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Item 5.2 & 5.3 • Item # 5.2. City of River MEMORANDUM TO: Planning Commission FROM: Chris Leeseberg, Planner DATE: May 27, 2003 SUBJECT: Case No. CU 03-13 Lisa Shields-Ergen —Amendment to the Elk River Plaza PUD Request Lisa Shields-Ergen requests a Conditional Use Permit to operate a Montessori School. • 60-Day Rule To comply with the 60 day rule,without an extension,this item needs action by June 27, 2003. Location 508 Freeport Avenue NW Lot-5 Block-1 Elk River Plaza 2nd Addition Attachments • Location Map • Hours of Operation • Site Plans • Elevation • Floor Plans Zoning/Land Use PUD,Planned Unit Development/HB,Highway Business • Planning Commission/CU 03-13 May 27,2003 Page 2 • Standards for Issuance of a Conditional Use Permit The issuance of a Conditional Use Permit can be ordered only if the use at the proposed location: 1. Will not endanger,injure or detrimentally affat the use and enjopzent of other property in the inmediate vicinity or the public health,safety,morals,comfort;commie=or general welfare of the neighborhood or the city. 2. Will be consistent with the comprehensive plan. 3. Will not impede the normal and orderly dercopment and impronument ofsurnxrndingvacant 4. Will be send adequately by and will not adzersely affect essential public facilities and services including streets,police and fire protection,drainage,refuse disposal,zettter and setter systems,parks and schools;and will not,in particular,curate traffic congestion or interfereruewith traffic on adjacent and neighboring public thoroughfares. 5. Will not inzoli e uses,acts processes,materials,equipment and conditions of operation that will be detrimental to any persons or property because of excessive traffic,noise,smoke,fumes,glare, odors,dust or vibrations. 6 Will not result in the destruction,loss or damage of a natural,scenic or historic feature of major inportannce. 7. Willfully comply with all other requirements of this Cale,including atry applicable requirements and standards for the issuance of a license or permit to establish and operate the proposal use in the city. • If denial of such a permit should occur,it shall accompany recommendations or determinations by findings or a report stating how the proposed use does not comply with the standards set forth in section 30-654. Overview At the April 21, 2003 City Council meeting,the applicant was granted an amendment to the Elk River Plaza PUD to allow a Montessori School as a Conditional Use within the PUD. The applicant would like operate a Montessori School in the Elk River Plaza. The location of the proposed facility will be in the multi-tenant building that contains LaRose's Pizza and the karate school. In the past,facilities similar to this have been allowed in locations with similar characteristics. Horizons Daycare is located in a Highway Commercial area; near retail spaces with an outdoor play area surrounded by vehicular circulation. At the staff site plan review meeting,the number of possible vehicles,the location of the play area,the poor circulation that exists in the parking lot and the poor access to the site were discussed. After visiting the site, staff feels that the play area's proximity to Highway 169 is not a concern. Also the fact that it is across a parking lot,does not seem to be a concern, as the • traffic is primarily for employees and not general traffic. S:\PLANNING\Case Files\2003\CU 03-13 Ergen-Shields\CU03-13 PC.DOC Planning Commission/CU 03-13 May 27,2003 Page 3 • Analysis The school would be staffed by 7-8 employees and the number of students expected to be using the facility will be 45 preschool students ranging in age from 33 months to 6 years old. The number of students is less than was presented at the PUD amendment request. The applicant was proposing 55 students at that time. This reduction should help ease the parking/circulation concerns. The hours of operation will be 6:30 am to 6:00 pm. The arrival/departure