5.2. - 5.5. SR 03-11-1996'~ity of
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ITEM NO. 5.2,3,4,5
MEMORANDUM
TO:
FROM:
DATE:
SUBJECT:
Mayor and City Council
Steven B. Ach, City PlanneL~~
March 11, 1996
Comprehensive Land Use Plan
Amendment, Rezoning, Preliminary
Plat and Conditional Use Permit by
Phoenix Enterprises, Public Hearing
Case No.'s LU 96-1, ZC 96-11, P 96-1 and
CU 96-1
Comprehensive Land Use Plan Amendment changing the land use
designation from HB (highway business) to MR (medium density
residential) and MR (medium density residential) to HB (highway
business).
Rezoning approximately 29 acres from Rle (single £amfly residential)
to PUD (Planned Unit Development).
Preliminary Plat to subdivide approximately 29 acres into one
commercial lot and three outlots.
Conditional Use Permit for development plan approval of a commercial
planned unit development.
Location
Southeast corner of Highway 169 and 197th Avenue.
Zoning/Land Use
Rle (single family residential)/MR (medium density residential) and HB
(highway business).
13065 Orono Parkway · P.O. Box 490 · Elk River, MN 55330 · (612) 441-7420 · Fax: (612) 441-7425
Memo to Mayor and City Councfl/Menards
March 11, 1996
Page 2
Attachments
· Ordinance No. 96-
· Resolution No. 96-
· Report to the Planning Commission dated 2/27/96
· Revised development sign
· Letter from MnDOT dated 3/4/96
· Map of Tree Preservation
· Letter from resident
Overview
The four apphcations before the City Council all involve the extension of
commercial development north of Sax Foods up to 197th Avenue. The
proposed project encompasses approximately 29 acres. Road improvements
would include the extension of Evans Street from its current termination in
front of Sax Foods north to 197th. In addition, upgrading 197th to 5 lanes
with medians for channehng traffic, improvements to Highway 169 to
accommodate turning movements and finally, possible improvements to
197th Avenue on the west side of Highway 169.
The project includes development plans for approximately 245,000 square
feet of commercial development. At this time, the only tenant with certainty
is a proposed 161,000 square foot Menards facility located in the center of the
planned unit development. The Menards proposal will require a conditional
use permit for site plan review following approval of the development plans
for the commercial planned unit development. Menards is expected to
present their specific site plan request to the Planning Commission at the
end of March and will be forwarded to a special City Council meeting in early
April.
Development of Outlots B and D
The area of this proposed development that has raised the most concern by
staffis the northerly portion adjacent to 197th. This is also the area the
Planning Commission seemed to have the most concern. Currently, the
developer doesn't have a specific use for either Outlot B or Outlot D.
However, the initial grading that is expected take place as part of phase I
will include the entire site including Outlot B and D.
At this point, it is difficult to assume how many trees will remain after the
grading work is complete. One option staff has suggested is to minimize the
grading on the north end of the project as much as possible and have these
sites "custom designed" when a specific business comes forward. Under this
s:\council\menards.doc
Memo to Mayor and City Council/Menards Page 3
March 11, 1996
option, there will be a better opportunity to retain as much vegetation as
possible and incorporate retaining walls as requested by the Planning
Commission.
For additional information, please refer to the attached memo to the
Planning Commission which outlines the entire development proposal.
Building Locations
Development of the 29 acre site will involve a large amount of grading. The
grading plan basically illustrates a "stepping effect" as the project extends
north towards 197th. In other words, the existing Sax Foods store is lower
than Highway 169. The next building north is slightly higher, however, still
6-8 feet below Highway 169. By the time you get to Menards the Highway
169 elevation is the same as the building. Finally, at the north end of the
site the building will be 10-12 feet higher than Highway 169. I thought this
should be pointed out because some people were surprised Perkins
restaurant ended up being so high above Highway 169. This project may
have a similar appearance.
Planning Commission Recommendation
The Planning Commission held a public hearing on February 27th to review
the proposed development. The following is a summary of issues discussed
by the Planning Commission at their meeting.
As a result of the road improvements to 197th Avenue, two residences
immediately north of 197th would be directly affected. Essentially, the
proposed median would cut off access to their driveways from an
eastbound direction off of Highway 169. The Planning Commission
recommended that the developer, City Engineer, and residents meet to
resolve this matter and that the developer be responsible for making the
necessary improvements.
The location of the proposed development has several existing trees and a
rolling topography. The Planning Commission expressed a desire to have
as many trees retained during development as possible. This should be
accomplished by the use of retaining walls, minimized grading, and
strategic building location.
· Similar to the area immediately east of the Sax Foods store, the
Commission recommended a 50 foot no-cut strip east of Menards.
· The Planning Commission also recommended that the development be
hmited to one free standing development sign similar to Hillside Crossing
s:kcouncil\menar ds.doc
Memo to Mayor and City Council/Menards Page 4
March 11, 1996
I, Elk Park Center and Elk River Retail Center. Included is a revised
development sign which would be the only sign advertising the project.
This proposal is more consistent with other PUD's.
The Planning Commission also indicated a concern with the number of
parking stalls available at the proposed Menards facility. It was
recommended that the Menards proposal have a minimum of 405 parking
stalls.
Park and Recreation Commission Recommendation
The Park and Recreation Commission has continued a comprehensive review
of development proposals in the Hillside Estates area. With this
development the Commission has recommended a 75 foot park corridor along
the north portion of Outlot B. This corridor would provide a connection with
other corridors in Hillside Estates residential area for an attractive trail
system. In addition, the 75 foot corridor through this plat would also provide
a buffer strip between the commercial and residential.
Recommendation
It is recommended the City Council approve the following:
ho
Comprehensive Land Use Plan Amendment changing the land use
designation to be consistent with the proposed planned unit
development based on the following findings:
The requested land use plan amendment is a minor adjustment
to the existing land use plan.
o
The land use plan amendment actually reduces the amount of
commercial property and basically provides consistency with the
planned unit development proposal and the land use plan map.
Rezoning approximately 29 acres from Rle (single family residential)
to PUD (planned unit development) based on the following findings:
The rezoning is consistent with the Comprehensive Land Use
Plan designation of HB (highway business).
o
Times and conditions have changed to warrant an extension of
the commercial development along Highway 169.
s:\councilkanenar ds.doc
Memo to Mayor and City Council/Menards Page 5
March 11, 1996
3. The rezoning to commercial is a logical extension of the existing
commercial development immediately to the south along
Highway 169.
o
Infrastructure improvements can be made to support the
proposed commercial development for this area.
Co
Preliminary Plat to subdivide approximately 29 acres into two
commercial lots and two outlots based on the following conditions:
All of the city engineer's comments outlined in the memo dated
2/23/95 being incorporated into the approval of the preliminary
plat.
°
Appropriate easements as requested by Elk River Utilities be
included on the plat.
o
The Park and Recreation Commission's recommendation to
dedicate a 75 foot park corridor along the north limits of the plat
with the balance of park dedication requirements being paid in
cash at the time of final plat.
o
A letter from Anoka Electric stating appropriate easements have
been provided on the plat to accommodate their existing utilities
along the east side of Highway 169.
A six foot wide concrete sidewalk be included along the east side
of Evans Street up to 197th Avenue, then along the south side of
197th Avenue to Highway 169.
o
A six foot wide sidewalk be provided along 196th Avenue from
Evans Street to the first intersecting street in the Hillside
Estates residential development.
o
A developers agreement be prepared and executed prior to
releasing the final plat for recording.
o
A planned unit development agreement be prepared and
executed prior to releasing the final plat for recording.
o
A surface water management impact fee be paid prior to
releasing the final plat for recording.
10.
Water availability charge be paid prior to releasing the final
plat for recording.
s :Xcouncil\menards.doc
Memo to Mayor and City Council/Menards
March 11, 1996
Page 6
Do
11.
All engineering and legal fees be paid prior to releasing the final
plat for recording.
12.
A seal coating be paid prior to releasing the final plat for
recording.
13. A NPDES permit be obtained prior to commencing work on-site.
14.
Necessary approvals from MNDOT be obtained prior to
commencing work on-site.
15.
The future replatting of outlots may necessitate an indirect
source permit. This will have to be considered with future plats.
16.
A letter of credit covering 100% of this cost of improvements be
submitted to the city prior to releasing the plat for recording.
17.
Upon the city accepting the public improvements, a warranty
bond in the amount of 25% be retained for a one year period.
18.
A design be worked out between the City Engineer, the
developer and the two homeowners directly to the north, to
allow more direct access to their homes. Costs associated with
these improvements shall be the responsibility of the developer.
19.
Maintain as many trees as possible by using retaining walls on
the two northerly outlots, B and D, located in the southwest
corner of 197th and Evans.
20.
The storm water pond, shown as Outlot C, should be combined
and made part of Outlot A.
Conditional Use Permit for development plan approval of the
commercial planned unit development based on the following
conditions:
All of the City Engineer's comments in the memo dated 2/23/96
be incorporated into the Development Plans for the PUD.
o
A planned unit development agreement be prepared and
approved prior to releasing the final plat for recording.
A development plan outlining the overall development be
approved. This plan shall include site plan, general landscaping
s :\council\menards.doc
Memo to Mayor and City Council/Menards
March 11, 1996
plan, grading plan, setback plan, complete sign package, a
written narrative of project standards.
Page 7
o
Appropriate permits be obtained from MNDOT authorizing
grading and improvements in the right.of-way.
