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5.4. PCSR 02-13-2007 . City of Elk River REQUEST FOR PLANNING COMMISSION ACTION Agenda Section Plannin Item Description Request by 7040 Lakeland Partners for Conditional Use Permit for a Zero Lot Line Development in the Elk Ridge Center 4th, Public Hearin - Case No. CU 06-27 Ite.m Number If. Prepared by Chris Leeseber , Park Planner Reviewed by Jeremy Barnhart, Planning Manager Location Elk Ridge Center 4th Addition . Attachments Request for Action · Location Map · Memo from City Engineer dated December 7,2006 · Applicants Narrative · Applicants Extension Letter · Letter from the Applicants Attorney to Mayor Klinzing · Building Elevations dated Received Feb 7, 2007 · Original Development Plan (Exhibit A) · Approved Amended Development Plan (Exhibit B) · Plan Drawings Dated Received Feb 7, 2007 · Site Line Diagram Action Requested Staff is recommending the Planning Commission recommend approval of the Conditional Use Permit for the Zero Lot Line Development request. Staff is also recommending the Planning Commission recommend approval of the site plan that is being reviewed as part of the Conditional Use Permit application. Planning Commission Action Motion by _ Second by _ Vote Follow Up . . . . Case File: CU 06-27 Page 2 location: Elk Ridge Center Zoning: PUD land Use: HB - Highway Bus Adjacent Zoning: N - RR (Rural Res) E-HB S - UR (Urban Res) W-RR N - R1a (Single Fam Res) E-PUD S-PUD W - R1a Adjacent land Use: Site Area: 1.8 acres Floor Area: Building = 16,224 sqft Parking Req'd : Conforms: Required: 82 stalls Proposed: 90 stalls Land Use Plan - Yes Zoning Code - Yes Subdivision Code - Yes 120 Day Rule: Action must be taken on this request by February 21,2007 Overview A Conditional Use Permit (CUP) for a Zero Lot Line Development is necessary as required by the Elk Ridge Center PUD Agreement dated June 24, 2004 and amended on November 21, 2005. Also required by this PUD Agreement is a Site Plan Approval which shall be reviewed by the Planning Commission and City Council in a public hearing. The CUP and site plan are being reviewed with the CUP application submitted by the applicant. Planned Unit Development A&reement dated lune 24. 2004 and amended on November 21. 2005 (this dictates these two requests) The following are excerpts from the PUD agreement: (01) Permitted Uses- The following uses shall be allowed as permitted uses within the Project, subject to the approval process set forth in paragraph 4: Governmental, business, and professional offices Retail shops and stores (this request) Personal service establishments Financial institutions Non-profit clubs, lodges, or halls Veterinary clinics Garden centers Licensed daycare facilities (02) Conditional Uses- The following uses shall be allowed as conditional uses within the Project: S:\PLANNING\Case Files\2006\CUP\CU 06-27 Aldi's\CU 06-27]C-3.doc . . . Case File: CU 06-27 Page 3 Amusement and recreation uses Hotels and motels Educational uses Class I Restaurants On-sale liquor establishments Zero lot line development (this request) Paragraph 4: (01) Site Plan Approval- (this approval is independent of the use on the site) (b) Each site plan approval request shall be accompanied by such plans and supporting materials as CitY staff shall require, and shall be reviewed by the Planning Commission and City Council in a public hearing held thereon before approvaL Conditional Use Permit Overview The Elk Ridge PUD agreement states that Zero Lot Line Development requires a CUP. The proposal is on a site that was approved for a 47,562 square foot structure. The applicant is requesting a CUP for a zero lot line set back for a 16,224 square foot building. The applicant intends to build the remaining square footage over time. The zero lot line in question is on the north side of the proposed first phase of the building, which will be the shared wall of the future additions. The proposal of phasing the project is the same concept as to what was approved for the US bank site. The US bank site was approved for a final 6,000 square foot structure, which is consistent with the development plan. A 2,940 square foot structure was approved and built as a first phase, with the ability to expand another 3,060 square feet in the future. Overview Criteria for CUP Approval (Section 30-654) The issuance of a Conditional Use Permit can be ordered only if the use at the proposed location: 1. Will not endanger, if!Jure or detrimentallY ciffect the use and ef!Jqyment if other proper!)! in the immediate viciniry or the public health, sqfery, morals, comfort, convenience or general we(fare if the neighborhood or the ciry. Through the comprehensive plan, this property was guided for intense forms of commercial development and the development was designed to address public health, safety, morals, comfort, convenience or general welfare of the neighborhood or the city. Specific to the development, if a portion of a building or the entire building is constructed, the line in question is a property line that has no affect on the structure or with its relation to the other planned structures within the development. The Zero Lot Line CUP request will have no negative impact on the city or development. 