schedule for the school would be no more that 8 students at a time in 15-20 minute intervals. The establishment will have an outdoor play area located across the rear parking lot next to the Highway 169 right-of-way. The area will be fenced with two access points,in accordance with the State of Minnesota recommendations. The students will be escorted out the rear of the building to the play area,with teachers present at all times. The applicant is proposing to place traffic cones on the parking area when the children cross to the play area. Access to the Montessori school will be from Freeport Avenue at the location of the Dolphin Car Wash entrance. This is one of two access points for the theatre complex and the only access for the car wash and hardware store. During evening hours and weekends, which will not coincide with the schools hours of operation,these two access points need to handle most of the theatre traffic which can be quite excessive. • According to the Ordinance,the facility would require one parking space per teacher or employee,plus one space per 12 individuals receiving care. This would result in 12 stalls required for the school. The approximate number of stalls required for the current businesses is 55 spaces. With the addition of the school, 67 stalls would be required. There are 63 available stalls for all the establishments. The building owner,Triple S Investments, will be providing two stalls solely to this establishment for 10 minute parking. The only time that parking might pose a problem is the last hour or two of operation,when the LaRose's will be beginning their supper rush and the karate school starts its evening classes. Again though,not all children will be arriving or departing at one time, but in intervals and given that fact,the number of current spaces should be adequate. Recommendation Staff recommends that the Planning Commission recommend approval of the Conditional Use Permit to operate a Montessori School with the following conditions: 1. IF MORE THAN A TOTAL OF 10 EMPLOYEES ARE TO BE ON SITE, THE APPLICANT SHALL APPLY FOR AN AMENDMENT TO THE CONDITIONAL USE PERMIT. 2. IF MORE THAN A TOTAL OF 55 STUDENTS ARE TO BE ENROLLED, THE APPLICANT SHALL APPLY FOR AN AMENDMENT TO THE i CONDITIONAL USE PERMIT. S:\PLANNING\Case Files\2003\CU 03-13 Ergen-Shields\CU03-13_PC.DOC Planning Commission/CU 03-13 May 27,2003 Page 4 0 3. IF THE LOCATION OF THE PLAY AREA IS MOVED, THE APPLICANT SHALL APPLY FOR AN AMENDMENT TO THE CONDITIONAL USE PERMIT. 4. CLIENTS SHALL ABIDE BY THE DROP-OFF AND PICK-UP SCHEDULE SET BY THE OPERATOR. 5. PAVEMENT MARKINGS,CONES SIGNAGE ANNOUNCING CHILDREN CROSSING. 6. MAINTAIN STATE LICENSE. • i S:\PLANNING\Case Files\2003\CU 03-13 Ergen-Shields\CU03-13_PC.DOC 34 .5 LT ELK RIVER - LK LN r n R TAIL EtA,, °•RNPARKER LINCOLN " ' Tg „� 110OL ELEMENTRY ELEMEN TRY SCHOOL SCHOOL JIPPI! 4111 w W DI Y w � L� �� W . - W =!! 11th 0ial = II ilrowslei V" km : Z E f!f`'� a ELK I ,. > /1 ��� Yall- �n�n� A _ IWO& I i 11� • ■ s H imig ggil� RIVER ��4 � ,.N parr to_kic()\01017.#1,:t00 Z ��11l�I!1�IIl '7 I �� o • __� �o PLAZA %, �'_ ��.' rr�•��.T O -7 -1'TT. 110R11l1gUI1: —= t-7.1. -,3, ,,� • `�1.1 o X11 — 111511111110 -mom �'' 0 •,, �1�■ ■ �' ,�t k— M I�M� l rea RIVER ` Willi� ® o 0 000 f,, — _� nalIPE‘IF�t I PLA Z: ��, z _ 0 o� ■c,lir ral N►© uI8111,1 i-•;ra�1l 'am�. e�� � : Imo„ ¢1 �• lir .;,m = .' °� t•; Q MUuN __III IN rITE iiiiitr ■ =n1b s,� .ps 92ciitllll. rr *. z ,igen THE MN ,'6de Is m , ' 74"` 1 all 10011 OF . 'IET `s �� �i ttP.\� -4 ,0q 1!i ELK 4 rvau s enzum-• % \ roe mod T14I N I �� E /' ‘111P , r INEZentotatik - 71 ion eintim i k me si�� �,. ,11D1 STFE=- ill �S • IEEE PPM c._, VI OPP , aritIIC. ,. v 1 mia5 �1 , ,.L, HOHE No. , PARCE w ill LE • a • TO > UP T IN '. 