The approved sign package consist of one freestanding
development sign similar to attachment "B" in the proposed
PUD Agreement.
o
The development plan has interior driveways that connect to
each of the businesses in Hillside Crossing I and Hillside
Crossing II. This will allow trips between stores to remain on-
site and not be forced to use Evans Street.
o
The building setback on Outlot B be increased along the park
area and residential to a distance of 50'.
The driveway and parking setback on Outlot B be set at 25 feet
from the Park and residential to the east.
o
The master landscaping plan demonstrate a theme similar to
Hillside Crossing I. This theme will need to be incorporated into
future site plans.
10.
As part of Phase I, all landscaping and sodding be completed
along Evans Street from Sax Foods to 197th Avenue.
11.
Extensive landscaping be provided along those areas of the
development which are adjacent to residential areas.
12. Future site plans be required to obtain a conditional use permit.
13.
A design be worked out between the City Engineer, the
developer and the two homeowners directly to the north, to
allow more direct access to their homes. Costs of the
improvements associated with the necessary design shall be the
responsibility of the developer.
14.
Maintain as many trees as possible on Outlots B and D by using
retaining walls and minimize grading activity.
15.
The parking area for the Menards shall have no less than 410
stalls.
s :\councilXmenar ds.doc
Memo to Mayor and City Council/Menards Page 8
March 11, 1996
16. Access to Outlot D from 197th Avenue not be approved at this
time. This access should be evaluated at the time a specific site
plan is submitted for Outlot D.
s :Xcouncil\menar ds.doc
CITY OF ELK RIVER
ORDINANCE 96 -
AN ORDINANCE AMENDING THE CITY OF ELK RIVER
ZONING MAP TO REZONE CERTAIN PROPERTY FROM
R1E (SINGLE FAMILY RESIDENTIAL) TO PUD (PLANNED UNIT
DEVELOPMENT)
CASE NO. ZC 96 - 11
The City Council of the City of Elk River does hereby ordain as follows:
Section 1. The duly adopted Zoning Map of the City of Elk River is
hereby amended to rezone the property described as:
See Attached Exhibit A
Section 2. That this Ordinance shall take effect and be in full force from
and after the date of its publication.
Passed and adopted this__
the City of Elk River.
day of
,1996, by the City Council of
ATTEST:
Henry A. Duitsman, Mayor
Sandra A. Thackeray, City Clerk
s:\document\or dinanc\zc96 - 11.doc
s :\document\or dinancXzc96 - 11 .doc
CITY OF ELK RIVER
RESOLUTION NO. 96 -
A RESOLUTION AMENDING THE COMPREHENSIVE PLAN
TO CHANGE THE LAND USE FROM
MR (MEDIUM DENSITY RESIDENTIAL) TO
HB (HIGHWAY BUSINESS)
CASE NO. LUA 96-1
WHEREAS, Minnesota Statutes, Chapter 462.355, Subdivision 2,
· prescribes the procedure for amending the Comprehensive Plan, and
WHEREAS, the Planning Commission held a public hearing on February
27, 1996, and recommended approval regarding the Comprehensive Plan
amendment request for the property generally described as:
the area lying southeast of the intersection of Highway 169 and 197th
Avenue, extending approximately 800 feet east of Highway 169 and south
towards 194th Avenue alignment; and,
WHEREAS, the City Council has reviewed the Comprehensive Plan
amendment request and finds the change to be in general conformance to the
adopted Comprehensive Plan.
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City
of Elk River that the Land Use Plan be amended to change the property as
described above from MR (Medium Density Residential) to HB (Highway
Business).
PASSED by the City Council of the City of Elk River this __
,1996.
day of
ATTEST:
Henry A Duitsman, Mayor
Sandra A. Thackeray, City Clerk
s :\document\r esoluti\lu96 - 1 .doc
I~ 7.5.,7.6.,7.7.,7.8.
ty of
ver
FROM:
DATE:
SUBJECT:
MEMORANDUM
Planning Commission
Steven B. Ach, City Planner
February 27, 1996
Comprehensive Land Use Plan
Amendment, Rezoning, Preliminary
Plat, and Conditional Use Permit by
Phoenix Enterprises, Public Hearing,
Case Nos. LUA 96-1, ZC 96-11, P 96-1 and
CU 96-1
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Comprehensive Land Use Plan Amendment changing the land use
designation from HB (highway business) to MR (medium density
residential) and MR (medium density residential) to HB (highway
business).
Rezoning approximately 29 acres from Rle (single family residential)
to PUD (Planned Unit Development).
Preliminary Plat to subdivide approximately 29 acres into two
commercial lots and two outlots.
Conditional Use Permit for development plan approval of a commercial
planned unit development.
.Location
Southeast corner of Highway 169 and 197th Avenue.
.Zoning/Land Use
Rle (single family residential)/MR (medium density residential) and HB
(highway business).
13065 Orono Parkway · P.O. Box 490 · Elk River, MN 55330 · (612) 441-7420 · Fax: (612) 441-7425
Memo to Planning Commission
LUA 96-1, ZC 96-11, P 96-1 and CU 96-1
Page 2
Attachments
· Memo from city engineer dated 2/23/96
· Location Map
· Zoning Map
· Land Use Plan Map
· Development Plans
· Letter from Menards regarding Parking
· Proposed Sign Package and Development Standards
· Zoning Requirement/Procedure for Planned Unit Development
· City Council Minutes dated 12/11/95 and 12/18/95
Pro}ect Overview
The proposed project will include approximately 29 acres of property lying
immediately north of Sax Foods and extending north to 197th Avenue. Four
commercial lots are ultimately planned, however, only two of these lots will
be included in the first phase. The total building area on the respective lots
is as follows:
LOt Size
Lot 1, Block 1 3.6 acres
Lot 1, Block 2 11.3 acres
Outlot A 6.1 acres
Outlot B 2.7 acres
TOTAL* 23.7 acres
Building Size
11,375 square feet
161,160 square feet
54,780 square feet
20.430 sauare feet
247,745 square feet
*(doesn't include ponding, park area, or right-of-way)
Proposed Uses
Within this development there has been one use that has been discussed with
certainty. This development is programmed for Lot 1, Block 2 to include a
161,160 square foot Menards facility. All of the other lots demonstrate the
ability to have a commercial/retail use along with associated parking. The
developer has not identified any other specific uses other than expressing an
interest in attracting a restaurant, hotel, car wash, gas station/convenience
center, and possible office. Similar to Elk Park Center and Hillside Crossing
I, the anticipated allowable uses in this planned unit development will be
consistent with the highway commercial zoning district unless Planning
Commission and/or City Council place further limitations on any of the lots
in the proposed development.
s:\planning\pc\hilsid2.doc
Memo to Planning Commission
LUA 96-1, ZC 96-11, P 96-1 and CU 96-1 Page 3
Land Use Plan Amendrnent/Rezonin~i
As part of the Comprehensive Plan update, the Steering Committee and City
Council amended the land use plan map to reflect a highway commercial land
use up to 197th Avenue. This commercial land use extended 850 feet east of
US Highway 169 from Sax Foods to 197th Avenue.
The proposed commercial planned unit development is slightly more than the
850 feet directly behind (east) the Menards site, however, less than the 850
feet both north and south of Menards. Therefore, the Comprehensive Plan
amendment is an adjustment to the land use plan map to be consistent with
the proposed development.
The rezoning from Rle (single family residential) to PUD (planned unit
development) is consistent with the Hillside Crossing I development
immediately to the south. Furthermore, the rezoning is consistent with the
identified land use designation of HB (highway business).
Preliminar~ Plat
As mentioned earlier, the prehminary plat involves approximately 29 acres of
land to be subdivided into two commercial lots and two outlots that will
eventually be replatted to accommodate future development considerations.
The plat includes the extension of Evans Street north along Highway 169
serving as a frontage road for the commercial development between 193rd
Avenue and 197th Avenue. Also, 196th Avenue provides access to the
Hillside Estates residential development lying immediately east of the
proposed project. At the northern portion of the plat, right-of-way for
necessary road improvements to 197th Avenue and Evans Street is also
included. (Please refer to Terry Maurer's memo regarding these road
improvements.)
As mentioned on the previous page, the lot sizes in this development range
from 2.7 acres up to 11.3 acres. All of the lots exceed the minimum lot size in
a PUD project which is .8 acres.
Park Dedication,
The Park and Recreation Commission has recommended a 75 foot wide park
corridor along the northern portion of the plat. The Park and Recreation
Commission plans on a quahty trail corridor along this portion of the plat,
eventually connecting with the corridors in Hillside Estates residential
development. In addition to the park corridor, the remaining park dedication
s:\planning\pc\hilsid2.doc
Memo to Planning Commission Page 4
LUA 96-1, ZC 96-11, P 96-1 and CU 96-1
requirement should be satisfied with the payment of cash at the commercial
rate.
Pedestrian Circulation
The construction of Evans Street north to 197th will include the continuation
of a 6' wide concrete sidewalk. Once the sidewalk reaches 197th, the sidewalk
is planned to extend to Highway 169 along the south side of 197th Avenue.
It is also recommended that a sidewalk extend east along either the north or
south side of 196th to the first intersection in Hillside Estates residential
development. This sidewalk will provide safe pedestrian access from the
local streets in Hillside Estates to Evans Street.
