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5.4. SR 06-16-2008REQUEST FOR ACTION To Item Number Ci Council 5.4. Agenda Section Meeting Date Prepared by Communi Develo ment June 16, 2008 erem Barnhart, Plannin Mana er Item Description Reviewed by Request by Earl Hohlen for Site Plan Review (Zane Street Commons) Public Hearing Case# SP 08-08 Reviewed by Action Requested Staff and the Planning Commission recommend approval of the Site Plan, as illustrated on drawings dated June 2, 2008, with the following conditions: 1. All comments of the Public Works Director memo dated May 22, 2008 shall be addressed. 2. All comments and conditions of City Environmental Technician memo dated May 19, 2008 shall be addressed. 3. The development shall meet all applicable fire codes. The Fire Chief shall verify the location of all fire hydrants, and may require additional hydrants necessary to preserve the health and safety. 4. Vacation of easements by easement holders to allow the site plan as proposed. 5. Provision of easement to provide access to the triangular outlot to the south. 6. Provision of an easement to permit the encroachment of parking on City properly. 7. Conditional use permit (CUP) approval, incorporating the subject property into the planned unit development master plan (allowing the reduced parking lot setback), and allowing the signage as proposed. 8. Final platting of the property, including the payment of park dedication and other fees. 9. Provision of a landscape plan per the requirements of Section 30-934. Summary The property owner is requesting site plan approval for 21,000 square feet of commercial/ retail in two buildings east of Highway 169, west of the Home Depot. To accommodate the necessary parking, the development proposes the use of a portion of the Zane Street right of way. If approved by the Council, an easement would be developed. Staff supports the use of this portion of the right of way because the right of way is wider than necessary. Additional actions necessary prior to construction include: platting the lot, amending the PUD to include the subject property, and creation and vacation of several easements. Complete analysis may be found in the attached Planning Commission memo, dated June 10, 2008. S:\PLANNING MAIN\Case Files\SP\SP 08-08 Zane St Commons\CC staff report 6-16-08.doc Planning Commission Discussion The Planning Commission discussed the easement issues, and wanted to make sure that they were addressed before construction. Staff pointed out that the approval does not waive the utility's right to the easement. The Commission suggested that the rear of the buildings be upgraded to better reflect the visibility of the City through Highway 169. Public Comment No public comment was received before or during the public hearing. Attachments • Staff report to Planning Commission dated June 10, 2008. 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A ~ ,~ ,~ ~~~. ~ ~ ~ r ~ ~ ~ =~ ~, ~~ \ _ ~ ~ ~~l ~ i ~~, ~ A ~' i' ,~ I '~, . x ~ \ ~ ;~Hl° ~~;~; ~~., ~~ V `~ \~ ~~ ~ ~~~ ~ R~x~ pAR „~ ~~ ~~~ ~~ ~: "~ 7 ri ~ s ~ ~ I ~ ~ ~ ^~,~'°~ ~ B~1 S ~ ~~ ~~ DOT ~ ~ ~ ~ \~~ ~ ~ ' PROPERT ~ h I ~ ~ Y ~~~ , \ ~~ ~. ~ ~^.~ ~ _ ~ i ~ y~ \~' Private Drives Location Map ~~~, of N El -~-, "'~ Case Number: SP 08-08 ZANE STREET COMMONS River of fiver MEMORANDUM TO: Sheila Cartney, Senior Planner FROM: Terry Maurer, Public Works Director DATE: May 22, 2008 SUBJECT: Zane Street Commons File #226-199P As requested, we have reviewed the submittal package for the Zane Street Commons project. The site civil drawings were prepared by Duffy Engineering & Associates, Inc. and were dated April 25, 2008. Also included were storm water calculations with the same date. Based upon our review, we would offer the following broad based comments for the site plan review process. We anticipate that once site plan approval is received, we will have an opportunity to do a more detailed review of the construction plans and specifications prior to any work on the site. The site proposes three access points onto Zane Street; the most northerly lines with a driveway across the street; the middle one is adequately offset from the existing driveways on the opposite side of the street; and the most southerly one is actually on property not owned by the development. In order to provide the access and parking shown in this area, either an easement or acquisition of this triangular piece of property will be required. Even if the most southerly driveway is eliminated, the parking and circulation provided by this area would be required for the development. Therefore, acquisition of the property and/or an easement for its use should be a condition of the site plan approval. 