2. Will be consistent with the comprehensive plan. S:\PLANNING\Case Files\2006\CUP\CU 06-27 Aldi's\CU 06-27_PC-3.doc Case File: CU 06-27 Page 4 . The Comprehensive Plan guides the subject property as Highway Business. While the comprehensive plan does not address Zero Lot Line CUP requests direcdy, it does state, "The Highway Business land use is the most intensive form of commercial development in Elk River. Businesses in this category may be the largest both in terms of size and traffic generation." The use is consistent with the comprehensive plan as noted above. 3. Will not impede the normal and orderlY development and improvement of surrounding vacant proper!)!. The vacant land surrounding the property was planned as highway business / commercial space. This proposed structure/property was planned and design with the overall development to have this relation with the surrounding vacant properties. The proposal does not affect the future development, as the building square footages, circulation and parking were planned as whole unit. With no vacant land in the surrounding property outside of the development, the Zero Lot Line CUP request will not impede the normal and orderly development and improvement of surrounding vacant property. 4. Will be seroed adequatelY fry and will not adverselY tiffect essential public facilities and seroices including streets, police and fire protection, drainage, rifuse disposal, water and sewer !)lstems, parks and schools; and will not, in particular, create trciffic congestion or inteiference with trciffic on aq,jacent and neighboring public thoroughfares. . The development and its infrastructure are designed to the requirements required by the city in order to protect these public facilities. The storm water structures were sized to handle all of the drainage from this development and from the impervious surfaces created by current and future projects based on the approved Preliminary Plat. Traffic engineering was completed that addressed vehicular circulation and the public roads were designed and built/ realigned to accommodate the traffic to serve this area. The Zero Lot Line CUP request has no affect on these essential public facilities and services. 5. Will not involve uses, activities, processes, materials, equipment and conditions of operation that will be detrimental to af!Y persons or proper!)! because of excessive trciffic, noise, smoke, fumes, glare, odors, dust or vibrations. The approved master development plan addressed the issues of building orientation and landscaping as part of the CUP & PUD review. The Zero Lot Line is not a use and does not involve these concerns. 6. Will not result in the destruction, loss or damage of a natural, scenic or historic feature of mqjor importance. There are no natural, scenic or historic features of major importance on the subject property. The development and its infrastructure are designed to protect public facilities and prevent any destruction, loss or damage to surrounding properties. . 7. Will fullY complY with all other requirements of this Code, including af!Y applicable requirements and standards for the issuance of a license or permit to establish and operate the proposed use in the ciry. S:\PLANNING\Case Files\2006\CUP\CU 06-27 }Jdi's\CU 06-27_PC-3.doc Case File: CU 06-27 Page 5 . The Zero Lot Line CUP request will comply with all city regulations as well as requirements stated in the Elk Ridge PUD Agreement. In addition, any uses on the subject property will comply with all city ordinances, building codes and fIre codes. If denial of such a permit should occur, it shall accompany recommendations or determinations by fmdings or a report stating how the proposed use does not comply with the standards set forth in Section 30-654. In the review of the standards for CUP as outlined, the request is consistent with all of these standards. Site Plan Approval The PUD agreement states that via a public hearing all site plan requests need to be reviewed by the Planning Commission and approved by the City Cbuncil. This will be the review of the architecture as it pertains to the design standards, consistency of the building placement with the approved development, vehicular circulation, utilities and any other items related to the site. In this instance, the Site Plan approval does not require review of the use within the building, as it is a permitted use by both.the comprehensive plan and zoning classifIcation. Comprehensive Plan . During the public hearings at the previous