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Item# 3.1.
Illy of / MEMORANDUM
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Ryer TO: Planning Commission
FROM: Steve Ach, City Plannet_,<P&-
DATE: October 14, 1997
SUBJECT: Request for Conditional Use Permit
by Quest 2000, Inc., dba Culvers,
Public Hearing Case No. CU 97-22
•
Issue
Culvers Restaurant is requesting a conditional use permit and site plan
review to construct a Class II restaurant in Hillside Crossing Two Planned
Unit Development.
Location
• Evans Street and 195th Avenue alignment.
Attachments
• Memo from Terry Maurer dated October 10, 1997
• Revised development plans
• Memo to the Planning Commission dated September 30, 1997
Overview
At the Planning Commission meeting of September 30th, the Commission
discussed the proposed Culvers Restaurant and highlighted the primary
concern being traffic entering the site off of Evans Street and the drive-up
window design. Staff spoke with representatives from Culvers who agreed to
the conditions outlined in the staff report as presented on September 30th
The one issue which Culvers and the developer do not feel will be a problem
is having an access off of Evans Street in a location which mixes restaurant
traffic with another commercial use. The Commission originally discussed
the concern of having the traffic from the Culvers Restaurant conflicting with
the vehicle movements entering and leaving the site from the primary
building site which has no specific user identified at this time.
13065 Orono Parkway • P.O. Box 490 • Elk River, MN 55330•TDD & Phone: (612) 441-7420 • Fax: (612) 441-7425
Memo to the Planning Commission/CU 97-22
October 14, 1997
Page 2
IIIThe Commission did discuss the possibility of having one centrally located
access point to serve this entire parcel. The parcel would also have a
secondary driveway connecting with the Sax Foods Store immediately to the
south. The developer has indicated he would like an additional access drive
further to the south end of the site off Evans to serve this site.
Drive-Thru Lane
The attached plan represents a redesign of the drive-thru lane to meet the
five car stacking distance. This design maintains a standard curb-cut of one
lane in and one out. The drive-thru can be entered from Culvers' property
and not from the drive aisle. Obviously, if there is more than five cars in the
drive-thru lane, the line would extend into the entrance to Culvers. This
design meets City ordinances; therefore, if Culvers anticipates a queuing
distance of more than five vehicles, an alternative design should be
considered.
Recommendation
If the Planning Commission is comfortable with the revised plans submitted
by the developer of Hillside Crossing and Culvers Restaurant, staff would
• recommend the following conditions:
1. THE MONUMENT STYLE SIGN MAY BE ELEVATED WITH THE USE OF A BERM IF IT IS
EXPANDED IN SIZE AND MADE PART OF THE OVERALL LANDSCAPING. THIS WILL
BE REVIEWED BY STAFF ALONG WITH THE REVISED PLANS.
2. LANDSCAPING BE DISTRIBUTED THRUOUT THE SITE AND ADDITIONAL PLANTINGS
BE PROVIDED AT THE ENTRANCE OFF EVANS, AS WELL AS THE TRAFFIC
CONTROL/LANDSCAPED ISLAND NEAREST THE ENTRANCE DRIVE AND WITHIN
THE PARKING AREAS.
3. A FIVE FOOT SIDEWALK BE PROVIDED FROM EVANS STREET TO CONNECT WITH
THE SIDEWALK IN FRONT OF THE RESTAURANT.
4. TRASH ENCLOSURE BE CONSTRUCTED OF A MASONRY MATERIAL TO MATCH THE
BUILDING.
5. THE DRAINAGE AND GRADING PLAN BE APPROVED BY THE CITY ENGINEER
AND INCORPORATE THE COMMENTS OUTLINED IN THE CITY ENGINEER'S MEMO
DATED SEPTEMBER 25, 1997.
6. THE DOUBLE ROW OF PARKING ALONG THE SOUTH EDGE OF THE CULVERS SITE
SHALL HAVE A PARKING STALL DIMENSION OF 9' x 20'.
III 7. FOUR SETS OF REVISED PLANS INCORPORATING THE CONDITIONS OF THIS
APPROVAL BE PROVIDED PRIOR TO ISSUANCE OF A BUILDING PERMIT.
s:\planning\pc\cu97-22x.doc
Memo to the Planning Commission/CU 97-22
October 14, 1997
Page 3
III8. THE PRELIMINARY AND FINAL PLAT BE APPROVED AND RECORDED PRIOR TO
BEGINNING CONSTRUCTION ON SITE.
