6.6. SR 03-21-2005
Item /I 6.6.
MEMORANDUM
TO:
FROM:
Mayor and City Council
Michele MCPherso~ector of Planning
DATE:
March 21, 2005
SUBJECT:
Case No. CU 04-39
Request for Conditional Use Permit for Construction of a Retail
Furniture Store
Request
The applicant requests that a Conditional Use Permit be approved to allow construction of a
50,000 square foot retail furniture store.
Attachments
. Location Map
. January 18,2005 Memo from the City Engineer
. Elk River Crossing Development Standards
. Site Plan
. First Floor Plan
. Grading, Drainage, and Erosion Control Plan
. Landscape Plan
. Building Elevations
60-Day Requirement
Per MN Statute 15.99, action must be taken on this request by April 26, 2005.
location
Southwest comer of the intersection of 179th Avenue and Twin Lakes Road
land Use/Zoning
PUD /Highway Business
Planning Department Mission: the orderly development of a livable and sustainable Elk River community.
Maxsun Furniture Store/CD 04-39
March 21, 2005
Page 2
Background
The Commission on October 26, 2004 considered a request for a zone change and preliminary
plat. The land use and zone change were to change the southern portion of the site from Light
Industrial/Business Park to Highway Business/Planned Unit Development. This request was
approved by the City Council November 1, 2004.
Analysis
Site Plan
The proposed 50,000 square foot retail furniture store is located in the middle of the proposed
Lot 1, Block 1 Elk River Crossing 6th Addition. A detention pond is located along the easterly
portion of the site, and two access points, 1) from 179th Avenue NW, and 2) from Industrial
Circle, are proposed. Access points will be shared with the vacant lot to the west, which is
tentatively proposed to be the home of Tractor Supply Company.
The building and parking setbacks are met by the proposed site plan.
Grading and Drainage Plan
Currently located on the subject property is a drainage pond that is configured in an east-west
direction. The applicants are proposing to relocate this drainage pond and reconfigure it so that
it lies in a north-south direction along the east property line. The drainage pond is proposed to
be located under the 200-foot wide utility easement for Great River Energy. Also in this general
vicinity is an H.U.e. easement also controlled by Great River Energy. The applicant will need
written permission from the easement holder to locate this detention pond in the proposed
location.
The City Engineer has noted other drainage-related comments in his memo.
Transportation
As noted earlier, the site will have access points on two City streets -179th Avenue and
Industrial Circle. As part of the Elk River Crossing 6th Addition approval, an additional 10 feet
of right-of-way will need to be granted along the north property line to provide for additional
right-of-way, should the City decide to expand Zane Street and 179th Avenue. The applicant has
located the driveway in such a way as to be in alignment with the Home Depot southerly
entrance. An electric transformer box will need to be relocated in order to construct this
driveway.
Also as a result of the Elk River Crossing 6th Addition plat approval, the property owners will be
required to pay a $15,000 to restripe 179th Avenue and Zane Street accordingly.
Passenger vehicles will use the 179th Avenue access, while delivery vehicles will utilize the
Industrial Circle driveway. The City Engineer has noted that all construction traffic should be
routed from Twin Lakes Road onto Industrial Circle and into the site. Both access points will
be shared and this will require cross access and parking agreements between the two parcels.
S:\PLANNING\Case Files\2004\CU 04-39 Maxsun Furniture\3 2105 cc memo. doc
Maxsun Furniture Store/CD 04-39
March 21, 2005
Page 3
Currendy, a six-foot wide sidewalk has been constructed from 179th Avenue to approximately
mid-point of the site. It aligns with the front entrance to the retail furniture store. This sidewalk
needs to be removed and relocated to the west property line and extended to Industrial Circle to
the sidewalk along the north side. This will comply with the condition of approval for the Elk
River Crossing Planned Unit Development.
The applicant, per a phone conversation of January 20, 2005, is working on addressing a number
of the City Engineer's comments. Revised plans will be provided to the City Council addressing
these issues.
Landscaping
The applicant submitted a landscape plan that complies with the requirements of the City's
landscape ordinance. Adequate screening has been provided for the loading dock area and trees
of appropriate size have been planted within the utility easement corridor.
Building Materials
Attached are the development standards for the Elk River Crossing PUD (Standards). The
Standards articulate what is expected for building design, materials, and signage. The proposed
building as designed meets the standards in the following ways:
.