Development Plan
The development plans for the proposed planned unit development are
considered as the "master plans" when reviewing specific proposals for each
of the parcels. In other words, the development plans will identify building
size, parking areas, landscaped (buffer) areas, access points, signage, and
architectural controls. These general components coupled together will be
the basis for which future site plans are reviewed.
Specific Site Plans
As mentioned above, when a specific development is identified for a parcel
within the planned unit development, a conditional use permit for site plan
review will have to be submitted. This conditional use permit will be
submitted to the Planning Commission and City Council for consideration.
Once again, the specific plans will be compared to the approved development
for consistency. It is anticipated that Menards will have their specific plans
submitted by the end of this month for the March 26th Planning Commission
meeting.
Parking
The development plans illustrate some general footprints of future buildings
along with associated parking areas. Based on the potential of these
buildings being used for retail, required parking was determined by using the
parking ratio for retail use (one space per 200 square feet). When applying
this general retail formula, each of the three (other than Menards) parcels
will need to provide some additional parking. Given the size of the parcels it
appears as though the additional parking can be satisfied.
s:\planning\pc\hilsid2.doc
Memo to Planning Commission
LUA 96-1, ZC 96-11, P 96-1 and CU 96-1 Page 5
The proposed Menards is expected to be approximately 161,160 square feet in
size. Of this total building area, approximately 100,000 square feet will be
dedicated to actual retail space While 40,000will be cold storage, 20,000
shipping and receiving. The current site plan illustrates 388 parking stalls
on the Menards site. These numbers do not meet the city's ordinances if a
typical retail ratio is used. If the city's ordinance was to be met, Menards
would need to either provide or demonstrate the ability to provide an
additional 112 spaces. However, Menards has provided documentation that
their particular business does not necessitate the amount of required parking
that a general retail business would demand. Included in this report is a
letter from Menards along with information they have compiled from other
stores built over the years to help support the request for reduced amount of
parking.
Signage/Development Standards
Attached is a proposed PUD Agreement proposed by the developer outlining
the signage and development standards for Hillside Crossing II. For the
most part, this agreement is tailored after Hillside Crossing I. and Elk Park
Center.
The following are highlights:
Development Sign (along Highway 169)
Basically two development signs are proposed; one identifying
Menards and another identifying the Hillside Crossing II
Development. Both Hillside Crossing I and Elk Park Center were
limited to one development sign. It may be appropriate to consolidate
these two signs into one similar to the other planned unit
developments.
Monument Sign for Freestanding Sites
This proposal is identical to the other planned unit developments.
Wall Signs (Freestanding Sites)
The proposed wall signs, except for Menards, are similar to other
planned unit developments. Menards is proposing to have 8 product
signs ranging in size from 10 sq. ft. up to 20 sq. ft. Each sign will have
individual light letters with a height of two feet. These signs will be
spread out across the front of the building.
s:\planning\pc\hilsid2.doc
Memo to Planning Commission
LUA 96-1, ZC 96-11, P 96-1 and CU 96-1
· Wall Signs (Multi-Tenant Building)
Page 6
This proposal is similar to other planned unit developments.
Development Standards
The Planning Commission should review the standards section of the
PUD agreement. The agreement does discuss architectural control,
lighting and landscaping. However, it is unclear whether the plans
reflect this written intent.
Recommendation
It is recommended that the Planning Commission recommend approval of the
following:
Ao
Comprehensive Land Use Plan Amendment changing the land use
designation to be consistent with the proposed planned unit
development based on the following findings:
The requested land use plan amendment is a minor adjustment
to the existing land use plan.
o
The land use plan amendment actually reduces the amount of
commercial property and basically provides consistency with the
planned unit development proposal and the land use plan map.
Be
Rezoning approximately 29 acres from Rle (single family residential)
to PUD (planned unit development) based on the following findings:
The rezoning is consistent with the Comprehensive Land Use
Plan designation of EB (highway business).
Times and conditions have changed to warrant an extension of
the commercial development along Highway 169.
The rezoning to commercial is a logical extension of the existing
commercial development immediately to the south along
Highway 169.
Infrastructure improvements can be made to support the
proposed commercial development for this area.
s:\planning\pc\hilsid2.doc
Memo to Planning Commission
LUA 96-1, ZC 96-11, P 96-1 and CU 96-1 Page 7
C. Preliminary Plat to subdivide approximately 29 acres into two
commercial lots and two outlots based on the following conditions:
1. All of the city engineer's comments outlined in the memo dated
2/23/95 being incorporated into the approval of the preliminary
plat.
Appropriate easements as requested by Elk River Utilities be
included on the plat.
The Park and Recreation Commission's recommendation to
dedicate a 75 foot park corridor along the north limits of the plat
with the balance of park dedication requirements being paid in
cash at the time of final plat.
o
A letter from Anoka Electric stating appropriate easements have
been provided on the plat to accommodate their existing utilities
along the east side of Highway 169.
A six foot wide concrete sidewalk be included along the east side
of Evans Street up to 197th Avenue, then along the south side of
197th Avenue to Highway 169.
Ce
A six foot wide sidewalk be provided along 196th Avenue from
Evans Street to the first intersecting street in the Hillside
Estates residential development.
A developers agreement be prepared and executed prior to
releasing the final plat for recording.
o
A planned unit development agreement be prepared and
executed prior to releasing the final plat for recording.
o
A surface water management impact fee be paid prior to
releasing the final plat for recording.
10.
Water availability charge be paid prior to releasing the final
plat for recording.
11.
All engineering and legal fees be paid prior to releasing the final
plat for recording.
12.
A seal coating be paid prior to releasing the final plat for
recording.
s:\planning\pc\hflsid2.doc
Memo to Planning Commission Page 8
LUA 96-1, ZC 96-11, P 96-1 and CU 96-1
13. A NPDES permit be obtained prior to commencing work on-site.
14.
Necessary approvals from MNDOT be obtained prior to
commencing work on-site.
15.
The future replatting of outlots may necessitate an indirect
source permit. This will have to be considered with future plats.
16.
A letter of credit covering 100% of this cost of improvements be
submitted to the city prior to releasing the plat for recording.
17.
Upon the city accepting the public improvements, a warranty
bond in the amount of 25% be retained for a one year period.
Conditional Use Permit for development plan approval of the
commercial planned unit development based on the following
conditions:
All of the City Engineer's comments in the memo dated 2/23/96
be incorporated into the Development Plans for the PUD.
A planned unit development agreement be prepared and
approved prior to releasing the final plat for recording.
A development plan outlining the overall development be
approved. This plan shall include site plan, general landscaping
plan, grading plan, setback plan, complete sign package, a
written narrative of project standards.
o
Appropriate permits be obtained from MNDOT authorizing
grading and improvements in the right-of-way.
The approved sign package consist of one freestanding
development sign similar to attachment "B" in the proposed
PUD Agreement.
o
The development plan has interior driveways that connect to
each of the businesses in Hillside Crossing I and Hillside
Crossing II. This will allow trips between stores to remain on-
site and not be forced to use Evans Street.
The building setback on Outlot B be increased along the park
area and residential to a distance of 50'.
o
The driveway and parking setback on Outlot B be set at 25 feet
from the Park and residential to the east.
s:\planning\pc\hilsid2.doc
Memo to Planning Commission
LUA 96-1, ZC 96-11, P 96-1 and CU 96-1
Page 9
o
10.
11.
12.
The master landscaping plan demonstrate a theme similar to
Hillside Crossing I. This theme will need to be incorporated into
future site plans.
As part of Phase I, all landscaping and sodding be completed
along Evans Street from Sax Foods to 197th Avenue.
Extensive landscaping be provided along those areas of the
development which are adjacent to residential areas.
Future site plans be required to obtain a conditional use permit.
s:\planning\pc\hilsid2.doc
CON [LTIIG ENGIN'EER
1326 Energy Park Drive
St. Paul, MN 55108
6]2-644-4389
]-800-888-2923
Fax: 612.644-9446
CIVIL ENGINEERING:
ENVIRONMENTAL
MUNICIPAL
~ PLANNING
SOLID WASTE
STRUCTURAl.
SURVEYING
TRAFFIC
TRANSPORTATION
ELECTRICAL/MECHANICAL
ENGINEERING:
HVAC
POWER DISTRIBUTION
SCADA
SYSTEM CONTROLS
OFFICES IN:
',INNEAPOLIS
PRIOR LAKE
ST. PAUL
WASECA
February 23, 1996
File: 230-297-11
Mr. Steve Ach
City Planner
City of Elk River
13065 Orono Parkway
P.O. Box 490
Elk River, MN 55330
RE: HILLSIDE CROSSING II
Dear Mr. Ach:
As requested, we have reviewed the submittal by Riverside Development Company for the
Hillside Crossing II development. The submittal consisted of a Preliminary Plat, Site
Plan, Lighting Plan, and Landscaping Plan. As you are aware, the City Council directed
MSA, Consulting Engineers to prepare the Grading Plan/Utility plan. Based on our
review, comments from the staff review meeting, and various meetings with the
Developers, we would offer the following comments:
A. PRELIMINARY PLAT
The sanitary sewer, water, and storm drainage serving this development
will be run through the lots to provide easier access to the commercial
buildings. As the corridors for these utilities become clear, additional
easements will be needed on the Preliminary Plat to accommodate these
extensions.
The Preliminary Plat should show drainage and utility easements along the
lot lines on all lots.
