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3.3 PCSR 06-21-1994 3 33 Pk./ ---\( ( > y of 'tlk • R�Ver MEMORANDUM TO: PLANNING COMMISSION FROM: STEVEN B. ACH, CITY PLANNER DATE: JUNE 21, 1994 SUBJECT: PRELIMINARY PLAT AND CONDITIONAL USE PERMIT BY RIVERSIDE DEVELOPMENT, PUBLIC HEARING, CASE NO. P 94-7 & CU 94-19 REQUEST A. Preliminary plat to subdivide approximately fourteen (14) acres into four (4) commercial lots and one outlot. B. A conditional use permit for development plan and site plan approval to develop a fourteen (14) acre commercial PUD known as Hillside • Crossing. LOCATION Northeast corner of 193rd Street and U.S. Highway 169 ZONING / LAND USE PUD (Planned Unit Development) / HB (Highway Business) ATTACHMENTS Location Map, Zoning Map, Letters from Terry Maurer dated June 15 and June 17, 1994, Site Data Sheet, Letter from Developers, Development Plans BACKGROUND Thirteen (13) of the fourteen (14) acres were originally included in the Hillside Estates Planned Unit Development that was granted preliminary approval in 1992. At that time, the Planning Commission and City Council approved Riverside Development's request to rezone the property from Rte (Single Family Residential) to Planned Unit Development and amend the Comprehensive Land Use Plan from MR (Medium Density Residential) to HB P.O. Box 490 • 13065 Orono Parkway • Elk River, MN 55330 • (612) 441-7420 • Fax: (612) 441-7425 Hillside Crossing Commercial Page 2 June 21, 1994 • (Highway Business). The proposed plat itself is relatively identical to the preliminary plat approved in 1992 with a few lot line adjustments and the inclusion of one acre directly to the north. PROJECT OVERVIEW The proposed Hillside Crossing Commercial Planned Unit Development will include a total of fourteen (14) acres at the northeast corner of Highway 169 and 193rd. The initial phase includes construction of a 65,400 square foot grocery store. Subsequent phases will occur with development proposals for each of the remaining lots. Development requests for these lots will be reviewed through the conditional use permit process. Possible uses identified by the Developer include a sit-down restaurant, a fast food restaurant, and a gas/convenience store. Also included in the first phase will be the construction of Evans Avenue from 193rd to the north limits of the plat, appropriate infrastructure to serve the proposed grocery store, a pedestrian system along Evans Avenue and enhancements to the store drainage pond along 193rd Street. PRELIMINARY PLAT • The preliminary plat consists of four (4) commercial lots and one outlot. As presented, the preliminary plat is consistent with that which was approved in 1992. All of the lots identified in the plat meet the minimum lot size requirements set forth in the Planned Unit Development standards. The proposed right-of-way dedicated for Evans Avenue will allow for a four land road to be constructed as well as proper channelization at the intersection of Evans Avenue and 193rd Street. The proposed Evans Avenue is aligned properly with the private drive on the south side of 193rd Street, which services SuperAmerica and the remaining eleven acres of commercial property. The plat will have to be revised to include additional easements as requested by the Elk River Utilities. Furthermore, additional easements may be required to extend public utilities to serve the entirety of the project. WETLANDS The grading plan that has been submitted along with the development plans identify several low areas throughout the property. Evidence will need to be submitted to the City stating whether these are wetlands or are areas that can be filled and made part of the project. If these are wetland areas, the • preliminary plat will have to be adjusted to include drainage and utility easements over the identified wetland areas. hillside.pc Hillside Crossing Commercial Page 3 June 21, 1994 • OUTLOT A Outlot A is proposed to be one of the ponding areas for development in this area. This pond connects into a larger wetland area to the south, which the City has identified as a regional ponding location. It may be appropriate that the City own Outlot A and make it part of this regional system. If the City takes over Outlot A, proper easements within the regional ponding area may need to be acquired. PARK DEDICATION The Park and Recreation Commission reviewed the proposed plan and recommended the payment of cash to satisfy park dedication requirements. Also, it was recommended a pedestrian system be included along Evans Street north of 193rd. DEVELOPMENT PLAN Similar to Elk Park Center, a development plan will need to be approved • which identifies common design elements. For example, consistent