5.3. PCSR 03-22-2022 �� Request for Action
Elk
River
To Item Number
Planning Commission 5.3
Agenda Section Meeting Date Prepared by
Public Hearings TMarch 22, 2022 Zack Carlton,Planning Manager
Item Description Reviewed by
Lowell 10 Partners,LLC—PIDs 75-405-0190 and Chris Leeseberg, Senior Planner
75-405-0120 Reviewed by
■ Zone Change from Downtown District to
Planned Unit Development, Case No. ZC 22-01
■ Conditional Use Permit Establishing a Planned
Unit Development, Case No. CU 22-08.
Action Requested
Recommend,by motion, approval of the zone change from
Downtown District to Planned Unit Development (PUD) with
the condition that the zone change will not be recorded until City
Council approves a PUD agreement for the project.
Recommend,by motion, approval of the Conditional Use Permit
establishing a residential Planned Unit Development (PUD), CR 33
with the following conditions:
P
1. A PUD Agreement shall be developed and signed by both =°
parties prior to issuance of a building permit.
2. The parking lot must be re-striped to accurately delineate RR
the parking areas post construction.
3. Staff approval of updated plans addressing comments Hwy io
outlined in the attached comment letter dated March 15,
CR 12
2022.
Background/Discussion
The applicant has submitted a zone change and a Conditional
Use Permit to support development of a 625 square foot drive titi
through coffee shop in the existing parking lot at the southeast y
intersection of Highway 10 and Lowell Ave. The coffee shop will
only be open for drive-thru and online orders. Interior or
exterior seating is not proposed. Figure i
The existing parking lot serves the former ISD 728 building which has now been converted to an office
building containing numerous health and wellness uses. The proposed drive-thru removes the circular
drive through the parking lot and creates two dead-ended parking areas. One parking area will generally
The Elk River Vision
A Y�elcoming community nith revolutionary and spirited resourcefulness, exceptional P D w E A E D D Y
service, and community engagement that encourages and inspires prosperity ,g /` UR
serve customers of the office building and one will generally serve employees for both uses—coffee shop
and office uses.
The drive thru accommodates nine vehicles,which is greater than the five required per ordinance. The
proposed use does eliminate a few parking spaces,but the updates identify additional spaces added south
of the new drive thru.
Comprehensive Plan
The Comprehensive Plan guides this area for Mixed-Uses and supports stand-alone commercial
operations. The application also re-invests in downtown,bringing additional traffic and people to the
downtown area,a goal of the Comprehensive Plan.
Engineering and Utilities
The new use will be served by city sewer and water and staff has addressed concerns related to those
connections in the attached comment letter.
Landscaping
Site plans identify a landscaped buffer between the drive-thru and the front entrance to the office
building. The comment letter includes comments related to landscaping and requests a section to improve
the understanding of the transition from the front door to the drive thru. The section may generate
additional comments related to pedestrian mobility,access, and safety.
Applicable Regulations
Zone Change
The zone change to PUD is required for development of the site under the current site plan. The
proposed use of the property is consistent with the Comprehensive Plan and the zone change meets all
standards for approval provided it accompanies a PUD agreement.
Conditional Use Permit/PUD
The issuance of a Conditional Use Permit can be ordered only if the use at the proposed location:
�. mill not endanger, injure or detrimentally affect the use and enjoyment of otherproperty in the immediate vicinity or
the public health, safety, morals, comfort, convenience orgeneral welfare of the neighborhood or the city.
Staff has noted concerns related to pedestrian access to the office building and has requested
additional information to aid in that analysis. The parking numbers will remain the same, and there is a
large public parking lot immediately to the east of the office building to support the use.
2. mill be consistent with the Comprehensive Plan.
The property is guided for mixed-use where standalone commercial uses are permitted. The use will
be consistent with the Comprehensive Plan.
3. mill not impede the normal and orderly development and improvement of surrounding vacant property.
The surrounding area is largely developed, and the additional use is taking advantage of a unique
parcel in the downtown area. The use will not impede the normal and orderly development of
surrounding properties.
4. mill be served adequately by and hill not adversely affect essential public facilities and services including streets,police
and fire protection, drainage, refuse disposal, nater and sener ystems,parks and schools;and hill not, in particular,
create traffic congestion or interference pith traffic on adjacent and neighboring public thoroughfares.
