5.3. PCSR 04-11-2006
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Item #~ 3.
MEMORANDUM
TO: Planning Commission
FROM: Chris Leeseberg, Planner ~
DATE: April II, 2006
SUBJECT: Case No. CU 06-07
Request by Ebert Construction for a Conditional Use Permit to
operate a Pearle Vision.
Request
The applicant is requesting a Conditional Use Permit to operate a Pearle Vision facility.
. 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 April 26, 2006
Attachments
. Location Map
. Memo from City Engineer
. Applicants Narrative, February 24, 2006
. Applicants Narrative, March 27,2006
. 3D Renderings
. Paving Plan (A-lr)
. Site Plan (S 1 )
. . Utility Plan (Vi)
Planning Department Mission: the orderly development of a livable and sustainable Elk River community.
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Planning Commission / CU 06-07
April 11, 2006
Page 2
· Landscape Plan (Ll)
. Floor Plan (A-lOO)
. Elevations (A-200 & A-20l)
. Rear Concept Elevation (A-202)
Analysis
The applicant is proposing a 5,720 square foot Pearl Vision building. The original approved
PUD site plan allowed for a 4,500 square foot building on this site. Staff did contact the
developer to indicate that the extra l,220 square feet added to this building would need to be
removed for one or more of the remaining buildings.
The current site plan show the building encroaching into the drainage and utility easement.
The applicant did not have enough time to resolve this issue and provide drawings for the
packet. The solution they came up with is that the building will become 2-feet shorter to
avoid the easement. This change will not affect any site plan functions nor will it affect the
architecture of the building. It is anticipated that revised drawings will be at the meeting.
The site has received final plat approval, but has not been recorded. The final plat will not
to be recorded before any permits will be issued or site work can begin.
The parking for this building will be located on the north and east sides of the proposed
building and is consistent with the approved PUD site plan.
Building Design
(The text that is italicized comes from the Development Design Standards)
The North Woods Theme of Elk Ridge Center has been influenced ry related architectural traditions
including Crqftsman, Arts & Crqfts and the architecture in our State Parks. The elements common to these
styles are shallow Pitched roofs, deep broad eaves, multiple casement windows, stone or rough foundation walls,
quality wood and masonry exterior finishes and wide trellised verandas to draw nature close.
The building materials consist of stone, lap siding, stained cedar, metal standing seam
roofing, asphalt shingles, EIFS and rock face concrete block. The entrance elevation is
clearly defined and architectural features are carried out on all sides.
The base of the structure expresses solidity with stone massing that is broken up with
windows that are Arts & Craft in nature. The base and columns/pilasters express a
permanent foundation with a flared downward design.
The stone applications reflect the massing of the building and do not look like an applied
veneer. The stone masonry wraps 48" around the corners. The details, massing and
material selections assist in reducing the visual scale of a large building.
F or small scale office structures, roofs should be pitched and have gables typical of more
residential scale. The proposed building has a shallow pitched roof with deep broad eaves,
S:\PLANNING\Case Files\2006\CUP\CU 06-07 Pearl Vision\CU 06-07]C.doc
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Planning Conurussion / CU 06-07
April 11, 2006
Page 3
gable/ dormer mas sings with detailed wood features, which adds to the pedestrian
expenence.
Multiple windows that promote transparency along the pedestrian areas are utilized on all
sides. With these widows, the use of the encouraged awnings could be utilized, again to
achieve the desired pedestrian scale detail.
Development that is visible from or aqjacent to roads, open space and residential areas shall have well
designed facades on all sides. This is considered a "360 degree" design treatment. Fenestration, prqjecting
bqys and all other architectural features shall be coordinated on all sides if the building. The Rear
Concept Plan shows shed roofs over each door opening. This concept was created after the
applicant initially met with staff and there was no "detail" on the rear elevation. This
elevation is very similar to what was approved for the multi-tenant building directly south of
this project and staff recommended that a gable element be introduced. (The final approved
design of that multi-tenant rear elevation was a gable element with pergola structures over
the remaining openings.) The applicant then submitted the elevations that are in the packet
which added the gable element but removed the shed roofs. Staff would recommend that
the shed roofs be added back over the remaining doors.
Elements common to the Crciftsman, Arls & Crcifts are introduced with mullion pattern in the
windows which add pedestrian scale with patterns and rhythm.
