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Untitled • Item # 5.12 �j i1k -.„� River MEMORANDUM TO: Planning Commission FROM: Chris Leeseberg, Planner DATE: May 28,2002 SUBJECT: Case No. CU 02-18 Request by STM Development for a Commercial Strip Mall Request STM Development is requesting a Conditional Use Permit to allow the construction of a • Commercial Strip Mall. Location East of Highway 169, south of Main Street and west of Zane Street. Lot 4, Block 1, Elk River Crossing 2"d Addition Zoning/Land Use PUD (Planned Unit Development) / HB (Highway Business) Attachments • Location map • Memo from City Engineer • Site Plan • Preliminary Grading, Drainage & Erosion Control Plan • Preliminary Landscape Plan & Erosion Control Plan • Architectural drawings Overview The request consists of a one-story 7,500 sq.ft.building. The entire building will be treated • with an Exterior Insulating Finish System (EIFS) and Rockface Concrete Masonry Units Planning Commission/CU 02-18 May 28,2002 Page 2 • (CMU). The floor plan of the building will consist of two tenant spaces. Tenant A will consist of 2,572 square feet and Tenant B will consist of 4,800 square feet. Building setbacks are not defined in the Elk River Crossing PUD but the building does meet the C3 zoning setbacks. Design Standards The bottom two-thirds of the facades will consist of glazing and 4" &8" rock face CMU. The upper one-third will be treated with EIFS. The entrances are clearly defined with metal canopies and the there will be EIFS cornice work and CMU pilasters on the facades to break up the surface. The proposed design meets the design standards for Elk River Crossing. The allowable signage, as defined by the Elk River Crossing PUD, is two wall signs per principle building. They are proposing 3 signs per tenant, which exceeds the maximum allowed. A trash enclosure was not indicated on the site plan. The Elk River Crossing PUD states "dumpsters should be within an enclosure constructed of the same materials and colors as those used in the building." Landscaping The submitted landscape plan does not meet the City's requirements. There needs to be a • total of 22 trees: six conifers (which they meet), five ornamentals (which they exceed by two) & 11 overstory trees (which they do not meet). They should provide five additional overstory trees. A monument sign has been indicated on the site plan near Zane Street which is not placed 10-feet from the property line. The location of the sign should be placed 10-feet from the property line as not to obstruct sight lines of vehicular traffic and it should be placed so vehicle bumpers will not come in contact with it. Parking and Circulation Based on the square footage of the building and the City's requirement of one parking stall for every 200 sq. ft. of floor area, a total of 38 parking stalls would be required. The proposed layout exceeds this requirement with a total of 74 total stalls. The minimum 10' setback from the property line is also maintained. Three(3)handicap-parking stalls are required for the building. The submitted site plan does not indicate any handicap-parking stalls. For parking lots with 51-75 stalls, there is a minimum requirement of three accessible stalls. The site plan will