6.4 - 6.6 ( >
Item#'s 6.4. - 6.6.
ty of � MEMORANDUM
lkRi•
ver TO: Planning Commission
FROM: Scott Harlicker, Planning Assistan
DATE: November 24, 1998
SUBJECT: Request by Associated Developers of
the Twin Cities, Inc. for Rezoning,
Preliminary Plat, and Conditional Use
Permit, Public Hearing Case No.'s
ZC 98-9, P 98-8 and CU 98-26
Request
Consider a request by Associated Developers for the following:
1. Rezoning 60.43 acres from C3 (Highway Commercial and R2b (Two family
• Residential) to PUD (Planned Unit Development)
2. Preliminary plat of 60 .43 acres into 9 commercial lots and 2 outlots
3. A conditional use permit for a 60.43 acre commercial Planned Unit
Development
Location
The southeast corner of Highway 169 and Main Street
Zoning/Land use
C3 (Highway Commercial and R2b (Two family Residential) / HB (Highway
Business)
Attachments
• Location map
• Development plans
• Memo from City Engineer
•
13065 Orono Parkway • P.O. Box 490 • Elk River, MN 55330 • TDD &Phone: (612) 441-7420 • Fax: (612)441-7425
Memo to Planning Commission/P 98-9
November 24, 1998
{Page 2
• Overview
The Commission had the opportunity to review and offer comments regarding
this proposal at the October 27th Regular Planning Commission meeting. The
applicant revised the proposal in response to comments received from the
Commission and staff. Revisions to the development plan include the
following:
• Eliminating the right in and right out on to County Road 12
• Eliminating the lot along County Road designated as a bank
• Reduced the amount of retail space between the retail store (Walmart)
and the home improvement store
• Expanded the size of Walmart
• Realigned the location and alignment of Walmart
• Eliminated 2 of the 3 outlots
• Reduced the width of the pedestrian access through the center of the main
parking lots
• Eliminated the Crossing Avenue as a through street
The project has three components:
1. Rezoning 60.43 acres from C3 (Highway Commercial and R2b (Two family
• Residential) to PUD (Planned Unit Development)
2. Preliminary plat of 60.43 acres into 9 commercial lots and 2 outlots
3. A conditional use permit for a 60.43 acre commercial Planned Unit
Development
Rezoning to Planned Unit Development
The first step in the review process is the consideration for the request to
rezone the property to Planned Unit Development (PUD). In order for the
Commission to consider a request to rezone to PUD a concept plan which
includes the following shall be submitted:
• A drawing showing existing conditions
• A conceptual site plan showing proposed uses, and general site data
• Generalized traffic information
• A conceptual plan for serving the PUD with sewer, water and storm sewer
facilities
The Planning Commission should review the proposed rezoning based on the
• following criteria:
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Memo to Planning Commission/P 98-9
November 24, 1998
(Page 3
• ii. The uses allowed in a PUD shall be limited to
land uses consistent with the City' s Comprehensive
Plan and Land Use Map, and to those uses identified in
the Concept Plan for the PUD zoning district and the
Conditional Use Permit for the PUD.
iii. The area of land to be included in a PUD
shall be in uniform control of the applicant.
iv. A PUD shall be designed to form a desirable
unified environment within its proposed boundaries,
including uniform design elements, landscaping,
lighting and signage.
v. A PUD shall not cause undesirable impacts
on adjacent lands and land uses. In particular, uses
on the PUD perimeter shall be compatible with adjacent
uses outside the PUD.
vi. A PUD shall be served by adequate
transportation, water, sanitary sewer and drainage
systems.
vii. A PUD shall not adversely affect existing
or proposed parks, schools, streets or other public
IIIfacilities.
The Commission should also take into consideration the existing conditions
within the area directly and indirectly affected by the proposal, the
conservation of property values, the use to which the property affected is
being devoted at the time and the relevant portions of the land use plan.
Approval of the rezoning request will include approval of the concept plan for
the PUD zoning district and approval of generalized land uses to be
permitted in the PUD zoning district.
Staff feels the applicant has met the criteria for rezoning to PUD and
recommends the Planning Commission recommend approval of the rezoning
request to PUD.
