND EROSION CONTROL PLAN AND DVELOPMENT PLAN BE SUBMITTED AND APPROVEDBY THE CITY ENGINEER PRIOR TO THE ISSUANCE OF BUILDING PERMITS. 11. ALL GRADING WILL NEED TO BE CERTIFIED PRIOR TO THE ISSUANCE OF BUILDING PERMITS. 12. STREET LIGHTS SHALL BE INSTALLED AS RECOMMENDED BY ELK RIVER MUNICIPLAL UTILTIIES. 13. PARK DEDICATION FEES BE PAID PRIOR TO RELEASING THE PLAT FOR RECORDING. 14. APPROPRIATE CROSS ACCESS EASEMENTS SHALL BE APPROVED BY THE CITY AND RECORDED WITH THE PLAT. 15. A TREE PRESERVATION PLAN BE APPROVED PRIOR TO RELEASING THE PLAT FOR RECORDING. 16. ANY TREES OFF SITE OR ON SITE, NEAR THE LIMIT OF GRADING THAT ARE TO BE PRESERVED, SHALL BE FENCED WITH A SNOW FENCE AT THE DRIP LINE TO PREVENT GRADING, COMPACTION, OR STORAGE OF EQUIPMENT, DEBRIS OR MATERIALS. STAFF SHALL INSPECT FENCING PRIOR TO CLEARING OR GRADING COMMENCING. S:'xPLANNING\Case Files\2003\P 03-16 Elk Ridge Center\P03-16CC2-9.doc Case Number:. Location Map LU 03-04; ZC 03-07; CU 03-36; P 03-16 N MORCON planmng comrmssion Minutes july 22, 20~3 Page 2 4.2. Consider 7/8/03 ?tanning Commtssioner MJ2utes COMMISSIONER zHNDERSON MOVED .a~PPROVAL OF THE JULY 8, 2003 PLANNING CON[MISSION MINUTES. COMMISSIONER ROPP SECONDED THE MOTION. THE MOTION CARRIED 5-0. 5. Plarmmg Commission Representative to At-tend August City Cotmcil Meeting Commissioner Ropp will attend the August 18, 2003 City, Council meeting. 6.1, Request by Morcon Real Estate & Development, LLC to change the Land Use of Certain Properw from lV~ Medittm Density Residential to HiI3 Hi§hwav Business, Public Hearing - Case No. LU 03-02 Request by Morcon Real Estate & Development, LLC for Rezonmg of Certain Property. from Rlc Single F'oxnilv Residential to C3 Highway Business Staff report on the request by Morcon Real Estate & Development was presented by Director of Planning Michele McPherson. Morcon requests a land use amendment and rezoning for Outiot A of Brentwood and Lots 3 and 4, Block 3 Ridgewood East 3 Addition in order to a~ow commercial development. Ms. McPherson described the surrotmding land uses and reviewed the history of previous requests by the property owner for land use change and rezoning of the property in 1994 and 1995. She explained that the 1997 Strategic Plan approved by the City Cottncil identified Outlot A as a potential in&tstrial site, but rezoning of the property was not pursued. Ms. McPherson stated that during the current review process to update the City's Comprehensive Plan, a number of residents at Public Meeting #3 expressed the opinion that Oudot A would be appropriate for some type of commercial development. St'off recommends approval of the land use amendment and rezoning based on the fact that conditions have changed to warrant a change in the land use and there are no other commercial opportumties along the Highway 169 corridor of substantial size to adequately compete with adjacent surrounding communities' commercial sites. Chair Pederson opened the public hearing. R0n Peterson, 11625 197th Avenue, stated that the residents of Brentwood would like the area to remain as a single-family residential neighborhood. He stated that, in going through the Brentwood plat file at City, Hall, a report by a previous planner, Gary Schmitz, indicated that there are few details available regarding the future use of Oudot A. He stated that he feels the initial intent of Oudot A was residential. Nh'. Peterson cited information from the restrictive covenants for the Brenrwood subdivision and stated that he feels all the covenants also apply to Oudot A. Gary Kleis, 19815 Irving Avenue, stated that he has lived within the covenants and feels that the developer of Oudot A also needs to comply with them. Mike Demarre, 19484 Hok Street, stated that he did not feel more commercial property- is needed in ELk River, since there are commercial buildings that are vacant. Dan Schwark, 19785 Irving Avenue, expressed concern with the traffic situation at the 197th and Highway 169 intersection. Pt~mag Commission Minutes Page 3 Jeanne Peabody, 11713 200m .Avenue, stated that she was told by the property owner when she purchased her property in 1987 that Outtot A would be a park. She stated she was also told that mining at the Barton site would be complete in two years and it is still being mined. She expressed concern reg'mding the increased traffic that commerci'al development on Outlot A would generxe. Ms. Peabody stated that there are no sidewalks in Brentwood and many residents walk on the streets and that increased traffic would create a safeV issue. Wayne Traaseth, 11707 194m Avenue, comer of 194th and Irving .A_venue, stated that he is against any change in the zoning. He stated that there were trees on the site which were cut down and left lying on the ground. Fie stated that when he moved to his home in 1987, he spoke with Mr. Dermis Anderson, owner of Oudot A, and was told that the worst That would happen would be development oF townhomes on the site. Fie expressed his opposition to the request due to Ns concerns regarding traffic, noise and pollution. Leanne Brown, 19737 Lowell Street, stated that she purchased her home in Brentwood because of the beauty of the Elk River area. She expressed her opposition to the iand use amendment and rezoning because of the aesthetic impacts. Tom Halbakken, 11744 194th Avenue, stated that it is his understanding that M:NDot plans an interchange at 197~ Avenue and Highway 169. He felt that the City should plan for the interchange now. Tony Luciano, 19757 Irving Street, stated that he moved to Brentwood three years ago because of the beauty of the area. He expressed his opposition to the request, stating that he lek the commercial development would encroach on the Brentwood neighborhood. Dave Weatherly, 19479 Lowell Street, stated that he is a life-long resident of Elk River and recalls that Outlot A previously was a bsll and that the reason it is fiat now is because it was mined for gravel. He asked if a plan was available for development of the site. Chair Pederson noted that the applicant is not required to present a development plan for the land use amendment and rezoning request. Nit. Weatherty asked what the status of Highway 169 is as far as MNDot is concerned. City Engineer Terry Maurer explained that Highway 169 is identified as an interregional corridor and will have freeway status in the future. Mr. Weatherly stated that he lek more property owners should have been notified of the request beyond the 350' requirement because the impacts would be far beyond that. John Polden, 11751 196th Avenue, stated that when he built his home in Brentwood in '1989, he was told by the property, owner that Oudot A would be a park. He lek that traffic would be a major issue if the site was developed for commercial use. He asked why commercial development is desired and if it increased the tax base. Chair Pederson stated that there is very lirtle commercial ~and available for development of any substantial size, and that commercial development does help to increase the tax base. Mr. Polden expressed ~s concern that the trees on the east side of Highway 169 helped to absorb the traffic noise, and when they, were cut down for the Menards construction, the Brentwood residents were impacted by the increased noise, ivD. Potden stated that his granddaughter will not play outside when she visits because the traffic noise from Highway 169 hurts t~er ears. Fie expressed Ns opposition to the request based on priva~, noise, and pollution issues. Steve Brown, 19737 Lowell Street, asked that a decision on the request not be based on the financial gain the approval would generate for the property owner. He asked that the Commission look at the impact on the whole area. p[annm§ cormmssion Minutes July 22, 2003 Page 4 Dale Miller, 11795 196th Avenue, stated that when he purchased b_is property, he asked M_r. Anderson what Oudot A would be used for and was told that part of it would be developed as single family and part of it would be a park. John Polden, 11751 196th Avenue, stated that the Commission also needs to take into consideration that there is a school in the neighborhood which is part of the Sol~d Rock Church. John Annen, 11966 195a, Circle, stated that he felt Elk River does not need to create more minimum wage jobs by the commercial development of CKtdot A. Jay Johnson of Dynarnics Desig-n & Land Co., representing the landowner, stated that Mr. Dermis Anderson is proposing a high quality development for the site. He stated that the potential buyer Marcon, will provide a quality development and that Ivlr. Dave Perd of Morcon will be able to address the issues with traffic and access. Mr. Johnson stated that he feels the product will be pleasing to the public and will fit the updated Comprehensive Plan. There being no further public comment, Chair Pederson closed the public hearing. Commissioner Anderson stated that he felt it makes sense to rezone the property to commercial and that he felt a project could be done in a tasteful manner. He stated that the City has no control over traffic on Highway 169 and that the traffic will only continue to increase. He stated that development of the site may actually improve the noise situation from the highway. Commissioner Anderson stated that the gravel mining is moving northward and that the area just north of Brenrwood will eventually be complete and is slated for redevelopment. He noted that although he feels the area should be commercial, he felt it would be irresponsible to support the request tmtil the Comprehensive Plan update is completed. Commissioner Ropp concurred with Commissioner Anderson's comments and stated he was not in favor of the land use amendment and rezoning at this time. Commissioner Offerman stated that he felt a traffic study of the area is needed to deterrn~e how the area would be impacted by MINDoT's proposal. He stated he did not feel the property should be zoned single family residential. He felt with proper planning, a good commercial project could be designed.' Commissioner Lemke stated that he supports the commercial land use amendment and he does not feel the residential zoning is appropriate. Commissioner Lemke stated his primary concern is a lack of a transportation plan and he feels that more study is needed. Chair Pederson stated that he feels a commercial use for the site {s appropriate given the high visibility from Highway 169. Fie explained that there were a number of open meetings for the update of the Comprehensive Plan. He noted that a number of residents in the five work groups at these meetings felt there was a need for additional commercial property in the City. Locations suggested for commercial development included the area south of J. 97th Avenue dong the west side of Highway 169. He stated that no one knows when IVIiNDoT may implement their plan for an overpass at 197th Avenue. He stated that the build-out of Elk River is proposed to be 35,000 - 36,000 people and that more commercial property is needed to support a population of that size. Chair Pederson felt that a frontage road along Highway 169 would help to address some of the traffic concerns of the Brentwood planning cormmssion Minutes Page 5 residents, fie stated that Fie concurred with staff's recommendation to approve the [and use amendment and rezonmg. Chair Pederson noted that it will not be long until :he gravel mining to the north of Brentwood is complete and that that area is proposed for ~ndustrial development. Commissioner Lernke asked what options th~ Commission has, and whether or not the use amendment could be approved but not the rezoning. Director ot~ Planning Michele McPherson stated that the Commission needs to make a recommendation either to approve or deny :he request, and if approved by the City Council, the applicant would then submit a preliminary plat application. At that time, issues regarding screening, berming, and access would be addressed. Commissioner Lemke asked if the City would have more options it~ a Planned Unit Development (PUD) was requested. City Attorney Peter Beck explained that PUD is a zoning and that the applicant chose to request the C3 zoning. Mr. Beck noted that it has been the City's goal to keep the land use and zoning the same, but that it is not absolute to have it the same. Commissioner Anderson stated that he feels that area should be zoned commercial but that the timing of the request is 'ahead of the update of the Comprehensive Plan. Comrrsssioner Anderson 'also expressed concern regarding the traffic traveling east to west. A resident in the audience asked what the ne,ct step of the process would be. Director of Planning Michele McPherson explained that the minutes of this meeting would be prepared and presented to the City Council as part of the packet for The August 18~h City Council meeting. Discussion followed regarding the requirements for resubmission of an application. City Attorney Peter Beck stated that it was his understanding that an applicant must wait six months to resubmit the same request. Commissioner Offerman stated that he would support the request if it came back as a PUD. Director of Planning Michele McPherson stated that the applicant could submit a different application after the August 18th City Council meeting, if this request was denied. COM/VlISSIONER A~NDERSON MOVED TO RECOMMEND DENIAL OF THE REQUEST BY MORCON CONSTRUCTION FOR A LAND USE AMENDMENT FROM MEDIUM DENSITY RESIDENTIAL TO HIGHWAY BUSINESS, CASE NO. LU 03-02, BASED ON THE FACT THAT THE LAND USE REQUEST IS NOT CONSISTENT WITH THE COMPREHENSIVE PLUg, AND INFORMATION PRESENTED AT THE PUBLIC HEARING. COMMISSIONER OFFERMAN SECONDED THE MOTION. THE MOTION CARRIED 4-1. Chair Pederson opposed. COMMISSIONER ANDERSON MOVED TO RECOMMEND DENIAL OF THE REQUEST BY lVIORCON CONSTRUCTION TO REZONE CERTAIN PROPERTY FROM SINGLE FAMILY RESIDENTIAL TO HIGI-tWAY COMMERCLA_L, CASE NO. ZC 03-04 BASED ON THE DENIAL OF THE I.,~qD USE ~a2MENDMENT. COMlVlISSIONER ROPP SECONDED THE MOTION. THE MOTION CARRIED 4-1. Chair Pederson opposed. (3.3. Request bv Wash-N-Fill Properties of lVflhr, LLC to Amend the PUD Agreement for Elk River Crossing, Public Heann§ - Case No. CU 03-18 Mr. Trccse~h reCue~e~ ~h~ The P~cnn~ng Commission mc~e ~ recommendcTion to deny Mr, ,~ncer~c,n's ~=~ ' ~ Outlot A would be used for residential purposes. ~e ex~re~ed n~s concern the Solid Rock Churc~ Ouilt withou~ ~ ~ermit, STeWed ~ deyc~re oen~er, ~nd now h~s ~ futl-fieCgeC scnc, d in their resider, fiat neigh, borheod. He ~/c~ed re sees no Iocic in rezoning the ou,k~ ;o commerc~ci. ~x,~r Fisher ~uesdoned why ~he rccd w~r'< is ;oe~ng done on Holt cna how it re!~TeS ~o ~his ~roiect. William Jones, 1i7S3 ]?4th Avenue NW, questioned ,vhy ~he inier;ection is ~e~ng torn uO gt Holt ~nd jockson for the second ~ime. He ~lso quesiioned whw there ~ore no Oerms Uy the Elk Perk Center project. G~eg Otson, 1~72~ l~ing ~ffeeL stote~ ~is prooerTy is bventy feet from the intersection of ~Tth end inAng. He sto~ed he would not have Durchosed his property if he hod known Outiot A would be chromerci~l- He reit tree pro~erty owners would be hecvity impocred by ~he PUD, w~ic~ would be in vioiction of the Ci~/'s criteria for gronting ~ PUD. Ted Travica, ] ?702 l~ing Street, stated his property ,~ould be directly imp~]cted the proposed commercial projecL He expressed his concern for the trees thor ore being removed [or developmen~ in the City. He stored Mr. Anderson's request should be denieg based on the concerns of the neighbors. He requested thor ~he Planning Commission not allow Mr. Anderson to make fu~her rezoning requests. Ken Williams, ]77~2 Bren~ood L~ne, stcted that he h~s owned four portals prope~ in 6renWood, and that he is c friend and neighbor of Dennis Anderson. He spoke on ~ehclf of Dennis Anderson's character and integri~. Mr. Williams stored thor Je was made aware of Outlot A ~nd its close proximif,/ to the heavily ffgveted highwc'/(Higm~cy ,~t this time, the Commission, stoff and Plcnning Commissioners responded to ,juestions ond comments from ~he pu~hc, ,~s well ~s stated m~swonc~p, on~ about the government process. Choir Kues:er exc. tcineC thct the Flocininc ~*,mmissicn is ccooin~ed, not eiected, G~G thGT ~he memoer: -~r-senT the ,_mx c ~r, oie. even if Mr. Anderscn'~request is denieC, proposcls for the ~ite ~iil ~ike!,/ continue until it is uitimctd'/ Tern/ ,Maurer, Cit',/ ?,c~neer, ]TCTeG ~Pmt ~h'e initial work ct col, ~]pd ~ done in coniuncficn with ~he E~ Pcr'~ Can;er ,~r~,iecT. Cue rc zcmCicint;, turns from Holt OnTO Chair Kuester stated that ;roes have ~een ,sc, impcrscnt ~scue ~or ?he $!cnning , .... s~ ~zl which :err/ .Maurer exslone,: ,hat ,~n/'?O: -,as ,-~'~r~=,~ .... :o ~flew ~c-= ~ ' ?7~h csuid be :igncfized, howe,zen, Mn/OPT dOeS nor have c signal progrcmme~ for i97th ct ~hls ~ime. He s:ctec ;he next ,og',cct s~gnc~ize~ access would ~e :lcuntv 2ccc 33 omc HigP~'~,cy 169. Ken Williams. 19762 ~rentwoed Lane, in resgonse to ,comments regareing Cecre,csec crocer-/ values r, ecr ]ommercici Ceve!opment, circe information which ~ndicsTec residential Jots near the Ricge~c~e ~hccping Center hcving ,: value in excess of 3200.000. He srcteC thct OUTIOf A iS nor cesircoie far residential Wayne Trcasefh, li707 l?4th Avenue NW, STated :hat he felt high ;raffia counts from the development will hove cn affect c.n prcpe,"y 'values. ~ ~, ~-~' is in favor of keeping Outlet .