B. SITE PLAN
The Site Plan shows a possible future driveway connection in two locations
at the south end of Hillside Crossing II between Sax Food Store and Outlot
A. We would concur with the most easterly of these two locations. We
would suggest that the most westerly would be a conflict with the
driveways entering the sites. We would also suggest that the easterly
location be continued on and provide for an internal connection between
Outlot A and Lot 1. This will allow for trips between Sax Food Store and
the proposed Menards without exiting onto Evans Street.
230/297-2201. feb
An Equal Opportunity Employer
Mr. Steve Ach
February 23, 1996
Page Two
o
Outlot A and Lot 1 show proposed driveways in excess of the City
ordinance width of 30 feet. The driveways shown are 40 feet wide. These
will need to be reviewed at the time of the individual lot site plan review
to determine whether driveways in excess of the ordinance are necessary.
Also, these two 40-foot driveways are in very close proximity to one
another. It is clear that the driveway on Lot 1 is in a location to allow
direct access to the outside yard of the Menards site and on Outlot A is to
provide access to the rear of the proposed building. It would be advisable,
if possible, when Outlot A is developed to orientate the building such that
the 40-foot driveway can be located at the southern end of the lot,
providing much more room between potentially conflicting movements.
Outlot B also shows a driveway off of 196th Avenue in excess of the City
ordinance allowable 30 feet.
The issue was raised at the staff review meeting regarding the number of
existing utilities such as gas, electric, and telephone along the MnDOT
right-of-way where Evans Street is directly adjacent to the highway right-
of-way. The question was whether these utilities fall inside the right-of-
way or just outside. If, in fact, they do fall outside of the highway right-of-
way, the proposed 70-foot Evans Street right-of-way would need to be
expanded to 80 feet.
The geometrics at the north end of the site will be much like at 193rd
Avenue at the south end of the Sax Food Store. Evans Street will tee into
197th Avenue. 197th Avenue will contain a raised concrete median for
channelization. It will develop a full 5-lane design as it meets TH 169.
This will allow for a right turn, through lane, and left turn on westbound
197th Avenue, and two lanes for eastbound 197th Avenue. As you
approach Evans Street on 197th Avenue, the southerly lane will be a free
right turn to go southbound into the commercial area. Lots 14 and 15,
Block 1, of Deerfield 2nd Addition which access directly onto 197th
Avenue, will have their movements in and out of their driveways restricted
to right in and right out only by the raised concrete median.
Evans Street would be a 52-foot wide, four lane facility similar to the south
end adjacent to Sax Food Store. There would be a sidewalk along the east
side to accommodate pedestrians.
230/297-2201 .feb
Mr. Steve Ach
February 23, 1996
Page Three
Ce
o
196th Avenue as it approaches Evans Street will be expanded to provide for
three lanes, two westbound and one eastbound. The two westbound are
necessary to develop a right turn lane and a left turn lane. This way,
vehicles wanting to turn right and head north will not be delayed behind
vehicles waiting to turn left and head southbound.
There is a proposed right-in/right-out off of 197th Avenue into Outlot D.
The City has a few of these type of installations throughout the City. They
seem to work well with varying levels of success, but are often an essential
part of the development if the user of the lot depends on drive-by traffic,
such as a gas/convenience store. We would suggest that the accesses to
Outlot D be closely evaluated at Site Plan review when the user is known
to determine if the right-in/right-out is important.
196th Avenue east of Evans Street leads to a residential neighborhood. It
may be advisable to include a sidewalk along one side of this street for
adjacent property owners who would choose to walk to the commercial
area.
GRADING PLAN/UTILITY PLAN
As mentioned earlier, these two plans were prepared at City Council
direction by MSA, Consulting Engineers. The Grading Plan was prepared
in an attempt to balance dirt on the site. It appears that the site will
generate some excess material. A number of berms are proposed in an
attempt to utilize this material. There has been discussion about saving the
natural vegetation in some of these locations. If this is a direction that
should be taken, other methods will need to be utilized to dispose of the
excess material.
The two most northerly lots in the development have building elevations
proposed at 998.0. The elevation of the highway directly in front of these
sites is at approximately 986.0, 12 feet lower than the sites. These sites
will visually be much like the Perkins site farther south on TH 169, where
the Perkins building is physically much higher than the highway. Looking
at the natural topography of the site, Outlot B has a Iow area of 985.0 and
a high elevation of 1,007.0 located within the boundaries of the lot. Lot 1
is much the same with a low at approximately 998.0 and a high of 1,006.0.
230/297-2201.~b
Mr. Steve Ach
February 23, 1996
Page Four
The Menards facility proposed for Lot 1 has a first floor elevation of
998.0. The highway directly in front of this site has an elevation of
approximately 985.0. These two are much closer to the same elevation.
The most southerly lot is proposed to have a building elevation of 974.0.
The highway directly in front is at approximately 980.0. In this instance,
the highway is actually higher than the building site.
Storm drainage will be handled in two ways. The parking lots and fronts
of the building will be collected in a storm sewer system which ties into the
existing storm sewer system on the Sax Food Store lot. This will convey
the runoff directly to the existing pond along 193rd Avenue. Much of the
rooftops and rear of the site will be directed to the a new pond constructed
behind the most southerly lot. This will provide for trealrnent of the runoff
and then it will be conveyed through existing storm sewer again to the pond
located adjacent to 193rd. From this pond, the outfall flows to the large
wetland south of 193rd located between the Cherryhill Bluffs plat and
Hillside Crossing South. Currently, this regional wetland does not have an
outlet, although one is planned for when necessary.
The north end of this site is also the north end of the urban service area.
Therefore, the sanitary sewer is extended far enough north to provide
service to Lot 1 and Outlot B. At the north end of the sanitary sewer run,
the last manhole is constructed in the boulevard area adjacent to Evans
Street such that if further extensions were deemed necessary in the future,
they could be accomplished without total disruption of Evans Street.
The watermain on the site is looped around the Menards site, which also
then provides a loop around Outlot A at the south end of the site.
Provisions are made for potential looping, if necessary, on the two
northerly sites. Again, the watermain is extended outside of the street so
that any extensions to the north can be accomplished without disruption of
Evans Street. There is also a provision for an extension westerly under TH
169 to provide a loop in that direction in the future.
MISCELLANEOUS ITEMS
As with similarly sized commercial developments, the Developer should
make and pay for the necessary off-site improvements. These would
include the following:
All improvements to 197th Avenue from TH 169 to the transition
back to the existing roadway in Deerfield 2nd Addition.
230/297 -2201. feb
Mr. Steve Ach
February 23, 1996
Page Five
Removal of the Spect homestead driveway and median cross-over
as required by an earlier agreement between the City and MnDOT.
Any geometric improvements to 197th Avenue on the west side of
TH 169. Also, the acquiring of necessary road right-of-way or
reimbursement of the City's cost to acquire.
Any MnDOT required improvements to TH 169 such as the
lengthening or rebuilding of right or left turn lanes.
The intersection of 197th Avenue and TH 169 will likely require
signalization in the future improvements should be planned with this in
mind. Items such as conduit where appropriate and space for signal poles
should be included in the design.
3. MnDOT permits will be necessary for all work within their right-of-way.
If you have any questions regarding these comments, please call.
Sincerely,
MSA, CONSULTING ENGINEERS
Terry J. M'adrer, P.E.
TJM:tw
230/297-2201. feb
(l~la)
LOCATION
Rlc
~ 112
City of
13065 Orono Parkway · P.O. Box 490
Elk ~ver, MN 55330
I R
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ZONING
MAP
CASE: 'p ~_/
PUD
File
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LOCATION
i
City of
13065 Orono Parkway · EO. Box 490
Elk River. MN 55330
;
LAND US
MAP
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CASE:
N
HILLSIDE CROSSING
ELK RIVER, MINNESOTA
II
ELK
RIVER
VICINITY MAP
SHEET INDEX
COVER SHEET
PRELIMINARY PLAT AND SETBACK PLAN
SITE PLAN (ALL PHASES)
LIGHTING PLAN
LANDSCAPE PLAN
PRELIMINARY GRADING PLAN
PRELIMINARY UTILITY PLAN
HILLSIDE CROSSING I
ELK RIVER. biltNt~lESOTA
RIVERSIDE DEVELOPMENT CO.
................................ " STREET
U,S.
HIGHWAY NO. 169 ~ ~
"'~ ~'~? .~*
..~-__ . ,~ ~
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i
LOT
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LOT AI~AS '~-
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1 /
71GO0
LOT SURVEYS COMOANy I'~C, HILLSIO[ CROSSING I
~-~,~1~-~-~ RIVERSIDE DEVELOPMENT CO.
U.S,
HIGHWAY
NO.
PROPOSED BUILDe~
PROPOS~o 80~_04~
\\
.... ='- -----=== -"----== = .......................... ~ "-. ........ .S. HIGHWAY ....................
..... ~ .......... ::: ': ........... .N..O_..____ 169
: '- :'=:::::'-' ....... :-: .......................................................... ..... _ .......... (NORTH::=___._- '-~(~U~lb ....................... ....
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,0.~...... ,*~-- ,,~.~.,~'"o'"~""-'"". ~ ~.~.,.~, BECHER J. & ASSOC. I'~LLSIDE CROSSING II
o~oo~.~___ ~, ~"~ v~-c~,~ ElECTRiCAL CONIRACTINO ELK RIVER. MII~SOTA
~ ....... ~ ,~ w .~, ~ ~,~.~-.,-~ RIVERSIDE D~V£LOPMENT CO.