lighting, landscaping, and signage should be incorporated to tie the project together. Typically, the development plan is approved first, followed by a specific site plan for the first phase. Given the smaller magnitude of this project compared to Elk Park Center, the development plan and site plan for the first phase can be addressed in one step. In terms of the proposed development plan, Riverside Development has explained in the attached letter some of the common elements that will make this a "planned" project. This written statement should be illustrated on the development plan as much as possible in order to be made part of the Planned Unit Development Agreement. Staff has reviewed the development plan for the entire fourteen (14) acres. Specific attention has been given to phase one of the project while a general review of future phases was done at this time. As in the case with Elk Park Center, each commercial lot is proposed to be developed, a conditional use permit will be applied for and reviewed by the Planning Commission and City Council prior to any construction. • hillside.pc Hillside Crossing Commercial Page 4 June 21, 1994 III PHASE ONE In terms of phase one, the following is a list of site plan review comments based on the proposed plans. Site Plan 1. A Planned Unit Development Agreement will need to be prepared and executed. This agreement will set forth permitted/ conditional uses, standards and guidelines for administration of the development. 2. Location where stumps may be buried and are planned to remain in place shall be identified on the plan. Parking and Circulation 1. Additional traffic control/landscape islands will need to be incorporated into the parking lot to provide landscaping opportunities and define traffic lanes. These islands should be a • minimum of ten (10) feet in width. 2. The first entrance to the site off of Evans Avenue will need to be increased to forty (40) feet in width accommodate necessary turning lanes. Other access points off of Evans Avenue may have to be increased also to provide for the same turning lane needs. 3. Concrete curb and gutter shall be used throughout the parking area. A detail should be made part of the final set of plans. 4. All loading facilities should be designed to avoid vehicles obstructing the driveways. These drive lanes need be kept clear for emergency vehicles and general access to the rear of the building. Landscaping 1. The following is a breakdown of proposed landscape material for • the entire project: hillside.pc Hillside Crossing Commercial Page 5 June 21, 1994 • • Overstory Trees 31 • Ornamental Trees 3 • Conifers 48 • Shrubs 34 TOTAL 82 (not including shrubs) The City's ordinance requires one tree for every 40 lineal feet. Therefore, if each lot was calculated separately, the following would be the required quantities: • Lot 1, Block 1 31 Trees • Lot 1, Block 2 63 Trees • Lot 2, Block 2 25 Trees • Lot 3, Block 2 21 Trees TOTAL 140 Trees Based on this calculation, the total number of trees (overstory, ornamental and conifers) should be increased to meet the minimum. • Given this is a Planned Unit Development and is adjacent to residential, quantities may have to be increased to accomplish the intent of the zoning and buffer the residential area. 2. The submitted landscape plan does not clearly identify a common theme throughout the Planned Unit Development. This element should be expanded upon and incorporated into the development landscape plan. 3. Areas proposed to be sodded and seeded should be identified on the plan. Generally speaking, all of phase one should be sodded and phase two may be seeded. 4. Installation of underground irrigation throughout all landscaped areas should be included and made part of the plans. 5. The quantity of landscaping along the east property line should be increased along with increasing the size of evergreens. Currently, six foot evergreens are proposed. In order to achieve immediate and effective screening, these should be increased to eight to ten feet. • hillside.pc Hillside Crossing Commercial Page 6 June 21, 1994 III6. Earth berming should be included within the landscaped area along Evans Avenue. The combination of berming and landscaping will enhance the aesthetics of this Planned Unit Development . Loading Area 1. The loading area behind the proposed grocery store raises concerns. First, it will be important to establish a sufficient screen between loading area and residential, immediately to the east. This loading zone will be an active area for service and delivery vehicles and should be screened 100% from residential view. Ideally, a detail showing a cross section of the loading area, buffer zone, and residential homes should be