2. The storm sewer concept shown is a pipe system pick up the drainage internally and convey it to a pond to be constructed on a parcel to the south. This entire system will be considered private and must be maintained by the owners of the buildings. The piece of property that the buildings sit on relative to the piece of property that the pond is proposed on meets at a single point. Therefore, there is a small piece of property from an adjoining owner that will need to be acquired or an easement granted to implement the storm drainage concept shown. Finally, we are in the process of reviewing the storm sewer calculations and will comment on them at a later date. 3. The buildings on the site are proposed to be serviced by sanitary sewer and water from Zane Street. The water system shows two connections into the 16-inch existing watermain under Zane Street. It appears that the watermain shown on Sheet C7 of 8 does not extend far enough to the south to provide service to the future building shown in this area. I do not believe that there will be adequate fire protection provided for the future buildings by extending adead-end from the southerly connection to Zane Street watermain. I would recommend that the second connection to the Zane Street watermain creating the loop internally be at the southerly driveway, and. be constructed at this time to minimize disruption to existing traffic on Zane Street. Sanitary sewer is provided by connecting to a manhole in Zane Street and then extending a sewer system internally to serve the two northerly buildings proposed at this time. Future extensions internal for additional buildings in the future can be easily accommodated. It is important to note that the existing sanitary sewer in Zane Street is very deep and will require an inside drop to be constructed according to the city standards. Each unit in the proposed building that is individually owned must have an individual service. If the buildings have one owner but multiple tenants, a single service will suffice. 4. It will be important for a detailed construction signing and traffic control plan be submitted with the construction plans. The flow of commercial traffic along Zane Street must continue during construction within the Zane Street right-of-way so there is no disruption to business traffic at the adjoining existing buildings. 5. A NPDES permit will be required for this site. A copy of the permit will be necessary prior to any work on the site. A Storm Water Pollution Prevention Plan (SWPPP) will also be required. The city's policy is that the SWPPP be submitted in an 8 1/z" x 11" format, signed by the engineer, developer, and contractor. The city has specific requirements for catch basin sediment control devices that should be followed in the SWPPP. 6. The watermain and sanitary sewer systems will be considered public, since they will serve multiple buildings; therefore, they must be designed to city standards using the prescribed materials. Also, appropriately-sized easements will be necessary in the platting of this property for the maintenance and operation of these two utilities. 7. Final review of hydrant spacing for fire protection will be accomplished at the final plan review and will involve the Fire Chief. 8. There will be a requirement to provide record drawings including GIS data of the constructed utilities including sanitary sewer, watermain and storm sewer after S:\PLANNING ~/LAII~I\Case Files\SP\SP 08-08 Zane St Commons\05 21 OS engts commentes.doc Page 2 completion of the improvements. The GIS data must include field surveyed locations (X, Y,Z) of all utilities on the County coordinate system. 9. It is important to note that there will be engineering fees during the construction of the site as the public watermain and sanitary sewer will inspected, along with monitoring of the erosion and sediment control facilities. If you have any questions regarding any of these comments, please contact me. S:\PLANNING IvL'lIN\Case Files\SP\SP 08-08 Zane St Commons\05 21 08 engts commentes.doc Page 3 Ci ver MEMORANDUM TO: Sheila Cartney, Senior Planner FROM: Nicola Blake-Bradley, Environmental Technician DATE: May 19, 2008 SUBJECT: Concerns regarding the Site Plan Review for: Renner 4th (P08-05) and Zane St. Commons Commercial/retail (SP 08-08) During review of the plans for the items listed above (Renner 4`'' and Zane Street Commons), an item of concern regarding the chance for an archaeological site was noted for each site. The following concern was identified: • The City's Archaeological Model indicates a low potential for an archaeological site in the project areas. No known SHPO (State Historic Preservation Office) site is located on either property. Staff recommends that the standard condition listed below is placed upon the request: "Any item or condition found that indicates the site is likely to yield information important to prehistory or history shall be reported to the City immediately. Further, the City reserves the right to stop work authorized in its approval until the site is appropriately investigated and work is authorized