5.10. SR 11-15-2004
Item # 5.1.0.
MEMORANDUM
TO: Mayor and City Council
FROM: Chris Leeseberg, Planner ~
DATE: November 15,2004
SUBJECT: Case No. CU 04-30
Request by Roth Development to Construct a US Bank
Request
The applicant is requesting a Conditional Use Permit to construct a US Bank building.
Location
Lot 1, Block 1, Elk Ridge Center
Southwest comer ofHwy 169 & 197'" Avenue
Zoninrl Land Use
PUD (planned Unit Development) I HB (Highway Business)
60 Day Rule
In order to comply with Minnesota Statute 15.99 (60 - Day Requirement), action must be
taken on this request by November 26, 2004
Attachments
.
Location Map
Memo &om City Engineer
Elk Ridge Center Development Design Standards
3D Renderings
Overall Development Plan
Exterior Elevations
Grading, Drainage Plan
Utility Plan
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.
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City Council! CD 04-30
November 15, 2004
Page 2
. Landscape Plan
Overview
The applicant is proposing to build a 2,940 square foot bank building with a future addition
of 3,060 square feet adjacent to the structure. The bank will include drive thru as well as
waJk - in service.
Analysis
Building Description and Design Standards
The North Woods Theme ofEJk Ridge Center has been influenced by related architectural
traditions including Craftsman, Arts & Crafts and the architecture in our State Parks. The
elements common to these styles are shallow pitched roofs, deep broad eaves, multiple
casement windows, stone or rough foundation walls, quality wood and masonry exterior
finishes and wide trellised verandas to draw nature close.
The building materials consist of stone, lap siding, stained cedar, metal standing seam
roofing, asphalt shingles, EIFS and rock face concrete block. The entrance elevation is
clearly defined and architectural features are carried out on all sides.
The base of the structure expresses solidity with stone massing that is broken up with
windows that are Arts & Craft in nature. The base and columns/pilasters express a
permanent foundation with a flared downward design.
The stone applications reflect the massing of the building and do not look like an applied
veneer. The stone masonry wraps 48" around the comers. The details, massing and
material selections assist in reducing the visual scale of a large building.
For small scale office structures, roofs should be pitched and have gables typical of more
residential scale. The proposed building has a shallow pitched roof with deep broad eaves,
gable/ dormer massings with detailed wood features, which adds to the pedestrian
expenence.
Multiple windows that promote transparency along the pedestrian areas are utilized on all
sides. With these widows, the use of the encouraged awnings could be utilized, again to
achieve the desired pedestrian scale detail.
This plan only represents half of what will possibly be constructed. The proposed building
has an expansion possibility of about twice the length as currendy shown. When an addition
is proposed, the City will be able to review the addition, as a Conditional Use Pennit, to
ensure that it complies with the EJk Ridge Center Development Design Standards and
blends with the existing building.
The proposal shows three illuminated walls signs which meet the amount allowed by the EJk
Ridge Center Development Design Standards. Two of the wall signs will be facing Highway
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City Council! CU 04-30
November 15, 2004
Page 3
169 with the third facing the intersection of Holt Street and 197" A venue. Given the
proposed landscaping and the change in elevation, in addition to the ordinance requirements
for light levels at the property line, the sign facing this intersection will not adversely affect
residents north of 197'" Avenue.
The landscape plan indicates a monument sign. This sign will not be allowed, as the
approved development plan provided three shared monument signs and is regulated by the
Elk Ridge Center Development Design Standards (p. 13 -B.8.7).
Access, Parking and Circulation
The site plan shows one access point off of Holt Street at the southeast comer of the
property, consistent with the approved overall site plan.
The site plan does not indicate any lighting of the parking lot.
According to the ordinance parking requirements, the proposed plan would require 14
parking stalls for the bank and 15 parking stalls for the future retail space. The parking
layout shows 30 total parking stalls. The plan meets the required amount of parking.
Each drive-thru lane can accommodate the required stacking area for 5 vehicles per lane. It
may be inconvenient that there is no traffic lane around the building and patrons could get
caught behind the drive-thru traffic as they try to exit the site. Staff would recommend that
signage be required at the entrance for the drive-thru indicating that it is "drive-thru traffic
only."
Landscaping
The ordinance landscape requirements would be 30 trees (linear feet ofperimeter/40); 15
overs tory, 8 ornamental and 7 coniferous. The landscape plan meets these requirements.
Grading, Drainage and Utilities
The grading of the site will be in manner that places the bank lower than the street
intersection of Holt Street and 197'" Avenue. With the street higher along the northwest
comer of the site, this will provide additional screening to the properties to the north of the
proposed project.
Grading, Drainage and Utilities are addressed in the City Engineer's memo.
Standards for Issuance of a Conditional Use Permit
The issuance of a Conditional Use Permit can be ordered only if the use at the proposed
location:
1. Will not endanger, injure or detrimentallY affict the use and enjoyment of other property in the
immediate vicinity or the public health, safety, morals, comftrt, convenience or general welfare of thetneighborhood or the ciry.
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City Council / CU 04-30
November 15, 2004
Page 4
2. Will be consistent with the comprehensive plan.
3. Will not impede the normal and orderfy development and improvement of surrounding vacant
proper(y.
4. Will be served adequatelY by and will not adverselY affect essential public facilities and seroices
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 inteiference 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 proper(y because of excessive traffic, noise, smoke, fumes, glare,
odors, dust or vibrations.
6. Will not result in the destruction, loss or damage of a natural, scenic or historic feature of major
importance.
7. Will fullY complY with all other requirements of this Code, including any applicable requirements
and standards for the issuance of a license or permit to establish and operate the proposed use in the
city.
If denial of such a permit should occur, it shall accompany recommendations or
determinations by findings or a report stating how the proposed use does not comply with
the standards set forth in Section 30-654.
PlanninK Commission Actions
Most of the comments from the public focused on the overall development and the
inconvenient detours resulting from the disruption of 197'" Avenue. Weather permitting;
this street work is anticipated to be complete around November 30/December 1.
Several residents questioned the site lighting and signage. It was clarified that the lighting
will need to be full cut-off lighting and per the ordinance, shall not exceed 'Iz foot candle at
the property line.
One resident requested that the bank provide a fireplace as many of the homes in
Brentwood have them.
The Planning Commission unanimously recommended approval of the request.
Recommendation
Staff and the Planning Commission recommend the City Council approve the request for a
Conditional Use Permit to construct a US Bank building with the following conditions:
1. ALL COMMENTS OF THE CITY ENGINEER SHALL BE ADDRESSED.
2. CONSTRUCTION TRAFFIC SHALL NOT BE ALLOWED TO ACCESS
THE SITE FROM 197TH AVENUE.
3. ONLY ONE SANITARY SEWER SERVICE SHALL BE ALLOWED.
4. THE TRAFFIC ANALYSIS SHALL INCLUDE THE INCREASED SIZE
OF THE PROPOSED BUILDING.
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City Council / CU 04-30
November 15, 2004
Page 5
5. IF THERE IS TO BE AN EXPANSION OF THE EITHER THE
BUILDING OR THE PARKING LOT, THE APPLICANT SHALL APPLY
FOR AN AMENDMENT TO THE CONDITIONAL USE PERMIT.
6. SIGNAGE SHALL BE REQUIRED AT THE ENTRANCE FOR THE
DRlVE-THRU INDICATING THAT IT IS "DRIVE-THRU TRAFFIC
ONLY."
7. SITE, BUILDING AND SIGN LIGHTING SHALL MEET ALL ELK
RIDGE CENTER DEVELOPMENT DESIGN STANDARDS AND
ORDINACE REQUIREMENTS.