illustrated confirming the effectiveness of the proposed berm, fence, and landscaped area. LIGHTING • 1. Information should be included on the proposed lighting plan illustrating lighting contours and how they will illuminate the site and surrounding area. 2. Details of the lighting standards will need to be reviewed and incorporated in the PUD. SIGNAGE 1. Information has been submitted for proposed signage of the grocery store and associated free-standing sign. To be consistent with other developments in the area, the free-standing sign should be of a monument style. In addition, the free-standing sign is proposed to be 30 feet high with a 10 ft. by 10 ft. panaflex cabinet placed on top. The height of this sign is identical to Elk Park Center's which identifies two of the major tenants in that shopping center. As another comparison, the recently approved SuperAmerica directly across 193rd will have a monument style sign with a height of 15 feet. Ideally, free-standing signage should be in scale with the proposed project. Therefore, given • the size of this project compared to the two mentioned an hillside.pc Hillside Crossing Commercial Page 7 June 21, 1994 • appropriate height of the sign may be somewhere between 20 - 24 feet. 2. No signage shall face or be directed toward the residential area to the east. 3. A detail of the entrance monument sign at the intersection of Evans and 193rd will need to be submitted for review. 4. No information has been submitted regarding the other commercial lots in this development. However, the Planned Unit Development Agreement will set forth sign requirements for those lots. Once again, monument style signs with sizes similar to those allowed on the free-standing commercial lots in Elk Park Center would seem to be appropriate. TRASH ENCLOSURE 1. Specific dumpster location and enclosure design will need to be submitted for review. • 2. All enclosures should be large enough to accommodate recycling needs by all the tenants. 3. If it is anticipated that cardboard waiting to be recycled will have to be stored outside, consideration should be given to incorporating the storage area into the plans and provide adequate screening. BUILDING ELEVATIONS The developer has submitted building elevations, however, the plans apparently have been modified. The exact type of material (either concrete block or precast tip up panels) has not been determined at the time of writing this report. Therefore, staff is unable to make any comments regarding the building elevations or architecture of the building and how this element would tie into the overall development. The developer has indicated that plans should be made available for the Planning Commission by Tuesday night's meeting. SUMMARY • At this time, Phase 1 is the only portion of the proposed Planned Unit Development that is receiving site plan recommendation. There are quite a hillside.pc Hillside Crossing Commercial Page 8 June 21, 1994 IIIfew issues which need to be resolved, however, the developer has indicated that they are willing to work with staff to complete these items. The Planning Commission will need to decide whether they are comfortable acting on the plans as submitted or require some of the changes be made prior to taking action on this application. RECOMMENDATION It is recommended that the Planning Commission recommend approval of the following: A. Request for preliminary plat approval to subdivide approximately fourteen (14) acres into four (4) commercial lots and one outlot with the following conditions: 1. INCORPORATE TERRY MAURER'S COMMENTS OUTLINED IN HIS MEMO DATED JUNE 15, 1994. 2. EVANS AVENUE BE CONSTRUCTED TO THE NORTH LIMITS OF THE PLAT. ID 3. APPROPRIATE EASEMENTS BE INCLUDED ON THE PLAT AS REQUESTED BY ELK RIVER UTILITIES. 4. PAYMENT OF PARK DEDICATION BASED ON THE CITY'S COMMERCIAL RATE AT THE TIME OF FINAL PLAT. 5. A LETTER BE RECEIVED FROM ANOKA ELECTRIC STATING APPROPRIATE EASEMENTS HAVE BEEN PROVIDED ON THE PLAT TO ACCOMMODATE THEIR UTILITY NEEDS. 6. A SIX (6) FOOT WIDE CONCRETE SIDEWALK BE INCLUDED ON THE EAST SIDE OF EVANS STREET. 7. A LETTER BE SUBMITTED STATING THE STATUS OF POSSIBLE WETLAND AREAS ON SITE. THIS LETTER MUST BE SUBMITTED PRIOR TO FINAL PLAT. 8. DEVELOPERS AGREEMENT BE PREPARED AND EXECUTED PRIOR TO RELEASING THE FINAL PLAT FOR • RECORDING. hillside.pc Hillside Crossing Commercial Page 9 June 21, 1994 III 9. PAYMENT OF STORM DRAINAGE FEE IN THE AMOUNT OF $600 PER ACRE BE PAID PRIOR TO RELEASING THE FINAL PLAT. B. Request for a conditional use permit for development plan and site plan approval to develop a commercial Planned Unit Development with the following conditions: 1. CONTINGENT UPON PLAT APPROVAL BY THE CITY COUNCIL. 