Preliminary Plat
At the writing of this report staff had not received revised preliminary plat
and is therefore not able to offer comments regarding it.
Conditional Use Permit for PUD
IIII
\\elkriver\sys\shrdoc\planning\scott\p98-9rev.doc
Memo to Planning Commission/P 98-9
November 24, 1998
{Page 4
• At the writing of this report staff had not received a full set of revised plans
for this project. The only plans available for review was the concept plan;
therefore, staff comments will only pertain to the concept plan.
General Layout
The project consists of 9 commercial lots. Walmart will be located on a 21
acre lot and the home improvement store, along with an attached retail store
and a freestanding retail store, will be located on a 15 acre lot. The square
footage of the retail stores was not included on the plans. The 5 freestanding
sites along highway 169 have not changed from the original plans. The office
lot adjacent to the wetland at the corner of 3rd Avenue and Crossing Avenue
has been combined with the outlot that included the wetland. The
office/service lot on the south end of the project has been combined with the
outlot that included the wetland at the intersection of Crossing Avenue and
Tyler Street.
The proposed layout seems to open up the project and makes it appear less
crowded than the original plans. The open area, which includes wetlands,
around Walmart and the proposed office lot could be turned into an amenity
for the site if landscaped properly.
• Access and Parking
Because the square footage of the retail was not included on the plans, it is
not possible to determine if the plans meet the parking requirements. The
parking calculations along with the square footage of the building should be
included on the plans.
The layout of the parking lots for the home improvement center and Walmart
have been changed. The parking lots are not connected on the revised plans.
They are separated by a narrow strip (10 feet wide). Within this strip is a
proposed sidewalk. However, with parking proposed on both sides there is not
sufficient room to provide for a comfortable pedestrian access. If parking is to
be included along the strip, the area should be widened so that landscaping
can be included along the sidewalk. Additional landscaped islands should be
included at midpoints of the parking aisles to break up the long rows of
parking stalls, to provide some relief to the expanse of pavement, to help
control traffic flow and provide shade.
Access into the project will be provided by Crossing Avenue. Crossing Avenue
is not proposed to continue through the project. The public right-of-way from
3rd Avenue will end at the south property line of lot 4, which is located along
• Highway 169. The public right-of-way from Tyler Street will end at the west
\\elkriver\sys\shrdoc\planning\scott\p98-9rev.doc
Memo to Planning Commission/P 98-9
November 24, 1998
{Page 5
• boundary of the plat so that access can be provided to the adjacent property.
A private access drive will continue through the project and connect the 2
portions of public streets. The Police Department and Fire Chief have looked
at this concept and did not have any concerns. The Streets Superintendent is
also reviewing the concepts and will be offering comments.
A right in/right out is proposed from Tyler Street to the Rear of the proposed
home improvement store. It will provide access to the loading areas at the
rear of the building. A break in the median on Tyler Street is also shown. No
median break will be permitted.
The loading area for both Walmart and the home improvement store face
arterial streets. Provisions for screening the loading areas should be included
in the plans.
Pedestrian Access
A sidewalk is proposed along the west side of Crossing Avenue and will end
midway between the parking lots for the two major tenants. It is the
proposed to cross the access drive and continue east along a narrow strip of
land that separates the two parking lots. No pedestrian connection is
• proposed for Walmart. Staff is recommending the sidewalk be continued
trough the project and connect with Tyler Street and a pedestrian connection
be provided to Walmart. A pedestrian connection is proposed to the Elk River
Business Park, which is directly south of this project. An 8 foot bituminous
trail is proposed along 3rd Avenue and County Road 12. City standards
require a 10 foot trail width.
Utility Easements
The site contains several powerline easements and a natural gasline
easement. These easements will impact the various lots in that the
placement of structures will be restricted to areas generally outside of the
easements. The applicant is working with the natural gas company on
relocating the gas line. The proposed location for the gas line should be
shown on the development plans. A portion of the home improvement
building is located within a UPA powerline easement. The applicant is
working with UPA regarding what type of development can occur within the
easement.