meetings, there was a great deal of discussion regarding the Comprehensive Plan as it relates to the subject property. The City Council, on February 9, 2004, approved a Land Use Amendment of Oudot A of Brentwood and Lots 3 and 4, Block 3, of Ridgewood East 3rd Addition (to be known as Elk Ridge Center). This amendment to the Comprehensive Plan placed the aforementioned properties into a Highway Business land use. This was further supported by the adoption of the current comprehensive plan which was adopted by the City Council on August 16, 2004. As stated in the fust paragraph of the Highway Business section of the Comprehensive Plan, "The Highway Business land use is the most intensive form of commercial development in Elk River. Businesses in this category may be the largest both in terms of size and trafflc generation." The Highway Business section further states, "Examples of Highway Business uses include discount retailers, grocery and general merchandise." The proposed use (which is not what is being reviewed) is a Permitted Use, is in a Land Use designation that anticipates larger uses both in size and traffIc demands and is listed as examples of uses in the Comprehensive Plan. Development Plan . On February 9, 2004 the City Council approved the Development Plan for Elk Ridge Center (attached as Exhibit A) which was part of a PUD and CUP request. That plan consisted of six buildings (excluding US Bank) with 94,105 square feet of total building space. They were divided as follows: S:\PLANNING\Case Files\2006\CUP\CU 06-27 Aldi's\CU 06-27]C-3.doc . . . Case File: CU 06-27 Page 6 . 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 . Bank. . .6.000 sq. ft. Commercial On November 21,2005 the City Council approved an amendment to the Development Plan and PUD (attached as Exhibit B). That plan consists of six buildings (excluding US Bank) with 93,858 square feet of building space. They are divided as follows: . Lot 1.. .4,500 sq. ft. retail building (pearl Vision was built at 5,720 sqft which is 1,220 sq. ft. larger than what was on the Development Plan) . Lot 2.. .18,600 sq. ft. retail building + restaurant (Received approval on Nov. 21, 2005 for a 18,600 sq. ft. building) . Lot 6.. .47,562 sq. ft. retail building (Subject Property) . Lot 7.. .10,560 sq. ft. day care/school building (New Horizon Day Care was built at 10,560) . Lot 8...7,336 sq. ft. Class I restaurant . Lot 9. . .5,300 sq. ft. Class I restaurant ~ots 3, 4 &5 are storm water ponds) . Bank.. . Received approval on November 22,2004 for a 2,940 square foot bank (with a future addition of 3,060 sq.ft.) The amendment resulted in 247 square feet less of building space than the original approval. The design guidelines and uses did not change. Lot 1 Lot 2 Lot 6 Lot 7 Lot 8 Lot 9 Square Footages of Development Plan Approved on 11/21/2005 4,500 18,600 47,562 10,560 7,336 5,300 Square Footages that Received Approval by the City Council 5,720 18,600 16,224* 10,560 N/A N/A Built Yes Pearl Vision No Multi-tenant Bldg No Subject Property Yes Daycare *curre:ntly being revi=ed S:\PLANNING\Case Files\2006\CUP\CU 06-27 Aldi's\CU 06-27]C-3.doc Case File: CU 06-27 Page 7 . (The italicized text is from the Approved Development Design Standards) Site Plan The proposed 16,224 sqft building is being proposed as the first structure in a larger multi-tenant structure. The approved development plan did include a 47,562 sqft multi-tenant structure in the location of this proposal. With the current proposal, this will leave 31,338 square feet of space available for future tenants. (The approved 5,720 square foot Pearl Vision building was on an approved PUD site allowing for a 4,500 square foot building. As part of that approval April 17, 2006, 1,220 square feet would be removed from the remaining unbuilt buildings. 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.) All four sides of the building are similar in design with Concrete Masonry Units (CMU), brick, Exterior Insulated Finish System (EIFS) and wood. A.1.3 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. B.2.1 Fenestration, prqjecting bqys and all other architectural features shall be coordinated on all sides oj the building. Integrating architectural elements around the building will enhance it as a whole and should augment the architectural character oj the building. The same architectural features are carried out on all four sides of the design with an emphasis on the entrance. Building entry areas should be enhanced with such features as canopies, timber pergolas and natural or cultured stone wainscot. The Planning Commission suggested additional wood at the entrance and the extension of the trellis along the walk. Both of these were completed. . Building Design The North Woods Theme ojElk Ridge Center has been irifluenced ry related architectural traditions including Crciftsman, Arts & Crcifts and the architecture