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7.3 SR 04-18-2022Request for Action Cty Elk - River To Item Number Mayor and City Council 7.3 Agenda Section TMeeting Date Prepared by Public Hearings Aril 18, 2022 Zack Carlton, Planning Manager Item Description Reviewed by Lowell 10 Partners, LLC — PID 75-405-0190 Chris Leeseberg, Senior Planner ■ Zone Change from Downtown District to Reviewed by Planned Unit Development. Cal Portner, City Administrator ■ Conditional Use Permit Establishing a Planned Unit Development. Action Requested Adopt, by motion, an ordinance approving a zone change from Downtown District to Planned Unit Development (PUD) with the 1 condition that the zone change will not be recorded until City j Council approves a PUD agreement for the project. Approve, by motion, the Conditional Use Permit establishing a commercial PUD, with the following conditions: 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„= I+' the parking areas post construction. 3. Staff approval of updated plans addressing comments H io outlined in the attached comment letter dated March 15, 2022. 4. Establish an ingress/egress and parking easement to the benefit of the existing wellness building or adjust the property lines to separate the coffee shop from the parking area to the south. Background/Discussion Case Nos. ZC 22-01 & CU 22-08 - The applicant has submitted a Figure i Zone Change and a Conditional Use Permit to support development of a 625 square foot drive through coffee shop in the existing parking lot at the southeast 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. The existing parking lot serves the former ISD #728 building which has now been converted to an office building containing health and wellness uses. The proposal removes the circular drive through the lot and The Elk River Vision A nelcoming community nvith revolutionary and spirited resourcefulness, exceptional service, p o w E A E u e T and community engagement that encourages and inspires prosperity ,� g /� creates two dead -ended parking areas. One parking area will generally serve customers of the office building and one will generally serve employees for both uses — coffee shop and office uses. The drive through 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 through. Comprehensive Plan The Comprehensive Plan guides this area for Mixed -Uses and supports stand-alone commercial operations and reinvestment downtown Planning Commission One business owner spoke during the public hearing. She noted her support for new businesses in the downtown area but expressed concerns regarding traffic at the intersection of Lowell/10 and at the entrance to the new facility. She also questioned the overall benefit to downtown, expressing a desire for destination businesses that draw customers to the area and encourage them to patronize other businesses. The Commission expressed similar concerns related to traffic and parking, adding that the parking lot where the proposed business will go is very full in the evenings and during special events in downtown. After additional discussions regarding traffic, the Commission unanimously recommended approval and added a condition that a traffic study must be completed by the applicant prior to the City Council meeting. Traffic Study The completed traffic study was received on April 14, 2022, and was reviewed by the chief engineer who noted that the study confirms his initial conclusion that the project will not significantly impact traffic on adjacent streets. The highest peak hour traffic is 65 cars/hour — roughly one car per minute. The complete study is included as an attachment. The applicant also provided traffic counts for similar operations to provide clarity on parking demands. These types of coffee shops experience their highest traffic demands in the morning and see a significant decrease in the late afternoons and evening. This traffic demand is opposite of the adjacent wellness building which sees their largest parking demands after 5 p.m. Financial Impact None Mission/Policy/Goal ■ Work with citizens to achieve goals while responsibly growing ■ Support business growth and development. Attachments ■ Planning Commission Packet dated March 22, 2022 ■ Updated Plans and Response Letter dated April 13, 2022 ■ Traffic Study dated April 13, 2022 ■ Caribou Cabin Traffic Counts 0 Ordinance Request for Action ver To Item Number Planning Commission 5.3 Agenda Section I Meeting Date Prepared by Public Hearings March 22, 2022 Zack Carlton, Planning Manager Item Description Reviewed by Lowell 10 Partners, LLC — PIDs 75-405-0190 and Chris Leeseber , 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), with the following conditions: 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 the parking areas post construction. 