Recommendation
It is recommended the Planning Commission recommend approval of the
• rezoning request to PUD with the following findings:
\\elkriver\sys\shrdoc\planning\scott\p98-9rev.doc
Memo to Planning Commission/P 98-9
November 24, 1998
(Page 6
• 1. The proposed rezoning complies with the regulations set forth in Section
900.12(17).
2. The rezoning is consistent with the Comprehensive Land Use Plan
designation of HC (Highway Commercial).
3. Times and conditions have changed to warrant the development of this
property as a PUD.
4. The proposed PUD zoning is compatible with the adjacent zoning
districts.
5. The property is within the urban service area and is able to be serviced by
municipal sewer and water.
It is also recommended the proposed preliminary plat and conditional use
permit for the PUD be postponed until the December Planning Commission
meeting.
•
•
\\elkriver\sys\shrdoc\planning\scott\p98-9rev.doc
40
ELK RIVER CI
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INDEX:
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7303 88417 8(21111 r I(2
1116 19530 SPRUCE 3rr
rn7 19138 999011E 20
1319 191.74 VOILE IS'
1319 19161 SPRCE IT
1321 99191
LID 16322 9291111E IY
1322 98760 6211 N'
7323 88362 8211 r
1324 98191 0E9112 12
- 1325 86411 7'1010,1,611 m
- PERM1326 88438 10,1,611Sf'.r
9091225 P �®6'.r
•-, 1122 98960 1291131 0
.••• •As...d
• TREES LOCATED BY SONDE ENGINEERING, INC., 12/93
TREE NOTES AND SYMBOLS
A Denotes Ash
( - I Denotes Medi—— _ C Denotes Cottonwood
'.,`` ��'( E Denotes Ela
L Denotes Locust
— — �_,:. , • 11 M Denotes Maple
„♦ EI Denotes Oak
1=`...= J' v Denotes VII1o.
- 'S. 0v Denotes 025500od
. \ PP Denotes Poplar
{
Tree types and 5!285 are shorn tlw19
j - N I Denotes IP&rch
.. _ s..... .. (17) Denotes rurber of trees In cluster
T-
•
NORTH
-I-7
0 50 100 200 400
9 ::111 WY IEr fiZ/
,e.,rA l9rM n5s~ EXISTING CONDITIONS ''e PREPASSREDR ��
'810 ELK RIVER CROSSING AOCIATTED DEVELOPERS s A
- 32
(1n Croton/ ELK RIVER, MINNESOTA �1o6sy 8
0 , ,c_______
1
/ld// �` ~'-,-, OUTLOT A
f r// rTWo1 JS TRAA. - 1 ,_...n..-.—a..r-_r----s;
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ov w<wcurri umm s�
1,000 S.F.
j 223 SFATS\`
. .. ..7[wAIK \
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i q ,7 i . \' CROSS MOM
Z OS UMTS ———
Lal P , 1 i rTUrrOU5 MAL — — -
i1 3 — -- --i-i
W I GA3/COrv. REST JR*T i —.----
• — L
7,500 — /
Q I 4'500 L. , • TS —t os ---ice ----
CI II2 a`"°" ——— —-- --
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1
DEVELOPMENT SUMMARY
LOT 1, BLOCK 1
L0T AREA 70,100 SF OR 1.70 ACNES
LOT 2, BLOCK I
LOT AREA 49,500 ST OR 1.14 ACRES
LOT 3, BLOCK I
o LOT AREA 00,]00 ST OR 0.07 ACRES
II OUTLQT-B Vi LOT 4, BLOCK 1
(.�.��+-" LOT AREA 71,900 Si 0R 1.0 ACRES
PROPOSED TYL'}EaR�(/S'T7_I -= _ — .— --3 LOT 5, BLOCK 1
��p 1iL I.J.-3 T' •-• r r te••_-••^�•• LOT AREA 76.700 Y OR 1.70 ACRES
J JT J- / LOT 1, BLOCK 2
-- I
/ / LOT AREA 750,700 Sr OR 004 AGES
I
/ 7 LOT 2, BLOCK 2
♦ / LOT AREA 070,000 SF OR 71.40 ACRES
-
I /
LOT 3, BLOCK 2
LOT ANG 997A00 t OR 17.71 ALINES
3 / I 1 // LOT 1, BLOCK 3
NOTE ILPRO6tLE11T LOT AREA 704,700 SF OR 4.40 ACES
40'4� / OUTLOT A
ARIA 07,400 Sf OR 771 AGES
/ /. / ounoT B
- - -y _ _ v, 6'pONCRETE 0'NK AREA 11,500 SE OR OM AE%S
Igg
I 1/4.7,,,, 1
70000 S.F.
/ 1
47./f7.
irl ...
