5.2. SR 10-18-2004
Item 4# 5. 2 .
Er~ ~
River- .
MEMORANDUM
FROM:
Mayor and City Council
Scott Harlicker, Senior PlannJ
October 18, 2004
TO:
DATE:
SUBJECT:
Case No. CU 04-27
Request by Phoenix Enterprises for Conditional Use Permit
Reauest
Consider a request by Phoenis Entetprises to construct an office building
Location
Lot 2, Block 2, Hillside Crossing
Zonina/Land use
PUD (planned Unit Development) / HB (Highway Business)
60 Day Rule
In order to comply with Minnesota Statute 15.99 (60 - Day Requirement), action must be
taken on this request by October 30, 2004
Attachments
. Location Map
. Development Plans
. Memo from the City Engineer
Memo to Mayor and City Council/CU 04--27
October 18, 2004
Page 2
Overview
The applicant is proposing to construct a 12,900 square foot office building. The building
will be located on the vacant lot between Coboms and the drainage pond in Hillside
Crossing PUD. The lot is 2.54 acres in size. The Hillside Estates residential development
abuts the lot on the east.
Site Plan
Access and parking
The site plan includes 43 new parking spaces. A total of 65 parking spaces are required for
the proposed building. There are 36 spaces available on the north side of the building, on the
Coboms lot, which are available through a shared parking agreement.
The one access to the site will be from the existing driveway. There are two connections to
the existing parking on the south side of Coboms.
The dumpster is located near the northeast corner of the building. It will be constructed of
the same material as the building. The building will screen it from the majority of the parking
area and the public street.
Building Elevations
The building will be L-shaped and one story tall. It is proposed to be brick on all sides with a
vinyl border around the top. The building has a residential appearance. The entrances are
highlighted with canopies and changes in the roof lines. The main entrance will be in the
center of the building facing northwest; there are also secondary entrances on the north,
west and south sides.
Grading Drainage and Utilities
Grading, drainage and Utility issues are addressed in the City Engineer's memo.
Landscaping
The landscape plan complies with the landscape ordinance. The plan includes 23 trees with a
mix of 12 overstory trees, 6 ornamental trees and 5 evergreen trees. The overs tory trees are
planted out front and along the south side of the building; the evergreen trees are planted
around the dumpster enclosure to provide screening, and the ornamental trees are located
on the east side of the building. The plan also includes foundation plantings. The landscape
should include a note that says all landscaped areas shall be irrigated.
Signage
No signage is proposed at this time. Any signage will have to comply with the sign
requirements of the Hillside Crossing PUD Agreement.
S:\PLANNING\Case Files\2004\CU 04--27 Phoenix Entp\CU04--27CC10-18.doc
Memo to Mayor and City Council/CU 04-27
October 18, 2004
Page 3
Standards for Issuance of a Conditional Use Permit
The issuance of a Conditional Use Permit can be ordered only if the use at the proposed
location:
1. Will not endanger, injure or detrimentally ciffect 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.
4. Will be served adequately by and will not adversely ciffect 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 interftrence with traffic on
adjacent and neighboringpublic 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 trafJic, noise, smoke, fumes, glare,
odors, dust or vibrations.
6. Will not result in the destmction, loss or damage of a natural, scenic or historic feature of major
importance.
7. Will fully comply with all other requirements of this Code, including any applicable requirements
and standards for the issuance of a license or permit to establish and operate the proposed use in the
city.
If denial of such a permit should occur, it shall accompany recommendations or
determinations by findings or a report stating how the proposed use does not comply with
the standards set forth in Section 30-654.
Plannina Commission Meetina
At the Planning Commission held on September 28'" , no one spoke at the public hearing.
Recommendation
The Planning Commission and staff recommend that the City Council approve the
conditional use permit with the following conditions:
1. All comments of the City Engineer are addressed
2. Cross access and parking easement are recorded between this property and Coboms
3. Tbe dumpster enclosure shall be constructed of the same materials as the building.
4. All landscaped areas shall be irrigated.
5. Signage shall comply with the Hillside Crossing PUD Agreement.
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Location Map
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Case Number: CU 04-27
PHOENIX ENTERPRISES
City of
Elk:
River -
13065 Orono Parkway
Elk Rlver, MN 55330
September 22, 2004
File: 824330J-0240
Mr. Scott Harlicker
Senior Planner
City of Elk River
13065 Orono Parkway
Elk River, MN 55330
RE: PROPOSED MEDICAL PROFESSIONAL BUll-DING
HILLSIDE CROSSING ADDmON
Dear Mr. Harlicker:
As requested, we have the reviewed the submittal package for the proposed medical
professional building located on Lot 2, Block 2, Hillside Crossing Addition. The submittal
package consisted of a site plan prepared by Lambert Architects with a revision date of
September 15, 2004, and a grading and erosion control plan, and a utility plan prepared by
Metro Land Surveying and Engineering with a date of August 23, 2004. Based upon our
review and comments received at the staff review meeting, we would offer the following
comments:
1. Site Plan
. The area to the north is an existing parking lot for the Coborn's grocery store.
