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6.2 v• of Item# 6.2. i MEMORANDUM Elk Ri• ver TO: Planning Commission FROM: Steve Ach, City Planner DATE: September 30, 1997 SUBJECT: Request for Conditional Use Permit by Quest 2000, dba Culver's, Public Hearing Case No. CU 97-22 Issue Culver's 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 11110 Evans Street and the 195th Avenue alignment (immediately south of Menards). Zoning/Land Use PUD (Planned Unit Development) / HB (Highway Business) Attachments • Memo from City Engineer dated September _, 1997 • location map • Proposed development plans • Hillside Crossing Two concept plan Overview Culver's Restaurant is proposing to construct a 3,500 sq. ft. Class II restaurant. The proposed restaurant would be located in the northwest corner of Outlot A in Hillside Crossing Two. The property is currently being replatted into two commercial lots and will be presented to the City Council • in October. The proposed restaurant will include a 98 person seating area 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 97-22 • September 30, 1997 Page 2 along with a drive-through window, as well as an outdoor patio area. Culver's Restaurant specializes in butter burgers and smooth frozen custard. Site Plan Review As with all of the developments in the commercial planned unit developments, a conditional use permit and site plan review is required for each project. The following are a list of comments staff has regarding the proposed Culver's Restaurant: Parking and Circulation 1. According to the City's parking ordinance, Culver's is required to have 30 parking stalls. The proposed plans submitted include a parking area much larger than required by City ordinance. The Culver's property will include approximately 45 parking stalls. Therefore, according to the ordinance their parking requirements will be satisfied. 2. City ordinance requires a stacking distance from the menu board of five vehicles. Based on the proposed site plan, a stacking distance of 3 vehicles can occur before vehicles begin blocking one of the entrance drives. Therefore, staff is recommending the drive-through lane be redesigned and extended to accommodate the stacking of five vehicles • from the menu board without obstructing incoming traffic. 3. If the entire parking lot is not be built at this time, a bituminous curb shall be provided along the southern border of the parking lot to control drainage and prevent further erosion. 4. Staff raised some concern with having the parking stalls serving the Culver's Restaurant within the same drive aisle that will serve the future building (30,000-40,000 sq. ft.) on the same property. This has been discussed with Culver's and the developer and they believe there would be no problem with traffic circulation under the proposed design. This drive aisle could receive a lot of traffic depending upon the type of business. Ideally, if Culvers had a landscaped area separating their site from the balance of the site, the traffic circulation could be controlled better. Landscaping 1. All of the proposed landscaping is located on the northern portion of the site. Staff would recommend moving some of the landscaping • \\elkriver\sys\shrdoc\planning\pc\cu97-22.doc • ir .74 = si Howard R. Green Company rntV:1111G E1'CALUS CONSULTING ENGINEERS =o.rr,e.tyntsA September 25, 1997 :onsuitingEng:noon: File: 801430J-0240 Mr. Steve Ach City of Elk River 13065 Orono Parkway P.O. Box 490 Elk River, Mn 55330-0490 RE: CULVER'S PROPOSED RESTAURANT FACILITY Dear Mr. Ach: As requested, we have reviewed the submittal prepared for the proposed Culver's Restaurant. The restaurant is proposed to be located in Outlot A of Hillside Crossing Two. As you are aware, this outl't is being proposed to be replatted as Hillside Crossing Five. Based on our review, comments received at the staff review meeting, and meeting with the Developer of the Hillside Crossing area, we would offer the following comments: 1. The information submitted was prepared by Landform Engineering Company