~ zoned Gary KIeis, 1981.~ Irving S,re~f, stated ~,,~, ne , residential, crc met the character o~ ~he ne~ghoorhood could be mdntcined if t~e property is developed cs multi-~cmii,/residential. Phil Johnson, 19440 Holt Street, expressed his concern thai the proposed frontage road ,,viii provide a connection from this commercial center to the Target store, and the increosed traffic will decreose his property ',/clue. He else ,,vas concerned thai he would be assessed for city water cng sewer. Mr. Johnson questioned the conflict of interest mentioned by Commissioner Kroger in the June, ~994 Planning Commission minutes and whether or not ne intended fo vote on ~his issue. Comm[ssioner Kroger stated thor nip father's company built the roads in 6renfl~ood and hewas the foreman on thepo. He explained fh~t the job was done approximately 15 years ago end it was his intention to vote on this isue at this time. Mr. Johnson cited reasons for denial of Mr. Anderson's re,sues; from the Ptonning Commision's ~?94 minutes and stated he did not feei any of the conditions have changed since then. He stated that residents ore concerned whether or not the,/ shouid sell their prooeo/ and when they should sell. Mr. lcnnson stated that he ~,~lt the oroposci is in conflict with the ,_~r,/s PUP ordinance. He expres:ed his concern that Mn/OOt wouid not put c s;oo light at ]?/th Avenue and Highway 169 until o sufficient number of occidents and totalities occurred. Mr. Johnson questioned wnv the apartments were being constructed behind Central Lutheran Church if the Cih/ has o moratorium on multi-family development. Dwight KirkeJde, I i 230 173rd Avenue NW, exzres:ed his concerns that if resident: threaten Mr. Anderson's rfghrs :l~ a ~rooer"/ owner, their rights wouJd also threatened, cnd~tre~zed ~hct ]llproperty :,wners rights must be rescected. Harold Wilkinson. 19679 Loweil S~reef NW. sic. tea he is not in fc,/or of:another ~7cp light cn Higr,~cy i~i?. He s?oTed ?hoT ,vnen he ,cna nip wife purchased ~heir ~n ~84, they were told oy Pennis ,e~'cerson s wife ;hat Outlot A wcs go~ng :c ~e muiti4cmiiy rescer, rici cna ,cossi~iv c z:ark, lee precor?./was nor zoned csmmercici ST the ~ime cf .ce,/eicpmenr. 3~eering ,lomminee to ie~ ~he zurren~ residential remain. Rchif Andersen. i 94l I Irving Circle, c.~xea '~vhct ',vceiC :De 2ilow.ed :n t~L, flot ~.. ,vith ;current zoning. He excreszeC bis concern ~cr cecegncn; with cmicren cpc strollers craping Highway 1,59. Ne stcte~2 ~hot the traffic iicnP aces ~cr citow ~ncu,?, time for them ~o c'os: cna thio,,/ end '.~'C '~citing in the mieclcn far the ~ight to cr. cnge. He felt that ?his is cn unsafe ~ituction, cna :~t m similar sitemTicn will occur if another light is Sicced ct i?7th end Highway ;0~. He s:cted he ,Cobs not fee! Dennis Anderson's rign~: :re doing ,/'io~Tec since he wot jla ~e cilowed ~o Kent Peabody, 11713 2gOth Avenue NW, stated that ~n contacting ,'~,~n/~.,'OT, he was totd there ',voulc no~ ~e any i3CGJt[cnci accesses sn Highway iS? beb~een School S~ree~ and :3oun~'./ ~oac 33. He no~ec ~hc~ there maes not cpoecr ~o se enough ,'eom re ctlow truc~< traffic on iOZtm. Paul Ostmee, ~9~44 in/incj Sheet, 3uestioned whether ihere is a precedent in any me,re cre~s re develop o large commercial site in ~he middle of c residential GroG. Bob Sturgis, 11789 ] 97th Avenue NW, expressed his concern tlncr people have no way of knowing what intentions may be iorc pcr'iculcr piece of propers,/ if it is not documented. He also expressed his concern that the propedy east of Highway 169 as ,,veil cs Outloi A should remain residential. Perry Mason, 11847 196th Avenue NW, asked that the Planning Commission recommend that the City Council cony the request. Ted Travica, 19702 Irving Street NW, expressed his concern that people should not be threatened with the prospect of apa~ments if Mr. Anderson's request is denied, since high density residential would not be permitted within this zoning district. Robin Tuffle, 133?0 P, anch Road, urged the Srenr',vood residents to follow ~his issue througin to ~he end and aisc, to attend the Steering Committee meetings. There being no fu~her comments from the public Chair KuesTer closed the public hearing. Slaff and Commissioners gave the ~ollowing responses to comments and questions that ',,,ere raised by the public: -The apartment project behind the Centrct Lutheran Church was approved befcre the moratorium ,,vent into effect. -The precedent for commercial developments surrcundec on three sides by existing residential ir, the metre arec would have to se researched. -~, comolete berm ctong the JccXson ,'~.venue side of Elk ?ark Center cannot be acne and :tiiI save Phe trees. A deracination of terming cna trees w~il !ikeiy be aone. -Outlet ,~ iS currently zoned sirgie family residen~ic!; muiti~;,:mii,/ would nci be cilowe~ in its ,current zoning designation. Anything other ~hon the ,~ses cilo,,~e,,2 u'nder the R l,z zoning ,t,/ouId require c re,zoning. ..... r'/ ~ , Higr, ,Sensit¥ allows u~) '; ap, c, rcximctely '~2 units per ,care. -~,cugY, iy ,.~,:'7 ,sates ore ~/acc, n; far ccmr~erc!ci jeve!c.c, menT. However, much ,of this crec dces not nave c tv vvcter ,and sewer. -An access at l?tth and Highway 1,{? is ,already in place. ;xio "new" accesses '" ' ~ ,~ I~ onto mghwc'/ ~:x ,~iil be ..... -,~ oor, dificnoi ,,,se permit is ,nOT recuired et t~il~ time for coprovai of ;-ez,sc,~r,~ reaL'est. Fha oonoiticnci use permit ,,~c~,iC Pe csclieC for if the was ,spcrove~; cnco specific deveiopmen~ plcn was suemitTeC. -~h,e multi-~cmily Jeveiopment moratorium wnen the ~mpre, eh.. ?!cnisc~prc, vea. -A proper?/ owner will always have the right to petition their government for c legislative act, such os a rezoning, bio proper? owner has a right to a specific zoning. Precedent~ have vet/little affect on decisions regarding rezonings made ~,/ iocal governments, as they are iegislative cats. However, quasi-iudicici actions such os conditional ~Jse permits where all conditions for approval con be met, mc'/ be somewhat affected Oy precedents. Also, ~he iact that ~ propert'/ owner ma;/ be able to develop o site et a higher return with o porticuiar 'zoning, does not cive him the right to that zoning. Highest and ~est use of a particular property i~'ccnsidered in comprehensive zoning and land use decisions, but if is noi determinative in c re,zoning contest. Commissioner tv\inton expressed his agreement that the proposed use is too intense for the site. He did agree that some b'pe of commercial use may ~e best for the site, especially with proper buffering. He felt that sewer and water wilt come ~o the area eventually. He expressed his concern that the impact on trcfffio would be significant. He stateq he support'ed denial of the request and would not be in favor of considering any future requests regarding this site until the Steering Committee has ocm~leted [ts work. Commission Minton stated that he saw no o~,cflict of interes~ for Commissioner Kroger cng would encourage him to vote on this issue. Commissioner dillon state,2 that ~u~~'~ cn the information suOmitte~ <znd ;hrougNcu the residen:icl ',vas c ,are,at ccncern discussed, ~e felt that the traffic - ~ ~ cna was ~n favor of denial. He aiso was nct in favor o,f reviewing any ,more requests regarding the sueiect prc~,e~ until the S~eeric, g Committee has made their final reccmmencc~ions. Comrmis:ioner this ~zrec. S~eve ,(ch stated that c t~/'picc~ me~nod to esfimcie the num,,er o~ ;ncme~ ~ith ~0,000 ;quote foo~ ,z,;; ~s ~o use 3 density of ~.5 lots per zero, ~nclucing rocG~ 'sm~ :mmrcvement~; tperercre, c~crcxi~CTe!y ~ ~c~es CCUiG ~e ~uiit cn ~he ]7 acre ?itc. ~cmmm:icner (roger cave,oder ~u~m~t a reviseG plan ~nccr~crcfing the !citow~ng information: -,~P, ow ~he !oc~ticn c~ homes adjacent ~o the proc, oscO c~mmercici pre!eat on -, ,e~',-, apQroximc~ei, ~roiect. ?. cares cf ~'~, e_n= sa, cae. ir'clucing the send ,,~mc'/ ir, cludec 30% cpacit,/ screening .ch ~he wesT, south .cP, d ncrth cf fha -icendf,, traffic control at the intersections of Highway i69 and ]97th, Holt ,:nd l'?7th, in4ng and ]Y/th, ;~e intersection of ,rv~ng ~nd Lowell S~r~, and Holt ~tree~ and JGckson. -A map showing the location of Holt and the existing homes (how close to the street, eic.) -Address the driveway cccess for the neighPor to the north of 1?7th. -?ark dedication requirements -.,.. ~T~r from Mn/DOT regarding the iocction of a traffic liaht at 197th and Highway I69. -Re-address the potential traffic count based on the revisions to the design. -Re-not fl/residents of a public hearing on the issue. -R~ques~ that the developer attempt to meet with residents and/or ~nterested pan'les regarding changes to the project design. -Suggest that a committee be formed inciuding neighboring residents to work out the design of Ihe proiect. Commissioner Tacheny stated he diC nor ~ee! this type of commerclcl ,'leveioomen~ was cc, propricTe for the crec. He stated he concurred With the other Commissioner's comments, esceciclly regarding traffic. He stated he ,.,vas in !cvor of a par',< or some other .,',/~e oi dove!accent. COMMIS£1ONER KREGER MOVED TO TABLE THE REQUEST BY DENNIS ANDERSON FOR A COM?REHENSIVE LAND ~SE AMENDMENT UNTIL THE DEVELOPER THE DEVELOPER HAS MADE A CONCERTED EFFORT TO FiND AN ACCEPTABL~ SITE PLAN DESIGN THA; ADOR~SSES THE A~JAC~NT NEIGHBORS' CONCERNS. THE MOTION DIED FOR LACi( OF A SECOND. COMMi££tONER DILLON MOVED TO DENY THE REQUEST BY DENNIS ANDERSON FOR A LAND USE AMENDMENT, CASE NO. L~A 95-04, BAS,~D ON THE INFORMATION IN A~, ~ASED ON THE COMMENT~ RE'S?TED DURING THE P'J~LiC STAFF'S M~MO AND ' ¢~ HEARING. COMMISSiCNERMINTON SECONDED THEMOTiON. -orovice Icncsccped isiancs in the pcrkFg iot. -a 100 fooi strip clang Irxir. g ,end down l',STth ',vault oe ir'.c!udec in the numcer .of recu, ire~ .green, s~.cce. This arec ',,,au. lC also accommodate ,c~oroximoteiy 3 ,'cws cf pine trees to meet the cpccity requirements. THE,MOTiON CA~IED a-~. CQMMISSIO~EY K~GE~ COMMISSIONER MINTON MOVED TO DeNY THE REQUEST ET DENNIS ANDERSON FOR A REZONING FROM R1C TO PUD, PUBLIC H~ARING CASE NO. ~C ?5-04, BASED ON THE FACT THAT THE LAND USE AMENDM[NT REQUE2~ WAS DENIED, AND THE INFORMATION IN STAFF'S ,MEMO. COMMISSIONER TACHEN~ SECONDED THE MOTION. THE MOTION CARRIED T-0. City o[:E~k ~iver ~e~est for Code .~men~ment Pub c Stcff repo~ b,/ Gcn/ Schmitz. Gan/ ,scooted the P!cnning CJmmissicn on ~he sicS,is of ~he zero lot !ine ordincnce ,3mendmenT. He St,STeal tho~ ~he City. Attorney, Peier 5ecX, is working with him in drgfting longuoge for ~he proooseG gmendment, which ,Mil be presented ~t the next regulor Plonning Commission meeting. COMMISSIONER KREGER MOVED TO CONTIN~ TH~ pUELiC HEARING FOR THE ;~RO LOT LIN~ CO0[ AMENDMENT, PUELIC HEARING CASE NO. OA 95-03 TO THE MAY 23, ]995 PLANNING COMMISSION MEETING. COMMISSIONER THOMPSON SECONDED THE MOTION. THE MOTION CARRIED 7-0. Steve' ,",ch noted o drcff ?l jO Orciincnce omendment ,,viii ee presented to the Plcnning Commission ct the workshop meeting. steve Ach distributed registration forms for this upcoming workshoO. There ~eing no fu~her business, COMMISSIONER MINTON MOVED TO ADJOURN THE MEETING. COMMISSIONER K. REGER SECONDED THE MOTION. THE MOTION CARRIED 7-0.. · ct 10:C, 5 o,m- The m,e~ nng cf the 8k River ?forming Commis:icn adjourned CURR~NT POND ARE.~S, WHE~ POND DEPTH IS ~STIMAT~D AT SiX ALL EXCAVATION OR FiLLiNG SHALL NOT DISRUPT THE OV~_?,ALL DRAINAGE PATTERNS FOR THE AREA. C©NTRACTOR AND PP, OPC-RT't' OWNE,R WORX WiTH THE DEPARTMENT ,CF NATURAL ,x:~.,,L!R,...-~ tO CONSTRLICT A POND THaT IS 8~.NEFtCIAL TO WI LsD L] FR. A?c~ROVAL C.F THIS RECOMMENDATION BE CONTINGENT UPON APPROVAL BY THE U.S. ARMY CORPS ,OF ENGINEERS A~D THE MINNESOTA DE?A,~TMENT OF NATURAL RESOURCES. 8. PROJDST Ba C©M?L~TE,D IN ONF (1) CQNST,RUCT]©N SF_ASON. HOURS OF Q?~.RA,,ON S~. WITHIN CITY COD: REQUIR-CMENTS. F-ZNCING ~. PLACED AROUND EXISTING OAK TR~ TO PReVeNT DAMAG~ WHEN EXCAVATED SOIL IS SPREAD THROUGHOUT THE APPLICANTS PROPERTY. 11. PROPOSED ISLAND REMAIN UNEXCAVATF. D AREA. COMMISSiONF-RKREGE.RSF'CONDEDTHEMOT1ON' THEMOT~ON CARRIED 5-0. C.,cramissioner ',<reger stored :~c: C~e to ~ conflic: o~ interest, ~e ',,vocdc cbstcin from discussion ~nd voting on ~he next item, Agendc Item 5.3. Consider c LO~O USa ,~mendmenr and: Zone. C'hcnce recuesr Dy OenriS ,~:sder~on. ~ub~c Hearina, Case Nc~. LU:A 9'~-5 ,and: ZC 94-6 .S~cff reoorT creser-Tec c,, Ocr/ ScnrniTz. Oennls -'nde'son recuesTem ~o Greene ~esidenfict re C2 (Hich,,,~c', Ccmmercict . Oennis ,~nderscn ccdre~:ed ihe F!anr, ing Corem, is:ion reccrdfnc ircrfic ,- .... the southern pcrce! ;ne owns, cp, d :cces: tc ~he suoiect ,ccroel. Chcirmcn r',ei~e :c, ened the ~lic hecring. Jeff Peitier, ~ ] 96~- ]?5 Gird, e, =,rent',reed, Elk Rfver :?CWe'C ~hct The ~rcpcze~ Mike Fox. 11747-197 Avenue, Elk Rlw=~ ' ~ :TCTT tO define the term "Ne~gh~crneoc Ccmmerc~ci." Ocr/Zcnmi~ exStc~ned. Seb Siurgis, ~17S?-i 77 Avenue, ~]k R~ver, exsressed Pis concerns re,~crcing [rcffic; o~posed ~c ~his src~oscl. ?cge !0 Gar/ ,qe~s, 1?a15 lr4na Avenue, Elk River, ;'~ ~,-~,s'revicu-~ ,]or:c,r~'a,, ,~, c c, co_~e,,l, to Pqui Os±mae, I?,64~ lr~ing Avenue, E:k RNer, :feTed he is c~Ccsec ho csmmerc:ci deveicomen~ in ~hCT,Crec end he Es ,cC~cse~l ~o ibis ~roiec?, O(:le Miller, li79~-1% Avenue, E!k River, iterated pre~,{ous concerns; This 2rc~osal. Ken Williams, ~7732 3Fentwccd Lone, E!k River. csmmenCeC Oenris Ander:mn ~cr ~he ,:uciih,' of pre',fcu's ,srcjec~s, hcwe,,er, xe k ,ccpcsec to this b~pe of prqecf ir, c residen iici neighbornood. [:)mn Scnwcrk, 1778£ Irding Avenue, Elk River, opCoseC ~o ibis oroooscl. Phil Johnson, 19400 Holt Sffeef, Elk River, presented the Planning Commisicn with signotures of oreo residents stating the,/ were opposed Jonnson stored he is opposed iD this proposal. Doug WdefT_ko, i?~38 Ulysses 2f,, Eik River, ;hsted he is opposed to this proiecL · Rotf Anderson, 19411 I~ving Circle, Elk River, iteroted previous concerns os'xed the Ptonning Commission to toke into considerotion thor this is o residential neighborhood. Mr. Anderson continued ihct ~his [s on outlot in o residential neighborhood and ihe surrounding residents do not ',,rant commercial development in this location. Mr. Anderson is opoosec~ to this proposal. Sue Weiser, 11~?~-1~7 Avenue, Elk River, stated she is opposed to this projecL Dennis Anderson explained his request and reo:on For the zone change and land use amendment. Jeff Pelfier, 119&5-195 Circle, Elk River, cuesticned staff regarding the notice to surrounding residents. Mr. ?oilier did not ieei the 350 foot radius Es ~.ufficient in ail cases. Peter 8ack explained the notification radius is mandated by thc State. Ken Lueck, 11383-I78 Avenue, Eik River, iterated previous concerns; opposed to this ~roiect. Jenny £fone, ]9783 Lowell Street, E!k River, iteroted previous ,concerns: this ~rolecT. There being no further comments from ~he puelic, Chcirmcn Tveite closet ee ,suotic hecring. COMMI££1ONER MINTON RECOMMF. NDED gENIAL OF THE LAND USE AMENr:MENT AND ZONE CHANGE REGUE~T BY ,DENNI~ ANDERSON, PUBUC HEARING, CARE NO. LUA 94-~ AND ZC 94-6, C:TiNG STAFF'S M~MO AS FINDING OF FACT. D~NIA~ 12 R~COMMENDED BA. SED ON CONSIDERA~L~ P~JELJC OPPOSITION WITH THE FOLLOWING ?age !! THE GROWTH MANAGEMENT PLAN GOALS AND ?OLIC~E£ STATE THaT COMM~RC!AL DEVELOPMENT SHOULD 3E LOCATED TO STRENGTHEN THE DOWNTOWN AREA AND STRIP OR SCAK~R~D COMMERC:AL SiT~ ALONG MAJOR ROAOWAY~ 3E AVOIDED. , cz INTENSP/: THE ;ROPOSED R,._QN1NG WOULD ALLOW POTENTIAL , COMMF. RC;AL ACTIVITIES IMMEDIATELY ADJACENT TO EXISTING RESIDENTIAL AREAS. W~THOUT A NATURAL BUFFER OR PHYSICAL SEPARATION, TH~ ~OMFA~BIL:,, CF HIGHWAY BUSINESS AND LOW DENSITY RESiDENTiAL GUESTiONA~L~ IN THIS LOCATION. THE NEED FOR ADDITIONAL HIGHWAY COMMERCIAL WITHIN THE HIGHWAY 169 CORRIDOR, AS WELL AS THE ?OS£1BILiTY OF A NEIGHBORHOOD COMMERCIAL DESiGNATiON ARE CURRENTLY BEING STUDIED WITH THE UPDATING OF THE CITY'S GROWTH MANAGEMENT PLAN. THEREFORe, A DECISION ON THE APPROPRIATENESS OF COMMERCIAL IN THE SUBJECT AREA SHOULD BE DELAYED UNTIL THE UPDATED COMPREHENSIVE STUDY IS COMPLETED. THE TRAFFIC ISSUES, SUCH AS THE LACK OF A SIGNALIZED INTERSECTION THE CORNER OF 197TH AND HIGHWAY 169, AND THE LACK OF DIRECT ACCESS TO HIGHWAY 169, ALONG WITH THE INABILITY TO UTILIZE A FRONTAGE ROAD CONCEPT FOR THIS SITE LED TO CONCERNS AS TO HOW COMMERCIAL TRA;:FtC WILL INTEGRATE WITH THE RESIDENTIAL NEIGHBORHOODi COMMISSIONER EBERLEY SECONDED THE MOTION. THE MOTION CARRIED S-l, Commissioner ',<reger abstained. C,oms:~dec g~ ~c,n~ ~ncn~ xecues~ by ~ ver~Ce Oeveoc, mer~ ~b c megrim. Staff report presented b,/ Steve Ach. RNersice Oeveooment requested ~ez. ening c.~ cporoximatety forty (~.0) ac;es iTom ~le (.Single Family 8esidentict) ?U© (P!cnnecl Uni~ Oeveloomeni). Chcirmcn T./eite ooeneC the p. uclic hearing. Doug Wcie~ka, 19688 Ulysses Sheet, Elk River, asked stmff to exsicin the term (Rcnr, eC !_!nit Seve!ccment). Ken Lueck, 11388-198 Avenue. Elk River, aces not feei the rezor'ing request s~,ou, lC Ce :cmcrc,,eC lust far .Censib ;cur~cses. M~ff Timinski. l1260-]?S Avenue. Elk RNer, ,cr, d ,lensP/ Sharon 'Ncie~xa, 17688 Ul,/sses Street, E!k River. ,:zzkeG staff For further Cetciis reccrCinc, the ccc'.