40 .3___ 1' Map ap 1111toi, N River Case Number CU 03-13 DISCOVERY MONTESSORI Discovery Montessori-Hours of Operation Discovery Montessori's day consists of two separate elements: the Montessori Class and the Friendship Hours. Discovery Montessori also offers the summer program. Accordingly, the following schedule is observed: General Hours of Operation: Session Schedule Morning Friendship Hours 6:30 a.m. to 8:30 a.m. Montessori Class 8:30 a.m. to 2:30 p.m. Afternoon Friendship Hours 2:30 p.m. to 6:00 p.m. Arrival and Departure: Each child will have a designated arrival and departure time. Prompt arrival and departure is crucial to the flow of the Montessori environment. Parents will be notified of the specific times in which their child is expected to arrive and depart from school. • With a class of 40 children the Arrival Schedule would be as follows: 5 Children would have the arrival time of 6:30 a.m. 7 Children would have the arrival time of 6:50 a.m. 8 Children would have the arrival time of 7:10 a.m. 5 Children would have the arrival time of 7:30 a.m. 4 Children would have the arrival time of 7:45 a.m. 6 Children would have the arrival time of 8:00 a.m. 5 Children would have the arrival time of 8:15 a.m. With a class of 40 children the Departure Schedule would be as follows: 5 Children would have the departure time of 2:30 p.m. 6 Children would have the departure time of 3:00 p.m. 5 Children would have the departure time of 3:30 p.m. 7 Children would have the departure time of 4:00 p.m. 3 Children would have the departure time of 4:15 p.m. 5 Children would have the departure time of 4:30 p.m. 3 Children would have the departure time of 5:40 p.m. 4 Children would have the departure time of 6:00 p.m. 3 Children would have the departure time of 6:20 p.m. • 0 • k‘ -\-1. _,4 , \ ..... ./... 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T 0' —' y • ::BENCHES:::-•.•:.. -::::::::...,:::::::::*N .❖•.;.• i = 4 w ::::;: 1W/-..• •• BE:•_13'-6 3/4' `" 0 0 — o OFFICE ,....04 :,• ;I:II;I. .:•I:I _ i' •.••fir.. t1.1.-i$. •::•::•::•i : :) :•:•::• :�:•::::� o • ; ••• : :::::::.*:§0_ c.) COUCH • ••• ••�•�•�•• •1f:• • • 2'-4'/ 4'-2' 3'-0' 6-412' 9'-P 36'3' / SCN-E.I/ .I'O SCHOOL FLOOR LAYOUT • Item # 5.3. • , I/ Oty of Elk River MEMORANDUM TO: Planning Commission FROM: Scott Harlicker, Senior Planne DATE: May 27, 2003 SUBJECT: Case No. CU 03-12 Request by Trails End Holdings— Elk River, LLC for a Conditional Use Permit for Auto Parts Store • Request Consider a request by Trails End Holdings for a Conditional Use Permit for a 7,000 square 4 foot auto parts store 60-Day Rule To comply with the 60 day rule,without an extension,this item needs action by June 23, 2003. Location Lot 1, Block 2, Elk River Crossing 3`d Addition Zoning/Land Use PUD (Planned Unit Development) /HB (Highway Business) Attachments • Location Map • Development Plans • • Building Elevations • Memo from City Engineer ,f Memo to Planning Commission/CU 03-12 May 27,2003 Page 2 • Elk River Crossing PUD Design Standards Standards for Issuance of a Conditional Use Permit The issuance of a Conditional Use Permit can be ordered only if the use at the proposed location: 1. Will not endanger, injure or detrimentally affect the use and enjoyment of other property in the immediate vicinity or the public health, safety, morals, comfort, convenience or general welfare of the neighborhood or the city. 2. Will be consistent with the comprehensive plan. 3. Will not impede the normal and orderly development and improvement of surrounding vacant property. 4. Will be served adequately by and will not adversely affect essential public facilities and services including streets,police and fire protection, drainage, refuse disposal, water and sewer systems,parks and schools; and will not, in particular, create traffic congestion or interference with traffic on adjacent and neighboring public thoroughfares. S. Will not involve uses, activities,processes, materials, equipment and conditions of operation that will be detrimental to any persons or property because of excessive traffic, noise, smoke,fumes, glare, odors, dust or vibrations. 