5.6. SR 01-16-1995
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ITEM 5.6.
MEMORANDUM
FROM:
PLANNING COMMISSION
STEVEN B. ACH, CITY PLANNER~a..--
TO:
DATE:
JANUARY 24, 1995
SUBJECT: CONDITIONAL USE PERMIT
REQUEST BY RIVER WOODS
DEVELOPMENT CORPORATION,
PUBLtC HEARING CASE NO.
CU 94-40
REQUEST
River Woods Development Corporation is requesting a Conditional Use
Permit to construct a 19,000 square foot convenience center, along with a
. zero lot line development for a shared driveway.
LOCATION
The southwest corner of Highway 10 and Joplin Street extension (directly
west of the Cenex Station).
ZONINGILAND USE
BP (Business Park) / LI (Light Industrial)
ATTACHMENTS
Location Map, Zoning Map, Land Use Plan Map, Memo from Terry Maurer
dated 1/19/95, development plans.
OVERVIEW
.
The business park zoning district was originally designed primarily for light
industrial and office warehouse type businesses. In addition, a certain
amount of commercial that would be accessory to the business park was also
allowed as a conditional use. The proposed convenience center appears to fit
within the intent of the business park's commercial criteria.
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13065 Orono Parkway · P.O. Box 490. Elk River, MN 55330. (612) 441-7420. Fax: (612) 441-7425
Memo to Planning Commission
January 24, 1995
Page 2
. ANALYSIS
The Planning Commission is directed to Section 900.12(15)(j) "Standard for
Retail Shops and Stores". This brief section identifies the guidelines for
approving a conditional use within the business park zoning district. Staff
believes the convenience center is the exact type of commercial that was
envisioned when drafting the business park zoning text. The convenience
center as a whole will include some service-type businesses (fuel/convenience,
dry cleaning), and others that will complement the business park
(restaurants).
As presented to the Planning Commission and City Council at previous
meetings, the ideal concept within the business park would be to have certain
commercial uses in close proximity to the intersections such Joplin and
Highway 10, and from there transition into more of the industrial-type uses
that fit within the business park. Once again, this proposed convenience
center, given its location and size falls within those locational guidelines.
ZERO LOT LINE DEVELOPMENT
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The application also includes a request for a zero lot line development for a
common driveway. The driveway would provide access to both the proposed
convenience center and the commercial lot to the west. The zero lot line
request has a benefit to both the City and developer. The common driveway
eliminates the need for the developer to provide setbacks along the side
property line, allowing more land within the lot to be utilized by building and
parking area. At the same time, the City gains some benefit by reducing the
number of curb cuts onto Business Park Drive and controlling access by way
of shared driveways. For the most part, landscaped areas are still provided
and the overall intent for required green space is not lost.
SITE PLAN REVIEW
The conditional use permit application has included a set of development
plans for the convenience center. The following comments are offered based
upon staffs review of the submitted plans. The developer has provided
revised plans dated 1/18/95 addressing some of the earlier comments,
however, the revised plans have also included some new elements such as the
car wash. These new elements have not been fully analyzed and therefore,
we will just have some general comments related to these new additions.
.
s:planning:pc:cu94-40
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Memo to Planning Commission
January 24, 1995
Page 3
A.
Parkine- and Circulation
1. Concrete curb and gutter should be used throughout the entire
parking area.
2. The right-in-only off of Joplin will need to have a design and
proper location as approved by the City Engineer.
3. The parking lot in the vicinity of where the right-in comes in off
of Joplin could use some additional traffic control (i.e.,
landscaped island).
4. The original plans showed a drive-up window on the west side of
the convenience center that raised several concerns by staff.
The revised plans appear to address several of those concerns by
providing separation between the drive aisle and drive-up lane,
additional stacking space and improving the exiting from the
drive-up lane into the drive aisle. This particular design may
need some additional slight modification, however, it appears to
function much better than originally presented.
5.
All traffic control islands within the parking lot shall be curbed
and landscaped. This will break up the large paved area with
some aesthetic design elements.
6. Site visibility triangles will have to be kept clear of signs
and landscaping to allow safe vehicular movement to occur on
site.