< ,si P,e ~ .~,Qc~,..l. There ~eir, g nc ~br~n~, corers, eh, TS from the c. uctic Chairman Tveite c!o£ed ,h~ celtic ine,,snng. Special ,~,teeting Rage 2 Jcnucr? .-~, i997' Jim Brimeyer exeiained ~he EPA, needs to thinx asour what i,/bes of questions the Strategic ?!arming Task. Force mat/.ssi< regarding fha aD,~'s recommendations. 5. Business Park ('.z/est! Imorovement ~stimotes - Ternx Maurer The pretiminar,/feasibiiity study for the western oreo indicates trunk utilities +o the ,,,,est will cos; oopro.'.dmcltet¥ $600,©G0. Transp, orTation improvements inciuding frontage roads and storm sewer to "i~aco Streei are proiectea to cost $500,000 - $600,000. Utilities estimates do nor inclu'de laterals, nor do trcnspor'tation improvements include interncfl roacls Oeh,veen the ironf~ge road c~nd the County road. Tern/noted c recommendation nas not caen made a; ;his time regar,~ing possible closure of ihe intersection ,st ~he C;3Unt¥ governmeni center with construction of o frontage rood..Bp/an .'~,aams asked if costs estimates have been done regarding ielephone and natural gas. Tern/explained these costs are generally borne by the developer. Bryan noted if the city were to beoome the developer, these COSTS estimates wobld become more imbortant. Discussion followed regarding the poss[biiity of the city entering into partnerships witln o landowners fo develop industrial property, holding assessments and outright land purchases. Paul discussed the phasing concept proposed by staff outlined in his Stnstegic Planning report doted 12/31/g& It was the consensus that Area 7 be included in Phase II, rather then Phase III os indicated in the report. EPA Discussion Commissioner Forber felt the city would face significant pul~lic opposition in tn/ina to develop Area 2 as ,on industrial site. Pat indicated the property owner south of Area 1 would likely wait to see what the demand was for business park sites before developing his property, depending on the cost cf assessments. Commissioner Dwyer stated he would prioritize the sites as 3, 5, 6, 7, 2 and 1. He suggested the area directly north of fha Sherburne County Government Center, and north of Highway 10 be considered for industrial development. Paul explained the obiective for the next worksession will be to formulate a sample action plan to rezone the recommended areas for industrial development. Consideration should be given to the type of development the city may find acceptable end what an affected landowner mc,/find acceptable. Jim added that each site must be evaluated for appropriate uses. Steve noted ~he ci~,/ctready has approximately 100 acres of industrially zoned (business park) property in their inventoq~. Commissioner Ouitsman suggested the property north of west Highway 10, ecst of Custom Motors ~e cons~c, ered for industrial zoning. Discussion followed regarding the need for a frontage ,'aaa end location of an intersection in this area. Jim suggested that each of the sites be evaluated with qualifications indicating what mol(es ~hem ,zn ,z~propriaTe site, for presentation fo the Strategic P!o, nning Task Force. This will ~e ,~ccompiished at the next ~DA. Strategic Planning meeting. ED~ Sceaiol Meeting Page 2 Jc:nucrV & ] 9a7 Terry provideO c mad indicating ~he srooosec trcnssortction ~snG utilih/corridor for the eastern ,sram of the city, running south ~rom ~he intersection of Count,/ RoGC~Io. 12and 13to 17~st and crossing Highway ~0. ;ers/exstcine¢the!ogic behind tXe proeosed route, noting criteria such cs toQogrcphy, wetlands, existing roadways, zoning, etc. %m/note~ ~hmt t~is trcnssortmtion corridor ties in with the Craft transpiration picn which has Oeen [n existence for aeDroximcte!y 5 ,/ears. 4. Proposed !ndustriai Site OcoortL, nities - S~eve ,:~ch Steve pointed out the 8 areas identified as potential industrial sites. Staff chose these sites based on the criteria explained ~y Paul, and noted that all eight sites are within the urban service area. S~eve explained that Areas 3, 5, ~ and ? were identified !orgeiy hnecause of their proximity to the proposed transportation/utility corridor. Discussion followed regarding the 8 areas [deniifieC by staff for possible industrial development: Area 1 (Wilson property) - Approximately $5 acres located north of County Road 30, bah,yuan Waco and the Sandpiper Estates 2nd Addition ....~ Area2(OutlotA. Brentwood)-Approximately 17 acres located west of Highway 169, east of irving Street and south of 197th Area 3 - Approximately 33 acres located east of County Road 13 and north of County Road 12 Area 4 -/Hohlen property) - Approximately 8 acres located ,,vest of Highway south of Main Street Area 5 - Approximately 25 acres located east of Highway 169 and south of the existing Ell< Terrace MoOile Home Park Area ~ - Approximately 18 acres located east of Highway 189 and north of the I ?Tth Avenue alignment Area 7 - Approximately 85 acres along east Highway 10, south of the 177th Avenue alignment and ,,vest of Tyler Street alignment Area 8 - 190 acres lying between east Highway !0 and the Mississippi River, located south of the 167th Avenue alignment and north of the Oliver Kelley Farm Steve noted that Area 8 prooerty is currently zoned residential, and has access to Highway i0. This pcrce~ could provide a large contiguous industrial/business park. River frontage could possibly be developed as residential. Oiscu, ssicn fcilowed regarding eccn of the 3 .,]reds. Commissioner O. uitsman fait Areas i, & ? and 3 ,,vouid most likely be ceve!c~ed first. Area 8 appeared to fall in the "'.prig range" planning scenario. Commissioner Hotmgren ,,vas concerned cn industriai user in Area ! would face traffic issues getting through Elk River and felt the best ,,,,se for that area ',voulC ce residential. CiP? Counc!l ,Mae?in9 .AN A2DITiCNAL 17 ~,,3©T OF R]GHT-©F-¥VA¥ ALONG COUNTY R,..,A,., ,~2 BE GRANTED TO THE COUNTY. COL!NC]L~EMBER HOLMGRCN .~FCONDE:3.-ur-~,~ MOTION. THE MC'T]CN-ARR,,.:.,." ~c--, S- 0. 8.S Cenn~s ~,ncerson ~ecues: for Car-orehensve "_znc Use Oescncticn From ,b~e~,u, msl. 8.6 8.? Unit Ceveioomenr. ?uOiic Hecrinc Case ,'qo CU ~'1-~3,6 (fi'is item ,,,;ill not be considered cf ;his time). Cit? Planner a,ev, ACh s}atec mcr u=nn~s anderson is requesting comprehensive [end use ,._sion cmendmen~ changing the lend use from' MR (Medium Oensih/ ~esidenriol) to H5 (Highway 8usines: Residential) for Outlet 5ren~ooC subdivision I~c.~ed on the southwest corner of l?Tth ~ = ~ , ~nu~ end Highway ~.69. S~eve Ash fu~her stated that Dennis Anderson is recuesfinc resorting o~ P,e same parcel o~ StsC. em/ from 17lC {Singte Family ~esiOentict) PUD (Plcnnec ' ~'~ ' ~,,~, O, eve!oDmenP} eased on ~he suOm~tleO conceo~ pith. S~eve Ach reviewed Phe staff reset, regarding these two r=ques:s.- , ' S~ev~' a Ach stated that staff recommenms that the City ,Council consider one of three cations: Deny the comprehensive lend use plan amendment end resorting. Recommend ~het the siena se rev{sod by reducing the amount o~ commercial end send ihe apoiicetions eock to the Planning Commission for consioeretion. Approve the comprehensive lend use plan amendment eased on the concept plan ,,,vitn car-fain conditions. Steve Ach stated that the Planning Commission felt that the proposed development wes ~oo intense and created c traffic c, roclem end would hove e Cire,,2r impcct on the ~urrounding residentict oreo. The ?!arming Commission voted to recommenc, 2enict of the requests. ,Mayor 12uitsmcn ,'. e~-~> .p ...... ~h,e subtic he,sting. Dennis Andersen owner c.f Outlet A .ncteC~ ?hot the olcnned ,use for Outlet A hca always :seen some mca.. of Hicnwc,/ use. He .C, CICSle~: " ~ rhCt ~r" i: ,n~S in~-,~n~' fo effect ~.~ few homes cs ;cossicie in Pe :urrc. uncinc oreo. [=e ~,u,~u~'~*- ~ ~nc~' if nos' ne',er Ran Peter.son. Ii ,,~c l0 . o=_. Yth ~..~enue NorTh. indiccrec ,-~s .3Ccosition ;o ?he pro. posed .3:c~erCiCl ;sion ~s inccnslsTen~ '~ith [h,e .characTer of the 5renn~ccd suCCiv~sion. Page 7 Ted lrevicc. 1970,2 Ir4ng ltreeL [nCicsted his occositicn to the ,'eauest ior Icnc woe, lc ee an ?,e ,members ],f ?he 23/ Cc snarl which will Ce ,mode c ,cch c~ ~he 'official recc. rC of ~his Council Miller, ]! 775 l?6th ~,venue Nw, indiccteC ,sis cocos tion ro the rec~uest ' '= s~c~eC ~hc~ he wes ~ciC P~ct O'utlot A was going ~o be ocrX:, ~ownhouse:, or s~ncie fom~iyCwe!lings. He [nCiccTec h, ewouJO sotncve,ourancseCcJotifhehcd ceos aware of ~he ;crocosec ,commercici deveioomenTs. Al Fischer. i]746 ',95~h Cir:cie, s;cted his opposition to ihe request. He indict;ed he hod been informed that Outlot A was not [ntenced ior commercial devetooment. He fucher stated ~hct he woulC not hcve aurchcsed his ~ropemF hod he been aware of the fact }hct Outlot A may be dev61o~ec cs aommercicl. Wayne Tra~seth, i i707 l'?4~h Avenue NW, incicciec mis oooosi.fion fo tnb re,_luest. He stated his concern regarding the cmou, nf oi traffic thai would be genera}ed ey ihe reaching. He incicstea thai rezoning oi ihe c, rooen¥' to :-~llo,,v commercial deveiopment would Oevciue ~he surrounding resiaenti~l ~ro~er~/. Bob Si'urgi~, Ii7,99 i?Tth ,",venue NW, indicctec his cpbosition to the request He stc:~e~ that the Steering Committee has not yet reviewe~j the future commercial growth crees of the Ci~. He further indicated his concern regardng traffic in the area. Phil Johnson, ]9440 Holt Avenue, indicated his opbosition to the request. He indicated that o rezoning to allow commerdal deve!obment would adverseiy affect the residential neighborhood. He luther indicated that commercial development would require sewer and water and stated that the extension oF sewer and water to his neighborhood would negatively affect his ,oropenl,'. Mr. Johnson discussed the issue of traffic routes to cccess the ,mall. He stated that he is concerned regmrding ~he safety of the children cs residential s~'reets ,,voul~ be used cs routes ia ~ccess the mail. Michael Fax, 1!7'47 197th ,Avenue, indicated his ooOosition to the request. He stated that srcpert/ values woul~ ~e negctive!y offecTeC H~ f~srther indicated hfs concern regcrcing the scfeh/ of the chiicren and ~he ,/oiue of ~h,e homes in ~he ~ -~ Jenny Stone, ]?73,3 '-,~ .... , , ~.J -,,I ~. ,'er, use, [ncicGTed ncr ooPo~iticn to the request. William .Jones, ii,-'03, ]gXth .~.'venue. indiccteC ins ococsificn ?o the reauest He .~C.T.--,L, il'Ct he k.'-,ows of r-,c }rhier .cities mat :au, ilo mcit~ nex~ !c ,'esicen?iai ,:rec:. Rolfe Anderson, ~oTe~9 ~hOt the intersection ,: x crecTinC ,c h~zcrc for ~h,~- .cniiCrec, ',o ores: ~[cn,,vcv ,-esCenfici development .:lcng ?,e nlgnwcy. Ch'~ Csur-cil Meeting u'nu~bc] cJ:e. :ne fb~her JndiccteC thc: accortina ~c c cjvencnt for ~he c e,/eic preen t. C, ounciimem~er .:':rDer sc, aka <zf the concern regarding fha imoac: i'rcffic ',vault move in the 8renr,,,cod ,:rea if the prccecv ,,,,'ere rezcnea ior ccmmer£iol use. Counciimem~er ,:crier indicated thor he cie noi feel that crec ,,vcrronfed commerc:c!ceveiocment. HeinaiccTeCnewcz s~Dosec to rherecuest. Counciimemoer -c~mgren :poke cc, out the eec!son of the Council :o nor want commerc:cl aeveiecment to the west of the CiV cue fo the Susnes: P:zrk and further indiccte~ m, at there i: no :ewer ,Jnc we:er to :he .east of :he City clang Highwc,/ ]0. He indco;e~ this leaves only Highwo/ 169 ~er commereic~ deveicpment ct the present time. He-~-*~ he fop ~,u ..... thi: [::ue :~ouid go Dock to the Planning Commisson for review Grid further stated that he was not convinced that OuTlet A should only be developed os residential Mayor Ouifsmcn :fated that he felt commercial deveiopment could go up fo 197th A~enue. He indicated that he isconcernec aboutsrotecting there:idents in the arec with some type pi c Suffer from the commercial deveiooment. He further indicated he Cid not feel ihot Outloi A ,,vas o residential piece pi properf/. Councilmember Oietz voiced his supper' for Planning Commission members and their review of this proposci. He indicated that he felt ~he City ,,vouid also be receiving c request from developers on the east side of Highwc,/ 1~9 to extend commercial development up to !gFth Avenue. He fur'her :to, ted that he felt Outlot A. vvcs conducive ~o commercial development, however, he indicated that he disagreed with the proposed concept for a Dig box retailer in that area. Councitmem~er OieE stated that Elk Park Vctu Center ~s su~ounded b'/~o major roads whereas this prepare/Js surrounded only by one mcpr road and residential propem/. He stctea that because of that, he wouid like re see the developer suemitc revised, down-sized concept. He stated that commercial development will go north of I93rd A~enue in this area as the Ci~/has c :ommercicl site next to Holt Avenue fhct it alerts to sell in the future. Councfimemeer Oie~ stated ~hct t~ere must ~e some r'..,pe o~ buffer beP~een large commercfc~ development and residential The Ci,-'/ Council discussed the size of commercial building that should be procosed far Outlet ,~'.. After much discu'::on, it ,~c: decided fhct there would :ce ne nee~ for the Ceveioper to return to ~he P~cnning Commission with new alan:. However. ~he aeve!cper :nouiC :uomit rev~sed p~cn: :o the Ci~ Council for review. COUNCILMEMBER SCHEEL MOVED TO CONTINUE fTEM£ 8.£. AND 8.& TO THE JUNE :, 197~, C:T'f COUNCIL MEETING. COUNCILMEM,~ER HOLMGR~N SECONDED Tiie M©TION. Tide MOT]ON CARRIED 3-2. C,3unc~imen':ce,~ Fcr~erand C'{e:zcoocsec. Planning Commission Minutes January 27, 2004 Page 2 years. He explained that the City Council will consider both the Conditional Use Permits (CUP's) and Solid Waste Facility Licenses for these two facilities, and that the Planning Commission is only officially charged with the review of CUP's. Since modifications to the language in the CUP's are being proposed, a public hearing is required. Mr. Rohlf then reviewed the proposed changes to NRG's CUP regarding ash, landscaping, normal business hours, and transporting on Fridays and the day prior to a holiday weekend between the hours of 4:00 pm. to 6:00 p.m. He then reviewed changes to Great River Energy's CUP regarding the interrelation between GRE and NRG's permits, hours of hauling on Fridays and the day prior to a holiday weekend, and ash. Chair Pederson opened the public hearing. Bill Helliwell of NRG Energy, Inc., discussed the proposed changes. He explained that they would like to do a demonstration project using ash. Mr. Hell/well noted that they are open for tours most any time. Commissioner Lemke asked for clarification on staff's recommendation regarding hours of operation on Fridays and the day prior to a holiday weekend. Mr. Rohlf explained that Highway 10 is a U.S. Trunk Highway and if the highway is busy, he did not feel the extra truck traffic would be noticeable. Chair Pederson stated that he had not problem with approving either of the CUP renewals. Commissioner Stevens concurred, noting that he has toured both fadlides and found them impressive. MOTION BY COMMISSIONER STEVENS AND SECONDED BY COMMISSIONER FRANZ TO RECOMMEND APPROVAL OF THE CONDITIONAL USE PERMIT RENEWALS FOR NRG ENERGY, INC., CASE NO. CU 03-37, AND GREAT RIVER ENERGY, CASE NO. CU 03-38, SUBJECT TO THE TERMS AND CONDITIONS AS RECOMMENDED BY STAFF IN THEIR REPORT DATED JANUARY 27, 2004. MOTION CARRIED 6-0. 