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5.1. PCSR 08-12-2008!~ Ji acy or Elk. River REQUEST FOR ACTION To Item Number Plannin Commission 5.1. Agenda Section Meeting Date Prepared by Plannin Items Au ust 12, 2008 erem Barnhart, Plannin Mana er Item Description Reviewed by Request by Earl Hohlen for Conditional Use Permit Approval (Zane Street Commons) public hearing case# CU 08-17 Reviewed by Action Requested Staff supports a Plannuig Commission recommendation of Conditional Use Permit approval, as illustrated on drawings dated June 30, 2008, with the following conditions: 1. All comments of the Public Works Director memo dated July 30, 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 an easement to permit the encroachment of parking on City property. 6. Final platting of the property, including the payment of park dedication and other fees. 7. Provision of a Landscape plan per the requirements of Section 30-934. Background/Discussion The subject site is adjacent to the Elk River Crossing PUD which includes WalMart, the strip centers across from WalMart, and Home Depot. The PUD specific to this property will be developed consistent with the style established. Attachments Location Map Memo from Public Works Director dated July 30, 2008. Memo from City Environmental Technician dated May 19, 2008. Applicant's Narrative Letter from MNDOT dated May 21, 2008 Letter from GRE dated May 30, 2008 Case File: CU 08-17 Page 2 Letter from Hagemeister Mack dated August 6, 2008 Letter from Duffy Engineering dated August 5, 2008 Development standards Site Plan Dated June 30, 2008 Civil Drawing dated June 30, 2008 Architectural Drawing dated June 30, 2008 General Information cant Requested A• Location and Location Subject Property North South East West Overview Zane Street Commons Eazl Hohlen Earl Hohlen The application has been deemed complete as of June 30, 2008. The City must take action by June 28, 2008 Site Plan Review Approximately 10 acres east of Us Highway 169, west of Zane Street. Existing Use I Land Use Plan Designation Vacant ~ Highway Business Lift station and Highway Business strip mall Burlington/ Right-of--way Northern Rail Walmart/Home Highway Business Depot US Highway 169. Right-of--way Current Zoning PUD PUD Right-of--way PUD Right-of--way The applicant is requesting site p ~3ome1Deaopon Zane Street next to Tract1or Supply.C1The subljegt The site is west of Wal-Mart and p property is encumbered with several easements. A~~licable Regulations The Property is zoned PUD. I~mCrrlo the re s lations detablshed byethetElk ~vbli~ross ng regulations. These regulations w ~' PUD. S:\PLANNING MAIN\Case Files\CUP\CU OH-17 Zane Street Commons\staff report 8-12-08.doc Case File: CU 08-17 Page 3 Zane Street Commons Earl Hohlen Anal is The subject site is vacant with minimal tree coverage, a small wetland is present. At this time the applicant is requesting Conditional Use Permit 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 no ern 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. The southern of the two drives with be adjacent to a short retaining wall, near a pond. Parking 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 143 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 are reviewing this proposal =The easement will make it clear that the applicant is responsible for maintaining the parking stalls. Architecture ~ _ ~ _ - The site is designed to be consistent with the Elk " River Crossing PUD architectural standards. The prominent exterior materials include brick and EIFS. To be consistent, buildings over 100 feet in length ~; 50 0' Mnt-..-! 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 have worked together to develop a facade plan that meets the material requirements, although it is unclear that the facade relief is provided Si~"~ ,,, ~ - -- o~~ " 50' 0' MA% . $:\PI,ANNING MAIN\Case Files\CUP\CU 08-17 Zane Street Commons\staff report 8-12-08.doc Zane Street Commons Case File: CU 08-17 Eazl Hohlen Page 4 Again to be consistent with the Elk River Crossing PUD, each tenant is allowed two wall signs. The applicant has proposed a monument sign that is 30 feet in height. To be consistent with the Elk River Crossing, one monument sign is allowed for the site, with a maximum of 100 square feet and 10 feet in height. The council can approve the height as proposed since this is a PUD. The monument sign is proposed to be on the west side of the site, to be 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. Staff would recommend no overhead doors for these buildings. 