Lk~T&~JO
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P~.IMINARY U~UTY ~
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L.~(:~ND
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----.; --- l:)O4OT[$ P~O~:)S~) CONTO~JR
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February 2, 1996
Mr. Steve Ach
City of Elk River
13065 Orono Parkway
P. O. Box 490
Elk River, MN 55330
RE: Parking requirements for the proposed Menards store, Elk River, MN
Dear Mr. Ach:
Menards parking needs are not as high as most of the typical major retailers. Our use is
somewhat different, our aisles tend to be wider, our products tend to be bulkier and our outdoor storage
area is larger.
I am providing you with an updated store list of Menards old and new prototype stores. The list
indicates the number of available parking stalls at each location and the store opening date. As you can
see from the list, the number of parking stalls we are proposing for Elk River is consistent with the
number of available parking stalls at our other locations.
The total square footage of the new prototype store is 160,680 square feet. But, not all of that
is actual sales area. Only 104,370 square feet is sales area with the remainder consisting of 42,900
square feet of unheated warehouse area and 13,410 square feet of receiving area. The old prototype
store had about 60,000 square feet of sales area and about 50,000 square feet of warehouse and
receiving area.
It should be noted that at any one time, during business hours, we've found that approximately
25% of our customers are in the outdoor storage area with their vehicles picking up products they
purchased in the store and not parked in the front parking lot.
Finally, keep in mind that we do not receive the mad Christmas rush that most retailers count
on. These retailers design their parking lots mainly around this one month of the year. Our busier times
are a little more spread out, generally occurring in the spring and fall.
Thank you for your consideration in tiffs matter.
ary ;olby
Senior Project Manager
Menard, Inc.
GC/sw
4777 MENARD DRIVE EAU CLAIRE, Wi 54703-9625 TELEPHONE (715) 876-5911 FAX~: 715-876-5901
Menards Home Improvement Centers
Available Parking
.P_r_o_t _o_t.y.p_e._I .I. Li~ 1_6_o ~9_0__0
Location
Appleton, WI
Batavia, IL
Bellevue, NE
Bellevue, WI
Cottage Grove, MN
Dolton, IL
Eau Claire West, WI
Fox Lake, IL
Madison, WI
Minot, ND
Onalaska, WI
Sterling, IL
Ankeny, IA
Bradley, IL
Cedar Rapids, IA
Chicago, IL
Council Bluffs, IA
Elkhart, IN
Fond du Lac, WI
Goshen, IN
Grand Island, NE
Grand Rapids, MI
Gurnee, IL
Hudson, WI
Indianapolis North, IN
Indianapolis South, IN
Iowa City, IA
Machesney Park, IL
Mason City, IA
Matteson, IL
Mishawaka, IN
Norfolk, NE
Norton Shores, MI
# Parking Stalls
403
407
411
422
405
426
415
397
444
401
407
417
Pr 9_t_.o_t ~.e_ I_I._03~ ~000 s._f_.)
298
343
356
249
319
319
35O
327
335
374
317
317
363
311
319
363
330
302
339
323
323
Store
Opening Date
9-7-95
T.B.A.
12-21-95
T.B.A.
T.B.A.
T.B.A.
2-08-96
T.B.A.
T.B.A.
T.B.A.
2-15-96
T.B.A.
8-11-94
12-15-94
8-10-95
T.B.A.
1-94
12-22-95
8-03 -95
1-5-95
3-16-95
1-26-95
3-94
6-30-94
2-94
3-94
9-1-94
10-19-95
12-15-94
4-28-94
1-05-95
3-09-95
2-16-95
~o. e...a..t.j..o...n..
Pekin, IL
Plover, WI
Valparaiso, IN
Waite Park, MN
Watertown, SD
337
373
350
355
303
Store
..O..p...e....m.'..n.g..~..a..t..e..
11-93
8-03-95
8-10-95
5-12-94
12-29-94
Prototy~._e I__~3.000 s.f.]
Appleton, WI
Apple Valley, MN
Brooklyn Park, MN
Bumsville, MN
Champaign, IL
Cherry Valley, IL
Coon Rapids, MN
Crystal Lake, IL
Davenport, IA
Des Moines, IA
Dubuque, IA
Eden Prairie, MN
Fargo, ND
Forsyth, IL
Franklin, WI
Grand Forks, ND
Green Bay, WI
Hermantown, MN
Janesville, WI
La Crosse, WI
Eau Claire (London Square), WI
Eau Claire (Old Mill), WI
Madison, WI
Mankato, MN
Milwaukee, WI
Moline, IL
Normal, IL
Oakdale, MN
Omaha, NE
Oshkosh, WI
Palatine, IL
Peoria, IL
Racine, WI
Rochester, MN
Sheboygan, WI
168
223
218
241
215
188
260
260
260
178
217
222
263
238
216
224
150
3O9
298
ll0
173
24O
214
182
231
245
286
218
197
216
263
28O
152
174
177
10-83
7-86
1-87
8-78
9-88
9-85
10-82
12-92
1-90
1-86
8-89
3-81
1-85
1-90
2-83
8-85
11-80
1-88
10-84
4-77
6-87
1-78
4-89
12-86
6-83
7-91
11-91
7-79
10-91
8-80
1-93
9-91
11-85
1-84
12-85
Sioux City, IA
Sioux Falls, SD
Springfield, IL
Urbandale, IA
Waterloo, IA
Waukesha, WI
Wausau, WI
West Allis, WI
West Burlington, IA
~..P...a..r. ki,n.g...S..t .a.!!.s.
256
228
232
211
198
248
221
236
249
Store
...O..p...e..m..'..n.g....D..a...t..e.
1-91
4-90
1-90
1-86
12-84
12-83
10-78
8-87
1-91
PLANNED UNIT DEVELOPMENT
ELK RIVER, MINNESOTA
RIVERSIDE DEVELOPMENT
19230 EVANS STREET
ELK RIVER, MN.
HILLSIDE CROSSING II
PLANNED UNIT DEVELOPMENT
I. SIGN REOUIKEM~NTS
ao
General Guidelines
All signs within HILLSIDE CROSSING II Planned Unit Development
(PUD) must consist of materials and a design which compliments the
architectural elements of the principle building and character of the project.
All free standing signs shall have a minimum ten (10) foot setback from all
property lines.
Prior to installing any signs, a sign permit must be obtained from the City
of Elk River Planning Department.
bo
Development Si~ (Along Highway 169)
One fi'eestanding development sign identifying MEN~S will be
permitted at the southeast comer of Lot 1, Block 1, HILLSIDE
CROSSING II (Menards parcel)
This sign may have a maximum height of Thirty (30) feet and width of
Thirty-Four (34) feet. Multiple tenants may be identified on this sign; in
compliance with the city sign ordinance.
3. Attachment A, - an illustration of the preliminary development sign.
Co
Development Sign (Highway # 169 and 197th Avenue)
A second development sign will be installed at the intersection of Highway
#169 and 197th Ave. N.W.
This sign may have a maximum height of Twenty - Four feet and a width
of Sixteen (16) feet. Total area shall not exceed Three Hundred Eighty
Four (384) square feet.
o
Said development sign will be of a monument style and will serve as an
entrance sign to HILLSIDE CROSSING, as shown on Attachment B.
HILLSIDE CROSSING II
Sign Requirements,
February 19, 1996
Page 2
Monument Sign for Freestanding Site~,
Each of the freestanding buildings, other than Menards, within
HILLSIDE CROSSING II will be allowed to have a freestanding
sign. The freestanding sign must be of a monument style with a
maximum height of Ten (10) feet and a maximum area of One
Hundred (100) square feet, as shown on Attachment C.
Wall Signs (Freestanding Sites]
o
Wall signage for each freestanding building, other than Menards,
must consist of individual letters and shall not have more than One
(1) wall sign for each principle building. ~ ~ 0
The gross rface area of a wall sign for freestanding buildings shall
not exceed Ten (10) percent of the area of the building wall,
including doors and windows, to which the sign is to be affixed.
Menards will have a principle wall sign (MENARDS) that will have
the letters be collectively a maximum of Fifty - Two (52) feet in
width and Six (6) feet in height. Menards will have Eight (8)
Product Signs (10.3 s.f.. - 20 s.f.), a 60 s.f. Welcome Sign, and In
& Out Entrances signs, as shown on Attachment D 1, D2, and D3.
_Wall Signs (Multi Tenant Building)
1. Fascia signs for indiv/dual retail tenants shall be for store identity
only.
Capital letters shall be no larger than 32" high, lower case letters
shall be no larger than 24" high. Signs shall be located on west and
south sides of the freestanding buildings in a symmetrical manner,
but in no case shall extend closer than 3' - 4' fi'om the projected
lease line.
These signs may be internally illuminated, individual letters placed
on a 4" square electrical raceway, painted to match the building
facia.
Riverside Development Comvcmi¢$
DEVELOPMENT STANDARDS
The proposed design and color scheme of the buildings within this plat will be consistent with the
aesthetics ofthe area.
The Menards store will be constructed in Phase One, and will consist ofprecast concrete panels. The
precast panels will be of"earth" tone colors. There will be a border stripe at the middle and top of
the front of the building as shown on Attachment D 1 and D2.
The north, south, and east sides of the enclosed areas around the principle building will be a Fourteen
(14) foot high solid vertical cedar board wall. The cedar wall is the exterior wall of a Six (6) foot
deep roofed storage area. Outside the cedar wall will be a Ten (10) foot green strip with landscaping.
