6.4. SR 07-05-1994
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ITEM 6.4.
MEMORANDUM
FROM:
MAYOR AND CITY COUNCIL
STEVEN B. ACH, CITY PLANNER~
JULY 5, 1994
TO:
DATE:
SUBJECT: PRELIMINARY PLAT AND
CONDITIONAL USE PERMIT BY
RIVERSIDE DEVELOPMENT, PUBLIC
HEARING, CASES P 94-7 & CU 94-19
ISSUE
A. Preliminary Plat to subdivide approximately fourteen (14) acres into
four (4) commercial lots and one outlot.
B.
A Conditional Use Permit for a Development Plan and Site Plan
Approval to develop a fourteen (14) acre commercial Planned Unit
Development known as Hillside Crossing.
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LOCATION
Northeast corner of 193rd Avenue and US Highway 169
ZONING I LAND USE
PUD (Planned Unit Development) I HB (Highway Business)
ATTACHMENTS
Report to the Planning Commission dated June 21,1994
OVERVIEW
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The proposed Preliminary Plat and Conditional Use Permit for Hillside
Crossing Commercial Planned Unit Development includes a total of fourteen
(14) acres at the northeast corner of Highway 169 and 193rd Avenue. The
Preliminary Plat consists of four (4) commercial lots and one outlot along
with the extension of Evans Avenue north of 193rd Avenue to the northern
limits of the proposed plat. Utilities to serve the proposed commercial
P.O. Box 490 . 13065 Orono Parkway · Elk River, MN 55330 · (612) 441-7420 · Fax: (612) 441-7425
Hillside Crossing Commercial PUD
July 5, 1994
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development will be brought across 193rd Avenue as part of the City's public
improvement project extending trunk sanitary sewer and water north into
the Hillside Estates area from School Street and Freeport intersection.
A conditional use permit specifically deals with the commercial development
as a planned unit development. The first phase of the proposed project
consists of constructing a 65,400 square foot grocery store on the northerly
most lot along with all the necessary infrastructure and parking to serve the
facility. In addition, a storm drainage pond in the southeast corner will be
re-graded and enhanced with decorative landscaping blocks and landscaping
materials to provide for an aesthetically pleasing entrance to the commercial
and residential area off of 193rd Avenue. Subsequent phases will occur at
the time a development is proposed and will require a conditional use permit
reviewed by the Planning Commission and City Council.
DEVELOPMENT PLAN
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Similarly to Elk Park Center, a Development Plan has been submitted, which
outlines the entire commercial development along with the necessary
components for a planned unit development. These components consist of a
consistent lighting plan, landscaping, and signage package to unify and
provide continuity throughout the project. Several of these design elements
are included in an attached letter from Riverside Development, however, the
plans need some additional attention prior to approval.
PHASE I
As mentioned above, Phase I will include the construction of a 65,400 square
foot grocery store along with necessary on-site improvements. Staff has
reviewed this first phase with some detail and have provided a list of
comments made part of the Planning Commission Report dated June 21,
1994. It should be pointed out that these comments were made in relation to
the original plans submitted by Riverside Development. Since that time,
some revised plans have been submitted and will need to be reviewed in
detail in order to address the City's concerns. The following are additional
comments to staffs memo dated June 21, 1994, pertaining to each of the
recently submitted plans.
PARKING AND CIRCULATION
1.
Additional traffic control/landscaped islands will need to be
incorporated into the parking area. These islands will define traffic
drives and provide opportunity for additional landscaping.
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Hillside Crossing Commercial PUD
July 5, 1994
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2. Dead-end parking areas should be eliminated.
3. The first driveway off of Evans into the site should be constructed with
the first phase of the project.
PEDESTRIAN CIRCULATION
1. The sidewalk off of Evans to the grocery store site should be included
in phase 1.
2. The sidewalk in front of the grocery store terminates at the southwest
corner of the building. Information should be provided indicating
whether the sidewalk extends further north along the west side of the
building.
GRADING
1. Prior to commencing any grading on site, permits from MnDot, MPCA
(NPDES Permit), and any permits from other applicable agencies.
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2.
Earth berming should be incorporated into those landscaped areas that
are large enough to accommodate a berm.
LOADING AREA
The revised grocery store plans have relocated one of the loading facilities to
the south end of the building. This particular location will be highly visible
from some of the homes in Hillside Estates First Addition, traffic on 193rd,
and those cars entering the project via the first driveway off Evans Street.
Staff recommends this loading area be re-designed by possible recessing the
loading docks into the building providing the opportunity to create a wall
and/or landscaped area to help buffer the loading area from public view.
LANDSCAPING
1. A defined area around the development sign along Highway 169 shall
be landscaped along with phase 1 of the project.
2.
All landscaping at the entrance point shall be set back and kept clear
of the sight visibility triangles. Moving the landscaping out of this
area may require eliminating some parking stalls and enlarging the
landscaped areas at the entrance points.
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3. In order to provide a year 'round landscaping along Evans Avenue,
some conifers should be incorporated into the established ten (10) foot
landscaped area.
4. Consideration should be given to providing some additional shrubs
along the southeast bank of the pond to help stabilize the banks.
5. The block retaining wall around the pond and Outlot A should be kept
outside of the right-of-way of 193rd Street.
SIGNAGE
1. The Developer has provided some signage specifications which are
consistent with Elk Park Center. This concept for a sign package is
acceptable and appropriate for the Planned Unit Development.
2.
The entrance monument at Evans and 193rd is intended to identify the
Hillside Estate development further to the east. This sign is located in
Outlot A, which is intended to be dedicated to the City. A more
appropriate location would be within the Hillside Estate development.
One option may to locate the sign on the south side of 193rd just as the
road begins to enter the Hillside Estates area.
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BUILDING ELEVATIONS
The developer has not submitted elevation plans of the building at this time.
Therefore, staff is unable to make any comment regarding the architectural
appearance and specific details of the building. Some of the areas of concern
will be in the front (west elevation) where the entrance doors are to the
grocery store and identifying how much space there is between the actual
building entrance and the driveway in front of the building. Also, some
detailed plans will assist in visualizing the actual building.