to continue by the City." Regarding the Zane Street Commons proposal, the owner/developer was informed of the need for a wetland delineation for the site prior to development. The wetland delineator agreed to my presence during the wetland delineation. Although I have not received the wetland delineation from the certified delineator, I feel confident it will be approved upon receipt. Only one wetland exists, on the most southerly parcel, and it is not anticipated to be affected by the placement of the stormwater pond to the north. The other wetlands shown on the NWI (National Wetland Inventory) in the northern, rectangular parcel have been converted and are no longer wetlands due to lack of hydrology. Hydric soils and wetland vegetation were present and map pose a problem for building due to organic soils being inherently unstable. Description of Project Narrative t1 typewritten narrative explaining your request in detail should include, but not limited to, aIl the following applicable information: o Detailed description/scope of project. What is being proposed?: The proposed project will create (5) new buildings in a P:U.D. district and a Retention pond serving those buildings in an I-1 District. The hope is to have 4 single story retail structures and (1) two story office building. Each building will generate. its own property boundaries and parking requurements. It will be assumed that the parking requirements for all 5 buildings may overlap onto adjacent properties within the existing Parcel to be divided up. The project will consist of (2) phases: Phase One will consist of (2) one story retail buildings on Parcel One and a retention pond on Parcel Two. Phase Two will consist of (2) one story retail buildings and (1) two story office building. The project will require Replatting, New Easements, Vacated Easements, Wetland Delineation, and Wetland Exemption. o Hours of Operation: Our current hours of operation are Monday -Thursday 8:00 am - 9:00 prn, Sun. thru Sat. fox retail and 8:00 am - 5:00 pm Mon thru Fri for the office building. o Number of Employees: The number of employees per 1,150 sq. ft. store to be (2) at any given time. A larger retail store to have 1 additional employee for each 1,150 sq. ft. of space. The (2) story office building will use 200 sq. ft. per employee. o Number of parking stalls, existing and additional: The total number of parking stalls will be 237 for both Phases One and Two. o Is there proposed screening of the site? No. o Proposed building materials (How do they comply with applicable design standards)? The proposed building materials are slab on grade floor, metal stud framing, steel bar joists for a sloped roof structure /parapet walls, with 65% E.I.F.S. exterior 20% brick veneer wainscoting and 15% prefinished storefront systems. o Signage -How many? What type? Locations? One two-sided Pylon sign is proposed at the west side of the site addressing Highway 169. The sign will have materials to match the building exterior. The buildings will also have internally illuminated signs on both the front and back of the buildings addressing Highway 169 and Zane Street. Those signs will not be larger than 10% for a single unit tenant and 7% for a multiple unit tenant. o Is these outdoor storage? `Ylhat is being stored? Ho~v much? Proposed screening? No outdoor storage other than a trash enclosure which will have materials to match the building exterior. There will be one shared trash enclosure for phase one and one shared trash enclosure for phase two. o What are the impacts to the site? Percentage of tree removal, amount of grading, etc? In Phase One, we will be removing (2) trees on City property and one on ours to accommodate a new drive lane and parking. We will be relocating those trees to city property to blend in with the existing tree line that abuts Zane Street. We will also add one tree to the south end of Phase Two that matches the adjacent existing trees. We will also be adding (4) new ornamental trees between Buildings One and Two as shown on our Site /Landscape Plan. ' The Amount of grading will be significant. Parcel One /Phase One will be stripped and filled to align with adjacent site grading elevations. Parcel One / Phase Two grades to be modified as necessary to receive new storm lines tied to a retention pond on Parcel Two. Numerous trucks will be hauling dirt away and bringing dirt in along Zane Street. A street sweeper will be on site at all times during the truck traffic times to keep Zane Street clean. Signs will also be posted to notify shoppers and business owners of the increased truck traffic. o Interim Use Permits -what is the duration of request? N/A o What are the reasons for the proposed Ordinance Amendment? N/A o What is the purpose of the Easement Vacation? We will be vacating Utility Easements to allow for the development of the Site. Meetings with Great River Energy have been conducted