need to be revised to provide the required spaces. The proposed layout provides a shared access to the site off of Zane Street. A future access • to the lot to the south is provided but the location of it may not provide efficient ingress and S:\PLANNING\Case Files\CU 02-18 STM Development\CU02-18_PC.DOC Planning Commission/CU 02-18 May 28,2002 Page 3 • egress for the two lots. There is no access to the lot to the north and staff feels that one should be provided similar to the south access. Drainage and Utilities The City Engineer's memo addresses site drainage and utilities. Recommendation Staff recommends that the Planning Commission recommend approval of the Conditional Use Permit to allow the construction of a Commercial Strip Mall with the following conditions: 1. ALL COMMENTS OF THE CITY ENGINEER SHALL BE ADDRESSED. 2. THE BUILDING SHALL COMPLY WITH ALL BUILDING AND FIRE CODES. 3. A DUMPSTER ENCLOSURE SHALL BE CONSTRUCTED OF THE SAME MATERIALS AND COLORS AT THOSE USED IN THE BUILDING. 4. ONLY TWO WALL SIGNS PER TENANT SHALL BE ALLOWED; ONE FRONTING ZANE STREET AND THE OTHER FRONTING HIGHWAY 169. • 5. THE LANDSCAPE PLAN SHALL MEET THE CITY'S REQUIREMENTS BY ADDING FIVE OVERSTORY TREES. 6. THE MONUMENT SIGN SHALL BE PLACED AT LEAST 10-FEET FROM THE PROPERTY LINE AS NOT TO OBSTRUCT SIGHT LINES OF VEHICULAR TRAFFIC AND IT SHOULD BE PLACED SO VEHICLE BUMPERS MAY NOT COME IN CONTACT WITH IT. 7. THREE (3)HANDICAP-PARKING STALLS SHALL BE PROVIDED. S. A FUTURE ACCESS TO THE LOT TO THE SOUTH SHALL BE PROVIDED TO PROVIDE EFFICIENT INGRESS AND EGRESS FOR THE TWO LOTS. 9. AN ACCESS TO THE LOT TO THE NORTH SHALL BE PROVIDED WITH SIMILAR PLACEMENT OF THE SOUTH LOT ACCESS. 10. THE SITE PLAN SHALL SHOW THE DRIVEWAY LOCATIONS, IF ANY EXIST, ON THE EAST SIDE OF ZANE STREET. • S:\PLANNING\Cue Files\CU 02-18 STM Development\CU02-18_PC.DOC LI11711111 u s Y ELEME�NCOLN TRY k. ' SCHOOL w 2 3 •d VE 9 1 III K LLC? w Z 1 15` 113 AI �OLB 1 A *1 k 7i- if, FP- . 11111111M En 7 II mai„ T 5 811 '` lisi01047 6 T.■■111 4 ` iii, 00,°°000 0 ��II�■■' 0 • 7 o L a . ou T o IF nog 0 0 ._ •.. py o■ ■ 11'e1 lg Q� 0 1s4o■ I E 1 • v �. �" a coo 111111111 'iR41 i. _miviti E:::� ® o ... ���7■0 1111111 �� �� ,_al � 'z'l ill I I o0 00�.•o QUO �� • Villm a:' 4 ii- w r , y 16 118M •O\ r 'T-EET I = MS a\ iI I = !hi SI 3R 5 " T = 'E 4 I. SII moo MIPPIIIIII ems i ige '; Ell4 �' um k 1111 ouTLOT ginI. SIRE 1lUIP S 1111 1-1 T 14. Z o L rind s, 1 -4,&(,, pii- OLLIN or 6nniiiiiil10 ION - "Ejivil; 44 '. 0 0 &it 'cLu' ja PARCE1 HOHLE TO \ w UPA '. 4,k4 ©© Ilk L' I._ : w . w W W : i:, N 'IN ' ' BLOCK 2 w o • . City:f'.4 ..' Location Map N Rive?' �' Case Number: CU 02-18 STM DEVELOPMENT Hcwarc R. Green Connoany May 15, 2002 File: 818010J-0240 Mr. Scott Harlicker Senior Planner City of Elk River 13065 Orono Parkway Elk River, MN 55330-5600 RE: ELK RIVER CROSSING DEVELOPMENT VSI CONSTRUCTION INC. Dear Mr. Harlicker: As requested we have reviewed the two drawings submitted for the VSI Construction, Inc. proposed strip mall, to be located in the Elk River Crossing Development. The drawings we reviewed were prepared by John Oliver and Associates and dated May 3, 2002. The drawings consisted of a grading, drainage, and an erosion control plan, and a landscaping