5.3. PCSR 06-10-2008..~..,.
ilk
River
REQUEST FOR ACTION
To Item Number
Plannin Commission 5.3
Agenda Section Meeting Date Prepared by
Plannin Items une 10, 2008 Sheila Cartne ,Senior Planner
Item Description Reviewed by
Earl Hohlen for Site Plan Review (Zane Street
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Re erem Barnhart, Plannin Man er
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Commons) public hearing case# SP 08-08 Reviewed by
Action Requested
Staff supports a Planning Commission recommendation of Site Plan approval, 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 Great River Energy 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 property.
7. Conditional use permit (CUP) approval, incorporating the subject property into the
Planned Units 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.
Background/Discussion
The subject site is part of the Elk River Crossing PUD which includes WalMart, the strip centers across
from WalMart, and Home Depot. The PUD is approved for commercial/retail uses.
Attachments
Location Map
Memo from Public Works Director dated May 22, 2008.
Memo from City Environmental Technician dated May 19, 2008.
Case File: SP08-08
Page 2
Applicant's Narrative
Letter from MNDOT dated May 21, 2008
Letter from GRE dated May 30, 2008
Letter from applicant's Engineer dated May 30, 2008
Letter from Hagemeister Mack dated May 30, 2008
Development standards
• Site Plan Dated June 2, 2008
Civil Drawing dated June 2, 2008
Architectural Drawing dated June 2, 2008
General Information
'Lane Commons
}sarl Ffohlen
A lieant Earl Hohlen
60 Day Rule The application has been deemed complete as of April 28, 2008.
The City must take action by June 28, 2008
Re nested Action Site Plan Review
Location and Size Approximately 10 acres east of Us Highway 169, west of Zane
Street.
Location Existing Use Land Use Plan Designation Current Zoning
$Ubject Vacant Highway Business PUD
Property
North Lift station and Highway Business PUD
strip mall
$OUth Burlington/ Right-of--way Right-of--way
Northern Rail
East Walmart/Home Highway Business PUD
Depot
West US Highway 169. Right-of--way Right-of--way
Overview
The applicant is requesting site plan review approval of two multitenant retail commercial buildings.
The site is west of Wal-Mart and Home Depot on Zane Street next to Tractor Supply. The subject
property is encumbered with several easements.
Applicable Regulations
S:APLANNiNG MAIN\Case Filcs\SP\SP OS-08 Ganc St Commons\PC memo.doc
Case bile: SPO£3-08
Page 3
"7.anc Commons
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The Planned Unit Development agreement for the subject property requires all new buildings to
be reviewed by the Planning Commission and City Council.
Analysis
The subject site is vacant with minimal tree coverage, a small wetland is present. At this time the
applicant is requesting site plan approval on the most northern part of the parcel. The subject
property may be developed in phases with this approval being of phase I. Phase II will require its
own site plan review process, and is not pictured.
Easements
As noted above, the site is encumbered by several easements. Existing overhead power lines are
prevalent throughout the site. As proposed many easements will be vacated and created. These
easements are to the benefit of Great River Energy, and will need to be vacated by them. Great
River Energy, in its letter of May 30, 2008, requires further review of the plans in relation to its
infrastructure. Any approval is conditioned on the vacation of easements from Great River Energy;
the Commission may find it beneficial to table the request, pending resolution of the easement
question.
Access
The main entrance will be from Zane Street, two accesses are proposed at this time. The northern
of the two drives will line up with an access for Home Depot. A possible future drive to the north
is shown for additional circulation options. An easement will also be needed for access to the
triangular piece of property south of the subject site. The triangular shaped parcel will be used for
ponding to serve the subject site.
PaYkiria
Parking has been calculated as one stall per 200 square feet (retail), which would require 105 parking
stalls for the proposed two buildings. Uses other than retail may require additional parking. The site
plan indicates there are 142 stalls provided. Included in these spaces are portions of 43 spaces on
City right-of--way, in a proposed easement. Staff and the city attorney have reviewed this proposal
and feel comfortable supporting the easement because the right of way of Zane is approximately 90
feet, where is it 60 feet adjacent to the property. The easement will make it clear that the applicant is
responsible for maintaining the parking stalls. =1 _
Architecture
The Elk River Crossing PUD has architectural
standards. The prominent exterior materials include
brick and EIFS which meet the requirements.
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 about 3%
of the length of the uninterrupted building length.
These requirements from the PUD agreement, apply
to the front, and all facades visible from adjoining
properties or public streets. Staff and the applicant
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Earl Flohlen
Page 4
have worked together to develop a facade plan that meets the material requirements, although it is
unclear that the facade relief is provided.
Sienage
Per the PUD, each tenant is allowed two wall signs. One monument sign is allowed for the site, with
a maximum of 100 square feet and 10 feet in height. The applicant has proposed a monument sign
that is 30 feet in height. The council can approved the height as proposed since this is a PUD,
however, a PUD amendment will be required. The monument sign is proposed to be on the west
side of the site, so visible from Highway 169. Sign permits are required for all signs.
Service doors/Mechanical Equipment
The submitted elevations indicate there will be service garage doors on the west side of the building
facing Highway 169. According to the PUD loading docks and mechanical equipment should be
incorporated into the overall design of the building and screened from view of adjoining properties
and streets. It should be noted that the buildings will use parapets to hide the roof top units. The
overhead doors cause some concern, as while there prevalent in a commercial setting, they cannot
be screened using landscaping, due to the power transmission lines.