and a building area been designated as shown on the plans. A formal Vacation is in the works. ' We will also be seeking to gain easements on adjacent properties to accommodate a retention pond access point between Parcels One and Two in Phase (One) and easement to allow for an additional drive aisle as shown on the plan. Easements will also be obtained for underground utilities on the property. o What has changed to warrant the Land Use and/or Zone Change? N/A - How is the request consistent with City of Elk River Comprehensive Plan? - How compatible is it with surrounding properties? o Why the rezoning of a development to PUD is being requested? N/A - What are the benefits to the City? DaO~~rINESprq pQ Minnesota Department of Transportation a ~ District 3 ~~~,. eyap 7694 Industrial Park Road pF TKP Baxter, MN 56425-8096 May 21, 2008 Ms. Sheila Cartney Senior Planner 13065 Orono Parkway Elk River, MN 55330-5600 RE: C.S. 7106 (TH 169) Zane Street Commons Dear Ms. Cartney: Tel: 218/828-5700 Fax: 218/828-5814 Toll Free: 1/800/657-3971 ` RECEIVED MAY ~ 2 2008 We have received the above-referenced plat for review incompliance with the provisions of Minnesota Statute 505.03, Plats and Surveys. We offer the following comments regarding the preliminary plat of Zane Street Commons: 1. We have reviewed the storm water management plan and it shows that storm water directed to the Minnesota Department of Transportation's (Mn/DOT) right of way will be reduced. 2. A permit is required to perform work within the right of way or construct any entrances. Contact Mark Renn at our St. Cloud office at (320) 223-6522 for more information. Please feel free to contact me at (218) 828-5780 if you have any questions regarding our review or comments detailed above. Sincerely, Mary Safgren Senior Planner min cc: Robert Nibbe - Mn/DOT Baxter Mark Renn - Mn/DOT St. Cloud (electronic copy) An equal opportunity employer f ~ ".~, i;~~~r;1G?~l~i i`~~Cr{ architects May 30, 2008 Sheila Cartney Senior Planner City of Elk River 13065 Orono Parkway Elk River, MN 55330 RE: Zane Street Commons -Site Plan Review Elk River, MN Architect's Project No. 0754 Dear Ms. Cartney, RECEIVED JUPI 0 2 2008 This is a point-by-point letter in response to the site plan review committee meeting staff comments letter dated May 26, 2008. Timetable 1) A public hearing is scheduled for the June 10, 2008 Planning Commission meeting and for the June 16, 2008 City Council meeting; you or a representative should attend. Item 1 - W~IIy Nau of Zane Street Commons and Tim Gillet of HMA will be on hand to answer any questions at both Planning Commission and City Council meetings. Building Inspections 2) The applicant should meet with the building department prior to submitting a building permit. This will help identifying any issues that may delay a building permit. Item 2 -Wally Nau of Zane Street Commons and Tim Gillet of HMA will setup review meeting prior to submitting drawings for building permit. Engineering 3) The Public Works director's memo is attached for your review. The memo discusses nine points that must be addressed prior to issuance of building permit. These will be conditions of approval. Item 3 -See attached document outlining responses to each inquiry 1-9 provided by Duffy Engineering. Fire Chief 4) Prior to building permit application please meet with the Fire Marshal to ensure compliance with the International Fire Code. All fire code requirements will need to be addressed prior to occupancy. Item 4 - Wally Nau of Zane Street Commons and Tim Gillet of HMA will setup review meeting prior to submitting drawings for building permit. members american institute of architects ninnesota secieh: americar. institute of architects Lots 5) 5) The property will need to be platted prior to any building permits issued. We suggest platting the main parcel as one lot and then plat the triangular piece as an outlot. .Item 5 -Parcels to be platted into 3 lots. All easement to be released, amended or created will be subject to city council review prior to recording all easements and plat. Easements 6} A letter from GRE is required pertaining to the use of easements and any vacations on the property. A letter from the Tractor Supply property will be needed in order to have access to their property and for your parking; indicating cross easements or conveyance of land. Cross easements are necessary to the outlot (triangle piece) for access etc. Parking easements will be necessary for parking in the right-of-way, which must be granted by the city. Item 6 -See attached letter from Great River Energy, Letter from Tractor Supply not required as Phase Two is no longer referenced. Cross/ utility easement is being sought to access parcel one from parcel two. All easement conditions are being reviewed by Barry Dorniden of Duffy Engineering as action will be necessary to restrain, redefine, amend or vacate easements. We