3. Staff approval of updated plans addressing comments outlined in the attached comment letter dated March 15, 2022. Background/Discussion The applicant has submitted a zone change and a Conditional Use Permit to support development of a 625 square foot drive through coffee shop in the existing parking lot at the southeast 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 RR CR 33 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 YvIcoming community n4tb revolutionary and spirited resourcefulness, exceptional p p w E R 1 0 s r service, and community engagement that encourages and inspires prosperity IWA 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: 9. mill 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 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 nrith 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 will not adversely affect essential public facilities and services including streets, police and fire protection, drainage, refuse di posal, 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 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 will 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 coVywitb 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 conceptplan 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 within 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. 5. 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 ystems. 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, side yard, and setback requirements for a PUD and may authorise a density which it determines to be appropriate under the circumstances. Any permitted density sball 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 authoried by the council. Unless othern ' permitted by the council, a PUD shall comply nrith 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 7-5 2 Ll 71- 75:405-01 7 79-4�)5 M) 17 75 5-0210 �� FI r � rV 75 10 -r�aw FM 4 '401 R 75- At. 4k Caribou Case No: CU 22-08 zc)fle C 11"'Ill (T ell ('-c)tiditic)ii,..il Use Permit River,— 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! GRADING AND EROSION CONTROL PLAN IC G rs� SILT FENCE (TYP) 4111- - LoWELL �- / O s $, //��p nls CONTROL NDTEl: �1 1 TON 1 V E ANDLM LCTED, EDCEPTBSS OTE0 EDED z O 9s.y 6 .Ass / esso S , 8ss +p, O NUE'DMABIDN 2u MULCHB TYPEI (DISK ANCHORED)IN DIFTTPBED AREAS OTHER THAN SOD AND INILU 5 p - OQ��Zd s r •. 3. SEED MNDOT TYPE 35-2i1, Al A RATE sy dsss • . Of ALL 38S LB/AC I SIIECBDBBSOB CONTROL BLANKET PER MnDOT /S A •+ ^ I•' ".:: '•' 's 9 9 ___ _ RE RESTORERS THE REED AND PROTECTED d9 ` I ALLyDIISTURBED AREASWITHIN THE RIGHT 62 SI-YOP 5 Oo6 ALL in3 ¢ � i o o = 006— � s� yI 907 50 ozF 'z sSI CA GRADING OTESE r o N THE CONTRACTOR IS SPECIFICALLY mQ�ap n ECUE THESE PLANS S56G 5EDIHIL0ESAAS ECORDSOF y� ss a ED- s �9s e THE VARIOUS UTILITY CONPANIE$ AND "HER - V \ POSBIBLE. NEASURENENTB TAKEN IN THE FIELD. THE INFORMATION IS NOT TO BE RELIED ON AS BEING EXACT OR COMPLETE. 901.0 U I ' / I / o THE CONTRACTOR SHALL VERIFY THE FIELD LTAAIESNPR".TO COLISTRNCTPDR&EI E y1 CONTRACTOR SHALL CONTACT GOPHER STATE ONE CALL AT (BGI) ABA 0002 1 s ss s O 901.6 O 2.ALL CUT OR IT L -O [Ex SSHALL BE 3 t O — - 90Y 2 ' riff 5 DEXLST TG GRADE CONTOUR NTERVALS W 901.5 x Wu T fool xCONTOS S PROPOSED GRADE CONTOUR INTERVALS O %% f �'jIOROLL (TYP) �� Q� SHOWANY N AT T EXISTING x1ERVALs p O6 T 6 f SREB DAMAGED DURING CONBTRUC ON EMAN Z _\OO ] SHALLPAI THE AND/OR REPLACE THE PONSTxDT Ei STL`TUDRCOAS NECESSARY TO RETURN 1TO BX TOPOGRAPHIC NFORNAI ON IA_ FROM A W = HIC SURVEY FOCONTRDGRA�CTOR DOES NOTACCEPTIT Y TDTH°a�ii i"cEvi o owx HE s N THE PLANs D Z> Q HALL HAVE I O AT HIS EXPENSE, A TOPOGRAPHIC SURVETEBT O A REOSTERED LAND SURVEYOR AND sUBNLT LK 1( `1 TO TIE ONNER FG REWEW 0] 1 CONSTRULTON SHALL COMPLY WITH AL Y W PPLLABLE GOVERNNG CODES AND BE W J O_ CONLIRUCTED TO SANE Q W sal f Nam} s s _ S I RI L DSTURBED AREAS WITHIN THE PUBLIC O l/ 'ti( \ �• o r9 s ^ - _�•��T \sass / I_ RGHT Df WAY SHALL BE SODDED. 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ALL IIEUTILITIES MUST BE FIELD VERIFIEDED (SEE CSOC NOTE BELOW). 0 z M CONTRACTOR TO CONTACT ENGINEER IU ") MMEDIATELY IF THERE ARE EXISTING � OQF% 14 y PROP. B612 DD ^CREPANCES OR VARIATIONS FROM THE Lj °r z w z .y C&G (TYPO SXNITNRY SERVICE IS _ .V 4. WATER SERVICE IS XX%xxx. %XX. 5 ALL UTILITIES AND PLUMBING TO BE 0 COMPLETED PER CITY CODE AND 2015 MINNESOTA PLUMSH CODE U Y W U I CONTRACTOR SHALL COORDINATE RLL WORK WITH PUBLIC RND PRIVATE UTILITY > a O / COMPANIES. 