S:\PLANNING\Case Files\2004\CU 04-30 U S Bank\CU 04-30_CC.DOC
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Location Map
US BANK
13065 Orono Parkway
Elk River, MN 55330
October 11, 2004
File: 821791]-0240
Mr. Chris Leeseberg
City of Elk River
13065 Orono Parkway
Elk River, MN 55330
RE: U.S. BANK SITE PLAN REVIEW
Dear Mr. Leeseberg:
As requested, we have reviewed the submittal package for the proposed U.S. Bank facility to
be located in Elk Ridge Center. The site is Lot 1, Block 1 which is the freestanding site at
the intersection of Trunk Highway 169 and 197'h Avenue. The submittal package was
prepared by Schoell & Madson, Inc. and consisted of an Existing Conditions Plan,
Preliminary Grading, Drainage & Erosion Control Plan, Preliminary Utility Plan, and
Landscape Plan, all dated September 27, 2004.
1. The biggest engineering issue with the development of this particular site will be the
traffic patterns entering and exiting the site off of Holt Street. When Elk Ridge Center
was originally proposed, Lot 1, Block 1 was smaller in size. The site has been
reconfigured slightly to allow for a larger building site. The original proposal anticipated
a 3,600 square feet bank facility. The current proposal from U.S. Bank calls for a total of
6,000 square feet; 2,940 square feet in the first phase, with an expansion possibility of
3,060 square feet.
When Elk Ridge Center was originally proposed, the developers hired SRF Consulting
Group, Inc. to perform a traffic analysis. This analysis, which was based on 3,600 square
feet on Lot 1, Block 1, suggested that there would be 60 left turnS into the site and 35
left turns out of the site in the p.m. peak hour. This amounts to 1 vehicle per minute
turning into the site. The SRF report went on to do an analysis of queue lengths for all
intersections including the access to Lot 1, Block 1. Their traffic study concluded that
traffic queuing during the p.m. peak hour would not pose a significant problem, based
on 3,600 square feet; therefore, Holt Street is proposed to have a through left turn
eastbound and a through, through right turn westbound. Given the almost 70 percent
increase in the square footage to be developed on Lot 1, Block 1, we would recommend
that the traffic analysis be revisited relative to the increased size of the development on
Lot 1, Block 1 and amendment to the January 2, 2004 SRF Consulting Group report be
Phone: 763.635.1000
Fax 763.6351090
www.cLelk-river.mn.us
u.s. Bank
October 11, 20024
Page 2
required as part of the u.s. Bank development relative to the striping of Holt Street at
the entrance to Lot 1, Block 1.
2. Sanitaty sewer and water services will be provided by service stubs off Holt Street. The
proposed development will have two 6-inch sanitaty sewer services and a 1-\;2 inch water
service. It is not clear why this facility needs two sanitary sewer services. Unless there is
a compelling reason for two sanitaty sewer service, only one should be allowed.
3. Site runoff will be picked up by three proposed catch basins to be placed throughout the
parking lot and drive-thru lane along with an existing catch basin built with the Holt
Street improvements in the driveway locations.
4. The site is slightly lowerthan Holt Street and slightly higherthan Trunk Highway 169.
Therefore, there are two retaining walls shown on the site plan. The one along the Holt
Street side of the parking lot will essentially hold back the boulevard from the parking lot
and will be higher than the parking lot. The one along the Trunk Highway 169 side will
actUally support the parking lot and has a 2-\;2 foot elevation at the highest point.
Placement of this retaining wall should be as far removed from the curb and gutter
surrounding the parking lot as possible to allow for a minimal boulevard area for safety
purposes.
5. The preliminaty grading, drainage and erosion control plan shows the construction rock
driveway being constructed off of 197'h Avenue, approximately 150 feet west of Trunk
Highway 169. Construction traffic should not be allowed to access the site from that
location, due to the conflicts with traffic accessing the highway. Construction traffic
should be required to take 197,h Avenue to the Holt Street intersection and access the
site as soon as possible off of Holt Street.
6. The site does not require an NPDES Permit even though it is over 1 acre in size because
it can be deemed to be under the overall Elk Ridge Center NPD ES construction permit,
since construction activities will go on simultaneously. However, construction activities
on the site should be required to follow the Elk Ridge Center Storm Water Pollution
Prevention Plan (SWPPP) wherever they would apply.
If you have any questions regarding any of these comments, please call.
Sincerely,
Te~~
City Engineer
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Development Design Standards
ELK RIDGE CENTER
DEVELOPMENT DESIGN STANDARDS
April 30, 2004 - Revised June 22, 2004
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MORCON Real Estate and Development
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123 North Third Street
Suite 104
Minneapolis, MN 55401
Hoisington Koegler Group Inc.
1 23 North Third Street
Suite 100
Minneapolis, MN 55401
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ELK RIDGE CENTER'
Deve!opment Design Standards
PURPOSE
These Develooment Desion Standards control site design quality, the use of harmonious materials, and
compatibility between buildings. In addition to establishing an overall aesthetic for Elk Ridge Center, the
intent of these Oevelooment Desion Standards is to ensure that commercial structures maintain a !evel of
design quality that is compatible with the design goais and theme of Elk Ridge Center. The standards
further serve to maintain the design character of the Elk Ridge Center development by describing buiiding
massihg, siting and materials which reflect important aspects of the desired architecture for the
development.
These Deve!oDment Desion Standards are organized into three sedions - Purpose, Design Character!
Northwoods Theme and Architectural Standards.
This document is written with Intent statements and Guidelines. The Intent statements present the
overall goal for development and describe a desired outcome within the site or building design category.
The Guidelines provide the direction as to how the goals of the intent statement can be met
These guidelines serve the purpose of educating the applicant on the expectations of the Master
Developer and the type of design criteria and elements that can be incorporated into a project from the
beginning. All construction is subject to all codes and ordinances as adopted by the State of Minnesota,
Sherburne County, and the City of Elk River, and all other iErtinent regulations. The mast stringent
regulations shall apply in the event of a confiict.
PRELIMINARY REVIEW PROCESS
Intent
The Preliminary Review process tests the building and site
concept. The purpose of the Preliminary Review is to review
designs at an early stage and obtain comment on designs that
may not be in keeping with these Commercial Rules & Design
Guidelines.
Guidelines
R.1 Preliminary Review is required. The Preliminary Review
process tests the building and site concept. Concerns or
objections are easier to address and less costly when they are
identified at the beginning of the design process. There is no fee
lor the Preliminary Review. Preliminary review will be made by
the Seller prior to formal application to the City.
R.2 The applicant is encouraged to provide as much information
as possible for the Preliminary Review, as it allows the Buyer to
obtain Seller advice regarding conceptual designs before fina!
construction drawings are prepared.
R.3 Should the Seller require changes that effect the building's
structure, exterior materials or exterior details, it is much easier
to deal with them prior to comp./eting final construction budget
and drawings; and/or applying for PUD permits.
RA Preliminary Review shall not be deemed to be a finai
approval for the construction of the improvement(s).
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ELK RIDGE CENTER
Development Design Standards
DESIGN CHARACTER & NORTHWOODS THEME
ECOLOGICAL INFLUENCES
The area has a cold climate with a short growing season.
Summer is lush and green accented by the whiteness of birch tree trunks.
The landscape is relatively flat, with many lakes and bogs.
The groundwater table is high.
Coniferous forests prevail over deciduous fares'ts.
In winter, frost depth ranges from 4 feet to 8 feet.
Snowfall can reach 70 inches.
Snow stays on the ground all winter.
Prevailing winds are from the northwest.
The landscape is intimate, with most views closed off by trees.
The summer climate is muggy and buggy.
lakes and wetlands provide the main openings for views.
Riparian zones protect the integrity of lakes hares and water quality.
. "
CULTURAL INFLUENCES
A strong tradition of wen-constructed and well-crafted structures endures.
Early white settlers were Scandinavian, Irish, French, and northern "European.
Early structures were log homes.
Settlements were traditionally close to water for transportation.
. Culture was shaped by tens of thousands of lakes.
Waterfront sites are desirable for structures but are highly regulated and require setbacks.
Hunting, cross-country skiing, and fishing (including ice fishing) are popular activities
SITE
The site layout of E!k Ridge Center is designed to minimize auto movement once a vehicle is
parked by offering easy, safe pedestrian movement between buildings. Parking islands and ather
unpaved areas will be planted with species of grass, shrubbery and trees native to the Midwest
area. 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 feeling 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 ,mea! outdoors with stone-faced retaining walls an.d a naturally planted pond
for a backdrop. The plaza and other portions of the site are connected to the neighborhood by
several wa!kways, encouraging non-motorized access to the development. Signage will follow
city and design 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.
