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5.11. SR 06-21-2004Item# 5.11. Pdver TO: FROM: DATE: MEMORANDUM Mayor and City Council Scott Harlicker, Senior Planner~~'-' June 21, 2004 SUBJECT: Case No. CU 04-16 Request by STM Development for a Conditional Use Permit for a Class 2 Restaurant and a Multi-tenant Building Request Consider a request by STM Development for a Class 2 restaurant (Taco Johns) and retail space. Location Outlot A, Home Depot Addition. Zoninq/Land Use PUD (Planned Unit Development) / HB (Highway Business) 60 Day Rule In order to comply with Minnesota Statute 15.99 (60 - Day Requirement), action must be taken on this request by June 25, 2004 Attachments · Location Map · Memo from the City Engineer · Development Plans STM Development June 21, 2004 Page 2 · Site plan from Elk River Crossing PUD Overview The applicant is proposing to construct a 7,900 square foot multi-tenant building that includes a Class 2 restaurant (Taco Johns). The restaurant will occupy about 2000 sr. and includes a drive-thru; the remaining 5,900 sr. will be leased out to other businesses. The additional tenants have not been identified at this time. The lot is 40,000 square feet. It is currently a mix of undeveloped open space and parking/drive aisles. This site was identified on the approved site plan for the Elk River Crossing PUD as a future building pad. Analysis Site Plan · Parking and Access The site plan utilizes the existing entrance into the Home Depot parking lot and will be access through the Home Depot lot. The drive aisle for the drive-thru intersects with the existing drive aisle into the Home Depot lot then loops around the building. A landscaped peninsula is being constructed at the main entrance. This will provide additional stacking area for vehicles waiting to exit out to Zane Street. The parking area in front of the building is being reconfigured. Seventeen parking are being removed to provide space for the drive- thru access. However, 10 additional spaces are being constructed in front of the building. There will be a net loss of seven spaces. This net loss should not have a negative impact on the overall availability of parking spaces. · Pedestrian Access The site plan for the PUD included a sidewalk in the median between Walmart and Home Depot parking lots. It connects Zane Street with Home Depot. The applicant will be installing that sidewalk. · Grading, Drainage and Utilities Grading, drainage and utility issues are addressed in the City Engineer's memo · Landscaping The applicant is proposing to remove 3 trees. These trees should be replanted somewhere on the site. Possible locations include the peninsula at the entrance from Zane Street and in the median between the Walmart and Home Depot parking lots. No new trees are proposed. S:\PLANNING\Case Files\2004\CU 04-16 Taco Johns\CU04-16CC6-21.doc 2 STM Development June 21, 2004 Page 3 · Building Elevations The building will be constructed of a mix of materials. The exterior of the building will be a mix of EIFS and face brick. The pillars will be a redish brown brick while the brick on the wall will be a lighter brown color The individual tenant spaces will be delineated by variations in the parapet and awnings over the entrances. The applicant has not identified specific colors. The color rendition of Taco Johns shows a mix of colors, light browns, red and peach. Planning Commission Meefin.q At the Planning Commission meeting held on May 25th, no one spoke at the public hearing. The Commission discussed softening the rear elevation of the building. They concluded that additional landscaping would help. They also discussed the exterior materials and colors. The Commission was satisfied with what was proposed. The applicant brought up additional wall signage. He was told that additional signage would require and amendment to the PUD agreement and could be handle with a future application. The Commission thought that additional signage on the back side of the building would make it more attractive. Recommendation The Planning Commission and staff recommend that the City Council approve the Conditional Use Permit based on the following findings that the request: (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. 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, ftanes, 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. S:\PLANNING\Case Files\2004\CU 04-16 Taco Johns\CU04-16CC6-21.doc 3 STM Development June 21, 2004 Page 4 (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: 1. ALL COMMENTS OF THE CITY ENGINEER SHALL BE ADDRESSED. 