7. One of the new additions to the plan is a car wash behind the
convenience store. The location of this use may present some
traffic conflicts; as vehicles exit the car wash they will
immediately be in the drive aisle.
B. Landscapine-
1. The landscaping area behind the convenience center and along
Business Park Drive shall include earth berming and
landscaping to screen the service area behind the building.
2.
The landscaping plan does not include any overstory or
ornamental trees within the landscaped area along U.S.
Highway 10. It would be recommended that some of these
trees be included to provide balance throughout the site.
s:planning:pc:cu94-40
Memo to Planning Commission
January 24, 1995
Page 4
.
3.
Underground irrigation shall be provided throughout all
landscaped areas as set forth in the business park standards.
C. Pedestrian Circulation
1. It is recommended that a sidewalk connection be provided to
the interior parking area from the sidewalk along Joplin. This
will provide a convenient access for customers either biking or
walking from the residential area to the south to the
convenience center.
D. Refuse Collection
1. Each of the three trash enclosures proposed behind the
convenience center shall be screen with an enclosure
comprising of masonry materials that will complement those
included on the principal building.
2. Each of the enclosures shall be large enough to accommodate
the collection of recyclable materials.
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3.
The trash enclosure shall be incorporated into the landscape
plan to maximize the screening from Business Center Drive.
E. Buildine- Elevations
1. Additional information needs to be provided regarding the
specific materials planned to be used on the building.
F. Other Issues
1. Efforts should be made to buffer the appearance of any vent
pipes from the underground tanks.
2. Any grading within MnDOT right-of-way will require a permit.
This will need to be obtained prior to issuance of a building
permit.
G. Sirnae-e
1. A complete sign package will need to be submitted for review
and approval.
.
2.
Free-standing sign shall be a monument style and wall signs
consist of individual letters.
s:planning:pc:cu94-40
Memo to Planning Commission
January 24, 1995
Page 5
. RECOMMENDATION
It is recommended that the Planning Commission recommend approval of the
conditional use permit request to construct a 19,000 square foot convenience
center with the following conditions:
1. All of the comments contained in this memo dated 1/24/95 be included
in the revised plans and submitted for review prior to issuance of a
building permit.
2. All of the comments within Terry Maurer's memo dated 1/19/95 be
included in the revised set of plans.
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s:planning:pc:cu94-40
l'o\sn TIM; ENIa~EEIlS
1326 Energy Pork Drive
51. Paul, MN 55108
612-644-4389
1-800-888- 2923
Fox: 612-644-9446
CIVil ENGINEERING
ENVIRONMENTAL
MUNICIPAL
.LANNING
SOLID WASTE
STRUCTURAL
SURVEYING
TRAFFIC
TRANSPORT AnON
ELECTRICAl/MECHANICAL
ENGINEERING:
HVAC
POWER DISTRIBUTION
SCADA
SYSTEM CONTROLS
OFFICES IN:
.INNEAPOllS
PRIOR lAKE
ST. PAUL
. i
W ASECA
January 19, 1995
File: 230-259-11
Mr. Steve Ach
City Planner
City of Elk River
13065 Orono Parkway
P.O. Box 490
Elk River, MN 55330
RE: COUNTRY CROSSINGS BUSINESS CENTER PRELIMINARY PLAT
AND SHOPPING CENTER
Dear Mr. Ach:
As requested, we have reviewed the information submitted for the Country Crossings
Business Center preliminary plat and the shopping center proposed on Lot 1 Block 1. The
information we received relative to the plat consisted of a preliminary plat, Preliminary
Utility Plan, and Preliminary Grading Plan, all prepared by John Oliver and Associates,
and dated December 27, 1994. For the proposed shopping center, we received a
Preliminary Site and Utility Plan and Preliminary Grading Plan also prepared by John
Oliver and Associates, and dated December 27, 1994. In addition, we received a
Comprehensive Drainage Study for the area, again prepared by John Oliver and Associates,
dated December 23, 1994. Based on" our review of these documents, we would offer the
following comments:
A.