6. Will not result in the destruction, loss or damage of a natural, scenic or historic feature of major importance. • 7. Will fully comply with all other requirements of this Code, including any applicable requirements and standards for the issuance of a license or permit to establish and operate the proposed use in the city. If denial of such a permit should occur,it shall accompany recommendations or determinations by findings or a report stating how the proposed use does not comply with the standards set forth in section 30-654. Overview The applicant is proposing to construct a 7,000 square foot auto parts store. The property is located between the Panera Bread building and the Sterling Bank site in Elk River Crossing. The property has frontage on Zane Street and on Highway 169. Parking and Circulation Access to the site is provided by two existing shared driveways. One driveway is shared with Sterling Bank and is located on the north side of the site;the second driveway is shared with the Panera Bread site and is located on the south side of the property.The applicant will have to provide access around the rear of the building.This will require moving the dumpster to a different location. Staff recommends that the dumpster enclosure be moved to the northwest corner of the site, as it currently blocks around the rear of the building. 111 S:\PLANNING\Cue Files\2003\CU 03-12 Trails End Holdings ER\CU 03-12PC5-27.doc Memo to Planning Commission/CU 03-12 May 27,2003 Page 3 • The parking requirement for this project is 35 spaces,one space for every 200 square feet of floor area. The applicant is proposing 41 spaces. Staff recommends that the parking lot in front of the building be slightly modified.The landscape peninsula along the south driveway and Zane Street should be made larger to accommodate an overstory tree.This will eliminate one parking space. Deliveries to the business will be conducted at the rear of the building.An overhead is located on the back of the building. Building Elevations The applicant is proposing a rectangular building that is 70 feet wide by 100 feet deep. The exterior is proposed to be grey split faced block with a 6'7" metal band around the top.A red metal panel 54 feet long and 8 1� feet tall is proposed over the entrance. The north and south elevations are 100 feet long with no breaks in the façade. The design standards for the Elk River Crossing PUD include the following: • Buildings 100 feet in length should incorporate recesses, off-sets,pilasters, or angular forms so that no uninterrupted length exceeds 50 feet. • Buildings should have architectural features and patterns that provide visual interest at a pedestrian scale. • The features should be an integral part of the building fabric and not applied trim, • graphics or paint. • Variations to rooflines and cornice details should also be used to add interest to the building. • Façade colors should be subtle,neutral or earth tone colors. • Facades of a building which are visible from adjoining properties or public streets shall include certain design elements found on the front façade. Staff feels that although it is not specifically spelled out in the design standards, a mix of exterior building materials should be used to provide visual interest to the building. Staff does not believe that the building elevations as proposed meet the design standards of the PUD.The applicant has indicated that he will be providing revised building elevations at Tuesday's meeting that address the above design standards. Those revision will include eliminating the metal band around the top,providing a mix of exterior building materials, providing variations in the roofline including cornice details,and breaks in the north and ,' south elevations. Grading,Drainage and Utilities Grading, drainage and utility issues are addressed in the City Engineer's memo. • S:\PLANNING\Case Files\2003\CU 03-12 Trails End Holdings ER\CU 03-12PC5-27.doc Memo to Planning Commission/CU 03-12 May 27,2003 Page 4 Landscaping • The landscaping as proposed does