in our State Parks. The elements common to these sryles are shallow Pitched roofs, deep broad eaves, multiple casement windows, stone or rough foundation walls, qualiry wood and masonry exterior finishes and wide trellised verandas to draw nature close. (page 3) The overall building design is an "L" shape structure with various gable roof elements. The wall treatments consist of an approximately lO-foot high masonry base and the remainder of the wall in an EIFS treatment. Make the base oj the structure strong to express solidiry and mass. B.1.5 Each building shall have a well- designed base, middle and top. Architectural detailing or a change oj materials or color at the ground level mqy be used to create the base. The different parts oj a building's farade shall be emphasized ry use oj color, mTangement oj farade elements, or a change oj materials. The use of color and change in materials is utilized with the material and color choices, which are dark textured at the base and lighter at the top. These techniques express the solidity and make the base prominent. The Planning Commission suggested the columns be flared out more, which has been done. . B.7.3 Buildings at corners can have special rooj shapes in order to emphasize their corner location. This references entire building at comers, yet this proposal takes this concept into account by having all of the comers, including the entrance comer, proposed with gable roof structures and exposed timbers S:\PLANNING\Case Files\2006\CUP\CU 06-27 Aldi's\CU 06-27]C-3.doc Ca.,e File: CU 06-27 Page 8 . which draw attention to them. These comer elements break the mass of the structure down to a pedestrian scale, as requested by the Planning Commission. Facades B.t.2 Facades facingpedestrian zones shall be proportioned to human scale. The facades of the proposed design, that engage a pedestrian, use techniques such as flared columns, pilasters or piers and change in texture and masonry pattern. These (B.2.t) Patterns and rf?ythms in the fafade if the building created with recessed windows, columns, ledges, changes if materials, and other architectural features further reduce the scale of a building this size. B.t.6 No wall that faces a street or connectingpedestrian walkwqy shall have a blank, unintetTUpted length exceeding thirry (30) feet without including architectural features such as columns, ribs, pilasters or piers, changes in plane, changes in texture or masonry pattern, or an equivalent element that subdivides the wall into human scale proportions. There is no wall greater than 30-feet in length that does not have a change in material, texture and architectural elements. B.2.9 Building walls if more than one material shall change materials along horizontal lines. The horizontal wall treatments consist of an approximately three foot high rockface CMU. There is then a single course of smooth faced CMU separating the rockface CMU from the brick. The brick then terminates at the top of the windows. The top of the brick is capped with three courses of rockface CMU. The remainder of the walls is finished in EIFS. All three of these materials are approved materials and are shown on all elevations (see elevations drawing A4.0). B.6.6 The Exterior color treatment is continuous on all elevations. . B.6.t Using subtle yet rich colors rather than intense, bright colors is in keeping with the North Woods Theme. Colors should be harmonious with those colors found on acfjacent buildings and the environment. The proposed color scheme is in a palette that is consistent with the previously approved buildings. B.6.2 Color can be used to impact the scale if a building ly highlighting various architectural elements. The dark rockface CMU base grounds the building visually and minimizes the mass of the building. Because storifront windows along pedestrian sidewalks are encouraged, all four elevations are utilizing vision glass and spandrel glass "windows". B.5.t Clear, transparent or translucent windows should be used for all ground floor retail uses. No riflective glass is allowed. The two western windows on the north elevation are proposed as aluminum frames with black EFIS since the exterior wall will become an interior wall in the near future. Staff supports this temporary window treatment. Entrance . B.t.t Prominent Entrances Required - Each primary building on a site, regardless if size, shall have clearlY-defined, highlY-visible customer entrances with features such as the following: Canopies or porticos, Overhangs, Recesses/projections, Arcades or per;golas, Raised corniced parapets over the door, Peaked roif forms, Arches, Outdoor patios, Displqy windows, Architectural detail such as tile work and moldings integrated into the building structure and design, Integral planters or wing walls that incotporate landscaped areas S:\PLANNING\Case Files\2006\CUP\CU 06-27 Aldi's\CU 