2. A PLANNED UNIT DEVELOPMENT AGREEMENT BE PREPARED AND APPROVED PRIOR TO RELEASING THE FINAL PLAT. 3. A "DEVELOPMENT PLAN" OUTLINING THE OVERALL DEVELOPMENT BE APPROVED. THIS PLAN SHALL INCLUDE: • SITE PLAN • • LANDSCAPING PLAN • GRADING PLAN • SETBACK PLAN • COMPLETE SIGN PACKAGE • WRITTEN NARRATIVE OF PROJECT STANDARDS • 4. APPROPRIATE PERMITS BE OBTAINED FROM MN DEPARTMENT OF TRANSPORTATION AUTHORIZING GRADING AND IMPROVEMENTS IN RIGHT OF WAY. 5. ALL DEVELOPMENT PLANS BE REVISED ACCORDING TO CONDITIONS AND APPROVED BY STAFF PRIOR TO OBTAINING A BUILDING PERMIT. 6. ALL COMMENTS MENTIONED IN THIS REPORT BE INCORPORATED INTO THE REVISED PLANS AND BE MADE PART OF THIS APPROVAL. • hillside.pc • ` CONSULTING ENGINEERS June 15, 1994 File: 230-226-11 Mr. Steve Ach City Planner City of Elk River 13065 Orono Parkway CIVIL ENGINEERING Elk River, MN 55330 ENVIRONMENTAL RE: HILLSIDE CROSSING MUNICIPAL Dear Mr. Ach: PLANNING As requested, we have reviewed the submittal for the Hillside Crossing development. The submittal package included eight sheets prepared by John Oliver and Associates. Based on STRUCTURAL our review of this submittal, we would offer the following comments: •SURVEYING A. Preliminary Plat TRAFFIC 1. As Evans Avenue meets 193rd Street, it is just coming out of a curve. To create a better intersection, a piece of tangent at least 40-50 feet long should TRANSPORTATION be added at the intersection of 193rd Street. This will give a better opportunity for cars to be at 90 degrees to the intersection. 2. The right-of-way of Evans Avenue is 80 feet as it comes off of 193rd, and narrows to 70 feet where there is highway right-of-way on the west side. Anoka Electric Cooperative (AEC) has electrical facilities on the west side of Evans Avenue just into the highway right-of-way. We understand from the Developer they have discussed the need for easements with AEC and have been told that no additional easements will be needed along the Evans Avenue/Trunk Highway 169 alignment, but an additional 10 feet will be 1326 Energy Park Drive needed on the west side of Lot 1, Block 1. This change should be made in St.Paul,MN 55108 the plat and the Developer should provide a letter from AEC indicating this desire. 612-644-4389 Fax:612-644-9446 3. Additional easements will be needed on the plat for the sanitary sewer and water alignment through Block 2. •9800 Shelard Parkway Minneapolis,MN 55441 612-546-0432 Fax:612-544-6398 230/226-1503.jun Mr. Steve Ach June 15, 1994 Page Two B. Preliminary Site Plan 1. In Block 2, the phase line should be moved slightly to the south. Currently, parking rows at the south end of phase 1 would not be provided a full driving lane. The phase line should be moved to be immediately adjacent to the rear of the parking stalls in phase 2. 2. The most southerly and the most northerly access points on Block 2 should be widened to a minimum of 40 feet. This will allow for potentially three lanes of traffic, one entering and two exiting. It will also provide for a slightly wider corridor for commercial vehicles that will be accessing the buildings. 3. In the main parking lot in Block 2, additional concrete islands should be provided in lieu of the painted islands. At a minimum, concrete islands should be added to define the entrance lanes at both the east and west points, lining up with the accesses to Evans Avenue. 4. The parking configuration in Lot 2, Block 2, which is a portion of phase 2, does not provide for flow-through traffic at the east end of the parking islands. The parking should be reconfigured to allow for flow-through traffic at the east end. 5. An attempt should be made to eliminate some of the accesses off of the main drive entering Block 2. This could be accomplished in Lot 2 by extending the island and allowing for less access in. It could also, it appears, be accomplished in the same manner in Lot 3. 6. Although it is in Phase 2 and a future site plan will be provided, consideration should be given to eliminating the right-in/right-out access on 193rd Street from Lot 1, Block 1. This driveway access provides another point of conflict for vehicles exiting Evans Avenue heading westbound on 193rd Street, especially if those vehicles using the right-in/right-out want to cross three lanes of traffic to head southbound on TH 169. 7. Sidewalks should be provided on the east side of Evans Avenue. 8. The access drive behind the main building in Block 2 may have conflicts with the delivery access points to the point. It appears from the elevation drawing • on sheet 8 of 8 that there are overhead doors where trucks park at the doors would totally or partially block the access road. This is primarily a concern for emergency vehicle access from a City perspective. This access road alignment and the loading dock doors should be reevaluated. 