not comply with the landscape ordinance. Additional trees will be required. Signage The wall signage shown on the front building elevation exceeds the size allowedby the Elk River Crossing PUD.A wall sign can not exceed 7% of the building façade.The maximum allowed for the front of this building is 91 square feet;the applicant is proposing over 400 square feet.The calculation of the square footage of the proposed sign included the red panel over the front door.A second wall sign is allowed on the side of the building facing Highway 169.No freestanding sign is shown on the plan. One monument style freestanding sign not exceeding 100 square feet in size and not exceeding 10 feet in height is allowed. Recommendation Staff has not had an opportunity to review revised building elevations.The modifications to the site plan and landscape plan required to address the access and landscape issues can be accomplished without major changes to the layout of the site.Conditions contained in the recommendation could include modifications to the site plan to address the access and landscaping issues. The issue of the design of the building and complying with the PUD design standards is more involved and would be difficult to address with conditions.The 1111 applicant will be providing revised building elevations for the Commission to review at Tuesday's meeting and the Commission will be able to make a recommendation or table the application at that time. • S:\PLANNING\Case Files\2003\CU 03-12 Trails End Holdings ER\CU 03-12PC5-27.doc IVER N pottiarg:p rRape , Q0 000 a 00 0 �$ "o PLAZA '' 11�_ i �'►Fars o tip,` s r,r _Clie%s •AO E ,o‘ti ! , -A-7, EP" !tk ..,01.1111111V._n- • cl, . 0" 0.,, A %ill -z--,, RI VER ` --� :ViE o ge 4 f ie141111 ♦ a* i - z11110 . �., PLAZ_ ,r P'X Ell _ Oalipi , . eitil,DD. ip Till = ►��' ♦ � ��'� c _� ft 00 • Wfik 11 ,,Illt.,"()11 I �q4�jq 1 �� �Q. o I q� -�� ilm ger wi �.� 'I ' AV* IVO MIA 0 SU .OA MI lig Fa -'� O ... 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MN uo)we t.... and duly�..«a Prof-ow wN Et, `z TRAILS END HOLDINGS ; 441-1; "„'_'4:1-4.4, ..aa« aae..the 4.a Ur.late o r� CHEDWG $1 - Off4ee M IN Ilium/urnnN4 / 44 •13615511E.wa PRELIMINARY SITE PLAN end /*el Cs*.II* Baal"'• N1 TEXT NONE Date X Rao No % Y nu NO 51114 15-03 G\Land Protects R2\8136-15\dwg\PRILIMINARY\8136-15GRAD dwg,Layoutl,04/28/03 08 04 01 AM,RHlldebrandt • • ;11 V I'. 14 5)114 •o N •a 1. _i c6 # # \-%--' Ilk\' i , 3X \, 2. + 8810 -.4\ 0 0 \'--___--- * ti \ % t \ X 'It' 1.'' —4,,‘ -.' It • 't At \t .,..012:\., ‘ lt,..Sr"' iisirig •,;\ ,‘ , ., A \t ' ‘ *At\ % de 24 aa \ '‘ V7- / Y , \ 31--\\ \� a e :a_.) �)' --\\ \ \ \, ' cig,k.l. \ ;''' : .• ,Ina 1 ints4 \ 6, l'al.---i--- .1-1-Vg, eir n4 s. �� l! 0441. !;I; 1 \ \ ./ a E. / i GF , igl w� / / ice/ 4 '` - 1 — — :.. I : 1 lg a ^: ., itc 3,i 2 : 1: ,g'; ��'--.- Ili, F 1 I f i 1 1 - j • s2 ! Ns \ �n cMIfY IMI tM.p1.n epee—DALE {(25lOJ NOS DATE DESCRIPTION N,R Joh/1Oliver& Associates,ha ..p«t we.pr.perN y AUTOPARTS STORE Ma r..l•-...lame r.•e..e..1•••11.••••••••• my Oweel.ugrn.,on DESIGN BY Dc ELK RIVER. MN ar l•rre 1••µ• eM nam a::ff—DRAWN of EAN TRAILS END HOLDINGS l8 AYwn ranw..r talo u»:et. J 7A, CHECK CD -�, v z-�wr-zrfz iv�a-..r-..a 'vl em...M.Ilk Auer,/•.e..•..IW DW(' NONE 551TE dwa -P\ PRELIMINARY GRADING PLAN -nr A•Nlyn C...f.r,r«w....a Dote q�Qr TEXT NONE Dote {/25/03 Reg No x 1 FILE NO 11136 15-03 G'\Land Projects R2\8136-15\dwg\PRILIMINARY+8136-15UTILITY dwg,Layoutl,04/28/03 08.11.35 AM,RHddebrandt • el .13r i•''� Ptt°O`H ep N dp/' — ' _____e_,__.,.,...,...._,__;....,••'-''-'------....---------- \ , i i * —— , .. A/ \ R1 \ '. s 1 1 i 1 ` \``'' S O O y P Y um oz \ ID \ c-IA i A\ , , , \ ..1' '\ A \ "-• ';':;:;'' \4 Iiii,,- , . ... \ \ , , ), ,_. \____„_ , \ , ,.......s.„ , ,,,......,_ _ , .. .....„.„.. _,, \\ , \ , \ , , ,..,.•.. .. ,....,,..:. , , \ ‘ , __ ,. ,.......