0 ]. IRRIGATION HOUSING LOCATION AND m CONNECTION TYPES TO BE COORDINATED N s s WITH IRRIGATION SYSTEM DESIGNER. Y W & UTILITIES W PLAN ARE SHOWN WITHIN Q W W d \yOOs 5' OF THE BUILDINGS. THE CONTRACTOR U 0 ° / 4 I_ IS ULTIMATELY RESPDNSIBLE FOR FINAL Q J CONNECTION TO BUILDING LINES W O COORDINATE WITH ARCHITECTURAL AND V% _1 MECHANICAL PLANS ACCORDINGLY. W S ALL EXISTING UTILITY LOCATIONS p9° SHOWN ARE APPROXIMATE. CONTACT GOPHER STATE ONE CALL FOR UTILITY TRAM y LOCATIONS AT LEAST 4B HOURS PRIOR IDo ENCLOSU E ��' TO CONSTRUCTION DR EXCAVATION. r^am 10. CONTRACTOR SHALL REPAIR DR // W REPLACE ANY UTILITIES DAMAGED DURING CONST 11. CONCRETE THRUST BLOCKING AT 6' WATER PIPE BENDS PER CODE. b 12. MINIMUM OF ]FEET OF COVER IS /1 LD REDUIRED DYER AL WATERMAN, UNLESS s2 ,sdO OTHERWISE NOTED EXTRA DEPTH MAY BE 3�.... aQ I REWIRED TO MAINTAIN MINIMUM OF 1B' 1 2 I O VERTICAL SEPARATION TD T SANITARY OR P EXTRA DETH ISi IANCIDENTAL. AT 13 MINIMUM OF 10 FEET HORIZONTAL VERTICAL SEPARATION IS REWIREDFORALLMAIN 90I N I UTILITIES. O BAH I 1101H III DRAWN BY: KLB / 'V CHECKED BY: KLB ---__ DESIGNED BY: KLB JOB NO. 22-01 1D ixt DATE: 2-25-22 7!7� SHEET SHEETS i � 2 KEY NOTES o I� `9lsn owl reo�s. o _I NUCKEAI inAI.N�EiF E_W�ELITENLASoEPLNSN ITOO�RIiI� - p-rgoLll FG pIE q�N6 CAINLSTEALoLN. P o o aA� Mg� MIS E�oLA E I�IOR�ALANT _ —IAL E�N=E —1 no 1❑ sib K59NLE�v SCAN L.E9B�TO�NE,EGOLOWR I —NA, sIu cAP,—IRONnEnrAL srLNEWLRrs, DRIP LEvsE sRaurm+oR�nR cowR i Ts nciIovA�ROT��TCH °❑ 5 — FLAEHws - coLOR To nArcH r o.wcENr a❑ cNo � "LAII 5N®D(REav H ��lo sl o np11 nIL N LPr5MART5IVE AP 5 DING�GEVAR �Ex1tRE IN B❑ HARv BOMvS. I 5TlLE. k/k R—III 5Hm 1REa'O. NO ExGEPlIONS) To MATLH —A- LF 5MM51OE�FASOTn RDS, reExTRE ❑4-IA00. NOTE h� F TOlAlT EE INSTAILEO 6EFORE INSi�ALLATION o E;AN� pAM=EA BEN A� InTSER�N STEEL Au xrNAR Soo �µRooFlN6oss�w�ARo, � oREOI,AL. 0 o�R r E E o INI LP ERw R N° Ao RIETO EOAR �FxLFPNLN�rLMArLH nwnw woos= PAINT coLCR ®ITTaw�r cHnoure 311410 O I(4'IDEALOSHIELD" BOLLA.R LOVER. IN 4A _N COFFEE O F/IELO VERI A�NO COOROIN4TM LOGAT�ON OFEXTERIOR NTLlIEIROOF ORAI LNA6E N reCOYNSPOVfS. ETc) 5EE I—HAN IAL, ELECTRILAL ANo PLL 1— PLAN5 FOR HORE o I`N PL �INs P Ng FLR MLRE o � ARoR,;Ns,�T)=EE°L°a �.11 s M,Xo- Mo MoAA¶aAT N AT A �R FfMIDATION WALL, 1lP I W T1R ORIVE�TIRU� TlonoF;�oR�vE— oSIDE EL VATION (ZGEIT� F ,/s• = , -o SIDE E(NOR7 E 3 ,�a. _ , _oLEVATION ( }i) PLAN FOR MORE INFORMATION sire FRONT ELEVATION (6WOST ) ,�.•=I-a REAR ELEVATION (8@mN) Architects 1 LOT j 10 H/kp�a y 70 6m h h •off r y __ River 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. 13065 Orono Parkway Elk River, MN 55330 763.635.1000 P 0 V E 1 E 0 1 T NATUREJ E1kRiverMN.gov 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 CARIBOU COFFEE CABIN ELK RIVER, MN GOVERNING STANDARDS: COUNTY OF SHERBURNE STANDARDS, CITY OF ELK RIVER STANDARD CONTRACT DOCUMENTS AND TECHNICAL SPECIFICATIONS FOR UTILRY AND STREET CONSTRUCTION, 2018 EDITION OF THE MINNESOTA DEPARTMENT OF TRANSPORTATION "STANDARD SPECIFICATIONS FOR CONSTRUCTION" , LATEST VERSION OF THE "MINNESOTA MANUAL OF UNIFORM TRAFFIC CONTROL DEVICES" (MMUTCD) UTIlUTIES: GOPHER STATE ONE CALL (051) 454—DO02 gophe tateonecell.org THE SUBSURFACE UTILITY INFORMATION IN THIS PLAN IS UTILITY QUALITY LEVEL D. THIS QUALITY LEVEL WAS DETERMINED ACCORDING TO THE GUIDELINES OF Cl/ASCE 3-2, ENTITLED "STANDARD GUILDELINES FOR THE COLLECTION AND DEPICTION OF EXISTING SUBSURFACE UTILITY DATA." CONTRACTOR SHALL FIELD VERIFY EXACT LOCATIONS PRIOR TO COMMENCING CONSTRUCTION AS REQUIRED BY STATE LAW. GSOC INFORMATION ABOVE. SHEET INDEX I — TITLE SHEET 2 — GRADING, AND EROSION CONTROL PLAN 3 — SITE AND UTILITIES PLAN 4 — LANDSCAPE PLAN 6 — DETAILS 6 — TRAFFIC CONTROL FOR UTILITY CONNECTIONS 7 — PEDESTRIAN AND VEHICLE MOVEMENTS — OVERALL 8 — SITE CROSS SECTION B H ENGINEERING �a�Cnwokre��re0om DRAWN BY: KLB CHECKED BY: KLB DESGNED BY: KLB JOB ND. 22-01 DATE: 4-1-22 SHEET SHEETS C1 1 8 GRADING AND EROSION CONTROL PLAN C� TEMP. CONSTRUCTION EXIT O SILT FENCE (TYP) D. ° G EROSION CONTROL AND LANDSCAPING O wEI l NOT S L DISTURBED AREAS TD BE SEEDED 6$ v a Ills s s9° I` AND MULCHED. 9IN MIN TOPSOIL. I/ n / 2. MULCH TYPE 1 (DISK ANCHORED) IN A " E' v DISTURBED AREAS ss ss ,000 y:s „s99 n 3. SEED MNDOT TYPE 35-221, AT A RATE y eo'� sss9 ss �__._ OF 385 L6 AC LL SUES STEEPER THAN 4:1, SHALL ns 3 5 p ssse s°°y '9 L x 6 s N, BE RESTORED WITH SEED AND PROTECTED rc a _ WITH EROSION CONTROL BLANKET PER MODOT SPEC. 3685.1 OR SODDED AND rc�Z� S y ••• _ OU \ TA SKED. tl a bAAA \ 5 CENTRAL GREEN SPACE SHALL BE ' l I ICOE SF-yOP y5 IIN90 'D" '�99�IRRIGATED. IRRIGATION DESIGN BY OTHERS.N33aZD 625 gF r 9oo. 006 oo T� s t} d • - \ �_ 8_ o!)V`r R 1. THECONTRACTOR S SPECIFICALLY -INFILTRATION BASIN / _ cnUTONEO T~AT THE L CA,Dx AND/OR o� BOTTOM = 897.8 9°'� �9ELEVATION ElPANSOF G56GSED`OEGEORAS DSWD"P p�� i 9 / . sO s \ THE VAR.S UTILTY CONPAN ES, AND WHERE �s y os 6 TOP 899.8 I POSSIBLE . MEASUREMENTS TAKEN N THE �s .