6.4. SR 08-19-2002City
Item # 6.4
MEMORANDUM
TO:
Mayor and City Council
FROM:
Chris Leeseberg, Planner ~(~
DATE:
August 19, 2002
SUBJECT:
Case No. CU 02-24
Request by Daniel O'Bresky for a Conditional Use Permit for a
Subway Restaurant
Request
Daniel O'Bresky is requesting a Conditional Use Permit to allow the construction of a
Subway Restaurant.
Location
East of Highway 169, south of Main Street and west of Zane Street.
Lot 1, Block 1, Elk River Crossing 4th Addition
Zoning/Land Use
PUD (Planned Unit Development) / HB (Highway Business)
Attachments
· Location Map
· Memo from City Engineer
· Preliminary Site Plan
· Preliminary Grading Plan
· Prelim/nary Utility Plan
· Preliminary Landscape Plan
· Architectural Drawings
City Council / CU 02-24
August 19, 2002
Page 2
Overview
The request consists of a one-story building that is approximately 52' x 75' (3,900 sq. ft.)
The building will be divided into two tenants. The building will be treated with rock face
concrete masonry units (CMU), Exterior Insulating Finish System (EIFS) and Glazing.
Building setbacks are not defined in the Elk River Crossing PUD but the building meets the
C3 zoning setbacks.
Design Standards
The bottom two-thirds of the facades will consist of a rock face CMU and glazing with the
upper one-third treated with EIFS and CMU pilasters. The entrance is clearly defined with
metal canopies and the there will be EIFS work at the cornice line. The proposed design
meets the design standards for Elk River Crossing. The allowable signage, as defined by the
Elk River Crossing PUD, is two wall signs per principle building, but in the past two wall
signs per tenant have been permitted.
Landscaping
The landscape plan that was submitted meets City's minimum standards.
A dumpster enclosure is shown on the site plan but no elevations were provided showing
materials and dimensions. The Elk River Crossing PUD states; "dumpsters should be within
an enclosure constructed of the same materials and colors as those used in the building."
There was no monument sign indicated and if one is desired, it shall be located at least 10
feet from all property lines.
Parking and Circulation
Based on the square footage of the building and the City's requirement of one parking stall
for every 40 sq. ft. of customer floor area, which is approximately 1,000 square feet, a total
of 25 parking stalls would be required. The proposed layout exceeds this requirement with a
total of 39 total stalls. The minimum 10' setback from the property line is also maintained.
For parking lots with 26-50 stalls, there is a minimum requirement of two accessible stalls.
The submitted site plan indicates two handicap-parking stalls.
The proposed layout provides a shared access to the site off of Zane Street on the south
property line with internal connections to the property to the north. The shared drive is
three lanes wide. A median is provided that separates the one ingress lane from the two
egress lanes. The nose of the median should be brought back to the property line.
The southern parking island should be moved to align with the northern curb edge of the
ingress lane. This will result in the loss of two parking stalls, but the number of stalls will
still be in excess of what is required.
S:\PLANNING\Case Files\CU 02-24 Subway\CU02-24_CC.DOC
City Council / CU 02-24
August 19, 2002
Page 3
Drainage and Utilities
The City Engineer's memo addresses site drainage and utilities.
Planning Commission Actions
The first concern at the meeting was the amount of signage that should be allowed on the
building as a whole and the number per tenant. The second concern was the three lane
driveway at the south property line. There was discussion on how wide each lane should be
and if an island should be required separating the ingress and egress lanes.
The Planning Commission voted unanimously to recommend approval of the Conditional
Use Permit to allow the construction of a Subway Restaurant.
Recommendation
Staff and Planning Commission recommend that the City Council approve the Conditional
Use Permit to allow the construction of a Subway Restaurant with the following conditions:
1. ALL COMMENTS OF THE CITY ENGINEER SHALL BE ADDRESSED.
2. THE BUILDING SHALL COMPLY WITH ALL BUILDING AND FIRE
CODES.
3. A DUMPSTER ENCLOSURE SHALL BE CONSTRUCTED OF THE SAME
MATERIALS AND COLORS AS THOSE USED IN THE BUILDING.
4. ONLY TWO WALL SIGNS PER TENANT SHALL BE ALLOWED; ONE
FRONTING ZANE STREET AND THE OTHER FRONTING HIGHWAY
169.
5. ONLY ONE SHARED ACCESS SHALL BE PROVIDED AT THE SOUTH
PROPERTY LINE.