SUMMARY
Since the proposed project is a planned unit development, there is quite a bit
of information that needs to be submitted for review. The developers have
provided a majority of that; however, there is still some tinkering that needs
to be done with the overall development plan and site plan for phase I before
a building permit can be issued.
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July 5, 1994
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The developer was unable to have the plans revised in time to be included
with this report. However, it is expected the developer will have information
available at Tuesday night's meeting. If the City Council wishes to approve
the development based on the plans that have been submitted to date, staff is
hopeful that the developer will cooperate in resolving the major issues as well
as the details to make this project consistent with the planned unit
development standards.
PLANNING COMMISSION RECOMMENDATION
The Planning Commission originally tabled this item at its June 21, 1994,
meeting due to lack of information. The developer presented revised plans
and additional information to the Planning Commission at the June 28, 1994,
regular public hearing meeting. The Planning Commission voted 5-1 to
recommend approval of the conditional use permit request. Chairman Tveite
voted against the request because he felt there was not enough information
to approve plans for a planned unit development.
RECOMMENDATION
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It is recommend that the City Council approve the following:
A. A request for Preliminary Plat approval to subdivide approximately
fourteen (14) acres into four (4) commercial lots and one outlot with the
following conditions:
1. INCORPORATE TERRY MAURER'S COMMENTS
OUTLINED IN HIS MEMO DATED JUNE 15, 1994.
2. EVANS AVENUE BE CONSTRUCTED TO THE NORTH
LIMITS OF THE PLAT.
3. APPROPRIATE EASEMENTS BE INCLUDED ON THE
PLAT AS REQUESTED BY ELK RIVER UTILITIES.
4. PAYMENT OF PARK DEDICATION BASED ON THE
CITY'S COMMERCIAL RATE AT THE TIME OF FINAL
PLAT.
5.
A LETTER BE RECEIVED FROM ANOKA ELECTRIC
STATING APPROPRIATE EASEMENTS HAVE BEEN
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PROVIDED ON THE PLAT TO ACCOMMODATE THEIR
UTILITY NEEDS.
6.
A SIX (6) FOOT WIDE CONCRETE SIDEWALK BE
INCLUDED ON THE EAST SIDE OF EVANS STREET.
7.
A LETTER BE SUBMITTED STATING THE STATUS OF
POSSIBLE WETLAND AREAS ON SITE. THIS LETTER
MUST BE SUBMITTED PRIOR TO FINAL PLAT.
8.
DEVELOPERS AGREEMENT BE PREPARED AND
EXECUTED PRIOR TO RELEASING THE FINAL PLAT
FOR RECORDING.
9.
PAYMENT OF STORM DRAINAGE FEE IN THE AMOUNT
OF $600 PER ACRE BE PAID PRIOR TO RELEASING
THE FINAL PLAT.
10.
PAYMENT OF $7,500 FOR DEVELOPERS FAIRSHARE IN
THE SIGNAL AT 193RD AND HIGHWAY 169.
Request for a conditional use permit for Development Plan and Site
Plan approval to develop a commercial planned unit development with
the following conditions:
1.
CONTINGENT UPON PLAT APPROVAL BY THE CITY
COUNCIL.
2.
A PLANNED UNIT DEVELOPMENT AGREEMENT BE
PREPARED AND APPROVED PRIOR TO RELEASING
THE FINAL PLAT.
3.
A "DEVELOPMENT PLAN" OUTLINING THE OVERALL
DEVELOPMENT BE APPROVED. THIS PLAN SHALL
INCLUDE:
. SITE PLAN
. LANDSCAPING PLAN
. GRADING PLAN
. SETBACK PLAN
. COMPLETE SIGN PACKAGE
. WRITTEN NARRATIVE OF PROJECT STANDARDS
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Hillside Crossing Commercial PUD
July 5, 1994
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4.
APPROPRIATE PERMITS BE OBTAINED FROM MN
DEPARTMENT OF TRANSPORTATION AUTHORIZING
GRADING AND IMPROVEMENTS IN RIGHT OF WAY.
5. ALL DEVELOPMENT PLANS BE REVISED ACCORDING
TO CONDITIONS AND APPROVED BY STAFF PRIOR TO
OBTAINING A BUILDING PERMIT.
6. ALL COMMENTS MENTIONED IN THIS REPORT AND
THE REPORT TO THE PLANNING COMMISSION
DATED JUNE 21, 1994, BE INCORPORATED INTO THE
REVISED PLANS AND BE MADE PART OF THIS
APPROVAL.
hillside . council
Riverside Development Company
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DEVELOPMENT STANDARDS
Architectural
The proposed design and color scheme of the buildings within this plat will be
consistent with the aesthetics of the area.
The grocery store will be constructed in Phase I, and will consist of decorative
painted concrete block, brick, stucco and glazing on the west and south sides of
the structure. The north and east sides will maintain-the decorative painted
concrete block, brick and stucco theme. The exterior colors will be of the
"earth" tones with a border stripe around the top of the building.
The glazing area will highlight the entrance to the O-Cumbers restaurant on the
southwest corner of the grocery store, and will include an attractive canopied
atrium entrance of a design and color that will instill a distinctive look to the
facility and will be consistent with the theme for the grocery store and the
entire plat.
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All lighting will be in conformance to city standards; general site lighting from
high pressure sodium lamps on a painted steel pole fixture at heights of 35 feet.
The parking lot will provide an average of 2.5 foot candle coverage on the
surface. Special attention will be placed on the back of the building where all
lights will be designed and installed so as to shield any light away from the
residential area.
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Other areas, including major entrances, roadways and pedestrian walkways, will
be illuminated with a "white" metal halide light on a decorative light fixture
to maintain and enhance the quality of this retail development and its
compatibility with the equally high standards of the surrounding neighborhood.
The fixtures in this phase of development will establish the standard for
subsequent development phases of this plat.
Landscaoinq
The landscaping, an integral part of this development, is designed and will be
installed in a first class and aesthetically pleasing theme. We will establish
a visually and environmentally satisfying landscape which will be fully
compatible with the characteristics of the site and its tenants. An appropriate
mix of seasonal and ornamental shrubs, overstory trees and evergreens will
provide a visual display of taste and balance.