�. a FED RE NFORMATON S NOT TO BE B / e EOF 900.0 ePo RELED ON AS BEING EXACT DR COMPLETE. / J \ 901.0 CP oo / THE CONTRACTOR SHALL VERIFY RE FIELD HWL''°�° 899.6 I _ �� - ° �j-' LOCATUTILIION PRRFGR TO CONSTRUCTPON. THE CONTRACTOR SHALL CONTACT GOPHER STATE 0 � � y1 o6 s / / ONE CALL AT IBM) A5A 0002 1 s d O s = 900.0 N \ v �' ,f Y 21 nu CUT R OR Ess SLOPES SHALL BE 3 t O — — — 5 OEXLSi TG GRADE CONTOUR INTERVAL W x wu t FOOT xCONTDs 08_7�A�17V(/)� pppp 4 �Df00TE TOUANY EXISTING SR INTERVALS O O J �>— - �p6` N �OROsLL (TYP) �° 006.. �/ SHAFDAMAOEU DUR GT CONBTRUCT ON ES TO EMAN Z B CU - �E RIP RAP (TYP) — s0 REPBE THE CDNTRAOTOR4 RESPONBBLTY w >- Z _ ND/OR REPLACE THE EXsilxc J(p�j� STRUCTURE T UCT RE ASTIDCS ORA eEi [IRA— ETIRN "ITO Li ' m I I� TOPOCRAPHCHSURVEYYRBYT�ND ASUR. Ny. F CONTRACTOR DOES NOT ACCEPT EX SING U Y TOTP°a�ii i"cEvio SHOWN ON THE PLANS.D Z > Q I e J 9 ills I� ti� _ O EXPEN ATREc sTEREDGEn DTSUR�i ORH cuO B a!RkYEeY O (Y TO THE CONSTRUCT, Fl RENEW A u M m 1 COxslRucT ON snnu COMPLY WITH ALL Y W r N APPLICABLE GOVERNNG CODES AND BE lY W J CL CONSTRUCTED TO SAME 9. L GI TURBED AREAS WITHIN THE PUBLIC f- (� 3 P o � \sOOs RGHT Of WAY SHALL BE SODDED. U Q JO z s � a s ti 0 J eg9 ➢\ (j ° s 'f3 I �9° �` v O In W CD 902.0 s� s °toy oOs �. Do 9D1.5 CO FLOW ARROW °'I N N Z 902.5 O 902.0 ` O /. / I °°ems 902.5 0_� \ �T 902 I l� N 10, ®2 3 O BGLCH J DRAWN BY KLB amg I I t N CHECKED BY: KLB 9�2 �vt)Ti� DESIGNED BY: KLB I I - ICI JOB NO. 22-01 iD ixt DATE: M-7-22 SHEET SHEETS / Ge ,xPM C2 1 8 SITE AND UTILITIES PLAN CONNECT TO EXISTING SANITARY MAIN. VERIFY MAIN SIZE AND LOCATION. (� i CONNECT TO EXISTING 12" w �� _ _ p _ HOPE WATERMAIN. 'N�aWz CONNECTION SHALL BE TEE, - ase NOT TAP. moo@ ,zA, - >�o` OWEL q � -, i �,,; *. � ��°� � `�I-ta �- oo_—'•s=EN(lE ou ED T 1 SAN TARYLTY E SEWER CONNECTION LOC PROP. MENU AND \ _ ak'�. `® 3 _ ou FELDTIVERIFIED. ALL EXISTNGNUTILIITES BE � ORDERING SPEAKERS� MUST BE FIELD VERIFIED (SEE GSOCNOTE BELO.). d �,. •' 2. CONTRACTOR TO CONTACT ENGINEER (•- "rp - I ,� / �' IMMEDIATELY EXISTING DISCREPANCIES OR VARIATIONS FROM THE W �6 o PLANLLl ] SANITARY SERVICE IS XXXXX. 4. WATER SERVICE IS XXXXXX. �y = 5. ALL UTILITES AND PLUMBING TO BE 9 I w,rvlZ / COMPLETED PER CITY CODE AND 2015 mp��_' r as ' C M NNESOTA PLUMBING CODE U Y � I l T °p+ 6 CONTRACTOR SHALL CODRDNATE ALL W U / WORK WITH PUBLIC AND PRIVATE UTILITY z % Q COMPANIES @ e ATION AND CD NEDf 7. ICTOINNTYPES HOUSING BECCOORDINATED _m � WITH RRGATON SYSTEM DESIGNER Y W UTILITIES ON PLAN ARE SHOWN WITHIN W J CL THE BUILDINGS THE CONTRACTOR Q W O IS ULTIMATELY RESPDNSIBLE FOR FINAL U Q J �� CONNECTION TO BUILDING LINES W lO 3— W p / / COORDINATE WITH ARCHITECTURAL AND Lo r 3 *� o �J �' I .p l = MECHANCAL PLANS ACCORDNGLY. W 1,� 9 ALL EXISTING UTILITY LOCATIONS SHOWN GOPHERASTATE ONEXICALL FORNTAC UTL TY Do 'I WWWW "9q p- LOCATIONS AT LEAST 48 HOURS PRIOR TO CONSTRUCTION DR EXCAVATION. _ ® / 10. CONTRACTOR SHALL REPAIR DR REPLACE ANY UTLITIES DAMAGED DURING CONSTRUCTION. 11 CONCRETE THRUST BLOCKING AT 6' WATER PIPE BENDS PER CDDE. �� ya'� / 12 MINIMUM OF ] FEET OF COVER IS REQUIRED OVER AL WATERMAN, UNLESS OTHERWISE NOTED EXTRA DEPTH MAY BErT REWIRED TO MAINTAIN MINIMUM OF 1B" / LOT VERTICAL SEPARATON TO SANITARY OR STORM SEWER LINES. WATERMAIN AT t — - 20 1eN -y't EXTRA DEPTH IS INCIDENTAL 4 y/ 13 MINIMUM OF 10 FEET HORIZONTAL SEPARATON AND VERTICAL SEPARATION IS REWIRED FOR ALL MAIN Sroe i. Feet UTILITIES o ENGINEERING r z. AW c LOT 5 ' V I :. O / DRAWN BY KLB re CHECKED BY: KLB ED DESIGNED BY: KLB JOB ND. 22-01 DATE: 4-7-22 SHEET SHEETS C3 1 8 LANDSCAPE PLAN ---�°a ENCLOSURE LoW ELL I AVENUE OU 625 SF o 006 ° a 902.O �>>\ PROP. 4' � �° �� x / � � � , °° FDENCEATIVE � WALK (TYP.) ... �cn ° \9 a — k06 — — \ GREEN SPACE p06 PROP. B612 C&C (TYP) �� ...� 0-01 A �Q- °�•�u�°y L o s o� °9 °1,0bi 10, N Y 's � °O ax � � 3/1aL70 N \ I a w I � I > O d(� 9Oj _ so PROP. 6' WALK VARIOUS TREES AND SHRUBS PROVIDE BUFFER BETWEEN DRIVE TRHU LANE AND WALKWAY ERASION CONTROL ALANDSCAPING NOTES: LANDSCAPING TABLE COMMON NAME/SCIENTIFIC NAME MIN. REgMT. OTY (EA) 1. ALL DISTURBED AREAS TO BE SEEDED AND MULCHED. 91N MIN TOPSOIL. 2. MULCH TYPE 1 (DISK ANCHORED) IN DISTURBED AREAS 3. SEED ANDOLOPES TYPE , AT A RATE LB/AC HACKBERRY/CELTIS OCCIDEMALIS 2' B&B 2 R THAN STEEPER THAN 9:1, SHALL BE RESTORED NTH SEED AND PROTECTED WITH BE REST 9. ALL CONTROL BLANKET PER -DOT DR SDDDED AND STAKED. ERASION SPEC.. AMERICNN CRANBERRY BUSH VIBURNUM/VIBURNUM TRILOBUM LOMPACTA 24 EIR S CENTRAL GREEN SPACE SHALL BE IRRIGATED. IRRIGATIDN DESIGN BY OTHERS. AL GREEN IRRIGATION ANTHONY WATERER SPIREA/SPIRACA, JAPONICA 7 D t0 T BLCH ENGINEERING 12211 XEON IT NW CHECKED BY: KLB DESIGNED BY: KLB JOB NO. 22-01 DATE: 4-7-22 SHEET SHEETS C4 1 8 PLACE GEOTEXTILE FILTER. TYPE V. UNDER ROCK STABILIZED CONSTRUCTION ENTRANCE CONSTRUCTION DETAILS PLASTIC ZIP TIES (5D LB. TENSILE) POST LENGTH, 5' MIN. AT B' MAX. SPACING LOCATED IN TOP B" GEOTEXTILE FABRIC. 36" WIDTH COMPACT LOOSENED SOIL F`OW IMMEDIATELY AFTER INSTALLATION 24" MIN. POST rII` EMBEDMENT �V DESIGN GUIDELINES: � MAXIMUM CONTRIBUTING MACHINE SLICE B"-12" DEPTH AREA: 3 ACRES (PLUS 6- FLAP) STANDARD MACHINE SLICED SILT FENCE B H ENGINEERING �a�CnI... re0om DRAWN BY: KLB CHECKED BY: KLB DESIGNED BY: KLB JOB NO. 22-01 DATE: 4-7-22 SHEET SHEETS 05 1 8 TRAFFIC CONTROL PLAN — FOR UTILITY CONNECTIONS a UTILITY LOCATION NOTES 1. SANITARY SEWER CONNECTION LOCATIDN IS APPROXIMATE AND MUST BE .�7 FIELD VERIFIED. ALL EXISTING UTILITIES MUIk ST BE FIELD VERIFIED (SEE GSOC NOTE BELOW). 