/
p (1 e‘ to
1
IIIIIIMINI
/
/ ♦0 /
/ 7 ♦ /
19 ( DEVELOPMENT NOTES
Ii ". or _, _ _
I. AREA ANALYSIS
__ OR055 AREA X7!7{0�.�7p11 AAACORREESy
�- LOSS RICHT-Or-WAY ;nal
NET AREA
_
_._ 7. PROPOSED ZG4NG FLAMED WT DORLLWIDR
- =d C-------- __ — — \ \ S EASELOIT SCHEDULE
Z
2..--._� _ ERONT YARDS 10 FEET
— —— SIDE TAROS 0 FEET
— — _ =` REAR YARDS I FELT
-— ` ``\ OYER OT11715(CENTERED) 20 FEET
` ---\ ` FONONO AREASATERAAOS 100 YEAR HVL
\
` \ 4. SETBAOES
FRONT YARD(ADJACENT TO STREETS) 75 FELT
REAR YARD 40 FEET
S ALL LAIC 10MS ROMND TO THE NEAREST MOT.
�� �, ,_ ALL LOT AREAS ROIL TO TOO WARM 100 SQUARE FELT.
& OOILOTS A t 0 SHALL JE DEEDED TO THE OTY.
NORTH
0 eoloo 200 400 /-
ar 100 WET Kr. 7 �!/
'76-6010
01 PRELIMINARY DEVELOPMENT PLAN PARED FOR:
GAJ
ELK RIVER CROSSING P ASSOCIATED DEVELOPERS 4 B
On Fo.com ELK RIVER. MINNESOTA rRL s7 8
0
P — — — IZ .
/ OUTLOT
n.DD a
tt.Mm
I / PROPOSED TY
/ _
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��. /
`5 /'
I /
I /
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•
// tr2 i
/ SIM NAM
I /
/ I.
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304
5
a .� •
q 300.100 r
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/ SF
9 ptad RpS$1N�' 0,\6-144- ♦ „f0°.ala ACM
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nim r
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/ i
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5_,.4 17 / , /
ayaeo n to o n NDpfgr calm 11uT m4 IUx+•t ertl•DCD 9Y,2
DacT tsa.vim nur i w.aAY
t II/I9/944 .. I[VttD t2 tIM1.LOT U[t - - OM DJ/ 4 t[',Dt(u�OfA M'UK c.M[[T• iii 1FRA 'AO.Moro
• W.V. r ADM touwY.ta..DDm WILDS D Dart' •MwW M (U. phone 61
RYB fox 612/
NO WR Sr FLAWS S rA• DAR A • MOWS D•IL CON.
>,NWIJS R(N4M,c 9/28/08 D.n 9/2ene - IIcC.nDt lr.Bo.1 E-Mod. t
R'c,n. 21eM ir.
1.121-01
1163
OUTLOT B
TER STREET
207
CO
A
3 H
MAX f H
1&51 A S ? c
LO
205700 V
w.0545
rnZ
C
QQ 1
I 6 X
DEVELOPMENT NOTES
1, ARu ROSSARALAR
Loss AREA m.n ACRES
lLESSIT RENT-CP-IAT Ip, AH
NET AREA I0.
Z PROPOSED ZONING
PLUMED WT OE140R1[Mf
521
31b l (ASEJOI1 SCiEDIL(
SI
FRDNT FARROS I FEET
SIDE rums a FEET
REAR TAROS 6 MET
thER LnILME5(CENTERED) 700 20 50
POONA AREAS/5E1-RMRED) MT NULL.
4 SE1BA03
lacer YARD(ADJACENT 10 STREETS) 23 FEET
REAR TARO 40 MEET
S ALL OUO,90NS ROUNDED TO 00 NEAREST FOOT.