5.3. Request by Morcon Real Estate and Development, LLC to amend the Land Use for certain property, from MR (Medium Density Residential) to HB (Highway Business), Public Hearing - Case No. LU 03-05 5.4. Request by Morcon Real Estate and Development, LLC. For Rezoning of Certain Property from Rlc (Single Family Residential) to PUD (Planned Unit Development), Public Hearing - Case No. ZC 03-07 5.5. Request by Morcon Real Estate and Development, LLC for Preliminary. Plat Approval 9 Elk Ridge Center), Public Hearing - Case No. P 03-16 5.6. Request by Morcon Real Estate and Development, LLC for a Conditional Use Permit for a Commercial PUD, Public Hearing - Case No. CU 03-36 Director of Planning Michele McPherson introduced David Perd, developer for the proposed Elk Ridge Center project. Mr. Pert2 reviewed the project location and overall proposed development. Planning Commission M~nutes January 27, 2004 Page 3 Mr. Peril introduced Marie Cote, Traffic Engineer. Ms. Cote reviewed the existing conditions (levels of service) at key intersections. She discussed traffic forecasts with a 3.5% growth rate, noting that 572 trips per day are proposed to be generated by the proposed development. Ms. Cote explained that the year 2006 build conditions include additional site access locations, the extension of Hok Street north along the east side of the proposed development, and the realignment of 197~h Avenue/Irving Street, with the Hok Street extension as the south approach. She noted that the analysis of the proposed level of service indicates that all intersections are within the acceptable range including peak hours. Ms. Cote stated that MnDOT's Corridor Management Plan includes the upgrade of Highway 169 through Elk River to a freeway facility. Recommendations also include a future interchange at 169/Jackson Street/197th Avenue intersections. She noted that future studies will be conducted and that MnDOT maintains that it is too early for official comment on the project. Ms. Cote concluded that based on the study, all key intersections will continue to operate at acceptable levels of service and that the proposed development does not adversely affect the surrounding roadway network. She noted that an interchange at 169/197th Avenue does have some minor impacts to the development, but that Mn_DOT felt they have made a reasonable attempt to provide a workable solution. Mr. Perd introduced Daniel Green, Architect for the project who provided an overview of the proposed site layout, landscaping design, and architectural character. He noted that the Morcon will be providing long-term ownership and management of the project. Commissioner Stevens asked how much the berm would be cut down at the southeast boundary. Mr. Green stated that most of the berm would need to be maintained. He explained where trees and green space would be left. Commissioner Offerman asked what would happen if MnDOT built a split diamond interchange at 197th Avenue. Mr. Green stated that there would need to be some realignment of the road and that the north site (bankd) would likely be consumed by the interchange project. Ms. Cote noted that MnDOT has approved the location of Hok Street and that the intersection location at 197th Avenue does work. Ms. McPherson presented the staff report at this time. She stated that Morcon is requesting a land use amendment to Highway Business, a rezoning to Planned Unit Development (PUD), a conditional use permit for a PUD, and prelSrninary plat approval for seven lots for Elk Ridge Center. The property is 18 acres in area and is located in the southwest comer of the intersection of 197th Avenue and Highway 169. Ms. McPherson reviewed the existing site conditions and surrounding uses, noting that the natural low spot on the property will be utilized for storm water detention. She stated that the property has not been assessed for sewer and water. Ms. McPherson reviewed the land use amendment and rezoning requests She explained that traffic issues for this site have changed and that the property has good highway visibility. She stated that utilities can be extended to serve the site without impacting the neighboring residential areas. Issues associated with the conditional use permit request were reviewed by Ms. McPherson including: components of the PUD, layout of the buildings, streets and parking, landscaping Planning Commission Minutes January 27, 2004 Page 4 and signage. She noted that a lighting plan needs to be provided and a revised tree preservation plan to reflect the trees that actually will be saved should be submitted. The applicant will be required to obtain the necessary wetland permits for the two small wedands prior to commencing grading. The drainage plan consists of 2 ponds which will hold back-to-back 100-year rainfall events and one pond which outlets under Highway 169. Ms. McPherson noted that the applicant needs to revise the drainage calculations as addressed in the City Engineer's memo. Also, a maintenance plan must be submitted regarding infiltration rates for the ponds and how the rate will be maintained in the future. Ms. McPherson explained that staff met with MnDOT on January 12, 2004 and that MnDOT is interested in moving the Highway 169 Study to the next level. An Environmental Impact Study (EIS) will need to be completed and a decision made as to which properties will need to be acquired. She noted that the study may include all of Highway 169 from the Mississippi River (Highway 101) up to Princeton. Currendy, MnDOT is drafting a Scope of Services and proposes to hire a consultant in late fall of 2004. She noted that the EIS will likely take up to two years to complete, and only then could MnDOT or the City begin the process of acquiring property. She noted that the City has no money budgeted for property acquisition. Ms. McPherson stated that these steps need to occur so that if and when money should become available for MnDOT to do a project, they and the City will be prepared. Ms. McPherson explained that preliminary plat consists of 7 lots ranging in size from 1.02 acres to 3.73 acres. Hok Street will function as a service road along Highway 169 and will connect with the existing Hok Street at 194th Avenue and be extended to intersect with 197th Avenue. She noted that the Park and Recreation Commission recommended cash for the park dedication requirement. Staff recommends approval of the requests by Morcon based on the findings and conditions listed in the staff report. Chair Pederson opened the public hearing. John Polden, 11751 196th Avenue, stated that he was told by a MnDOT representative that they plan to construct a underpass or overpass at Main Street in two years, and one at 197th Avenue in 1 - 5 years. Chair Pederson stated that based on Ms. McPherson's meeting with MnDOT in January, that is not the case. Mr. Polden expressed his concern that the proposed development will bring people into the residential neighborhood that would not otherwise travel through it. He stated that he was concerned about the ponds. Leanne Brown, 19737 Lowell, expressed her opposition to the proposed development. She stated that she did not receive the notices of meetings. Mr. Pertl stated that even though she did not receive a mailed notice, she was in attendance at all the meetings and that they have listened to her comments. Ms. Brown stated that she did not feel Elk River needed any more Class II or small restaurants and that Elk River residents are looking for something different. She stated that she did not see any difference between this development and Elk Park Center. Tom Halbakken, 11744 194th Avenue, stated that he was concerned about traffic and that it is difficult now to get in and out of the neighborhood. He did not feel there were enough streets to accommodate the traffic and that the sharp mm by the bank onto 197th Avenue was not acceptable. Planning Commission Minutes January 27, 2004 Page 5 Ted Travica, 19702 Irving Street, stated that he lives on the comer opposite Outlot A of Brentwood. He asked that the Commission be aware of the needs and concerns of the residents. He stated that he did not receive notification that the first meeting was cancelled. Mr. Travis expressed his concern that property values would be affected, that the uses of the proposed sites within the plat have not been identified, and the elimination of the natural buffer. He did not feel the Holt Street proposal would work. He asked that the Commission review the plan carefully. Gary Weiss, 19815 Irving Street, stated that motorists are now traveling through the neighborhood to bypass the stoplights on Highway 169 and that the traffic has increased significantly. He expressed his concern with the Jackson Street/Hok intersection. Dale Miller, 11795 196th Avenue, stated that traffic is a major issue, especially with trucks and parking in the street. There being no further public comment, Chair Pederson closed the public hearing. Commissioner Lemke suggested that the northerly lot be dedicated as right-of-way now for the interchange. Ms. McPherson explained that the City has no statutory authority to require the developer to dedicate the property for right-of-way at this time. He asked who would pay for the realignment and extension of Hok Street. She stated that the developer would be required to pay for the improvements. Commissioner Lemke asked why the City is not requiring four lanes on Hok. Ms. McPherson stated that it is MnDOT's intent to mm Holt Avenue into a frontage road for southbound traffic only. She stated that she fek once the study is done, the Simonson's site may be taken and the frontage road moved closer to Highway 169 than it is proposed now. Commissioner Lemke asked if Holt could be widened later. Ms. McPherson stated that the City Engineer feels there is adequate right-of- way if that becomes necessary. A resident in the audience asked what would happen to St. Andrew's cemetery. Ms. McPherson stated that it is very difficult to acquire cemetery property and that MnDOT would do whatever it could to avoid the cemetery. Commissioner Lemke asked staff to define a Class I restaurant. Ms. McPherson explained that a Class I restaurant takes orders from and serves meals to patrons seated at a table. She stated that since this request is for a PUD, the Commission could eliminate Class II restaurants as a use within the PUD. Commissioner Lemke asked if it would be possible to dose the Jackson Avenue/Hok Street intersection. Ms. McPherson stated that this would force residents onto Highway 169 to make a local trip. Commissioner Stevens stated that he did not feel the proposed development was anything like the box-style of Elk Park Center. He stated that he likes the landscaping, and the design of Holt Street. He stated he felt that a commercial use was the best fit for this site. Commissioner Offerman asked if there was anything the City could do to reduce the future finandal impact of acquiring the lot proposed for a bank. Ms. McPherson stated that an option would be to come to an agreement with the applicant to build a less expensive building. Commissioner Offerman stated that he fek there were enough banks in town, and that there is probably a better use for the northerly lot. He noted that he did not feel banks plarmmg comrmssion Minutes January 27, 2004 Page 6 require highway visibility. Mr. Offerrnan stated that he had concerns regarding the queuing of traffic at the Holt and Jackson intersection. He stated that he is in favor of the theme of the development and the proposed amenities, but that the traffic issues still need to be addressed. Commissioner Ropp stated that he lek highway visibility may be important for a bank and that everyone likes to have their own bank in town. Ms. McPherson stated that banks could be eliminated from the PUD if the Commission wished to make that recommendation. Commissioner Ropp stated that he was in favor of the concept plan and felt the design was unique. He felt Highway Business was the appropriate use for the property, but that he also had concerns regarding traffic. Commissioner Franz stated that he is also aware of the traffic concerns, even though the &aft transportation plan recognizes this area as future highway business. He stated that he could not recommend approval of the request, based on the existing traffic issues. Chair Pederson offered the following comments: · The proposed commercial zoning is appropriate. · The site design was well thought-out. · The traffic would move well with the construction of the frontage road. · He was in favor of the site amenities. · The Draft Comprehensive Plan identifies the site for commercial use. · More commercial areas are needed for the projected 35,000 resident future build out of Elk River. · He fek a bank in the proposed location was appropriate, noting that a bank in downtown will need to relocate if the downtown redevelopment project proceeds. · There is a need for fine dining and was comfortable with excluding Class II restaurants in the PUD. · The overall improved design of the project would be a nice addition to the neighborhood. · Funneling traffic off Irving onto Hok makes sense. MOTION BY COMMISSIONER STEVENS AND SECONDED BY CHAIR PEDERSON RECOMMEND APPROVAL OF THE REQUEST BY MORCON REAL ESTATE AND DEVELOPMENT, LLC TO AMEND THE LAND USE FROM MR (MEDIUM DENSITY RESIDENTIAL) TO HB (HIGHWAY BUSINESS), BASED ON THE FACT THAT CONDITIONS HAVE CHANGED TO WARRANT A CHANGE IN THE LAND USE AND THERE ARE NO OTHER COMMERCIAL OPPORTUlX-NITIES ALONG THE HIGHWAY 169 CORRIDOR OF SUBSTANTIAL SIZE TO ADEQUATELY COMPETE WITH ADJACENT SURROUNDING COMMUNITIES' COMMERCIAL SITES. CHAIR PEDERSON SECONDED THE MOTION. THE MOTION FAILED 3-3. Chair Pederson, Commissioner Stevens and Commissioner Ropp voted in favor of the motion. Commissioners Franz, Lemke, and Offerman opposed. Update on 1/20/04 City Council Meeting Commissioner Franz provided an update on the January 20, 2004 City Council meeting. Mcpherson, Michele From: Sent: To: Cc: Subject: Dana Anderson [dra55330@yahoo.com] Sunday, January 25, 2004 10:53 PM Mark Pederson Brad Stevens; Doug Franz; Peter Lemke; mmcpherson@ci.elk-river, mn.us; Leo Offerman Jan. regular meeting Planning Commission and Staff, I regret I will not be able to make the Jan. regular meeting due to a work conflict. I hope this will be the last meeting I will have to miss. I know better and anyone that attendance is very important. My opinions on the Planning Items. 5.1. I would vote yes to the CUP renewal of the RDF plant. CU 03-37 5.2. I would vote yes to the CUP renewal request by GRE for the SWF. CU 03-38 I believe we need to be open to the public opinion on the litter and odor complaints the public may have at the public hearing. 5.3. I would vote NO to the land use amendment. LU 03-05 5.4. I would vote NO to the zone change. ZC 03-07 I feel the basis for denial are: 1. It's not consistent with todays Land Use Map. 2. It's not consistent with the existing Zoning Map. 3. Traffic concerns on the neighborhood and the 169 future exchanges. 4. Public sa£ety. As a plannin~ commission I believe we should not make chan~e to th(Land Use Map or Zone changes until the Council has approved or denied the Draft Comp. Plan update. If start down this road, we will doing uae Council job, which they may not approve of. I believe there may be lots of public out cry from the neighbors. I feel to make a hasty change to create commercial property in the wrong place is unwise. Design of poor t'nfrastructure could impact other commercial property alont the west side of 169 and the surrounding neighborhoods, without knowing the regional corridor exc~aange lay-out. 5.5. & 5.6. If i'm in the majority there would be no vote on these two. If I'm in the minority, I would vote NO on both. Mark, in the minutes of the last meeting I was absent not present. Any questions or reply before the meeting, E-mail or call me. DANA ONSULTING GROUP, I NC. Transportation · Civil · Structural · Environmental · Planning · Traffic · Landscape Architecture · Parking SRFNo. 0034960 DRAFT MEMORANDUM TO: FROM: DATE: SUBJECT: David Pertl, Vice President MORCON REAL ESTATE AND DEVELOPMENT Made Cote, P.E., Principal Craig Vaughn, Engineer December 22, 2003 ELK RI:DGE CENTER TRAFFIC STUDY Introduction As you requested, we have completed a traffic study for the proposed Elk Ridge Center development, located in the southwest quadrant of Trunk Highway 169 (TH 169) and 197th Avenue in the City of Elk River (see Figure 1: Project LOcation). The purpose of this study is to determine the traffic impacts on the adjacent roadway system related to the proposed development. This traffic study includes an operations analysis during the p.m. peak hour for existing and future year 2006 build conditions. Its consistency with and impact on future highway plans for TH 169 was also reviewed. Existing Conditions Traffic operations for existing conditions were analyzed at the following key intersections: · TH 169 and 197th Avenue · TH 169 and 193rd Avenue/Jackson Street · 197th Avenue/Irving Street · Jackson Street/Holt Street Current traffic controls include signalization at each of the TH 169 intersections. The remaining two intersections are unsig-nalized with s/de-street stop control. P.M. peak hour turning movement counts were collected by SRF Consulting Group on Wednesday, December 10, 2003 from 4:00 to 6:00 p.m. at all key intersections. The p.m. peak hour was determined to be between 4:15 and 5:15 p.m. Existing geometrics, traffic controls and p.m. peak hour traffic volumes for the key intersections are shown in Figure 2. One Carlson Parkway North, Suite 150, Minneapolis, MN 55447-4443 Telephone (763) 475-0010 · Fax (763) 475-2429 · http://www.srfconsultin~.com An Equal Opportunity Employer ELK RIVER 2000 POP. 16,447 Co. Project Location .... 0034960 December 2003 PROJECT L 0 CA TION ELK RIDGE CENTER TRAFFIC STUDY Morcon Real Estate and Development Figure 1 N.W. ELK RIVER 2000 POP. 16,447 Co. JL . 