plan. Based on our review we • would offer the following comments: 1. The site plan shows a shared access to Zane Street at the southeast corner of the lot. A future access to the lot to the south is provided. We would recommend that the access to the lot to the south be moved further west to line up with the front of the proposed strip mall. In it's current location it is far too close to the driveway at Zane Street to provide for efficient ingress and egress from two lots. 2. Additional information relative to the top of curve and bituminous elevations should be provided at the access to Zane Street. It appears that there is no high point to eliminate site drainage from flowing onto Zane Street. If this is the case, a high point needs to be installed to keep all the site drainage internal to the lot. 3. Access should be provided to the lot to the north lined up with the front of the building similar to the access to the lot to the south. 4. Sanitary sewer and water main stubs are shown from Zane Street to the property line. It is assumed that this is how the building will receive sanitary sewer and water service. The water service should include a six-inch extension with a hydrant located in the southerly islands in the parking lot. 5. The site plan should show the driveway locations if any exist on the east side of Zane Street. 6. We question the grade of the parking lot from the south side of the front of the building to the catch • basin located along the Zane Street curb line. It appears from the elevations shown on the plan that the grade in this direction is less that one percent; this is unacceptable for a parking lot. O:1Proj\818010J\0240\Ltr 5-15-02 Wallick.doc 1326 Energy Park Drive • St. Paul, MN 55108 • 651/644-4389 fax 651/644-9446 toll free 888/368-4389 • May 15, 2002 File: 818010J-0240 Page Two 7. The access to the southerly lot behind the building may or may not be needed. This access should be constructed in such a manner that if it is needed it can be used, and if not can be removed. Perhaps bituminous curb could be used across the opening at this time. 8. We assume the parrell parking stalls behind the building are for employees. These will work for employees but not the general public. If you have any questions regarding any of these comments please call. Sincerely, Howard R. Green Company 2-;;; �G� 4 Terry J. Maurer, P.E. • • Howarc R. Green Company O:\Proj\818010)\0240\Ltr 5-15-02 Wallick.doc CONSULTING ENGINEERS / � --- 1 / / / / \ /4• RETAIL DATA • / -------- SIGN �a / ,4a 6,000 S.F. RESTAURANT / i _.---- 1/ 1,500 S.F. RETAIL 7,500i\ S.F TOTAL 0.0 --\ \ P'\ S '' ---- ' --------...... 00 w PARKING PROVIDED /illi 3 ••• \ ` \ = 74 STALLS •.� % o \ PARKING REQUIRED ••• \ \ l \ / •.• (/)(1) �: \ \ RETAIL-- 0 = :.5 STALLS 1 9 \ \ RESTAURANT = 0 STALLS \ Ilk \ \ TOTAL = 68 STALLS \ 14 N \ \ 0 \ \\ \ \ OTp+L70R \ \ \\\ .--- / 14 1s o\o \\ PARKING DIMENSIONS: \ ,\ \ 0 / i ----- / \ \ PARKING STALL ci'-0" x 20'-0" `\ \\ l'<4..--l'<4..-- / / ------ PARKING AISLE WIDTH 24'-0" \ �, \\ _______\ PARKING BAY WIDTH 64'-0" 411) ''* \ RETAIL os / , / / RETAIL/BANK PARKING DATA: o, \\ \ 7,500 SF / I STALL PER ___-- \ \ \ X200 S.F. G.L.A. \\ \ / / 7 --------\ / 1l�"1.5" PARKING DATA: 10 STALLS PER \ \ 1,000 S.F G.LA. \\\ / / ` BUILDING SETBACKS \ \ \ o . 