6.6 Item# 6.6.
ty of � MEMORANDUM
lk •
River TO: Planning Commission
FROM: Steve Ach, City Planner,,
DATE: April 28, 1998
SUBJECT: Conditional Use Permit Request by
HTG Architects (Norwest Bank),
Public Hearing Case No. CU 98-11
Request
HTG Architects is requesting a conditional use permit for site plan review to
construct a financial institution in the Elk Park Center Planned Unit
Development.
Location
• Lot 1, Block 1, Elk Park Center 3rd Addition (the southwest corner of 193rd
and Highway 169).
Zoning/Land Use
PUD (Planned Unit Development) / HB (Highway Business)
Attachments
• Zoning map
• Memo from City Engineer dated April?..�1998
• Proposed development plans
• Letter From Jeffrey Pflipson (HTG Architects)
Overview
Norwest Bank is proposing to construct a 4,630 square foot financial
institution along with 6 drive-thru teller lanes on the south side of the
building. The construction of this financial institution will complete the so-
called north end of Elk Park Center, which is that portion between Freeport,
Jackson, 193rd and Highway 169. Immediately to the south of this proposed
• development is the Twin City Federal Financial Corporation site, which they
13065 Orono Parkway • P.O. Box 490 • Elk River, MN 55330 • TDD &Phone: (612) 441-7420 • Fax: (612)441-7425
Memo to Planning Commission/CU 98-11
April 28, 1998
Page 2
IP have received a conditional use permit for and may begin construction later
this year.
Bank Hours
The bank is expected to have 10 - 12 employees on site throughout a typical
work day. The banking hours of operation will be as follows:
The auto bank - Monday through Friday, 7 a.m. to 6 p.m.
Saturday, 8 a.m. to 12 noon
Bank - Monday through Friday;, 9 a.m. to 5 p.m.
Saturday, 8 a.m. to 12 noon
These hours are similar to TCF, with the only exception that TCF will be
open one hour later than the hours proposed by Norwest Bank.
Project Overview
Attached is a letter from Jeffrey Pflipsen from HTG Architects, giving a
general overview of the proposed bank facility. Please refer to this letter for
additional information.
• Site Plan Review
As with all conditional use permits in the Elk Park Center Planned Unit
Development, a complete site plan review is required. The staff review
committee has reviewed the proposed development plans and would offer the
following comments:
A. Parking and Circulation
1. One of the primary issues associated with this development is
the access point onto Jackson Road. When Elk Park Center was
originally presented to the City, the traffic studies at that time
suggested there be no access between Highway 169 and
Freeport Avenue along Jackson Road. The north end of the
development has changed slightly since the original plans have
been submitted and approved by the City. For example, the
number of lots has been reduced from 3 to 2. In addition, the
specific mix of tenants are now known which helps in preparing
a specific traffic study for the proposed developments. The City
Engineer will elaborate on this issue in his report to the
Planning Commission. At the time of this report a traffic study
•
from the architect has not been received. Staff would
s:\planning\pc\cu98-11.doc
Memo to Planning Commission/CU 98-11
April 28, 1998
Page 3
• recommend the Planning Commission postpone action until this
report has been submitted and reviewed.
2. The site is proposed to have two access points; one off of Jackson
Road and another off of Freeport Avenue. The access off of
Freeport Avenue will be a shared driveway with TCF
immediately to the south. The driveway's design as it intersects
with Freeport Avenue will allow for both left and right turn
movements from both these parcels onto Freeport Avenue.
Since this will be a shared driveway, a cross access agreement
will need to be executed between the two properties to allow for
ingress and egress.
3. As mentioned, there are six drive-thru lanes for the auto bank.
Each of these lanes provides for queuing for 5 vehicles as
prescribed in the ordinance. The one modification staff would
recommend is reducing the opening of the driveway as the cars
leave the auto bank onto the private driveway. The proposed
plans show a driveway opening of 74 feet. Staff would
recommend tapering this driveway down to a driveway opening
of approximately 36 feet to control the vehicles leaving the auto
• bank. In addition, the auto bank entrance from the west could
be narrowed in a similar manner. This may reduce the queuing
distance; however, with the number of drive-thru lanes, this
should not be a problem.
4. The plans show a future building expansion of 4,000 square feet
extending to the west of the proposed building. The addition
would eliminate some of the parking stalls proposed with the
first addition. The future addition will require additional
parking and based on the plan that has been submitted it is
unclear where the required parking would occur. The plan does
reflect future parking stalls, however, it doesn't appear the
ordinance requirement is being met. The first phase as
proposed meets all the City parking requirements.