310 54 -~ 569 , · LEGEND XX = P.M. Peak Hour ~ = Traffic Signal ~1 : Stop Controlled N.W. AVE. N.W. 2. LINCOt.N CIR. 3. WA.S~.'flNGTO N 4. ROOSEVELT P~ EXISTING P.M. PEAK HOUR TRAFFIC VOLUMES ELK RIDGE CENTER TRAFFIC STUDY 0034960 December 2003 Morcon Real Estate and Development 197~ AVE. g, z AVE. N.W. I lg2nd ~lg~ ^VE. N.w. 161 238 ~ ~ Figure 2 David Pertl - 4 - December 22, 2003 A traffic operations analysis was conducted for the p.m. peak: hour at each of the key intersections to determine how traffic currently operates within the project area. All signalized intersections were analyzed using the Synchro/SimTraffic software. The unsignalized intersections were analyzed using the Highway Capacity Software. Capacity analysis results identify a Level of Service (LOS) that indicates the quality of traffic flow through an intersection. Intersections are given a ran~ng from LOS A through LOS F. LOS A indicates the best traffic operation, with vehicles experiencing minimal delays. LOS F indicates an intersection where demand exceeds capacity, or a breakdown of traffic flow. LOS A through D are generally considered acceptable by drivers. LOS E indicates that an intersection is operating at, or very near its capacity and that vehicles experience substantial delays. For side:street stop controlled intersections, special emphasis is given to providing an estimate for the level of service of the side-street approach. The traffic operations at an unsignalized intersection with side-street stop control can be described in two ways. First, consideration is given to the overall intersection level of service. This takes into account the total entering volume into the intersection and the capability of the intersection to support these volumes. Second, it is also important to consider the level of service on the side-street approach. Since the mainline does not have to stop at an unsignalized intersection that has side-street stop control, the majority of the intersection delay can be attributed to the side-street approaches. It is typical of intersections with high mainline traffic volumes to experience high levels of delay (poor level of service) on the side-street approaches, but an acceptable overall intersection level of service during peak periods. Results of the analysis shown in Table 1 indicate that all key intersections currently operate at an acceptable overall LOS C or better during the p.m. peak hour, with existing traffic controls and geometric layout. It is important to note that existing signal timing, obtained from Mn/DOT, was used for the analysis. In addition, the LOS C reported for TH 169/193rd Avenue is near the LOS C/D threshold (35-55 seconds, LOS D), with approximately 34 seconds of delay reported. The eastbound left-turn vehicles at the intersection of TH 169/193rd Avenue will occasionally queue outside of the storage capacity for this movement (95th percentile queue). The eastbound queuing at this intersection has a minor effect on the Jackson Street/Holt Street intersection, causing slight delays to southbound left turn vehicles from Holt Street to Jackson Street. Table 1 Existin~t P.M. Peak Hour Capacity Analysis Level of Service Flesults I Level of Service Intersection P.M. Peak TH 169/197th Avenue B TH 169/193rd Avenue C 197th Avenue/Irving Street * A/A Jackson Street/Holt Street~ A/B Indicates an unsignalized intersection. The overall LOS is shown followed by the worst approach LOS. David Pertl -5- December 22, 2003 Proposed Development and Site Access The Elk Ridge Center is proposed for development in the southwest quadrant of TH 169 and 197th Avenue in the City of Elk River. As part of the proposed Elk Ridge Center development, along the east side of the site, an extension of Holt Street is planned for construction. The proposed Holt Street extension then ties into a reali~ned intersection of 197th Avenue/ Irving Street. The site layout shows two main access points along the proposed Holt Street extension, with side-street stop control. Another offset block provides one access point to its proposed drive-in bank, with side-street stop control. Each access point along the proposed Holt Street extension is full-access. The proposed site layout is shown in Figure 3. Traffic Forecasts The proposed development is expected to be completed by year 2005. Traffic forecasts were developed for year 2.006 (one year after construction). Based on the Sherburne County Transportation Plan, and the Highway 101/169 Corridor Plan, a three and one-half percent annual growth rate was applied to existing p.m. peak hour volumes to develop background traffic forecasts. Trip generation estimates for the p.m. peak hour and daily were calculated for the proposed development based on trip generation rates from the 1997 ITE Trip Generation Reports. Table 2 displays a summary of the trip generation calculations. Table 2 Trip Generation Estimates Block No./ Development ITE Size Daily P.M. Peak Lot No. Code (sf) Trips In Out 1/1 Drive-in Bank 912 3,600 955 99 98 2/1 Specialty Retail 814 23,375 951 26 35 2/2 Specialty Retail 814 18,000 732 20 27 2/3 High-turnover (sit down) Restaurant 832 7,000 912 46 30 '2/4 Specialty Retail 814 15,257 621 17 23 2/5 Fast Food w/Drive thru Window 834 4,500 2,233 79 72 2/6 Specialty Retail 814 24,154 982 27 36 Subtotal Trips: .... 7,386 314 321 10% Multi-use Trip Reduction: .... 739 31 32 Total Trips: .... 6,647 283 289 Diverted-link trip reductions are applied to the land uses as described below. PROPOSED SITE PLAN ELK RIDGE CENTER TRAFFIC STUDY Figure 3 Morcon Real Estate and Development 0034960 December 2003 David Pertl - 7 - December 22, 2003 A diverted-link trip reduction was applied to through traffic volumes on TH 169 for the proposed development. This reduction accounts for vehicles already on TH 169 that will stop at this specific site. Since these vehicles are already using the roadway, they are not considered to be new trips. These trips are subtracted from the through volumes on TH 169, but are accounted for entering and exiting the site. Based on information from the 1998 ITE Trip Generation Handbook, a 30-percent reduction could be used for the proposed restaurants and retail. Therefore, a 30-percent diverted-link reduction was applied to TH 169. The directional trip distribution for the proposed site-generated trips is based on existing travel patterns in the area (see Figure 4: Directional Distribution). The combination of background traffic and trips generated by the proposed development result in year 2006 build traffic volumes shown in Figure 5. Year 2006 Build Conditions To determine how w~ll the existing roadway system will accommodate the year 2006 build traffic forecasts, an operations analysis was conducted for the, p.m. peak hour. All signalized intersections were analyzed using the Synchro/SimTraffic software. The unsignalized intersections were analyzed using the Highway Capacity Software. Existing intersection geometrics, traffic controls and signal timing was assumed for the analysis of all key intersections, with the exception of the new proposed intersections. The results of the analysis shown in Table 3 indicate that all key intersections will operate at an acceptable LOS D or better during the p.m. peak hour under year 2006 build conditions, with existing and proposed traffic controls and geometrics. Table 3 Year 2006 Build P.M. Peak Hour Capacity Analysis Level of Service Results Intersection Level of Service P.M. Peak TH 169/197th Avenue C TH 169/193rd Avenue D 197th Avenue/Irving Street/Proposed Holt Street * A/B Jackson Street/Holt Street * A/C Proposed Holt Street/Bank-Access * A/B Proposed Holt Street/North-Access * A/A Proposed Holt Street/South-Access * A/B Indicates an unsignalized intersection. The overall LOS is shown followed by the worst approach LOS. . /. 198th ~ N. W. / 196th ~,/ ~2;'~ /.. / ~'~ .~, . '1 . "-----L/ rv.~ ' · . ,,,'.,_ ,~- 194th AVE. N.I/V · o ~ / 193rd ~. ~ ~ ~ ~/~. ~ 192nd ~ ~o~.// 10% 40% IR. AVE. N.W. ~ / ~ ~ ~ ~ ~ ~ 191s~ . 191U AVE. N.W./" ~ ~ ~/ ~ /  ~. PEAK HOUR DIRECTIONAL DISTRIBUTION Figure ELK RIDGE OENTER T~FFIC STUDY c .... c .... ~ Morcon Real Estate and Development 00~960 December 2003 ELK RIVER 2000 POP. 16,447 AVE. CT. 25 .tr 2O 10 ooo OR. g~ ~b. 210 ,~ 40 75 35-~ 201st AV~. 196U1 19 4 LEGEND XX = P.M. Peak Hour ~ =Traffic Signal · = Stop Controlled 600 ~, '~120 340 36o _~ 275 35 ~' ~L. 6o 205 175 0034960 December 2003 2006 BUILD P.M. PEAK HOUR TRAFFIC VOLUMES ELK RIDGE CENTER TRAFFIC STUDY Morcon Real Estate and Development Figure 5 David Peril - 10 - December 22, 2003 A review of the 95th percentile queue lengths for all intersections wa~ performed to determine if any queuing problems would occur during year 2006 build peak hour conditions. Results of the year 2006 queuing analysis indicate that the eastbound left-turn at the intersection of TH 169/197th Avenue and the northbound left-turn at the intersection of TH 169/193rd Avenue may occasionally extend beyond their storage facilities. The eastbound left-turn and through/right-turn lanes will also occasionally queue back into the adjacent Jackson Street/ Holt Street intersection. However, it does not sig-nificantly impact the overall operations at the adjacent intersection of Jackson StreeffHolt Street. Although all key intersections are expected to operate at acceptable levels of service, there are geometric improvements that should be implemented to proactively prepare for future conditions, as well as improve overall safety. Each of the improvements listed below were agreed upon during coordinating discussions with Mn/DOT District 3 staff. Figure 6 shows the recommended future year 2006 geometrics for the key intersections. TH169 :Fa{~'i~e Hig~aY plah~ ELK RIVER 2000 POP. 16,447 201~ AVF_. I LEGEND XX = P.M. Peak Hour ~ =Traffic Signal ~1 = Stop Controlled 0034960 December 2003 sT. N.w.,, ~'~ 2006 BUILD P.M. PEAK HOUR RECOMMENDED GEOMETRICS ELK RIDGE CENTER TRAFFIC STUDY Morcon Real Estate and Development Figure ELK RIDGE CENTER U.S. HIGHWAY 169- 197TM STREET NW ELK RIVER, MINNESOTA PROJECT NARRATIVE SUBMITTED BY: MORCON REAL ESTATE & DEVELOPMENT 5905 GOLDEN VALLEY ROAD GOLDEN VALLEY, MN 55422 CONTACT: Dave Pertl (763) 546-6066 November 24, 2003 TABLE OF CONTENTS Vo VI. VII. VIII. IX. X. Xl. Xll. PROJECT DESCRIPTION DESIGN CHARACTER DEVELOPER PROJECT DATA A. Development Data B. Zoning and Guided Land Use C. Setbacks NATURAL RESOURCES ANALYSIS A. Topography B. Vegetation C. Soils and Groundwater D. ,Wetlands STORMWATER MANAGEMENT SITE GRADING WETLAND ALTERATIONS TREE PRESERVATION AND LANDSCAPING STREETS AND ACCESS SANITARY SEWER AND WATER SERVICE CONCLUSION ELK RIDGE CENTER I. PROJECT DESCRIPTION The project consists of development of an 18.89+ acre property at US Highway 169 and 197th Street, NW into seven commercial parcels. Development will require construction of a public street and public utilities. II. DESIGN CHARACTER A. Site The site layout of Elk Ridge Center is designed to minimize auto movement once a vehicle is parked by offering easy, safe pedestrian movement between buildings. Vehicle access is concentrated on the eastern side of the property to reduce traffic impacts on Irving Street. Parking islands and other unpaved areas will be planted with species of grass, shrubbery and trees native to the Midwest area - establishing a "North-Woods" theme. Most of the buildings are spaced closely together on the widest portion of the site, concentrating density and creating a close, more urban space. This urban feeting is enhanced by wide sidewalks with generous planting beds, pedestrian scale lighting and other site amenities including benches, bike racks and textured, tinted paving. Larger site amenities and building enhancements include timber pergolas and arbors, awnings, sunshades and a timber and steel clock tower at the visitor's plaza. This plaza will be a public gathering area to relax while shopping or enjoy a meal outdoors with stone-faced retaining walls and a naturally planted pond for a backdrop. The plaza and other portions of the site are connected to the neighborhood by several walkways, encouraging non-motorized access to the development. Signage will follow city standards with a common theme throughout the development. No pylon signs will be used. All site lighting will be of full-cutoff design to minimize light pollution off site, especially adjacent to residential areas. B. Buildings The buildings of Elk Ridge Center will continue the "North-Woods" theme with construction materials having muted natural colors such as slate, sand, charcoal, evergreen and cedar. Walls of brick or concrete block will be highlighted with accents of contrasting color and or rough texture. Building entry areas will be enhanced with canopies, timber pergolas and cultured stone wainscot. Increased transparency along public walkways will be encouraged. Storefront frame color and glass, like all other building materials, will come from a palette common to the development. All exterior mechanical devices will be screened with architecturally 1 U:\MDC\MDC0301\DocumentationbA - Architects~A1 Architects File (incl. Arch. notes, etc)\EIk Ridge Center- narrative112403.doc Ill. IV. appropriate materials, following city standards. Waste and service areas will be screened by a combination of solid walls matching building construction and painted fencing common to the entire project. DEVELOPER The Developer is Morcon Real Estate and Development, LLC, (MRED) which currently has the property under contract. MRED takes pride in innovative and exclusive commercial projects. MRED has completed numerous retail, office, airport, and hotel projects. Schoell and Madson, Inc. of Minnetonka is providing the consulting engineering planning, surveying, and environmental services for the development. Miller Dunwiddie Architects of Minneapolis is providing the architectural and site planning services for the development. MDA has a twenty-year history of completing successful retail and commercial projects with MRED. Hoisington Koegler Group Inc. of Minneapolis is providing the design of for the overall site landscaping and detailed site amenity components for the development. Welsh Companies is providing the marketing and leasing services for the development. PROJECT DATA A. Development Data The gross project area is 18.90+ acres. The minimum required lot area is one acre (43,560 square feet) and the minimum required lot width is 100 feet. The 7 proposed lots will average 99,565 square feet or 2.28 acres and all lots exceed the minimum requirements. A total of 2.90 acres of public right of way will be dedicated for the rerouting of existing 197th Avenue NW and for Holt Avenue NW from 194th Avenue to 197th Avenue. B. Zoning The property is currently zoned R, Medium Density Residential. The property is proposed to be rezoned to PUD with a commercial designation rather than to C-3 Commercial Highway Business. This is to provide additional development control to the City. All requirements for C-3 zoning will be met without any additional variances. Reguiding of the site to Commercial is currently in progress. 2 U:\MDC\MDC03Ol\Documentation~A ~ Architects~A1 Architects File (incl. Arch. notes, etc)\EIk Ridge Center- narrative112403.doc C. Setbacks · Front- proposed Holt Street NW - 25 feet · Side-30 feet · Rear-40 feet V. NATURAL RESOURCE ANALYSIS A. Topography The site is located on the west side of U.S. Highway 169 and south of 197th Street, NW. The site elevations range from 1008 in the north portion of the site to 978 in the southeast corner. The site drainage generally flows from the north to the south with the exception of a drainage easement located in the west side of the property near the middle. B. Vegetation The project site is open with very sparse vegetation, except for a small group of trees in the extreme northwest corner and for the portion of the site within Lois 3 and 4 of Ridgewood East 3rd Addition that is heavily wooded. C. Soils and Ground Water The soils, based on the Sherburne County soils survey, consist of sand and gravel. The open portion of the site appears to have been mined. Soil borings will be obtained to provide more detailed information on soil and ground water prior to construction. D. Wetlands Wetland delineation has been performed. This shows an 873 square foot wetland in the east central portion of the project and a 793 square foot wetland in the extreme west central portion of the project. Both wetlands are the result of depressions that were created when the site was mined for sand and gravel. An application has been made requesting exemption of these as incidental wetlands. VI. STORMWATER MANAGEMENT The project area does not have an outlet for storm runoff. The design criteria provided by the City Engineer is that storm water basins must provide storage volume for two back-to-back 100-year return frequency storm events. The proposed site plan shows two storm water basins in the east central and west 3 U:\MDC\MDC0301\Documentation~A- Architects~A1 Architects File (incl. Arch. notes, etc)\Etk Ridge Center- narrative112403.doc central portions of the site, respectively. The west basin will have two cells. The north cell is proposed to be lined to maintain a permanent water pool that will be landscaped and used as a site amenity. The south cell of the west basin and the east basin will allow infiltration of storm water in the granular soils. The west basin will have an emergency storm sewer outlet to a natural wooded depression in the southeast corner of the site. This will also function as an infiltrating basin. The east basin will have an emergency outlet to the Highway 169 ditch. The storm water basins, as shown, will provide the required volume for two back-to-back 100-year storms. VII. SITE GRADING The majority of the site is relatively flat, which is conducive for commercial development with large buildings and parking areas. The most extensive grading will be in the south portion of the site, which had not previously been mined and the excavation to construct the proposed stormwater basins. VIII. WETLAND ALTERATION An application has been made requesting exemption as incidental wetlands for the two small wetlands existing on the site. No wetland mitigation is proposed. IX. TREE PRESERVATION AND LANDSCAPING The existing trees in the northwest corner of the site would be removed for the proposed street realignment. The development plan shows preservation of about half of the wooded area in the south portion of the site. This would provide a buffer to the adjacent residential lots. New trees are proposed in the street boulevard and islands in the parking areas. Extensive plantings in conjunction with berming are proposed along the west side of the development to provide screening. The landscaping would meet or exceed the City ordinance requirement. X. STREETS AND ACCESS Access to the proposed commercial lots would be provided by proposed Holt Street NW, which would serve as a frontage road along Highway 169. This is a logical extension north of 194th Avenue NW at the south side. Holt.Street is proposed as a 44-foot wide street with two northbound lanes and one southbound and, and also with additional right-turn lanes at the two entrances to the project. The second northbound lane provides a by-pass lane around left turning vehicles at the entrances and a right turn lane at entrances to the north lot and at 197th Avenue NW. On the north side, realignment of 197th Avenue is proposed to eliminate the jog at Irving Street. Irving Street would also be 4 U:\MDC\MDC0301\Documentation~A - Architects~A1 Architects File (incl. Arch. notes, etc)\Elk Ridge Center- narrative112403.doc XI. XII. realigned to provide a standard four-way intersection. The intersection would include the turn lanes necessary to facilitate traffic movement. No site access will be required from Irving Street, 194th Avenue or 197th Avenue. SANITARY SEWER AND WATER SERVICE Sanitary sewer service will be provided by extension of mains on Holt Street from: existing sewer at 193rd Avenue. Watermain will also be constructed on Holt from 193rd Avenue. Watermain will also be extended from an existing main on the east side of Highway 169 to provide a looped watermain. Additional mains will be extended into each lot, as required, to provide service and fire protection. CONCLUSION Morcon Real Estate and Development, LLC is proposing a development that addresses the concerns of project neighbors, minimizes tree removal and land alteration, and complies with all City requirements. 