All LOT AREAS ROIMOFD TO INC NEAREST 100 SQUARE FEEL
- S OUBD75 ARB SNAIL RE DEEDED 70 TIE OTT.
— - -
NORTH
0 bil-10 200 400
'KO SEv. J /
5n°'°"'^161/5540t4 /544 PRELIMINARY PLAT '° PREPARED FOR: 0,3
C `'
/476-6010 'S B
76-85J2 ELK RIVER CROSSING ASSOCIATED DEVELOPERS a
,io fro.com ELK RIVER, MINNESOTA 10667 8
u If
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X .. INIMIMININE
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•OSED0TYLER STREET —�•— �!r
.... —............... .... a._—�_-.a _-.3
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___,,,....
. rc--_=.....• --- --M.:A.11 1
L POND #13 �illri., \ ws. - #
xt SLOPE-,.„ NW.878.0 „ ,....k:.,.....,..:,...,...
.v!XYy
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+� OND /1
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tio
LCPE
NW.OSLO 1 NUE 8808
NET WFt l•0.3{AR. �� F1 �..
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8805
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i ':1 .l 1 Na, I;
f 1 1 •
/// v.
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/,
' ft./ c.,
114 ../:`
T3 NIA{ wAN o ,__ - - NOTES
��
I.TURP ESTABUSHNENT:
L /,._..,111,11111111., ALL DISTURBED AREA;EXCEPT PADS AND IHR.CHYS SHALL BE RESTORED
I'S.� WPI NNNW{.TOPSOIL AND SEEDED AND WACHED WMN 30 GAYS
{ Of COMPLETION CP 811E GRAM& SEEDING STALL BE I1N/DOT NIXTURE
-�� , NO.5(OR APPROVED EQUAL).
I SEEDING AREAS SHALL BE SEEDED,YULClED,AND DISC-ANCHORED
1 SUGAR IRLCHNC QUANTITY SHALL BE 2 TONS PER ACRE. KICK SLOPES
1 .- .. EXCEED 4:1.A POLYPROPYIF 1E NETTNC OR 17000 FIBER BLANKET SHALL
T _ - - PROVDED AND STAKED OVER THE MULCHED AREA.
2,WY BESTAND PERNUANAC7U ANO SR PES(NAP .SHALL
C TOIAPL,AS REQVAIN
SILT FENCE NSTALLATI011.
/
I PROPOSED SPOT ELEVATIONS ARE TO THE CUTIERNE UNLESS OTHERWISE NOTED
——— h --,...�-,-
4.AU.SLOPES,SHALL BE GRADED TO 31 OR RATTER.INSTALL TURF
J''^� ESTAERANIIENT NAT ON AU.SLOPES II AND STEEPER.
.....-,a --__ :./ SNOWA CM/TOURS SNOW C0.R0.12 AND TYLER STREET ARE PROPOSED
-_ /,' ELEVATORS PER CITY OE ELX RIVER CONSTRUCTION PLANS
fT ....J.
- LEGEND
-": '.. EXISTING CONTOURS .. -. .- .-----.-..
EXISTING STORM SERER ��P 3- -r
••'.L 0(1511NG WETLANDS ...
PROPOSED ERO0ON CONTROL FENCE — — —
�! PROPOSED SPOT ELEVATION X 891.0
�- -�� PROPOSED CONTOUR OQQ
PROPOSED STORM SEWER O--ST >—...-40
s(..K1 ,
NORTH
o soioo sooe 2 V
MHZ {oo
DEET RLv, G c.?"goo"roma° 5044 PRELIMINARY GRADING PLAN - PREPARED FOR: /
/475-60I0 OW tAot Ihl
6 B
—85.32 ELK RIVER CROSSING ASSOCIATED DEVELOPERS U
iddOn fro tom RIX RIVP.R, 31INNPSOTA N5' R
Y
/ OUTLOT
NW
Wil.O.7a 6o.n; ; /��\1• `..:.