BUILDINGS
The North Woods Theme of Elk Ridge Center has been influenced by related architectural
traditions including Craftsman, Arts & Crafts and the architecture in our State Parks. The
elements common to these styles are shallow pitched roofs, deep broad eaves, multiple
casement windows, stone or rough foundation walls, quality wood and masonry exterior finishes,
and wide trellised verandas to draw nature close.
The buildings of Elk Ridge Center shall achieve the "North-Woods" theme with construction
materials having muted natura! colors such as slate, sand, ch.arcoal, evergreen and cedar whrle
3
ELK RIDGE CENTER
Development Design Standards
integrating corporate/tenant identity elements. Walls 01 brick or concrete block can be highlighted
with accents 01 contrasting color and/or rough texture. Buiiding entry areas should be enhanced
with such features as canopies, timber pergolas and natural or cultured stone wainscot.
Increased transparency along public walkways is encouraged. Storefront frame color and glass,
like all other building materials, will come from a pa!ette common to the development.
MASSING AND SCALE
Make the base of the structure strong to express solidity and mass and to protect the building
from weather.
Make the base 01 the building. especially entry areas prominent and visible by raising it and
creating color and texture that matches the surrounding landscape.
Foundations ~ usua!ly of masonry: often flared downward.
. Visual planes ~ angular; usually orthogonal; very rarely rounded or curved.
STRUCTURE
Expose and celebrate structural elements such as brackets, trusses, and vaulted ceilings in
public areas 01 buildings.
Make vertical structure oversized to convey a sense of permanence and to appear massive
enough to support the snow loads.
Posts and columns _ usually heavy in appearance: always with right~angled corners; often
ftared downward; often of mixed materials with natura! or dressed stone or concrete under.
MATERIALS
Use rock, stone, and other natural materials that harmonize with the surrounding landscape.
Ashlar or cut stone and larger blocks or slabs are appropriate.
Use manufactured stone and siding products if selected and installed with care.
Craftsmanship, good-quality materials, and a high level 01 detailing are expected.
Create a hierarchy af materials for a balanced composition rather than mixing and matching
materials.
COLOR
Choose colors that reftect local geology, vegetation, and culture, taking cues from earth
tones, including rock, leaves, birch bark, and so forth. Darker colors predominate in the color
scheme.
Make color contrasts subtle.
Use muted colors while incorporating corporate I tenant identity
. Use materials that weather naturally to attractive colors and tones.
4
ELK RIDGE CENTER
Development Design Standards
ARCHITECTURAL STANDARDS
A _ SITE DESIGN AND LAYOUT [see sheets A-1, A-2, L-2 & L-2]
A.1 BUILDING SETBACKS AND THE BUILDING EDGE
Intent
Creating a goad, comfortable sidewalk area for the pedestrian is the primary objective and
building setbacks help define the character of the sidewalk area as public spaces. The height of
the buildings, the setbacks. and the character of the landscaped areas determine the sense of
spaciousness or, conversely, enclosure. The location and height of buildings, awnings and
canopies, trees, and parking all contribute to the pedestrian's sense of comfort while on the
sidewalk.
Guidelines [see figures A & 8]
A.1.1 The building fronts shall be located at the building line to define the sidewalk edge and
create a sense of vitality for the public sidewalk.
A.1.2 Structures can set back from the building line to allow for outdoor dining areas, patios,
plazas, and entranceways as long as the fa9ade continuity is not interrupted.
A.1.3 Development that is visible from or adjacent to roads, open space and residential areas
shall have well designed fai'ades on all sides. This is considered a "360 degree" design
treatment.
A.1.4 Certain architectural features may project into required setbacks as follows: cornices,
canopies, eaves, belt courses, sills, or other similar architectural features. All encroachments
must comply with all applicable codes and ordinances.
A.1.5 Buildable Area and Setbacks:
see ELK RIDGE CENTER Master Development Plan
A.2 BALANCING PEDESTRIAN AREAS AND PARKING
Intent
The creation of a comfortable street zone has a balance maintained between parked cars and
pedestrians. Refer to Master Deve!opment Plan
Guidelines [see figures B & C]
A.2.1 Parking lot designs should provide for the necessary parking spaces and related
landscaping and pedestrian access. At least one paved, continuous and direct pedestrian
walkway through the parking lot to the building shall be provided. When the walkway crosses a
driveway, the walkway paving treatment shall be continuous. Refer to MASTER DEVELOPMENT
PLAN regarding parking lot and pedestrian walkway locations.
A.2.2 Trees, shrubs and ground covers sha!! be used in islands to break up large expanses of
paving.
A.2.3 Parking areas should be separated from buildings by either walkways or landscaped strips,
preferably both.
A.2.4 All driveways deviating from the master development plan are subject to City of Elk River
review and approval. Driveways mus t be asphalt. Concrete aprons at driveways shall be a
minimum 8" thick. Walkways should be designed to enhance the entry and connect the building
to the development. Buiidings shall be constructed as close as possible to the back of sidewalks.
A.2.5 Walkways along Primary Buildings. Continuous pedestrian walkways no less than twelve
feet (12') wide shall be provided along the full length of a primary building along any fai'ade
featuring a customer entrance and along any fa~ade abutting customer parking areas.
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ELK RIDGE CENTER
Development Design Standards
A.2.6 At each point that the on-site pedestrjan walkway system crosses a parking lot or intern a!
street or driveway, the walkway or crosswalk shall be clearly marked.
A.3 LANDSCAPING AND STREET TREES
Intent
All plant material selection and placement should evoke the Northwoods theme consistent with
the architectural character of the development and the natural setting of the City of Elk River.
Guidelines [see figures C, J, R, T & U]
A.3.1 Contiguous property owners shall work together to create a continuous flow from one
property to the next avoiding any straight-line delineation of property lines.
A.3.2 The Master Development Plan indicates "High Amenity Zones" requiring a mixture of
unique planting areas amidst the pedestrian walks, parking and building fronts. Sheet A-2
provides an outline for the preferred layout and spacing of the planting beds and walks, while
Sheet L-2 provides guidelines for preferred species and proper spacing of plant material for each
unique condition.
A.3.3 Preferred species for individual specimen trees to be located along streets and drives and
within parking lot islands are identified on Sheet L-1.
A.3.4 Preferred species for groupings or groves of trees and their general placement are
identified on Sheet L-1.
A.3.5 Adding seasonal color through the use of annual and perennial plant material within
moveable containers is encouraged. This can occur within the High Amenity Zone areas to
further define outdoor seating areas. walkways and entries. All containers shall be pre-approved
during the preliminary review process.
A.3.G An underground automatic irrigation system is required. The irrigation system needs to be
designed to irrigate both lawn and shrub areas with separate zones, and all spray heads must
have pressure-regulating capabilities.
A.3.7 Xeriscape landscaping concepts for water conservation can be incorporated by utifizing
native plant material and organic mulches in landscaped areas.
A.3.B All landscaping shall be installed in conformity with the City's line-of-sight regulations.
A.3.9 Provide all season screening between commercial and residential areas per City Guidelines
and Master Development Plan.
A.4 MECHANICAL EQUIPMENT AND SERVICE AREAS
Intent
Service facilities should be unobtrusive and the location and methods of screening for service
access and mechanical equipment should be carefully considered.
Guidelines [see figure T]
A.4.1 Service, loading and storage areas should be located out of view of the primary pedestrian
areas, and be screened with fences or landscaping. Where feasible, service access and loading
areas should be accessible from parking lots located at the rear of buildings.
A.4.2 All service and loading areas shall be screened from adjacent residential uses by means of
architectural treatments or walls constructed of the same materials used in the building they
seIVe.
A.4.3 When not provided by other structures, each commercial building shall have a screened
seIVice yard enclosing garbage, recycling, and trash containers, landscape debris, outdoor
maintenance equipment and so forth. Service yards must be screened from view of other
buildings or roadways. Chain link enclosures are prohibited. Minimum height 6 feet.
