6.3.A. SR 02-20-2007
City of Elk River
REQUEST FOR CITY COUNCIL ACTION
Agenda Section Meeting Date
Plannin Februa 20,2007
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
Item Number
6.3.A.
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
. Renderings
. Original Development Plan (Exhibit A)
. Approved Amended Development Plan (Exhibit B)
. Plan Drawings Dated Received Feb 7, 2007
. Site Line Diagram
Action Requested
Staff and the Planning Commission recommend the City Council approve the Conditional Use Permit for
the Zero Lot Line Development request. Staff and the Planning Commission recommend the City
Council approve the site plan that is being reviewed as part of the Conditional Use Permit application.
City Council Action
Motion by _
Second by _
Vote
Follow Up
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location: Elk Ridge Center
Zoning:
Adjacent
Zoning:
PUD
land Use:
Adjacent
land Use:
HB - Highway Bus
N - RR (Rural Res)
E-HB
S - UR (Urban Res)
W-RR
N - Rla (Single Fam Res)
E-PUD
S - PUD
W - Ria
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 Agreement dated tune 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:
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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 if 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, it!Jure or detrimentallY qiftct the use and e,!jqyment if other proper!J in the immediate
viciniry or the public health, sqfery, morals, comforl, 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.
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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 if surrounding vacant properry.
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 sef7}ed adequatelY ry and will not adverselY qffect essential public facilities and services including
streets, police and fire protection, drainage, refuse disposal, water and sewer !)Istems, parks and schools; and
will not, in particular, create trciffic congestion or inteiference with trciffic on a4facent 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 if operation that will be
detrimental to a1ry persons or properry because if 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 if a natural, scenic or historic ftature if mqfor 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 if this Code, including a1ry applicable requirements and
standards for the issuance if a license or permit to establish and operate the proposed use in the ciry.
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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
fIndings 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 CounciL 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 fIrst 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 traffIc 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:
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. 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
(lots 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.
Square Footages of Square Footages
Development Plan that Received
Approved on Approval by the
11/21/2005 City Council Built
Loti Yes Pearl Vision
Lot 2 18,600 18,600 No Multi-tenant Bldg
Lot 6 47.)562 16,224* No 31)338 future
Lot 7 10,560 10,560 Yes Daycare
Lot 8 7,336 N/A
Lot 9 5,300 N/A
Bank 6)000 2)940 Yes 3)060 future
*currently being remel.ved
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(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.)
Building Design
The North Woods Theme of Elk Ridge Center has been itifluenced ry related architectural traditions including
Crciftsma.n, 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 exten"or finishes and wide trellised verandas to draw nature close. (page 3)
All four sides of the building are similar in design with Concrete Masonry Units (CMU), brick,
Exterior Insulated Finish System (EIFS) and wood. A.I.3 Development that is visible from or arfjacent to
roads, open space and residential areas shall have well designed facades on all sides. This is considered a "360 degree"
design treatment. B.2.7 Fenestration, prqjecting bqys and all other architectural features shall be coordinated on all
sides of the building. Integrating architectural elements around the building will enhance it as a whole and should
augment the architectural character of 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 per;golas 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.
The overall building design is an "L" shape structure with various gable roof elements. The wall
treatments consist of an approximately 10-foot high masonry base and the remainder of the wall in
an EIFS treatment. Make the base of the stmcture strong to
express solidiry and mass. B.I.5 Each building shall have a well-
designed base, middle and top. Architectural detailing or a change
of maten"als or color at the ground level mqy be used to create the
base. The different parts of abuilding's fafade shall be emphasized
fry use of color, arrangement of fafade elements, or a change of
maten"als. 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 roof 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
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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.1.2 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.2.1) Patterns and rfDithms 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.1.6 No wall that faces a street or connecting pedestrian walkwqy shall have a blank, uninte177lpted length exceeding
thirry PO) feet without including architectural features such as columns, ribs, Pilasters or piers, changes in plane,
changes in texture or maJ'011ry 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
treatmen~s 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.6.1 Using subtle yet rich colors rather than intense, bright colors is in keeping with the North Woods Theme.
Colors should be hatmonious with those colors found on acjjacent 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 ry highlighting various architectural elements. The dark rockface CMU
base grounds the building visually ~nd minimizes the mass of the building.
Because storefront windows along pedestrian sidewalks are encouraged, all four elevations are utilizing vision
glass and spandrel glass "windows". B.5.1 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.1.1 Prominent Entrances Required - Each primary building on
a site, regardless if size, shall have clearfy-difined, highfy-visible
customer entrances with features such as the following: CanoPies or
porticos, Overhangs, Recesses/ prqjections, 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 inc01porate landscaped areas
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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 strncture oversized to convry a sense ofpermanence and to appear massive 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,LandM.