PRELIMINARY PLAT
The major issue concerning the preliminary plat is the alignment of Business Center
Drive and the right-of-way widths for the eastern portion of Business Center Drive
and the northern portion of Joplin Street. On the west end of Business Center
Drive, the right-of-way alignment intersects with the west plat boundary at a jog in
the MnDOT right-of-way. In other words, if the right-of-way were continued
westerly from the plat boundary, it would be partially within MnDOT right-of-way
because the right-of-way is wider west of this proposed plat. Therefore, we would
recommend that the alignment of Business Center Drive be brought slightly farther
to the south so that the north right-of-way line of Business Center Drive aligns with
the south right-of-way line of TH 10.
230/259-1905.jan
.
Mr. Steve Ach
January 19, 1995
Page Two
At the east end where Business Center Drive intersects with Joplin Street, there is
approximately 275 feet from the south TH 10 right-of-way to the centerline of
Business Center Drive. We believe that this distance is too short and would not
adequately allow for traffic movements along this section of Joplin Street.
Therefore, we would recommend that Business Center Drive be moved a minimum
of 50 feet south where it intersects Joplin Street, to increase distance between the
intersection of Business Center Drive and Joplin and the intersection of TH 10 and
Joplin.
An analysis undertaken by the City relative to road widths in this area would
indicate that Business Center Drive as it meets Joplin Street will be five lanes wide,
two lanes westbound and three lanes eastbound, requiring a minimum right-of-way
width of 100 feet. Also, Joplin Street as it approaches Business Center Drive and
then carries northerly to TH 10 will also be five lanes wide and also require a right-
of-width of 100 feet. The remainder of the right-of-way widths within this plat are
adequate at 80 feet wide.
.
It is recommend that Outlot A within the plat be dedicated to the City. This will
allow its use for drainage purposes and potentially, in the future, the extension of
a roadway easterly from Joplin Street to Orono Road.
At the southeast comer of this plat, the right-of-way width is shown as 97.17 feet.
It appears that this dimension is incorrect and should be 96.5 feet.
The Preliminary Grading Plan for the plat shows a berm along the entire west side
of Joplin Street. We would recommend that berm not be arbitrarily placed here,
but be designed into each lot after consideration of traffic movement and driveway
locations.
B. COUNTRY CROSSING SHOPPING CENTER
The proposed shopping center shows a right-in only entrance off of Joplin Street.
We see no problems with this type of approach; however, we would recommend
that it be moved slightly further south to maximize the distance from TH 10, and
that it also be slightly redesigned with a narrower width and perhaps a sharper curve
to preclude any opportunities for vehicles to exit onto Joplin Street from this
entrance.
.
We question how the drive-thru traffic utilizing the gas station will operate.
Currently, if a vehicle were to enter off of Joplin Street and access the pumps, they
would be headed directly toward an exit onto Business Center Drive. The design
of this roadway will include a median down the center which will make this
entrance a right-in/right-out only. Vehicles wanting to get back to Joplin Street will
2301259-190S.jan
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Mr. Steve Ach
January 19, 1995
Page Three
be unable to do so from this access onto Business Center Drive. This may lead to
movements of traffic behind the building in the loading zone or trying to turn
around in the pump locations. We believe it may be better to turn the pump islands
so that they are perpendicular to the store entrance, allowing vehicles to come in
and be directed toward the store after fueling. They could then leave along the
northern portion of the store accessing the westerly entrance and exit to Business
Center Drive which will allow left turn movements.
We have been unable to come up with a reasonable flow of traffic around the drive-
up window location. If there is any substantial amount of vehicles accessing this
drive-up window at any time, they will interfere with normal traffic and parking
movements in the remainder of the lot. We would recommend that this issue be
further evaluated and, at a minimum, a concrete median be placed to define the
drive-up lane adjacent to the building. There is also a concern for vehicles leaving
the drive-up window location, as they exit onto Business Center Drive and conflict
with vehicles entering at that location, since they have to cross the entrance lane of
traffic.