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. Landscapine 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. Motion by Second by Vote FOllow Up S:\PLANNING MAIN\Case Files\CUP\CU 08-17 Zane Street Commons\staff report 8-12-08.doc _~ ~~~ - , aD~ L _,~ ~~~~ P~IFII`I ST ~ ~ ~ I ~ ~ ~ _ - ~ -~ - ~ ~ ~ ~ ~> ~ ~ ~ ~ A` \~ .~ ~~ ~_ ~ g F i ~ 1 ~.. ~ ~ \ ~ ~I \ ~ I ~ ~ I I -1~ / ~~~ _ ~ ~ ~ ~ ~ p I y 'f ~* ~ V_ J ~ / `\ ~ ~ ~ ~ , - -- ' ` `~ ~~ / ~ ~I. 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I 7 -- I ~ ~ ~ll~ jC '~F~` ~i ~~ I -. ;C~ ~ l ~ ~. ~ I _-- - _. - P ~ ~ I - DOT -- _ - --- PROPERT` ~ I I i - --- - -- `' ~ ~~ ~ ,, ! ~ , ~ ~ Private Drives ~ I ~ Location Map f ~~ , N o ~ El -~-, ^~ River ~ ZANE STREET COMMONS i i i V 71 7 .ver MEMORANDUM TO: Jeremy Barnhart, Planning Manager FROM: Terry Maurer, Public Works Director ~~ DATE: July 30, 2008 SUBJECT: Zane Street Commons (Revised Plans) file #226-199P As requested, we have reviewed the submittal package for the revised Zane Street Commons project. The site civil drawings were prepared by Duffy Engineering & Associates, Inc. and were dated June 30, 2008. Based upon our review, we would offer the following comments: A. Grading Plan • Revised pond slopes to match Standard Pate #2511 • Provide a 2-foot boulevard between the back of the curb and the retaining wall • Fencing of some type needs to be provided on the top of the retaining wall, due its height. • A retaining wall design will need to be submitted, since the wall is over 4 feet high. • Grading at the northwest corner of the site blocks off the drainage pattern previously in place. Install storm sewer to provide an outlet for this area. B. Utility Plans • ~X/ater connection to Zane Street will require a traffic control plan and restoration of the street must occur immediately following the connection, including bituminous patching. • Pond outlet structure should include a sloped open top, fit into the pond slope as shown in Standard Plate #2513. The inlet pipe to the control structure should be a minimum of 12 inches in diameter. If an orifice is needed, it can be built into the interior baffle in the outlet structure. • Sanitary sewer manhole (SSMH1) seems redundant, since the sanitary sewer could connect to the existing manhole by core drilling into the structure. Show elevations for the sanitary sewer services to the buildings. It appears there is a crossing conflict with the proposed watermain. Record drawing plans and GIS data will be required on all utilities (private and public) after completion of the construction. Specific information relative to the format can be provided by the Engineering Division. C. Storm Water Calculations • Provide calculations showing the amount of dead storage required and provided in the pond. • Use a Cn of 99 for area of pond up to the 100-year HWL. D. Preliminary Plat • Provide drainage easement for pond • Provide utility easement for sanitary sewer and watermain over Lots 1 and 2. • Provide drainage easement over all of Oudot A • Graphically show easement for Zane Street If you have any questions regarding any of these comments, please contact me. S:\PLANNING MAIN\Case Files\Plat\P 08-08 Zane Street Commons\07 30 OS engrs comments.doc .ver MEMORANDUM TO: Sheila Cartney, Senior Planner FROM: Nicola Blake-Bradley, Environmental Technician DATE: May 19, 2008 SUBJECT: Concerns regarding the Site Plan Review for: Renner 4t" (P08-05) and Zane St. Commons Commercial/retail (SP 08-08) During review of the plans for the items listed above (Renner 4`h and Zane Street Commons), an item of concern regarding the chance for an archaeological site was noted for each site. The following concern was identified: • The City's Archaeological Model indicates a low potential for an archaeological site in the project areas. No known SHPO (State Historic Preservation Office) site is located on either property. Staff recommends that the standard condition listed below is placed upon the request: "Any item or condition found that indicates the site is likely to yield information important to prehistory or history shall be reported to the City immediately. Further, the City reserves the right to stop work authorized in its approval until the site is appropriately investigated and work is authorized to continue