/
1
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p� .POND y11 wvt eee,oASEDPOND !JIV/
S 1
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I r[7 M..LDr♦a' �' • Mai
1 �/
vE PROPOSED
r MM i'. ' R• SING 4 �v m119 nc.w.o Eu a(BY THE te)/ i
9rv,66].6
41 �:�� 1 mt.«,A
Z I I 1 SAN UV
,ov 006.3 3
W nv.Ml0 woo WV.6841.3
..E.1117,0
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. un.M .. MCC WE iv. .� ,. a....w wN. 14
phone 6121
to/92/99 .r am.ww...o.i+o POO pr --- p� b�..... 4�r.• /Or 611/411
w DOE n rr..,e w9 art n MUMS o4rt tor. Ne0 r..r ew
wrHo,fus arNarwt - 9/26/96 o.rt 9/16/96 aa.w. 21636 ii 6,M",k. E-Mo]: coo
I
1
T�
PROPOSEDaTYLER STREET sAN7 OUTL
OT B r
—— ..
��fyy(�Rt NK 875.0 Cr. 10p11 au7
_t� CiRlICT11C HK 679.6 ld .. • I '18.ma,* 1 t70 alt{>0{r net)
P .6 A POND #14
Is3Ww biWT.SED POND #3 064.678.0
C*N {N 680.0 pC{—/ MK 800 5
HK 881.8 10P p6.3 .1
I /'�'
WET VOL.0.34 Ac.Ft • / ra&ice
SED POND #4
3 NK 879.0
• HK 660.5
Ot WET 41..-0.26 AP FI
I
I SAN YM
FTE.2163.6 I Tib 4iOP 867.6
INv.Bess I 2
SAN NH
LJ TIP 892.2 d'
(ZINV.665.0 I'l
�yN 7Q, II
TO
1 •
C• 1 • 666/
p WWI I5 16412/2.11:111.
SAN 0H
TaP ea7.2
CIna,NH
T 689.9 SAN uH
p l'-TDPn-7 cp /
`.J g NN
� 4,...... TOP e69.x
TOP 1189.1
NOTES
1)AU.SANITARY SEWER LINES MALL BE C PN;.
_ 2)AU.WATER LINES SHALL BE DUCTILE IRON
—- 0.611(55 710110 OTHERAISE.
— 5)ALL WATER SEANCE LINES TO BE 6'OR 8 DIP,
— — AND AU.SANITARY SEWER SEANCE LUES TO
BE 4'OR 8'P,C.
\ LEGEND
•
;,TNC STORY SEWER .?—$1--4-,.....-.....CS
E87,T1NG 5ANTARY SEWER
0X1`.,0610 WATERYAIN
080,1810 BURIED TELEPHONE UNE
• 0X11,1810 OVERHEAD ELECTRIC LINE
PROPOSED STORY SEWER 61--•••—{T >--.....4
PRCPO5E0 5AN17ARY SEWER ♦—S 4.......-.....I
PROPOSED W710817IN —C •
PR0005ED SANITARY SEWER(BY all) 0---5V --•-4—-0
�— -� PROPOSED WATERMAN(BY CITY) ---IV———F—-
� PR(A'OSED HYDRANT k GALE VALVE —1-..----
.
»
(..(---1
NORTH
0 5COw200 1
7"'1
11,
IIIIIIONO
5544 PRELIMINARY UTILITY PLAN 100PREPARED FOR: WHET I; ci7
76-6010 lCbt F'a 7 B d��
-8532 ELK RIVER CROSSING ASSOCIATED DEVELOPERS
p111.D,cam ELIC RIVER, MINNESOTA 10667 I 8
vETLAND B3 ........i.
'
;/ [
1/ . .. \.•... ,•
SED POND OUTLOT A
,,
•
/ -1 T VP..0,7'-'....- NM.1036.3
4,...,.., . 1 pa rt
. •
/ ..
, '-. PROPOSED TYLER
,,,,..„. ., "k-,........,
•
--..;.,
..,.....4„..:..„„ ..
I. ,?, / ,.,, ................ .....
Ilk. ,„,.., , ....,...„..:..........
..i.p:g.
•a• 4iiiii.%:7. VETLAND'OI, ,.
