6.6. SR 11-21-2005
Item # -6........f> .
MEMORANDUM
TO: Mayor and City Council
FROM: Chris Leeseberg, Planner ~
DATE: November 21, 2005
SUBJECT: Case No. CU 05-19
Request by Lakeland Partners, LLC to Amend the PUD for Elk
Ridge Center
Request
The applicant is requesting to amend the PUD for Elk Ridge Center.
Location
Southwest comer of Highway 169 and 197th Avenue
Zoningl Land Use
PUD (planned Unit Development) I 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
. February 9,2004 Approved Development Plan (A-i)
. Proposed Development Plan (A-lr)
Planning Deportment Mission: the orderly development of 0 livable and sustainable Elk River community.
City Council / CU 05-19
~overnber21,2005
Page 2
Overview
On February 9,2004 the City Council approved the Conditional Use Permit for Elk Ridge
Center. That plan consisted of six buildings (excluding the bank) with 94,105 square feet of
building space. They were divided as follows:
. Lot 1.. .29,330 sq. ft. Retail building
. Lot 2.. .16,000 sq. ft. Retail building
. Lot 3.. .4,500 sq. ft. Class I restaurant
. Lot 4.. .15,000 sq. ft. Retail building
. Lot 5.. .22,275 sq.ft. Retail building
. Lot 6...7,000 sq. ft. Class I restaurant
The applicant is proposing an amendment to the approved CUP which will still include six
buildings (excluding the bank) with 93,858 square feet of building space. They are divided as
follows:
. Lot 1. . .4,500 sq. ft. retail building
. Lot 2.. .18,600 sq. ft. retail building (14,600 retail + 4,000 restaurant)
. Lot 6.. .47,562 sq.ft. retail building
. Lot 7. . .10,560 sq. ft. day carel school building
. Lot 8...7,336 sq.ft. Class I restaurant
. Lot 9. . .5,300 sq. ft. Class I restaurant
The proposed changes will result in 247 square feet less of building space.
The City Council is being asked to approve the Conditional Use Permit for the overall site
plan for the project. The applicant will have to apply for separate Conditional Use Permits
as each lot is developed.
Parking and Circulation
The project includes 548 parking spaces; 540 parking spaces are required by code. The
parking areas are broken into smaller lots by landscaped islands and buildings, thus avoiding
the large unbroken parking lots typically found in commercial developments. There is a
main drive aisle that loops through the site connecting the two access points from Holt
Street. Internal traffic is then directed into the smaller lots, which serve the individual
buildings, by secondary drives aisles.
The applicant should provide a lighting plan showing the location of the light poles in the
parking areas. In order to limit the impact of lighting on the residential area, the applicant
should consider using additional shorter standards instead of fewer taller standards. This
would also be in keeping with the pedestrian scale that the developer is trying to create.
S:\pLAN~I~G\Case Files\2005\CU 05-19 7040 Lakeland Partners\CU 05-19_CC.doc
City Council / CU 05-19
November 21, 2005
Page 3
Landscaping and Sign age
Internal pedestrian circulation is consistent with the approved PUD plan with connections
through the project and connecting Holt and Irving streets.
A monument sign was proposed at the intersection of Irving Street, Holt Street and 197th
Avenue yet a sign in the same location is not proposed on the revised plans. As was
proposed with the original PUD, smaller entry signage is proposed at the two entrances
from Holt Street.
Gradini. Drainage and Utilities
Grading, Drainage and Utilities are addressed in the City Engineer's memo.
Standards for Issuance of a Conditional Use Permit
The issuance of a Conditional Use Permit can be ordered only if the use at the proposed
location:
1. Will not endanger, h?Jure or detrimentallY qffect the use and e'!jqyment if other properry in the
immediate viciniry or the public health, scifery, morals, comfort, convenience or general weffare if the
neighborhood or the ciry.
2. Will be consistent with the comprehensive plan.
3. Will not impede the normal and orderlY development and improvement if surrounding vacant
properry.
4. Will be served adequatelY ry and will not adverselY qffect essential public facilities and services
including streets, police and fire protection, drainage, refuse disposal, water and sewer rystems, parks
and schools; and will not, in particular, create trciffic congestion or interference with trciffic on
acfjacent and neighboringpublic thoroughfares.
5. Will not involve uses, activities, processes, materials, equipment and conditions if operation that will
be detrimental to a'!Y persons or properry because ifexcessive trciffic, noise, smoke, fumes, glare,
odors, dust or vibrations.
6. Will not result in the destruction, loss or damage if a natural, scenic or historic feature if mqjor
importance.
7. Will fullY complY with all other requirements if this Code, including a'!Y applicable requirements
and standards for the issuance if a license or permit to establish and operate the proposed use in the
ciry.
If denial of such a permit should occur, it shall accompany recommendations or
determinations by findings or a report stating how the proposed use does not comply with
the standards set forth in Section 30-654.
Staff would recommend approval of the amendment to the Elk Ridge Center PUD, as the
revised layout is consistent in scope and size to the original approved PUD.
S:\pLANNING\Case Files\2005\CU 05-197040 Lakeland Partners\CU 05-19_CC.doc
City Council / CU 05-19
November 21, 2005
Page 4
Planning Commission Action
One resident asked if there would be any changes in the zoning of the site and that he
concerns regarding more tenants in the multi-tenant building that originally proposed.
He also stated residents are concerned about what type of businesses will be going in and the
impact on their properties. The developer stated that the concept has not changed, just the
location of the buildings.
Another resident asked if the City will require the developer to abide by the restrictive
covenants for Brentwood. Acting Chair Stevens stated that enforcing covenants is outside
of the City's purview and that the residents would need to seek outside counsel on this issue.
The Planning Commission had general questions on why the request for moving buildings
around and clarification on the number and square footage of restaurants.
The Planning Commission unanimously recommended approval of the request.
Recommendation
Staff and the Planning Commission recommend the City Council approve the request with
the following conditions:
1. All comments of the City Engineer shall be addressed.
2. All outstanding issues from the original PUD need to be resolved.
3. The applicant shall execute a developer's agreement outlining the terms and
conditions of approval.
S:\PLANNING\Case Files\2005\CU 05-197040 Lake1and Partners\CU 05-19_CC.doc
~~
I-
\
Location Map
~
N
Case Number: CU 05-19
LAKELAND PARTNERS
13065 Orono Parkway
Elk River, MN 55330
October 21, 2005
File: 226-100P
Mr. Chris Leeseberg
aty 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
would 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
Phone: 763.635.1000
Fax: 763.635.1090
www.cLelk-river.mn.us
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 requiresSWPPP's to be in an 8 ~" 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
NPD ES 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~
Terry J. Maurer, PE
City Engineer
S:\PLANNlNG\Case Files\200S\CUOS-19 7040 LakelandPartners\lO 2105 engr'smemo.doc
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