by the City." Regarding the Zane Street Commons proposal, the owner/developer was informed of the need for a wetland delineation for the site prior to development. The wetland delineator agreed to my presence during the wetland delineation. Although I have not received the wetland delineation from the certified delineator, I feel confident it will be approved upon receipt. Only one wetland exists, on the most southerly parcel, and it is not anticipated to be affected by the placement of the stormwater pond to the north. The other wetlands shown on the NWI (National Wetland Inventory) in the northern, rectangular parcel have been converted and are no longer wetlands due to lack of hydrology. Hydric soils and wetland vegetation were present and may pose a problem for building due to organic soils being inherently unstable. Description of Project Narrative A typewritten 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 consists of (2) new retail buildings, a pylon sign, trash enclosure and a retention pond serving those buildings in P.U.D. District. Each building will generate its own property boundaries and parking requirements dispersed throughout the site. The project will require Re-platting, New Easements, Vacated-Restrained, Easements. o Hours of Operation: Our current hours of operation are Monday -Sunday 8:00 am - 9:00 pm. 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 required is 105, however, 143 are provided. 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? What is being stored? How 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 Plan. The Amount of grading will be significant. The Site will be stripped and filled to align with adjacent site grading elevations and modified to receive new storm lines and retention pond. Numerous trucks will be hauling dirt away and bringing dirt in along Zane Street. A street sweeper will be on site at all times during the truck traffic times to keep Zane Street clean. Signs will also be posted to notify shoppers and business owners of the increased truck traffic. o Interim Use Permits -what is the duration of request? N/A o What are the reasons for the proposed Ordinance Amendment? N/A o What is the purpose of the Easement Vacation? We will be vacating Utility Easements to allow for the development of the Site. Meetings with Great River Energy have been conducted and a building area been designated as shown on the plans. A formal Vacation is in the works. We will also be seeking to create easements on city property to allow for the proposed parking layout. o What has changed to warrant the Land Use and/or Zone Change? N/A - How is the request consistent with City of Elk River Comprehensive Plan? - How compatible is it with surrounding properties? o Why the rezoning of a development to PUD is being requested? N/A - What are the benefits to the City? ~O~~r1NESpT92p Minnesota Department of Transportation a a 9 ~ District 3 ~ ~5ap 7694 Industrial Park Road pF TRp` Baxter, MN 56425-8096 May 21, 2008 Ms. Sheila Cartney Senior Planner 13065 Orono Parkway Elk River, MN 55330-5600 RE: C.S. 7106 (TH 169) Zane Street Commons Dear Ms. Cartney: Tel: 218!828-5700 Fax: 218/828-5814 Toll Free: 1/800/657-3971 ` RECEIVED MAY 2 2 200A 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 Rena 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 Reran - Ms~/DOT St. Cloud (electronic copy) An equal opportunity employer GREAT RNER ENERGY9 12300 Elm Creek Boulevard • Maple Grove, lvtinnesota 55369-4718 • 763-445-5000 Fax 763-445-5050 • rnv~v.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 contacted by Hagemeister and Mack Architects, and Earl Hohlen regarding the proposed Zane Street Commons development, Great River Energy has multiple transmission Lines that traverse the property owned by Mr. Hohlen. The project plans for Phase 1 are currently being reviewed by our design engineers to determine the impact of this development. The initial review of the plans presented to us an May 20tH, 2008 appear to have proper clearances and safeguards from our system however no approval or agreement has been given at this time. Great River Energy has received notice of the public hearing regarding this development but will not be in attendance. This letter should serve as notice that additional review will need to be done to verify that Great River Energy's transmission system stays intact. if you have any questions, please contact