understand that this exercise needs to be completed prior to platting and building permitting. Phases 7) At this point staff is focusing comments to Phase I as it is our understanding that Phase II is anticipated to change. Phase II should be retail/commercial uses as approved for Phase I. Phase II will require a separate Site Plan Review approval. Item 7 -Phase One is on the table. Phase Two has been removed from the drawings and all mention of it. Building/Architecture 8) All mechanical equipment should be screened by the buildings parapet. The back of the building should be altered to be more like the front of the building with more windows and detail. Included with this letter is a copy of the architectural requirements for the PUD. Item 8 -Mechanical equipment is sufficiently screen from the public. Additional relief elements, canopy detail and window treatment have been added to the west elevation facing 169. See attached drawings. Wetland 9) A wetland delineation plan is required. The Environmental Technician's memo is attached. Item 9 -Wetlands have been found and delineated. Approximate location has been identified on Site Plan. Duffy Engineering will be sending out a crew June 2"d or 3`d to verify. Duffy is confident that the wetlands are far enough away from our retention pond to adversely affect them, however, that will be determined when they are verified. if necessary, revisions to the pond design will be required and completed prior to building permit application. Signs 10) Each freestanding building will be allowed one freestanding sign with a maximum height of 10 feet and maximum area of 100 square feet. Wall signs for each freestanding building must consist of individual letters and shall not have more than one wall sign for each principle building, except that where a principal building abuts 2 or more public streets, 2 wall signs will be allowed. All signage must comply with the sign requirements in the PUD agreement (attached). Item 10 - A pylon sign addressing 169 is conceptually proposed. We are also conceptually anticipating tenant signage for each tenant on the building addressing both Zane Street and 169, as requested by each tenant. Future City Approvals 11) A PUD Amendment by way of Conditional Use Permit is required, and platting the property. Both applications can be processed together and the Site Plan Approval will be contingent upon approval of these actions. Item 11 -PUD Amendment will be worked out with City Staff prior to any building Permit Application. Miscellaneous 12) Jeremy Barnhart, Planning Manager will be taking over this application and can be reached at 763- 635-1034. I have taken on other employment. Item 12 -Jeremy has been very helpful in answering any questions that 1 have. I will continue to ask for his guidance throughout the site planning and platting process. 1 hope that you find the revised submittal additional information provided satisfactory and that approval will be granted. If there are further questions please feel free to contact me at your convenience. Sincerely, HAGEMEISTER & MACK ARCHITECTS, INC. Tim Gillet Enclosures Five sets of revised 24 x 36 drawings Four sets of 11 x 17 not to scale. CD of revised graphics in PDF format Letter from Great River Energy Engineering Review Response GREAT RIVER ENERGY` 12300 Elm Creek Boulevard • Maple Grove, Minnesota 55369-4718 • 763-445-5000 Fax 763-445-5050 * ti+nvw.GreatRiverEnerg}~-com May 30, 2008 WO #75461 ELX, EFX, PE & EO Lines Sheila Cartney, Senior Planner City of Elk River 13065 Orono Parkway E(k River, MN 55330 SUBJECT: Zane Street Commons Dear Ms. Cartney: Great River Energy has been contacted by Hagemeister and Mack Architects, and Earl Hohlen regarding the proposed Zane Street Commons development. Great River Energy has multiple transmission Lines that traverse the property owned by Mr. Hohlen. The project plans for Phase 1 are currently being reviewed by our design engineers to determine the impact of this development. The initial review of the plans presented to us on May 20t", 2008 appear to have proper clearances and safeguards from our system however no approval or agreement has been given at this time. Great River Energy has received notice of the public hearing regarding this development but will not be in attendance. This letter should serve as notice that additional review will need to be done to verify that Great River Energy's transmission system stays intact. if you have any questions, please contact me 763-445-5978. Thank you. Sincerely, GREAT RIVER ENERGY ' ~'/~ ~ ~ C:.. ~=~ " r--~--~-- Dale Aukee, SRIWA Field Representative ~~~~~~ ~~ 1UN p ~ 2Q~ OA:ve1R:lRelocafionslEt.X Sfr 2A W07546itCity of Elk River Zane Street Commons Itr.doc Direct Dial (763) 445-5978 ,~ E-Mail daukee@grenergy.com FAX {763) 445-677$ A Touchstone Energy Cooperative ~~ri ~C ~`0pi Contains 100% post consumer a-aste ~-- H ~~ May 30, 2008 C~ ~ C~ 350 