0/" . FRONT YARD = 25' SIDE YARD = .20' _-- _- / / \\ \ 7 „�� BACK YARD = 20' haN SITE PLAN - r ' ( ) / / 40' 0' 20' 40' SO' _---- / /_---- ,) • S ' - -- - - - Graohi5a/e /" = 40' Architects,11 IOCE • Inc. ELK RIVER 0208.113'1.01 DrmN4�Nunber KK1 300 firstspo , north Datt!! 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DLC o FOR 580 Dodge Avenue and that I am a duly Licensed Prof—DRAWN BY PLC oT Elk Rsver, Minnesota 55330 essional Engineer under the lows of VSI CONSTRUCTION, INC. 763-441-2072 FAX 763-441-5665 the state of Minnesota CHECKED BY DLC \ ,„ - - • DWG. Sketch—Grodino GRADING, DRAINAGE Offices in: Elk River, Burnsville IV & EROSION CONTROL PLAN and Brooklyn Center, Minnesota Signature: TEXT. NONE Dote. xx/xx/xx Reg, No XXXXX FILE NO: - • OP w 0 0 \ --OA g68 fN\ / r4 96a ��JJ o$ _--i /// o Iomi rl t. � �l� / ' e4P K -----0iYY• 1_ N / il(SI/ --4-10FIV 4., 0"*".—\ 18 u) _ lit' j„,4`56/ i ; olow- _ - .yam likk / N N I v, r rl / �,, C9 i x � oD / L. / STT. n/ )c1111 T 1 / ��iRrE"��tec� '" 00°- 3r 1i.'O�. \ I" C .� • P. \\''.--__4:3 ,-OP-• (� 4 �2eI i . 1\ \ \ ii-0.0� N r \ N r- VA .. o'i N I •�tik to t 44 1111 s. a3 it _ tib N j r frdirk ire \ �: \ \ �\` / \\�,\ ..-------- \ % e \ 41. lik NI e: s \ \ ------'---\---------- illiiiiiiiill � 468 , i - / ' � � � / moi 468 N _ „ 4 g z € >< Y u 8 S r 4 ' N V Z 1 0% in 03 05 iic�n Pi 'e 5 Gi v_S i to N t u Or 0 .° o ;, m P. ., u N - iqpi I;x Kai d i 5: 11 , p! `< 8 ^� F y ° N r°, � 3 -„9»m_ .x t o ll �^"i mf ��" x di ¢- mn an '° i ° OaO° � ?uaaoL oL Qa�L n ? > y > max �i im- i z f rb P g m °; N u 3 5 ° ='° m > o °«3 a n ? o ng A ip PP °2 F i x 2% R n E ,o .0 a o ° o o .-P.-,2. n , ° q^- H c u 3 n „i € v'g m FG1 o gv gag- Q° no i � y� N •V, • s ;,� •>sl U= Ems • T. 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Ification, or report was p y DATE 05/03/02 DATE DESCRIPTION m p prepared b NO CITY, MN Can(Engmeenng,land Surveying,Land Planning me or under my direct supervision DESIGN BY DLC 0 FOR580 Dodge Avenue and that I am a duly Licensed Prof- , DRAWN BY PLC o Elk River, Minnesota 55330 essi nal Engineer under the laws of VSI CONSTRUCTION, INC. 763-441-2072 FAX 763-441-5665theMinnesotaCHECKED BY DLC \ LANDSCAPE PLAN I Offices in. Elk River, Burnsville N DWG SKETCH LS & EROSION CONTROL PLAN J and Brooklyn Center, Afsnnesota Signature TEXT. NONE FILE N0. Date xx/xx/xx Reg No. XXXXX T.O.P. EIFS CORNICE L22 -OI EIFS SIGN AREA • TENANT TENANT METAL CANOPY �— —= 4" HIGH ..1..1„,„,, ._ iii 1111111 III I _ I_ I = � ROGKFAGE CMU ALUMINUM STORE FRG O 8" HIGH ��� _ , k, ______ ROGKFAGE GMU F.F.E. '�n ,� i ��� ice. 100'-0" OFRONT ELEVATION 3/32" = I'-0" � 5 EIFS CORNICE '-0" L I S EIFS SIGN AREA TENANT METAL CANOPY ..._________7„;. _ 4" HIGH =------ — L iiiiii -- ROCK FAGE CMU ALUMINUM STOREFRONT 05" HIGH ROGKFAGE CMU I �� F.F.E. d immimus 100'-O" 0 TYPICAL SIDE ELEVATION 3/32" = I'-0" I Iq'-0" TENANT 1, �, TENANT 7 L . _ F.F.E. , 1-1 100'—O" 0 REAR ELEVATION 3/32" = I'-0" iocE An" Inc 000 fest avenue north th `°'• KK ELK RIVER DOI 0208.1131.01 DraN4g Pbi lr MAY 3�002 EEeoo CROSSING architects 612/342-0257 f" 01 MAIN STREET Checked by KA ZANE STREET Copyright © 2002 by KKE Architects, Inc • • • . , ------\ \ . ,_. __. \ 0 ,_3,,,,,, _ . G g68 \ \\yds '313' 3}1\1\i� -, M °`' 3�� LN3W y�3 / \903 )N..". / - e/ 1- _ - - d\ it N� \ ' 42 303s -- \ _ o / 1_,418 3\�1 Van _i / N e ° . I G+ co :z) 0 C23 VO .4C3 it r / \I e'£69/'_ O e S I:01U `t\ \ -0 w I m V y :1 \ / \, co i_. N 01 �a 0 Ftle • r , co___--/ 1 1O ,„ N O wcn \ w / / �\. 