There are recesses, off-sets, pilasters, or angular forms to provide visual interest and
break up the uninterrupted walls on the south, and east sides of the building. These
details should be carried over to the west side of the building as well.
.
The Standards require architectural details that provide interest at the pedestrian level.
The panels have been designed with a different pattern at the base. A painted band will
separate the two textures.
One way that the building may not meet the Standards:
.
The Standards prohibit the use of smooth faced or raked faced tilt up concrete panels.
The Commission needed to determine if random rib pattern panels were equivalent to rake
faced panels.
The signs comply with the Standards.
Planning Commission Action
The Planning Commission recommended approval of the request to the City Council after
determining that the random rib patterned panels comply with the Standards.
S:\PLANNING\Case Files\2004\CU 04-39 Maxsun Furniture\3 2105 cc merno.doc
Maxsun Furniture Store/CD 04-39
March 21, 2005
Page 4
Recommendation
Staff and the Planning Commission recommend that the City Council approve the request with
the following condition:
I. ALL COMMENTS OF THE CITY ENGINEER SHALL BE ADDRESSED.
S:\pLANNING\Case Files\2004\CU 04-39 Maxsun Furniture\3 2105 cc memo. doc
Location Map
~
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Case Number: CU 04-39 MAXSUN FURNITURE
13065 Orono Parkway
Elk River, MN 55330
January 18, 2005
File: 824860]-0240
Ms. Michele McPherson
Director of Planning
City of Elk River
13065 Orono Parkway
Elk River, MN 55330
RE: MAXSUN FURNITURE REVIEW
Dear Ms. McPherson:
As requested, we have reviewed the submittal for the Maxsun Furniture Store proposed on
Lot 2, Block 1, Elk River Crossing 6th Addition. As you are aware, this is the newly-created
lot just south ofthe Home Depot site. The submittal was prepared by Lampert Architects
and Plowe Engineering, Inc. and consisted of a site plan, a grading, drainage, and erosion
control plan, a utility plan, a landscape plan, and storm drainage calculations. Based on our
review and comments received at the site plan review meeting, we would offer the following
comments:
A. Site Plan
. The access for customers to the site is off of 179th Avenue in Elk River Crossing.
The proposed driveway contains a median dividing the incoming from the outgoing
traffic. The driveway is directly across the street from the Home Depot access. The
site plan shows that the driveway is to be a shared access with Lot 1 to the west,
however, a cross access agreement should be required to be in place prior to
approval.
. There is a 10-foot wide sidewalk easement from 179th Avenue south to the former
south plat line of Elk River Crossing. In fact, there is currently a 6-foot wide
concrete sidewalk constructed within this easement. The easement will need to be
vacated since it intrudes into the parking lot and building space. The existing
concrete sidewalk should be rebuilt in a location to provide a pedestrian connection
between the industrial businesses in Elk River Business Park and the commercial
opportunities located in Elk River Crossing additionS.
Phone: 763.635.1000
Fax: 763.635.1090
www.cLelk-river.run.us
Masxun Furniture/CO 04-39
January 18, 2005
Page 2
. There is also an existing drainage and utility easement dedicated as part of the
original Elk River Crossing plat which is not reflected on the site plan. A portion of
this drainage and utility easement will need to be vacated so that the parking lot and
building can be constructed within this area.
. The site plan shows customer traffic entering from 179th Avenue in Elk River
Crossing and delivery and service vehicles entering from Industrial Circle at the
south of the building in Elk River Business Park.
B. Grading, Drainage, and Erosion Control Plan
.
As mentioned in my memo regarding the plat of Elk River Crossing 6th Addition, the
drainage for this area is divided into two parts, based on the original plats of Elk
River Crossing and Elk River Business Park. The northern portion of this site and
most of Lot 1 are sized into the original drainage plan for Elk River Crossing. The
southern portions of the two lots are sized into the drainage system for Elk River
Business Park. We are currently reviewing the drainage calculations submitted to
ensure that they not only accurately reflect the drainage from the Maxsun Furniture
site, but make provisions for Lot 1, Bl~ck 1 of Elk River Crossing 6th Addition,
taking into account the two different drainage systems.
.
The development of the Maxsun Furniture site requires the reconfiguration of the
original ponding area constructed with Elk River Crossing Addition. The
reconfiguration falls into an existing H.U.C. easement of record adjacent to the east
plat line approximately centrally located in Lot 2, Block 1. We believe this easement
belongs to Great River Energy. Before this pond reconfiguration can be approved, it
will be necessary for the developers to either get this easement vacated or get written
permission from the owners of the easement to allow a ponding area within the
entire area of the easement.