230/226-1503.jun • Mr. Steve Ach June 15, 1994 Page Three 9. With the large amount of vehicle traffic which would be anticipated with this type of commercial development and anticipating future commercial development to the north, consideration should be given at this time to adding a left turn lane from 193rd Street to Evans Avenue. A portion of 193rd Street is in the process of being reconstructed as part of the extension of trunk sewer and water utilities to this location. It would be easy to add additional work in this area by change order. C. Grading and Drainage Plan 1. The grading plan shows grading off of the project site to the west in the MnDOT highway right-of-way and slightly off the project site to the north onto private property. A permit from MnDOT will be required for this work in the right-of-way and permission from the owner to the north will be required for the work in this area. • 2. There are two low areas shown on the grading plan outside of the pond which should be investigated for wetland determination. One is located in Lot 1, Block 1, and the other is located in Lot 1, Block 2, just off the southwest corner of the proposed building site. 3. Additional spot elevations should be provided on the grading plan to indicate how the parking lot will be graded to facilitate drainage to the proposed catchbasins. Currently, there are catchbasins placed between elevations 956 and 954 where it does not appear drainage will be directed toward the catchbasin. 4. During the construction of Hillside Estates Addition, stumps were allowed to be buried adjacent to the west side of the plat. A determination needs to be made whether or not these stump burial sites will interfere with the proposed construction on the east side of this commercial development. The Developer should specifically locate these sites and show them on the plan. 5. The ponding area in the southeast corner of the site has two sides which include a step-down retaining wall of approximately two 6-foot steps followed by approximately 9 feet of rock for erosion protection at a 1:1 slope. The other two sides are graded down at a 3:1 slope. This is a fairly deep pond which will maintain a normal pool of water 4 feet deep. If additional grade • cannot be provided to a 4:1 minimum slope, the pond should be fenced. The concern is one of safety. If an individual were to somehow fall into the pond, there needs to be a side slope flat enough that the person can get out of the pond. 230/226-1503.jun • Mr. Steve Ach June 15, 1994 Page Four 6. Even though an overall drainage plan was provided with the concept for the entire Hillside development a few years ago, an updated drainage calculation should be provided with this plan for specifically all areas tributary to the pond in the southeast corner of the development. The calculation should specifically show the amount of water draining to the pond, the sedimentation control based on Best Management Practices, and the high water elevation that can be expected relative to the lowest elevation of the homes to the east. 7. It is anticipated that the drainage calculations will show that the outlet from this pond will need to be constructed with this development. An outlot is shown on the plan; however, it is not shown in the easement south of 193rd Street. Also, the easement south of 193rd Street is a private easement from one landowner to another. In order to facilitate the storm drainage outlet, this easement or a new easement over the proposed pipe alignment needs to be dedicated to the City. Finally, the City should also obtain ownership over the large regional ponding area south of 193rd adjacent to the Cherryhill Bluffs Addition. As this Hillside Crossing development proceeds, the City should obtain ownership and be responsible for maintenance of the storm drainage • facilities starting at the pond in Hillside Crossing, and proceeding from that point southerly. 8. Storm sewer on Evans Avenue is shown at two locations and from there heads directly into Block 2, tying into storm drainage facilities in the parking lot, which ultimately outlet into the pond. We would recommend that storm sewer in Evans Avenue run along the street alignment and be available for future extensions of the road to the north. This will provide facilities for the City to extend storm drainage along the right-of-way for City purposes, eliminating the reliance on easements adjacent to or across private property for the purposes of storm drainage. 