me 763-445-5978. Thank you. Sincerely, GREAT RIVER ENERGY J~~ ~ ~ Dale Aukee, SRNVA Field Representative ~~~~~ ED ~uN o 2 2a~ OA:ve1R:~RelocafionslElJC Str 2A W07546i\City of Elk River Zane Sfreef Commons Itr.doc Direct Dial (753) 445-5978 E-Mail daukee@grenergy.com FAX (753) 445-6778 A Touchstone Energy Cooperative !y~„i Contains 100% post consumer a-aste ~, ~~ci~C~1I'/~Jl~r rn Ci~~ architects august s, Zoos Jeremy Bamhart Planning Manager City of Elk River 13065 Orono Parkway Elk River, MN 55330. RE: Zane Street Commons -Site Plan, Conditional Use Permit Review Elk River, MN Architect's Project No. 0754 Dear Mr. Barnhart, This is a point-by-point letter in response to Analysis and Landscaping in the site plan review committee meeting staff comments letter mailed out July 30, 2008. Easements (1) 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 dated 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. Item 1 -Barry Dorniden of Duffy Engineering has worked out the legal descriptions for all easements on the site that need to be vacated or restrained. Dale Aukee, Sr. Field Representative of Land Rights, has had his attorneys incorporate those legal descriptions into the Easement Document and are now being recorded with the county. Final confirmation to follow. I would like to mention that the city has also been requested to provide an easement to Zane Street Commons to accommodate parking layouts for the site. Access (2) 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 from Home Depot. A possible future drive to the north is shown for additional circulation options. The southern of the two drives will be adjacent to a short retaining wall, near a pond. Item 2 -The southern drive is 6ocated next to a retaining wall The wall will be constructed with modular block and submitted to the city engineers for review.. mam Ctrs amencan in SUt uts of ard~itec'.s mmnesota society amencan mstitotc ct arc"aects Parking (3) 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 generate additional parking. The site plan indicates there are 143 stalls provided. Included in these spaces are portions of 43 spaces on the city Right-Of-Way, in a proposed easement. Staff and the city attorney are reviewing this proposal; The easement will make it clear that the applicant is responsible for maintaining the parking stalls. Item 3 -The applicant will be responsible for maintaining the parking spaces as described. Architecture (4) The site is designed to be consistent with the Elk River Crossing PUD architecture standards. The prominent exterior materials include brick and E.I.F.S. To be consistent, 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 have worked together to develop a facade plan that meets the material requirements, although it is unclear that the fagade relief is provided. Item 4 - A114 elevations, on both buildings, have been designed with relief elements to meet your architectural standards. Signage (5) Again to be consistent with the PUD, each tenant is allowed two wall signs. The applicant has proposed a monument sign that is 30 feet in height. To be consistent with the Elk River Crossing PUD, one monument is allowed for the site, with a maximum of 100 square feet and 10 feet in height. The council can approve the height as proposed since this is a PUD. The monument sign is proposed to be on the west side of the site, to be visible from Highway 169. Sign permits are required for all signs. Item 5 - 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. Service Doors /Mechanical Equipment (6) 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 building will use parapets to hide the roof top units. The overhead doors cause some concern, as while they're prevalent in commercial settings, they cannot be screened using landscaping, due to the power transmission lines. Staff would recommend no overhead doors for this building. Item 6 -The overhead doors are not necessary with "all" potential tenants but are shown due to the interest of one potential tenant that has requested an overhead door. One thing to point out is that the overhead doors shown wi[I match the adjacent doors in color, material, and canopy detailing. They wilt not laok out-of-place but will be assimilated into the overall design concept and color scheme. The traditional "Loading Dock" is not present in this design. Landscaping No Landscaping has been provided. A landscape plan, prepared by an