Item 5.4 . Item #5.4
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MEMORANDUM
TO: Planning Commission
FROM: Chris Leeseberg, Planner�/
DATE: May 28, 2003 -�
SUBJECT: Case No. CU 03-I I
Request by STM Development for a Multi-Tenant Building
Request
STM Development requests a Conditional Use Permit to allow the construction of a Multi-
Tenant Retail Building.
111 60-Day Rule
To comply with the 60-day rule,without and extension,this item needs action by June 23,
2003.
Location
East of Highway 169, south of Main Street and west of Zane Street.
Lot 2, Block 1, Elk River Crossing 4th Addition
Zoning/Land Use
PUD (Planned Unit Development) /FIB (Highway Business)
Attachments
• Location map
• Memo from City Engineer
• Elk River Crossing PUD Development Standards
• Preliminary Site Plan
• Preliminary Grading Plan
• Preliminary Utility Plan
• • Preliminary Landscape Plan
Planning Commission/CU 03-11
May 27,2003
Page 2
• • Elevations of Proposed Building dated May 3,2002
• Elevations of Panera Bread Building dated May 3, 2002
Overview
The request consists of a one-story 7,950 sq. ft. building. The proposed building will be
treated with an Exterior Insulating Finish System (EIFS) and Rockface Concrete Masonry
Units (CMU). It is the same design as the existing multi-tenant building that houses Panera
Bread.
Building setbacks are not defined in the Elk River Crossing PUD but the building does meet
the C3 zoning setbacks.
Building Design
The Elk River Crossing PUD Development Standards for Architectural Character states,
"...development will represent the eastern terminus of the Main Street corridor which
connects Highway 169 and the Central Business District. Facades should be articulated to
reduce the massive scales and uniform impersonal appearances of large retail buildings and
provide visual interest..."
Staff feels that repetitive designs do not reduce the uniform impersonal appearances and does not
provide visual interest to the Elk River Crossing area. The Central Business Districts
• (downtown) character does not have repetitive buildings. Staff feels that the Development
Standards are trying to encourage creative unique designs.
Landscaping
The submitted landscape plan does not meet the City's requirements. It shows a total of 22
trees: 15 new trees and seven existing boulevard trees. There needs to be a total of 28 trees:
seven conifers (two are shown), seven ornamentals (13 are shown) & 14 overstory trees
(four are shown). Ten additional overstory trees are required and six ornamental trees,that
are not boulevard trees, can be removed. Snow fence at the drip line will be required to be
installed to prevent any construction activities or disturbance of soil within fenced area
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 40 parking stalls would be required. The
proposed layout exceeds this requirement with a total of 112 total stalls. The minimum 10'
setback from the property line is also maintained.
Five (5) accessible-parking stalls are required for the building. The submitted site plan does
not indicate any accessible-parking stalls. For parking lots with 101-150 stalls,there is a
minimum requirement of five accessible stalls. The site plan will need to be revised to
provide the required accessible spaces.
S:\PLANNING\Case Files\2003\CU 03-11 STM\CU03-11 PC-Table.DOC
Planning Commission/CU 03-11
May 27,2003
Page 3
• The proposed layout provides a shared access to the site off of Zane Street and a second
separate access that does not line up directly across from the access to the Wal-mart parking
area. The access points should line up with each other, and an adjustment will consequently
affect the layout of the parking area.
Drainage and Utilities
The City Engineer's memo, dated May 19, 2003, addresses items that need clarification. The
applicant has submitted new drawings addressing these concerns.
Recommendation
Staff recommends that the Planning Commission table this item to the June, 24 meeting to
address the following conditions:
1. THE BUILDING SHOULD REFLECT THE DEVELOPMENT
STANDARDS FOR ARCHITECTURAL CHARACTER AND NOT BE
A DUPLICATE OF AN EXISTING BUILDING IN THE ELK RIVER
CROSSING PUD.
2. ACCESS,CIRCULATION AND PARKING ISSUES NEED TO BE
ADDRESSED.
3. LANDSCAPING REQUIREMENTS NEED TO BE BROUGHT INTO
COMPLIANCE WITH THE ORDINANCE REQUIREMENTS.