A.4.4 All roof-mounted equipment shall be screened behind parapets a by other means so that
they are not visible from any of the adjacent streets.
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ELK RIDGE CENTER
Development Design Standards
A.4.5 All exterior elements of heating and/or cooling systems must be screened from the view of
neighboring building sites and roadways and must be constructed to reduce noise transmission to
acceptable levels at adjoining properties. Materials to screen around HVAC systems shall match
or complement adjacent building materials.
A.4.7 All connections from trunk lines to individual structures must be underground; exposed
plumbing, electrical, and all other utilities and services are prohibited. All areas of excavation for
site utility work must be restored (see Landscaping). Utility trenching should be laid out in a
manner to minimize the impact on trees' critical root zone.
A.4.8 All utility meters (gas and electric) shall not be visible to roadways or neighboring building
sites. They shall be installed according to the guidelines provided by the utility companies. All
meter housings and junctions must be painted to match the siding color of the building or
accessory structure.
A.S SITE AMENITIES I FURNITURE I EXTERIOR DISPLAY
Intent
Common amenities, like a common landscape, blend multiple uses within the. development.
Within the pedestrian zone amenities such as waste containers, bicycle racks, benches and
planters contribute to customer and visitor interaction and create an inviting image for bath
customers and employees.
Guidelines [see figure A]
A.5.1 Waste containers, bicycle racks, planters and tenches shall 'share a common theme and
be the same model or type throughout the development
A.5.2 Permanent exterior display yards for retail sites shall be limited to enclosed display areas
surrounded by walls and or fences.
A.7 SECURITY
Intent
To lessen the likelihood of crime within and around the development, integrate planning principles
such as surveil!ance of common areas, proper lighting and access control.
Guidelines
A.7.1 Define spaces within the development to create a sense of ownership such that intruders
and strangers stand out.
A.7.2 Maximize a spaces visibility through thoughtful design of ~uilding orientation, window
placement, entry/exit location and landscaping.
7
ELK RIDGE CENTER
Deve!opment Design Standards
B. BUILDING DESIGN
New buildings should be compatible with the development by respecting established patterns of
building orientation, style, massing, height and scale, New buildings will utilize complementary
architectural features and materials. Design elements and features include building heights,
architectural style, building form, the rhythm of building bays and openings, details, materials,
textures, and color. The goal is to develop new buiidings consistent with the NORTH WOODS
THEME but also allow for individual buildings and businesses to present their unique image.
Another goal is the creation of pedestrian-friendly streets with design elements such i:jS display
windows, awnings, canopies, seating, and extending interior uses, such as dining, into the
sidewalk area. Fa<;ades of Elk Ridge Center buildings should typically have recessed g-ound
level entries and large glass display windows.
8.1 MASS AND SCALE
Intent
New structures must be compatible in scale with the surrounding buildings and respect the
pedestrian-oriented nature and urban goals of Elk Ridge Center. The mass, form and scale
should relate to the pedestrian scale of the street. Building mass can be defined as the building's
volume or bulk and is usually used in reference to large structures. Buildings are encouraged to
promote pedestrian orientation and appropriate scale.
Guidelines [see figures C, D. E. F, G & R]
8.1.1 Prominent Entrances Required - Each primary building on a site, regardless of size, shall
have clearly-defined, highly-visible customer entrances with features such as the following:
Canopies or porticos
Overhangs
R ece sses/p ro jections
Arcades or pergolas
Raised corniced parapets over the door
Peaked roof forms
Arches
Outdoor patios
Display windows
Architectural detail such as tile work and moldings integrated into the building structure and
design
Integral planters or wing waBs that incorporate landscaped areas and/or places for sitting.
8.1.2 Facades facing pedestrian zones shall be proportioned to human scale.
B.1.3 The sidewalk in front of a building shall be designed with elements that create a pedestrian
friendly environment. Design elements sha11 be used to visually reduce the mass of the building.
8.1.4 Building Height (see City of Elk River Zoning Ordinance - C-3 Highway Business)
8.1.5 Each building shall have a well-designed base, middle and tap. Architectural detailing or a
change of materials or color at the ground level may be used to create the base. The different
parts of a bUilding's fa<;ade shall be emphasized by use of color, arrangement of fa<;ade
elements, or a change of materials.
8.1.6 No wall that faces a street or connecting pedestrian walkway shall have a blank,
uninterrupted length exceeding thirty (30) feet without including architectural features such as
columns, ribs, pilasters or piers, changes in plane, changes in texture or masonry pattern, or an
equivalent element that subdivides the wall into human scale proportions.
8
ELK RIDGE CENTER
Development Design Standards
B.2 ARCHITECTURAL DETAIL
Intent
The details included In the building's fa,ade should contribute to the richness of the Elk Ridge
Center's architecture. The details induded in the building fa<;ade should assist In reducing the
visual scale of a large building. Building designs must be compatible with the context of the
surrounding built environment
Guidelines [see figures A, C, F, I, J & T]
B.2.1 Patterns and rhythms in the fa,ade of the building can be created with recessed windows,
columns, ledges, changes of materials, and other architectural features.
B.2.2 Recessed entries to individual storefronts are encouraged as it creates a transition from the
sidewalk to the interior of a commercia! building. The recessed entry emphasizes the entrance,
increases window display area, and provides a safe place for the entry door to open without
extending into the sidewalk area.
8.2.3 Setbacks and patio areas to al!ow for outdoor dining and seating areas are encouraged.
8.2.4 Buildings should have their primary entry orientation toward the pedestrian and parking
area rather than Hwy 169. Parking areas should be designed so as to link the buildings they
serve to adjacent greet sidewalk or other pedestrian systems, and to give the impression of
buildings as an extension of the pedestrian environment. This can be accomplished by using
design features such as walkways with enhanced paving, trellis structures, or landscaping
treatment.
8.2.5 Trash storage areas, mechanical equipment and similar areas shan not be visible from the
surrounding neighborhood. (See AA)
B.2.6 Loading docks shall be screened so as not to be visible from the street.
B.2.7 Fenestration, projecting bay s, and all other architectural features shall be coordinated on all
sides of the building. Integrating architectural elements around the building will enhance it as a
whole and should augment the architectural character of the building.
8.2.8 No exterior sate!!ite receivers or transmitters, television antennas, radio antennas, or other
receiving device shall be placed on any building or structure without review. Satellite dishes over
18 inches in size are not permitted on buildings or sites. Location of receiving devices must be
inconspicuous and pre. approved before placement. Landscape screening may be required in
some cases.
8.2.9 In the design of commercial buildings, which propose the use of a composite of exterior
materials, consideration shall be gi\en to appropriate balance, both in terms of the amount of
each materia!, as well as the specific areas of their use. Building walls of more than one material
shall change materials along horizontal lines, projecting bays, or other architectural features.
Some building designs will be required to have exposed rafter tails, brackets, or other visible
architectural elements to enhance design. Heavier appearing materials shall be used only below
lighter appearing materials.
8.2.10 Heavy timber style buildings may be appropriate on restaurant and office sites.
B.2.11 Exposed and articulated connections between materials is encouraged - Metal straps,
ties, brackets, tie rods etc.
B.3 EXTERIOR ELEMENTS
Intent
Awnings and sunshades serve as a transition between the building, the sidewa!k and the street,
helping visually unite them, and providing pedestrian scale to the development. Awnings,
canopies and pergolas provide shelter and shade to pedestrians and reduce glare. They can also
provide a color accent to a building and the opportunity for store identification.
9
ELK RIDGE CENTER
Development Design Standards
Guidelines [see figures B, H, J, K & L]
8,3,1 Awnings are encouraged at retail and pedestrian settings. If provided, awnings shall fit the
window bays to blend with or augment the architectural character of the building. The awnings
must be constructed of a material se!ected to complement the body color of the building. No
stripes or patterns will be permitted. Glass, metal, wood or fabric are acceptable awning
materials. (See also '8.8 Signs)
8.3.2 Awnings shall fit in proportion to the module of the individual storefront rather than
extending beyond a single bay. Awnings can also be placed over entries to bring attention to
them.