06-27]C-3.doc Case File: CU 06-27 Page 9 . and/ or places for sitting. The entrance is clearly defined and is the tallest element of the design. The roofing on the entrance structure will be metal standing seam which is appropriate for commercial buildings (B.7.10). Make vertical structure oversized to convry a sense ifpermanence and to appearmas.rive enough to support the snow loads. The masonry columns at the entrance area are flared downward and further express the solid grounded look. The entrance draws from the pictorial examples Challenge, D, E, F, G, Land M. Roof Lines . ~-___ Although, (B. 7.1) flat roofs behind a parapet are!JjJical in the larger retail structures, this larger retail structure introduces Pitched gabled roofs that are !JjJical if a more residential scale. To break up the continuous horizontal line of the building, (B.1.2) a distinctive cornice can be used to emphasize a varied roofline. Classic cornice designs are discouraged B.1.4 A varied roofline should be a strong design element because it adds interest to a building's silhouette. B.1.5 Variations in rooflines can include gables, dormers and well-defined parapets. Offsets in the roofline break up the mass if the roif and are encouraged. A classic cornice is not being proposed. The proposed roof lines, with the gable elements, are varied on all sides which breaks up the flat roof of the retail structure and add visual interest while provide the interesting silhouette suggested. There is further interest and pedestrian scale by exposing and celebrating structural elements such as bracket and trusses. B.2.9 Exposed rcifter tails, brackets, or other visible architectural elements to enhance design are carried out on all of the gable roof elements around the building and the eaves are visiblY supported i?Y exposed rcifter ends, braces or brackets. Service/loading areas Approved with the 11/21/2005 development plan was a service lane around the building and loading areas on the west side. A.4.1 S mice, loading and storage areas should be located out if view if the primary pedestrian areas, and be screened with .fences or landscaping. Where .feasible, service access and loading areas should be accessible from parking lots located at the rear if buildings. The proposed request is utilizing the circulation pattern on the development plan for its loading area at the rear of the buildings, out of view of the primary pedestrian areas. A.4.2 All service and loading areas shall be screened from acfjacent residential uses i?Y means if architectural treatments or walls constructed if the same materials used in the building thry serve. The building design incorporates an 11'-4" high masonry screen wall to screen the loading area. This screen wall will be constructed of the same materials used in the building. The upper portion of a tractor and a short length of the trailer would extend in front of the wall (see drawing 3 on the elevations). B.2.6 Loading docks shall be screened so as not to be visible from the street. While the design does screen the loading dock, no design technique will fully screen a tractor trailer, which is depicted in the approved development plan. . A.4.3 When not provided i?Y other structures, each commercial building shall have a screened service yard enclosing garbage, rerycling, and trash containers, landscape debris, outdoor maintenance equipment and so forth. Service yards must be screened from view if other buildings or roadwqys. Chain link enclosures are prohibited. Minimum height 6 .feet. The garbage, recycling, and trash area is screened with an 11'-4" wall which exceeds the height S:\pLANNING\Case FiIes\2006\CUP\CU 06-27 Aldi's\CU 06-27_PC-3.doc Case File: CU 06-27 Page 10 . requirement and will be constructed of the same materials used in the building. The garbage, recycling, and trash containers are located in the loading area behind the screen wall. The "line of sight study exhibit" labeled EX.1 shows the site lines from various areas around the site and from Irving Street. A.4.4 All rorif-mounted equipment shall be screened behind parapets or fry other means so that thry are not visible from atry of the acfjacent streets. A.4.5 All exterior elements ofheating and/ or cooling .rystems must be screened from the view of neighboring building sites and roadwqys and must be constructed to reduce noise transmission to acceptable levels at acfjoiningproperties. Materials to screen around HVAC .rystems shall match or complement acfjacent building materials. B.7.8 Rorif-mounted mechanical equipment shall be concealed from public view on all sides fry screening in a manner consistent with the character of the building. All roof-mounted equipment is screened from the view except at the locations of G&H. The applicant will be willing to screen the units from those locations with wooden screening if it is deemed necessary by the Planning