5. The driveway onto Jackson Road is designed at 28 feet which
will allow for two-way traffic. As proposed, the driveway
intersects with Jackson Road at an angle which should be
adjusted by curving the driveway and creating a perpendicular
intersection with Jackson Road.
6. The retaining wall along the northern parking area is about 2
1111 feet from the pedestrian trail. The wall is three feet high.
s:\planning\pc\cu98-11.doc
Memo to Planning Commission/CU 98-11
April 28, 1998
Page 4
• Either the grade between the wall and trail should be flattened
or a greater distance between the trail and retaining wall be
achieved. This may require eliminating parking stall number
(9).
B. Landscaping
1. Depending upon the number of existing trees that are saved,
there may be additional landscaping required to meet the City's
ordinance. The traffic study may require some of the trees to be
removed along Jackson Road and 193rd to increase the site
distance from the driveway onto Jackson, back towards 193rd
and Highway 169. Once it is known the number of existing
trees that will have to be removed, an accurate determination of
the required landscaping can be determined.
2. Staff would recommend some additional conifers be planted
immediately west of the 10 future parking stalls to soften the
appearance from Jackson Road towards the multiple drive-thru
lanes on the south side of the building.
• C. Pedestrian Circulation
1. An easement will need to be described for the existing
bituminous trail that cuts the northwest corner of the property
along Jackson Road.
2. One of the conditions for the TCF site plan approval was to
extend a sidewalk from Freeport Avenue along the west edge of
the private drive which serves the TCF and Norwest Bank site.
It is recommended that Norwest Bank also provide a sidewalk
extension to meet up with this sidewalk to encourage pedestrian
access to the site.
3. If the new access drive is constructed onto Jackson Road,
pedestrian ramps would need to be provided on both sides of the
entrance drive for the bituminous trail.
4. A connection from the bituminous trail along Jackson Avenue to
the sidewalk system internal to the site should be provided.
This is consistent with other developments to encourage as
much pedestrian access as possible.
•
s:\planning\pc\cu98-11.doc
Memo to Planning Commission/CU 98-11
April 28, 1998
Page 5
• D. Refuse Collection
1. The proposed trash enclosure will need to be relocated so it is
further away from the property line, since the municipal
utilities has indicated they will need to use this easement for
extension of electrical service.
E. Signage
1. Proposed signage will need to be submitted for review prior to
issuance of a sign permit.
2. The proposed location of the monument sign is in a drainage and
utility easement. A location outside this easement will be
necessary.
Recommendation
It is recommended the Planning Commission recommend approval of the
conditional use permit request by HTG Architects (Norwest Bank) to
construct a financial institution along with 6 drive-thru lanes with the
• following conditions:
1. All of the comments outlined in the site plan review section of this
report be incorporated into the revised set of plans for approval.
2. Comments from the City Engineer's memo dated April , 1998, be
incorporated into the revised set of plans for approval.
3. Signage meet the requirements of the Elk Park Center Planned Unit
Development.
4. Four sets of revised plans be submitted back to the City for review and
approval prior to issuance of a building permit.
•
s:\planning\pc\cu98-11.doc
I, •
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:06, Orono Parkwav • P.O. :`,CK --9n,' CASE. C to) q g di.. I -
Elk River. ,,IN
O -'" ' 11 St
-�� Howarc R, Green Company
CONSULTING ENGINEERS
L CONSULTING ENGINEERS
Formerly MSA
Consulting Engineers
April 22, 1998
File: 803520j-0240
Mr. Steve Ach
City Planner
City of Elk River
13065 Orono Pkwy
PO Box 490
Elk River, MN 55330-1900
RE: NORWEST BANK SITE PLAN REVIEW
Dear Mr. Ach:
As requested we have reviewed the submittal package for the proposed Norwest Bank facility at
the north end of Elk Park Center, 3rd Addition. The package was submitted by H. T. G.
Architects and consisted of a site plan, grading and utility plan, landscape plan, floor plan, and
exterior elevations. Based on our review and comments received at the staff review meeting we
411 would offer the following comments.
A. Site Plan
1. The main issue with the site plan would be the driveway access shown at the
south end of the lot onto Jackson Road. As you are aware, Elk Park Center was
approved with no access onto Jackson Road at this location. We have talked
with the architect for the project and a traffic engineer that he has retained to do
a traffic analysis relative to an access at this point. As of the date of this letter we
have seen no report from the architect's traffic engineer justifying the driveway
onto Jackson Road. We would recommend that the site plan not be approved
with the access onto Jackson Road until this data is available.