8.3.3 Canvas awnings can be either fixed, flat awnings or retractable.
8.3.4 Awnings can be an attractive means for store identification with graphics, emblems and
store names. Backlit awnings are not allowed.
8.3.5 Canopies can be either metal, glass or timber and can be located at the major entries to a
building or over windows.
8.3.6 Large panelized products, such as standing seam metal, are appropriate for awnings or
canopies only when used at an appropriate scale.
8.3.7 Acceptable materials for exterior elements are as follows:
Cast concrete. brick and stone masonry, wood or fiberglass columns, posts, p'iers and
arches
. Wood, brick, concrete and stone masonry decks, stoops, stairs, porches and balconies
Stone, masonry or wood lattice screen for undercroft of porches or decks, compatible
with adjacent wall materials
Wood, welded steel or iron trellises
. Railings, balustrades and related components may be wood, painted welded steel or iron.
B.4 8UILDING MATERIALS
Intent
The use of quality building materials for new structures reinforces the image and character of Elk
Ridge Center. Particularly on the ground fioor of buildings, quality building materials convey a
sense of richness to the pedestrian environment. Qua!ity, durable materials are encouraged.
Guidelines [see figures E, J, K & M]
8.4.1 Exterior material treatment used on the building walls sha!1 be continuous and consistent on
all elevatIons in order to achieve a uniform and complete design and must avoid a "veneer" look.
Exterior siding material must be carried down to within eight inches of grade. Only eight inches of
exposed foundation is permitted on any exterior elevation.
8.4.2 The use of masonry materials may be exempt from the one treatment look. Many times
these materials may be used in conjunction with other approved siding materials to enhance the
architectural style and appeal of all sides af a building. When masonry is used an the front of a
building and it extends to any front corner, it must be return at least 48" around the corner and be
terminated by an appropriate architectural element.
8.4.3 Quality materials promote a sense of permanence and are encouraged. Building materials
and texture on the ground floor add to the pedestrian experience.
8.4.4 Within the development, the materials, texture and color of materials of the individual
buildings should be varied. Contrasting colors for architectural details, awnings, and at entrances
should be used to create interesting architectural features.
8.4.5 Parapets, banding, belt courses, pilasters, reveals, and other types of architectural details
in different materials should be incorporated to add visual interest and texture.
B.4.6 Any material used in the public realm should be able to be easily fixed or replicated.
8.4.7 Materials such as stone, brick, precast concrete, cast stone and architectural metals can be
combined to enrich the appearance of a building and highlight architectural features.
10
ELK RIDGE CENTER
Deve!opment Design Standards
8.4.8 All exterior metals and plastics (vents, flashing, gutters, etc.) must be screened from view,
painted or treated to blend in with the adjacent surroun ding material. All utility meter housings
must be painted to match the body color of the building.
8.4.9 The following materials are recommended for use on exterior walls:
Wood (treated with semi-transparent or solid body stains or paints), shingles and the use
of lap wood and cement.based siding material are approved. Board and batten type
siding,
8rick
Natural and cultured stone.
Textured masonry block units are not to exceed eight.inches in height.
Exposed cast-in.p!ace concrete using dimensional wood form boards.
Flat seam or Standing seam, prefinished steel or aluminum panels if not the primary
material.
Corrugated metal if not the primary material.
Precast architectural concrete or cast stone having a pattern or veneer resembling
masonry or stone.
Stucco and synthetic stucco
8.5 OPENINGS
Intent
Visual connection between interior and exterior spaces enhances the pedestrian and shopping
experience and allows greater display area without interfering with movement. Storefront
windows along pedestrian sidewalks are encouraged. Access to exterior dining areas should be
integrated with overall architectural design.
Guidelines [see figures E, H & J]
8.5.1 Clear, transparent or translucent windows shou!d be used for all ground floor retail uses. No
reflective glass is a.llowed.
8.5.2 Wood or prefinished metal frames and sashes are allowed. Aluminum windows, door
frames and skylights must be factory painted, or clear anodized. Multiple vertical windows may
be grouped in the same horizontal opening provided they are separated by 4 inch minimum
posts.
8.5.3 Hinged glass doors (not sliding), where visible from the street, are allowed.
8.5.4 Wood or fiberglass shutters are allowed.
8.5.5 Bay windows shall extend to the floor leve! and be visibly supported by brackets, or extend
completely to the ground.
8.5.6 Entry and overhead doors shall be hollow metal or aluminum framed. Overhead doors
should be located in a way to accommodate vehicle loading and unloading, but not located such
that they are visible from the street. Overhead doors may be meta!, but should be painted to
match color of adjacent building material.
8.5.7 All glass, plastic or other transparent skylight or solar device shall be treated to eliminate
refiecttve glare. Clear, bronze or gray glazing is preferred over white translucent. Flat skylights
are preferable to domes.
8.6 EXTERIOR COLORS AND STAINS
Intent
Choose colors that reflect local geology, vegetation, and culture, taking cues from earth tones,
including: medium-brawn pine bark, light gray bark, low deciduous shrubs, grey granite rocks and
slate green pine needles.
11
ELK RIDGE CENTER
Development Design Standards
Guidelines
B.6.1 Using subtle yet rich colors rather than intense, bright colors is in keeping with the North
Woods Theme. Colors should be harmonious with those colors found on adjacent buildings and
the environment. Light to medium intensity colors with low reflectivity are preferred as the
background building color. The warm, subdued hues of natural, earth colors are encouraged.
8.6.2 Color can be used to impact the scale of a building by highlighting various architectural
elements.
8.6.3 Signage and awnings, which are color coordinated, can be used to introduce more intense
colors.
8.6.4 Large areas of white or cool grays and reflective glass curtain wall systems are
discouraged.
8.6,5 Bright corporate colors should be limited in use to signage and entry areas. Integrate
corporate or tenant identity color sensitively.
8.6.6 Exterior color treatment shall be continuous on all elevations.
8.7 ROOFS AND PARAPETS
Intent
The roomne, cornice and parapet are important architectural features that should be strongly
defined on commercia! buildings. Rooflines should be varied to add visual interest in large
buildings.
Guidelines [see figures C, E, G, L & M]
8.7.1 The roof designs should relate to the pitch and shape of roofs found in neighboring
structures. Flat roafs behind a parapet are typical in the larger retail structures. For smaller scale
restaurants and office structures roofs can be pitched and have gables, dormers and other
elements typical of a more residential scale.
8.7.2 Parapets should be used to screen fiat roofs and should be designed as an architectural
feature. A distinctive cornice can be used to emphasize a varied roofline in the design of a
building. Classical cornice designs and historical references other than those compatible with the
DESIGN CHARACTER are discouraged.
8.7.3 Buildings at corners can have special roof shapes in order to emphasize their corner
location.
8.7.4 A varied roofline should be a strong design element because it adds interest to a building's
silhouette.
B. 7.5 Variations in rooflines can include gables, dormers and well-defined parapets. Offsets in the
roofline break up the mass of the roof and are encouraged.
B.7.6 Roof overhangs at pedestrian entries provide protection for shoppers and are encouraged.
B. 7.7 Roofing materials shall be of a color and material consistent with the architectural character
of the building and should convey a sense of permanence and quality.
8.7.8 Roof-mounted mechanical equipment shall be concealed from public view on all sides by
screening in a manner consistent with the character of the building.
B. 7.9 Gutters are recommended In and may be required on some buildings. All gutters and
downspouts shall be designed as a continuous architectural design feature. Exposed gutters and
downspouts shall be colored or painted to blend in with the surface to which they are attached.
All drainage pipes connected to downspouts must be concealed from the view af neighboring
properties. In addition, this drainage must tie into the site storm water management system.
Prefinished metal gutters, scuppers and painted metal downspouts are acceptable roof accessory
materials for Elk Ridge Center.