The use 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. The extended drive thru lane and additional stacking
opportunities within the parking lot should keep queued vehicles off of Lowell Ave. and Highway 10.
5. mill not involve uses, activities,processes, materials, equipment, and conditions of operation that hill be detrimental to
any persons or property because of excessive traffic, noise, smoke,fumes,glare, odors, dust or vibrations.
The proposed commercial use will not involve uses, activities,processes,materials, equipment, or
conditions that will be detrimental to other properties.
6. mill not result in the destruction, loss, or damage of a natural, scenic or historic feature of major importance.
The site is largely paved but will impact an existing turf median. There are no natural or historic
features of importance in the surrounding area.
7. mill fully cotpywith all other requirements of this Code, including any applicable requirements and standards for
the issuance of a license orpermit to establish and operate the proposed use in the city.
The conditions included in the recommendation for approval along with the deviations approved with
the PUD agreement will ensure the subdivision will fully comply with all requirements of this code
and the agreement.
Additionally, Sec 30-1564 describes the standards for establishment of a PUD district.
1. Land will be Zoned into the PUD Zoning district only upon approval of a concept plan for the PUD,pursuant
to the procedure set forth in this section.A PUD will be authorized on land in a PUD Zoning district only upon
issuance of a conditional use permit,pursuant to the procedure set forth in this section.
A Conditional Use Permit will be issued in accordance with the above standards.
2. The uses allowed in a PUD shall be limited to land uses consistent with the city's comprehensive plan and land
use map, and to those uses identified in the concept plan for the PUD Zoning district and the conditional use
permit for the PUD.
The Comprehensive Plan and land use map guide this area for mixed-use uses,which includes
standalone commercial uses.
3. The area of land to be included in a PUD shall be in uniform control of the applicant.
The applicant will be in control of all parcels prior to recording the CUP and plat.
4. A PUD shall be designed to form a desirable unified environment nithin its proposed boundaries, including
uniform design elements, landscaping lighting and signage.
The PUD is designed as one project with uniform design elements throughout the project area.
S. A PUD shall not cause undesirable impacts on adjacent lands and land uses. In particular, uses on the PUD
perimeter shall be compatible with adjacent uses outside the PUD.
Nearby land uses include business offices, a gas station, and a dentist. Staff does not identify
undesirable impacts on adjacent land uses. All parcels are consistent with the Comprehensive
Plan. The PUD will not cause undesirable impacts on adjacent lands and land uses.
6. A PUD shall be served by adequate transportation, water, sanitary sewer and drainage systems.
The project area will be served by public services and will not adversely impact transportation
networks within the area.
7. A PUD shall not adversely affect existing or proposed parks, schools, streets or other public facilities.
Existing public facilities are not impacted by the proposed project.
S. The council may establish varied and reasonable lot area,frontage, sideyard, and setback requirements for a
PUD and may authori.Ze a density which it determines to be appropriate under the circumstances.Any permitted
density shall be consistent with the city's comprehensive plan and not adversely affect the public health, safety and
welfare.
The proposal is consistent with densities described in the comprehensive plan, setbacks from
public rights-of-way, and design standards for similar developments within city code. All
deviations will be outlined in the required PUD agreement.
9. More than one principal building may be constructed on a lot Within a PUD if authorised by the council.
Unless otherwise permitted by the council, a PUD shall comply with the schedules of dimensional regulations set
forth in this article, except that individual lots shall have no less than 80 percent of the minimum area for similar
uses.
The project does not conflict with standards described in city code.
In reviewing the standards for approval of a Zone Change, Conditional Use Permit, and Planned Unit
Development the proposed project meets the standards and is recommended for approval with the
outlined conditions.
Financial Impact
None
Council Meeting
If acted on,this item will go to the April 18, 2021, City Council meeting.
Attachments
■ Location Map
■ Applicant's Narrative
■ Site Plans
■ Area Overlay
■ Staff Comment Letter dated March 15, 2022
Project Narrative
Intro
We are pleased to present our concept to the City of Elk River. Our concept will bring a high
demand and long desired business asset to Downtown Elk River and the city’s main East/West
corridor, U.S. Highway 10. The concept has been developed in coordination with experienced
engineering firms, adjacent business owners as well as city planning staff. We believe our local
ownership and development group has put together a winning concept that benefits our
investors, as well as the community as a whole. We look forward to your feedback and
continued partnership.