Special detail and attention will be placed on the portion of the site which
abuts the residential sections. A berm will be constructed behind the building
along the plat property line. On top of this will be an 8 foot high privacy fence
of material which will be visually pleasing as well as to provide noise
attenuation. Adequate and appropriate shrubs, trees and plantings will accompany
this area to provide additional protection and a visually attractive environment.
Another area which will receive high priority in the initial development phase
is the retention pond located in the southeast corner of the plat. This existing
pond will be completed to accept the storm water from the developed site and will
be constructed to accommodate the lOO-year rain level. It will be retained with
a level of rock rip-rap and two additional levels of Keystone blocks; topped off
with sod, clustered shrubs and ornamental trees. Additionally, a 4 foot fence
will be installed at the top of the pond for security.
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241 Main Street, Suite 4 + Elk River, Minl/esota 55330
(612) 241-0714 + Fax (612) 441-4575
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HILLSIDE CROSSING
PLANNED UNIT DEVELOPMENT
I. SIGN REOUIREMENTS
a. General Guidelines
1. All signs within Hillside Crossing Planned Unit
Development (PUD) must consist of materials and a design
which compliments the architectural elements of the
principle building and character of the project.
2. All freestanding signs shall have a minimum ten (10)
foot setback from all property lines.
3. Prior to installing any signs, a sign permit must be
obtained from the City of Elk River Planning Department.
b. Development Sian (Alona Hiahwav 169)
1.
One freestanding development sign identifying Hillside
Crossing will be permitted at the corner of Highway 169
and 193rd Street.
2.
This sign may have a maximum height of Twenty-Four (24)
feet and width of Fifteen (15) feet. The number of
tenants allowed on this sign shall be limited to Two
(2) .
3. Attachment A, - an illustration of the development sign.
c. Development Sian (Evans Avenue and 193rd Street)
1. A second development sign may be installed at the
intersection of Evans Avenue and 193rd Street.
2. This sign may have a maximum height of Eight (8) feet
and a width of Sixteen (16) feet. Total area shall not
exceed One Hundred, Twenty-Eight (128) square feet.
3. Said development sign will be of a monument style and
will serve as an entrance sign to identify the
residential area known as Hillside Estates.
Sign Requirements, Hillside Crossing
June 28, 1994
Page 2
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d. Monument Sian For Freestandinq Sites
1. Each of the freestanding buildings within Hillside
Crossing will be allowed to have a freestanding sign.
The freestanding sign must be of a monument style with
a maximum height of Ten (10) feet and a maximum area of
One Hundred (100) square feet.
e. Wall Siqns eFreestandinq Sites)
1. Wall signage for each freestanding building must consist
of individual letters and shall not have more than One
(1) wall sign for each principal building.
2. The gross surface area of a wall sign for freestanding
buildings shall not exceed Ten (10) percent of the area
of the building wall, including doors and windows, to
which the sign is to be affixed.
f. Wall Sians eMul ti Tenant Buildinq)
1.
Fascia signs for individual retail tenants shall be for
store identity only.
Capital letters shall be no larger than 32" high, lower
case letters shall be no larger than 24" high. Signs
shall be centered over the entrance doors to the tenant
space, or the leased area, but in no case shall they
extend closer than 3'- 4' from the projected lease line.
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2.
3. These signs shall be internally illuminated, individual
letters placed on a 4" square electrical raceway,
painted to match the brick facia.
4. No signage shall be permitted on the sides or rear of
the building, other than that required for delivery
identification or traffic control, except the on-premise
tenant business sign identifying "Q-Cumbers" restaurant
on the southwest corner of the grocery store building.
g. Maior Tenant Siqnaqe
1. Signage for the grocery tenant, Fresh Value Foods, shall
be compatible with Ci.ty approvals. Proposed signage
includes the following:
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"Fresh Value"
"Discount Food
"Video"
"Pharmacy"
"Q-Cumbers"
& Drug"
approximately
approximately
approximately
approximately
approximately
10'-
4' -
4' -
4' -
6' -
0" high
0" high
0" high
0" high
0" high
Sign Requirements, Hillside Crossing
June 28, 1994
Page 3
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h. Other Sians
1. All other signage that may occur within Hillside
Crossing PUD and not specifically mentioned herein shall
comply with Section 900.22 of the Elk River City Code.
2. Requests for signage that is not consistent with the
conditions, character and intent of Hillside Crossing
PUD may be denied by the City.
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P.r-~NDA ITEM 5.3
MEMORANDUM
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TO:
PLANNING COMMISSION
STEVEN B. ACH, CITY PLANNER~
JUNE 28,1994
FROIVI:
DATE:
SUBJECT: CONSIDER A DEVELOPMENT PLAN
FOR HILLSIDE CROSSING
COMMERCIAL PUD AND A
CONDITIONAL USE PERMIT FOR SITE
PLAN REVIEW BY PHOENIX
ENTERPRISES, PUBLIC HEARING,
CASE NO. CU 94-19
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Information has not been received from the developer at the time this packet
was prepared. Once the information is received, a memo will be put together
and delivered to the Planning Commission. Unfortunately, given the short
amount of time to respond to the changes proposed by the developer, this
information may have to be distributed at Tuesday night's meeting.
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. hillcpud.pc
P.o. Box 490 · 13065 Orono Parkway" Elk River, MN 55330 · (612) 441-7420 · Fax: (612) 441-7425
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MEMORANDUM
TO:
PLANNING COMMISSION
STEVEN B. ACH, CITY PLANNE~L-
FROM:
DATE:
JUNE 21, 1994
SUBJECT: PRELIMINARY PLAT AND
CONDITIONAL USE PERMIT BY
RIVERSIDE DEVELOPMENT, PUBLIC
HEARING, CASE NO. P 94-7 & CU 94-19
REQUEST
A.
Preliminary plat to subdivide approximately fourteen (14) acres into
four (4) commercial lots and one outlot.
A conditional use permit for development plan and site plan approval
to develop a fourteen (14) acre commercial PUD known as Hillside
Crossing.
B.