B.7.10 Slate, concrete tiles, wood simulated shakes, composition roofing (with at least a 25-year
warranty) and preformed metal roofing and textured meta! with a matte finish are acceptable
12
ELK RIDGE CENTER
Development Design Standards
roofing applications for Elk Ridge Center. Roofing applications will be re-.;ewed on an individual
building basis. Even though the product is approved, some colors will not be permitted on
buildings in Elk Ridge Center.
8.7.11 Low slope single ply membrane roofs are permitted.
8.7.12 Where sloped roofs are used, main roofs shall t::e 4:12 minimum to 14:12 maximum slope
with symmetrical gable or hip configuration. Eaves shall be continuous except at sheds and
dormers. Shed roofs shall be attached to main building wall or roof ridge, with a minimum 3:12
slope. Eaves shall overhang at least 36 inches and shall be visibly supported by exposed rafter
ends, braces or brackets.
8.8 SIGNS
Intent
Signs are an important element that can be an integra! component of the building. Pedestrian-
oriented signs can be fairly small, and the design and uniqueness of the sign can relay the
character of the store. Hanging signs perpendicular to the building are attractive and easily read
by pedestrians. In order to reduce visual pollution and be sensitive to the surrounding
neighborhood, Elk Ridge Center will not allow individual free standing signage for each tenant.
Monument signs posted at prominent locations on the site will offer shared, offsite signage for
tenants. In addition to these monuments, on premise signage following City standards and the
following guidelines is allowed. Signs shall be designed and installed to enhance both the
building and the street.
Guidelines [see figures E, I, N, P & QJ
8.8.1 Signs should have a minimum clearance of eight feet above the sidewalk for pubiic safety.
8.8.2 !nternally illuminated signs are not allowed within- 150' of any residence.
8.8.3 Businesses shall be allowed a minimum of one (1) and a maximum of three (3) wall signs
per building _ only one (1) wall sign is allowed per fa\,ade. One (1) projecting sign is allowed.
8.8.4 Wall Signs: Maximum sign size shall be 5% of the facade to which the sign is affixed.
Maximum sign height shall be 18 feet above the sidewalk. Applied lettering may be substituted for
wall signs.
8.8.5 Awning and Canopy Signs: Maxjmum sign area shall be 10 square feet on main awning
face, and 4 square feet on awning valance. Lettering may appear but shall not dominate sloped
or curved portions, and lettering and signboard may be integrated along the valance or fascia, or
free standing letters mounted on top of and extending above the fascia. Awning and canopy
signs cannot be internally illuminated. Awning and canopy signs shall be induded as wall signs.
8.8.6 Projecting Signs: Maximum sign area shall be 6 square feet. Distance from the lower edge
of the signboard to the ground shall be a minimum of 7 feet. Top signboard edge shall be no
higher than the wall from which It projects. Maximum signboard width shall be 3 feet.
8.8.7 Monument Signs: Elk Ridge Center offers shared space on 3 site monument signs.
8.8.8 Signs sha1l be backlit, or lit with single or multiple shaded, focused sources.
8.8.9 Prohibited Signs:
Signs on roofs.
Billboards
Off-site advertisements
Flashing, blinking, moving, or mobile signs
Banners, except for the public events.
8.9 LIGHTING
Intent
Exterior lighting can be used in a subtle manner to emphasize distinctive architectural elements
on a bui!ding, the building entrances, and individual storefronts. The objective of the exterior
13
ELK RIDGE CENTER
Development Design Standards
lighting requirements is to eliminate glare and annoyance to adjacent property owners and
passersby. Pollution onto neighboring properties should be avoided.
Guidelines [see figures H, J & N]
8.9.1 Integrating lighting into a building can enhance the fayade and architectural features, and
provide for the safety of pedestrians, but should not result in glare and light spill. Lighting can be
used to accentuate columns, indentations in the wall, pilasters, or other features on the fayade.
8.9.2 Master development plan lists acceptable fixtures and recommended locations for exterior
pedestrian and parking area lighting.
B.9.3 All exterior fixtures must have downward-directed light sources (full cut-off) which are
shielded with a minimally translucent material. No fixture shall glare onto adjacent properties.
8.9.4 Colored lamps are p-ohibited - lamps providing full spectrum or white colored light are
preferred.
B.9.S Walkway, landscape, exterior wall, pendant. architectural accent and all other decorative
light fixtures are subject to City review and approval regarding their style. location, number and
wattage. No part of the lamp may be exposed through perforated opaque material.
B.9.6 A variance for outdoor special holiday lighting is only granted between the Saturday before
Thanksgiving and the second weekend in January and at the discretion of the management
company. All holiday lighting must be completely removed by January 31.
B.10 WALLS AND FENCES
Intent
Walls, fences and retaining walls viewed from the street or p3rking lots should be designed to
blend with the building.
Guidelines [see figures T & U]
B.10.1 A wall design which provides frequent offsets along large expanses of wall provides
interest and is encouraged.
8.10.2 In order to soften the visual appearance of walls comprised of two or more retaining walls,
landscaping should be used at the base, the terrace between walls, and at the top of a retaining
wall.
8.10.3 Retaining wall terracing shall be limited to four tiers. The width of the terrace between any
two 4-foot retaining walls shall be a minimum of four feet (4') with a maximum slope of 3:1.
Terraces created between retaining walls shall be permanently landscaped or revegetated.
B.10.4 Freestanding concrete and masonry walls shall be minimum 8" thick.
8.10.5 Metal and iron fencing shall be configured in predominately vertical elements; all metal
surfaces shall be painted.
B.10.6 All fences shall be minimum six (6) feet in height unless approved by the City.
B.10.7 No tree, whether in a setback or on private property, shall be used for the attachment or
support of any fence or privacy screen.
8.10.8 Fences along access drives and parking areas shall be at least 3' away from the
pavement.
8.10.9 No cyclone, meta! mesh, or chain link fences are allowed whatsoever.
B.10.10 Railroad ties, timber, and gabion-type retaining walls are prohibited.
8.10.11 Acceptable materials for Fences and Landscape/Retaining Walls are as follows:
Concrete and stone masonry
Architecturally detailed exposed cast-in~p!ace concrete
Wood pickets, lattice and boards
Painted wrought iron, steel or aluminum
14
ELK RIDGE CENTER
Development Design Standards
FIGURE - A
A.1 Structures can set back from the building line
to allow for outdoor dining areas, patios, plazas.
and entranceways as long as the fa~ade
continuity is not interrupted.
8.2 Setbacks and patio areas to allow for outdoor
dining and seating areas are encouraged.
FIGURE - B
A.1 The height of the buildings. the setbacks,
and the character of the landscaped areas
determine the sense of spaciousness or,
converse!y, enclosure. The location and height of
buildings, awnings and canopies, trees, and
parking all contribute to the pedestrian's sense
of comfort while on the sidewalk.
8.3 Awnings, canopies and pergolas provide
shelter and shade to pedestrians and reduce
glare. They can also provide a color accent to a
building and the opportunity for store identifica-
tion.
.--
FIGURE. B
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15
ELK RIDGE CENTER
Development Design Standards
FIGURE - C
8.1 Facades facing pedestrian zones shall be proportioned to human scale,
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FIGURE - D
B.1 No wall that faces a street or connecting pedestrian walkway shall have a blank, uninterrupted length
exceeding thirty (30) feet without including architectural features such as columns, ribs, pilasters or piers,
changes in plane, changes in texture or masonry pattern, or an equivalent element that subdivides the wall
into human scale proportions.
B.2 Patterns and rhythms in the fa~ade of the building can be created with recessed windows, columns,
ledges, changes of materials, and other architectural features,
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16
ELK RIDGE CENTER
Development Design Standards
,
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FIGURE - E
8.1 Each primary building on a site, regardless of size, shall have dearly-defined, highly-visible customer
entrances
8.5 Visual connection between interior and exterior spaces enhances the pedestrian and shopping experience
and allows greater display area without interfering with movement.
8.7 For smaller scale restaurants and office structures roofs can be pitched and have gables, dormers and
ather elements typical of a more residential scale.