• If the commission tables the request,the 60-day review window will be extended to August
22, 2003 (another 60 days)
•
S:\PLANNING\Case Files\2003\CU 03-11 STM\CU03-11 PC-Table.DOC
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River Case Number: CU 03-1 1 STM DEVELOPMENT
• Howard R. Green Company
May 19, 2003
File: 820875J-0240
Mr. Chris Leeseberg
City of Elk River
13065 Orono Parkway
Elk River, MN 55330
RE: LOTS 2 AND 3, BLOCK 1, ELK RIVER CROSSING 4TH ADDITION
SITE PLAN REVIEW
Dear Mr. Leeseberg:
As requested, we have reviewed the submittal for the proposed development on Lots 2 and 3, Block
1, Elk River Crossing 4th Addition. The submittal was prepared by John Oliver and Associates and
dated May 2, 2003. It consisted of a preliminary site plan, preliminary grading plan, preliminary
grading plan, preliminary utility plan and a preliminary landscape plan. Based on our review and
comments received at the staff review meeting, we would offer the following comments:
•
1. Although the development submittal is titled Lot 2 and 3, Block 1, Elk River Crossing 4th
Addition, there is no Lot 3 in Elk River Crossing 4th Addition, only a larger Lot 2.
2. This site is encumbered by drainage and utility and easements in the southern portion for
the trunk sanitary sewer and water servicing the eastern area. There is a major lift station
just south of this property with a deep sanitary sewer line exiting the lift station to Zane
Street. Trunk watermain also crosses this area. The easement and the sewer and water
lines should be shown on the plans.
Also there is a gas line easements that crosses from the highway to Zane Street and a
United Power Association easement that runs along the rear lot line parallel to TH 169.
These easements should also be shown on the site plan.
3. The gate to the lift station located to the south is accessed through this site. The gate
location should be shown on the plan and a driveway constructed at that location. There
may need to be adjustments made to the landscaping plan so that the driveway access is
not blocked.
4. This site will need to apply for and receive an NPDES permit from the City prior to any site
work beginning. There is silt fence shown on the site plan along the west and south
boundaries. We question why there is no silt fence shown along the frontage with Zane
Street or the north lot line.
5. The existing driveway on the east side of Zane Street accessing the Wal-Mart site needs to
be shown so that the proposed southerly driveway into this site is lined up with it.
Ltr-051403-Leeseberg
1326 Energy Park Drive • St. Paul, MN 55108 • 651/644-4389 fax 651/644-9446 toll free 888/368-4389
. Mr. Leeseberg
May 19, 2003
Page Two
6. The fire chief has asked for an internal hydrant to be located in the southerly island
defining the parking row closest to the building site.
7. The landscaping plan will need to be reviewed once the alignment of the sanitary sewer
water and gas main is shown on the plan to ensure that there is no major vegetation
placed on top of or near these utilities.
8. There is no dumpster location shown on the site plan, as has been the case with all of the
sites adjacent to the west side of Zane Street. Dumpster locations have not been allowed
behind the buildings in an effort to keep a clear corridor for vehicles traveling from lot to the
other.
If you have any questions regarding any of these comments, please call.
Sincerely,
Howard R. Green Company
2;1;7-7/4„/240:,(}
Terry J. Maurer, P.E.
•
TJM:sw
1111
Ltr-051403-Leeseberg Howard R. Green Company
• 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.
1111 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
Ill
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.
•
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te kKE Malteds.Inc ELK RIVER Project 0203113101 Drawing Nurnbel
ISIS a 300 test menu.noilh
minneepas.ree 55401 CROSSINGDate NA(5 200.2 EE
612/339-4200 Diavm by TH
architects 412/342 9261 tax
MAIN STREET Checked by KA 01
ZANE STREET
Copyright 0 2002 by KK E Architects,Inc.
T.O. EXISTING BUILDING IFS CORNICE
122 .
5 SIGN AREA
° TENANT -_-_--
TENANT
METAL CANOPY
4"HIGH
-II 1 � - ROCKFACE CMU
- — ALUMINUM STOREFRC
O s
- - 5"HIGH
ROCKFACE CMU
dik F.F.E. \ _ G_- �—
100'-O"
OFRONT ELEVATION
3/32" = t'-O"
T.O.P EIFS CORNICE
Y Vf Z-0" 1 ` 1 EIFS SIGN AREA
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TENANT
TENANT METAL CANOPY
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— 1/4"------:: 8”HIGH
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100'-0"
OTYPIGAL SIDE ELEVATION
3/32" = I'-0"
T.0 P.
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TENANT TENANT
- 11I
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OREAR ELEVATION . -
5/52" = I'-0"
r KKE AMitwle.Inc
•.I,,.�, ELK RIVER ^ OJObJPJ,O .. -
KK , ,o , CROSSING ' HAY53OM /ESE
architects HII/M2-217 to MAIN STREET Qrd'ad Fri K., 01
ANE STREET
Copyright 2002 by Ka Architects,Inc