and c.:insisted of a set of plans containing an Existing Conditions Plan, Preliminary Site Plan, Preliminary Grading Plan, Preliminary Utility Plan, Floor Plan, and building elevations. They also submitted a drainage calculation for the site. In our meeting with Mr. Rick Foster, Developer of the Hillside Crossing area, he indicated that it is not his intent to conslruct the entire parking area shown on the Landform Engineering Company plans. He indicted that he intends to construct the access off of Evans Street and everything lying north of that line. The remaining part of the parking lot would be constructed in the future when additional development occurs in this area. 2. The Drainage Plan submitted will work fine with the revised construction which Mr. Foster has indicated will take place. If the entire area were to be built according to the Landform plan, we feel that there is too much drainage sheeting across the entire parking area. As Mr. Foster has indicated the phase construction, they will be able to sheet drain a portion of the parking lot to the south and will then need some type of rock swale leading to the existing catch basin on the site. In the future, when further development occurs, strategically placed catchbasins will be required to pick up the drainage. 3. We have the following comments on the Preliminary Site Plan: ■ The access off of Evans Street is shown as 24 feet wide. Perhaps this could be: widened slightly to 30 feet to provide additional room for vehicles to pass. • The parking stalls shown adjacent to the building site are 19 feet in depth. According to • City ordinance, these could be 18 feet because of the allowable overhang at the curb side. However, the parking shown away from the building site needs to be expanded from 38 feet for back-to-back parking to 40 feet, because there is no allowable overhang. n•1tn)n Tstn14Ztb\.4 rt,cn2 ....J... Vnic(71'd 77:E0 L55T-qc-d?S Memo to Planning Commission/CU 97-22 • September 30, 1997 Page 3 around to include plantings at the proposed entrance off of Evans, as well as the curbed islands immediately as you enter the parking lot. • 2. All landscaped areas will need to be irrigated with underground irrigation. 3. All disturbed areas will have to be sodded. Drainage and Utilities 1. Please refer to Terry Maurer's letter for information on these two issues. Signage 1. As set forth in the Hillside Crossing Two Planned Unit Development Agreement, a monument style sign is required. Culver's has provided a detail of a monument style sign that would fit within the guidelines of the Hillside Crossing Two sign requirements. This is a monument style sign they have used in other facilities. 2. It appears as though the proposed sign is located on a 6 foot high earth berm. As with other applications, this sign should not be artificially 41, elevated by placing it on a bermed area. Pedestrian Circulation 1. Staff has recommended on other projects to connect these commercial facilities to the pedestrian systems that are being constructed along the frontage roads. Therefore, it is recommended a sidewalk be continued from the restaurant out to Evans Street to encourage the pedestrian use of the sidewalk. Hillside Crossing Two Concept Plan Attached is a copy of the Hillside Crossing Two concept plan that was approved by the Planning Commission and City Council. Superimposed on t .at concept plan is the Culver's Restaurant, as it will help the Planning Commission visualize how this restaurant will be developed on the subject site. The developer has indicated that the future building that is located on the eastern portion of the property will probably shift about 85 feet to the east and the parking lot will be expanded further to the south. Ideally, it would be helpful if a revised concept plan was submitted illustrating the second entrance drive to the site off of Evans Street and the new building 111 \\elkriver\sys\shrdoc\planning\pc\cu97-22.doc • Memo to Planning Commission/CU 97-22 September 30, 1997 Page 4 • location. Without such a plan, we were able to just make some assumptions on how the overall traffic circulation in and out of the site will complement the traffic generated by the proposed Culver's Restaurant. Recommendation It is recommended the Planning Commission recommend approval of the conditional use permit for Culver's to construct a Class II restaurant in the Hillside Crossing Two Planned Unit Development, with the following conditions: 1. ALL OF THE COMMENTS OUTLINED IN TERRY MAURER'S MEMO BE INCORPORATED INTO THE REVISED SITE PLANS. 