FIGURE. F
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FIGURE - F
8.1 Each building shall have a well-designed base, middle and top. Architectural detailing or a change of
materials or color at the ground level may be used to create the base
8.2 Recessed entries to individual storefronts are encouraged as it creates a transition from the sidewalk to
the interior of a commercia! building. The recessed entry emphasizes the entrance, increases window dIsplay
area, and provides a safe place for the entry door to open without extending into the sidewalk area.
17
ELK RIDGE CENTER
_-:::::::;::::; FIGURE - G (left)
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------
Development Design Standards
FIGURE - G
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FIGURE - H (right)
8.3 Awnings are encouraged at retail and pedestrian
settings. If provided, awnings shall fit the window bays to
blend with Of augment the architectural character of the
building. Awnings can be an attractive means for store
identification with graphics, emblems and store names.
Awnings shall fit in proportion to the module of the individual
storefront rather than extending beyond a single bay
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8.2 The details included in the
building fa9ade should assist in
reducing the visual scale of a
large building. Some building
designs will be required to have
exposed rafter tails, brackets, or
other visible architectural
elements to enhance design.
Exposed and articulated
connections between materials
is encouraged.
B.B Pedestrian-oriented signs
can be fairly small. and the
design and uniqueness of the
sign can relay the character of
the store. Hanging signs
perpendicular to the building are
attractive and easily read by
pedestrians.
ELK RIDGE CENTER
Development Design Standards
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6.2 Patterns and rhythms in the fagade of the building can be created with recessed windows, columns,
ledges, changes of materials, and other architectural features. Fenestration, projecting bays, and all other
architectural features shall be coordinated on all sides of the building. Integrating architectural elements
around the building will enhance it as a whole and should augment the architectural character of the building.
8.4 Quality materials promote a sense of permanence and are encouraged. Building materials and texture
on the ground floor add to the pedestrian' experience.
6.5 Storefront windows along pedestrian sidewalks are encouraged
B.9 Integrating lighting into a building can enhance the fattade and architectural features, and provide for the
safety of pedestrians, but should not result in glare and light spill. Lighting can be used to accentuate
columns, indentations in the wall, pilasters, or other features on the fa~ade.
19
ELK RIDGE CENTER
Deve!opment Design Standards
t~~7; ~:i:::~' ....:::S:~~
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FIGURE - K
B.3 Awnings and sunshades seNe as a transition between the bui!ding, the sidewalk and the street, helping
visually unite them, and providing pedestrian scale to the development. Large panelized products, such as
standing seam metal, are appropriate for awnings or canopies only when used at an appropriate scale.
8.4 Within the development, the materials, texture and color of materials of the individual buildings should be
varied, Contrasting colors for architectural details, awnings, and at entrances should be used to create
interesting architectural f-eatures.
FIGURE - L
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8.3 Awnings, canopies and pergolas provide shelter and shade to pedestrians and
reduce glare, They can also provide a color accent to a building and the opportunity for
store identification.
8.7 Variations in rooflines can include gables, dormers and well-defined parapets. Offsets in the roofline
break up the mass of the roof and are encouraged. Roof overhangs at pedestrian entries provide protection for
shoppers and are encouraged.
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20
ELK RIDGE CENTER
Development Design Standards
FIGURE - M
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8.4 The use of masonry materials may be exempt from the one treatment look. Many times these materials
may be used in conjunction with other approved siding materials to enhance the architectural style and appeal
of all sides of a b"ilding. When masonry is used on the front of a building and it extends to any front corner,
it mustbe return at least 48" around the corner and be terminated by an appropriate architectural element.
FIGURE - N
8.B Signs are an important element
that can be an integral component
of the building. Signs shall be
backlit, or lit with single or multiple
shaded, focused sources.
8.9 Integrating lighting into a
building can enhance the fa9ade and
architectural features, and provide for
the safety of pedestrians, but should
not result in glare and light spill.
Lighting can be used to accentuate
columns, indentations in the wall,
pilasters, or other features on the
fa<;ade.
FIGURE - N
21
ELK RIDGE CENTER
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Development Design Standards
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B.8 Monument signs posted at prominent locations on the site will offer shared, offsite signage for tenants.
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22
ELK RIDGE CENTER
Development Design Standards
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Plan indicates "High Amenity
Zones" requiring a mixture of
unique planting areas amidst the
pedestrian walks, parking and
building fronts.
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8.10 In order to soften the visual
appearance of wa!1s comprised of two
or more retaining walls, landscaping
should be used at the base, the
terrace between walls, and at the top
of a retaining wall.
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A.3 Provide all season screening between commercial and residential areas
per City Guidelines and Master Development Plan.
A.4 Service, loading and storage areas should be located out of view of the
primary pedestrian areas-, and be screened with fences or landscaping.
8.2 Loading docks shall be screened so as not to be visible from the street.
FIGURE - U
8.10 Retaining wall terracing shall be
limited to four tiers. The width of the
terrace between any two 4-foot
retaining walls shall be a minimum of
four feet (4') with a maximum siope of
3:1. Terraces created between
retaining walls shall be permanently
landscaped or revegetated.
Pilrking Lot
24
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Brentwood Owners United
19757 Irving Street
Elk River, MN 55330
-ilwyjmJ- lI/;c;N
ik", '5./(J,
Via Hand Delivery and Electronic Mail
November 15, 2004
Mayor Stephanie Klinzing and Elk River City Council Members
City of Elk River
13065 Orono Parkway
Elk River, MN 55330
Re: Elk Ridge Development Conditional Use Permit
Dear Mayor Klinzing and City Council Members:
Brentwood area residents have for a long time been concerned with the
development of Brentwood Outlot A - now known as Elk Ridge Development.
Brentwood residents only recently formed an organized group, Brentwood Owners
United ("BOU"), through which to voice their collective concerns regarding Outlot A.
Our first task was to hire counsel to assist them in organizing and in voicing their
concerns.
BOU's mission is to encourage development that best complements the
Brentwood neighborhood, does not reduce property values in Brentwood and, in fact,
enhances property values both in Brentwood and in Outlot A. In that regard, I write now
to express BOU's concerns regarding Case No. CU 04-30, Request by Roth Development
to Construct a US Bank (hereafter "US Bank Proposal"). BOU is concerned with the
timing of the US Bank Proposal for a conditional use permit ("CUP") and with several
aspects of the proposed development.
I. Timing.
BOU has several concerns with the timing of the US Bank CUP Proposal. First,
Brentwood residents have not been adequately informed of proposals related to Outlot A
generally and the US Bank Proposal in particular. Elk River City Code Section 30-653
requires ten days advance notice of any hearing on a CUP, and postal notice to property
owners within 350 feet of any development. BOU does not believe these Code
requirements were adhered to in this case. Second, BOU has only recently become an
organized group and needs time to gather information and prioritize its concerns. Finally,
BOU retained counsel only late last week. Under the circumstances, BOU believes that a
short continuance of the hearing on the US Bank CUP Proposal is in order and requests
that in the future the City inform all Brentwood residents of hearings regarding Outlot A.
Mayor Stephanie Klinzing and Elk River City Council Members
November 15, 2004
Page 3
that the City Council condition its approval of the US Bank Proposal on a reconfiguration
of the proposed road connection ITom I 97th to the US Bank property.
BOU recognizes that work has already begun on the proposed road configuration.
However, there is no better time to correct a mistake than before it is made. BOU
understands that the US Bank proposal is only the first of many proposals for Outlot A.
If the US Bank proposal does not itself overwhelm the proposed 1 97th/Holt intersection,
the combined traffic ITom these many proposals will. It will be less expensive to correct
the proposed Outlot A entrance now than it will be in the future, once the road is done
and the buildings are in place. The Council should condition its approval of this CUP on
a reconfiguration of the traffic proposal.
Even if the City contemplates going forward with the current road configuration,
more study must be done before a CUP is granted. The Elk Ridge Center developers
base their current proposed road configuration on an already outdated traffic analysis.
The traffic analysis was based upon a 3,600 square foot building at the US Bank site.