All fighting will be in conformance to city standards; general site fighting fi'om high pressure sodium
lamps on a painted steel pole fixture at heights of 35 feet. The parking lot will provide an average
of 2.5 foot candle coverage on the surface. Special attention will be placed on the back of the
building where all lights will be designed and installed so as to shield any light away fi'om the
residemial area.
Other areas, including major entrances, roadways, and pedestrian walkways, sill be illuminated with
a "white" metal halide light on a decorative light fixture to maintain and enhance the quality of this
retail development and its compatibility with the equally high standards of the surrounding
neighborhood. The fixtures in this phase of development will be consistent with the standards set
forth in HILLSIDE CROSSING.
The landscaping, an integral part of this development, is designed and will be installed in a first class
and aesthetically pleasing theme. We will establish a visually and environmentally satisfying landscape
which will be fully compatible with the characteristics of the site and its tenants, An appropiate mix
of seasonal and ornamental shrubs, overstory trees and evergreens will provide a visual display of
taste and balance.
Special detail and atttention will be placed on the portion of the site which abutts the residential
sections. A berm will be constructed behind the buildings north and south of Menards with an 8 foot
high privacy fence of material which will be visually pleasing as well as to provide noise attenuation.
Adequate and appropriate shrubs, trees, and plantings will accompany this area to provide additional
protecttion and a visually attractive environment. Menards buffer to the residential will be a 14 foot
Development Standards HILLSIDE CROSSING II
February 19, 1996
Page Two
high solid cedar wall with a 10 foot green strip with shrubs, trees, and other plantings as shown on
Attachments E1 and E2.
Another area which will receive high priority in the initial development phase is the retention pond
located in the southeast comer of the plat. This proposed pond will be completed to accept the storm
water fi.om the developed site and will be constructed to accomodate the 100 - year rain level. It will
be retained with sodded 3:1 slopes with clustered shrubs and ornamental trees.
ATTACHMENT "A"
~ET~,L CAD~NET~
2"* STEEL CCK. UMN
PAINTED GREEN
6' CAST-IN-PI_ACE
CONCRETE CAP w/
P£BAR 24' O.C.
2,' OVERHANG TYPICAL
PF~CAST PANEL BAS~
I
!
L ..........................
L ....... 24'-0'
200 SQuAF~E FEET
--_ t
PYLON SIGN
(:hi
MOTEL
NAME
O, A8 8TA'I'K)N
ATTACHMENT' "B"
INTERNALLY
ILLUMINATED
FACE SIGN
DRYVIT IN
ACCENT COLOR
;REA : 81 S,F.
LLY
ILLUMINATED
FACE SIGN
IT
= 88 S.F.
DECDRATIVE
LIGHT FIXTURE
14'-6' j
DEVELOPMENT SIGN (ALONG HWY' 169)
SCALE: 1/4" = 1'-0"
RIVERSIDE DEVELOPMENT
241 MAIN STREET, SUITE //4
ELK RIVER, MN 55,:3,:30
o u,,',,~,, ~-. ~,'~ 9.?z!.1. 1801
DATE:
2.20.96
TYPICAL
MONUMENT
ATTACHMENT "C"
SIGN FOR FRE~S~"~NDING SITES
FAMILY
RESTAURANT
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FEB-iS-1996 1~:$S RIVERSIDE DEVELOPMENT 612 441 45?5 P.03
I .
~ I
FEB-15-1996 13:55 RIVERSIDE DEVELOPMENT 612 441 45?5 P.03
FEB-15-1996 13:55 RIUERSIDE DEVELOPMENT 612 441 45?5 P,04
"4
FEB-IS-1996 13:5S
RIVERSIDE DEVELOPMENT
OF--~
612 441 45?5 P.05
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Z
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FEB-15-1995 13:56 RIVERSIDE DEVELOPMENT 612 441 45?5
U
-- U
FEB-15-1995 1~:56 RIVERSIDE DEVELOPMENT 612 441 45?5 P.08
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= ~
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Z
twenty-eight (128) square feet per occupancy is
permitted.
J. Standards for Retail' Shops and Stores
i. Freestanding retail shops and stores shall be
limited to those which compliment other uses within the
business park, provide a service to those other
businesses, and shall not exceed 20,000 square feet in
size.
ii. Retail/wholesale sales incidental to products
manufactured, assembled, or warehoused on the premises,
may be permitted as an accessory use provided no more
than ten percent (10%) of the building is used for
retail/wholesale sales.
K. Hazardous Material
i. Any business which involves the handling or
storage of hazardous material shall provide data
information sheets to the City for review and receive
appropriate permits from applicable agencies.
16. PUD Planned Unit Development District
STATEMENT OF PURPOSE: The purpose of this district is to provide
opportunities for creative development and design flexibility by
allowing modification of lot and building area, width, setback and
other dimensional requirements. PUD's shall be developed in
accordance with a Concept Plan and a PUD Development Plan, and in
accordance with this Ordinance and the City Subdivision
Regulations. A PUD shall be consistent with the intent and
purpose of the City Comprehensive Plan and this Ordinance, and
shall not adversely affect property adjacent to the land area to
be developed.
i. Land will be zoned into the PUD zoning district
only upon approval of a Concept Plan for the PUD,
pursuant to the procedure set forth in Section
900.12(16) of the City Code. A PUD will be authorized
on land in a PUD zoning district only upon issuance of
a Conditional Use Permit, pursuant to the procedure set
forth in Section 900.12(16) of the City Code.
ii. The uses allowed in a PUD shall be limited to land
uses consistent with the City's Comprehensive Plan and
9.39
Land Use Map, and to those uses identified in the
Concept Plan for the PUD zoning district and the
Conditional Use Permit for the PUD.
iii. The area of land to be included in a PUD shall be
in uniform control of the applicant.
iv. A PUD shall be designed to form a desirable
unified environment within its proposed boundaries,
including uniform design elements, landscaping,
lighting and signage.
v'. A PUD shall not cause undesirable impacts on
adjacent lands and land uses. In particular, uses on
the PUD perimeter shall be compatible with adjacent
uses outside the PUD.
vi. A PUD shall be served by adequate transportation,
water, sanitary sewer and drainage systems.
vii. A PUD shall not adversely affect existing or
proposed parks, schools, streets or other public
facilities.
viii. The Council may establish varied and reasonable
lot area, frontage, side yard, and setback requirements
for a PUD and may authorize a density which it
determines to be appropriate under the circumstances.
Any permitted density shall be consistent with the City
Comprehensive Plan and not adversely affect the public
health, safety and welfare.
ix. More than one principal building may be
constructed on a lot within a PUD if authorized by the
Council. Unless otherwise permitted by the council, a
PUD shall comply with the Schedule of Dimensional
Regulations set forth in this zoning ordinance, except
that individual lots shall have no less than eighty
(80%) of the minimum area for similar uses.
Administrative Procedure
i. Preapplication Review. Prior to making
application for rezoning or a CUP, any person may
submit a PUD Concept Plan to the City requesting staff
and Planning Commission review and advisory comment.
ii. Rezoninq to PUD District.
9.40
a. ~ The owner of land proposed to
be rezoned to the PUD zoning district shall submit
an application for rezoning to the PUD district
and a Concept Plan for the proposed PUD. The
Concept Plan shall include:
1) A drawing showing existing conditions
such as property boundaries, generalized
elevations, site features such as wetlands
and wooded areas, and surrounding land uses
and development.
2) A conceptual Site Plan showing
proposed uses and general site data such as
building locations, density, setbacks,
ponding areas, parking areas and generalized
screening, buffering and landscaping
concepts.
3) Generalized traffic information
including maximum traffic volumes generated
by the PUD, proposed new roadways and
proposed connections and improvements to
existing roads.
4) A Conceptual Plan for serving the PUD
with sanitary sewer, water and storm sewer
facilities.
b. ~lanning Commission and City Council Review.
The Planning Commission and City Council shall
review the proposal to rezone to the PUD district
based on the PUD regulations set for in section
900.12(16) of the City Code and the standards set
forth in this Zoning Ordinance for approval of a
rezoning.
c. ApDroval of Rezoning. The Council shall
approve the rezonin9 to the PUD zoning district
only if it finds that the PUD Concept Plan
complies with the PUD regulations set forth in
Section 900.12(16) of the City Code and the
standards set forth in this Zoning Ordinance for
approval of a rezoning. If the Council approves
rezoning to the PUD district, the rezonin9 action
shall include:
9.41
1) Approval by the City Council of a
Concept Plan for the PUD zoning district;
and
2) Approval by the City Council of
generalized land uses to be permitted in the
PUD zoning district.
The City ordinance enacting the rezoning shall
specifically incorporate the Concept Plan and
establish the generalized land uses to be
permitted in the approved PUD zoning district.
This ordinance shall be recorded against the
property rezoned.
iii. ADoroval of PUD
a. Application. The proponents of a proposed
PUD shall submit an application for a conditional
use permit and, if applicable, a preliminary
subdivision plat to the Planning Commission and
Council. The application materials shall comply
with the requirements set forth in this Zoning
Ordinance for applications for Conditional Use
Permits and preliminary plats, and shall address
the PUD Regulations set forth in Section
900.12(16) of the City Code.
b. Plannlnq Commission and City Council Review.