architect will need to be approved prior to release of a Building Permit. I want you to remember that the site is encumbered with numerous easements and power lines, limiting where we can place our structures. As the site exists, there are really no trees to speak of. All trees are currently along Zane Street on City property and are small deciduous trees specifically used due to their diminished height when mature. The trees were specified to accommodate the power lines over head as to not interfere. Zane Street Commons will also be using trees that wilt not exceed heights that interfere with the power lines and we will work with GRE to locate and specify all trees used on the project. Please note that almost 80% of the green space is within the GRE easements which will determine size, count, and location of trees. This exercise is one that needs to be investigated. I feel the Landscaping Standards identified in 30-934 really can't be used forthis particular property. Landscaping for this property should be site specific and unique to the site and take on its own set of standards and time needs to be given to that endeavor. With that in mind, we feel that a building permit should be granted, prior to receiving a landscaping plan because we need to give all concerned parties ample time to provide input on suitable, site specific landscaping. I hope that you find the additional information provided satisfactory and that approval will be granted. If there are further questions please feel free to contact me at your convenience. Sincerely, HAGEMEISTER & MACK ARCHITECTS, fNC. Tim Gillet Enclosures Engineering Review Response to Terry Maurer's Memorandum dated July 30, 2008 ~„~ ® - ~~ ~~ ~ Gxi~!~~, U. 350 Iiwy. 10 Bouth, Suite 101; St. C1oud,1VIN 56304 (320) 269-6b7b • Fax: (320) 259-6991 • www duffyeng.com August 5, 2008 City of Elk River 13065 Orono Farkway Elk River, MN 55330 Attention: Jeremy Barnhart, AICP Planning Manager RE: Proposed Zane Street Commons Elk River, MN Prof, N4.08-? 14 Below are our responses to the comments forwarded to us from the Elk River City Engineer, dated 07/30!08. Our responses are as follows, and will graphically appear on the pertinent drawings when submitted for building permit: A. Grading Plan 1. Revised pond slopes to match. Standard Plate X2511 Pond will be revised to show pond slopes per Standard Plate #2511. The standard plate will be included on the plans. 2. -Provide a 2-foot boulevard between the back of curb and the retaining wall. Plans will be revised to show 2-foot boulevard. 3. Fencing of some type needs to be provided on the top of the retaining wall, ~dne to its height. . Fencing to be shown oa Architectural plans. 4. A retaining wall design will need to be submitted, since the wall is over 4 feet high. The Owner will be responsible for obtaining a retaining wall design from a Structural Engineer, and submitting it to the .City. 5. Grading at the northwest corner of the site blocks off the drainage pattern previously in place. Install storm sewer to provide an outlet for this area. Plans will be revised to show storm sewer extended to this area. 1. Water connection to~Zane Street wilt require a traffic control plan and.restoration of the street . must occur immediately following'the connection, including bituminous patching... .The Owner will be responsible for obtaining. a. detailed Construction signage And trai~lc control plan. Contractor will be respo~ible far lmmediste street restoration and . bituminous patching. ~ ~ .. 2. Pond outlet~structtire should include a sloped open top, fit into the pond slope as shown in Standard Plate #2513. The inlet pipe to the control structure should be a minimum ~of 12" .in diameter. if an orifice is needed, it can be built into the interior baffle in the out[eE structure. The pond outlet structure will be revised per Standard Plate #2513. The orifice: will be shown in an interior baffle: . 3. Sanitary sewer manhole {SSMH1) seems redundant, since the stinitary sewer could connect to the existing manhole by core drilling into the structure. ~ . SSMH1 is b~eing proposed in ordec bo avoid conflict during sanitary sewer construction with utilities (ie: gas; electric, telephone, etc), which may exist along the east propeerty. line of the ~ _~ site. We $t a proposing to run the sanitary sewer some distance- away ~fitom; and parallel to; . the east property line and then turning about 90 degrees (at SSMHl) to connect with-the existing manhole. ~ ~ . 