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LOCATION
Northeast corner of 193rd Street and U.S. Highway 169
ZONING I LAND USE
PUD (Planned Unit Development) / HB (Highway Business)
ATTACHMENTS
Location Map, Zoning Map, Letters from Terry Maurer dated June 15 and
June 17, 1994, Site Data Sheet, Letter from Developers, Development Plans
BACKGROUND
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Thirteen (13) of the fourteen (14) acres were originally included in the
Hillside Estates Planned Unit Development that was granted preliminary
approval in 1992. At that time, the Planning Commission and City Council
approved Riverside Development's request to rezone the property from Rle
(Single Family Residential) to Planned Unit Development and amend the
Comprehensive Land Use Plan from MR (Medium Density Residential) to HB
P.O. Box 490 · 13065 Orono Parkway · Elk River, MN 55330 · (612) 441-7420 · Fax: (612) 441-7425
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Hillside Crossing Commercial
June 21, 1994
Page 2
(Highway Business). The proposed plat itself is relatively identical to the
preliminary plat approved in 1992 with a few lot line adjustments and the
inclusion of one acre directly to the north.
PROJECT OVERVIEW
The proposed Hillside Crossing Commercial Planned Unit Development will
include a total of fourteen (14) acres at the northeast corner of Highway 169
and 193rd. The initial phase includes construction of a 65,400 square foot
grocery store. Subsequent phases will occur with development proposals for
each of the remaining lots. Development requests for these lots will be
reviewed through the conditional use permit process. Possible uses identified
by the Developer include,a sit-down restaurant, a fast food restaurant, and a
gas/convenience store. 'Also included in the fir~t phase will be the
construction of Evans Avenue from 193rd to the north limits of the plat,
appropriate infrastructure to serve the proposed grocery store, a pedestrian
system along Evans Avenue and enhancements to the store drainage pond
along 193rd Street.
PRELIMINARY PLAT
The preliminary plat consists of four (4) commercial lots and one outlot. As
presented, the preliminary plat is consistent with that which was approved in
1992. All of the lots identified in the plat meet the minimum lot size
requirements set forth in the Planned Unit Development standards.
The proposed right-of-way dedicated for Evans Avenue will allow for a four
land road to be constructed as well as proper channelization at the
intersection of Evans Avenue and 193rd Street. The proposed Evans Avenue
is aligned properly with the private drive on the south side of 193rd Street,
which services SuperAmerica and the remaining eleven acres of commercial
property. The plat will have to be revised to include additional easements as
requested by the Elk River Utilities. Furthermore, additional easements
may be required to extend public utilities to serve the entirety of the project.
WETLANDS
The grading plan that has been submitted along with the development plans
identify several low areas throughout the property. Evidence will need to be
submitted to the City stating whether these are wetlands or are areas that
can be filled and made part of the project. If these are wetland areas, the
preliminary plat will have to be adjusted to include drainage and utility
easements over the identified wetland areas.
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OUTLOT A
Outlot A is proposed to be one of the ponding areas for development in this
area. This pond connects into a larger wetland area to the south, which the
City has identified as a regional ponding location. It may be appropriate that
the City own Outlot A and make it part of this regional system. If the City
takes over Outlot A, proper easements within the regional ponding area may
need to be acquired.
PARK DEDICATION
The Park a:o.d Recreation Commission reviewed the proposed plan and
recommended the payment of cash to satisfy park dedication requirements.
Also, it was recommended a pedestrian system be included along Evans
Street north of 193rd.
DEVELOPMENT PLAN
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Similar to Elk Park Center, a development plan will need to be approved
which identifies common design elements. For example, consistent lighting,
landscaping, and signage should be incorporated to tie the project together.
Typically, the development plan is approved first, followed by a specific site
plan for the first phase. Given the smaller magnitude of this project
compared to Elk Park Center, the development plan and site plan for the first
phase can be addressed in one step.
In terms of the proposed development plan, Riverside Development has
explained in the attached letter sorrie of the common elements that will make
this a "planned" project. This written statement should be illustrated on the
development plan as much as possible in order to be made part of the
Planned Unit Development Agreement.
Staff has reviewed the development plan for the entire fourteen (14) acres.
Specific attention has been given to phase one of the project while a general
review of future phases was done at this time. As in the case with Elk Park
Center, each commercial lot is proposed to be developed, a conditional use
permit will be applied for and reviewed by the Planning Commission and
City Council prior to any construction.
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PHASE ONE
In terms of phase one, the following is a list of site plan review comments
based on the proposed plans.
Site Plan
1. A Planned Unit Development Agreement will need to be
prepared and executed. This agreement will set forth permitted!
conditional uses, standards and guidelines for administration of
the development.
2. Location where stumps may be buried and are planned to
remain in place shall be identified on the plan.
Parking and Circulation
1.
Additional traffic controlflandscape islands will need to be
incorporated into the parking lot to provide landscaping
opportunities and define traffic lanes. These islands should be a
minimum of ten (10) feet in width.
2. The fIrst entrance to the site off of Evans Avenue will need to be
increased to forty (40) feet in width. accommodate necessary
turning lanes. Other access points off of Evans Avenue may
have to be increased also to provide for the same turning lane
needs.
3. Concrete curb and gutter shall be used throughout the parking
area. A detail should be made part of the final set of plans.
4. All loading facilities should be designed to avoid vehicles
obstructing the driveways. These drive lanes need be kept clear
for emergency vehicles and general access to the rear of the
building.
Landscaping
1.
The following is a breakdown of proposed landscape material for
the entire project:
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· Overs tory Trees
· Ornamental Tre8s
· Conifers
· Shrubs
31
3
48
34
,
TOTAL
82 (not including shrubs)
The City's ordinance requires one tree for every 40 lineal feet.
Therefore, if each lot was calculated separately, the following would be
the required quantities:
· Lot 1, Block 1
· Lot 1, Block 2
· Lot 2, Block 2
· Lot 3, Block 2
31 Trees
63 Trees
25 Trees
21 Trees
TOTAL
140 Trees
.
Based on this calculation, the total number of trees (overstory,
ornamental and conifers) should be increased to meet the minimum.
Given this is a Planned Unit Development and is adjacent to
residential, quantities may have to be increased to accomplish the
intent of the zoning and buffer the residential area.
2. The submitted landscape plan does not clearly identify a
common theme throughout the Planned Unit Development.
This element should be expanded upon and incorporated into
the development landscape plan.
3. Areas proposed to be sodded and seeded should be identified on
the plan. Generally speaking, all of phase one should be sodded
and phase two may be seeded.