9. The storm drainage internal to Block 2 runs to the north property lot. It appears it is anticipated that these storm drainage facilities will be available for extension to the north. Typically, these internal storm drainage facilities would be considered private. If the intent is to provide storm sewer capacity for the development of additional property to the north, somehow the Developer's agreement or some separate agreement needs to maintain this ability, so that in the future, development of the property to the north will have access to this storm drainage. In lieu of that, based on our last comment of extending storm drainage facilities along Evans, capacity for future • development to the north could be provided along this route. 230/226-1503.jun • Mr. Steve Ach June 15, 1994 Page Five D. Sanitary Sewer and Water 1. The proposed layout of the sewer and water provides for these utilities to flow through the center of Block 2, anticipating extension further north along this alignment for additional commercial development. This proposal is in lieu of keeping the utilities within Evans Avenue right-of-way and then requiring additional lateral extensions into each commercial development to provide access to the buildings. This seems like a reasonable approach although, as mentioned previously, easements will be required over Block 2 to provide City access. 2. As shown on the plan, the watermain needs to be looped to the east to the existing watermain in Hillside Estates. An easement will be required through the outlot just north of Lot 1, Block 1, Hillside Estates Addition. 3. The sanitary sewer, which goes partially around the large commercial building site in Block 2, should be considered a private service line. • 4. It is anticipated that the main north-south extension of watermain would be 12 inches in diameter and the loop to the east would be 8 inch line. 5. The actual depth of the sanitary sewer would be analyzed at a future date to provide enough depth and capacity for service of property to the north. E. Landscape Plan 1. Landscaping behind the commercial building in Lot 1, Block 2, is actually off of the project site and falls in the rear of Lots 1, 2, and 3 of Hillside Estates Addition. A specific easement for this purpose needs to be provided if this is to be the location of the landscaping. If you have any questions regarding any of these comments, please call. Sincerely, MSA, CONSULTING ENGINEERS 41, • Terry . Maurer, P.E. TJM:tw 230/226-1503.jun —TUN - 17 — '34 FR I 1 1 : 02 MSA ST PAUL P 0 2 CO\S[LTIYG ENI E�FRS June 17, 1994 File: 230-226-11 Mr. Steve Ach City Planner CIVIL ENGrN ERIN City of Elk River 13065 Orono Parkway ENVIRONMENIAi Elk River, MN 55330 MUNICIPAL RE: HILLSIDE CROSSING PIANNNG Dear Mr. Ach: •rRuCTURA In follow-up to my previous comment letter regarding the submitted material for the Hillside Crossing development, I inadvertently omitted one item. That item deals with the assessment 5oRvt e NC; for trunk sanitary sewer and water and the impact fee for storm drainage improvements. The current rate for trunk sanitary sewer and water improvements is $3,800 per acre. This will TRAFFIC be charged to the development either through the development agreement or through the assessment process currently underway. The storm sewer impact fee recently adopted by the 7RANSPORMANION City Council is $600 per acre. This is in lieu of future trunk storm sewer assessments against the property and should be collected through the developer's agreement process. If you have any questions regarding these two items, please call. Sincerely, MSA, CONSULTING ENGINEERS 1326 Ener9y Park Drive St.Poul,MN 55108 Terry J. Maurer, P.E. 612-644-4389 TM:tw Fax.612.644.9446 226-1704.jun • 9800 Shelord Parkway Minneapolis,MN 55441 612.546.0432 Fox:612.544.6398 • HILLSIDE CROSSING SITE DATA TOTAL AREA OF SITE: 13 Acres OUTLOT A (Pond) 1 .22 Acres GREEN SPACE: 31.1 % BUILDING AREA: 80,234 S.F. PAVEMENT AREA: 249,480 S.F. • R.O.W. AREAS: Evans Avenue: 1.57 Acres 193rd Street: 0.71 Acres PLANT TOTALS: 84 Trees; selected from 5 species. 61 Shrubs; selected from 2 species. PARKING: 472 + 22 Handicapped Stalls. • HXing.2 • • • Riverside Development Company Elk River, Minnesota May 19, 1994 Mr. Steve Ach Planning Director City of Elk River 13065 Orono Parkway Elk River, MN 55330 SUBJECT: Hillside Crossing PUD Dear Steve: In conjunction with the subject plat plans, this letter will delineate the information required for site plan review under the City's Conditional Use Permit process for this PUD development. The site is comprised of approximately 13 acres located at the northeast corner of Highway 169 and 193rd Avenue. The initial phase of development encompasses approximately 6. 