4. Show elevations for the sanitary services to the buildings: It appears.there is a crossing conflict with the proposed watermain. . The plans wfil be revised to show sanitary sewer elevations to the buitding~.. Elevations will be adjusted if a conflict exists. Record drawing plans and GIS data will be required on all utilities (private and public) after completion of construction. Specific information relative to the format can be provided by the Engineering Division. The Owner will be responsible for obtaining record drawing plans and GIS data, and submitting it to the City. C: Storm Water Calculations 1. Provide calculations showing the amount of dead storage required and provided in the pond. Storm water calculations wilt be provided showing required and provided dead storage volumes. 2. Use a CN of 99 for area of pond up to' the 10U-year HWL. Storm water calculations will be revised to show a CN of 99 within the H~VI. pond area. Pond ,will be adjusted on the grading plan, if necessary. 2 - ' ProposCd lane Street COpltnotls - • Elk River, MN _ ~ ~ . Proj. No; 08-714 _ . D.. Preliminary Plat - .. - _ ~ ~ _ 1. Provide.drainage easement for pond. We wilt revise~drawing to show drainage easement for pond. - 2. Provide utility easement for sanitary sewer and watermain over.Lots 1 and 2. ' j ~ Vice will revise drawing to show utility easement for sanitary sewer and watermain over l:.ots ~ - . 1 and 2 (ie: 30-foot-easement over N-S ppition and' 20-foot essement.over watermain . between the two buildings}. - 3. Provide drainage easement over all of.0utloCA. - . We.will work with the City~in determiniq~g the-extent.of drainage easement.witiiin Ou~lot A. ~ - necessary for tho.pond discharge. It is our undet~tanding that the Owner would prefer to designate as little of Outlot A as~easement as pos ible in case'futare development . opportunities become available..; . 4. Graphically. show easement for Zane Street.. . Easement for bane Street is descrlbed on preliminary plat, and drawing por-t~ton will be further clarified. ~ - The restricted access along Hwy 169 wiil~be shown on the final plat. - , Please call me if you have any questions regarding Items A - C described above. Please call Barry Dorpiden with our office if you -have any questions. regarding -Item D.. Duft`y Engineerin sociates, Inc. ' ' ~ Briar J. Schultz, PE - Civil Engineer " C: File 3 . 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 £xt~~res 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 Sims Two entry signs shall be allowed, one at the Main Street and Zane Street intersection and one at the Tyler Street and 179th Avenue intersection. These signs shall be a monument style sign with a maximum height of 8 feet and a width of 16 feet. Total sign area shall not exceed 128 square feet. The sign shall be constructed of brick, face brick or colored rock faced block and in may include decorative brick and/or decorative glazed block as accents. These entry signs may identify no more than 4 tenants. Monument Sims for Freestanding Sites Each of the freestanding buildings within Elk River Crossing will be allowed to have a freestanding sign. The freestanding sign must be a monument style with a maximum height of 10 feet and a maximum area of 100 square feet. The sign shall be constructed of brick or face brick and in may include decorative brick and/or decorative glazed block as accents. Wall Suns for Freestanding Sites Wall signs for each freestanding building must consist of individual letters and shall not have more than 1 wall sign for each principle building, except that where a principal building abuts 2 or more public streets, 2 wall signs will be allowed. Awning signs and canopy signs, including canopies over gas pumps, shall be included as wall signs. Awning and canopy signs shall not be illuminated. The sign area shall not exceed seven (7) percent of the area of the building wall, including doors and windows, to which the sign is to be affixe d Wall 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 Maior 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 Siens All other signage that may occur within Elk River Crossing and not specifically mentioned herein shall comply with the City of Elk River Sign Ordinance. All requests which are not consistent with conditions, character and intent of the Elk River Crossing PUD may be denied by the City.