2. CONTRACTOR TO CONTACT ENGINEER MMEDIATELT IF THERE ARE EXISTING - DISCREPANCIES OR VARIATIONS FROM THE PLAN I 3. WATER APPEARS TO BE LOCATED C UNDER EXISTING SIDEWALK ALONG STATE HWY LACID . SIDEWALK TO BE REPAIRED AND REPED IN KIND WHERE j REMWED/DAMAGED DUE TO UTILITY M CO N NECTION(S) z ■ TRAFFIC CONTROL NOTES: 5 6 i ■T■v'�3v 1 _ L'o 1. CONTRACTOR TO OBTAIN ROW PERMIT z FROM MNDOT PRIOR TO WATER CONNECTION. u o: TR ^ LOT 9 \ CITYODURNG SANITARY CONNECTION IDR TO COORDINATE N wr�� LDWELL AVE. Z.8 zz n z I r yCN/Aqr m- ^� \ \ §6� I\.\ —Q2Uao o I LOT 10 lw N Ervo m I rs . 1{OAp Wpga j - P I O R15' O I 28.5' z Llj / 1 ?�► RIO' L� Im w 0 �p is R20' R20' �• • ( R - a. In ® ® 75 5- 1 0Do TYPE B • / R.' CHANNELIZER (TYP) ••� _ W LOT 72 HNOM OrOb ' p ncn 2D 2p IeM 9G . Scoe Feel E BLCH Z 7) —1••�• 0 -) �p} _ 1 r 0 ENGINEERING LOT I - EQN" Nooa� r " P LOT ��ca�•na<om 2 r„ DRAWN BY KLB (aE Ada! CHECKED BY KLB ICp� DESIGNED BY: KLB }• JOB NO. 22-01 DATE: 1-7-22 1 SHEET SHEETS C6 1 8 TRAFFIC AND PEDESTRIAN FLOW PLAN - OVERALL VIEW GENERAL NOTES: 1. AERIAL VIEW OBTAINED FROM COUNTY GIS. NEIGHBORING PROPERTY LINES ARE APPROXIMATE. 75=405-0110 75-40 -0140 AL F y o 75-407110' m) !_4 IN Fm 0 0 z LLJ>� W _ 0 U Y w Z O FY Y W J UQw L ro D 1 incK 2D 9D Seele in Feet BLGCH & NIIIIIXEONITNINEERING krystleC W" DRAWN BY: KLB CHECKED BY: KLB DESIGNED BY: KLB JOB ND. 22-01 SHEET SHEETS C7 8 DRIVE THRU SECTION 28.5 zo b/ ^ 1 ^ O 666 �CO ndls L_ N l0�90 'l4is O a3oa Na 20' s" o 09U l r ° / n3�4E- - o,o�� R20' 90� r �.. SOT 7 Is N, �20, sn e a o - 0 :-tea_ 0 j LLI > ° I T LLJ OD> a �0 2 ��o �w�a- U Q LLi p N w > u o SECTION A -A PL EXISTING �13.34'46' 2.9'10' DRIVE THRU LANE LAND— PROP. APPROX. SCAPE CONC. B U L D N G N01 TD SGLE B H EXIST. CONC. ENGINEERING DRAWN BY: KLB CHECKED BY:KLB DESIGNED BY' KLB JOB N.. 22-01 DATE: 4-7-22 SHEET SHEETS C8 1 8 71, I v e kId�K3�r �rtE1 r r - t I -IIa / P�s.raAR � I � � I � -aia i I � w. s/e PI�s =L� FaR sAa �,IDss ATCH DETAIL I -I a/a H55 axaxe/I6 DDWMN - O � I I/a" PLAtE I ❑�E Iry erce�N o �e O Arzcs Aewe $ BASE PLATE °IsrANoe N X MPLE DUMPSTERLAYOUTS 4-, u DEL �g IH HINT o .R n ftEfaEcni+� Pca2 rc FaonNv Ha PRo Drv6 �BNsr« II IN sue-Pw,MIrv� TRASH ENCLOSURE ELEVATIONS ��BOLLARD DETAIL J CJ ai «INeE9 � - o rzEIN eR Qaw Q J ,aeS.rP- LAG] J r eRPase es osI _ �l A -aA— T-ArEo IeR��p SEA°A°o°a, W? - N.'° LFi. P e - N w�, T P - �ArlDrve �z j-P xlo� Ira -- - aeo m � —A— 1-1D � •w° ,r�x —ry o 0 o gEy a �a - SEE 3 s r� -111 rD su PDar - —Al I NGEDETAILS -;a-:- Are s o _ s°FFoyK � En;�H a °a ae r�rvb �eoo s ASHaENCLOSURE PLAN _g - �, o P�TDpNc. TaP , �� s� a s LLI Q -26rReAiEO NAIcoEc Io J NG (rYP 6 PU IIQ- Qi l 1ILL�o osr q wN.e _w mP� LL > O K z O 0 Y w Dorlrv� � w = O U) �TY GATE POST DETAIL So(,D u NT va''-`�AT- .aE;r_ T D L..Q ----- -- -- COFFEE f3J va I Caribou Coffee Company bre�enre N ftEAh°WooaE m H ° 3 center, MN 66426 ITH TI le 390 a `.xis ID a,nPez Mark Revision/Issue Date ,a r _ D L------------- -- J i IL JI w I 1� PAIN— sAFEr/ -11- L GATE DETAIL Ll su wr�r�°e w� ,al <a l eo�recArz° / r-aAI o� eoux Ia (TYP. SECTION ��CANE BOLT DETAILS /� �/� o0 Uy4-10. „u A 4 DECKLAN * * * G R 0 U P April 13, 2022 Zack Carlton 13065 Orono Parkway Elk River, MN 55330 Dear Mr. Carlton: Please find the attached responses to your letter dated March 15, 2022 regarding our proposed development of the east corner of Lowell Ave and US Hwy 10. We believe the content of this letter and its attachments will resolve all questions surfaced by city staff and the Planning Commission on March 22, 2022. Please reference our responses in BOLD below: 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. o See attached revised landscape plan. • 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. o In addition to the traffic study provided, please see attached traffic and pedestrian flow plan. • 3. An architectural detail of the trash enclosure is required. The enclosure should reflect the materials used in adjacent buildings. o See attached "trash enclosure detail' regarding design and materials. • 4. The central greenspace is required to be irrigated. o Greenspace and planted areas will be irrigated accordingly as noted in the updated landscape plan. • 5. Please provide a detailed landscape plan identifying proposed tree and shrub species. o See attached revised landscape plan. • 6. Consider a public restroom if there is outdoor seating/occupancy. o The provided restroom is ADA compliant and would be offered to the public if requested. Many locations have never received such a request after years of operation. This is consistent with other comparable coffee offerings such as Dunn 1 Bros. and Scooters, who also have drive thru only concepts. Additionally, this is also in line with other takeout options such as a Dominoes' Pizza, Papa Murphy's et al. This design is consistent with every other jurisdiction in which a Caribou Cabin has been constructed. • 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 