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Utilities are planned along Joplin Street as part of the current contract the City has
for the Western Area Phase IT improvements. These utilities have not been
constructed yet, so it will be relatively easy to modify their locations to correspond
with the layout of this plat. There are no utilities planned for Business Center Drive
yet, so these will need to be constructed as part of a change order or by the
Developer. The Fire Chief has reviewed the layout of water servicing the site and
has asked for the two hydrants on the north side of the building be relocated to the
islands in the center parking lane, and has also asked for the hydrant shown on the
south side of Business Center Drive to be relocated to the north side for easier
access in the case of a fire at the shopping center. The final issue with utilities is
the need for a water loop. Currently, the plat as it is proposed would not provide
for looping of the watermain. Consideration may need to be given to whether or
not the water system needs to be looped immediately to service this area. Certainly,
in the long range plan as this area further develops, there will be several
opportunities for the loop of watermain as utilities are extended both westerly and
southerly.
The Fire Chief has requested that the service drive behind or south of the building
be expanded to a minimum of 20 feet in width at all locations. This will provide
adequate width for this to be used as a fire lane.
.
The Grading Plan shows a series of spot elevations along the eastern portion of the
gas station island area. These appear to be misstated and should be reviewed and
revised accordingly.
230/2S9-1905.jan
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Mr. Steve Ach
January 19, 1995
Page Four
c.
STORM DRAINAGE
.
The storm drainage plan submitted by the Developer consists of a series of small
ponds spread throughout the proposed plat that are intended to restrict the runoff
from the site to its current rate. Runoff currently leaves the site through a 24-inch
diameter culvert under TH 10. The intent of the Drainage Plan is to continue to
utilize this existing culvert to its fullest extent. At this point in time, it is difficult
to give definitive comment on the Storm Drainage Plan because the City has just
authorized a Comprehensive Drainage Plan for the entire western area of the City.
We would indicate, however, we are somewhat negative on the layout of the ponds
in this development, since they overlap drainage and utility easements. In other
words, these easements in a storm situation would be flooded and virtually useless
for telephone, electric, or cable installations that are above ground. We would like
to reserve final comment on the Storm Drainage Plan and the layout of the ponds
until we have been able to complete our preliminary analysis of the overall western
area which should be accomplished prior to this plat being submitted to the City
Council. We would indicate, however, that the concept is reasonable and we do not
believe that the issue of final layout of the storm drainage system should be reason
to hold up the progress of this plat.
If you have any questions regarding any of these comments, please call.
Sincerely,
MSA, CONSULTING ENGINEERS
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CASE P 94.14 .
p'.a: Box-490 · 13065 Orono Parkway · Elk River, MN 55330 · (612) 441-7420
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CASE CU 94.40 .
P-.~: BOi(490 · 13065 Orono Parkway · Elk River, MN 55330 · (612) 441-7420
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c6nJ.i6. 19 Janu~ 1995
~}A...~~-:A~: SteVe~
- City of Elk River
- 13065 Orono Parkway 55330
DEVELOPMENT .
CORPORATION
JAR! n 1995
GENERAL
CONTRACTOR ·
1500
_. JACKSON
STREET N.E.
....
MINNEAPOLIS
MINNESOTA
55413
612
788-6840
FAX 612
. - 789-0608 ,.
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Re: Subway Driye':'Through
c..
Dear Steve,
t ~
To whom it may concern, in reference to Subway, after-speaking with Corporate
Headquarters anp Subway owners locally and nationally, coI,lcerning the maximum
amount of car stocking needed for.a drive through window. The. greatest amount
of ~s at Subway is generally between three-five (3-5) cars. . However, there are
usually 1 or tWo (1 or 2) cars at a time.
As per the city on the newest site plan for the mall, we have created a median to
separate cars leaving the center versus cars going through . the drive through.
.. It is not definite that Subway will be leasing the end space, as we have had other
mquiries, one of them being Leeanne Chin Chinese Cuisine restaurant. It is our
hope that you. would accept the drive through as per our site plan. But maybe we
could review the drive through as per tenant(s) who use spaces. .
. We also have added some additional parking spaces for the center, which we feel
. will be more than adequate to accomodate tllem411. ThaIlk you for your
consideration and time for allowing us to present this project to you. If there are
any questions, please feel free to call me. . Thank you. .