Hwy. 10 South, Suite 101, St. Cloud, MN 56304 (320) 259-6575 • Fax: (320} 259-6991 • www.duffyeng.com Hagemeister Mack Architects 501 St. Germain Street West Suite 200 St. Cloud, MN 56301-3605 Attention: Tim Gillet RE: Proposed Zane Street Commons Elk River,lVlN Proj. No. 08-714 RECEIVED JtJ~i 0 2100@ Below are our responses to the comments you forwarded us from the Elk River City Engineer per your request. Our responses Ire as follows: 1. The site proposes three access points onto Zane Street; the most northerly lines with a driveway across the street; the middle one is adequately offset from the existing driveways on the opposite side of the street; and the most southerly one is actually on property not owned by the devel.Qpment. In ot'der to provide the access and parking shown in this area, either an easement or acquisition of this triangular piece of property will be required. Even if the most southerly driveway is eliminated, the parking and circulation provided by this area would be required for the development. Therefore, acquisition of the property and/or an easement for its use should be a condition of the site plan approval. Owner will be responsible for acquiring the required property or the necessary easement into the adjacent property. 2. The storm sewer concept shown is a pipe system pick up the drainage internally and convey it to a pond to be constructed on a parcel to the south. This entire system will be considered private and must be maintained by the owners of the buildings. The piece of property that the buildings sit on relative to the piece of property that the pond is proposed on meets at a single point. Therefore, there is a small piece of property from an adjoining owner that will need to be acquired or an easement granted to implement the storm drainage concept shown. Finally, we are in the process of reviewing the storm sewer calculations and will comment on them at a later date. Owner will be responsible for maintaining storm sewer system and acquiring necessary easement. 3. The buildings on the site are proposed to be serviced by sanitary sewer and water from Zane Street. The water system shows two connections into the lb-inch existing watertnain under Zane Street. It appears that the watermain shown on Sheet C7 of 8 does not extend far enough to Stearns Co. West Side Service Center Waite Park, MN Proj. No. 08-702 the south to provide service to the future building shown in this area. I do not believe that there will be adequate fire protection provided for the future buildings by extending adead-end from the southerly connection to Zane Street watermain. I would recommend that the second connection to the Zane Street watermain creating the loop internally be at the southerly driveway, and be constructed at this time to minimize disruption to existing traffic on Zane Street. The plans have been revised to show the southern loop connection to existing watermain further to the south. The Owner will be responsible for acquiring. the necessary easement on the adjacent property. Sanitary sewer is provided by connecting to a manhole in Zane Street and then extending a sewer system internally to serve the two northerly buildings proposed at this time. Future extensions internal for additional buildings in the future can be easily accommodated. It is important. to note that the existing sanitary- sewer in Zane Street .is very deep and will require an inside drop to be constructed according to the city standards. The existing sanitary manhole that we are proposing connection to is located on the property's east property line, and is referred to as MH7 on Sheet 9 of i3 on plans received from the City by MFRA, dated 09!09199. The plans indicate that the rim of the manhole is at 887.00, and the ins ert is at 878.00, for a total build of 9 feet. Although the sanitary sewer in Zane Street is fairly deep, we are unsure if an inside drop would be necessary at this particular manltole. Each unit in the proposed building that is individually owned tnust have an individual service. if the buildings have one owner but multiple tenants, a single service will suffice. We have been informed that the building units will be rented. 4. It will be important for a detailed construction signing and traffic control plan be submitted with the construction plans. The flow of commercial traffic along Zane Street must continue during construction within the Zane Street right-of-way so there is no disruption to business traffic at the adjoining existing buildings. The Owner will be responsible for obtaining a detailed construction signage and traffic control plan. 5. A NPDES permit will be required for this site. A copy of the permit will be necessary prior to any work on the site. A Storm Water Pollution Prevention Plan (SWPPP) will also be required. The city's policy is that the SWPPP be submitted in an $'/z" x 11"format, signed by the engineer, developer, and contractor. The city has specific requirements for catch basin sediment control devices that should be followed in the SWPPP. We will prepare a SWPPP in an 8 I/z" x 11" format, and will incorporate applicable City standards. 