Commission and the City Council. B.t.3 The sidewalk in front of a building shall be designed with elements that create a pedestrian friendlY environment. Design elements shall be used to visuallY reduce the mass of the building. The location and height of buildings, awnings and canopies, trees, and parking all contribute to the pedestrian's sense of comfort while on the sidewalk. Along the east fa<;ade, the design proposal includes trellises, awnings, benches and planters to enhance the sidewalk experience as a pedestrian would travel from this building to the future additions of the building. Also helping reduce the mass of the structure is enhanced comer elements. This area is enhanced fry wide sidewalks with generous planting beds, pedestrian scale lighting and other site amenities. Site Amenities . Parking/Landscaping A.2.t Parking lot designs should provide for the necessary parking spaces and related landscaping and pedestrian access. The requirement is for 82 stalls. The proposed plan shows 90 parking stalls within the property line, of those 17 are shared with Pearl Vision for a net of 73 stalls. However, there are an additional 11 stalls that are physically connected to the subject property on the east side, resulting in a net of 84 stalls. There is a reciprocal easement and operating agreement that ensures the sharing of parking. A.2.2 Trees, shrubs and ground covers shall be used in islands to break up large expanses of paving. The parking lot is broken up by curbed islands with landscaping and there are walkways separating the parking from the building. A.2.3 Parking areas should be separated from buildings fry either walkwqys or landscaped strips, preferablY both. Eight additional trees are being proposed between Irving Street and the loading area. A.4.t Seroice, loading and storage areas should be located out of view of the primary pedestrian areas, and be screened with fences or landscaping. The landscaping is consistent with the approved overall landscape plan. . S:\PLANNING\Case Files\2006\CUP\CU 06-27 Aldi's\CU 06-27]C-3.doc . . . Case File: CU 06-27 Page 11 Shopping carts will be stored in a cart corral that is fully integrated to the building and will not be in the parking area. The proposed cart corral is located at the store's entrance and is enclosed by a brick and glass wall that blends in with the rest of the building. Lighting Although lighting is shown on the flared downward columns at the entrance, it is not indicated what type they will be. B.9.3 All exterior fixtures must have downward-directed light sources (full cut-o.ff). B.9.1 lighting can be used to accentuate columns. Lighting shall comply with the design standards and City ordinances. Sign age B.8.3 Businesses shall be allowed a minimum if one (1) and a maximum if three (3) wall signs per building - onlY one (1) wall sign is allowed per fa{ade. One (1) prqjecting sign is allowed. B.8.4 Wall Signs: Maximum sign size shall be 5% if thefacade to which the sign is affixed. Two wall mounted signs at 46.35 square feet are shown on the elevations. The east elevation is 3,013.3 square feet in size and the sign is 1.54% of that area. The south elevation is 1996.8 square feet in size and the sign is 2.33% of that area. Each sign meets the design guidelines for size. No projecting signs are being proposed, but the guidelines state B.8.6 Projecting Signs: Maximum sign area shall be 6 square feet. Distance from the lower edge if the signboard to the ground shall be a minimum if 7 feet. All signage will require a sign permit and be required to meet the requirements of the Elk Ridge Center Design Guidelines. Summary of Building Design In summary of the design, the building is compatible with the development by respecting established patterns of building orientation, style, massing, height and scale to those that have been already approved/built. The proposal utilizes complementary architectural features and materials. It also implements design elements and features include building heights, architectural style, building form, rhythm of details, materials, textures and color. Grading/Drainage Grading, drainage and utilities are addressed in the City Engineers memorandum dated December 7, 2006. Recommendation The location of the proposal is consistent with the Development Plan, the use is a Permitted Use in Planned Unit Development Agreement, the use is consistent with the Comprehensive Plan, the building design meets the Elk Ridge Center Development Design Standards and the Landscaping is consistent with the Development Plan. The Zero Lot Line Development complies with the standards set forth in Section 30-654. S:\PLANNING\Case Files\2006\CUP\CU 06-27 Aldi's\CU 06-27_PC-3.doc . . . Case File: CU 06-27 Page 12 Staff recommends the Planning Commission recommend approval of the Conditional Use Permit for a Zero Lot Line Development, as indicated on the drawings dated received Feb. 7,2007 based on the following reason: 1. The request is consistent with all of the standards required to issue a Conditional Use Permit and with the following conditions: 1. All comments of the City Engineer shall be addressed dated December 7, 2006. 