2. We question whether the large throat leading up to the drive thru is appropriate.
Perhaps the driveway should be narrowed slightly by bringing the curb line of the
north side of the drive thru area down into more of an island restricting the
access.
3. In the same regard, the 24 foot travel lane around the northwest side of the
building ought to be maintained by extending the concrete island out. This would
actually create one more parking spot in the western parking area. We believe
that this additional spot could be offset by the loss of one on the western row at
the south end. This spot, we believe, should be eliminated to allow an area for
cars to back out into when exiting the parking area.
•
1326 Energy Park Drive • St. Paul, MN 55108 • 612/644-4389 fax 612/644-9446 toll free 888/368-4389
Mr. Steve Ach
• April 22, 1998
Page Two
4. As shown on the site plan the existing bituminous trail along Jackson Road goes
onto this property at the northwest corner. This was done when the Elk Park
Center area was originally developed in an effort to save trees in this area. This
trail needs to be provided an easement for it to remain here, or needs to be
relocated into the right-of-way. It appears that the trail's current location falls
within the 25-foot building set back and the site could easily provide an easement
to cover this area. We would also recommend that some appropriate point a
sidewalk into the site be provided from the bituminous trail.
5. The trash enclosure at the southeast corner of the site is within an existing
drainage and utility easement, which is needed for electrical service. The trash
enclosure should be moved to a better location that would meet the required
setbacks. Also, the curb on the far east side of the site appears not to meet
setback requirements.
B. Grading and Utility Plan
1. The grading and utility plan shows the extension of sanitary sewer and
watermain from the TCF site to the south northerly along the east boundary to
193rd Avenue. This would be a public utility improvement. Therefore, plans and
specifications for this work need to be prepared, reviewed, and approved by the
•
City. A preconstruction meeting needs to be held and City inspection would
occur on all of the construction activities associated with this improvement.
2. The building first floor elevation is indicated as 955.0, however, the 956 contour
runs into the building at two locations.
3. The grading plans show a break in the curb at the west edge of the building to
drain the parking lot on that side. This is not the most desirable way to provide
drainage from this area. We would suggest, that if this is the method chosen,
making the opening slightly wider will help to insure that it does not plug easily.
4. The drive thru lane for accessing the ATM and the bypass lane measures 16 feet
from curb line to island. This does not provide a lot of room for a vehicle to
bypass another vehicle sitting at the ATM. We question whether this should be
widened slightly or perhaps, the bypass lane is seldom used and 16 feet will work
in the case of an emergency.
5. The driveway access onto Jackson Road should be provided with a high point to
keep drainage internal to the site. A concrete pedestrian ramp needs to be
constructed on both sides to provide access to the bituminous trail.
6. The sign located in the northeast corner of the site is located within the utility
easement. This should be moved slightly to the west to keep it out of the
easement.
Howarc R. Green Company
CONSULTING ENGINEERS
Mr. Steve Ach
April 22, 1998
Page Three
7. On the north side of the parking, there is a relatively steep slope leading from the
existing bituminous trail down to the parking area. A three foot high wall is
proposed in this location. If in fact the access road is allowed onto Jackson
Road, a few if not all of these trees may need to be removed to provide adequate
site distance. We would suggest that it may be better to relocate the bituminous
trail and get a more gradual slope into the site.
If you have any questions regarding these comments, please call me.
Sincerely,
Howard R. Green Company
Terry . Maurer, P.E.
TJM/ek
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•
Howard R.Green Company
CONSULTING ENGINEERS
• •
•
ARCHITECTS
31 March 1998
Mr. Steve Ach
City of Elk River
13065 Orono Parkway
P.O.Box 490
Elk River,Minnesota 55330
RE: Norwest Bank
Elk River Office,Elk River,MN.
Mr. Ach:
Below is a brief summary of the proposed building design, image, and material selection for your use.
The requested application type is for a Conditional Use Permit. The information is based on the enclosed
site plans, floor plan, and exterior building elevations. The project is scheduled for Spring 1998
• construction,with completion sometime in December 1998.