The Planning Commission and City council shall
review PUD proposals based on the concept plan for
the PUD zoning district, the PUD regulations set
forth in Section 900.12 (16) of the City Code, the
standards set forth in this zoning Ordinance for
approval of Conditional Use permits and the
standards set forth in the Subdivision Ordinance
for approval of a preliminary plat.
C. Approval of Conditional Use Permit. The
City Council shall approve the Conditional Use
Permit and preliminary plat for a PUD only if it
finds that the proposed PUD complies with the
concept plan for the PUD zoning district, the PUD
regulations set forth in Section 900.12(16) of the
City code, the standards set forth in this Zoning
Ordinance for approval of Conditional Use Permits
and the standards set forth in the Subdivision
Ordinance for approval of a preliminary plat. If
the conditional use permit and the preliminary
9.42
plat are approved, the preliminary plat and the
Development Plan for the PUD shall be attached to
and become part of the conditional use permit.
Any modificati0n~of the conditional use permit,
the preliminary plat or the PUD Development Plan
must be approved by the Planning Commission and
the Council. The Council may approve the entire
PUD or one or more stages of the same and may
establish conditions respecting the approval as
provided in Section 900.42.
d. PUD Development Plan. If the Council
approves the Conditional Use Permit for the
Planned Unit Development, approval of the CUP
shall include approval of a specific puD
Development Plan. The PUD Development Plan shall
include:
1) A site plan for the PUD, including
location, size and use of all lots,
buildings, parking areas, ponding areas,
parks and open spaces.
2) Building elevations illustrating
uniform design elements, building materials
and color schemes.
3) A plan for the installation of on-site
and off-site public improvements (including
utilities, streets, etc.) necessary to serve
the PUD.
4) A unified landscape plan including
berms, screenin9 and landscaping materials.
5) A uniform signage plan including
location, type and size of signage.
e. RUD Agreement. Approval of the CUP shall be
contingent on execution by the developer of a PUD
agreement in the form required by the City. The
PUD Agreement shall incorporate the PUD
Development Plan, identify the land uses to be
permitted in the PUD and include such other
conditions as the council shall deem necessary or
appropriate.
9.43
iv. Final Plat, If the conditional use permit is
approved, the final plat shall be submitted to the City
in accordance with the Subdivision Regulations and the
provisions of this ordinance, the final plat shall not
be released for recording until the PUD Agreement is
executed by the Developer.
17. SWF Solid Waste Facility overlay Zoninq Distric%
STATEMENT OF PURPOSE: The purpose of the Solid Waste Facility
Overlay Zoning District is to protect the public health, safety,
and general welfare by providing a specific zoning district for
the use of land for the establishment and operation of Solid Waste
Facilities. Since these uses are so unique, their demands upon
public services, such as transportation, are so intense and their
potential for causing harm to the environment and to the public
health, safety, and general welfare is so great, a special zoning
district is necessary. Solid Waste Facilities shall not be
permitted nor conditional uses in any other Zoning District.
1. Uses - The Solid Waste Facilities Overlay District is an
overlay zoning district.'Land zoned into the Solid Waste
Facilities overlay District will also remain in its original
zoning district (the Underlying Zoning District). All permitted,
accessory, and conditional uses allowed in the Underlying Zoning
District will continue to be allowed on land zoned into the Solid
Waste Facilities overlay District, subject to all restrictions and
requirements applicable in the Underlying District. In addition to
the uses allowed in the Underlying Zoning District, there shall be
allowed in the Solid Waste Facilities Overlay District the
following conditional uses, subject to all requirements of the
City Code for the establishment and operation of such uses:
A. Solid Waste Facilities licensed under Section 604 of the
City Code.
B. Solid Waste Processing Facilities licensed under Section
604 of the City Code.
C. Sanitary Landfills licensed under Section 604 of the City
Code.
D. Waste burning facilities licensed under Section 604 of the
City Code.
E. Transfer stations licensed under Section 604 of the City
Code.
9.44
Elk River City Council Minutes
December 11, 1995 Page 3
Councilmember Scheel indicated that the most important factor in this decision
is the people and indicated her concern regarding the cost to the property
owners. She stated that the extension of urban services to the eastern area
would be too costly for the people and that she is not in favor of extending
utilities to the east.
Councilmember Farber stated that lack of planning in the city has been a
concern of the residents. He stated that he concurs with the Planning
Commission's and Steering Committee's recommendation to extend the urban
service area to the eastern area of the city. Councilmember Farber further
indicated that he also concurred with Mayor Duitsman's compromise to the
Steering Committee's recommendation.
Councilmember Holmgren stated that the city does need fo plan for the future.
He further indicated that he concurred with the Mayor's compromise of the
urban service area. Councilmember Holmgren stated that the result of
managed growth is lower property taxes. He further explained that the reason
for extending services to the east Highway 10 area is to develop a commercial
and industrial tax base.
Mayor Duitsman indicated that' at the 11/27/95 Council meeting, discussion was
held regarding the land use for the area between 194th and 197th, east of.
Highway 169. Discussion was held regarding the land use for this area being
highway business and being 850 feet deep from the highway. Mayor Duitsman
indicated he supported the land use designation of highway business for this
area with a buffer zone on the north.
COUNCILMEMBER FAIJBER MOVED TO CHANGE THE LAND USE MAP TO REFLECT
HIGHWAY BUSINESS WITH A FRONTAGE OF 850 FEET DEEP FOR THE AREA ALONG
THE 194TH ALIGNMENT TO 197TH AVENUE, EAST OF HIGHWAY 169.
COUNCILMEMBER SCHEEL SECONDED THE MOTION. THE MOTION CARRIED 4-1.
Councilmember Dietz opposed.
Ten Acre Minimum
Councilmember Scheel stated that the people in the neighborhood that is
affected by the ten acre minimum will not be able to sell their property because
the cost for developing in ten acre pieces would be prohibitive.
Councilmember Scheel indicated that those people should be able to compete
with two and one-half acre developments in surrounding areas.
COUNCILMEMBER SCHEEL MOVED TO REDUCE THE TEN ACRE MINIMUM LOT SIZE
AND ALLOW DEVELOPMENTS OF TWO AND ONE-HALF ACRES NORTH OF CR33.
COUNCILMEMBER HOLMGREN SECONDED THE MOTION. THE MOTION FAILED 2-3.
Councilmembers Dietz and Farber and Mayor Duitsman voted against the
motion.
COUNCIl.MEMBER HOLMGREN MOVED TO ADOPT THE MAYOR'S COMPROMISE ON
THE URBAN SERVICE AREA FOR THE EXTENSION OF UTILITIES. COUNCILMEMBER
FARBER SECONDED THE MOTION.
Elk River City Council Meeting Page 7
December 18, 1995
OF ELK RIVER DESIGNATING AN UNINCORPORATED AREA AS IN NEED OF ORDERLY
ANNEXATION AND CONFERRING JURISDICTION OVER SAID AREA TO THE
MINNESOTA MUNICIPAL BOARD PURSUANT TO MS 414.0325. COUNCILMEMBER
DIETZ SECONDED THE MOTION. THE MOTION CARRIED 5-0.
5.20. Utilities Commission Update bv Commissioner Dietz
Councilmember Dietz updated the City Council on actions that were taken at
the Utilities Commission meeting.
5.21. Ice Arena Grgnt Update
The City Administrator informed the Council that the City of Elk River did not
receive the grant for the ice arena.
5.22. HRA Appointment
Mayor Duitsman indicated that he wished to appoint Stewart Wilson to the
Housing and Redevelopment Authority. Mayor Duitsman indicated that his term
will be expiring on December 31, 1995, and that he did not wish to be
reappointed.
COUNCILMEMBER FARBER MOVED TO APPOINT STEWART WILSON TO THE HOUSING
AND REDEVELOPMENT AUTHORITY FOR A FIVE YEAR TERM BEGINNING JANUARY 1,
1996, AND ENDING DECEMBER 31, 2000. COUNCILMEMBER DIETZ SECONDED THE
MOTION. THE MOTION CARRIED 5-0.
5.2,
Consider a Presentation from the Elk River Area Arts Council Concernin.q a Multi-
use Auditorium ICliff Lundberq)
Cliff Lundberg, representing the Elk River Area Arts Council, stated that the Elk
River Area Ads Council has received an arts space grant. Mr. Lundberg
presented to the Council the plans for a multi-use auditorium which was the result
of the ads space grant funds. Mr. Lundberg requested that the City Council
consider revitalizing the Community Center Task Force to review the proposal and
to study ways of financing the multi-use auditorium.
The Council recessed at 7:35 p.m. andTeconvened at 7:40 p.m.
6. open Mike
Carol Tumer, 18776 Cleveland, informed the Council that they own 40 acres and
live inside the proposed urban service area.
7.1.
Consider Action on Components of Comprehensive Plan fUrban Service Area
and Land Use Map)
City Planner Steve Ach indicated that the urban service boundary area map has
been revised as requested by the City Council on December 11. He stated that
the map has been modified by removing an area that is bordered by County
Road 12 on the north, Fillmore Street on the east, 165th Avenue on the south, and
Tyler Street alignment on the west. He further indicated that the area between
County Road 12 and 13 east of Cleveland Street has also been removed. Steve
Elk River City Council Meeting Page 8
December 18, 1995
Ach reviewed the amendments to the land use plan that were requested by the
Council on December 11. The revisions are as follows: the area north of Sax
Foods to 197th Avenue has 'been amended to a land use designation of Highway
Business, the depth of the area is 850 feet measured from the east right-of-way of
Highway 169. The industrial land use at the intersection of County Road 12 and 13
has been modified per George Deschenes request. The residential areas within
the urban service area have a land use designation of Medium Density
Residential and the areas outside the urban service boundary will maintain the
land use designation of Low Density Residential.