5 acres of the 110 northerly portion of the site. This development phase will include the grading, landscaping, and lighting of the entire site; together with the architectural features for the planned structure. Also included will be the following public improvements; Evans Avenue frontage road, a bicycle/pedestrian pathway on the north side of 193rd Avenue, construction of a storm sewer system and reconstruction of the existing pond into a fully landscaped retention pond. Our plans for the initial phase are to construct and establish a 65, 400 square foot Cub Foods grocery store with its supporting parking lot. The remainder of the acreage on the site will be graded to its final elevation, then seeded and sodded appropriately. The remaining lots in the plat are expected to be developed in late 1994 through 1995. These sites are being planned to include a sit- down restaurant, a fast-food franchise, and a gas/convenience store on the 169/193rd corner. 410 P.O. Box 279 * Elk River, MN 55330 * (612) 241-0714 * Fax 441-4575 • • Riverside Development Company Elk River, Minnesota Cub Foods Structure The construction of the Cub Foods building will follow the guidelines set forth by the company's site design criteria. The company and local franchisee have agreed to construct the building using "tip-up" concrete panels. These are precast prestressed panels which include the exterior and interior finishes with an insulation value of R-16. The remainder of the store finishes are the traditional high quality Cub Foods materials, designs and finishes. The exterior is expected to be a "Textured Imprint" or "Exposed Imprint" decorative finish which will instill a distinctive look to this important facility. Exterior colors will also be consistent with the recent Cub Foods theme of red and beige on front elevations, with the red border stripe around the top of the building. Landscaping The landscaping, an integral part of this development, is designed and will be installed in a first class and aesthetically pleasing manner. We will establish a visually and environmentally satisfying landscape which will be fully compatible with the characteristics of the site and its tenants. An appropriate mix of seasonal and ornamental shrubs, trees and evergreens will provide a visual display of taste and balance. Special detail and attention will be placed on the portion of the site which abuts the residential sections. A berm will be constructed behind the building along the plat property line. On top of this will be an 8 foot high privacy fence of material which will be visually pleasing as well as to provide noise attenuation. Adequate and appropriate shrubs and plantings will accompany this area to provide additional protection and a visually attractive environment. Another area which will receive high priority in the initial development phase is the retention pond located in the southeast corner of the plat. This existing pond will be completed to accept the storm water from the developed site and will be constructed to accommodate the 100-year rain level. It will be retained with a level of rock rip-rap and two additional levels of Keystone blocks; topped off with sod, shrubs and trees. A specific detail of this pond is included with this letter and is a part of the landscaping plans. • P.O. Box 279 * Elk River, MN 55330 * (612) 241-0714 * Fax 441-4575 • • • Riverside Development Company Elk River, Minnesota Lighting In conjunction with the Cub Foods guidelines, all lighting will be in conformance to City standards; general site lighting from high pressure sodium lamps on a painted steel pole fixture at heights of 35 feet. Parking lot guidelines provide for a 2 . 0 foot candle coverage on the surface. Special attention will again be placed on the back of the building where all lights will be designed and installed so as to shield any light away from the residential area. Other areas, including major entrances, roadways and pedestrian walkways, will be illuminated with a "white" metal halide light on a decorative light fixture to maintain and enhance the quality of this retail development and its compatibility with the equally high standards of the surrounding neighborhood. The fixtures in this phase of development will establish the standard for subsequent development phases of this plat. Signage • A double face Cub Foods pylon sign will be erected on the site within the triangular area between Evans Avenue and Lot 1 of Block 1. This sign will be 30 feet high, with the "Cub Foods" portion internally illuminated in a 13 '1" by 10' 1. 