5 U:\MDC\MDC03Ol\DocumentationtA- ArchitectsgA1 Architects File (incl. Arch. notes, etc)\EIk Ridge Center- narrative 112403.doc August 1.8, 2003 Counc/imember [<nester stated ~hat she Likes the proposed standards. She stated ~har parkinK ~ssues should drive the design. Sim smmd ~.ha~ she would Like a ~ee!mK of do~vaEowri. Councilmember Tveite concurred with Councdmember ~{uesmr. ~[aFor [4]irlzing stated concerns abouz markembili~z o[ zhe downzown ~vhen the ciw is noz sure [iow die are:l is gomB to deveioD. She smmd din: she doesn't w~nt to be :oo :esmctive on businesses or :o cut ou: any o[ zhe existin~ businesses. She sm:ed she ~vouid ?refer more general .~uideEries. Councilmcmbcr Dietz questioned what cbc response was of d:e downzown businesses and of MetroPLains. ~[r. Leeseber~ sm~ed ~he dowri~own businesses did like :md ~?prove die ~uidelines bu~ e×?ressed concern regarding ~he buiidng heights. Fie stated ~hat MetroPLlins did sug~es~ numerous changes and that sta~' made some or' ~he changes suggested by MetropNUns. COUNCILMEMBER TVEITE MOVED TO ADOPT ORDINANCE 03-13 ,~MENDING SECTION 30-1 "DEFINITIONS" AND 30-1026 "DOWNTOWN DISTRICT" OF THE CITY CODE OF ORDIN.4MCES. COUNCILMEMBER ICUESTER SECONDED THE MOTION. Coundlmember Motto requested Counc/lmember Tveire to withdraw his motion is lie may have some questions regarding language. Councilmember Tueite respecrfi.llly declined. Councklmember Mor. m stated dxat ie language is con£usmg as to ho,.,,' many units a singie business couid own. NLr. Leeseber~g clarified die ordinance language. THE MOTION PASSED %2. Mayor lGinzmg and Councilrnember Morin opposed. Cound_kmember Tveite stated chat he would like a single doxvntown distr/ct. He stated he would like the Pbnmng ComPression co review the zoig. ng o~' the residendM areas and consider making them R1 c..¥[ayor I<lmzing concurred. 6.5. Rettuest by b[orcon Real Estate 2nd Deve{opment, LLC :o Change the L~md Use o[ Certain Proper~ from NER N[edum Density Residenmd to HB Highway Business. Public He:irm? Case No. LU 0%0£ 6.6 Request by. 5[orcon Re2i Estate :ind Deve!opmenq LLC to Rezone Certyin Properw fora Ric Sin§te Family Residenuat ro C3 Highxvav Commercm[, ?ubiic Hearmg-Clase No. ZC 03- 0_~ Smf£ report subrmrted by Director of P!anning Mlchele N[cPherson. Ms. McPherson stated disc die 2pp~cxnr is resucsnng 42ar Oudo[ A of gren~ood and Lo~s 3 and 4, Block 3 of ~dgewood East 3~a Ad~aon be considered {or x Land Use Amendment Srom Me'urn DensiE~ Residenuai to ~gi~vay Business, and i Zone Change from Rlc Single Fx~v Residenual ro C3 ~ghxvay Commercial She gave .a histo~z o~ die area, reviewed me requests, and ~scussed Pianriing Com~ssion xenon. Mayor ~%anzmg opened the ?ubEc xearmg :-or both the Land _:se Amendment and thc Tone Chan~e. Jay Johnson, 555 3~ Sa:eec-Stared :hat he [s represenrin~ Dennis Anderson, the owner of the proper~. Re stated that the covenants had an e=or ze~ardn~ Oudo~ A and ~. Anderson ~venr to ~s~cr court to ~x the error. Me stored that the ~s~{cr court ordered x }ud~nenr sraffn~ clsnf/tn~ char Ouflor A[s nor considered res~den~al. >~. Johnson re:~d x letter dared September L094 to rhe ci~,~ that stored Hh~h,,vav Bossiness, Commercial, t~nd Rera~ were planned lot th~s Ou~or when there is a need {or this development. ~. Johnson stored that there ~s a need for co~erma[ develo?ment in Elk ~ver. Tom H:tlbald,:en, [[74.4 L9¢~t, Avenue-Stated d~at this [s nor. good planning and he is opposed ro ~he rezonin~. Scott Frasier, [ [678 208~' Avenue-Stated that ixe is concerned with the ecol%7 of dxe area, traffic, and am' quality. He stared that the ?roperT? ~vas Grinnell? proposed to be a park and should remain a park. Leanne Brown, 19737 Lowell Street-Stated she ',vas told the proper~ was ~o be a park. She is concerned abotzr traf~c, noise, proper7/values, and d2e cRrninished quali~ oS nature. She stated rear she would prefer to have tl~e zoning changed ~o PUD. John Polden, [ 1751 [96~h Avenue-Stated he wouid prefer a PUD zone change over a HJghwa? Commercial zone change, as he felt residents would have more involvement with dxe ~pe of businesses ro develop on the property. He is concerned with noise, ~xe safety of dxe Solid Rock Church school children, and cra-ne. Barb Buhl, 11808 Bren~vood Lane-Scared concerns regarding noise and increased r. raf~c in ~e neighborhood. Gaff )mderson, 19411 Irving C~cie-Stated concerns about traffic and ~vhat the A~mre plans of ~N/DOT may be for instalimg overpasses and service roads in ~e area. Carol Bergquist, 19'140 Hok Street-Stated concerns about jake-braking and the headlights from vehicles on H_ighwa7 [69. She is al,so concerned about property values. She stated that she was roid ~he subject property would be residenuM. Steve Brown, 1.9737 Lowell S~:eet-Stated that he doesn't want ro see ELk Raver become a Maple Grove. Dale Duitsma, [ [,349 [$4m Avenue-Stated he was told d~e subject p~u:cel would be residenuaL He is concerned about property, v~ues and noise. Gary. Kleis, [9815 irving Avenue-Stated that the developer should abide by the covenants. He is concerned about traffic, accidents, and speed. Fie ff~rrher stared dear E~ River is losing some ,or' irs character due ~o ~11 the devebpmenr. Ted Tray[ca, L9702 irving Street-Stated he was r. oid the subject parcel ,.vas zoned residential He is concerned wifi~ a:af~c ~nd speed. He stared d~ar he or>poses, *~he re,~omng" ' but would pre£er a PUD zone change over a H/gix~vay Commercial zone change. Ciw Councd Minutes PTge Li) August 18, 1003 Dawn Polston-Hork. [9308 ~sh Cou~>ScP~ed ~hc ~s un ~avo~ o~' ~he [~hwz~ (iommerc{2[ zone change. She stated :ha~ :he change [sa natural ~t ~or :he are~ ~tong ~gh,,vPy ~69. Dan Sch~vark [!)785 [z-vmg Avenae-Kead parrs oS the Tree Prese~anon Ordinance/or the City of Eli< ILver. He stated char the citw is not ~'oLtoxVing :he ordinance. He stated he opposes :he Highway Commerciai zone change. Mayor i<Enzing dosed the public kea:m~. Counciknember Kueszer sta~ed than she is upset :hac the proper~-owner ~vou[d ~el2 :esidenzs cha~ :he sublecz p~operu/was going ~o be 7 park. She sca~ed ~hz~ it has ze'rer been m any ci~z phins ~o develop ~hzs p~oper~/xs a pa~k. Counckknember Tveite staced that ir is a Lo,cai fi~ ~'or ~his property to be commercial He stated ~hac buildings added ~o ~e s~ce would be a buffer ag'ztnsv noise from d'~e highway. He sta~ed that 2' :he properw, were zoned ~o ~t PUD ra:he~ dxzm HPghwTy Commercial the developer could sdil build commercial businesses. Counc~Lmember Dierz stated that aH the residents are corn?Laming abou~ ali the deve[opmen{ (such as Cub and Target) in Elk Purer but they all are also patromzmg these new businesses. He stated :ha~ businesses :hat consider Elk River wan~ ro be Located on the highway. He informed the public :hat commercial business can still loca~e in p~oper~; tha~ is zoned PUD. He stated he would nt~he~ see a PUD zone change. Council.member Mo~m concured with Councilmember Dierz. He stated concerns about NLn/DOT's plans for the area. Councilmember f<uester stared that :he area was always meant for commercial. She stated ~hat she would ::Lher see a PUD zone change than a Highway Commercial zone change. Mayor KJmzing sra~ed dPat she doesn't want to rezone :he properg~ ro H_ighway Commercial. She stared :ha: ii' :he property, is rezoned to PUD, residents will sall have :he same {ssues. Ci~ Attorney Peter Beck recommended :hat dxe Council zPb[e this issue and come back Wkh a resolution listing the findings flor a denial o~' the Highway Cornmercial zone change and d~e Land use change. COUNCILMEMBER K-UESTER MOVED TO T.M3LE THE REQUEST BY MORCON RE,~L ESTATE ,~ND DEVELOPMENT, LLC. TO CHAxNGE THE ~a~ND USE OF CERTAIN PROPERTY FROM MR, MEDIUM DENSIT~~ RESIDENTLLL TO FIB, HIGHWAY BUSINESS ~ND TO REZONE CERTAIN PROPERTY FROM RIC, SINGLE FAMILY RESIDENTIAJ~ TO C3, HIGHWAY COMMERCIa~L UNTIL SEPTEMBER [5, 2003, SO STAFF COULD DEVELOP A RESOLUTION LISTING THE FINDINGS FOR DENIAL. COUNCILMEMBER MOTIN SECONDED THE MOTION. THE MOTION C.~RRIED 5-0. Rec[uest by the 1'7icy or' Elk River [or :tn Ordinance Amendmenr ReTttrding Drive'x,~vs PubLic He:mag-Case No. OA Planner Ckris Leeseberg subtracted the staff report. Mk. Leeseberg discussed xn amendment to the ckivexvay poruon of Section 30-906, Vehicular and Pedesman CirculaUon. ~e stated oward R, Green Qompany January 22, 2004 File: 821790J-0240 Ms. Michele McPherson Director of Planning City of Elk River 13065 Orono Parkway Elk River, MN 55330 RE: ELK RIDGE CENTER PROPOSAL Dear Ms. McPherson: As requested, we have reviewed the submittal package prepared for the Elk Ridge Center proposal. This project is proposed to be construction on Outlot A of the Brentwood subdivision near the intersection of 197th Avenue and Trunk Highway 169. The submittal package consisted of a set of preliminary construction plans including the preliminary plat and grading plan, storm drainage calculations prepared by Schoell and Madson Inc., and a traffic analysis report prepared by SRF Consulting Group Inc. Based on our review, meetings with the developers and their consultants, and comments received at the staff review meeting, we would offer the following comments: A. Traffic Analysis We have reviewed the traffic analysis report prepared by SRF Consulting Group Inc. We find the report to be technically correct and have no significant comments about the methodology and/or the summary and recommendation. For the ease of reviewing this report, I have reproduced the summary and recommendations section from the SRF report. Summary and Recommendations A multi-unit commercial/retail development, Elk Ridge Center, is proposed for the southwest quadrant of Trunk Highway 169 (TH 169) and 197th Avenue in the City of Elk River. The purpose of this study is to determine the traffic impacts on the adjacent roadway system related to the proposed development. Based on this traffic analysis, the following conclusions and recommendations are offered for your consideration: All key intersections currently operate at an acceptable LOS C or better during the p.m. peak hour, with existing traffic controls, signal timing and geometric layout. The eastbound left-turn vehicles at the intersection of TH 169/193rd Avenue will occasionally queue beyond its storage facility (95th percentile queue). This queuing Ltr-012104-McPherson 2550 University Avenue West · Suite 400N · St. Paul, fVlN 55114 · 651/644-4389 fax 651/644-9446 toll free 888/368-4389 Ms. McPherson Page Two January 22, 2004 results in additional delay being associated with the intersection of Jackson Street/Holt Street. Under year 2006 build conditions, all key intersections are expected to operate at an acceptable LOS D or better during the p.m. peak hours, with existing traffic controls, signal timing and geometric layout. Results of the year 2006 queuing analysis indicate that the eastbound left-turn movement at the intersection of TH 169/197t" Avenue may experience occasional queue length problems. The eastbound left-turn and through/right-turn queues at the intersection of TH 169/193rd Avenue will occasionally extend beyond the storage facilities into the adjacent Jackson Street/Holt Street intersection. However, this queuing does not significantly impact the overall operations at the adjacent intersection of Jackson Street/Holt Street. Although the results of the year 2006 p.m. peak hour build conditions show that all key intersections will operate at an acceptable overall LOS D or better, a sensitivity analysis was conducted at. the intersection of Jackson Street/Holt Street and TH 169/193rd Avenue. The analysis was conducted with an increase of 10 and 20- percent in traffic respectively. Under each situation the intersection of Jackson Street/Holt Street continued to operate with an acceptable overall LOS A/D. While all key intersections are expected to operate at acceptable levels of service, there are geometric improvements that can be implemented to proactively prepare for future conditions as well as improve safety. Figure 6 graphically displays the future year 2006 recommended intersection geometrics. These recommendations were formulated in coordination with Mn/DOT District 3 staff. Based on the analysis results, the proposed site plan layout and access recommendations are sufficient to service the proposed development in year 2006. The layout shown for the proposed Holt Street extension is appropriate for the current configuration of TH 169 and year 2006 forecast volumes. The recommended geometric improvements should be implemented with construction of the proposed Elk Ridge Center Development and realignment of 197the Avenue/ Irving Street. In addition, based on coordinating discussions with Mn/DOT and current plans to transition this area of TH 169 to a freeway facility over time, the proposed site plan layout will accommodate the future construction of a split-diamond interchange in the northwest quadrant of TH 169/197the Avenue. This particular interchange design does have some minor impacts to the proposed Elk Ridge Center development and site layout (block one, lot one). It is too early in the process to obtain any official comments from Mn/DOT staff. However, Mn/DOT felt that the developer has made a reasonable attempt to provide a workable solution. It should be noted that normal traffic analysis procedures would typically analyze a mid- week situation. That is what this SRF report and the above summary and Ltr-012104-McPherson Howard R, Green Company CONSULTING ENGINEERS Ms. McPherson Page Three January 22, 2004 recommendations refer to. As we all are aware, there are weekend and special day situations in the City of Elk River that are substantially worse. This needs to be kept in mind as the traffic portion of this project is reviewed. In an attempt to help to understand Level of Service (LOS), I have had our traffic engineer prepare a layman's summary describing different levels of service as follows: Level of Service (LOS) is a letter designation used by traffic professionals to describe a range of operating conditions for a particular roadway or intersection. Levels of Service range from "A" (free-flow conditions) to "F" (gridlock). Typically, LOS is based on vehicular delay, traffic volume, speed and/or roadway capacity. Within the Twin Cities area, LOS conditions are considered acceptable between Level of Service "A" and Levels of Service "C to D". LOS C to D define conditions where traffic is increasing and will not allow one to pass, or conditions at a signalized intersection where not all the vehicles are able to get through the green light on a single cycle. City staff has recently met with staff of Mn/DOT District 3 to discuss future improvements to TH 169. The City Council wants Mn/DOT to take their study of TH 169 to the next level, which would include environmental documentation and geometric layouts. Mn/DOT staff has indicated in our meeting that they would like to