„,.... \, ,....,-1--- --, * --i5° 1 �3 Y :" ; 2 : " 828 1 ill I I I n ' IF 4 X i I ( I I a IR K mIAc g� 8 N € � t >F € III s \(,jm John Oliver A Associates,Inc. i .e cend :�'':e.6y wre uleio3 are DESCRIPTION c AUTO PARTS STORE e.,,..- .Ne. —+ me deed c.we e.aa DESIGN BY DOC �oa m duly ucea.ee Prof-110/We.vanue oI urWr m.Me. 1 DRAWN r FAW ELK RIVER. AIN sue a..r,uo.....e.11ua o >61-III-z0n /AY 763-ell-/1161 me.tole o CHECKED 9Y DC4 TRAILS END HOLDINGS �// DWG el36-15SIIE.dwa Off*in:lit A4er.AvwrvWe PRELIMINARY UTILITY PLAN "'Ae"'l"'C.....Mil* 5i6ae1^ '9� TEXT NONE Dale X Reg in. % Y FILE NO e136 15-03 - G\Land Projects R2\8136-151tiwg\PRILIMINARl18136-15LAND dwg,Layoutl,04/28/0308 2040AM,RHildebrandt • 11.11 %' O N e * ---..-"7"i , � 1 1 11 i'b i \ \\ 1 ,� my, 7 a 1 1 • 1 1 III/ \___ l\i W 00. \ 1 \-�-\ \ \ 1\ I `11 ,, 1 %, \,` 1�1 , Ci�,'Y 1`1\\'' a ^ `,\ 4°t+ `t, y de \ \ \ ' — ij OAS - - / — — ill I : I I I . . RF R } } r P y f y y • 1111111, 111 'i I iiiiizij ll,1-1- 1 tfl!Iti'JIll! ` ' I I € € € I ` QiIIdit , 1,12k iiiiiiiiiliti � ! t. . : � II : : 1 i1 1 w 8 t 1 lfi I z !I 3 if! iri \-Po AUTO PARTS STORE John ONvel A Associates,Inc. ' y Man men- :bort.ate y,b 4 DATE 4/1e/03 NO wiE DESCAIPf ON ^.� 4.N...d..at+...-w.u w.-++• y deed...raven DEVON EY DCC 6Io A and duly lxen.M hor- ELK RIVER. MN w<..<.,. a,w..u.<w..yr DRnrm n ERw llk A1v1-Yim.wf.63-40 N.Nyle 1• CHECKED BY DCC TRAILS END HOLDINGS �•--..r-zoos PAY n-su 6666 ' A/ DWG 8134-155ffLd}y OJJve.wlL1k Awr,/vn...{II< YA PRELIMINARY LANDSCAPE PLAN }^`I•`wew^Center.0/* *no.. 44PRELIM TEXT NONE Dai. K Reg Ny x y FILE NO 8134.15-03 Maj 22 03 01 : 29p p. 2 • ilg aN .p.04:1 ir-o• . 0-,Fio IA IF ° • 0 h1-: Iv:, . imogilOOIfII 1 •4• i 11 Pill ipplil 4 gill Ph It fall lia 111 ' : !llaa 0 • �d 11* .ra as I i qdl .ste_ ._ 1 kill `n 0 I li /2 I 1 k I --�-� :I I r, 1 1 1 t , 1 1 - 1 1 lejr.41) e ______ _____ ..._ . _ri -u 3 / - ).--, ''. . ' 1 11A I 1 21I V_ • E 'd d62 : jO 60 as Rew r�+ ld 4-0 ola l • • C— gl ki • tib � 'd d0e : 10 CO aa Rew May 22 03 01 : 30p p. 5 17-41, • y.s` a'-r9-1,P-' e k ' k�v I I k n -- - I ,I ? [ Illi k f f k + t I • i { ' ' _t f I t F !$t 41 ' . , -.-i h LF 1 F TT / 711 • Howard R. Green Company May 19, 2003 File: 820870J-0240 Mr. Scott Harlicker Senior Planner City of Elk River 13065 Orono Parkway Elk River, MN 55330 RE: AUTO PARTS STORE SITE PLAN REVIEW LOT 2, ELK RIVER CROSSING 3RD ADDITION Dear Mr. Harlicker: As requested, we have reviewed the submittal for the proposed auto parts store on Lot 2, Block 1, Elk River Crossing 3rd Addition. The submittal was prepared by John Oliver and Associates and dated April 25, 2003. It consisted of a preliminary site plan, preliminary grading plan, preliminary utility plan, and a preliminary landscape plan. Based on our review and comments received at the site plan review, we would offer the following comments: • 1. The intent for all of the sites along Trunk Highway 169 in Elk River Crossing was to maintain an open corridor behind all of the buildings. This site has a proposed dumpster located at the rear of the building that would prohibit vehicle traffic from one site to the other. The dumpster location should be moved to the north or south side of the building. 2. We have reviewed the Panera Bread site plan to the south and verified the abutting elevations. We have also reviewed the Sterling Bank approval to the north. It appears that the elevations shown on the north line are different than those in the approved Sterling Bank site plan. The grading plan needs to match the approved Sterling Bank plan to the north. 3. This site will likely need to apply for an NPDES permit prior to any work on the site. 4. The fire chief has asked for a hydrant to be located internal to the site. The location he has chosen is the island at the northeast corner of the building. 