(9' / / Wlipipii Icrounoi ArA ••
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sliqpi ettr.2
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/ iiii.,..,,:'• 1 4
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2 LEGEND
.)lil1114 NTIWT101
., t, • K00117 9)7.[1X44 OK0VA11O1 POLIS
(04 Vml POS).TP•V MOVE 101E 9171[0
1 .. UM
----- AAS$JTU AKA!LATTER NMI SI SLOTT
•
DO
��� Vc0 - NOTES:
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;1 °' 1. Landscape concept plan establishes the general theme Q;
t for the development area that Individual elle plans wall
® � ;, follow. As sates are developed,detailed landcape plans
—� � • will be submitted. W
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- will be planted with standani turf grass. C
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native grass species as outlined within the plan. CD
4. All parking bland areas shall be planted with a 8
groundcover of native grasses as outlined within the plan. CO
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5. AI planting Islands shall be irrigated. J
6. Signage for the development area will be designed to Ca
--_ meet all code ulrements and will follow a common =
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_. -- - _-_ __- architectural theme through the use of common materials Q.
- and color. Detailed sign designs to be submitted as
. development occurs. QG
7. General lighting standards will be designed to meet city V
code requirements,security and safety needs.
( -----1 Streetscape and perking lot tlghtlng will use downcast101.
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fixtures designed to eltninate glare. Development will §
NORTH utilize complementary lighting standards and fixture ?
throughout Detailed lighting plans will be submitted with i �'m
_ the she plan approval process and will follow these A-ggg
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Howard R. Green Company -
CONSULTING ENGINEERS r'of °lT71;MOS
Formerly MSA
Consulting Engineers
November 20, 1998
File: 800112)-0240
Honorable Chairman and Planning Commission
City of Elk River
13065 Orono Parkway
Elk River, MN 55330
RE: ELK RIVER CROSSING REVIEW
Dear Planning Commission Members:
Since the last Planning Commission review of the Elk River Crossing proposal, the
developer has submitted a revised site plan, and late yesterday we received a revised
grading plan and storm sewer calculations. At the time of this memo, we have .not had
sufficient time to review the drainage calculations and grading plan in detail. 1/Je will
• have this review completed by the Planning Commission meeting next Tuesday.
The revised site plan has removed the right-in/right-out off of County Road -12 and
reconfigured the layout of the two large retail sites. In doing this, one small outot was
removed and the strip retail between the two large retail sites was removed. With regard
to public road, the site plan now shows public road coming into the site off of Mair Street
approximately 1,000 feet where the road would enter directly into the parking lot. Public
road also comes in easterly off of Tyler Street approximately the same length and also
enters into the parking lot of the two large retail centers. There would be continuous
roadway around the site, but as shown, approximately 1,000 feet from each entrance
would be publicly owned with the remainder connecting those two roads being pr:vately
owned. I have reviewed this layout with Street Superintendent Phil Hals, and he is
satisfied with the proposed road concept.
We note that there is still a full-access shown off of Tyler Street to the rear of one of the
large retail centers. We would recommend as we have before, that this be a right-
in/right-out only, and that the median in Tyler Street be continued past this access point.
The grading plan shows the median continued through the southerly main access to the
site off of Tyler Street. We assume that this is an error and that this access point will be
provided full left turning movements. The grading plan does now show all pond slopes
at a 3:1 slope or flatter.
•
\LSP N WFS\VOLI IDATAIP ROJ18001121102401112-2004.nov.doc
sa/ze'd eT :60 866T-0z-r10N
• City of Elk River Planning Commission
November 20, 1998
Page 2
We will be available at your November 24, 1998 Planning Commission meeting, and at
that time, we will have more detailed comments regarding the grading plan ar d the
storm drainage calculations. In the meantime, if you have any questions, please call.
Sincerely,
Howard R. Green Company
Sii#4(dateAl
Terry J. naurer, P.E.