o See updated site and utilities plan showing connection south of the current manhole. • 8. Traffic control plan needed for proposed utility connections along with restoration plans o See attached traffic control plan. • 9. MnDOT must give approval for the stormwater requirement since this site drains to MnDOT's storm system. o Per civil engineering discussions with the City, no approvals are required as runoff is directed to Lowell Ave. • 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 the HDPE pipe. o See attached site and utilities plan. • 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. o Load sheets will be provided to ERMU. • 12. Is the building constructed on -site or pre -built and delivered on a trailer? o Framing of the building is done on site. Time to frame structure is roughly 1 week. Additional Comments: In compliance with the conditional approval by the City of Elk River Planning Commission, a traffic study has been provided to show traffic flows and circulation. Please note the revision to the drive-thru design, slightly moving the menu and ordering board to the 5th vehicle from the pickup window. Caribou has found that this provides the best overall traffic flow through the queuing process. Peak weekday times are between 7:00-9:00 am with the comparable Big Lake location seeing roughly 60-65 cars per hour during those times. The tenants in the adjacent building and parking lot have peak business after 5:00 p.m. with daytime traffic being mostly individual appointments. Please reach out with any questions regarding our responses to your comments. Respectfully, Tim Dolan Chief Strategist Decklan Group 763.331.1923 2 S' TRAFFIC SOLUTIONS April 13, 2022 To: Dustin Heggem, Lowell 10 Partners From: Vernon Swing, PE Re: Traffic Study — Caribou Coffee, Elk River, MN Per your request, SZ Traffic Solutions, LLC has reviewed the traffic conditions on Lowell Avenue NW at TH 10 during the AM traffic peak to determine the viability of adding a 600 square foot Caribou Coffee shack in the southeast quadrant of the intersection. (See Attached Vicinity Map and Site Plan.) The proposed project will construct an approximately 600 square foot single lane drive -though only coffee store (no indoor customer transactions occur). The site is served by a single driveway located on Lowell Avenue NW approximately 90 feet south of TH 10. To determine capacity of Lowell Avenue NW to accommodate the proposed coffee shop development traffic data was collected, the trip generation of the proposed use was forecast, and a traffic queuing analysis was conducted. This memorandum summarizes the findings. Traffic Counts The traffic data used in this study was acquired from two sources. SZ Traffic Solutions conducted an AM Peak hour traffic count on April 7, 2022 on Lowell Avenue NW to capture the turns on and off of TH 10. Also, traffic counts reported in the Elk River Downtown Traffic and Parking Study conducted by SRF were used to document conditions on TH 10. The result are shown on the Figure below. Existing AM Peak Traffic 1 I P a g e Caribou Coffee, Elk River, MN SSTS S' TRAFFIC SOLUTIONS The counts indicate there is a strong directional peaking during the AM peak, with approximately 2/3 of the traffic destined to the east toward Minneapolis and St Paul. Also, as shown on the Figure TH 10 is a divided four -lane road with turn lanes and Lowell Avenue NW is a two-lane road. The Lowell Avenue NW roadway width at the intersection with TH 10 measures 36 feet, which is enough for northbound traffic to form two lines one for left turns and one for right turns, however, during the AM peak there were no left turns counted. Trip Generation and Distribution The trip generation for the proposed coffee shack discussed in the introduction has been estimated based on the methodology described by the Institute of Transportation Engineers (ITE) in Trip Generation, I I" Edition, ITE's Trip Generation Handbook, 3rd Edition, as well as on data provided by Caribou. The ITE land use code coinciding with the development is Code 938 for Coffee Shop with Drive-Thru Window No Indoor Seating. The ITE data suggests the development will generate approximately 40 trips during the heaviest AM Peak, however, the data supplied by Caribou from similar site in the Twin Cities suggests the site could generate up to 130 trips during the heaviest AM Peak trips. Table 1 summarizes the trip generation for this type of development, utilizing the Caribou data. Table 1 Trip Generation Forecast Land Use ID!rive-thru AM Peak Hour PM Peak Hour Daily Trips Enter Exit Enter Exit Coffee No Seating 65 Trips 65 Trips 22 Trips 22 Trips 682 Trips NET TOTAL 130 Trips 44 Trips 682 Trips As shown in Table 2, the site will generate 65 entering and 65 exiting trips during the critical morning traffic peak hour. The ITE Trip Generation Handbook, 3rd Edition, outlines a procedure to account for pass -by trips. Pass -by trips