2. ALL TREES REMOVED SHALL BE REPLANTED ON SITE AND SHOWN ON THE REVISED LANDSCAPE PLAN. 3. LANDSCAPING AROUND THE BUILDING SHALL BE INCLUDED IN A REVISED LANDSCAPE PLAN 4. EXTERIOR COLORS AND MATERIALS SHALL BE SUPPLIED PRIOR TO COUNCIL CONSIDERATION. S:\PLANNING\Case Files\2004\CU 04-16 Taco Johns\CU04-16CC6-21.doc 4 Case Number: Location Map P 04-10 & CU 04-16 STM INVESTMENTS N °Ward R, Green Company May 19, 2004 File: 823670J-0240 Mr. Scott Harlicker Senior Planner City of Elk River 13065 Orono Parkway Elk River, MN 55330 RE: TACO JOHN'S SITE PLAN REVIEW Dear Mr. Harlicker: As requested, we have reviewed the site plan information submitted for the proposed Taco John's restaurant to be located in the outlot adjacent to the Home Depot site on Zane Street. D'Larc of Plymouth, Minnesota prepared the information we reviewed. The submittal package consisted of a site plan, a grading and drainage plan, and a utility plan. We did not review the floor elevations or the landscaping plan. Based on our review and comments received at the staff review meeting, we would offer the following comments: The area where the proposed Taco John's and additional retail space is proposed to be located is an outlot to the Home Depot plat. Therefore, it will need to be replatted to create a buildable lot. There will need to be appropriate cross access agreements in place between the newly created lot and Home Depot for traffic and utility service. The site plan maintains the green buffer strip on the north side of the proposed development, and continues the sidewalk through the buffer strip from the Home Depot site to Zane Street. The proposed building includes a drive-through window for the Taco John's restaurant. The drive-through is 20 feet in width along the north side, and then narrows to 13 feet in width on the west side where the actual pickup window is located. The traffic patterns created are reasonable for a drive-through restaurant facility. The only additional storm sewer that is proposed to pick up drainage along the drive- through aisle is catch basins and a small diameter storm sewer connecting to the existing catch basin located on Zane Street. The remainder of the site will drain to the existing storm sewer facilities located in the Home Depot parking tot. Ltr-051904-Harlicker. doc 2550 University Avenue West · Suite400N · St. Paul, MN 55114 · 651/644-4389 fax 651/644-9446 toll free 888/368-4389 Mr. Scott Harlicker May 19, 2004 Page Two Sanitary sewer can be provided from the existing manhole located on the northwest corner of the Home Depot site. A 26-foot stub, eight inches in diameter, was placed out of that manhole. The stub is approximately at elevation 877.4. Watermain is also located in the same general vicinity as the sanitary sewer. There is an eight-inch water loop entirely around the Home Depot site. In addition, there is an eight-inch stub from the Zane Street trunk watermain into the site located just south of the proposed building. In discussions with Bryan Adams, General Manager of the Elk River Municipal Utilities, we believe that the water system-should be looped between these two locations. The Fire Chief should be consulted regarding placement of a hydrant in the proximity of the proposed building, if necessary. If you have any questions regarding any of these comments, please call. Sincerely, Howard R. Green Company Terry J. Maurer, P.E. TJM:sw Ltr-051904-Harlicker.doc EX STORM POND NWL: 882' (EST) GOPHER STATE ONE CALL / LEGEND PROPOSED EXISTING PROPERTY UNE CURB UNE CATCH BASIN/STORM SEWER/MANHOLE WATER MAIN MANHOLE/SANITARY SE~AE R TOPOGRAPHICAL CONTOUR t.]NE TREES CONSTRUCTION LIMIT NOTE (1)ALL DIMENSIONS ARE BACK OF CURB UNLESS OTHERWISE NOTED (2)REFER TO ARCHITECTURAL PLANS FOR BUILDING DIMENSIONS (5)ALL PARCEL INFORMAllON ARE BASED ON INFGRMA~ON SHOWN ON THE 11-99 PREUMINARY HOME DEPOT SITE PLANPREPARED BY THE JOHN OLIVER &: ASSOCIATES, INC. (4) ALL UTILITY AND CONTOUR INFORMATION ARE BASED ON AS-BUILTS OF ZANE STREET IMPROVEMENTS, (5) INFORMATION SHOWN ON THIS PLAN WILL BE VERIFIED BY SURVEY AND FURTHER REVIEW OF INFORMATION FOR THE SITE. DRAINAGE SYSTEM SCHEDULE FROM CASTING CB SIZE PiPE RIM INLET OUTLET TO CB 1 IR-3472 MNDOT TYPE H 17t'--12" HDPE ~, 0.50% 89:1.70 889.0 CB 2 cC~3 2 IR-3472 MNDOT TYPE N 75'-12" HDPE ~ 0,50% 892,10 888,I5 888.05 CB 3 3 ,R-~4.72 idNDOT TYPE A35'-12" HDPE@0.50% 882.82 887.$9 886.59 EX CB lieX CB ,EXIST 2'X3' EXIST 15" RCP 889.1 886,4-2 886A EX EX MH 2) '~.A. N.A. 5'-t0" HDPE © 1.00% (1) ~N.A. 886.61 886.59 CB 3 (1) PLACE INSULAI~ON AROUND AND ALONG THE ENllRE LENGTH OF THE OUTLET PIPE. (2) ROOF DRAIN, CONNECT TO ROOF DRAIN PIPE SHOWN ON MECHANICAL PLAN. STM RETAIL BUILDING EVISION HI~'ORY - THIS .SHL-~. ~ CD C2 FUTURE RETAIL 8,OO0 SF 8R', Ci< P,~',.,'~R % ,' 154' FUTURE RETAIL 'A' 11,585 SF THE HOME DEPOT PLANT SCHEDULE ~ mot A ~I~iAL~ Q~V At4FL,E 2'CN. BB B $ P~J~EMA~'r~ R HaI'IEY L OCI~'T21 ' C,4L. I1~ C DO~W~CRAJ 18' PLANTING NOTES STM RETAIL BUILDING PRELIMINARY NOT r-OR CONSTRUCTION RI-VISION HISTORY - THIS SHEET LANDSCAPE PLANTING PLAN 01-09 LO01 L_ C)NORTH ELEVATION QWEST ELEVATION QEAST ELEVATION STM RETAIL BUILDING PRELIMINARY NOT FOR OON.grRUCTION FLOOR PLAN, ELEVATIONS A1