6. A MONUMENT SIGN (IF DESIRED) SHALL BE INDICATED ON
THE SITE PLAN AND SHALL BE SET BACK AT LEAST 10 FEET
FROM PROPERTY LINES. A THIRD WALL SIGN SHALL BE
ALLOWED IN LIEU OF A MONUMENT SIGN FOR THE END
CAPS, UP TO A MAXIMUM OF SIX (6) SIGNS FOR THE
STRUCTURE.
7. THE SHARED ACCESS ON THE SOUTH PROPERTY LINE SHALL
INCLUDE THREE (3) lANES; ONE INGRESS AND TWO
EGRESSES. AN ISI_AND (FIVE FEET MINIMUM IN WIDTH)
SHALL SEPARATE THE INGRESS/EGRESS LANES. ALL LANES
SHALL MEET THE CITY ORDINANCE.
8. THE SOUTHERN PARKING ISLAND SHOULD BE MOVED TO
ALIGN WITH THE NORTHERN CURB EDGE OF THE INGRESS
LANE.
S:\PLANNING\Case Files\CU 02-24 Subway\CU02-24_CC.DOC
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Location Map
Case Number: CU 02-24 SUBWAY
Howard R, Green Company
August 13, 2002
File: 818360J-0240
Mr. Chds Leesburg
City of Elk River
13065 Orono Parkway
Elk River, MN 55330
RE: SUBWAY RESTAURANT SITE PLAN REVIEW
Dear Mr. Leesbu~:
As requested, we have reviewed the revised submittal package for the Subway restaurant proposed
on Lot 1, Block 1, Elk River Crossing Fourth Addition. The submittal package was prepared by John
Oliver and Associates and had a revision date of August 5, 2002. It also included storm drainage
calculations. Based on our review, we would offer the following comments:
The access onto Zane Street has been shown three lanes wide with a left turn and dght
turn out of the Subway site and one lane entedng the Subway site. A five-foot wide
concrete median has been placed dividing the inbound lanes from the outbound lanes.
The nose of the island needs to be pulled back from the curbline of Zane Street. The nose
of the island should end at approximately the property line to eliminate conflicts with snow
plow operations on Zane Street.
Half of the driveway onto Zane Street and the curbline on the south side of the Subway site
are actually constructed on Lot 2, Block1, Elk River Crossing Fourth Addition. There will
need to be a cross access agreement for traffic between Lot 1 and 2, along with
permission of some sort for the construction activities on the adjacent lot.
The sanitary sewer service for the Subway restaurant is depended on the development of
the property immediately to the north. The proposed method of providing sanitary service
is to extend an eight-inch sanitary sewer into the lot to the north, place a man-hole on it,
and extend an eight-inch sewer southerly into the Subway restaurant lot, ending in another
man-hole where a service is extended into the building. This is an acceptable method of
providing service; however, drainage and utility easements will be needed to over the
eight-inch sewer line and two man-holes so that the City can provide service if ever
necessary.
Water services are provided by extending a six-inch watermain into the building from the
hydrant located at the southeast comer of the lot. The location of the ddveway will require
that the hydrant be relocated to the median area immediately north of the driveway.
The drainage calculations submitted have been reviewed and are acceptable.
one catchbasin that appears to be too shallow to support an 18-inch pipe.
There is
Ltr-O81302-Leesburg
1326 Energy Park Drive · St. Paul, MN 55108 · 651/644-4389 fax 651/644-9446 toll free 888/368-4389
Mr. Leesburg
August 14, 2002
Page Two
If you have any questions regarding any of these comments, please call.
Sincerely,
Howard R. Green Company
TJM:sgw
Ltr-O81302-Leesburg
Howard R, Green Company
R3.7'
ENCLOSURE
PROPOSED
BUILDING
LOT I
RS.O'
RS.O'
LOT 2
R20. O'
0 20 40 60
SCALE IN FEET
NOTE:
FOR BUILDING DIMENSIONS SEE ARCHITECTURAL PLANS.
DATE RECEIVED
SHEET NO.
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'-~'-'"~-' .. ENCLOSURE
~ .-.. PROPOSED L 0 T I
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LEGEND
.... EXISTING CONTOURS
O6-~--'"------' PROPOSED CONTOURS
EXISTING STORM SEWER
PROPOSEDSTORM SEWER
PROPOSEDSPOT ELEVATION
PROPOSEDSILT FENCE
PROPOSED0UTFALL GUTTER
SCALE
2O
ROCK CONSTRUCTION ENTRANCE
NOT~S:
k ALL SPOT ELEVATION ARE TOP BACK OF CURB
UNLESS OTHERWISE NOTED.
2. INSTALL EROSION CONTROL MEASURES PRIOR
3. I~SEJlt~ ~L~t~G~HALL BE SURMOUNTABLE CONCRETE
CURB AND GUTTER FOR 5 FEET FROM EACH END.