are those trips already using the adjacent roadway that enter the site as an intermediate stop on their way to another destination. The pass -by trips are not generated by the land use under study, and thus, are not new trips added to the network but are trips using the site accesses. The coffee shop use is estimated to generate 89 percent pass -by traffic. In this case these trips were taken from the through traffic on TH 10 and assigned to Lowell Avenue NW. The distribution of site traffic in this study assumes all traffic will originate from TH 10 and return to TH 10. This is conservative as it is likely some traffic on Main Street would also stop at the site. Also, it was assumed that only traffic that is destined to the east will visit the site, which places all of the site traffic on Lowell Avenue NW. Westbound traffic using the site would turn left from TH 10 to get to the site, but would use the traffic light at Jackson NW to head west. Again, this is conservative as it assumes all site traffic uses the TH 10 and Lowell Avenue NW intersection. The Figure below shows the traffic volumes with the Build out of the coffee shop. 2 I P a g e Caribou Coffee, Elk River, MN /P--_000 SSTS S2 TRAFFIC SOLUTIONS Build AM Peak Traffic Traffic Operations The operating conditions of transportation facilities, such as roadways, traffic signals, roundabouts and stop -controlled intersections, are evaluated based on the relationship of the theoretical capacity of a facility to the actual traffic volume on that facility. Various factors affect capacity including travel speed, roadway geometry, grade, number of travel lanes, and intersection control. The current standards for evaluating capacity and operating conditions are contained in Highway Capacity Manual'. The procedures describe operating conditions in terms of driver delay represented as a Level of Service (LOS). Operations are given letter designations with "A" representing the best operating conditions and "F" representing the worst. Generally, level of service "D" represents the threshold for acceptable overall intersection operating conditions during a peak hour. The Chart below summarizes the level of service and delay criteria for signalized and unsignalized intersections. 1 Highway Capacity Manual (HCM), Transportation Research Board, 61h Edition 3 I P a g e Caribou Coffee, Elk River, MN S' TRAFFIC SOLUTIONS Level of Service Description Delay (sec) Signalized Unsignalized/ Roundabout A Primarily free -flow operation. 0-10 0-10 7 ----------------- B Reasonably unimpeded operation. >10-20 >10-15 --=-------------- o .., C Stable operation. The ability to maneuver is more restricted than LOS B. >20-35 >15-25 CC -----.---=- ----- "., Lam" D Less stable operation. Small increases in flow may cause large increases in delay and reduced speeds. >35-55 >25-35 -----„--------- E- Unstable operation. Low speeds and considerable delay. >55-80 >35 50 • --1C • 1001 • 001 , * ---------------- (J ( Congested operation. High delay and extensive queuing. >80 >50 X� :-_� .�� „�_ For side street stop -controlled intersections special emphasis is given to providing an estimate for the level of service of the minor approaches. Traffic operations at an unsignalized intersection with side street stop -control can be described two ways. First, consideration is given to the overall intersection level of service. This takes into account the total number of vehicles entering the intersection and the capability of the intersection to support these volumes. Second, it is important to consider the delay on the minor approaches, since the mainline does not have to stop. It is common for intersections with higher mainline traffic volumes to experience increased levels of delay and poor level of service on the side streets. A final fundamental component of operational analyses is a study of vehicular queuing, or the line of vehicles waiting to pass through an intersection. An intersection can operate with an acceptable Level of Service, but if queues from the intersection extend back to block entrances to turn lanes or accesses to adjacent land uses, unsafe operating conditions could result. In this report, the Industry Design Standard 95t'' percentile queue length is used. The 951'' Percentile Queue Length refers to that length of vehicle queue that has only a five -percent probability of occurring during an analysis hour. This study has utilized the industry current Synchro/SimTraffic software package (1 I' Edition) to analyze the Existing and Build conditions for the AM peak hour. The results are summarized in Tables 2. 4 I P a g e Caribou Coffee, Elk River, MN S' TRAFFIC SOLUTIONS Table 2 Peak Hour Operations at TH 10 & Lowell Avenue NW Scenario AM Peak LOS/Delay per driver (sec) Queue(ft) Existing Overall LOS a (0.4 see)/Worst Movement LOS a (nbr 8.0 see) NBR Q is 34 ft Build w/Caribou Overall LOS a (0.8 see)/Worst Movement LOS a (nbr 9.4 see) NBR Q is 61 ft 1. Overall and worst movement LOS reported from SimTraffic simulation delay results, lower case letters represent stop controlled. NBR is abbreviation for northbound right. 