study an area along TH 169 from TH 10 to Princeton. They believe that it will take the remainder of this year to arrive at a scope of services, hire an outside consultant, and negotiate a fee and timetable. Once the project is initiated, Mn/DOT expects that the Environmental Impact Statement and the geometric layout along with significant amount of public participation meetings would take a minimum of two years. Therefore, we cannot expect to have any definitive answers relative to Mn/DOT planned improvements along TH 169 until sometime in late 2006. Storm Drainage We have reviewed the storm drainage calculations prepared by Schoell and Madson. Calculations we reviewed were revised based on our first set of comments and a meeting with their engineers. Basically, the drainage concept uses two interconnected ponds with no outlet {the west and south ponds), which will hold back-to-back 100-year rainfall events and one pond (the easterly pond), which outlets under TH 169 at the pre-development rate. The few comments we still have relative to this revised drainage calculations are as follows: · The design relies on infiltration rates from the ponds with no outlets. We are still waiting for soil borings and an analysis Of the actual infiltration rates versus the assumed rates in the drainage calculations. · The south pond contours show a 3:1 slope. City requirements are that a minimum 4:1 slope be above and below the normal water level of the pond or the pond must be fenced. The grading plan should be revised to reflect a 4:1 slope. Ltr-O12104-McPherson Howard R, Green Company CONSULTING ENGINEERS Ms. McPherson Page Four January 22, 2004 · A maintenance plan needs to be submitted and reviewed relative to the infiltration rates and how the owner will maintain that rate in the future. In addition, we have discussed with the developer the fact that the south pond in a back-to-back 100-year storm event would overtop 194th Avenue slightly. We have agreed that if the maintenance planned makes provisions for pumping from the south pond to proposed Holt Street, which runs to the east pond and outlets under TH 169, that would be an acceptable remedy in an overtopping situation. · Storm sewer calculations for the internal piping system need to be submitted and reviewed and approved with the final construction plans: C. Preliminary Utility Plan · The sanitary sewer layout for the proposed project is acceptable. The sanitary sewer layout proposes to bring sanitary sewer from near the intersection of Holt Street and 193rd Avenue north along Holt Street into the development. · The proposed water system would connect to the existing water system in the same location, be routed up to the development, extended throughout and extended under TH 169 to the existing water system on the east side of the highway. · Watermain should be looped on the west side of the proposed building on Lot 1, Block 2. This watermain loop needs to go from the watermain in the proposed Holt Street to the proposed hydrant near the southwest corner of the building. · The hydrant near the southwest corner of the building in Lot 1 needs to be moved to the island immediately to the south. The hydrant along proposed Holt Street at about 10+00 needs to be moved internally to the island at the southeast corner of the building in Lot 1, Block 2. The hydrant along proposed Holt Street at approximately 12+50 can be eliminated. · This property has not been previously assessed for trunk sanitary sewer and water service. Therefore, the site should be assessed at the 2004 rate for trunk sanitary sewer and water. D. Street Construction · The proposed Holt Street is 44 feet wide, urban section, with barrier concrete curb and gutter. The street provides for one through lane in each direction. In addition, there will be a series of left turn movements provided by painted symbols for the various entrances into the development. Right turns into the development will be combined with southbound through movements as is typical in other commercial areas. · Holt Street from 193rd Avenue to 194th Avenue just south of the development will be torn up for the extension of sanitary sewer and water. It should be reconstructed to the City standard section using a urban design with barrier concrete curb and gutter. · Sidewalk is proposed along the west side of Holt Street internal to the development. The sidewalk should cross to the east side near the intersection of 194h Avenue NW and continue down to connect with the existing sidewalk adjacent to the strip mall at the intersection of Jackson Road and Holt Street. Ltr-012104-McPherson Howard R, Green Company CONSULTING ENGINEERS Ms. McPherson Page Five January 22, 2004 There is sidewalk proposed along Irving Street on the west side of the development. More detail needs to be provided as to how this sidewalk will be constructed since Irving Street is currently a rural section with roadside ditches. Sidewalk should be continued along Irving Street from the southern boundary of the proposed development to 194th Avenue to provide for pedestrian movements outside of Irving Street. If you have any questions regarding any of these comments, please call. Sincerely, Howard R. Green Company Terry J..,~l~urer, P.E. TJM:sw Ltr-012104-McPherson Howard R, Green Company GGNSULTING ENGINEERS ORDINANCE 04- CITY OF ELK RIVER AN ORDINANCE AMENDING THE CITY OF ELK RIVER ZONING MAP TO REZONE CERTAIN PROPERTIES AS DESCRIBED FROM RIC (SINGLE FAMILY RESIDENTIAL) TO PUD (PLANNED UNIT DEVELOPMENT) CASE NO. ZC 03-07 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 properties described as: Outlot A, Brentwood and Lots 3 and 4, Block 3, Ridgewood East 3rd Addition Section 2. The rezoning is being approved based on the following findings: 1. The proposed rezoning to PUD is consistent the land use designation of Highway Business. 2. The times and conditions have changed to warrant the change in zoning to PUD. A traffic light has been installed at the 197~ Avenue/Highway 169 intersection. There are no other highway commerdal opportunities along the Highway 169 corridor of substantial size to adequately compete with adjacent surrounding communities' commercial sites. 3. Utilities can be extended to the site without requiring the non-sewered neighborhoods of Ridgewood East 3ra and Brentwood to hook up to the same. 4. The subject property has good highway visibility and, with a frontage road through the development, could see traffic impacts to the Brentwood neighborhood reduced. The design of the PUD, as well as the vegetation to be preserved and proposed screening, will reduce the impact on neighboring residences. 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 9t~ day of February, 2004, by the City Council of the City of Elk River. ATTEST: Stephanie A. Klinzing, Mayor Joan Schmidt, City Clerk s:\planningXcase filesX2OO3Xp 03-16 elk ridge center\ordinance 04.doc CITY OF ELK RIVER RESOLUTION NO. 04 - A RESOLUTION AMENDING THE COMPREHENSIVE PLAN TO CHANGE THE LAND USE FROM MR (Medium Density Residential) TO HB (Highway Business) Case No. LU 03-05 WHEREAS, Minnesota Statutes, Chapter 462.355, Subdivision 2, prescribes the procedure for amending the Comprehensive Plan, and WHEREAS, the Planning Commission held a public hearing on Tuesday, January 29, 2004, and made no recommendation regarding the Comprehensive Plan amendment request for the property generally described as: Outlot A, Brentwood and Lots 3 and 4, Block 3, Ridgewood East 3ra Addition and, WHEREAS, the City Council has reviewed the Comprehensive Plan amendment request and finds the following: 1. The conditions have changed to warrant a change in the land use. A traffic light has been installed at the 197~h Avenue/Highway 169 intersection. Previously vacant highway commercial land has been developed. 2. There are no other highway commerdal opportunities along the Highway 169 corridor of substantial size to adequately compete with adjacent surrounding communities' commercial skes. NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Elk River that the Land Use Plan be amended to change the property as described above from MR (Medium Density Residential) to HB (Highway Business). PASSED by the City Council of the City of Elk River this 9t~ day of February, 2004. ATTEST: Stephanie Klinzing, Mayor Joan Schmidt, City Clerk hood commercial node ~ These neighborhood-oriented Commumt-y Commer~~z con- venience shopping alte,:nacnTe ~c adia~~k~,'~'_'_~? iocanng convenience 8,?e set,aces ciose~~( veh~cie :rips al.at would ozhemvise by ~he': qualin/ of life do zo less rime coping witin tramc. Highway Business The Highway Business land use contains ~he most ~ntensive ~;orm ~( :cmmer- c~al development in Elk ~ver. Businesses ~n chis c~cegc2, may be bach in terms of size and traffic generation. Market ~r~enmuon ~ends co be re'anal in nature. Development onenca:ton :ends cc oe coward re,anal w~ys. Furore Highway Bus~ness develoomen~ should be lecazed wtchzn the Urban Service Boundary. E:~amples off H~ghway Business uses tnclude dis- count retailers, ~rocery and jeneraI merchandise. The Highxvny Business land use follows the HLghway i69 and H~ghway 10 comdors. On t69, the mttjori~, off land ad'acent ~o fl~e hi~nway be~-een d~e Highway 10 interchange and i97th Avenue zs ~ided for Highway Bustness. On Highway 10, d~e Hzghway Business ~rea extends from d~e [69 interchange to 165d7 Avenue. A small area of Highway Bustness use ex~szs along High,ray 10 at d~e west ~nd east ends of Elk ~ver. Off dTese ~reas, ~e ~nlv substantially undeveloped land lies on the north s~de s( H~ghway 10 be~een 165th and 17tst Avenues. An umportant phnmng ~ssue is providing new areas for ~o accommodate creased demand for ret~ii se~ices. The p~oposed Land Use Plan provides for Highway Business commercrM growth at ~he following locTt~ons: · New interchange on Highway t69 and County Road 33. · lqrea around intersection al Highway 10 and 165th Avenue. Coborn's Suoers'~ore ts on example of'a hi,~hway business use that. ~s regionally oriented. Light Industrial The Light ~nduscriai catego~? ~ncludes mdusmal uses chat are lower m mten- s~W. o~' activity,. These uses ~imic po~entiaI ~or adverse ~moac~s on ~d acen~ ~and uses due to Sactors such as no~se and odor. Examples of Lgnr Industn, zz-e orifices, enclosed s~ora~e and warehousing, research manu [actunng. Tine Land Use Pi~l contains d~e 2reis ~:- Llgh~ Industhai iand use: · North o~ ar tire ~astern edge o? ELk ~ver r',conszszen~ w~zh ptzn}. · Bad7 s~des of d~e Highway 10 corridor t~round ~he ~n~ersecnon (paten- Light indust;y includes ~iaces to work in a business park type se~n~. Building the Future -A Comprehensive Plan for Elk River Z1~,i .and Use Figure 5-4 Land Use Plan (2003) ver~ Building the Future -A Comprehensive Plan for Elk River 557 ~ W E $ I I I I / I f-~ / ~,/,. : I , L i I L 197TH AVE NW I I / I I I / /.k // / /".---1/ / / / / / / / i / ~x ,/I / / , )/ i~ t, ~~/ .- ,_,i i I / / 11:, i ELK RIDGE CENTER MORCON REAL ESTATE & DEVELOPMENT REZONING TO PUD AND PRELIMINARY DEVELOPMENT PLAN IRVING STREET AT 196TH AVENUE N.W. LOOKING EAST IRVING STREET AT 197TH AVENUE N.W. LOOKING SOUTH LOCATION: SOUTHWEST CORNER OF THE INTERSECTION OF 197TH AVENUE AND STATE HIGHWAY 169. PROPERTY DESCRIPTION: OUTLOT A OF BRENTWOOD AND LOTS 3 & 4, BLOCK 3 RIDGEWOOD EAST 3RD ADDITION. LOCATION MAP ,, ~,~ N.T.S. ,, ,? --_.~ ~ ~'-~ PROJECT SHEET INDEX NO. DESCRIPTION T-1 TITLE SHEET, SHEET INDEX, LOCATION MAP C-O BOUNDARY SURVEY C-1 EXISTING CONDITIONS A-1 PRELIMINARY DEVELOPMENT PLAN C-2 PRELIMINARY PLAT C-3 PRELIMINARY GRADING, DRAINAGE & EROSION CONTROL PLAN C-4 PRELIMINARY UTILITY PLAN (SITE) C-5 PRELIMINARY UTILITY PLAN (OFF-SITE) C-6 CIVIL DE-rAILS L-1 PRELIMINARY LANDSCAPE PLAN A-2 DESIGN CHARACTER - ARCHITECTURE (REDUCED SIZE SET ONLY) A-3 DESIGN CHARACTER - SITE (REDUCED SIZE SET ONLY) lGIlllml DUN~/1DDIE AICHITEGTUIE ] ~[~EIVATION 123 North Thi~] St., Suite 104 [MOPx.~] ELK RIDGE CENTER PUD Rezoning & Development Plan 197th Avenue N.W. @ T.H. 169 Elk River, Minnesota TITLE SHEET SITE PLAN N89~-_.0'18'"E .... IBOUtNDARY SURVEY l II -3_' I ___. I I F I SCHOELL & MADSON, INC. { E~I~NEERS ,, DJRV~'YORS = PLANNERS 1~ WA~TA ~. ~ 1 ~. COP~IGHTu 2002 · DATE BY DESC3~P~ON (74 I i~ -~ ~ ~ ~y of ~ ~-~ .'~-t--,.~,~. JOB BOOK NUMBS: (12~80) R~ BOOK: ~ PAGE 66 hereby, c~'Ufy t~at this sammy prec~3red unda- my ~ ~d ~ o ~ ~d ~ und~ the ELK RIVER ERBURNE COUNTY, _ I~IINNESOTA ~RCON REAL ESTATE a: DEVELOPMENT LLC 5905 GOLDEN VALL_mY ROAD GOLDEN VALLEY, MN. 55422 '~- SHEET NO. t OF 1 CoO N B9'27'21" E_. 12.05 l, 'N I "-"-ae-J.. I .I I \%1 APP[~ OX~I¢ ATE TREE LINE d~) / / / / / ? / BENCHMARK 1. Spike in West Rice or powerpole, second power north of southeost corner of OuUot A Eleva[ion = 98500 (NGVD 1929) 8 0 60 120 SCALE IN 180 FEE~ ~ DUNWIDDIE j .,,,c..'~£cTu,~/p,~s£,v.¥.o. [ -e Schoell & Madson, Inc. ELK RIDGE CENTER PUD Rezoning & Development Plan :l.97th Avenue N.W. @ T.H. :169 COIeM. NO¢ MDC0301 DAI~: No~mi3e~ 20. 2003 DRAVm: SJH EXISTING CONDITIONS PLAN Project Number: 63975-001 N 89°27'2~' 12.05 ....... ~ ~~ ~ ~ ~ ~ - .... ~ '~ BLOCK ...... t~ ~ PUBLIC ROW ..... , ~ ' .~,~" ' ~2~ ~ ~ 4 · - ...... -, ',222.25 _.. : uO~~_ ~1/ ; .~ <~. ; "-' ..,.Oo -..~ ..... k , .... '1 0 60 120 180 SCALE ~N FEE ~ DUN',X,'IDDIE .~choell & Madson, Inc. ~-~..,,~., I I ELK RIDGE CENTER PUD Rezoning & Development Plan 197th Avenue N.W. @ T.H. 169 Elk River, Minnesota c(~aM. NO. MDC0301 DA3E: NovemOef 20 2003 DflAWN- SJH C~EC~ED. RS PRELIMINARY PLAT SMI Project Number: 63975-001 III ' GRADING NOTES: ...... B/W=999 O 2 k~OIJ1R~CTOR SHALL FIELD VER~?Y THE LOCATIONS AND ELEVATIONS OF EXISTING UTILITIES AND TOPOGRAPHIC FEAIURES PR$OR TO START OF SITE CRAPING THE CONTRACTOR SHALL IMMEDIATELY NOTIFY THE PROJECT ENGINEER OF ANY DISCREPANCIES OR VARIATIONS. SUITABLE GRADING MATERIAL SHALL CONSIST OF ALL SOIL ENCOUNTERED ON THE SITE WITH EXCEPTION OF TOPSOIL, DEBRIS, ORGANIC MATERIAL AND OTHER UNSTABLE MATERIAL, STOCKPILE TOPSOIL AND GRANULAR FILL AT LOCATIONS DIRECTED BY CONTRACTOR, SUBGRADE EXCAVATION SHALL BE BACKFILLED IMMEDIATELY AFTER EXCAVATION TO HELP OFFSET ANY STABILllY PROBLEMS DUE TO WATER SEEPAGE OR STEEP SLOPES WHEN PLACING NEW SURFACE MATERIAL ADJACENT TO EX~STINC PAVEMENT, THE EXCAVATION SHALL BE BACKFILLED PROMPTLY TO AVOID UNDERMINING OF THE EX~STINC PAVEMENT S CONTRACTOR SHALL BE RESPONSIBLE FOR ALL HORIZONTAL AND VERTICAL CONTROL CONTRACTOR SHALL EXCAVATE DRAINAGE TRENCHES TO FOLLOW PROPOSED STORM SEWER ALIGNMENTS T. GRADES SHOWN ARE FINISHED GRACES, CONTRACTOR SHALL ROUGH GRADE TO SUBCRADE ELEVATION. LEAVE STREET READY FOR SUBBASE B ALL EXCESS MATERIAL, BITUMINOUS SURFACING, CONCRETE ITEMS. ANY ABANDONED UTILITY ITEMS. AND OTHER UNSTABLE MATERIALS SHALL BECOME THE PROPERTY OF THE CONTRACTOR AND SHALL BE DISPOSED OFF THE CONSTRUCTION SITE 9 COMPLETION OF SITE GRADING OPERATIONS SHALL RESULT IN ALL AREAS BEING GRADED TO 'PLAN SUBDRADE ELEVATION' BUILDING PAD AREAS SHALL BE DETERMINED BY REFERRING TO THE ARCHITECTURAL DRAWINGS THE PARKING LOT AND DRIVEWAY AREAS SHALL BE DETERMINED BY REFERRING TO THE SITE PLAN AND PAVEMENT SECTION DETAILS FOR LOCATION AND LIMITS OF BiTUMiNOUS PAVEMENT SECTIONS 10. REFER TO THE ARCHITECT'S S~TE PLAN FOR MOST CURRENT HORIZONTAL DIMENSIONS AND SITE LAYOUT. REFER TO UTILITY PLAN FOR SANITARY SEWER MAIN. WATER MAIN SERVICE LAYOUT AND ELEVATIONS AND CASTING AND STRUCTURE SCHEDULE 12 THE MINIMUM GRADED SLOPE FROM EDGE or BUILDING SHALL BE B INCHES IN 10 FEET FINISHED GROUND AND SOD ELEVATION A[MAC£NT TO BUILDING SHALL BE B" BELOW FLOOR ELEVATION SLOPE GROUND AWAY FROM BUILDING A MINIMUM OF 6" IN 10 FEET BEYOND 10 FEET REFER TO PLAN GRADES 14CONTRACTOR IS RESPONSIBLE FOR GRADING AND SLOPING THE FINISHED GROUND SURFACE TO PROVIDE SMOOTH & UNIFORM SLOPES, WHICH PROVIDE POSITIVE DRAINAGE AWAY FROM BUILDINGS AND PREVENT PONDiNC IN LOWER AREAS C0NIACT ARCHITECT IF FIELD ADJUSTMENTS TO GRADING PLANS ARE REOUIRED 15. CONTRACTOR IS RESPONSIBLE FOR CONSTRUCTION, PAVEMENTS AND CURB AND GUTTER WITH SMOOTH UNIFORM SLOPES WHICH PROVIDE POSITIVE DRAINAGE CONTACT ARCHITECT iF FIELD ADJUSTMENTS ARE REOUIRED. 16. INSTALL A MINIMUM OF 4 INCHES CLASS S AGGREGATE BASE UNDER CURB AND GUTTER / · FFE,990.5 FFE:984,0 SEE LAND~C'APE PLAN FOR RETAINING' WA~ .L.L DETAIL ,,.. LEGEND .......... ?gO ................. DENOTES EXISTING CONTOUR ..... 998-- .... DENOTES PROPOSED CONTOUR DENOTESBOUNDARY LINE .............. DENOTES DRAINAGE/UTILITY EASEMENT --'C< DENOTESEXISTING STORM SEWER ~,¢< DENOTESPROPOSED STORM SEWER -[~[~r'1OO[~1~[~J~' DENOTESEROSION CONTROL SILT FENCE - DENOTESPROPOSED RETAINING WALL DENOTESPROPOSED ROCK CONSTRUCTION ENTRANCE DENOTES PERCENT OF GRADE DENOTES PROPOSED SPOT ELEVATION DENOTES EX~STING BUILDING DENOTES PROPOSED BUILDING DENOTES EXISTING STORM MANHOLE/CB DENOTES PROPOSED STORM MANHOLE/CB DENOTES PROPOSED FES/FES WITH RIPRAP WA2NINQ~ .............. --~--~~ THE CONTRACTOR SHALL CONTACT ALL--~F~' UTILITIES ..... '~---------~ FOR LOCATIONS OF ALL UNOERGROUNO WIRES, C~LES, .... ~'~m~S, VALVES, OR OTHER BURIED STRUCTURES BEFORE ~lG~i~~~PAIR OR REP~CE THE ABOVE WHEN DAMAGED DURING i CONSTRUCTION AT NO COST TO OWNER. U S. HIGHWAy NO ~ ' 169 ~ MINOR STREET '-~ EXISTING HOLT STRE~ FFE.987.0 FFE,981.O BENCHMARK 1 Spike in West foce or powerpole, second power north of southeast corner of Outlot A. Elevotion = 98,5.00 (NGVD 1929) -%...