.
Due to the size of the area disturbed for the Maxsun Furniture site, an NPDES
permit will be required prior to any work on the site. As part of the requirements of
the NPD ES permit, the development will be required to submit a Storm Water
Pollution Prevention Plan (SWPPP). As you are aware, the City has prepared a
generic SWPPP to be used on project such as this, so it will simply be a matter of
filling in the blanks and signing the City's generic SWPPP. One thing that should be
noted is the current grading plan does not reflect silt fence around the entire site.
According to City policy, the entire construction site will need to be encompassed
with silt fence prior to any construction activities.
.
The construction entrance for all activities is shown off 179th Avenue. This should
be changed to Industrial Circle. It would be better for construction activities to
enter the site from the south where there is less vehicle activity, rather than from the
north side, conflicting with all the commercial traffic in this area.
S:\PLANNlNG\Case Files\2004\CU 04-39 Maxsiln Fumiture\1-18-0S Engineer's merno.doc
Masxun Furniture/CU 04-39
January 18,2005
Page 3
C. Preliminary Utility Plan
. The site will receive sanitary sewer and water service from Industrial Circle to the
south. There is an existing 6" water and sewer stub, which will be extended to the
building. Currently, the site shows no internal hydrants. A separate review memo
from Fire Chief Bruce West indicates an internal hydrant is required near the
northeast corner of the building.
. There is proposed storm sewer construction to take place on the site exiting into the
newly arranged storm water pond. All of the end sections should include trash
guards.
. Development of the site will require construction of a new driveway off 179th
Avenue and two new driveway access points off of Industrial Circle. In addition,
there are two existing driveway accesses constructed off of Industrial Circle, which
will need to be closed. The closing of these will require the removal of the radii and
the continuation of B618 concrete curb and gutter through the driveway opening.
The newly constructed driveways will require valley gutters if the existing grades are
not appropriate to continue drainage flow through the driveway openings.
If you have any questions regarding any of these comments, please call.
Sincerely,
TS!!L~
City Engineer
S:\PLANNING\Case Files\2004\CU 04-39 Maxsun Fumirure\1-18-0S Engineer's memo.doc
DEVELOPMENT STANDARDS
Architectural Character
1. Facades and Exterior Walls
The Elk River Crossing development will represent the eastern terminus of
the Main Street corridor which connects Highway 169 and the Central
Business District. As such, the exterior appearance of the buildings shduld
include elements of buildings found along the corridor and in the Central
Business District.
Facades should be articulated to reduce the massive scale and uniform
impersonal appearances of large retail buildings and provide visual interest.
Buildings over 100 feet in length should incorporate recesses, off-sets,
pilasters or angular forms so that no uninterrupted length exceeds 50 feet.
The wall projection or recess should be a depth of approximately 3% of the
length of the uninterrupted building length. Buildings should have
architectural features and patterns that provide visual interest at a
pedestrian scale. The features should be an integral part of the building
fabric, a,nd not be applied trim, graphics or paint. Variations to roof lines and
cornice details should also be used to add interest to buildings.
Exterior building materials and colors comprise a significant part of the
visual impact of a building. Therefore, they should be aesthetically pleasing
and compatible with materials and colors used in the Central Business
District and along east Main Street. Facade colors should be subtle, neutral
o.r earth tone colors. The development shall use a consistent palate of
materials and colors throughout. Facades of a building which are visible from
adjoining properties or public streets shall include certain design elements
found on the front facades.
Predominant exterior facade materials should include, but not limited to, one
or more of the following:
· brick
· native stone
. tinted, textured, integrally colored concrete masonry units. .
· stucco
. tilt-up concrete panels with exterior facades as referrecl to in these
standards
Predominant exterior building materials shall not include the following:
. smooth faced concrete block
. smooth faced or raked faced tilt up concrete panels
. prefabricated steel panels.
2. Entryways
Entrances should be clearly defined and visible. They should incorporate
devices such as canopies, overhangs, recesses/projections, arcades, raised
parapets over the doors, peaked roof forms, display windows, architectural
details such as tile works and moldings which are integrated into the
building design.