2. The building shall meet all applicable building codes. 3. The building shall meet all applicable fire codes 4. Lighting shall comply with the Elk Ridge Center Development Design Standards. 5. All concrete masonry units shall be integrally colored. 6. All signage shall require a sign permit and be required to meet the requirements of the Elk Ridge Center Design Guidelines. 7. The final plat shall be recorded before any permits will be issued or site work can begin. . 8. No outdoor display/storage shall be allowed on site. 9. Building material styles and colors shall be provided at or prior to the February 20, 2007 City Council meeting. 10. Lighting shall comply with the design standards and exhibits indicating locations on the building and on the site shall be provided to staff to include in the Memorandum for the February 20,2007 City Council meeting. 11. The remaining square footage of buildings within the approved PUD shall be reduced by 1,220 square feet. 12. A letter of credit, in the amount of $50,000, shall be provided covering on site improvements for Lot 1 Block 1 Elk Ridge Center 4th prior to issuing the grading or building permits. Respectfully Submitted Chris Leeseberg Park Planner / Planner S:\PLANNING\Case Files\2006\CUP\CU 06-27 Aldi's\CU 06-27]C-3.doc R if Nf-r- lIT 0 -C 17 \ ~ I r IT 1JBTH ~f-", NW ~===J \ \~ ~ -/ . 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I I HILuSIDE ,.--'~ST h ':\ \ RO :; SING \\\Vv' 0: C ruTH \)~~ ~\\\ \\ \ SO r~~~~~ Ji~~l~SIi \ ~\\\ ~EP.~1i'f~ ~'\\ ~ .~ ;R C> (I~Y ~ 1\ 98TH ~ c,~C ~ ill ::J ..A <( "V~ A VENUE \ ~~ ..: ~ N !Of Location Map EI _____ River' Case Number: CU 06-27 7040 lakeland Partners r ;// / I / I I I. . I~'. . .I.~ . /- . . , ' , MEMORANDUM SUBJECT: Aldi's Site Plan File #226-ISOP As requested, we have reviewed the revised submittal for the Aldi's store to be located in Elk Ridge Center 4th Addition. Based on our review we would offer the following comments: 1. The site plan has been revised in response to our previous discussion with the developers to improve the traffic flow in and around the proposed Aldi's site. 2. Sheet Ui - Utility Plan, shows an extension from an 8-inch sanitary sewer stub with a 45-degree bend to a new manhole with two 6-inch services coming out of it. This is an unacceptable design. 45-degree bends are not allowed in sewer lines nor are sewer services allowed to come into manhole structures. 3. The cleanout shown in the sanitary sewer line to the Aldi's site should be changed to a sampling manhole, 48 inches in diameter. 4. There is concern regarding the extremely long water service. There is approximat~ly 450 feet of 8 and 6-inch watermain leading from the main line to the rear of the Aldi's facility. This has significant potential for undesirable quality of water to serve the Aldi's facility. 5. The Fire Chief has approved the hydrant location on the east side of the proposed store. A drainage and utility easement over the 8-inch watermain leading up to and including the hydrant needs to be provided, since waterlines with hydrant lines on are considered public, so that the Elk River Municipal Utilities can operate and maintain the hydrant. 6. The proposed final plat for Elk. Ridge Center 4th Addition has been revised to accommodate the proposed Aldi's layout. The above-discussed drainage and utility easement for the watermain and hydrant should be included on the final plat. If you have any questions regarding any of these comments, please contact me. S:\PLANNING\Case Files\2006\CUP\CU 06-27 Aldi's\12 07 06 Engr's memo.doc . Conditional Use Permit Application Narrative Elk Ridge Center Phase 4 7040 Lakeland Partners, LLC, proposes work in the existing Outlot A, Elk Ridge Center Second Addition. This existing development was intended to include a series of connected retail buildings. At this time, we propose to plat a lot for construction and lease to a small, specialty grocery store. The hours of operation are planned to be Monday through Saturday, 9:00 a.m. to 8:00 p.m. and Sunday 10:00 a.m. to 6:00 p.m. The store is expected to have a total of 8 to 12 employees. The proposed plan shows 84 parking stalls on the lease parcel, in compliance with the number needed for a 16,634 SF building. In addition to the parking stalls on the parcel to be platted, there are shared or joint parking opportunities with the neighboring businesses, both existing and future. There is a reciprocal easement and operating agreement that ensures the sharing of parking. A brick wall, 7' -4" high, will screen the loading dock area. This screen wall is intended to blend in with