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N / / I w _----- �� I 1,68 • • ----- / O3 0 an 0 z e 14 5 3 �« -ra € .1 VO: I x x I o � iva oc o O O UI 'a xxne «a` oN ° ZTTz a.� e A F s T z _� ii Zy• ,p agoa;i o:'. .., oNoan' .Aroote F. n -,-..-v..,,.' 3 _ E `o .. n -n :I k ivi (per RECEIVED �r « / mO an ELK RIVER CROSSING I hereby certify that this plan, spec- REV \---s. m John Oliver & Associates, Inc. if'cation. or report was prepared by DATE. 05/03/02 NO DATE DESCRIPTION q ELK RIVER, MN Caval Engineering,Land Suranong,Land Planning me or under my direct supervision DESIGN BY DLC P FOR 580 Dodge Avenue and (hot I am a duly Licensed Prof—DRAWN BY PLC o Elk River, Minnesota 55330 essional Engineer under the lows of VSI CONSTRUCTION, INC. 763-441-2072 FAX 763-441-5665 the state of Minnesota CHECKED BY. DLC \ GRADING, DRAINAGE Offices an: Elk Raver, Burnsville DWG Sketch—Grodinq N & EROSION CONTROL PLAN and Brooklyn Center, Minnesota Signature: TEXT: NONE Dote: xx/xx/xx Reg No XXXXX FILE NO.. • • . • 0 e \ 0 __14\vk geg _ 96g ,_.,_, �ro0 ---'i_-_->- ------ / N NI iikt &tw ,— — . �ri /jl \ /9 - � 'Q \7 ' 2 --- v-- .,- - co \ \y o -0__--741iiia - *t.gal-_4.1°- \ IV 0O c- u) -- ft 24`8" i--- \ N / N _ �\ / 14..` ,,t- II 1 O D / h. )1:11 / 00- l t f7 i -pT1 WI f 'C ` .` t Ilk c������,TP-- N 0 7" CS u) co •. \ i's \ N / O to •+ ;ar rO co �, Ik cu 0.1 co.400---;--",t1/4 NO , ,/, 4, .• \ \ \I , ,/10.0,1, A ...------ ; ..------- -10 V---*---••••-J-- _....---\ Nlik \\ \ ___\ V--- L _vbc, ,, ........ ____ Iii, 1,69 i i --- j i � / moi 1,69 i H 2 c, b N il v 0 ° S to. t. • tO OPt le. Fa >C ♦=A CL�L`�`�>' GE 1� C If) U t El N= O I. to J Ot to + W N — S�'i'n^'�'I im ei 'In 21 l`! 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P pre °red n NO 9 9 tying,Land Planning me or under my direct supervision DESIGN BY DLC P FOR 580 Dodge Avenue and that I urn a duly Licensed Prof- DRAWN BY. PLC O Elk River, Minnesota 55330 essionol Engineer under the lows of VSI CONSTRUCTION, INC. 763-441-2072 FAX 763-441-5665 the stale of Minnesota CHECKED BY DLC \ LANDSCAPE PLAN Offices in: Elk River, Burnsville DWG SKETCH LS (V & EROSION CONTROL PLAN and Brooktyn Center, Minnesota Signature TEXT NONE Date xx/xx/xx Reg No. XXXXX FILE NO 0 3 4 0I / L25'-O" 31'-3" f 31'-3" , 31'-3" 3I'-3° i - 1 ___ 1 ---- - ----- I ---- 1 ._„, ,, k1 , ....(I,..________, i. I C \ \ OM= MIll NMI _ r ► I I - 1 1 1 1 Thi o � o 1 m I L 1 I TENANT A I 102 TENANT B 104 J J PATIO r 2,572 5.F. 4,800 5.F. i 1 (B) \ - - 1 - , - - 1 - - 1 - - - 1 • ° I 45'-O" 80'-O" 1 I 1 L J bI I 1 1 1 m r� MEGH. -1 I 100 1 11 1 11 128 5.F. mal I 1 I 1 1 1 J ..I 0 \ . L ........ ........■ ,. L _ _ _ _ _J i 1141u 1 1 1 1 1 C---- LEASE PLAN 13/3.2" = I'-O" • al ArcNteea. Inc ELK RIVERKK0208.113 IAI DMV/a5 NUmber first CROSSING 612/339-4200 CAOWn by TM ' MAY 3�OQ� LP architects G12/342-92" f,X MAIN STREET Checked by IU 01 ZANE STREET Copyright © 2002 by KKE Architects, Inc