..
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JAN 2 n 1995
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January 17. 1994
Mr. Steven B. Ach
City Planner
P.O. Box 490
Elk River, MN 55330
Dear Steve:
Minnesota Department of .Transportation
District 3
1991 Industrial Pk. Rd.
Baxter, Minnesota 56401
. Quality Service Through Individual Commitment
(218) 828-2460
RE: C.S. 7102 (T.H. 10)
COUNTRY CROSSING BUSINESS CENTER
As requested, our engineering staff has reviewed the preliminary plat for
Country Crossing Business Center. In response, we offer the following comment:
The Business Center Drive appears to encroach on T. H. 10 right of way. We
do not advocate this type of encroachment. We would need to have justification
why the service road could not be located farther from T.H. 10 before con-
curring with this proposal. It would also be beneficial to see what the
plans are for the extension of this service road beyond this plat.
Thank you for the opportunity to comment. Should further questions or concerns
arise, feel free to call
Anthony J. Kempenich
District Traffic Engineer
cc:
D.L.Raisanen/G.N.Kreutzer/Jim Povich
Roger Busch
Cal Puttbrese
AJK:mc
An Equal Opportunity Employer
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Planning Commission Minutes
January 24, 1995
Page 9 DI(-11',
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COMMISSIONER TACHENY SECONDED THE MOTION. THE MOTION CARRIED 6-0-1.
COMMISSIONER KUESTER ABSTAINED AS SHE WAS NOT PRESENT FOR THE
DISCUSSION ON THIS ITEM.
~S.6................C()hSiderRi\lerwo8~s...D~\1e18Prf1eHt(jOrb.c()f}8iti8hCJIUseflerrWifReqUeSf.........<.....................
.PubHcHearino<CaseNoi94...;40)) .' .. . .
Staff report by Steve Ach. River Woods Development Corporation is requesting a
conditional use permit to construct a 19,000 square foot convenience center,
along with a zero lot line development for a shared driveway. Subject property is
located at the southwest corner of Highway 10 and Joplin Street extension,
directly west of the Cenex Station. The Business Park zoning allows for a limited
amount of commercial use, with a maximum building size of 20,000 square feet.
Steve noted that the proposal fits the criteria of the Business Park zoning
standards for accessory commercial uses.
Steve Ach highlighted the following areas of concern:
Parkinq and Circulation
-Location and design of "right-in only" entrance to the convenience center on
Joplin
-Possible creation of an island to define drive aisles and parking area
-Entrance and exit for drive-up window
.
-Entrance and exit for car wash
-Location of gas pumps to encourage traffic movement from the pumps through
the convenience center
-Define traffic movement behind the building
Landscaoing
-Recommend screening of back of convenience center and plantings along
Highway 10
-Sidewalk to provide connection from Joplin into the parking area
-Signage package should be submitted to the City Council with this request
Elevation
-Elevation as presented meets or exceeds staff's expectations; very satisified
with proposal as presented.
Dan Richmond, River Woods Development Corporation, 1500 Jackson St. NE,
Minneapolis, MN provided comments on the issues pointed out by staff as follows:
-There will be approximately 20 feet of space for cars to move in after exiting the
car wash.
.
-The convenience store has also requested that the pumps be turned in order
Planning Commission Minutes
January 24, 1995
Page 10
.
to read license plates of cars at the pumps.
-The "right-in" only will be clearly marked with signage and by painting on the
roadway.
-Angle sidewalk will be provided to access the center from the residential area.
-Approximately 111 parking stalls will be provided.
-Division will be provided at the drive-up window; also the lanes will be marked.
-Elk River convenience center will be a prototype of the Champlin store, with a
two courses of rock-face block, and the remaining will be brick.
-The developer has no problem with providing more trees as suggested by staff.