The current US Bank proposal is for a 2,940 square foot building with room for a 3,060
square foot expansion - a total of 6,000 square feet. Even according to the outdated
traffic analysis there would be 60 left hand turns into the site (and thus, ITom I 97th onto
Holt as well) in the peak p.m. hour. There has been no analysis of the number ofleft
hand turns involved with a 6,000 square foot building. Add in the remaining
development to be done in Outlot A and the problems at the proposed I 97th and Holt
intersection become obvious. At the very least, the Council should grant a CUP only on
condition that the developers do a realistic traffic analysis and work with Elk River City
Engineering to develop a workable traffic plan before beginning construction. There is
just too much at stake to proceed on a guess-work basis.
B. Landscaping Problems.
BOU is concerned with the proposed landscaping plan for the US Bank site. The
landscaping plan attached to Chris Leeseberg's November 15, 2004 memorandum calls
for a 2 Yz" maple every 40' along 1 97th Avenue. This is inadequate. The boulevard
between the proposed US Bank site and I 97th is the primary area dividing the Brentwood
neighborhood ITom the US Bank development. Mature arborvitae line I 97th Avenue on
the other side of the street. Similar trees along the US Bank site boulevard would better
blend with the neighborhood while at the same time shielding the neighbors ITom the site.
In order to fit into the neighborhood and to shield the neighborhood from traffic, noise,
light and headlights emanating ITom the US Bank site, mature and more densely planted
evergreen-type trees or a raised and tasteful wall are needed.
Mayor Stephanie Klinzing and Elk River City Council Members
November IS, 2004
Page 5
. requiring complete traffic studies based upon actual expected development,
. placing conditions on any CUP in order to protect immediate neighbors, the
Brentwood neighborhood and the City, and
. delaying decision on this CUP until a more complete plan has been provided, with
adequate time for public input.
If this CUP is handled appropriately, the developers, US Bank, the Brentwood
neighborhood, and the City of Elk River will win. A tasteful development that
complements the neighborhood will result in higher property values, a bigger tax base
and greater convenience for all. If the CUP is rushed through without adequate thought
and consideration, all parties stand to lose.
Thank you for your consideration ofBOU's concerns. We look forward to
working with the developers and the City on a better Brentwood, better Elk Ridge and
better Elk River.
Sinc 0
to uciano
nformal Leader, Brentwood Owners United
cc: John Hempel
Michelle McPherson
Chris Leeseberg
Terry Maurer
Susan Luciano
Curtis and Mary Dodge
Mari Larson
Gary Werbowski
Ted Travica
John Polden
Scott Frasier
Ralfe and Gail Anderson
Gary and Priscilla Klies
tc. t\cd \([OL\+ III IS! C~
II K If \
tellJ. L.'.
Brentwood Owners United
19757 Irving Street
Elk River, MN 55330
Via Hand Delivery and Electronic Mail
November 15,2004
Mayor Stephanie Klinzing and Elk River City Council Members
City of Elk River
13065 Orono Parkway
Elk River, MN 55330
Re: Elk Ridge Development Conditional Use Permit
Dear Mayor Klinzing and City Council Members:
Brentwood area residents have for a long time been concerned with the
development of Brentwood Outlot A - now known as Elk Ridge Development.
Brentwood residents only recently formed an organized group, Brentwood Owners
United ("BOU"), through which to voice their collective concerns regarding Outlot A.
Our fIrst task was to hire counsel to assist them in organizing and in voicing their
concerns.
BOU's mission is to encourage development that best complements the
Brentwood neighborhood, does not reduce property values in Brentwood and, in fact,
enhances property values both in Brentwood and in Outlot A. In that regard, I write now
to express BOU's concerns regarding Case No. CU 04-30, Request by Roth Development
to Construct a US Bank (hereafter "US Bank Proposal"). BOU is concerned with the
timing of the US Bank Proposal for a ~onditional use permit ("CUP") and with several
aspects of the proposed development.
I. Timing.
BOU has several concerns with the timing of the US Bank CUP Proposal. First,
Brentwood residents have not been adequately informed of proposals related to Outlot A
generally and the US Bank Proposal in particular. Elk River City Code Section 30-653
requires ten days advance notice of any hearing on a CUP, and postal notice to property
owners within 350 feet of any development. BOU does not believe these Code
requirements were adhered to in this case. Second, BOU has only recently become an
organized group and needs time to gather information and prioritize its concerns. Finally,
BOU retained counsel only late last week. Under the circumstances, BOU believes that a
short continuance of the hearing on the US Bank C:UP Proposal is in order and requests
that in the future the City inform all Brentwood residents of hearings regarding Outlot A.
Mayor Stephanie Klinzing and Elk River City Council Members
November 15, 2004
Page 3
that the City Council condition its approval ofthe US Bank Proposal on a reconfiguration
of the proposed road connection from 197th to the US Bank property.
BOU recognizes that work has already begun on the proposed road configuration.
However, there is no better time to correct a mistake than before it is made. BOU
understands that the US Bank proposal is only the first of many proposals for Outlot A.
If the US Bank proposal does not itself overwhelm the proposed 197'h/Holt intersection,
the combined traffic from these many proposals will. It will be less expensive to correct
the proposed Outlot A entrance now than it will be in the future, once the road is done
and the buildings are in place. The Council should condition its approval of this CUP on
a reconfiguration of the traffic proposal.
Even if the City contemplates going forward with the current road configuration,
more study must be done before a CUP is granted. The Elk Ridge Center developers
base their current proposed road configuration on an already outdated traffic analysis.
The traffic analysis was based upon a 3,600 square foot building at the US Bank site.
The current US Bank proposal is for a 2,940 square foot building with room for a 3,060
square foot expansion - a total of 6,000 square feet. Even according to the outdated
traffic analysis there would be 60 left hand turns into the site (and thus, from 197th onto
Holt as well) in the peak p.m. hour. There has been no analysis of the number ofleft
hand turns involved with a 6,000 square foot building. Add in the remaining
development to be done in Outlot A and the problems at the proposed 197th and Holt
intersection become obvious. At the very least, the Council should grant a CUP only on
condition that the developers do a realistic traffic analysis and work with Elk River City
Engineering to develop a workable traffic plan before beginning construction. There is
just too much at stake to proceed on a guess-work basis.
B. Landscaping Problems.
BOU is concerned with the proposed landscaping plan for the US Bank site. The
landscaping plan attached to Chris Leeseberg's November 15, 2004 memorandum calls
for a 2 \1," maple every 40' along 197'h Avenue. This is inadequate. The boulevard
between the proposed US Bank site and 197th is the primary area dividing the Brentwood
neighborhood from the US Bank development. Mature arborvitae line 197th A venue on
the other side of the street. Similar trees along the US Bank site boulevard would better
blend with the neighborhood while at the same time shielding the neighbors from the site.
In order to fit into the neighborhood and to shield the neighborhood from traffic, noise,
light and headlights emanating from the US Bank site, mature and more densely planted
evergreen-type trees or a raised and tasteful wall are needed.
Mayor Stephanie Klinzing and Elk River City Council Members
November 15, 2004
Page 5
. requiring complete traffic studies based upon actual expected development,
. placing conditions on any CUP in order to protect immediate neighbors, the
Brentwood neighborhood and the City, and
. delaying decision on this CUP until a more complete plan has been provided, with
adequate time for public input.
If this CUP is handled appropriately, the developers, US Bank, the Brentwood
neighborhood, and the City of Elk River will win. A tasteful development that
complements the neighborhood will result in higher property values, a bigger tax base
and greater convenience for all. If the CUP is rushed through without adequate thought
and consideration, all parties stand to lose.
Thank you for your consideration ofBOU's concerns. We look forward to
working with the developers and the City on a better Brentwood, better Elk Ridge and
better Elk River.
tomo uciano
informal Leader, Brentwood Owners United
cc: John Hempel
Michelle McPherson
Chris Leeseberg
Terry Maurer
Susan Luciano
Curtis and Mary Dodge
Mari Larson
Gary Werbowski
Ted Travica
John Polden
Scott Frasier
Ralfe and Gail Anderson
Gary and Priscilla Klies