5" panaflex enclosure. A smaller secondary "Pharmacy" sign will be affixed below the "Cub Foods" cabinet and will also be an internally illuminated panaflex sign. The main sign over the front entrance of the building will be a single face internally illuminated sign to the dimensions shown on the attached specifications; 17'6" by 24 '0" . The two other illuminated signs on the front of the building will state "24 Hour Savings" and "Pharmacy" and will be sized appropriate to the front store dimensions as shown on the attached typical specifications and on the store elevations. No signage will be permitted on the sides or rear of the building other than those signs needed for traffic control and product deliveries. The other sign to be installed in the initial development phase will be an entrance ground monument sign identifying "Hillside Estates" approximately 10'0" high by 20' 0" long. The design of P.O. Box 279 * Elk River, MN 55330 * (612) 241-0714 * Fax 441-4575 • Riverside Development Company Elk River, Minnesota this sign will complement the quality and aesthetics of the neighborhood with materials such as brick and wood frame construction. It will be located at the southwest corner of the pond (corner of Evans and 193rd) . The individual pylon type signs will be installed when tenants are secured in the future site development phases. They will be designed in accordance with the review and approvals of the PUD process through the Planning Commission and City Council. Future Development As previously stated, the remainder of the plat is planned for development when proper tenants can be secured; late 1994 through 1995. The parcel of land which is north of this plat and parallel to Highway 169 is planned to be a continuation of the type of commercial development that is consistent with a Highway Commercial zoning designation. No definite plans exist at this time concerning this area since a formal agreement is in place prohibiting any development until the site is vacated by the land owner. Thank you for your assistance in this submittal. Sincerely, 4! 010P -f e A. Gongoll Development Manager Enclosures n:\xiuxing.z • P.O. Box 279 * Elk River, MN 55330 * (612) 241-0714 * Fax 441-4575 • BERM SECTION //4 / / V/, , . , /, ,0 Berm ,/ 7 y \/ \ /4/ t"/ /4,%// /I "\ \\ W\/\/ < •/ /\ // <47\ 0 • • • POND WALL SECTION FUTURE BUILDING 7 FT 10 FT 20 FT MIN ,i / FF = 950.0 /���,f,,,,-,;,,,.,�7 EL. 949.5 TOP OF WALL EL. 947.0 _ //'//v!�• /�It: 1� `�/��� •d/�/` • 1, % Ili is �� COMPACTED GRID �/ BACKFILL TOP OF WALL EL. 940.0 _ //:�/`/< NM . NV// j� STANDARD UNITS IIS \�/��4 NMIi RETAINED INTERLOCKING NMI `e�:, BACKFILL IMI PIN LOCATION NMI EL. 934.0 II= EL. 933.0 /`/`/, �_ II APPROX. EXCAVATION 1 1 ,, DRAINAGE COMPOSITE NWL 4110 EL. 928.0 „ 6" MIN. GRANULAR 0 FOUNDATION SOIL POND ,• ,I LARGE ROCK WALL EL. 924.0 II 0 .r•i ;, '-r -4 — 'i4 L4E= LI 1 1 : 1 4- F• L ;sNr1 .=; RK P _ I1 • • r2 . ,,. .. 5 1• I .. - 6 9156• OOL$LE A CAe' T WIT$+ FLAT A; X .268 RETNER OAAK ERON2E PiNesH PIPE w of , I $tt�10 PANAFLEX feCES +--" IVORY LETTERS ON A b ` CUB SPECIAL REO BACK CPO11C &-1.71.,.._ C ;"... L 0 0 ._- i ` „ii :,,---_- r PADIUS 1,-5. _ "" 1' PE A CABINET WITJi FLAT IRETAINER CA PK BRONZE FINISH�o �•L1 6 e PANAFLEX FACES L ?`e LETTERS SPECIAL CI-6 REG ON .4.r b —0,..f .-- A IVORY 8K40. t \SWITCH g 1/4' X 3' x 10' WELDINC PLATE 10' X .250 WALL SOLtARE TLE 1''a OARK BRONZE FINISH ' ELECTRICAL MSN 81G:4 t 12 ) 1-12 520 ;WHO LAMPS ON 13' CENTERS t 3 1 262-4120 BALLAST al - 13.2 TOTAL AMPS BFl.DNCRRY $ 2 i T-12 120 CW140 LAWS 2 SION S 11262-2520 BALLAST 2.60 TOTAL AMPS t PER $1c71 1 1 2 1 20 AAP CIRCUTS AECURFO 'N, r___s - a are $ 277/120 V TRANSFORMER CROUT FOLejAT.ON CONCRETE BENEATH BASE PLATES WIN $.YDAAL.UC CEMENT T TO TRANSFER LOAD TO FOi1GA T ION i • 1 -, 1' -0' 16' X 16' X 3/4' STEEL / - -- I /Pt ATE t 4 REOLIRED 5 - o Ni! \�5 o A�D .o o D ' ♦f+-1 HOLE FOR 1 . 9 . - • a -46 L._3/4' x 3' SOLFS LI. D, d Io� lo A >. p�°• . 1 1/2' HOLE -•.—� 1 1 . 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Nr11-4F' K F' �,�� 7 • • Individual Letter Facia Sign • Typical Installation • i L w 004 1 a • o 19) 041 . e— 1 ` 0 0 MN MANUFACTURER CUB COORDINATOR ") (414)459-4394 • • • HILLSIDE CROSSING ELK RIVER , MINNESOTA N .l . 0 x wa I w�I♦ • p A» Sj 4 A r """` °� �, SHEET INDEX Ill COVER SHEET 1 77 a'^ PRELIMINARY PLAT 2 PRELIMINARY SITE PLAN 3 / sem.. ' PRELIMINARY GRADING PLAN 4 PRELIMINARY UTILITY PLAN 5 A e ��ANS �, PRELIMINARY LIGHTING PLAN 6 a a l PRELIMINARY LANDSCAPE PLAN 7 34* / .„;wH_: . BUILDING ELEVATIONS 8 �` a t Q1 ♦ �ENOInM®/ O S m i C O S E V m u. ; 3 ELK ' : � . ,; „E, 1. miRIVER' H %►\ melsAirPqrul i- ,Ai J ( SEC.27,133,R26 S VICINTY MAP 0111130.61. S 312 DAI ,NERER.<ERREV INAT 11115 HILLSIDE CROSSING of .r PEW SAMARA ROVE RENONI jam o....,.waa.,....a. Eo 30203 By. As a.EaAREO BY NE oR uNMR EU( IW P. STA i EMO R,:s- Nr°MCT SUaERNSION AND .1 .,,°., UJCDI ln ,4,Dr PEGSRRED ENGNEIN „ ....... 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