Comprehensive Plan
The subject site has a comprehensive plan designation as Highway Business. The Highway Business
land use category is the most intensive for of commercial development. Businesses in this category
may be the largest both in terms of size and traffic generation. Highway Business land uses follows
the Highway 169 and Highway 10 corridors. The use of the property is consistent with the
comprehensive plan.
Utilities
The site will be served by municipal utilities. Due to the depth of sanitary sewer adjacent to the site
Zane street will need to be temporarily closed.
Landscaping
No landscaping plan has been provided. A landscape plan, prepared by a landscape architect, will
need to be approved prior to release of a building permit. Section 30-934 will govern.
Action Motion by Second by Vote
Follow Up
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"`" Case Number: SP 08-08 ZANE STREET COMMONS
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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 Apri125, 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.
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/a" x 11" format, signed by the engineer, developer, and contractor. The city
has specific requirements fox 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 IvIr1IN\Case Files\SP\SP 08-08 Zane St Commons\OS 21 08 engLS 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 I~Sr1IN\Case Files\SP\SP 08-08 Zane St Commons\05 21 08 engLS commentes.doc Page 3
fiver
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-OS)
During review of the plans fox 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) u7 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 may pose a problem fox building due to organic soils being
inherently unstable.
Descriation of Project Narrative
A type~vi7tten narrative explaining your request in detail should include, but not limited to,
all 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 pm, Sun. thru Sat. for 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 there 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 axe 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?
- Ho~v 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?
~~N"ESOrgti° Minnesota Department of Transportation
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oFTaP 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: 2181828-5700
Fax: 2181828-5814
Toll Free: 1/800/657-3971
` RECEIVED MAY ~ 2 208
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
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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 JU~t 02 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 -Wally 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 set up review meeting prior to
submitting drawings for building permit.
N
memhers american institute Of architects
ninnesota sccieh: american 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 anticipate
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.
Buildino/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 Citv 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 I have. I will continue to ask
for his guidance throughout the site planning and platting process.
I 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 8~ 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 RNER
E N E R G Y~ ------_ -_ .. -
12300 Elm Creek Boulevard • Maple Grove, Minnesota 55369-471 S • 763-445-5000 • Fax 763-445-5050 • rnvtv.GreatRiverEnerg}'.com
May 30, 2008
Sheila Cartney, Senior Planner
City of Elk River
13065 Orono Parkway
Elk River, MN 55330
SUBJECT: Zane Street Commons
Dear Ms. Cartney:
WO #75461
ELX, EPX, PE & EO Lines
Great River Energy has been contacteeebCommans ]deve opmenfck Architects, and Earl
Hohlen regarding the prvpased Zane Str
Great River Energy has multiple transmission fines that traverse the property owned by Mr.
Hohlen. The project plans for Phase 1 are currently being reviewed by our design
engineers to determine th h impact of this development. The initial review of the plans
presented to us an May 20 , 2048 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 noticeCOfhouedpselrvehasanlogce tghaaladditional rev ew will
but will not be in attendance. Thls lett
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
,~~,~ ~~ J
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Dale Aukee, SRNVA
Field Representative
>iG~~V ED JuN ° ~ Zoe
OA:ve\R:\Relocations\EUC Sfr 2A W075461\Clty of Elk River Zane Street Commons lir.doc
Direct Dial (763) 445-5978 E-Mail daukee@grenergy.com
A Touchstone Energy Cooperative ~~
FAX (763) 445-6778
~~~ Contains 100% post consumer waste
N • • C__.~ / vc/.
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~~® 350 Hwy. 10 South, Suite 101, St. Cloud, MN 56304
"' _ (320} 259-6575 • Fax: (320) 259-6991 • www.duffyeng.com
May 30, 2008
Hagemeister Mack Architects
501 St. Germain Street West
Suite 200
St. Cloud, MN 56301-3605
Attention: Tim Gillet
RECEIVED JUN 0 21008
RE: Proposed Zane Street Commons
Elk River, MN
Proj. No. 08-714
Below are our responses to the comments you forwarded us from the Elk River City Engineer per
your request. Our responses are 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
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 conditiion of the site plan approval
Owner will be responsihle for acquiring the required property or the necessary easement
into the adjacent property.
2. The storm sewer concept shown is a pipe system pickup 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 properrty
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 16-inch existing watermain 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, IvIN
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 11QH7 on Sheet 9 of 13 on plans received
from the City by MFRA, dated 09109/99. The plans indicate that the rim of the manhole is
at 887.00, and the invert 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 manhole.
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.
We leave been informed that the building units tivill 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
conhrol 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 8'h" 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 81/a" 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.
Stearns Co. West Side Service Center
Waite Park, MN
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 ourplans if necessary with regards to hydrant spacing.
8. There will be a requirement to provide record drawings including GIS data of die
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 dra~i~ings 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 & ssociates, Inc.
~~ f r
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 building 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
fixt~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 allowed 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 Sims 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 Signs 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 _
Major Tenant Wall Signa~e
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 EIk River Crossing PUD may be denied by the City.
T
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