5.4. PCSR 11-08-2005
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Item #5.4.
MEMORANDUM
TO: Planning Commission
FROM:
Chris Leeseberg, Planner ili
DATE: October 25, 2005
SUBJECT: Case No. SP 05-10
Request by Lakeland Partners, LLC for Site Plan Approval
Request
The applicant is requesting Site Plan approval for an 18,600 square foot multi-tenant
building.
Location
Southwest corner of Highway 169 and 197th Avenue
Zoningl Land Use
PUD (planned Unit Development) / HB (Highway Business)
60 Day Rule
In order to comply with Minnesota Statute 15.99 (60 - Day Requirement), action must be
taken on this request by November 23, 2005
Attachments
. Location Map
. Memo from City Engineer
. Proposed Development Plan (A-1r)
. Floor Plan (A 100)
. Elevations (A200)
. Renderings (A200C)
. Elevation Details (A300)
Planning Department Mission: the orderly development of a livable and sustainable E.lk River community.
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Planning Commission / SP 05-10
October 25, 2005
Page 2
Site Plan Review
The applicant is proposing an 18,600 square foot multi-tenant building (Block 2 Lot 2) in the
southwest corner of the development. This building will consist of 14,600 square feet of
retail and a 4,000 square foot restaurant. It is consistent with the original approve PUD site
plan.
The front of the building (east side) will face Highway 169 and the rear (west side) will face
Irving Street.
At the departmental site plan review meeting, staff indicated that a fire lane, to within 150-
feet of any portion of the building, needs to be provided around the building.
The parking for this building will be direcrly in front of the building. The ordinance requires
113 parking stalls, 114 parking stalls are provided for this building.
Building Design
(The text that is italicized comes from the Development Design Standards)
The North Woods Theme of Elk Ridge Center has been influenced!?J related architectural traditions
including Crciftsman, Arts & Crcifts and the architecture in our State Parks. The elements common to these
sryles are shallow Pitched roofs, deep broad eaves, multiple casement windows, stone or rough foundation walls,
qualiry wood and masonry exterior finishes and wide trellised verandas to draw nature close.
The overall building design is a rectilinear structure with an approximately 7-foot high
masonry base and the remainder of the wall in a metal panel. The east fa<;:ade includes
storefront windows. The roofing will be either metal standing seam or a heavy-textured
asphalt shingle. The north, east and south elevations have gable elements with bracketing
and columns that created the desired N orth Woods Theme.
The standards state the design of the base of the structure shall be strong to express solidity.
The base should be prominent with foundations possiblY flared downward. Foundations - usuallY of
masonry;flared downward, makes the base of the structure strong to express solidiry. Staff would
recommend the base be designed similar to proposed columns.
The west (rear) elevation introduces Exterior Insulated Finish System (EIFS) in multiple
colors with applied metal panels above the doors projecting out six inches from the
proposed EIFS wall. Exterior material treatment.. . must avoid a "veneer" look. The rear elevation
does not have the theme that is required from the design standards. More design
consistency, with the three other facades, needs to be executed. Development that is visible from
or at/lacent to roads, open space and residential areas shall have well designed facades on all sides. This is
considered a "360 degree" design treatment. Fenestration, projecting bqys and all other architecturalfeatures
shall be coordinated on all sides ~f the building. Since the rear fa<;:ade faces an established residential
neighborhood it should be designed with the same level of detail (if not more) than the other
facades.
S:\PLANNING\Case Files\2005\SP 05-10 Lakeland Partners\SP 05-10_PC.doc
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Planning Commission / SP 05-10
October 25, 2005
Page 3
The east (front) fac;:ade has large expansions of glass along one continuous plane. Although
large expansions of glass are encouraged, to avoid a typical retail strip mall, patterns and
rfDtthms in the facade if the building can be created with recessed windows.. . and other architectural features.
The columns and roof overhangs help create a pedestrian scaled experience, but including
recessed entries to individual storefronts are encouraged as it creates a transition from the sidewalk to the
interior if a commercial building. Providing these recessed areas, in addition to the other
proposed architectural features, will achieve the patterns, rhythms and the desired pedestrian
scale. Elements common to the Crqftsman, Arts & Crqfts are multiple casement windows. The
introduction of casement windows would also add pedestrian scale with patterns and
rhythm.