6. The watermain and sanitary sewer systems will be considered public, since they will serve multiple buildings; therefore, they must be designed to city standards using the prescribed -~- materials. Also, appropriately=sized easements will be necessary in the platting of this property for the maintenance and operation of these two utilities. . i Stearns Co. West Side Service Center Waite Park, IvIN Proj. No. 08-702 We will revise our plans as necessary to incorporate applicable City standards. The Owner will be responsible for including any required easements in the platting of the property. 7. Final review of hydrant spacing for fire protection will be accomplished at the final plan review and will involve the Fire Chief. We will revise our plans if necessary with regards to Hydrant spacing. 8. There will be a requirement to provide record drawings including GIS data of the constructed utilities including sanitary sewer, watermain and storm sewer after completion of the improvements. The GIS data must include field surveyed locations (X, Y;Z} of all utilities on the County coordinate system. The Owner will be responsible for providing record drawings to the City per City requirements. 9. It is important to note that there will be engineering fees during the construction of the site as the public watermain and sanitary sewer will inspected, along with monitoring of the erosion and sediment control facilities. Owner will be responsible for fees and monitoring of erosion and sediment control devices. Please call me if you have any questions. Duffy Engineering & 4ssociates, Tnc. -°.: ~/~ Brian J. Schultz, PE Civil Engineer C: File DEVELOPMENT STANDARDS Architectural Character 1. Facades and Exterior Walls The Elk River Crossing development will represent the eastern terminus of the Main Street corridor which connects Highway 169 and the Central Business District. As such, the exterior appearance of the buildings should include elements of buildings found along the corridor and in the Central Business District. Facades should be articulated to reduce the massive scale and uniform impersonal appeara_ nces of large retail buildings and provide visual interest. Buildings over 100 feet in length should incorporate recesses, off-sets, pilasters or angular forms so that no uninterrupted length exceeds 50 feet. The wall projection or recess should be a depth of approximately 3% of the length of the uninterrupted building length. Buildings should have architectural features and patterns that provide visual interest at a pedestrian scale. The features should be an integral part of the building fabric, and not be applied trim, graphics or paint. Variations to roof lines and cornice details should also be used to add interest to buildings. Exterior building materials and colors comprise a significant part of the visual impact of a building. Therefore, they should be aesthetically pleasing and compatible with materials and colors used in the Central Business District and along east Main Street. Facade colors should be subtle, neutral or earth tone colors. The development shall use a consistent palate of materials and colors throughout. Facades of a building which are visible from adjoining properties or public streets shall include certain design elements found on the front facades. Predominant exterior facade materials should include, but not limited to, one or more of the following: • brick • native stone • tinted, textured, integrally colored concrete masonry units. • stucco • tilt-up concrete panels with exterior facades as referred to in these standards Predominant exterior binding materials shall not include the following: • smooth faced concrete block smooth faced or raked faced: tilt up concrete panels prefabricated steel panels. 2. Entryways Entrances should be clearly defined and visible. They should incorporate devices such as canopies, overhangs, recesses/projections, arcades, raised parapets over the doors, peaked roof forms, display windows, architectural details such as the works and moldings which are integrated into the building design. Lighting General site and street lighting (excluding general parking lot lighting) shall be a design that is compatible and connects with the lighting utilized in the Central Business District. It shall be at a pedestrian scale. Wall lighting fix±~ares shall be consistent with the pedestrian and general site lighting. General parking lot lighting shall be at a height no greater than 30 feet. Poles and fixtures shall be a design that compliments the street and general site lighting standards and fixtures. Loading Areas, Trash Collection and Outdoor Storage Loading docks, truck