The south edge of this lot is currently not curbed in anticipation of development
of this parcel. The site plan shows the west curb line of the proposed site to line
up with the existing west curb line on the adjacent site. Currently, there are
"head-in" parking stalls along the north property line on the Coborn's site. The
professional medical building site plan shows reconfiguring the parking on
Coborn's site to allow two driveway accesses with parking in between. This
layout will work but it will require cross access agreements and the re-striping of
the Coborn's lot as part of this development.
. The concrete curb and gutter at the northwest comer will continue along
Coborn's south property line easterly to the proposed trash enclosure. There is
existing concrete curb and gutter along the east side of the Coborn's lot. This
existing curb and gutter is shown connecting into the proposed curb and gutter
at the trash enclosure.
. The proposed trash enclosure at the northeast comer of the site will require
access from the Coborn's parking lot. There is also shown to be shared parking
Phone: 763.635.1000
Fax: 7636351090
www.ci.e!k-["iver.mn.us
Medical Professional Building/Phoenix Enterprises
SepteDlber22,2004
Page 2
on the Coborn's site. A cross access agreement for parking and accessing the
trash enclosure will be necessary.
o The trash enclosure will need to be designed to not let water into it, but allow
surface water to continue to flow to the existing catch basin.
o The curb and gutter lines shown for the existing site to the west, the Valvoline
Oil site, do not appear to be correct. The driveway appears to be actually located
further south in line with the sewer and water services. This needs to be
connected.
o Sidewalk pedestrian ramps will need to be constructed at the access off of the
service road in accordance with the City standard plate number 2004.
2. Grading and Erosion Control Plan
o The grading and erosion control plan needs to be revised to reflect the changes
in the revised site plan.
o Catch Basin # 1 located northwest of the main building entrance is shown to
have a rim elevation of 950.00. The catch basin forms a low point in the north
portion of the parking lot. If the catch basin were to become plugged, there is
no overland overflow route that would direct drainage away from the building.
The parking lot grade should be revised to provide an emergency overflow,
which will protect the building from flooding should the storm sewer catch basis
become blocked.
o The trash enclosure location is proposed in the route of the storm water
overflow from the Coborn's parking lot. Additionally, the trash enclosure is
shown to be constructed on top of an existing storm sewer line. The trash
enclosure needs to be relocated to provide access for maintenance to the storm
sewer line, and grading needs to indicate that the emergency overflow from the
Coborn's parking lot will be maintained.
o A six-foot high retaining wall is shown at the southeast corner of the proposed
building. A building permit and an engineered design for this retaining wall will
be necessary.
o Because the site will disturb more than one acre of land, an NPD ES construction
permit will be required. As part of that permit, a Storm Water Pollution
Prevention Plan (SWPPP) will be required to be submitted and approved. The
City has prepared a generic SWPPP which can be signed by the developer and
utilized for the project.
o Relative to erosion and sediment control, special attention needs to be focused
on preventing silt from entering the existing ponding area to the south. A
retaining wall surrounds the pond which will be make removing silt from the
pond very difficult. If the site construction does discharge silt and other erosion
to the pond, the owner of the medical professional building development will be
held responsible to remove it.
o Spot elevations shown on the grading plans are in the 800's and the contours
shown are in the 900's.
S:\PLAj\j}Tfi'.JG\C.lSe Files\2004\CU 04-27 Phoenix Emp\Engineer's memo 9-21-04.doc
Medical Professional BuildingIPhoenix. Enterprises
September 22, 2004
Page 3
3. Utility Plan
. SanitaIJ' sewer and water service will be provided by existing six-inch sewer and
water services. According to City Ordinance Section 78-159, a sampling
manhole will be required on the sanitaIJ' sewer service. This manhole should be
placed in the bituminous paved parking lot drive aisle for ease of access.
. Catch Basin #2 is located along a ramp in a handicap loading area. The curb in
this area will most likely be depressed to create the ramp and will not be tall
enough to provide a curb opening on the catch basin casting. The grate needs to
be selected carefully to provide for safe wheelchair crossings. Perhaps a different
location for the catch basin could be found.
. The plan shows the existing fire hydrant to be relocated into an island along side
the main driveway entrance. If this re-Iocation work requires any shutdown of
the existing watermain service to other buildings in the area, it will need to be
coordinated so as not to disrupt normal business operations. A valve needs to
be added to the hydrant lead after relocation.
If you have any questions regarding any of these comments, please call.
Sincerely,
~
."~~
Terry J. Maurer, P.E.
City Engineer
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