Lighting
General site and street lighting (excluding general parking lot lighting) shall
be a design that is compatible and connects with the lighting utilized in the
Ce~tral Business District. It shall be at a pedestrian scale. Wall lighting
fixtures shall be consistent with the pedestrian and general site lighting.
General parking lot lighting shall be at a height no greater than 30 feet.
Poles and fixtures shall be a design that compliments the street and general
site lighting standards and fLxtures.
LoadingAreas, Trash Collection and Outdoor Storage
Loading docks, truck parking, HV AC equipment, and other service functions
should be incorporated into the overall design of the building and screened
from view of adjoining properties and streets. Trash compactors and
dumpsters should be within an enclosure constructed of the same materials
and colors as those used in the building. Outdoor areas used for the sale
and/or display of seasonal inventory shall be permanently defined and
screened with walls and/or fences and landscaping. Outdoor sales and display
areas, except for garden centers, shall not exceed 5% of the ground floor area
of the building.
Canopies
Canopies located over pump islands are allowed provided the architectural
design, colors and character of the canopy shall be consistent with the
principle building on site. The fascia of the canopy shall not be illuminated.
Canopy lighting shall consist of canister spot lights recessed into the canopy.
No portion of the light source or fixture may extend below the bottom face of
the canopy.
Signage
Signs shall be an integral part of the overall architectural design of a
building and the project, rather than contrasting with it. They must consist
of materials and design which compliments the architectural elements of the
building and project. Signs must not be visually distracting or tend to
dominate by means of location, size, color or lighting. All signs shall be
internally illuminated.
All freestanding signs shall be setback a minimum of 10 feet from all
property lines and shall not obstruct visibility or encro.ach in any drainage or
utility easements.
Development Sign
One freestanding development sign identifying Elk River Crossing will be
permitted at the corner of Main Street and Highway 169. The sign shall be a
monument style sign with a maximum height of 30 feet and a width of 16
feet. The number of tenants allowed on this sign shall be limited to 4. Total
sign area shall not exceed 225 square feet and shall not exceed 10 feet in
width. The sign shall be constructed of brick, face brick or colored rock faced
block and may include decorative brick and/or decorative glazed block as
accents.
Entrv Signs
Two entry signs shall be allowed, one at the Main Street and Zane Street
intersection and one at the Tyler Street and 179th Avenue intersection. These
signs shall be a monument style sign with a maximum height of8 feet and a
width of 16 feet. Total sign area shall not exceed 128 square feet. The sign
shall be constructed of brick, face brick or colored rock faced block and in may
include decorative brick and/or decorative glazed block as accents. These
entry signs may identify no more than 4 tenants.
Monument Signs for Freestanding Sites
Each of the freestanding buildings within Eik River Crossing will be allowed
to have a freestanding sign. The freestanding sign must be a monument style
with a maximum height of 10 feet and a maximum area of 100 square feet.
The sign shall be constructed of brick or face brick and in may include
decorative brick and/or decorative glazed block as accents.
Wall Signs for Freestanding Sites
Wall signs for each freestanding building must consist of individual letters
and shall not have more than 1 wall sign for each principle building, except
that where a principal building abuts 2 or more public streets, 2 wall signs
will be allowed. Awning signs and canopy signs, including canopies over gas
pumps, shallbe included as wall signs. Awning and canopy signs shall not be
illuminated. The sign area shall not exceed seven (7) percent of the area of
the building wall, including doors and windows, to which the sign is to be
affL'{ed
Wall Signs Retail Building North Side of Home Improvement Store
Wall signs for the retail building attached to the north side of the proposed
home improvement store shall consist of individual letters. Capital letters
shall not exceed 36" high, lower case letters shall not exceed 24" high. Signs
shall be for store identity only and shall not be allowed on the rear or side of
building. Signs shall not extend closer than 3 or 4 feet from the projected
lease line. If the space is leased by a single tenant, sign area shall not exceed
10 percent of the area of the building wall, including doors and windows, to
which the sign is to be affixed
MaiO! Tenant Wall Signage
Total wall sign area for major tenants should not exceed 7% of the front
facade of the principle structure and must consist of individually mounted
letters and corporate logos. Letters shall not exceed 6 feet in height and logos
shall not exceed 10 feet in height. All signage shall be internally illuminated.
Other Signs
All other signage that may occur within Elk River Crossing and not
specifically mentioned herein shall comply with the City of Elk River Sign
Ordinance. All requests which are not consistent with conditions, character
a.nd intent of the Elk River Crossing PUD may be denied by the City.
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