Overview
Lowell 10 Partners LLC is proposing the development of a drive-thru/walk-up coffee business on
its .69 acre site located at the southeast corner of U.S. Hwy 10 and Lowell Ave NW in
Downtown Elk River. The site is currently serving as additional parking and circulation for the
adjacent multi-tenant building, The Perpetual Health Alliance. According to our research, and in
discussion with the adjacent business, we feel the proposed development serves both a
complimentary use, as well as complimentary peak demand hours. Both businesses view the
development as mutually beneficial to their businesses, as well as the greater community.
We are developing this site as part of a build-to-suit lease arrangement with a publicly traded
company with long term, proven success in the retail coffee space. Upon project completion, the
business will not only serve the downtown area, it will also act as an anchor and draw to this
area of the city, benefitting not only residents that patronize the business, but also the entire
community through its generation of substantial taxable sales that will contribute a considerable
amount of regional dollars to your local option sales tax initiatives.
As a local ownership group, one of our greatest concerns for any of our projects is the impact to
citizens and existing businesses. Through years of effort, we feel we have selected the perfect
site for this concept. There are no drive-thru, or walk-up coffee shops that serve Hwy 10 traffic,
or the Downtown Elk River neighborhood. As a matter of fact, there is no coffee shop, drive-thru
or otherwise anywhere in the Elk River Community West of the Freeport St. Commercial District.
Much of the city’s current and projected growth occurring west of Downtown, as well as the
recent investment in pedestrian connectivity to the Lake Orono area remains completely
unserved by convenient coffee access. With that population currently forced into the over
capacity 169/Freeport area to meet their coffee needs, the development of our project will help
alleviate traffic congestion in those high-stress areas during peak commuting times.
Lowell 10 Partners LLC, as well as its collaborators within the community feel that this is an
ideal location for the proposed project, and our request will meet all the criteria to be granted the
necessary rezoning request (PUD), and associated conditional use permit (CUP for drive-thru
use).
Site and Building
The proposed project will consist of a roughly 625 sq ft building, which houses employees,
storage and production. The new building will be located centrally on the parcel, as to preserve
site circulation and parking. The new site will feature 37 parking stalls and drive-thru queuing for
9+ vehicles. The site will continue to serve as a shared parking facility for the proposed
development, as well as the adjacent businesses to the east. The site currently has 37 parking
stalls. Appropriate signage would be placed through the property to help traffic effectively
navigate the space.
To better facilitate site circulation and mitigate traffic conflicts, the lot will be split utilizing the two
existing Lowell Ave. access points. Drive-thru traffic will enter through the northern access point,
and either enter the drive-thru queue, or continue to a parking space. The southern access will
serve parking exclusively.
The surfaces, striping and landscaping work in harmony to provide visibility and clear visual
cues to drivers and pedestrians as to utilization. The design acknowledges that pedestrian traffic
is likely to enter the property from both the adjacent sidewalks along Lowell and U.S. Hwy 10,
as well as via the neighboring parking properties, and the municipal parking lots located at King
Ave and Main St.
A small, backlit monument sign of similar size to the adjoining property to the east is requested.
While this request does not fit within the Downtown District zoning guidelines, we feel that the
Hwy 10 corridor of Downtown has slightly different needs than the businesses serving Main St.
and Jackson Ave. Traveling the Hwy 10 corridor through Downtown you encounter large
changeable copy signage (Chamber of Commerce, Granite Shores, and Spike’s), as well as
backlit monument signs (Bank of Elk River, Perpetual Health Alliance, Charlie Brown’s, Nature’s
Edge, and Dairy Queen). Our proposed sign design will be of the same materials and design as
the building, with corresponding landscaping. We would meet all guidelines set forth by
engineering for set-backs, sight-lines and lighting. With the exception of a menu board and
ordering speaker, remaining signage would be on the building itself, as illustrated in
attachments.
There will be a small, fully enclosed, trash enclosure located in the southeast corner of the
property. This space is currently parking. The screening for the enclosure would be colors and
materials that are in harmony with the rest of the project construction materials.