Although lighting is not indicated on the elevations, all exterior fixtures must have downward
directed light sources (full cut-riff).
Landscapin~
No landscape plan was provided. A landscape plan will need to be submitted that complies
with the approved PUD.
Gradin~. Draina~e and Utilities
Grading, Drainage and Utilities are addressed in the City Engineer's memo.
Recommendation
Staff recommends that the Planning Commission recommend approval of the request with
the following conditions:
1. All comments of the City Engineer shall be addressed.
2. All elevations shall be designed with the same level of detail, character and
architecture as shown on the east elevation.
3. The base shall be designed with flared downward masonry, similar to
proposed columns.
4. The east elevation shall provide recessed entries.
5. Fire access lane(s) shall be approved by the Fire Chief.
6. The building shall meet all building codes.
7. The building shall meet all fire codes.
8. A landscape plan that complies with the approved pun shall be submitted.
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Case Number: CU 05-19
LAKELAND PARTNERS
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13065 Or no Parkway
Elk River MN 55330
October 21,2005
File: 226-100P
Mr. Chris Leeseberg
City of Elk River
13065 Orono Parkway
Elk River, MN 55330
RE: ELK RIDGE CENTER PHASE TWO
Dear Mr. Leeseberg:
. As requested, we have reviewed the submittal package prepared by Schoell & Madson, Inc.
for the development of Elk Ridge Center Phase Two. Based upon our review and
comments received at the staff review meeting, we would offer the following comments:
1. The biggest issues to come out of the staff review meeting is that the multi-tenant
building on Lot 2 needs to have a fire lane built around the rear of the building for
approximately half of the building's length. This is to meet the Fire Department's
requirement that they be able to get to every point on the building with a fire truck
within 150 feet. In order to accomplish this, it appears that the building will have to be
shortened up to provide room for the fire lane. The fire lane needs to be a minimum of
20 feet in width.
2. The plat creates 3 lots and three outlots, however, Lot 1 is a pond and not buildable. It
,:ould be better to place this pond in an outlot similar to the other two ponds on the
Site.
3. The proposed watermain, hydrants, and sanitary sewer improvements have been
reviewed and are approved.
4. The storm drainage calculations have been reviewed and approved. There is existing
storm sewer that was put in with the first phase along the south side of the building on
Block 2 that will need to be relocated, if the building stays as far south as proposed. It
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Phone: 763.635.1000
Fax: 763.635.1090
www.d.elk-river.mn.us
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Elk Ridge Center 2nd Addition
October 21, 2005
Page 2
should be noted that the relocated storm sewer is shown to be placed between an
existing retaining wall and the south line of the proposed building with virtually no
space. It is unclear how this storm sewer can be built in this area without potentially
damaging the existing retaining wall or being in the way for the footings of the new
building.
5. A Storm Water Pollution Prevention Plan (SWPPP) was included with the submittal
package. The City now requires SWPPP's to be in an 8 ;.2" x 11" format, signed by the
owner, developer and contractor. The SWPPP that was submitted is incorrect in the
statement that the City of Elk River will have responsibility for long-term operation and
maintenance of the Pavement Storm Water Management System. The storm sewer
system internal to this project will be considered private, since it drains a private
property. The SWPPP should include details regarding installation of silt fence, rock
construction entrance, inlet protection and other necessary erosion or sediment control
devices. The CitY has prepared a generic SWPPP, which can be used for this project. A
NPDES permit will be required and either documentation that new permit has been
applied for or the existing permit has been transferred to the parties involved with the
second phase will be required.
6. It should be noted that there are several items remaining on the punch list from the first
phase. It should be a condition on this phase that all items on the punch list from the
first phase be completed before any work is started on the second phase.
If you have any questions regarding any of these comments, please call.
Sincerely,
~'
/~pta~
T eny J. Maurer, PE
City Engineer
$: \PLANNING\Case Files \200S\CU 05-19 7040 Lakeland Partners \10 21 05 engr's memo.doc
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