> ....... , : .... l/W=ggB 0 B/W=981.0 LU Z UJ ~ /Ii I i 0 60 120 SCALE IN 180 FEETI ~ DUNWIDDIE AICHITECTUIE/ PI[SEIVAT ON :Schoell & Madson, Inc. ELK RIDGE CENTER PUD Rezoning & Development Plan PRELIMINARY GRADING PLAN Ld (TYPICAL PARKING LAYOUT o==~1o' 20' 40' U.S. HWY 169 SERVICE POND - A{WET) EXISTING RESIDENTIAL PARKING CALCULATIONS LOCATIONUSE GROSS S.F, MIN. PARKING REQ =#OF STALLS BLOCK 1 LOT I COMMERCIAL 3,616 1/200 S.F. 18 REQUIRED ACCESSIBLE (BANK) STALLS (2% OF TOTAL) BLOCK 2 540 X .02 = 11 LOT 1 RETNL 23.375 1/20~ S.F. 117 I TOTAL ACCESSIBLE ' STALLS PROVIDED LOT 3 RESTAURANT 7,0OO 1/100 S.P. 70 INCLUDING S VAN (CLASS 1) ACCESSIBLE LOT 4 RETAIL 15.257 1 ~200 S F 76 LOT5 RESTAURANT4,500 11100 S.F. 45 537 (CLASS IJ TOTAL STALLS REQUIRED TOTAL PROVIDED LOT 6 RETAIL 24.154 1/2~0 S.F. 121 540 DEVELOPMENT NOTES I~llIIII DUNNX/IDDIE AICNITECTUIIE / pilES EIVATION ELK RIDGE CENTER PUD Rezoning & Development Plan 197th Avenue N.W.@T.H. Elk River, Minnesota PRELIMINARY DEVELOPMENT PLAN MH ~-F~C~ED~'~T~:~N~O£~ALL UNDERGROUND ES C BLE INTO HI'LSIDE CROSSING~F-'~ ~ .... ~I ~ CONDUITS PIPES. MANHOLES, ~:~ -~ ~.__ ~FV~t~DUFN~ ill.RANT '~'~--~ ~-~ $ - ~.,,.~ ........ ~_..o . H I G H W A Y ~ .......... ~ HYDRANT 6" GATE 6" LEAD MH ~4 ~m ~;~ 13 RIM=CBC.2 INV,~ gB0,0 ~ ;B ? 1 FF~8?.O CONSTRUCTION NOTES REFER TO ARCHITECT*S SITE RLAN FOR BU~LD~NG AND PARKING LAYOUT DIMENSIONS AND LOCATIONS 2 PRIOR TO CONSTRUCTION, THE CONTRACTOR SHALL FIELD VERIrY ALL EXISTING UTILITY LOCATIONS AND iNVERTS, SHOWN OR NOT SHOWN ANY DISCREPANCY BETWEEN PLANS AND FIELD CONDITIONS SHALL BE REPORTED 10 THE OWNER IMMEDIATELY THE UTILITY CONTRACTOR SHALL VERIFY THE LOCATIONS AND ELEVATIONS OF THE BUILDIND PiPE SYSTEM PRIOR TO CONSTRUCTING SERVICE CONNECTIONS. 4. ALL UTIL;TY WORK SHALL BE PERFORMED IN ACGOROANCE With THE OF ELK RIVER SPECIFICATIONS AND BUILDING PERMIT REQUIREMENTS 5 6" WATERMAIN SHALL BE CLASS S2 DiP CONFORMING TO THE REOUIREMENTS OF ANSI/AWWA CLSI/A21*51 AND CI04/A2i 4 FITTINGS SHALL BE CLASS 250 CONFORMING TO THE REQUIREMENTS OF ANSI/AWWA C110/A21.10 OR ANSl/AWWA C1SS/A21.53 HYDRANTS SHALL BE THE PACER AS MANUFACTURED BY WATEROUS CO OR APPROVED EQUAL COMPLYING WITH THE THE CiTY OF ELK RIVER. GATE VALVES SHALL BE SINGLE DISC TYPE WITH RESILIENT SEAT MEETING THE REQUIREMENTS OF AWWA CS09 ALL PLUGS. TEES, BENDS AND OTHER THRUBT POINTS SHALL BE PROVIDED WITH CONCRETE REACTION BACKING OR MECA LUG ALL WATERMAIN SHALL BE INSTALLED With A MINIMUM OF ? 5r CO~R AND IN ACCORDANCE WITH AWWA D600 AND CONDUCTIVITY PROVISIONS CONFORMING TO ANSI/AWWA C 11 i/A21 11 BEFORE BEING PLACED IN SERVICE. THE COMPLETED WATERMAIN SHALL BE DISINFECTED AND FLUSHED IN ACCORDANCE WITH AWWA CSS~ AND THE REQUIREMENTS OF THE MINNESOTA DEPARTMENT OF HEALTH. SANITARY SEWER SHALL BE 8" AND 6" PVC-SOR-35 UNLESS NOTED DIFFERENTLY. MANHOLES SHALL BE 4B" DIAMETER PRECAST REINFORCED CONCRETE IN ACCORDANCE WITH ASTM C47B CASTING SHALL BE NEENAH R-1642 WITH TYPE "B" COVER MANHOLES SHALL HAVE A MINIMUM OF TWO AND A MAXIMUM OF FOUR ADJUSTMENT RINGS ALL PIPE COHNECTIONS TO EX!STING UTILI~r STRUCTURES SHALL BE "KOR-N- S~.~' DR CITY APPROVED EQUAL FOR CONCRETE D~©CK OR BRICK STRUCTURES, CONSTRUCI AN OPENING EQUAL TO lHE PIPE SIZE, GROUT AROUND PIPE TO CLOSE OPENING, AND REPAIR STRUCTURE TO CiTY REQUIREMENTS THE CONTRACTOR SHALL VERIFY TYPE OF CONNECTION WITH CITY ENGINEERING DEPARTMENT AND COORDINATE ANY REQUIRED CITY INSPECTIONS NEEDED FOR GITv ACCEPTANCE T STORM SEWER SHALL BE REINFORCED CONCRETE PIPE OR APPROVED EQUAL. CATCH BASINS SHALL BE PRECAST REINFORCED CONCRETE CASTING SHALL BE NEENAH R-5250 B WITH CURB BOX OR APPROVED EOUAL. MANHOLES SHALL BE FOUR FT DIAMETER PRECAST REINFORCED CONCRETE IN ACCORDANCE WiTH ASTM C¢7B. CASTING SHALL BE NEENAH R-1733 MANHOLES SHALL HAVE A MINIMUM OF 2 AND A MAXIMUM OF 4 ADJUSTMENT RINGS RIM =984.5 RIM=g87.0- 15 j RIM=g87.2 CB47 SEE SHEET C-5 FOR ..... UTILITY CONNECTION ~ ~ -- -- __ RIM=9B'g0 ON 193rd AVE. NW HYDRANT CB 28 6' GATE VALV~ RIM=98B.0 FFE.990.5 RiM=CB5.3 6" GATE VALVE ; ..... ,, 2 FFE=981.0 4 --~ · .. CB 21 ! ~'. RIM=! ' '"'" . FES B. UTILITY TRENCHES SHALL BE COMPACTED TO 95% STANDARD PROCTOR MAXIMUM DRY DENSITY (ASTM D698.78 OR AASHTO T-99) FROM THE PiPE ZONE TO WITHIN THREE FEET OF THE GROUND SURFACE AND 100% STANDARD PROCTOR IN THE UPPER THREE FEET 9 CONNECTION TO THE EXISTINC SANITARY SEWER AND WATER REQUIRES INSPECTION BY THE CITY OF ELK RIVer. 10. FIELD ADJUST ALL CASTINGS TO MATCH FINAL GRADES l l CONTRACTOR SHALL CONTACT 'GOPHER STATE ONE CALL' WITHIN TWO WORKING DAYS PRIOR TO EXCAVATION/CONSTRUCTION FOR UTILITY LOCATIONS TWIN CITIES METRO AREA 6Sl-454-0002 OR TOLL-FREE 1-800-252-1166. ~2. CONTRACTOR SHALL NOTIFY THE CITY OF ELK RIVER 48 HOURS IN ADVANCE OF WORKING WITHIN THE RIGHT OF WAY. CITY INSPECTORS MUST OBSERVE ALL WORK COMPLETED ON TOWN CENTRE DRIVE INCLUDING REMOVAL OF EXISTING BITUMINOUS PAVEMENT, EXCAVATION OF TRENCHES. PLACEMENT OF WATER MAIN AND SANITARY SEWER, UTILITY CONNECTIONS TO EXISTING LINES, BACKFILLING AND PLACEMENT OF BITUMINOUS PAVEMENT 13. CONTRACTOR SHALL INSTALL, INSPECT, MAINTAIN AND REMOVE THE NECESSARY SIDNAOE FOR LANE CLOSURES. ALL TRAFFIC CONTROL DEVICES AND SIGNING SHALL CONFORM TO THE MMUTCD, INCLUDING FIELD MANUAL FOR TEMPORARY TRAFFIC CONTROL ZONE LAYOUTS, JANUARY 1998 ONE ELEVEN FOOT MINIMUM WIDTH LANE IN EACH DIRECTION SHALL BE PROVIDED AT ALL TIMES 14. THE EXISTING BITUMINOUS PAVEMENT SHALL BE SAWCUT IN ACCORDANCE WITH Mn/DOT SPECIFICATIONS 15 CONTRACTOR WILL BE RESPONSIBLE FOR OBTAINING THE APPROPRIATE SEWER, WATER AND PLUMBING PERMITS FROM THE CITY'S BUILDING DEPARTMEN~ 16 GENERAL CONTRACTOR SHALL COORDINATE WORK WITH ALL UTILITY COMPANIES. OUTLET EL-973,5 60 TlO~ EL=970 0 FES B73.5 RIM=B77.0 ~-~. ~ RIM=979.9 /, ! i /. / LU Z LU LEGEND DENOTES BOUNDARY LINE .................. DENOTES DRAINAGE/ UTILITY EASEMENT DENOTESEXISTING STORM SEWER DENOTESPROPOSED STORM SEWER DENOTESEXISTING WATERMAIN DENOTESPROPOSED WATERMAIN OENOTESEXISTING SANITARY SEWER DENOTESPROPOSED SANITARY SEWER r-----q C:~ © · 4>. DENOTES EXISTING BUILDING DENOTES PROPOSED BUILDING DENOTES EXISTING STORM MANHOLE/ CB DENOTES PROPOSED STORM MANHOLE/ CB DENOTES PROPOSED FEB / FEB W/RIPRAP DENOTES EXISTING SANITARY MANHOLE DENOTE$PROPOSEDSANITARY MANHOLE DENOTES PROPOSEDHYDRANT DENOTES PROPOSEDGATE VALVE DENOTESEXISTING HYDRANT ~ DUNWIDDIE1 IAICHITECTUI~[ / ~IES£11VATION I Schoell & Madson, Inc. ELK RIDGE CENTER PUD Rezoning & Development Plan 197th Avenue N.W. @ T.H. 169 Elk River, Minnesota C0HM. NO; MDC0301 DATE Noven~er20.2003 Preliminary Utility Plan C-4 SMI Project Number: 63975-001 6" GAT~ VALVE 6" LEAD HYDRANT 6" GATE VALVE 0 60 120 180 ¢ LEAD ~ ; 2 RIM=g71 APPROX. SCALE IN FEET ! i i i i HYORANT 6" GATE VALVE LEAD CONNECT TO SANITARY AND WATERMAIN CONNECTION TO HOLT STREET CONSTRUCTION NOTES 1. REFER TO ARCHITECT'S SITE PLAN FOR BUILDING AND PARKING LAYOUT DIMENSIONS AND LOCATIONS 2. PRIOR TO CONSTRUCTION, THE CONTRACTOR SHALL FIELD VERIFY ALL EXISTIN0 UTILITY LOCATIONS AND INVERTS, SHOWN OR NOT SHOWN ANY DISCREPANCY BETWEEN PLANS AND FIELD CONDITIONS SHALL BE REPORTED TO THE OWNER IMMEDIATELY THE QTILII'f CONTRACTOR SHALL V~RIFY THE LOCATIONS AND ELEVATIONS OR THE BUILDING PIPE SYSTEM PRIOR TO CONSTRUCTING SERVICE CONNECTIONS 4. ALL UTILITY WORK SHALL BE PERFORMED IN ACCORDANCE WITH THE CITY OF ELK RIVER SPECIRICATIONS AND BUILDING PERMIT REOUIREMENTS. S B" WATERMAIN SHALL BE CLASS .52 DIP CONFORMING TO THE REOUIREMENTS OF ANSI/AWWA CLSI/A21.S1 AND C104/A21.4 FITTINGS SHALL BE CLASS 250 CONFORMING TO THE REQUIREMENTS OF ANSl/AWWA CI~0/A21.10 OR ANSI/AWWA C~53/A2~,§5. HYDRANTS SHALL BE THE PACER AS MANUFACTURED BY WATEROUS GO OR APPROVED EQUAL COMPLYING WITH THE THE CITY OF ELK RIVER. OATE VALVES SHALL BE SINGLE DISC TYPE WITH RESILIENT SEAT MEETING THE REQUIREMENTS OF AWWA C509. ALL PLUGS, TEES. BENDS AND OTHER THRUST POINTS SHA~L BE PROVIDED WITH CONCRETE REACTION BACKING OR MECA LUG ALL WATERMAIN SHALL ~)E INSTALLED WITH A MINIMUM OF 7.5' COVER AND IN ACCORDANCE WITH AWWA 6600 AND CONDUCTIVITY PROVISIONS CONFORMING TO ANSI/AWWA C11 l/A21 11 BEFORE BEING PLACED IN SERVICE, THE COMPLETED WATERMAIN SHALL BE DISINFECTED AND FLUSHED IN ACCORDANCE WITH~AWWA C651 AND THE REQUIREMENTS OF THE MINNESOTA DEPARTMENT OF HEALTH SANITARY SEWER SHALL BE 8' AND fi" PVC-SDR-35 UNLESS NOTED DIFFERENTLY, MANHOLES SHALL BE 4B' DIAMETER PRECAST REINFORCED CONCRETE IN ACCORDANCE WITH ASTM CA78 CASTING SHALL BE NBENAH R-lB42 WITH TYPE "D" COVER MANHOLES SHALL HAVE A MINIMUM OF TWO AND A MAXIMUM OF FOUR ADdUSTMENT RINGS. ALL PIPE CONNECTIONS TO EXISTING UTILITY STRUCTURES SHALL BE "KOR--N- SEAL" OR CITY APPROVED EOUAL FOR CONCRETE BLOCK OR BRICK STRUCTURES. CONSTRUCT AN OPENING EOUAL TO THE PIPE SIZE. GROUT AROUND PIPE TO CLOSE OPENING. AND REPAIR STRUCTURE TO CITY REOUIREMENTS THE CONTRACTOR SHALL V~RIFY TYPE OF CONNECTION WITH CITY ENGINEERING OEPARTMENT AND COORDINATE ANY REOUIRED CITY INSPECTIONS NEEDED FOR CITY ACCEPTANCE 7. STORM SEWER SHALL BE REINFORCED CONCRETE PIPE OR APPROVED EOUAL CATCH BASINS SHALL BE PRECA$1 REINFORCED CONCRETE. CASTING SHALL BE NEENAN R-3250 B WITH CURB BOX OR APPROVED EOUAL MANHOLES SHALL BE FOUR TT DIAMETER PRECAST REINFORCED CONCRETE IN ACCORDANCE WITH ASTM C47B CASTING SHALL BE NEENAH R-17~,3 MANHOLES'SHALL HAVE A MINIMUM OF 2 AND A MAXIMUM OF 4 ADJUSTMENT RINGS 8. UTILITY TRENCHES SHALL BE COMPACTED TO 95% STANDARD PROCTOR MAXIMUM DRY DENSITY (ASTM D698 78 OR AASHTO T-99) FROM THE PIPE ZONE TO WITHIN THREE FEET OF THE GROUND SURFACE AND 100~, STANDARD PROCTOR IN THE UPPER THREE FEET. 9 CONNECTION TO THE EXISTING SANITARY SEWER AND WATER REOOIRES iNSPECTiON ~Y THE Cll~¢ OF ELK RIVER. 10. FIELO ADJUST ALL CASTINGS TO MATCH FINAL GRADES. 11. CONTRACTOR SHALL CONTACT *GOPHER STATE ONE CALL' WITHIN TWO WORKING DAYS PRIOR TO EXCAVATION/CONSTRUCTION FOR UTILITY LOCATIONS TWIN CITIES METRO AREA: 651-454-0002 OR TOLL-FREE: 1-800-252-1166. 12. CONTRACTOR SHALL NOTIFY THE CITY OF ELK RIVER 48 HOURS IN ADVANCE OF WORKING WITHIN THE RIGHT OK WAY CITY INSPECTORS MUST OBSERVE ALL WORK COMPLETED ON TOWN CENTRE DRIVE INCLUDING REMOVAL OF EXISTING BITUMINOUS PAVEMENT. EXCAVATION OT TRENCHES. PLACEMENT OF WATER MAIN AND SANITARY SEWER. UTILITY CONNECTIONS TO EXISTING LINES, BACKFILLIN0 AND PLACEMENT OF BITUMINOUS PAVEMENT 15CONTRACTOR SHALL INSTALL, INSPECT, MAINTAIN AND REMOVE THE NECESSARY StCNAOE FOR LANE CLOSURES. ALL TRAFFIC CONTROL DEVICES AND SIGNING SHALL CONFORM TO THE MMUTCD. INCLUDING FIELD MANUAL FOR TEMPORARY TRAFFIC CONTROL ZONE LAYOUTS, JANUARY lgg8 ONE ELEVEN FOOT MINIMUM WIDTH LANE IN EACH DIRECTION SHALL BE PROVIDED AT ALL TIMES 14THE EXISTING BITUMINOUS PAVEMENT SHALL BE SAWCUT IN ACCORDANCE WITH Mn/DOT SPECIFICATIONS 15. CONTRACTOR WILL BE RESPONSIBLE FOR OBTAINING THE APPROPRIATE SEWER, WATER AND PLUMBING PERMITS FROM THE CITY'S BUILDING DEPARTMENT 16. GENERAL CONTRACTOR SHALL COORDINATE WORK WITH ALL UTILITY COMPANIES. LEGEND DENOTES BOUNDARY LINE DENOTES DRAINAGE/ UTILITY EASEMENT DENOTESEXISTING STORM SLWER DENOTESPROPOSED STORM SEWER DENOTESEXISTING WATERMAIN DENOTESPROPOSED WATERMAIN DENOTESEXISTING SANITARY SEWER DENOTESPROPOSED ~NITARY SEWER DENOTES EXISTING BUILDING DENOTES PROPOSED BUILDING DENOTES PROPOSED FES/ FRS W/RIPRAP ~ DUNWIDDIE Schoell & Madson, Inc. ELK RIDGE CENTER [ PUD Rezoning& Development Plan 197th Avenue N.W. @ T.H. 169 Elk River, Minnesota Preliminary Utility Plan (Off. Site) MASSING ELEMENTS STOREFRONTS MATERIALS 23 N. 3rd St., Suite 104 Minneapolis, MN 55401 ELK RIDGE CENTER PUD REZONING & DEVELOPMENT PLAN MO CON ~ REAL E~ TATE DEVELOPMENT, LtC ',;":: "': C 0 M P A N'I E S DESIGN CHARACTER ARCHITECTURE DRAWING NUMBER A-2 123 N. 3rd St.. Suite 104 Minneapolis, MN 55401 ELK RIDGE CENTER MASSING TEXTURE ][i J DUNWIDDIE PUD REZONING & DEVELOPMENT PLAN PARKING AREA LIGHTING REAL ESTATE & DEVELOPMENT, LLC C 0 M P A.N ! E S DESIGN CHARACTER SITE DRAWING NUMBER A-3 CLOCK.TOWER MONUMENT .a!GN PERuO L.,--', j ~ 1:~ EM AINING VA(~AN'F COMMERCIAL PARCELS j~ C3 IJJll c4 P U l) RAver CITY COUNCIL- FEBRUARY 9, 200,4 Welcome Location Proposed Development Traffic Study Landscape Design Architectural Character Benefits David Pertl- Developer Daniel Green - Architect Marie Cote - Traffic Engineer Bryan Harjes- Landscape Architect Cl~ OF ELK RIVER FElL PROPOSED DEVELOPMENT RETAIL COMMERCIAL RESTAURANT TRAFFIC STUDY ANALYSIS AND REVIEW OF: Existing conditions Traffic forecasts Year 2006 build conditions Trunk Highway (TH) 169 future plans EXISTING CONDITIONS ELK RIVER 20BI0 POP. 16,447 m~ ~ Kev intersections: 1 ) TH 169/197th Avenue 2) TH 169/193rd Avenue 3) 197th Avenue/Irving Street 4) Jackson Street/Holt Street t94TH ~,' ~, LOMELL C~R, .l 1 ~J2ND AVE, H t q~TN &VE. N.U EXISTING CONDITIONS - continued Table 1 Existing P.M. Peak Hour Capacity Analysis Level of Service Results Intersection Level of Service P.M. Peak TH 169/197th Avenue B TH 169/193rd Avenue C 197th Avenue/Irving Street Jackson Street/Holt Street A/A A/B * Indicates an unsignalized intersection. The overall LOS is shown followed by the worst approach LOS. TRAFFIC FORECASTS Traffic forecasts were developed for year 2006 (one year after opening). 3.5% growth rate applied to existing traffic. Trip generation estimates were calculated based on the 1997 ITE Trip Generation Reports. Based on land use descriptions 572 trips would be generated by the proposed development (283 into and 289 out of the site). YEAR 2006 BUILD CONDITIONS Same key intersections as existing conditions, with the addition of proposed site access locations. Extend Holt Street north along east side of proposed development. Realign 197th Avenue/Irving Street with the Holt Street extension as the south approach. YEAR 2006 BUILD COMPARISON- NORTH Existing Conditions Peak Hour Traffic Volumes PROJECT SOUTH Year 2006 Build Peak Hour Traffic Volumes 3 20 5 00~0 120 75 35 210 40 50 1 YEAR 2006 BUILD COMPARISON - SOUTH Existin¢t Conditions Peak Hour Traffic Volumes PROJECT SOMTH NTERSEOTIONS Year 2006 Build Peak Hour Traffic Volumes 205 YEAR 2006 BUILD CONDITIONS- continued Table 3 Year 2006 Build P.M. Peak Hour Capacity Analysis Level of Service Results Intersection TH 169/197th Avenue TH 169/193rd Avenue 197th Avenue/Irving Street/Proposed Holt Street Jackson Street/Holt Street Proposed Holt Street/Bank-Access Proposed Holt Street/North-Access Proposed Holt Street/South-Access Level of Service P.M. Peak C D A/B A/C A/B A/B A/B Indicates an unsignalized intersection. The overall LOS is shown followed by the worst approach LOS. YEAR 2006 BUILD CONDITIONS - continued Recommended geometric improvements: TH 169/197th Avenue · Re-stripe west approach for right-turn lane · Increase west approach left-turn storage 197th Avenue/Irving Street/Proposed Holt Street · Construct left-turn lanes for both east and west approach TRUNK HIGHWAY 169 FUTURE PLANS TH 169 is currently a four-lane divided highway. Recommendations from TH 101/TH 169 Corridor Management Plan included the upgrade of TH 169, through Elk River, to a freeway facility. Recommendations also include a future interchange at the TH 169/Jackson Street/197th Avenue intersections. Future studies will be conducted to determine the ultimate cross-section for the corridor. Mn/DOT maintains that it is too early for official comment. TRAFFIC STUDY- CONCLUSIONS Under existing conditions, all key intersections operate with acceptable levels of service. Under year 2006 build conditions, all key intersections will continue to operate at acceptable levels of service. Based on the analysis results, the proposed development does not adversely affect the surrounding roadway network. The construction of a future interchange at the intersection of TH 169/197th Avenue does have some minor impacts to the proposed Elk Ridge Center development. Although a future interchange is recommended for this intersection, Mn/DOT felt that the developer has made a reasonable attempt to provide a workable solution. SITE DESIGN ~NDSCAPE DESIGN- SITE SECTION A Section Lookin.q North / / I 1 ! ! ~NDSCAPE DESIGN - SITE SECTION B Section Lookin~ South LANDSCAPE DESIGN -SITE SECTION / Section Lookin_~ East NDSCAPE DESIGN Proposed Building Bomanite Paving Clock Tower Raised Planting Beds Arbor / / Visitors Plaza - Clock tower - Pond with bridge - Stone-faced seating walls - Pedestrian friendly, park and walk Pond Retaining Walls & Terrace Landscaping Outdoor Seating ARCHITECTURAL CHARACTER - I Northwoods Theme Shaded sidewalks Natural Materials Earthtone colors Screened service and equipment Textured paving ARCHITECTURAL CHARACTER - 2 Clock tower Common Signage Design Guidelines PROJECT BENEFITS Sound and Visual Screening - Buffer to 169 - Irving St. screening Traffic and Speed Control - East side access to development - Realigned intersection - Low rush hour impact New Retail and Se~ices - Restaurants / Sunday brunch - Public plaza gathering space Safe Public Access - New sidewalks / trail - Pedestrian access around and into project One Masterplan and Developer - Controlled development of entire site with common amenities - Common design guidelines THANK YOU