4. Installation of underground irrigation throughout all landscaped
areas should be included and made part of the plans.
5.
The quantity of landscaping along the east property line should
be increased along with increasing the size of evergreens.
Currently, six foot evergreens are proposed. In order to achieve
immediate and effective screening, these should be increased to
eight to ten feet.
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6. Earth berming should be included within the landscaped area
along Evans Avenue. The combination of berming and
landscaping will enhance the aesthetics of this Planned Unit
Development.
Loading Area
1. The loading area behind the proposed grocery store raises
concerns. First, it will be important to establish a sufficient
screen between loading area and residential, immediately to the
east. This loading zone will be an active area for service and
delivery vehicles and should be screened 100% from residential
view. Ideally, a detail showing a cross section of the loading
area, buffer zone, and residential homes should be illustrated
confirming the effectiveness of the proposed berm, fence, and
landscaped area.
-LIGHTING
1.
Information should be included on the proposed lighting plan
illustrating lighting contours and how they will illuminate the
site and surrounding area.
2. Details of the lighting standards will need to be reviewed and
incorporated in the PUD.
SIGNAGE
1.
Information has been submitted for proposed signage of the
grocery store and associated free-standing sign. To be consistent
with other developments in the area, the free-standing sign
should be of a monument style. In addition, the free-standing
sign is proposed to be SO feet high with a 10 ft. by 10 ft. panaflex
cabinet placed on top. The height of this sign is identical to Elk
Park Center's which identifies two of the major tenants in that
shopping center. As another comparison, the recently approved
SuperAmerica directly across 19Srd will have a monument style
sign with a height of 15 feet. Ideally, free-standing signage
should be in scale with the proposed project. Therefore, given
the size of this project compared to the two mentioned an
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appropriate height of the sign may be somewhere between 20 -
24 feet.
2.
No signage shall face or be directed toward the residential area
to the east.
3.
A detail of the entrance monument sign at the intersection of
Evans and 193rd will need to be submitted for review.
4.
No information has been submitted regarding the other
commercial lots in this development. However, the Planned
I
Unit Development Agreement will set forth sign requirements'
for those lots. Once again, monument style signs with sizes'
similar to those allowed on the free-standing commercial lots in: .
Elk Park Center would seem to be appropriate.
TRASH ENCLOSURE
1. Specific dumpster location and enclosure design will need to be
submitted for review.
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2.
All enclosures should be large enough to accommodate recycling needs
by all the tenants.
3. If it is anticipated that cardboard waiting to be recycled will have to be
stored outside, consideration should be given to incorporating the
storage area into the plans and provide adequate screening.
BUILDING ELEVATIONS
The developer has submitted building elevations, however, the plans
apparently have been modified. The exact type of material (either concrete
block or precast tip up panels) has not been determined at the time of
writing this report. Therefore, staff is unable to make any comments
regarding the building elevations or architecture of the building and how this
element would tie into the overall development. The developer has indicated
that plans should be made available for the Planning Commission by
Tuesday night's meeting.
SUMMARY
e
At this time, Phase 1 is the only portion of the proposed Planned Unit
Development that is receiving site plan recommendation. There are quite a
hillside.pc
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Hillside Crossing Commercial
June 21, 1994
Page 8
few issues which need to be resolved, however, the developer has indicated
that they are willing to work with staff to complete these items. The
Planning Commission will need to decide whether they are comfortable
acting on the plans as submitted or require some of the changes be made
prior to taking action on this application.
RECOMMENDATION
It is recommended that the Planning Commission recommend approval of the
following:
A. Request for preliminary plat approval to subdivide approximately
fourteen (14) acres into four (4) commercial lots and one outlot with the
following conditions: .
1. INCORPORATE TERRY MAURER'S COMMENTS OUTLINED
IN HIS MEMO DATED JUNE 15, 1994.
2.
EVANS AVENUE BE CONSTRUCTED TO THE NORTH
LIMITS OF THE PLAT.
3. APPROPRIATE EASEMENTS BE INCLUDED ON THE PLAT
AS REQUESTED BY ELK RIVER UTILITIES.
4. PAYMENT OF PARK DEDICATION BASED ON THE CITY'S
COMMERCIAL RATE AT THE TIME OF FINAL PLAT.
5. A LETTER BE RECEIVED FROM ANORA ELECTRIC
STATING APPROPRIATE EASEMENTS HAVE BEEN
PROVIDED ON THE PLAT TO ACCOMMODATE THEIR
UTILITY NEEDS.
6. A SIX (6) FOOT WIDE CONCRETE SIDEWALK BE
INCLUDED ON THE EAST SIDE OF EVANS STREET.
7. A LETTER BE SUBMITTED STATING THE STATUS OF
POSSIBLE WETLAND AREAS ON SITE. THIS LETTER
MUST BE SUBMITTED PRIOR TO FINAL PLAT.
8.
DEVELOPERS AGREEMENT BE PREPARED AND
EXECUTED PRIOR TO RELEASING THE FINAL PLAT FOR
RECORDING.
hillside.pc
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Hillside Crossing Commercial
June 21, 1994
Page 9
------------------------------------------
9.
PA'YMENT OF STORM DRAINAGE FEE IN THE AMOUNT
OF $600 PER ACRE BE PAID PRIOR TO RELEASING THE
FINAL PLAT.
B. Request for a conditional use permit for development plan and site
plan approval to develop a commercial Planned Unit Development
with the following conditions:
1.
CONTINGENT UPON PLAT APPROVAL BY THE CITY
COUNCIL.
2.
A PLANNED UNIT DEVELOPMENT AGREEMENT BE
P;REP ARED AND APPROVED PRIOR TO RELEASING THE
FINAL PLAT.
3.
. A "DEVELOPMENT PLAN" OUTLINING THE OVERALL
DEVELOPMENT BE APPROVED. THIS PLAN SHALL
INCLUDE:
· SITE PLAN
· LANDSCAPING PLAN
· GRADING PLAN
· SETBACK PLAN
· COMPLETE SIGN PACKAGE
· WRITTEN NARRATIVE OF PROJECT STANDARDS
.
4. APPROPRIATE PERMITS BE OBTAINED FROM MN
DEPARTMENT OF TRANSPORTATION AUTHORIZING
GRADING AND IMPROVEMENTS IN RIGHT OF WAY.
