6.6. SR 04-17-2006
City of Elk River Item Number
REQUEST FOR COUNCIL ACTION 6.6
Agenda Section I Meeting Date Prepared by
Planning April 17 , 2006 Chris Leeseberg
Item Description Reviewed by
Request by Ebert Construction for Conditional Use Permit to
Construct 5,720 sq. ft. Commercial Building (pearle Vision) in
Elk River Center
Introduction
The applicant is requesting a Conditional Use Permit to construct a 5,720 square foot Pearle Vision
facility in the Elk Ridge Center development.
Discussion
The majority of the discussion focused on the design treatments with the rear elevation of the building.
Staff made the recommendation that shed roofs be added, in addition to the gable element, to the rear
elevation. The applicant stated that they preferred that the shed roofs not be required. The Planning
Commission concurred with the staff recommendation.
The Planning commission unanimously recommended approval of the request.
Attachments
o City Council Memo
Action Requested
Staff and the Planning Commission recommend the City Council approve the request.
Council Action
Motion by _
Second by _
Vote _
Follow Up
S:\pLANNING\Case Files\2006\CUP\CU 06-07 Pearl Vision\Request Council Action.doc
Item #~
MEMORANDUM
TO: Mayor and City Council
FROM: Chris leeseberg, Planner ~
DATE: April 17, 2006
SUBJECT: Case No. CU 06-07
Request by Ebert Construction for a Conditional Use Permit to
Construct a Pearle Vision.
Request
The applicant is requesting a Conditional Use Permit to construct a Pearle Vision facility.
location
Southwest comer 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-1r)
. Site Plan (S 1 )
. Utility Plan (01)
Planning Department Mission: the orderly development of a livable and sustainable Elk River community.
City Council / CU 06-07
April 17, 2006
Page 2
· Landscape Plan (Ll)
. Floor Plan (A -100)
. Elevations (A-200 & A-201)
. Rear Concept Elevation (A-202)
. Staff Exhibit A
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 1,220 square feet added to this building would need to be
removed for one or more of the remaining buildings.
The site has received final plat approval, but has not been recorded. The final plat will need
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 if Elk Ridge Center has been influenced fry related architectural traditions
including Crtiftsman, Arts & Crtifts and the architecture in our State Parks. The elements common to these
sryles are shallow Pitched rorfs, 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 building materials consist of stone, lap siding, stained cedar, metal standing seam
roofmg, 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 comers. The details, massing and
material selections assist in reducing the visual scale of a large building.
For 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,
gable/ dormer mas sings with detailed wood features, which adds to the pedestrian
experience.
Multiple windows that promote transparency along the pedestrian areas are utilized on all
sides.
S:\pLANNING\Case Files\2006\CUP\CU 06-07 Pearl Vision\CU 06-07_CC.doc
City Council / CU 06-07
April 17, 2006
Page 3
Development that is visible from or acfjacent 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 architectural features shall be coordinated on all sides rif the building. The Rear
Concept Plan shows shed roofs over each door opening which was created after the
applicant initially met with staff and there was no "detail" on the rear elevation. With just
the shed roofs, the elevation is very similar to what the multi-tenant building direcdy south
of this project was prior to staff recommending 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 and the
Planning Commission recommend that the shed roofs be added back over the remaining
doors as indicated in Staff Exhibit A.
Elements common to the Crqftsman, Arts & Crqfts 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 rif 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-of/). 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 direcdy 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 before the issuance of a Certificate of Occupancy.
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_CC.doc
City Councilf CU 06-07
April 17, 2006
Page 4
Planning Commission Actions
The majority of the discussion focused on the design treatments with the rear elevation of
the building. Staff made the recommendation that shed roofs, in addition to the gable
element, be added to the rear elevation. The applicant stated that they preferred that the
shed roofs not be required. The Planning Commission concurred with the staff
recommendation.
Discussion of lighting also occurred. The applicant stated the full cut-off fixtures will be
used.
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. The final plat shall be recorded before any permits will be issued or site work
can begin.
3. Signage shall comply with the design standards and exhibits indicating size
and locations shall be provided.
4. Lighting shall comply with the design standards and exhibits indicating
locations on the building and on the site shall be provided.
5. Building material styles and colors shall be those as indicated on the material
sample boards dated 4/4/2006.
6. Shed roofs shall be included, along with the gable element, as shown in the
Staff Exhibit A.
7. Prior to any permits being issued, a separate Letter of Credit shall be provided
covering the development paving costs as indicated in the Paving Plan
exhibit. The amount of the Letter of Credit shall be determined by the City
Engineer based on private construction estimates or similar methods.
8. All paving, as indicated in the Paving Plan exhibit, shall be installed prior to
issuance of a Certificate of Occupancy.
9. The building shall meet all building codes.
10. The building shall meet all fire codes.
11. The remaining square footage of buildings within the approved pun will
need to be reduced by 1,220 square feet.
12. A separate letter of credit, in the amount of $50,000, shall be provided
covering on site improvements for Lot 2 Block 1 Elk Ridge Center znd prior to
issuing the grading or building permits.
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Case Number: CU 06-07 PEARL VISION
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 U,1 shows the sanitary sewer service for Pearle Vision coming out of an existing
manhole. This is not allowed. Sewer services must connect directly to the main line
pipe and not into a manhole. This 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 Gty ordinance.
5. The water service is provided from a six-inch line that enters the front of the facility for
fire protection and the.backof 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 Gty of Elk River will be required over the
water service up to the point of the hydrant on the site. This 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. This 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. This 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 ;,2" 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.
Attachments
............,.iER...... .L..._......
PH (763) 498. 7844
FX (763) 498. 9951
(800) 627. 1669
March 27,2006
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-lr 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 Ul 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 8-1/2X 11 formats.
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Ebert Construction
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