Councilmember Holmgren requested that the Council consider deleting the
corner northeast of County Road 13 and Tyler Street from the urban service area
due to the fact that County Road 13 is a natural boundary.
Councilmember Dietz indicated that he is in favor of the proposed revisions to the
urban service area.
Mayor Duitsman informed the public that the urban service boundary map is a
long range plan and that there are no immediate plans for sewer and water.
COUNCILMEMBER HOLMGREN MOVED TO ADOPT THE URBAN SERVICE AREA
INDICATED ON THE MAP WITH THE EXCLUSION OF THE AREA NORTHWEST OF COUNTY
ROAD 13. COUNCILMEMBER FARBER SECONDED THE MOTION. THE MOTION
CARRIED 4-1. Councilmember Scheel opposed.
COUNCILMEMBER FARBER MOVED TO ADOPT THE LAND USE MAP AS PRESENTED.
COUNCILMEMBER HOLMGP, EN SECONDED THE MOTION. THE MOTION CARRIED 5-0.
COUNCILMEMBER FARBER MOVED TO APPROVE THE CHANGES MADE TO THE
COMPREHENSIVE PLAN AND TO HAVE THOSE CHANGES INCORPORATED INTO THE
PLAN. COUNCILMEMBER HOLMGREN SECONDED THE MOTION. THE MOTION
CARRIED 5-0.
7.2. Consider Purchase of Cass Property for Recreation Purposes/Public Hearinq
The City Administrator indicated that the city is proposing to purchase
approximately 115 acres at $2,650 per acre. The land will be used for recreational
purposes, wastewater treatment plant sludge purposes, and the balance will be
sold for single family home sites. He stated that in the future, the wastewater
treatment plant sludge land is scheduled to be conveded'into recreation fields.
Mayor Duitsman opened the public hearing. There being no one for or against
the matter, Mayor Duitsman closed the public hearing.
It was the consensus of the Council that no funds would be offered to the WWTP
operation when the sludge land is converted to recreation uses.
COUNCILMEMBER HOLMGREN MOVED TO APPROVE THE PURCHASE OF 115 ACRES
AT 52,650 PER ACRE FROM MR. CASS. COUNCILMEMBER FARBER SECONDED THE
MOTION. THE MOTION CARRIED 4-1. CouncJlmember Scheel opposed.
7.3. Acquisition of Park Land from the Shiely Company/Public Hearinq
MAR-06-1996 14:29
RIUERSIDE DEUELOPMENT 612 441 45?5 P.O3703
ATTACHMENT "A"
j I
GAS STATION
MOTEL
I:IESTAUR~NT
DEVEL.OPI,~£NT SIGN (ALONG
SCALE': ;/4' = 1'-0"
24! uAIN STREET. SUITt' #4
ELK RIV£R. MN ,55330
Pt-IOWI~ ~jl~. Z4~ 1801
TOTAL P. 03
MAR-06-1996
14:28
RIUERSIDE DEUELOPMENT
612 441 4575
P. 02×03
',-~. .~
96:'0
SE.OF
O0
vL~. HIGH~,,
"'::'< &
(ISTING CONTOUR
Minnesota Department of Transportation
District 3
1991 Industrial Park Road
Baxter, MN 56401
March 4, 1996
'loll
Tel: 218/828-2460
Fax: 218/828-2210
Free: 1/800/657-3971
Steven B. Ach
City of Elk River Planner
13065 Orono Parkway
P.O. Box 490
Elk River, MN 55330
Dear Mr. Ach:
C.S. 7106 (TH 169)
Sherburne County
Jct. 197th Avenue and TH 169
Preliminary Plat of Hillside Crossing II
We are in receipt of the above referenced preliminary plat for review in compliance with the provisions of
Minnesota Statutes 505.03, Plats and Surveys.
The preliminary plat, identified as Hillside Crossing II, was prepared by Lot Surveys Company, Inc. for
Riverside Development of Elk River.
As you may be aware, Minnesota Environmental Quality Board (EQB) rules require that an environmental
review be undertaken for any projects that have potential for significant environmental effects. We suggest
that the developer contact the EQB for further information about environmental review requirements for this
project.
We offer the following comments:
Developers on this property should also be made aware that the rules of the National Pollutant
Discharge Elimination System (NPDES) permit will apply in this area. Any proposed
grading/drainage plans and computations for water going to the R/W should be sent to Loft
Vanderhider, District Hydraulics Engineer, at the above address.
The existing entrance and crossover west of proposed Evans Street NW at Sta. 14+00 (Mn/DOT
Sta. 881+70 to 882+30 Lt.)should be removed as per the Access Agreement between the city of Elk
River and Mn/DOT signed on August 18, 1988. All necessary permits needed to work on the R/W
can be obtained from ROger Busch, Maintenance Technician, at 3725 North 12th Street, P.O. Box
370, St. Cloud, MN 56302.
Estimated traffic volumes, signal warrant analysis, and stacking analysis for 197th Avenue at the
junction of 197th Avenue and TH 169 should be sent to Gary Dirlam, District Traffic Engineer, at
the above address. If a signal is justified he will be looking at the costs of the signal and any
geometric improvements necessary. The geometric design for 197th both east and west of TH 169
will need to be reviewed by Mn/DOT.
An equal opportunity employer
Steven B. Ach
March 4, 1996
Page 2
Work on highway R/W associated with the construction of Evans Street NW appears to require
removal of trees and soil from the R/W. There will be a charge for the trees and any significant
amount of soil removed. Final grading plans should also be sent to Roger Busch in St. Cloud.
If you have any questions regarding the intersection geometrics or the traffic information requested in this
letter please contact Gary Dirlam, District Traffic Engineer, at 218-828-2660.
sanen ~
Transportation District Engineer
CC~
Roger Busch - St. Cloud
Cal Puttbrese - Baxter
Lori Vanderhider - Baxter
Gary Dirlam - Baxter
Dave Solsrud - St. Cloud
DLR:rjn
MAR-07-l~96 13:48 RIVERSIDE DEVELOPMENT 612 441 4575 P.02
lgTTH
Cheryl R. Becker
11452 197th Avenue
Elk River, MN. 55330
Planning Department
Elk River City Hall
PO Box 490
Elk River, MN. 55330
RE: P96-1 Project (Mennards)
Attention Debbie Kleckner, Steve Ach, and Council members,
I would like all this information to go into the packet for
the council members for the March 11, 1996 meeting concerning the
P96-1 Project.
I was at the public hearing on Feb. 27th regarding this new
project and had to think about all that was happening. My back
property line is the same property line for the project. My home
sits off the south side of 197th, half way along the back property
line and only 30 feet from the back property line.
I own and operate my licensed daycare business out of my home
and have done so for 10 years. These are my concerns:
1. The state will require me to put in a fence along my back
property line for the safety of the children.
2. Since a sidewalk along the "PARK" will be put in, I am concerned
with strangers walking along with access to ~y property and it
isn't safe with child abductions and children wandering off or
following people.
3. I need it quiet for nap times and I want the children to be
able to play in the back yard safely without the worry of them
disappearing.
4. The school bus stops at the end of my driveway 5 different
times during the school day to pick up and drop off 5-6 children.
I am concerned with their safety with the increased traffic flow.
5. For myself and family I will no longer be able to have a
barbeque or sit on my deck with privacy and people can look in
and see what I have with easy access to the property therefore
I feel I am in jeapardy with burglaries, and crime, and vandalism.
I would have not purchased nor built here if I knew this commercial
developement was coming in. It will decrease my value and oppor-
tunities to sell when that time comes. As a homeowner, I was here
first and all these changes in zoning occured after. I am asking
the developers and council to work with me and feel for we and help
me in this situation.
Here is what I am asking:
1. I would like to see a larger buffer of trees left so myself
and neighbors do not have to look at backs of buildings, dumpsters,
parking lots and parked cars. Do not cut away the trees along the
property lines of the project. We as residential home-owners were
here first and hate to see beautiful hardwoods torn down.
2. I would like an 8-9 foot privacy fence put up along my back
property line for consideration of my privacy that is being taken
away, for the property value itself, and for my daycare business
that is being infringed upon and for safety and crime. I am asking
that this expense to not come out of my pocket.
3. I do not want to be charged any assessments on a sidewalk or
any others that would develope f~am this project.
I am a single ~om with 3 children and maintaining the home, raising
my children and running my business on my own. I do not have the
resources of funds available to put up this privacy fence or pay
assessments. THIS PROJECT WOULD CAUSE ME SEVERE HARDSHIP FINANCIALLY
AND EMOTIONALLY WITH WORRY FOR THE CHILDREN IF I HAD TO PUT UP THIS
FENCE OR PAY ANY ASSESSMENTS. This would be impossible to afford
as the property owner and could force ~e out.
I am not against this project but I do feel they owe me for the
changes of my family, property, property value,privacy and for my
business which is my only source of income. I see they are working
with the other homeowners affected by this so I am asking for help
also.
I plan on being at the March 11 meeting but I run a very busy
schedule with my 3 children and my daycare hours.
Sincerely and very concerned and
worried,