5. ALL DEVELOPMENT PLANS BE REVISED ACCORDING TO
CONDITIONS AND APPROVED BY STAFF PRIOR TO
OBTAINING A BUILDING PERMIT.
6. ALL COMMENTS MENTIONED IN THIS REPORT BE
INCORPORATED INTO THE REVISED PLANS AND BE
MADE PART OF THIS APPROVAL.
hillside.pc
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Mg~
eoXSlJL T/;\G E\G1XEEltS
CIVIL ENGINEERING:
ENVIRONMENTAL
MUNICIPAl
PLANNING
STRUCTURAl
e SURVEYING
TRAFFIC
TRANSPORTATION
1326 Energy Pork Drive
Sf. Paul, MN 55108
612-644-4389
Fox: 612-644.9446
_00 Shelard Parkway
Minneapolis, MN 55441
612.546-0432
Fox: 612-544-6398
June 15, 1994
File: 230-226-11
Mr. Steve Ach
City Planner
City of Elk River
13065 Orono Parkway
Elk River, MN 55330
RE: HILLSIDE CROSSING
Dear Mr. Ach:
As requested, we have reviewed the submittal for the Hillside Crossing development. The
submittal package included eight sheets prepared by John Oliver and Associates. Based on
our review of this submittal, we would offer the following comments:
A.
Preliminary Plat
1.
As Evans Avenue meets 193rd Street, it is just coming out of a curve. To
create a better intersection, a piece of tangent at least 40-50 feet long should
be added at the intersection of 193rd Street. This will give a better
opportunity for cars to be at 90 degrees to the intersection.
2.
The right-of-way of Evans Avenue is 80 feet as it comes off of 193rd, and
narrows to 70 feet where there is highway right-of-way on the west side.
Anoka Electric Cooperative (ABC) has electrical facilities on the west side of
Evans A venue just into the highway right-of-way. We understand from the
Developer they have discussed the need for easements with AEC and have
been told that no additional easements will be needed along the Evans
Avenue/Trunk Highway 169 alignment, but an additional 10 feet will be
needed on the west side of Lot 1, Block 1. This change should be made in
the plat and the Developer should provide a letter from AEC indicating this
desire.
3.
Additional easements will be needed on the plat for the sanitary sewer and
water alignment through Block 2.
2301226-1503.jun
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Mr. Steve Ach
June 15, 1994
Page Two
B. Preliminary Site Plan
1. In Block 2, the phase line should be moved slightly to the south. Currently,
parking rows at the south end of phase 1 would not be provided a full driving
lane. The phase line should be moved to be immediately adjacent to the rear
of the parking stalls in phase 2.
2. The most southerly and the most northerly access points on Block 2 should
be widened to a minimum of 40 feet. This will allow for potentially three
lanes of traffic, one entering and two exiting. It will also provide for a
I slightly wider corridor for commercial vehicles that will be accessing the
buildings.
3. In the main parking lot in Block 2, additional concrete islands should be
provided in lieu of the painted islands. At a minimum, concrete islands
should be added to define the entrance lanes at both the east and west points,
lining up with the accesses to Evans Avenue.
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4.
The parking configuration in Lot 2, Block 2, which is a portion of phase 2,
does not provide for flow-through traffic at the east end of the parking
islands. The parking should be reconfigured to allow for flow-through traffic
at the east end.
5. An attempt should be made to eliminate some of the accesses off of the main
drive entering Block 2. This could be accomplished in Lot 2 by extending the
island and allowing for less access in. It could also, it appears, be
accomplished in the same manner in Lot 3.
6. Although it is in Phase 2 and a future site plan will be provided, consideration
should be given to eliminating the right-in/right-out access on 193rd Street
from Lot 1, Block 1. This driveway access provides another point of conflict
for vehicles exiting Evans Avenue heading westbound on 193rd Street,
especially if those vehicles using the right-in/right-out want to cross three
lanes of traffic to head southbound on TH 169.
7. Sidewalks should be provided on the east side of Evans Avenue.
8.
The access drive behind the main building in Block 2 may have conflicts with
the delivery access points to the point. It appears from the elevation drawing
on sheet 8 of 8 that there are overhead doors where trucks park at the doors
would totally or partially block the access road. This is primarily a concern
for emergency vehicle access from a City perspective. This access road
alignment and the loading dock doors should be reevaluated.
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2301226-1503.jun
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Mr. Steve Ach
June 15, 1994
Page Three
9. With the large amount of vehicle traffic which would be anticipated with this
type of commercial development and anticipating future commercial
development to the north, consideration should be given at this time to adding
a left turn lane from I93rd Street to Evans Avenue.
A portion of I93rd Street is in the process of being reconstructed as part of
the extension of trunk sewer and water utilities to this location. It would be
easy to add additional work in this area by change order.
C. Grading and Drainage Plan
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230/226-1503.jun
1. The grading plan shows grading off of the project site to the west in the
MnDOT highway right-of-way and slightly off the project site to the north
onto private property. A permit from :MnDOT will be required for this work
in the right-of-way and permission from the owner to the north will be
required for the work in this area.
2.
There are two low areas shown on the grading plan outside of the pond which
should be investigated for wetland determination. One is located in Lot 1,
Block 1, and the other is located in Lot 1, Block 2, just off the southwest
corner of the proposed building site.
3. Additional spot elevations should be provided on the grading plan to indicate
how the parking lot will be graded to facilitate drainage to the proposed
catchbasins. Currently, there are catchbasins placed between elevations 956
and 954 where it does not appear drainage will be directed toward the
catchbasin.
4. During the construction of Hillside Estates Addition, stumps were allowed to
be buried adjacent to the west side of the plat. A determination needs to be
made whether or not these stump burial sites will interfere with the proposed
construction on the east side of this commercial development. The Developer
should specifically locate these sites and show them on the plan.
5.
The ponding area in the southeast corner of the site has two sides which
include a step-down retaining wall of approximately two 6-foot steps followed
by approximately 9 feet of rock for erosion protection at a 1: 1 slope. The
other two sides are graded down at a 3: 1 slope. This is a fairly deep pond
which will maintain a normal pool of water 4 feet deep. If additional grade
cannot be provided to a 4: 1 minimum slope, the pond should be fenced. The
concern is one of safety. If an individual were to somehow fall into the pond,
there needs to be a side slope flat enough that the person can get out of the
pond.