2. 95th percentile queues are a result from an average of 10 SimTraffic simulations. The results shown in Table 2 indicate the overall operations of the study area intersection is providing acceptable LOS with manageable vehicle queues that do not extend to the site driveway. Conclusion The proposed Caribou has appropriate access, and the site traffic will not result in poor operation or excessive queuing on Lowell Avenue NW. Please contact Vernon Swing at vswin tr fickgmail.com or 612-968-4142 with any questions. Attachments: Site Plan 5 I P a g e Caribou Coffee, Elk River, MN SSTS S' TRAFFIC SOLUTIONS Qa71t77— �( r _ dnoH_ mras :wigxago j 3., , L Iv AA4 NHnbll 31Y.S 919 =IUD 1109ar0 • ',� LOT e C d t a _ O z o cr 1 Li zi ' z _! 1 h +, 0 ` Rj! ' r Site Plan from Others 6 I P a g e Caribou Coffee, Elk River, MN Carlton, Zachary From: dustin acgproperty.com <dustin@acgproperty.com> Sent: Wednesday, April 13, 2022 4:13 PM To: Carlton, Zachary; 'tim@decklangroup.com' Subject: Re: Caribou project submittals Here are the counts from Big Lake in 4 hour groupings. These are total cars for that time slot, not cars/hr. It sounds like peak is 65 cars per hour. As I understand it, that will all be reflected in the traffic study. Open: Open — 11a Mid Day: 11-3p Evening: 3p-7p Late Night: After 7p Cars I Avg � Cars � Avg I Cars I Avg � Cars � Avg I Carsl Avg � Carsl Avg I Carsl AvgJ Carsl Avg, 178 03:23 225 03:58 236 03:34 168 03:40 147 03:22 200 03:21 127 03:06 1281 03:31 72 01324 03:05 82 03:16 90 03:24 117 04:09 104 03:54 84 02:51 84 03:08 633 03:27 67 03:32 60 03:17 69 05:10 59 03:44 56 03:52 64 03:31 62 03:25 437 03:49 7 03:41 7 03:03 6 04:45 4 03:41 1 00:15 4 02:39 7 02:28 36 03:17 03:21 374 03:41 401 03:49 348 03:50 308 03:38 352 03:15 280 03:10 2387 03:33 ACUITY GROUP Dustin Heggem- O«"Iier/Broker 612.242.1653 cell 763.633.3535 office 1.866.899.9201 fax www.ac,gproperty.com 564 Dodge Ave Suite A Elk River, MN 55330 1 iver Ordinance 22 - Stfikethfoughs to be removed Underlines to be added An Ordinance Amending the Zoning Map of the City of Elk River, Minnesota, to Rezone Certain Property from Downtown District (DD) to Planned Unit Development (PUD) The City Council of the City of Elk River does hereby ordain as follows: SECTION 1. That the duly adopted Zoning Map of the City of Elk River is hereby amended to rezone the property described on attached Exhibit A to Planned Unit Development (PUD): SECTION 2. That the rezoning approved by this Ordinance is based on the following findings: 1. The rezoning is consistent with the City of Elk River Land Use Plan adopted as part of the City of Elk River Comprehensive Plan. 2. The rezoning supports commercial development not otherwise allowed under strict application of the city's zoning ordinance. SECTION 4. That this ordinance shall take effect upon adoption and be published as provided by law. Passed and adopted by the City Council of the City of Elk River this 18th day of April, 2022. John J. Dietz, Mayor ATTEST: Tina Allard, City Clerk Last Updated Januaic= 2019 Exhibit A PARCEL 1: Stfikethfoughs to be removed Underlines to be added LOTS 11 AND 12, BLOCK 1, VILLAGE OF ELK RIVER, SHERBURNE COUNTY, MINNESOTA ACCORDING TO THE DULY RECORDED PLAT THEREOF AND THOSE PARTS OF LOTS 9 AND 10, BLOCK 1, VILLAGE OF ELK RIVER, SHERBURNE COUNTY, MINNESOTA, ACCORDING TO THE DULY RECORDED PLAT THEREOF, LYING SOUTHWESTERLY OF A LINE 50.00 FEET SOUTHWESTERLY OF THE FOLLOWING DESCRIBED LINE "A": SAID LINE A BEING DESCRIBED AS FOLLOWS: BEGINNING AT A POINT ON THE WEST LINE OF SECTION 33, TOWNSHIP 33 NORTH, RANGE 26 WEST OF THE FOURTH PRINCIPAL MERIDIAN, DISTANT 1355.85 FEET SOUTH OF THE NORTHWEST CORNER THEREOF; THENCE RUN EASTERLY AT AN ANGLE 92 DEGREES 07 MINUTES 00 SECONDS FROM SAID WEST SECTION LINE (MEASURED FROM SOUTH TO EAST) FOR 145.30 FEET; THENCE DEFLECT TO THE RIGHT ON A 3 DEGREE 00 MINUTE 00 SECOND CURVE (DELTA ANGLE 28 DEGREES 21 MINUTES 00 SECOND) FOR 945.00 FEET; THENCE ON A TANGENT TO SAID CURVE FOR 1195 FEET; THENCE DEFLECT TO THE LEFT ON A 3 DEGREE 00 MINUTES 00 SECOND CURVE (DELTA ANGLE 26 DEGREES 01 MINUTE 00 SECONDS) FOR 867.20 FEET; THENCE ON TANGENT TO SAID CURVE FOR 690.90 FEET; THENCE DEFLECT TO THE RIGHT ON A 2 DEGREE 30 MINUTE 00 SECOND CURVE (DELTA ANGLE 39 DEGREES 13 MINUTES 00 SECONDS) FOR 1568.70 FEET; THENCE ON TANGENT TO SAID CURVE FOR 298.40 FEET; THENCE DEFLECT TO THE LEFT ON A 2 DEGREE 30 MINUTE 00 SECOND CURVE (DELTA ANGLE 13 DEGREES 18 MINUTES 00 SECONDS) FOR 532.00 FEET; THENCE ON TANGENT TO SAID CURVE FOR 500.00 FEET AND SAID LINE "A" THERE TERMINATING. PARCEL 2: THE NORTH 2O.00 FEET OF LOTS 1 AND 2, BLOCK 1, VILLAGE OF ELK RIVER, SHERBURNE COUNTY, MINNESOTA, ACCORDING TO THE DULY RECORDED PLAT THEREOF. PROPERTY IS ABSTRACT Last Updated Januaic= 2019