Roof Unes
Although, (B. 7.1) flat roofs behind a parapet are rypical in the lar;ger
retail strnctures, this larger retail structure introduces. Pitched
gabled roofs that are typical of a more residential scale. To break up
the continuous horizontal line of the building, (B.1.2) a
distinctive cornice can be uJed to emphasize a varied roo/line. Classic
cornice designs are discouraged. B.1A A varied roofline should be a
--~ FIGURE-C 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 of the roof 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
strnctural elements such as bracket and trnsses. 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 0'
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 Service, loading and storage areas should be located out of view if the
primary pedestrian areas, and be screened with finces or landscaping. Where fiasible,. service access and loading areas
should be accessible from parking lots located at the rear of 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. AA.2 All service and loading areas shall be screened from acfjacent
residential uses 0' means of architectural treatments or walls constrncted of the same materials used in the building thry
se17Je. 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.
AA.3 When not provided 0' other strnctures, each commercial building shall have a screened se17Jice yard enclosing
garbage, rerycling, and trash containers, landscape debris, outdoor maintenance equipment and so forth. Service yards
must be screened from view of other buildings or roadwqys. Chain link enclosures are prohibited. Minimum height 6
fiet. The garbage, recycling, and trash area is screened with an 11'-4" wall which exceeds the height
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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 roof-mounted equipment shall be screened behind parapets or fry other means
so that they are not visible from a'!)' of the acfjacent streets. A.4.5 All exterior elements of heating and/ or cooling
.rystems must be screened from the view of neighboring building sites and roadwc!ys and must be constructed to reduce
noise transmission to acceptable levels at acfjoiningproperties. Materials to screen around HV AC .rystems shall match
or complement acfjacent building materials. B. 7. 8 Roof-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 Planning Commission
recommended a condition that required the equipment be screened from G&H.
Site Amenities
B.t.3 The sidewalk in front of a building shall be designed
with elements that create a pedestrian friendfy environment.
Design elements shall be used to visualfy 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 fac;: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.
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 lat;ge 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 walkwc!ys or
landscaped strips, priferabfy both.
Eight additional trees are being proposed between Irving Street and the loading area. A.4.t Service,
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.
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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-off). 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 of one (1) and a maximum of three (3) wall signs per building - onlY
one (1) wall sign is allowed per fafade. One (1) projecting sign is allowed. B.8.4 Wall Signs: Maximum sign size
shall be 5% of the facade to which the sign is ciffixed. 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 Prqjecting Signs: Maximum sign
area shall be 6 square feet. Distance from the lower edge of the signboard to the ground shall be a minimum of 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.
Public Hearings
A public hearing was held December 12, 2006 and January 9,2007. In addition, the public had a
chance to speak at the January 23,2007 Planning Commission Workshop after the Planning
Commission closed the Public Hearing at its meeting on January 9, 2007.
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This is a summary of comments from the Public Hearings:
o Aesthetics
o Saturation of Grocery Stores
o Residents were misled regarding proposed uses in the development
o Truck noise
o Development affecting ability to sell home
o Aldi's not wanted here
o Development undesirable overall
Most of the concerns of the residents were directed at the development itself and with the use
within the proposed building. Staff and the Planning Commission did state to the residents that the
development and all the permitted, accessory and conditional uses associated with the development,
as well as the development, have been approved. It was also stated that the request being reviewed
is a Conditional Use Permit for a Zero Lot Line Development. The development as a whole or the
uses cannot be reviewed as they have been approved by the City CounciL
Planning Commission Action
The Planning Commission unanimously recommended approval of the request. They had stated
they were pleased that the applicant heard what was asked for at the workshop meeting and they
liked the outcome of the design.
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.
Staff and the Planning Commission recommend the City Council approve 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.
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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 coveringon site
improvements for Lot 1 Block 1 Elk Ridge Center 4th prior to issuing the grading or
building permits.
13. All roof top units shall be screened from view from any adjacent street.
Respectfully Submitted
Chris Leeseberg
Park Planner / Planner
S:\PLANNING\Case Files\2006\CUP\CU 06-27 AIdi's\CU 06-27_CC.doc
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Case Number: CU 06-27 7040 Lakeland Partners
, .
MEMORANDUM
SUBJECT: Aldi's Site Plan
File #226-ISOP
As requested, we have reviewed the revised submittal for the AIdi'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 AIdi'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 AIdi'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 approximately 450
feet of 8 and 6-inch watermain leading from the main line to the rear of the AIdi's
facility. This has significant potential for undesirable quality of water to serve the AIdi'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 AIdi'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 of8 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 roofing 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 of this 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.
H~M.P.F.~W
JAN 1 2 2007
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 D se Permit application
(CD 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
.............-....;~
........... 't' .
................... . .
...................
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 emailfrom 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 AIdi store located
somewhere else within the city." My client has a signed lease with Aldi. The City's efforts to
persuade AIdi 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
MEMBER OF THE WORLD SERVICES GROUP
A WorldWide Network of ProfeSSional Service Providers
Fredrikson & Byron, P.A.
200 South Sixth Street, Suite 4000
Minneapolis, Minnesota
55402-1425
OFFICES
Minneapolis, London, & Monterrey, Mexico
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.
(2\Y yourn.
~~
j~sefh G. Springer
lA~orney-at-law
Lt.
Direct Dial: 612.492.7168
Email: jspringer(@.fredlaw.com
cc: 7040 Lakeland Partners, LLC
Lori Johnson-City Administrator
Peter Beck, Esq.-City Attorney
Chris Leeseberg-Planner for City of Elk River
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