Two walls signs are indicated on each gable element on each elevation. Businesses shall be
allowed a maximum if three (3) wall signs per building. The two signs over the Pearle Vision
entrance door and the two signs on the "right side elevation" can only be one sign. This will
result in Pearle Vision having a total of 3 signs.
Although lighting is not indicated on the elevations, all exterior fixtures must have downward
directed light sources (full cut-riff). Lighting shall comply with the design standards and exhibits
indicating locations on the building and on site shall be provided prior to City Council
submittal.
Access. Parking and Circulation
The site does not have access directly to a public street and is accessed via shared parking
areas with adjacent properties. The paving of these parking areas outside of this property
will need to be completed to allow for emergency vehicles to access the site prior to any
permits being issued.
Landscaping
The landscape plan is consistent with the development.
Grading. Drainage and Utilities
Grading, Drainage and Utilities are addressed in the City Engineer's memo.
S:\PLANNING\Case Files\2006\CUP\CU 06-07 Pearl Vision\CU 06-07_PC.doc
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Planning Commission / CU 06-07
April 11, 2006
Page 4
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. Signage shall comply with the design standards and exhibits indicating size
and locations shall be provided.
3. Lighting shall comply with the design standards and exhibits indicating
locations on the building and on the site shall be provided.
4. Building material styles and colors shall be those as indicated on the material
sample boards dated 4/4/2006.
5. The shed roofs shall be included as shown in the exhibit labeled Rear
Concept Plan.
6. All paving, as indicated in the Paving Plan exhibit, shall be installed prior to
any permits being issued.
7. All revised plans reflecting the building size change shall be provided prior to
the City Council meeting.
8. The building shall meet all building codes.
9. The building shall meet all fire codes.
10. The remaining square footage of buildings within the approved pun will
need to be reduced by 1,220 square feet.
S:\pLANNING\Case Files\2006\CUP\CU 06-07 Pearl Vision\CU 06-07_PC.doc
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Location Map
Case Number: CU 06-07 PEARL VISION
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MEMORANDUM
TO: Chris Leeseberg, Park Planner/Planner
FROM: Terry Maurer, City Engineer
DATE: March 8, 2006
SUBJECT: Pearle Vision Site Plan Review
File # 226-124P
As requested, we have reviewed the plan set prepared for the Pearle Vision site in Elk Ridge
Center. Plans were prepared bySchoell & Madson and were dated February 24, 2006.
Based upon our review and comments received at the staff review meeting, we would offer
the following comments:
1. The area is not platted as of yet; obviously, the plat will need to be completed and
recorded prior to issuing a building permit. The plat of Elk Ridge Center Second
Addition was previously approved but never recorded. Since that time, Elk Ridge Center
Third Addition has been approved and platted as if it was the Second. Therefore, the
plat of Elk Ridge Center Second Addition will have to be redone, considering that the
Third Addition has already been recorded.
2. We have received plans for Elk Ridge Center Phase Two which are currently being
reviewed. These plans include the sanitary sewer and water extensions to the lot line or
the Pearle Vision site; however, they do not appear to include any of the bituminous
paving necessary to provide access to this site. Prior to a building permit being issued,
internal access to this lot from both intersections on Holt Avenue will need to be
assured of being constructed.
3. The parking lot construction for the Pearle Vision site ends at the property lines of the
lot on which it is located. However, there is nothing else built adjacent to this site. The
Fire Department is concerned about the ability to turn a fire truck around on this site
with no through route available. Development of the Pearle Vision site should either
require the first row of parking be constructed on the lot immediately to the south to
provide a continuous route through the site with a large emergency vehicle, or other
provisions will need to be made to address this issue.
.
4. Sheet D.l shows the sanitary sewer service for Pearle Vision coming out of an existing
manhole. TIlls is not allowed. Sewer services must connect direcdyto the main line
pipe and not into a manhole. TIlls comment will be made on the Elk Ridge Center
Phase Two construction plans also, which provides the stub for the sewer service. Also,
the sewer service is in excess of 100 feet long. Therefore, it requires a cleanout
according to uty ordinance.
5. The water service is provided from a six-inch line that enters the front of the facilityfor
fire protection and the. back of the facility for domestic service. Domestic service is in
excess of 180 feet long. We question why the domestic service could not continue from
the fire service connection in the front of the facility, under the building and come up in
the mechanical room.