TJM/st
•
•
Howard R. Green Company
11SPNWFSIVOLIIDATA\PROJ1900112j10e2 NSACRNSd NGlNEERS
S0iz0'd 01 :60 8661-0Z-nON
INGRAHAM
ASSOCIATES
•
City Planning
landscape Architecture
Park Planning 8 Design
Land Use Planning
November 19, 1998
Mr. Scott Harlecker, Assistant City Planner
City of Elk River
P.O. Box 490
13065 Orono Parkway
Elk River, MN 55330
Re: Elk River Crossings
Landscaping Concept Plan
Dear Mr. Harlecker and Members of the Planning Commission and City Council:
. Attached to the Elk River Crossings Preliminary Plat submission is a copy of the
Landscaping Concept Plan. The Plan illustrates the general landscape theme for the
development and focuses on the landscape character of the perimeter streets, wetlands,
ponds and pedestrian connections. The plan also identifies conceptual sign locations and
coordinated parking lot and streetscape lighting.
The Landscape Concept Plan establishes the general theme that individual site plans will
follow and ensures a coordinated public image for the development. As sites are
developed, detailed landscape plans will be submitted that follow the theme established
by the concept plan and respond to each site's individual architectural, circulation and
aesthetic needs.
Streetscape, Parking Lot and Perimeter Landscaping
The Elk River Crossings planting plan is composed largely of plants that are native to the
area and are typically found within an oak savanna or oak opening landscape that is
found throughout Elk River. The use of native plants ensures hardy species and a natural
look to the landscape. The recommended tree species will be Northern Red Oak, Swamp
White Oak, and White Ash. The perimeter streets will be primarily shade trees
commonly found within an Oak landscape that are hardy in streetscape conditions.
Recommended trees in this category are White Ash, Honeylocust and Littleleaf Linden.
•
2659 Dupont Avenue South Suite 100 Minneapolis, MN 55408 (612)377-2500 telephone (612)377.1010 facsimile
• The parking islands within the plan will also be planted with similar shade trees that are
salt tolerant to provide both interest and hardiness. Native grasses that are drought
tolerant will be used as the groundcover within the islands. The grasses will serve to
soften the hard line of the parking areas while creating a visual link to the native grasses
planted in the wetland areas.
Accent planting including different varieties of hardy Oaks, understory trees such as
Cherry, and native shrubs will be located at all vehicular entrances and along the main
pedestrian pathways. The main pedestrian focal point is the central crossing in the
middle of the development from the roadway to the shopping areas. This area utilizes all
types of plants used within the plan to create a united theme and rich texture at a scale
that is more suitable for a pedestrian.
Wetlands and Ponds
The use of native grasses around the ponds and wetland edges creates an attractive
natural edge and low maintenance requirements. The native grasses will stabilize the
slope areas, add color and provide added benefit to the environmental function of the
wetlands. The grasses will be a mixed variety and will include species that have interest
through all the seasons including winter.
Landscape Screening
• The delivery areas are at a lower elevation than the adjacent public street that will
minimize views of the area from the street. Wetlands and ponds provide separation
between the delivery area and the public street. In addition, significant plantings will
screen the delivery area form public view. A mix of evergreens, deciduous trees and
shrub masses will buffer the rear of the shopping area and create a pleasing view for
passing motorists.
Lighting and Signage
All lighting will be designed to meet city code requirements, security and safety needs
and to be aesthetically pleasing. The streetscape and parking lot lighting will use
downcast fixtures designed to eliminate glare. It is anticipated that the lighting fixtures
will mounted on 40 foot high light pole standards and that development will utilize
complementary lighting standards and fixture throughout. Detailed lighting plans will be
submitted with the site plan approval process and follow these standards. Architectural
and pedestrian lighting will supplement the streetscape and parking lot lighting and will
be designed to compliment the building architecture and to highlight selected walkways.
The Plan shows concept location for a center identification sign along Highway 169 and
entry signs at the major entrances to the shopping center. The sign package will be
designed to meet city code requirement and all signs will follow a common architectural
• theme through the use of common materials and color.
• Summary
The Elk River Crossings Landscaping Concept Plan establishes a diverse and high quality
landscape and is designed to act as the guide for the detailed landscaping which will
accompany the subsequent site plan reviews and approvals. The Plan uses many native
trees, shade trees, shrubs, and grasses to recreate a natural landscape character. The Plan
also uses ornamental plants as accents and focal point and to add seasonal color.
If you have any questions about the landscaping concept plan contact Greg Ingraham or
Wendy Anderson at (612) 377-2500.
Sincerely,
Greg Ingraham, MCP
Landscape Architect
IP
•