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Mr. Steve Ach
June 15, 1994
Page Four
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230/226-1503.jun
6. Even though an overall drainage plan was provided with the concept for the
entire Hillside development a few years ago, an updated drainage calculation
should be provided with this plan for specifically all areas tributary to the
pond in the southeast corner of the development. The calculation should
specifically show the amount of water draining to the pond, the sedimentation
control based on Best Management Practices, and the high water elevation
that can be expected relative to the lowest elevation of the homes to the east.
7.
It is anticipated that the drainage calculations will show that the outlet from
this pond will need to be constructed with this development. An outlot is
shown on the plan; however, it is not shown 11) the easement south of 193rd
Street. Also, the easement south of 193rd Street is a private easement from
one landowner to another. In order to facilitate the storm drainage outlet, this
easement or a new easement over the proposed pipe alignment needs to be
dedicated to the City. Finally, the City should also obtain ownership over the
large regional ponding area south of 193rd adjacent to the Cherryhill Bluffs
Addition. As this Hillside Crossing development proceeds, the City should
obtain ownership and be responsible for maintenance of the storm drainage
facilities starting at the pond in Hillside Crossing, and proceeding from that
point southerly.
8. Storm sewer on Evans Avenue is shown at two locations and from there heads
directly into Block 2, tying into storm drainage facilities in the parking lot,
which ultimately outlet into the pond. We would recommend that storm
sewer in Evans Avenue run along the street alignment and be available for
future extensions of the road to the north. This will provide facilities for the
City to extend storm drainage along the right-of-way for City purposes,
eliminating the reliance on easements adjacent to or across private property
for the purposes of storm drainage.
9.
The storm drainage internal to Block 2 runs to the north property lot. It
appears it is anticipated that these storm drainage facilities will be available
for extension to. the north. Typically, these internal storm drainage facilities
would be considered private. If the intent is to provide storm sewer capacity
for the development of additional property to the north, somehow the
Developer's agreement or some separate agreement needs to maintain this
ability, so that in the future, development of the property to the north will
have access to this storm drainage. In lieu of that, based on our last comment
of extending storm drainage facilities along Evans, capacity for future
development to the north could be provided along this route.
e
Mr. Steve Ach
June 15, 1994
Page Five
D. Sanitary Sewer and Water
1. The proposed layout of the sewer and water provides for these utilities to flow
through the center of Block 2, anticipating extension further north along this
alignment for additional commercial development. This proposal is in lieu
of keeping the utilities within Evans A venue right-of-way and then requiring
additional lateral extensions into each commercial development to provide
access to the buildings. This seems like a reasonable approach although, as
mentioned previously, easements will be required over Block 2 to provide
City access.
2. As shown on the plan, the watermain needs to be looped to the east to the
existing watermain in Hillside Estates. An easement will be required through
the outlot just north of Lot 1, Block 1, Hillside Estates Addition.
3. The sanitary sewer, which goes partially around the large commercial
building site in Block 2, should be considered a private service line.
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4.
It is anticipated that the main north-south extension of watermain would be
12 inches in diameter and the loop to the east would be 8 inch line.
5. The actual depth of the sanitary sewer would be analyzed ata future date to
provide enough depth and capacity for service of property to the north.
E. Landscape Plan
1. Landscaping behind the commercial building in Lot 1, Block 2, is actually off
of the project site and falls in the rear of Lots 1, 2, and 3 of Hillside Estates
Addition. A specific easement for this purpose needs to be provided if this
is to be the location of the landscaping.
If you have any questions regarding any of these comments, please call.
Sincerely,
MSA, CONSULTING ENGINEERS
e
TJM:tw
230/226-1503.jun
rUN-17-94 FR:I 1 1 : 02 MSA ST PAUL
P.02
~
CONSELTlNG E~GINt};RS
CIVil ENGINEEriNG.
fNVIRONMfNlAl
MUNICIPAl
PLANNING
_CTUfAI
5,iRvt rING
r ~AFfI(
lRAN5POR1/.T/ON
1326 Energy Parl< Drive
51. Paul, M."l551 08
612.W-.!389
.612-644-9446
9800 5helard Parkway
Minneapolis, MN 55.W
612.546.{)432
Fax: 612.544.6398
June 17, 1994
File: 230-226-11
Mr. Steve Ach
City Planner
City of Elk River
13065 Orono Parkway
Elk River, MN 55330
RE: HILLSIDE CROSSING
Dear Mr. Ach:
In follow-up to my previous comment letter regarding the submitted material.for the Hillside
Crossing development, I inadvertently omitted one item. That item deals with the assessment
for trunk sanitary sewer and water and the impact fee for storm drainage improvements. The
current rate for trunk sanitary sewer and water improvements is $3,800 per acre. This will
be charged to the development either through the development agreement or through the
assessment process currently underway. The storm sewer impact fee recently adopted by the
City Council is $600 per acre. This is in lieu of future trunk storm sewer assessments
against the property and should be collected through the developer's agreement process.
If you have any questions regarding these two items, please call.
Sincerely,
MSA, CONSULTING ENGINEERS
~ "7Yl~~
Terry J. Maurer, P.E.
TJ1vf:tw
226-1704.jun
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ElK' River P.o, Bo" 490 · 13065 Orono P;;kW2Y . Elk Ri~e', MN 55330 .
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CASE CU 94-19
/
River P.o. Box 490 · 13065 Orono Parkway · Elk River, MN 55330 . (612) 441.7420
.
.
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TOTAL AREA OF SITE:
OUTLOT A {Pond}
GREEN SPACE:
BUilDING AREA:
PAVEMENT AREA:
R.O.W. AREAS:
Evans Avenue:
193rd Street:
PLANT TOTALS:
PARKING:
HXing.2
HillSIDE CROSSING
SITE DATA
13 Acres
1 .22 Acres
31.1 %
80,234 S.F.
249,480 S.F.
1.57 Acres
0.71 Acres
84 Trees; selected from 5 species.
61 Shrubs; selected from 2 species.
472 + 22 Handicapped Stalls.