6. A drainage and utility easement in favor of the uty of Elk River will be required over the
water service up to the point of the hydrant on the site. TIlls portion of the watermain
including the hydrant will be considered public, so that we have the ability to operate and
maintain the hydrant to ensure that it is in working order. TIlls drainage and utility
easement can be provided on the plat, since the plat needs to be re-done, or it can be
provided in an additional easement document.
.
7. It appears that on Sheet S.1. portions of the building encroach into the existing drainage
and utility easement surrounding the pond located to the west of the Pearle Vision
building. TIlls should be verified and the building moved, if necessary to ensure that
there is no easement encroachment.
8. The site will require a NPDES permit and a Storm Water Pollution Prevention Plan
(SWPPPP). The SWPPP needs to be in an 8 ~"x 11" format, signed by the owner,
engineer, and contractor.
If you have any questions, please call.
.
PH {763} 498. 7844
FX (763) 498.9951
(800) 627. 1669
February 24, 2006
City of Elk River
13065 Orono Parkway
Elk River, MN 55330
Re: Pearle Vision, Elk Ridge Center
Vision Extra, Inc. has purchased Lot 2, Block 1 of Elk Ridge Center 2nd Addition. On this
site they propose to construct a 5,850 square foot building adhering to Design Standards
established specifically for this development. Building structure will be wood framed
with architectural elements consisting of: cultured stone; rock face block veneer; hardi
plank siding; architectural asphalt shingles; architectural standing seam roof; spandrel
glass and aluminum store fronts. All of these elements have been carefully proportioned
to create the Northwood's Theme. Site design was established with the master
development plan which established site access, parking and landscaping.
.
Vision Extra presently owns and operates three (3) Pearle Vision Stores located in Maple
Grove, Red Wing and Elk River. The purpose of this construction is to facilitate a new
location for Pearle Vision which is presently located in the Elk Park Center, Elk River.
Pearle Vision will occupy 3,250 sf with the remaining 2,600 sf available for lease. Pearle
Vision will continue to serve its clients with professional optical care employing seven
fulltime and five part-time individuals. Business hours will be M-F 9:00 am to 9:00pm,
Saturday 9:00 am to 6:00 pm and Sunday 12:00pm to 5:00 pm.
Signage will be located on the building elevations. At this time there are no provisions for
Pearle Vision to advertise on the main development sign. Exterior building lighting will
be provided by architectural fixtures with full cut off shields. Refer to the floor plan and
building elevations for additional information.
Sinc~reJY, /'/
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(. Scott BUrsch - Project Manage-
Ebert Construction
Attachments
.
PH (763) 498. 7844
FX (763) 498. 9951
(800) 627. 1669
Mr. Chris Leeseberg
City of Elk River
13065 Orono Parkway
Elk River, :MN 55330
Re: Pearle Vision, Elk Ridge Center (File #226-124P)
In response to city comments contained in Memorandum dated March 8, 2006 we present the
following:
1. Elk Ridge Center 2nd Addition plat has been revised since the 3rd Addition was recorded. The
plat is ready for signatures and the client (Hempel Properties) has been contacted.
2. Attached is a copy of drawing A-lr indicating areas to be paved (shaded area) in order to
maintain access to the site. Hempel Properties has indicated they will construct the ring road and
necessary infrastructure as soon as weather permits.
.
3. Drawing A-Ir indicates extended paving area beyond the property lines. This area will be
paved at the same time the property lot is completed.
4. Schoell Madson will be submitting revised drawings showing connection to mainline pipe.
5. The water service was shown incorrectly on Utility Plan UI dated 2/23/06. The six inch line
will extend around the building along the north side to the rear into the mechanical room. The
domestic will extend from the main in the mechanical room. All reference to watermain entering
building on east/front side of building to be deleted.
6. An additional easement document will be provided.
7. The building will be shifted to the north and reduced in size so that no portion of the building
structure will encroach into the utility easement.
8. The NPDE Subdivision registration was signed and sent to the MPCA on March 8, 2006.
Schoell Madson will prepare the SWPPP in an 8-l/2X 11 formats.
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i/' Scott Burs - Project Manager
. Ebert Construction
Attachments
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