5. Show United Power Association easement along Trunk Highway 169 frontage. If you have any questions regarding any of these comments, please call. Sincerely, Howard R. Green Company Te� J. Maurer, P.E. TJM:sw Ltr-051403-Leeseberg 1326 Energy Park Drive • St. Paul, MN 55108 • 651/644-4389 fax 651/644-9446 toll free 888/368-4389 • DEVELOPMENT STANDARDS Architectural Character 1. Facades and Exterior Walls The Elk River Crossing development will represent the eastern terminus of the Main Street corridor which connects Highway 169 and the Central Business District. As such, the exterior appearance of the buildings should include elements of buildings found along the corridor and in the Central Business District. Facades should be articulated to reduce the massive scale and uniform impersonal appearances of large retail buildings and provide visual interest. Buildings over 100 feet in length should incorporate recesses, off-sets, pilasters or angular forms so that no uninterrupted length exceeds 50 feet. The wall projection or recess should be a depth of approximately 3% of the length of the uninterrupted building length. Buildings should have architectural features and patterns that provide visual interest at a • pedestrian scale. The features should be an integral part of the building fabric, and not be applied trim, graphics or paint. Variations to roof lines and cornice details should also be used to add interest to buildings. Exterior building materials and colors comprise a significant part of the visual impact of a building. Therefore, they should be aesthetically pleasing and compatible with materials and colors used in the Central Business District and along east Main Street. Facade colors should be subtle, neutral or earth tone colors. The development shall use a consistent palate of materials and colors throughout. Facades of a building which are visible from adjoining properties or public streets shall include certain design elements found on the front facades. Predominant exterior facade materials should include, but not limited to, one or more of the following: • brick • native stone • tinted, textured, integrally colored concrete masonry units. • stucco • tilt-up concrete panels with exterior facades as referred to in these standards • Predominant exterior building materials shall not include the following: • smooth faced concrete block • • smooth faced or raked faced tilt up concrete panels • prefabricated steel panels. 2. Entryways Entrances should be clearly defined and visible. They should incorporate devices such as canopies, overhangs, recesses/projections, arcades, raised parapets over the doors, peaked roof forms, display windows, architectural details such as tile works and moldings which are integrated into the building design. Lighting General site and street lighting (excluding general parking lot lighting) shall be a design that is compatible and connects with the lighting utilized in the Central Business District. It shall be at a pedestrian scale. Wall lighting fixtures shall be consistent with the pedestrian and general site lighting. General parking lot lighting shall be at a height no greater than 30 feet. Poles and fixtures shall be a design that compliments the street and general site lighting standards and fixtures. Loading Areas, Trash Collection and Outdoor Storage Loading docks, truck parking, HVAC equipment, and other service functions should be incorporated into the overall design of the building and screened from view of adjoining properties and streets. Trash compactors and dumpsters should be within an enclosure constructed of the same materials and colors as those used in the building. Outdoor areas used for the sale and/or display of seasonal inventory shall be permanently defined and screened with walls and/or fences and landscaping. Outdoor sales and display areas, except for garden centers, shall not exceed 5% of the ground floor area of the building. Canopies Canopies located over pump islands are allowed provided the architectural design, colors and character of the canopy shall be consistent with the principle building on site. The fascia of the canopy shall not be illuminated. Canopy lighting shall consist of canister spot lights recessed into the