•
•
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= Howarc R. Green Company -
CONSULTING ENGINEERS io�rMG morlE�rt� s
Formerly MSA
Consulting Engineers
October 10, 1997
File: 801430J-0240
Mr. Steve Ach
City Planner
City of Elk River
13065 Orono Parkway
P.O. Box 490
Elk River, MN 55330-0490
RE: CULVER'S RESTAURANT
REVISED SITE PLAN
Dear Mr. Ach:
As requested, we have reviewed the revised Site Plan submitted for the proposed Culver's
Restaurant. As you are aware, at the last Planning Commission meeting the Commissicners
• were concerned about primarily two issues, the first being the drive-thru isle, and the second
being the general flow of traffic onto and off of the site from Evans Avenue. Based on our
review of the revised Site Plan and other information, we would offer the following comm ants on
these two issues:
1. With regard to the drive-thru isle, staff had recommended that a concrete median be
extended outward from the building site to define the drive-thru isle and to meet the City
ordinance which requires stacking of a minimum of five vehicles from the menu board.
At the Planning Commission meeting, the representatives from Culver's raised concern
about having a drive-thru isle that was completely closed in. Their studies had indicated
that the public shied away from drive-thru isles which were that restrictive. As a
compromise, the revised Site Plan does two things: first, it moves the menu board
further around the side of the building to provide for more stacking in the actual dhve-
thru isle. The second thing they have done is move their parking spaces further to the
west and define by a concrete island the entrance to the drive-thru area while still
maintaining two lanes of traffic, one in and one out, around the parking spaces. This
now meets the City ordinance as far as capacity of the drive-thru isle. The one concern
we would have is if the drive-thru were busier than expected, the cars would back into
the parking area drive isles. At the last Planning commission meeting, the Culverts
representatives indicated that their customer base was significantly different from a
Burger King or McDonalds in that their drive-thru customers represented only 35% of
their total customer base, with the remainder being inside customers. With this
information, the potential for the drive-thru isle to block the parking traffic lanes may not
be a concern.
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• Mr. Steve Ach
October 10, 1997
Page Two
2. The second issue that the Planning Commission questioned was the potential for
conflicting traffic movements with vehicles entering the site off of Evans Avenue and
Culver's customers parking and backing out of parking stalls immediately adjacent to this
drive isle off of Evans Avenue. As you are aware, this site has the potential to hoic
approximately 30,000 square feet of general retain in addition to the Cuiver's site. One
potential solution that was discussed at the Planning Commission meeting was to move
the driveway on Evans Avenue further to the south and allow only that driveway access
to serve the entire site. In looking at this solution, we have done two things. First, we
have tried to estimate the total number of trips that this site could possibly generate. We
have assumed that, after the Culver's restaurant is constructed, the remaining are,.:
could support approximately 30,000 square feet of retail. Based on 30,000 square feet
of general retail, the a.m. and p.m. peak hour traffic could be up to 150 vehicles pius
Culver's traffic. This would appear to be more than one driveway could adequate
service. We also had a meeting to discuss the potential of one driveway access versus
two with the Developer, Mr. Rick Foster. Mr. Foster has indicated that he would prefer
that there be two driveway points into this site from Evans Avenue to service the future
development of the site.
This poses a potential problem if we assume that the site needs two driveway accesses,
either because of the Developer's wishes or the amount of traffic generated. If the
IP currently proposed driveway is moved one parking row, or 40 feet, to the south, this will
start to cramp a second access into the site, remembering that the most northerly Sax's
Foods driveway is just south of the lot line. It is our feeling that, with two driveways; off of
Evans Avenue and an interconnect between this site and the Sax's Food site, the
potential conflicts between the vehicles entering the site and parking at the Culver';
restaurant site would be minimal. Therefore, we would recommend that it be
constructed as proposed with one exception. We would recommend that the driveway
access onto Evans Avenue be widened from 24 feet to 30 feet, and the drive isle
between rows of parking for this access point also be maintained at 30 feet. Typically,
these drive isles would be 24 feet wide.
If you have any questions regarding these two comments, please call.
Sincerely,
Howard R. Green Company
Terry J. user, P.E.
TJM:tw
•
Howard R.Green Company
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