Professionally maintained landscaping will be placed based on the city’s standards, likely to
consist of grass, crushed stone, mulch and small hearty evergreen type shrubs. Please
reference attachments. This will allow for pleasing aesthetics, stormwater mitigation, as well as
optimal visibility for vehicular and pedestrian traffic.
Materials
Below you will find a description of building materials for the proposal, along with visual
representations in the attachments.
●Roof structure:Standing Seam with Roof VentManuf:Firestone Una-Clad / Style: UC-7
Snap On Batten 16” O.C., 24ga. Galvanized Steel / Color: Kynar 500 Anodized
Aluminum Dark Bronze, Metal Roofing Snow GuardManuf: S-5! Style: Colorguard
Color: Una-Clad Dark Bronze to match standing seam roof color
●Decorative gabled timbers:
Manuf: LP Smartside #540 Series Cedar texture trim. Color: Pre-finished (no
exceptions) to match Benjamin Moore #2114-10 ‘Bittersweet Chocolate’
●Lap Siding:
Hardie Plank 6” exposure Style: Cedarmill Color: Pre-finished to match Benjamin
Moore #SW 6487 ‘Cloudburst’
●Trim/Fascia:
1x4, 1x6, & 1x8 Style: 4/4 Rustic Color: Pre-finished (no exceptions) to match Benjamin
Moore #2114-10 ‘Bittersweet Chocolate’
●Gutters and Downspouts:
Prefinished aluminum gutters, 4”x4” open faced downspout including heat tape
throughout. Color: Dark Bronze to match standing seam roof.
●Bollard Covers:
Manuf: Ideal Shield, 1/4” smooth dome top finish. Color: Sumatra
●Fenestration:
Manuf: Andersen Windows 100 Series Single Hung Windows Color: Dark Bronze
exterior, White interior. Color matched aluminum framed screens.
●Cultured stone belt course:
Manuf: Environmental Stoneworks
Field: Style: Hackett / Color: Bucks County
Sill cap: Style: Drip Ledge / Color: Marsh / Sealant color to match standard gray mortar
●Exterior decorative wall mounted light fixture:
Manuf: Progress Lighting / Style: Outdoor Wall Lantern / Model: P5764-86 (14”) / Finish:
Burnished Chestnut
●Exterior wall mounted downlight:
Manuf: Lithonia / Model: WSR LED-1-10A700/40K-SR3-MVOLT-ELCW-DDAXD
●Recessed Downlight Fixture:
Manuf: Lithonia / Model: LDNG-35/30 -LDG-BK-LS-120-EZ10
Staffing
The proposed project will be staffed by 3 to 6 employees at any given time. Hours of operation
with be 5 a.m. to 8 p.m. M-F and 6 a.m. - 8 p.m. Sat -Sun. Staffing levels will fluctuate based on
sales volume during peak and off-peak hours. If physically capable and appropriate, staff will be
encouraged to utilize off-site public parking.
Comprehensive Plan Alignment
We feel our proposed project aligns well with Elk River ’s newly adopted Comprehensive Plan.
The project is located in the multi-use area identified as the Downtown District (DD), however
due to the business type, the rezone to Planned Unit Development is necessary to
accommodate the project.
The DD has two unique corridors, serving separate, but equally important purposes. The Main
St. and Jackson Ave. corridors appeal to a more pedestrian centric traffic with the feel of a
modern downtown with a firm grasp of its historic roots. These corridors feature street parking,
wide side-walks, and zero lot line development. The second corridor within the DD is U.S. Hwy
10. The businesses located on this corridor have a unique balancing act of appealing largely to
automotive traffic, while also helping welcome and transition that regional traffic into
Downtown’s commercial district.
We feel our proposed project strikes a perfect balance for Elk River ’s Downtown District. While
the bulk of business will be done via drive-thru, serving both regional and local consumers, we
also acknowledge the need to serve the DD’s pedestrian traffic through the addition of a safe,
accessible walk-up window and patio. Our proposed design also pushes our building as close to
our Lowell Ave. sidewalks as possible, keeping in harmony with the “streetside low-setback” feel
of historic Downtown Elk River. Again, these small details help the project bridge the gap
between old and new, Main St. and Hwy 10, motorist and pedestrian.