canopy. No portion of the light source or fixture may extend below the bottom face of the canopy. • Signage • Signs shall be an integral part of the overall architectural design of a building and the project, rather than contrasting with it. They must consist of materials and design which compliments the architectural elements of the building and project. Signs must not be visually distracting or tend to dominate by means of location, size, color or lighting. All signs shall be internally illuminated. All freestanding signs shall be setback a minimum of 10 feet from all property lines and shall not obstruct visibility or encroach in any drainage or utility easements. Development Sign One freestanding development sign identifying Elk River Crossing will be permitted at the corner of Main Street and Highway 169. The sign shall be a monument style sign with a maximum height of 30 feet and a width of 16 feet. The number of tenants allowed on this sign shall be limited to 4. Total sign area shall not exceed 225 square feet and shall not exceed 10 feet in width. The sign shall be constructed of brick, face brick or colored rock faced block and may include decorative brick and/or decorative glazed block as • accents. Entry Signs Two entry signs shall be allowed, one at the Main Street and Zane Street intersection and one at the Tyler Street and 179th Avenue intersection. These signs shall be a monument style sign with a maximum height of 8 feet and a width of 16 feet. Total sign area shall not exceed 128 square feet. The sign shall be constructed of brick, face brick or colored rock faced block and in may include decorative brick and/or decorative glazed block as accents. These entry signs may identify no more than 4 tenants. Monument Signs for Freestanding Sites Each of the freestanding buildings within Elk River Crossing will be allowed to have a freestanding sign. The freestanding sign must be a monument style with a maximum height of 10 feet and a maximum area of 100 square feet. The sign shall be constructed of brick or face brick and in may include decorative brick and/or decorative glazed block as accents. Wall Signs for Freestanding Sites Wall signs for each freestanding building must consist of individual letters and shall not have more than 1 wall sign for each principle building, except that where a principal building abuts 2 or more public streets, 2 wall signs . will be allowed. Awning signs and canopy signs, including canopies over gas pumps, shall be included as wall signs. Awning and canopy signs shall not be illuminated. The sign area shall not exceed seven (7) percent of the area of the building wall, including doors and windows, to which the sign is to be affixed Wall Signs Retail Building North Side of Home Improvement Store Wall signs for the retail building attached to the north side of the proposed home improvement store shall consist of individual letters. Capital letters shall not exceed 36" high, lower case letters shall not exceed 24" high. Signs shall be for store identity only and shall not be allowed on the rear or side of building. Signs shall not extend closer than 3 or 4 feet from the projected lease line. If the space is leased by a single tenant, sign area shall not exceed 10 percent of the area of the building wall, including doors and windows, to which the sign is to be affixed Major Tenant Wall Signage Total wall sign area for major tenants should not exceed 7% of the front • facade of the principle structure and must consist of individually mounted letters and corporate logos. Letters shall not exceed 6 feet in height and logos shall not exceed 10 feet in height. All signage shall be internally illuminated. Other Signs All other signage that may occur within Elk River Crossing and not specifically mentioned herein shall comply with the City of Elk River Sign Ordinance. All requests which are not consistent with conditions, character and intent of the Elk River Crossing PUD may be denied by the City. •