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ONn-1IH\6609\S!lN!.~r~G
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Riverside Development Company
Elk River, Minnesota
May 19, 1994
Mr. steve Ach
Planning Director
city of Elk River
13065 Orono Parkway
Elk River, MN 55330
SUBJECT: Hillside Crossing PUD
Dear steve:
In conjunction with the subject plat plans, this letter will
delineate the information required for site plan review under the
City's Conditional Use Permit process for this PUD development.
The site is comprised of approximately 13 acres located at the
northeast corner of Highway 169 and 193rd Avenue. The initial
phase of development encompasses approximately 6.5 acres of the
northerly portion of the site. This development phase will include
the grading, landscaping, and lighting of the entire site; together
with the architectural features for the planned structure. Also
included will be the following public improvements; Evans Avenue
frontage road, a bicycle/pedestrian pathway on the north side of
193rd Avenue, construction of a storm sewer system and
reconstruction of the existing pond into a fully landscaped
retention pond.
Our plans for the initial phase are to construct and establish a
65,400 square foot Cub Foods grocery store with its supporting
parking lot. The remainder of the acreage on the site will be
graded to its final elevation, then seeded and sodded
appropriately.
The remaining lots in the plat are expected to be developed in late
1994 through 1995. These sites are being planned to include a sit-
down restaurant, a fast-food franchise, and a gas/convenience store
on the 169/193rd corner.
P.O. Box 279 * Elk River, MN 55330 * (612) 241-0714 * Fax 441-4575
e
Riverside Development Company
Elk River, Minnesota
Cub Foods structure
The construction of the Cub Foods building will follow the
guidelines set forth by the company's site design criteria. The
company and local franchisee have agreed to construct the building
using "tip-up" concrete panels. These are precast prestressed
panels which include the exterior and interior finishes with an
insulation value of R-16. The remainder of the store finishes are
the traditional high quality Cub Foods materials, designs and
finishes. The exterior is expected to be a "Textured Imprint" or
"Exposed Imprint" decorative finish which will instill a
distinctive look to this important facility. Exterior colors will
also be consistent with the recent Cub Foods theme of red and beige
I
on front elevations, with the red border stripe!around the top of
the building.
e
Landscapinq
The landscaping, an integral part of this development, is designed
and will be installed in a first class and aesthetically pleasing
manner. We will establish a visually and environmentally
satisfying landscape which will be fully compatible with the
characteristics of the site and its tenants. An appropriate mix of
seasonal and ornamental shrubs, trees and evergreens will provide
a visual display of taste and balance.
Special detail and attention will be placed on the portion of the
site which abuts the residential sections. A berm will be
constructed behind the building along the plat property line. On
top of this will be an 8 foot high privacy fence of material which
will be visually pleasing as well as to provide noise attenuation.
Adequate and appropriate shrubs and plantings will accompany this
area to provide additional protection and a visually attractive
environment.
Another area which will receive high priority in the initial
development phase is the retention pond located in the southeast
corner of the plat. This existing pond will be completed to accept
the storm water from the developed site and will be constructed to
accommodate the lOO-year rain level. It will be retained with a
level of rock rip-rap and two additional levels of Keystone blocks;
topped off with sod, shrubs and trees. A specific detail of this
pond is included with this letter and is a part of the landscaping
plans.
e
P.O. Box 279 * Elk River, MN 55330 * (612) 241-0714 * Fax 441-4575
.
Riverside Development Company
Elk River, Minnesota
Lightinq
In conjunction with the Cub Foods guidelines, all lighting will be
in conformance to City standards; general site lighting from high
pressure sodium lamps on a painted steel pole fixture at heights of
35 feet. Parking lot guidelines provide for a 2.0 foot candle
coverage on the surface. Special attention will again be placed on
the back of the building where all lights will be designed and
installed so as to shield any light away from the residential area.
other areas, including major entrances, roadways and pedestrian
walkways, will be il!luminated with a "white" metal halide light on
a decorative light fixture to maintain and enhance the quality of
this retail development and its compatibility with the equally high
standards of the surrounding neighborhood. The fixtures in this
phase of development will establish the standard for subsequent
development phases of this plat.
Siqnaqe
e
A double face Cub Foods pylon sign will be erected on the site
within the triangular area between Evans Avenue and Lot 1 of Block
1. This sign will be 30 feet high, with the "cub Foods" portion
internally illuminated in a 13'1" by 10'1.5" panaflex enclosure.
A smaller secondary "Pharmacy" sign will be affixed below the "Cub
Foods" cabinet and will also be an internally illuminated panaflex
sign.
The main sign over the front entrance of. the building will be a
single face internally illuminated sign to the dimensions shown on
the attached specifications; 17' 6" by 24' 0". The two other
illuminated signs on the front of the building will state "24 Hour
Savings" and "Pharmacy" and will be sized appropriate to the front
store dimensions as shown on the attached typical specifications
and on the store elevations.
No signage will be permitted on the sides or rear of the building
other than those signs needed for traffic control and product
deliveries.
The other sign to be installed in the initial development phase
will be an entrance ground monument sign identifying "Hillside
Estates" approximately 10'0" high by 20'0" long. The design of
e
P.O. Box 279 * Elk River, MN 55330 * (612) 241-0714 * Fax 441-4575
.
.
.
Riverside Development Company
Elk River, Minnesota
this sign will complement the quality
neighborhood with materials such as
construction. It will be located at the
pond (corner of Evans and 193rd).
and aesthetics of the
brick and wood frame
southwest corner of the
The individual pylon type signs will be installed when tenants are
secured in the future site development phases. They will be
designed in accordance with the review and approvals of the POD
process through the Planning commission and City Council.
Future Development
As preyiously stated, the remainder of the plat is planned for
development when proper tenants can be secured; late 1994 through
1995. :
The parcel of land which is north of this plat and parallel to
Highway 169 is planned to be a continuation of the type of
commercial development that is consistent with a Highway Commercial
zoning designation. No definite plans exist at this time
concerning this area since a formal agreement is in place
prohibiting any development until the site is vacated by the land
owner.
Thank you for your assistance in this submittal.
Sincerely,
e A. Gongoll
Development Manager
Enclosures
Il: \HilIXing. 2
P.O. Box 279 * Elk River, MN 55330 * (612) 241-0714 * Fax 441-4575