4. MATCH EXISTING BITUMINOUS MAT AT EDGE AND
CONCRETE CURB AND GUTTER AT PT POINTS.
5. REMOVE EXISTING CONCRETE CURB AND GUTTER AT
PROPOSED DRIVEWAY OPENING.
4O
§o' minimum
MnDot Type V
Geotextile Seporator
ROCK CONSTRUCTION ENTRANCE
' BL~Y BOTTg~
EXISTING C. RO~D .:. 6" oF' FABRIC
EROSION CONTROL SILT FENCE
FEET
6O
z
SHEET NO,
-%
(~)MH
LOT
0 20 4-0 60
SCALE IN FEET
LEGEND
--,I,~ ~4 -- PROPOSI~ STORM SEWER
GENERAL NOTES
L CONNECT TO EXJSTING SANITARY SEWER AND WATE~blA~N SERVICE
STUBS AS SHOWN. FFJLD VERIFY LOCATION ANDELEVATION PRIOR
TO CONSTRUCTION.
2.SANITARY SEWER SERVICE SHALL BE
WATI~MAIN SERVICE SHALL BE 6". DOMESTIC WATE~ SERVICE
~HN.L BE SE]~ARATED FROM THE SUPRESSl0N INSIDE BUILDING.
4. EXACT LOCA33ON OF SERVICES SHALL BE VERIFID WITH ARCHITECT.
5. SERVICES SHALL 'i~RMINA'F[ 5 F'i'. FROM B~LDING WALL.
SHEET NO.
o[~
~A
TRASH
ENCLOSURE
1 5/MW5
3
DH5
PROPOSED L 0 T
BUILDING
IHL
IHL
~)MH
LOT 2
0 20 40 60
SCALE IN FEET
GENERAL NOTES
NI ov~rstory trees sholl hove o minimum coliper of 2 inc~, Boiled ~ Buriop
NI omomentol or understo~.y ~ees shofl hove o minimum coliper of I inch, Boiled & Bullup.
All coniferous trees sholl hove o minimum plonting height of 6 feet, Boiled & Burlop.
Coniferous shrubbery sholl be the f~lowing minimum sizes:
o. Spreoding -- I gollon, potted
b. Medium - 5 gollon, potted
c. Upright - 3.5 to 4 feet. Bolted & Budop
Dec[duou$ shrubbery shol[ be the f~lowing minimum sizes:
o. Dworf -- I gollon, potted
b. Medium -- 3 gollon, potted
c. Toll - 24 to 50 inches, potted
Ail mulch used oround plonting beds should be hord wood bork mulch unless
shrubs being used in the beci produce new plonts through the root[ Rower
bsds ors not required to hove rock mulch. Professio~loJ HDPE edging sho]l be
used oround 011 plonting beds ond shrub plontJngs.
All ope~ ereos of site not occupied by building, perking or walkwa~s,
sho]l be sodded.
All Iondsc;pe moteriol sholl be guoronteed for o period of o~e
~eor. This guorontee is to insure fo~ proper instoliotion ond sub--
sequent vigorous growth of the Iondscope e~ement.
All Iondscope moteriol shell be inst011ed ond mointoined OS per
Minnesoto Nurser~mon Associotion Stondords, letest edition. The
Iendscope mote~ial shell be nursery qu~31ity stock.
Bockf'dl for plont moteriol sholl consist of topsoil (f~ee of lumps,
twigs ond rocks), pest moss and ferUfizer eppficoble to species.
Plont moterio~ shall be plonted os per the p!onting detoils.
If on)' plent species is unovofloble er in the opinion of the nursery-
mono substitution would Pe mcre 0pplicoble (due to soil t~pe Or
Iocotiorl), the engineer ond owner sholl be co~tocted prior to
occsptonce of the substitution.
S~ocing between plont mote~iol shs[I be industry stondord. Plonts
ore shown at opproximote full growth diomete¢.
Tree wrep - All "Thin Skinned' ond ornomentol trees sholl be
wrupped in occordonce with MNLA Stondords.
Plocement of piont moteriuls moy be revised in
field os conditions worront.
12
SUGGESTED LANDSCAPE LEGEND
d
SHEET NO.
(~ West Elevation
1/8'- 1'-0'
'~NANT ~ACE
QN~rth Eiave, Tlon
' I/8'. 1'-0'
Top of P_arape( ~
16' . O' "J~
Level I
~'~ Soulh Eievatll3n
1/8' - ~'-0'
II
EA River Crossing
Hwy 169
Elk River, MN
O'Bresky
Enterprise.,
I! I !
I
Exterior
Elevations
III I