The Lowell 10 Partners proposed project also serves as the first project in Elk River to begin
addressing a new addition to Elk River’s Comprehensive Plan. When adopted last year, the new
comprehensive plan dedicated an entire page to a renewed focus on supporting outlot
development and increased density in the city’s urban core. The plan highlights some of the
following:
“Outlot development in underutilized parking areas helps maximize development potential while
decreasing the visual impact of surface lots within commercial development. Outlot
development can help screen parking areas and provide a more enclosed pedestrian
environment…
To promote outlot development, the city should review and assess its land development
regulations and eliminate any barriers to the consolidation and development of parking lots….
Barriers could include onerous parking requirements, a lack of flexibility for shared parking or
off-site parking, or excessive setback requirements…”
While much of the conversation regarding this type of development focused on the Hwy 169
corridor due to it being the largest opportunity and inventory of the type, these opportunities
exist throughout the city, our proposed site being one of them.
Our proposed project will also enhance the appearance of the Hwy 10 commercial corridor,
while promoting access and mobility. With a focus on vehicle traffic, we thoughtfully blend in
pedestrian traffic and service, as well as continued shared parking access with isolated
movements. Both of these goals are specifically cited as priorities within the city’s
comprehensive plan.
We believe that our proposed project effectively balances the desires of the community and the
needs of the associated business. Our plans thoughtfully contemplate and take into account the
site's function and location in a transitional area of the city, as well as the direction given by Elk
River ’s newly adopted Comprehensive Plan. We look forward to working with the Planning
Commission, City Council and municipal staff to bring this new project to our Downtown
neighborhood!
901900899900901902899898900BLOCH ENGINEERING, PLLCblochengineering.com32210 XEON ST NWCAMBRIDGE, MN 55008krystle@blochengineering.comNCHBLENGINEERING
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DRIVETHRU901900899900901902899898900BLOCH ENGINEERING, PLLCblochengineering.com32210 XEON ST NWCAMBRIDGE, MN 55008krystle@blochengineering.comNCHBLENGINEERING
13065 Orono Parkway
Elk River, MN 55330
763.635.1000
ElkRiverMN.gov
March 15, 2022
Lowell 10 Partners
Dustin Heggem
564 Dodge Ave, Suite A
Elk River, MN 55330
Dear Mr. Heggem:
Thank you for your applications for a Zone Change and Conditional Use Permit to establish a PUD.
These applications have been deemed complete and are moving forward in the city’s review process.
The public hearings for the submitted applications have been scheduled for March 22, 2022, with the
Planning Commission and April 18, 2022, with the City Council.
City staff completed a review of the initial submittal and have the following comments. It is helpful to
provide a response letter along with future updates.
General Comments
1. Please provide a section illustrating the transition from the front door for 815 US Highway 10
(former school district building) through the sidewalk, vegetated buffer, drive lane, and ending in the
turf island.
2. Please provide a site plan that includes PIDs 75-405-0190, 75-405-0180, 75-405-0120, and 75-405-
0170 and demonstrates pedestrian and vehicular circulation in a larger context southeast of Highway
10 and Lowell Ave.
3. An architectural detail of the trash enclosure is required. The enclosure should reflect the materials
used in adjacent buildings.
4. The central greenspace is required to be irrigated.
5. Please provide a detailed landscape plan identifying proposed tree and shrub species.
6. Consider public restroom if there is outdoor seating/occupancy.
7. Sewer connection will need to be south of what is shown. The current mainline does not run that far
north. The furthest manhole north is approximately where the south limit of the proposed structure lies
8. Traffic control plan needed for proposed utility connections along with restoration plans
9. MnDOT must give approval for stormwater requirement since this site drains to MnDOT’s storm
system.
10. The water service is proposed to be connected to a 12” HDPE pipe. A tee will need to be installed; a wet
tap will not be allowed for connection to HDPE pipe.
11. Please submit load sheets as soon as possible to assist with the purchase of transformers for the project.
We have been seeing long lead times for certain materials.
12. Is the building constructed on-site or pre-built and delivered on a trailer?
Please reach out with any questions regarding these comments. Any unaddressed comments will be
included as conditions of approval.
Sincerely,
Zack Carlton
Planning Manager
763.635.1035