parking, HVAC equipment, and other service functions should be incorporated into the overall design of the building and screened from view of adjoining properties and streets. Trash compactors and dumpsters should be within an enclosure constructed of the same materials and colors as those used in the building. Outdoor areas used for the sale and/or display of seasonal inventory shall be permanently defined and screened with walls and/or fences and landscaping. Outdoor sales and display areas, except for garden centers, shall not exceed 5% of the ground floor area of the building. Canopies Canopies located over pump islands are allowed provided the architectural design, colors and character of the canopy shall be consistent with the principle building on site. The fascia of the canopy shall not be illuminated. Canopy lighting shall consist of canister spot lights recessed into the canopy. No portion of the light source or fixture may extend below the bottom face of the canopy. Signage Signs shall be an integral part of the overall architectural design of a building and the project, rather than contrasting with it. They must consist of materials and design which compliments the architectural elements of the building and project. Signs must not be visually distracting or tend to dominate by means of location, size, color or lighting. All signs shall be internally illuminated. All freestanding signs shall be setback a minimum of 10 feet from all property lines and shall not obstruct visibility or encroach in any drainage or utility easements. Development Sign One freestanding development sign identifying Elk River Crossing will be permitted at the corner of Main Street and Highway 169. The sign shall be a monument style sign with a maximum height of 30 feet and a width of 16 feet. The number of tenants alowed on this sign shall be limited to 4. Total sign area shall not exceed 225 square feet and shall not exceed 10 feet in width. The sign shall be constructed of brick, face brick or colored rock faced block and may include decorative brick and/or decorative glazed block as accents. Entry Signs Two entry signs shall be allowed, one at the Main Street and Zane Street intersection and one at the Tyler Street and 179th Avenue intersection. These signs shall be a monument style sign with a maximum height of 8 feet and a width of 16 feet. Total sign area shall not exceed 128 square feet. The sign shall be constructed of brick, face brick or colored rock faced block and in may include decorative brick and/or decorative glazed block as accents. These entry signs may identify no more than 4 tenants. Monument Sims for Freestanding Sites Each of the freestanding buildings within Elk River Crossing will be allowed to have a freestanding sign. The freestanding sign must be a monument style with a maximum height of 10 feet and a maximum area of 100 square feet. The sign shall be constructed of brick or face brick and in may include decorative brick and/or decorative glazed block as accents. Wall Suns for Freestanding Sites Wall signs for each freestanding building must consist of individual letters and shall not have more than 1 wall sign for each principle building, except that where a principal building abuts 2 or more public streets, 2 wall signs will be allowed. Awning signs and canopy signs, including canopies over gas pumps, shall be included as wall signs. Awning and canopy signs shall not be illuminated. The sign area shall not exceed seven (7) percent of the area of the building wall, including doors and windows, to which the sign is to be affixe d Wall Sims Retail Building North Side of Home Improvement Store Wall signs for the retail building attached to the north side of the proposed home improvement store shall consist of individual letters. Capital letters shall not exceed 36" high, lower case letters shall not exceed 24" high. Signs shall be for store identity only and shall not be allowed on the rear or side of building. Signs shall not extend closer than 3 or 4 feet from the projected lease line. If the space is leased by a single tenant, sign area sha» not exceed 10 percent of the area of the building wall, including doors and windows, to which the sign is to be affixed Maior Tenant Wall Si~n.age Total wall sign area for major tenants should not exceed 7% of the front facade of the principle structure and must consist of individually mounted letters and corporate logos. Letters shall not exceed 6 feet in height and logos shall not exceed 10 feet in height. All signage shall be internally illuminated. Other Signs All other signage that may occur within Elk River Crossing and not specifically mentioned herein shall comply with the City of Elk River Sign Ordinance. All requests which are not consistent with conditions, character and intent of the Elk River Crossing PUD maybe denied by the City. ). 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