2. THE SITE PLAN BE REVISED TO EXTEND THE DRIVE UP LANE TO ACCOMMODATE THE STACKING OF 5 VEHICLES WITHOUT OBSTRUCTING TRAFFIC ENTERING THE SITE. 3. THE MONUMENT STYLE SIGN SHOULD NOT BE PLACED ON AN ELEVATED BERM. 4. LANDSCAPING BE PROVIDED AT THE ENTRANCE OFF EVANS AS WELL AS THE TRAFFIC CONTROL INSLAND NEAREST THE ENTRANCE DRIVE. 5. A FIVE FOOT WIDE SIDEWALK BE PROVIDED FROM EVANS STREET TO THE SIDEWALK IN FRONT OF THE RESTAURANT. • 6. THE TRASH ENCLOSURE BE CONSTRUCTED OF A MASONRY MATERIAL TO MATCH THE BUILDING. • \\elkriver\sys\shrdoc\planning\pc\cu97-22.doc I1110 \ .-'' . \ "2- Stlia. . linaijileitl' .,„. .:,-.:..-air govnixra..:1'14,- ilit astisq.'.i. "At 414;0141111—'1'1.-ipw.a. • jp,$fa,;_Rie :t1irT_al 0 it RiVie*Stviift. V:k � ` PMa`im ".. 'teeZrargifiAlt15 + sifl��.mer I .. ,'�. ,....,.. :: ��. �� p,40:.• LOCATION<«_ eft .1..s 4li �a b�aIIWf � -. - s R3 _ Cr-7 ,.,.e-.NS ; �� :.:. - ®�e ����ii M • ► *� a ar'ier"tsn'' ®'�i� • 1w w_ y�. :.Miro 0 Tci*Ain lo ---_ e - o iso -• lb ,.� . ., _ wicips irc% 1. L,,,,,441;i .".,:, i ,,, 'i,��i scram��sm. _ '� PARK im R= aw..' a_'11.5. ., _ re Ligianjzmowtira kr;dmain PL.,Z' l', �.�.- �i�y ML--i wiz ram i1 7 ��.�,. NZ 1 , •''r '-• <� ®1 Ric III SIN -� uN a l:Snra1E1_�! — ` AI ---(./ `1\ I l ZONING City of i - MAPElkl • 1Ziver 13065 Orono Parkway •• P.O. 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CUTTER (TYP) EVANS Srn 0 • it • R.A.Ion Dol. Ne. CITY 9UATTTAL ve/v N. \ IEEfA / ry HATCH ECISTNC / :. .7/././- O' IDCURB MD GUTTER.(TYP) -.,, / F / i 061110 ELK RIVER. MINNESOTA x' AREA SUMMARY ammomaxemszzom 33' 1 R< 1�. ./ R PROPOSED SO FT 3 it N[ PERCOUS 11080 N �I4 4 ITCRWIOUE 81.031 SS TOTAL e / MI.. W ....ri LE REV ME PARKING SUMMARY -CO a aaueare1ISEIac¢ur.uaY MLitt PLAN COMM PLAN C'S CV I STALL PER 4 ORATE RUBS ADDITIONAL STALLS el PrEt4.111.Wrr WE 1.11.411. N .N rY SEATS/TI STALL MRY!»))•e.30 STALLO .Ui a.vNNer wmc.rE rtµ EISIGYVIELLEAffillira Z STANDARD STALLS T14 -____, NMOK:AP STALLS pTOTAAL L rAlCMi STALLS TS n 4././3/O �� OO NOTE. ADDITIONAL PARK/45 NI PROPOSED m n e. :iii: .I^'thls -'ri..i 7 SUPPORT Q AD.lAC31+T D!WlLOrI'lNT. .J.1 M,,° // 1 p---I NOTES ) 001 , 1 SALKGRQW 1100201A1124%COI WAS CO O)FROM or-m_ 3 CLM/RIYROI 0001 -ATS EY IL 0.GREEN POR THE �n_d' / OVERALL DEVELOPI150.MD DO NOT NE-MARL):REFECT (:�..n_-,:.. AN A9-EULT COOT*N NO 0011210).FELD TOPOGRAPHY <i�,,.I"�•,, WAS PAOP EO FOR THS R] OTAL. LNEE EM .oe�w.rx..;:7.�^ E UTTEN OR COMPANY OMR]NO GUARANTEE 0LIER / WRITTEN 0R MONS RE AS TO TIN ACCURACY OF THE H -w.:� �� -a.0 bS711C COMMONS REPRflCRIEO WIN TIRE 00GJ011T7. / 2,DENSCNS SHOWN ON 145 PLAN ARE TO PACE OP CURB (3 PI AND E11E2102 PACE OP BULDNC UNLESS NOTED OTHERWISE. a+ III111111 ID3.PARKNC STALLS TO BE STRPED WITH A 4'WDE WHIE PANTED STRPE.HANDICAP ACCESS PASTS 10 BE PANTED rowI WITH A 4'WOE WIRE PANTED STRPE IB'D.C.AND AT 45�-�� / DECREE ANGLES TO STALL1 IBE U19C9 FOUR LLCO AL RUCTION SIACNC ACTMTES. FSLIPPUED BY WE ENCAEER. OANY DISCREPANCIES BETWEEN THESE PLANS AID TIE \ - RESOLUTAH.TIE BLLOIC FOOFILES EAST,NOTIFY TPRINT.AS�SHOWN ON TAO IATELY POE 1111111111 / PLAN.AAD ON THE DIGITAL FLE MALL BE COPPAREO TO • TIE PNPI.STRUCTURAL PLANS SUPPLED BY TIE CONTRACTOR PRIR TO STACPIG AGTMItS.REPORT ANT DESCREPANCES TO THE ENGINEER EIEOIATELY. w - IIIIINIBIII Yr A INTeIVtf f WALSH BISHOP ASSOCIATES VVV V • _ __ N,00.NN.a ANA.Dnyn a Plenoh0 SIS 234.AVENUE E 50U1N NOTE/710 &1036 ..0..M.51102 1112.3.14071111 PRELIMINARY SITE PLAN Soda: 1^ = 20' Date: 9/12/97 Project. No. WB97016 tQ 0 2D J C2. 1 (i SCALE IN FEET