-Prospective tenants include Bachmann's, LeAnn Chins, Kinkos, another floral
business, Cimex Meats, Elk River Meats and Subway, and the convenience store
may be a Fina, Conoco or possibly a Holiday. Businesses interested in the
professional building include an agricultural farm office, title companies, law
offices, an orthodontist, a dentist. and physician and an MRI office. Restaurants
inquiring about the adjacent site include Champs, Joe Sensors, Bob Lurtzemas,
and the Olive Garden.
.
Terry Herman, of John Oliver and Associates, stated that they have modified the
design of the "right-in only" to address staff's concerns. He added that he felt
the other conditions mentioned were workable and could be accommodated
into the site plan.
Dan Richmond stated that a sign package is being prepared and will be
submitted prior to City Council review. He expressed the developer's desire for a
pylon sign, lighted on both sides, that would be visible from the Highway. Steve
Ach explained that the business park sign ordinance deals with industrial signage
and does not address commercial signage within the business park.
Vice Chair Kreger opened the public. There being no comments from the public,
Vice Chair Kreger closed the public hearing.
Discussion followed regarding the concern for visibility of people existing the car
wash. Chair Minton expressed concern that the roadway behind the building be
clearly marked for "one way" traffic. Further discussion followed regarding the
drive-up window, signage of the site, and landscaping and berming of the trash
removal area.
COMMISSIONER MINTON MOVED TO RECOMMEND APPROVAL OF THE
CONDITIONAL USE PERMIT REQUEST BY RIVER WOODS DEVELOPMENT
CORPORATION TO CONSTRUCT A 19,000 SQUARE FOOT CONVENIENCE CENTER,
PUBLIC HEARING CASE NO. CU 94-40, WITH THE FOLLOWING CONDITIONS:
1.
ALL OF THE COMMENTS CONTAINED IN STAFF'S REPORT TO THE PLANNING
COMMISSION DATED 1/24/95 BE INCLUDED IN THE REVISED PLANS AND
SUBMITTED FOR REVIEW PRIOR TO ISSUANCE OF A BUILDING PERMIT.
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Planning Commission Minutes
January 24, 1995
Page 11
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2.
ALL OF THE COMMENTS WITHIN TERRY MAURER'S MEMO DATED 1/19/95 BE
INCLUDED IN THE REVISED SET OF PLANS.
3. A SIGN PACKAGE BE SUBMITTED TO STAFF PRIOR TO THE CITY COUNCIL
MEETING ON 2/27/95.
BASED ON THE FACT THAT THERE WAS NO OPPOSITION FROM THE PUBLIC.
COMMISSIONER THOMPSON SECONDED THE MOTION. THE MOTION CARRIED 7-0.
5.Z..gerlSi8et~it'0c>fElkRi~er<<r~in9f1ge~rn~8~rn~ptfOS~cti$h9()().~4Fparf<ingand
.........................<.....Loadinq...Reauirements.Publib...Hearina..CoseNotOA94'-04........ ....
Vice Chair Kreger opened the public hearing. There being no comments from
the public, Vice Chair Kreger closed the public hearing.
Vice Chair Charqer's comments
Page 4, 9.C. - would like language added to exempt heavy construction
activities from the requirement for hard surfacing, where it would present a
hardship due to the uniqueness of the business.
Page 5, 11. - Paragraph not needed.
Page 7, 12B, 1- Remove
.
Page 7, ix, - 250 feet
Table A be placed by other table.
Discussion followed regarding Pg. 10. 13(d) - Screening of overhead doors - said
screening "May" be accomplished...... to be added.
COMMISSIONER MINTON MOVED TO RECOMMEND APPROVAL OF THE ORDINANCE
AMENDMENT TO SECTION 900.24 - PARKING AND LOADING REQUIREMENTS, PUBLIC
HEARING CASE NO. OA 94-04, WITH THE CHANGES AS NOTED ABOVE.
COMMISSIONER KUESTER SECONDED THE MOTION. THE MOTION CARRIED 7-0.
6.1. City Council Meetina
The 4th Monday in March is a tentative date for the joint meeting of the Planning
Commission and City Council.
6.2. 1995 Annual Plannina Conference
Steve Ach report that the conference will be held April 8th through the 12th.
Commissioners Thompson and T acheny expressed interest in attending the
conference.
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OI{.A
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