the rest of the building. The dumpster will be screened by this brick wall as well as by a metal gate. . The proposed building materials will follow the design standards created for the Elk Ridge Center Development and are consistent with the proposed North Woods theme. The building materials will include brick, stone, EIFS and rock faced concrete block for the wall surfaces. Standing seam metal is proposed for the roofmg at the store entrance. Two wall mounted signs, 6' -4" wide by 7' -6" high, are proposed for the store. The store's logo will also be located in the development's monument signs. Shopping carts will be stored in a cart corral that is fully integrated to the building. The cart corral is next to the store's entrance and is enclosed by a brick and glass wall that is intended to blend in with the rest of the building. Site improvements such as rough grading and some utility work were completed for this project during the Elk Ridge Second Addition work. Fine grading and utility connections are proposed as a part ofthis project. Our request is for conditional use approval in perpituity. The site will require a zero setback to the north, where future buildings are intended to be constructed attached to this structure. This is the basis of our request. The proposed grocer is compatible with the other retail and service-oriented business already in the surrounding development. There are currently a vision care store, a child care service, and a bank within the Elk Ridge Center development. . !i~MgF.~ W JAN 1 2 l007 . 9700 63rd avenue north suite 200 maple grove,mn 55369 P 763.383.1100 F 763.383.1800 HEMPELp r 0 per tie s . com January 10,2007 Mr. Chris Leeseberg Park Planner I Planner City of Elk River 13065 Orono Parkway Elk River, MN 55330 RE: 7040 Lakeland Partners, LLC Dear Mr. Leeseberg: This letter shall serve as our agreement to extend our Conditional Use Permit application (CU 06-27) and the Final Plat (P 06-17) application to February 21,2007, based on the following understanding: . The two items above will be added to the Workshop Session Agenda on January 23rd with the Planning Commission to discuss the design standards interpretation. Following the W orksh~ Session, the application will be on the Planning Commission Agenda on February 13 and there will not be a public hearing. The approval will then move forward to City Council on February 20th for action. Please contact me if you have any questions. Thank you. . ! . . . JAN 2 5 l007 Fredrilcson .::::{{~~:~~~~~ January 25,2007 VIA MESSENGER Mayor Stephanie Klinzing City of Elk River 13065 Orono Parkway Elk River, MN 55330 Re: Elk Ridge Center - Fourth Addition (the "Property") Dear Ms. Klinzing: Fredrikson & Byron, P.A. represents 7040 Lakeland Partners LLC regarding the above- referenced Property. Our client has requested City approval to construct an Aldi Foods Store on the Property. The proposed grocery store is a permitted use under the Planned Unit Development Agreement for Elk Ridge Center. In an email from the City's planner for this project to my client, the City requested contact information for my client's contacts with Aldi, Inc. because "the City Council directed stafflast night to compose a letter expressing the Council's desires to see the Aldi store located somewhere else within the city." My client has a signed lease with Aldi. The City's efforts to persuade Aldi to construct its store in a location other than on my client's Property are improper and constitute a tortuous interference with contract. Based upon the public hearings on my client's application to date, any opposition to my client's application have focused upon the concerns of a few citizens that an Aldi's store is not a "desirable" use in this location. My client's application has already been substantially delayed as a result of these concerns. Given that a grocery store is a permitted use for the Property, any Attorneys & Advisors main 612.492.7000 fax 612.492.7077 www.fredlaw.com Fredrikson & Byron, P.A. 200 South Sixth Street, Suite 4000 Minneapolis, Minnesota 55402-1425 MEMBER OF THE WORLD SERVICES GROUP OFFICES A WorldWide Network of ProfesslO"nij/ Service Providers Minneapolis, London, & Monterrey, Mexico / I ! . . . ; 7 Mayor Stephanie Klinzing January 25,2007 Page 2 further delay or denial of my client's application would give rise to a claim against the City for a writ of mandamus and/or damages. My client's desire is to have its application approved and to not be forced to assert these claims. ye~. truly yours, . ~ ^\ j~ {osejh G. Springer lA~eJrney-at-law lL_ Direct Dial: 612.492.7168 Email: jspringer(a).fredlaw.com cc: 7040 Lakeland Partners, LLC Lori Johnson-City Administrator Peter Beck, Esq.-City Attorney Chris Leeseberg-Planner for City of Elk River Jilt d Izl~ jil! i;;i sa -J" w: 0." ~: w. :1:: .. 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