GENERAL:
Norwest Bank is planning a new branch bank facility to be located at the southwest quadrant of the
intersections of 193rd Ave. NW. and U.S. Highway 169. More specifically, the Norwest site is Lot
1/Block 1,of Elk Park Center 3rd Addition. The new 4,630 square foot building will have an entry on the
north side,with parking along the north and west portions of the site. The interior use will be for general
bank operation,with offices, conference room, work room,two toilet rooms, mechanicaUelectrical room,
and an employee lounge. The drive-up window/canopy are shown on the south side of the building
Site access will be primarily from an internal Elk Park Center Development access road via Freeport
Avenue; secondary site access will be from a single new curb cut onto Jackson Road(based on previous
discussions between Norwest Bank and the City of Elk River). A total of thirty-six(36)parking stalls are
planned(23 are required). The Autobank (drive-up) has more than 120 feet of vehicular stacking space,
which equates to roughly 30+vehicles-5 per lane. The Autobank will have six lanes installed. The outer
or sixth lane will contain an ATM;also,the fifth lane will be a potential location for a future ATM.
The proposed use of the site will not effect the health, safety,morals, and general welfare of the occupants
of the surrounding lands. The proposed building type should compliment the other businesses and people
of the City of Elk River. Below are criteria to assist in granting a Conditional Use Permit.
A. The use will not be injurious to the use and enjoyment of the other properties.
B. The establishment of the conditional use will not impede the normal and orderly development of the
surrounding property.
C. Adequate utilities,access roads,drainage,etc.will be provided for this proposed building.
HICKEY, THORSTENSON, DROVER; LTD 7401 Metro Boulevard, Suite 495 Mpls MN 55439 (612)831-8880
• •
11111
2page
31 March 1998
City of Elk River
D. The use is zoned P.U.D.,which is consistent with the purpose of the zone.
IMAGE:
The design of the proposed building provides an image that is consumer-friendly, elegant, and warm.
The exterior material will be primarily brick with stone accents. A high curving metal roof will announce
the main entry on the north side of the building.
MATERIALS:
Building Facade - Brick(and stone banding)with concrete block backup.
Roof - Sloping(curving)metal roofing(entry only).
Built-up roofing(flat areas).
Roof Structure - Steel decking and steel joist/beams.
Floor Structure - Slab on grade.
Windows/Doors - Aluminum exterior doors and frames.
GENERAL INFORMATION:
Building Height - 16'-0" at parapet/23'-6"at peak of sloping metal roof.
Building Sq. Ft. - 4,630 square feet.
Autobank Canopy - 1,435 square feet.
Total - 6,065 square feet
• BUILDING CODE INFORMATION:
Building Type VN
Group Occupancy - B
Occupant Load - 46(4,630 s.f. / 100)
The exterior signage for the proposed building will consist of one monument sign, located at the northeast
corner of the site; and wall mounted back-lit logo and signage on the north, east, and west facades (see
elevations-sheet A3).
The bank will have between 10-12 employees on site throughout a typical work day. The banking hours
of operation will be as follows:
Autobank M-F 7:00 am-6:00 pm Sat. 8:00 am- 12:00 noon
Bank M-F 9:00 am-5:00 pm Sat. 8:00 am- 12:00 noon
Please contact me if you have any questions or need any clarifications or additional information.
Sincerely,
J- ey J. ips-
Vice President, Architect
cc Mr. Robert Seeger,Norwest Properties Inc.
•
4.FEW.CONC.ON
BUILDING CODE INFORMATIONr MK COUP.TOTAL
WO
ROW CONCRETE CURB
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b MONEXRTN16 r LOU. ' b b W oHFX
BIAONC TYPE: Y-N PROFILE
CROUP OCCUPANCY: B ~_ a—
OCCIPANT LOAD' 46(4,630/100) -
• REOURED DOTS: 2 = °° ° r
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SQUARE FOOTAGE ACTUAL AREA ALLOWAELE IIUM AREA WITH SPRINKLERS
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LOW LEVEL 4.630 ALLOWABLEWXaUY AREA cCOMPACIEDw,ma-rn. COMPACTED
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TOTAL SQUARE FOOTAGE 4,630 16,000 2 CURB 9ETAIL ink
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SITE PLAN NOTES:
LOT 20NNC:
PLANNED UHT DEVELOPNEM(P.0.0.)
MAW LEVEL SQ.FT. 4,630 S.F. GENERAL NOTES:
AUTOBA)K CANOPY: 1,400 SF. -VERIFY a LOCATE ALL LI DERGNOLPo PHONE a UNITY
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LANDSCAPED AREA(GREEN SPACE) 0.84 ACRES 36,700 S.F. -55% -CUT&PATCH EXSIING EIn.YNCUS PANG.CONC.CUM
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US.HIGHWAY NO.169
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