5.2. PCSR 02-10-2009REQUEST FOR ACTION
To Item Number
Plannin Commission 5.2
Agenda Section Meeting Date Prepared by
Plannin Items Februa 10, 2009 Chris Leeseber ,Park Planner-Planner
Item Description Reviewed by
Request by 7040 Lakeland Partners, LLC for Conditional Use erem Barnhart, Plannin Mana er
Permit for Retail Building Addition, Reviewed by
Case No. CU 09-05 -Public Hearing
Action Requested
The location of the proposal is consistent with the Development Plan, the use (retail) is a Permitted Use
in Planned Unit Development Agreement, the use is consistent with the Comprehensive Plan and the
building design meets the Elk Ridge Center Development Design Standards and is consistent with the
recently approved retail building. The Landscaping is consistent with the Development Plan. The Zero
Lot Line Development complies with the standards set forth in Section 30-654.
Staff recommends the Planning Commission recommend approval of the Conditional Use Permit for a
Zero Lot Line Development, as indicated on the drawings dated received 12/29/08 based on the
following reason:
1. The request is consistent with all of the standards required to issue a Conditional
Use Permit
and with the following conditions:
1. All comments of the City Engineer shall be addressed dated February 4, 2009.
2. The building shall meet all applicable building codes.
3. The building shall meet all applicable fire codes
4. Lighting shall comply with the Elk Ridge Center Development Design Standards.
5. All concrete masonry units shall be integrally colored.
6. All signage shall require a sign permit and be required to meet the requirements of
the Elk Ridge Center Design Guidelines.
7. The final plat shall be recorded before any permits will be issued or site work can
begin.
8. No outdoor display/storage shall be allowed on site.
9. Lighting shall comply with the design standards.
10. The remaining square footage of buildings within the approved PUD shall be
reduced by 1,220 square feet.
11. A letter of credit, in the amount of $50,000, shall be provided covering on site
improvements for Lot 1 Block 1 Elk Ridge Center 5`'' prior to issuing the grading or
building permits.
12. All roof top units shall be screened from view from any adjacent street.
Casc 1 ile: CU U9-05
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Elk Ridge C enter 5~ Retail
7040 Lakeland Partners
13. Building materials and colors shall be the same as those used on the existing retail
building
14. Cross access easements shall be recorded.
15. Proof of parking should be shown on the site plan.
16. Two equally spaced landscape islands with trees be installed in the center row of
parking.
Attachments
• Location Map
• Memo from Public Works Director dated February 4, 2009
• Memo from Fire Chief dated January 14, 2009
• Applicant's Narrative
• Site Plans
• Civil Drawings
• Architectural Drawings
• Landscape Plan
• Lighting Plan
General Information
Applicant 7040 Lakeland Partners
60 Day Rule The application has been deemed complete as of January 1,
2009. The Ci must take action b February 28, 2009
Requested Action Conditional Use Permit for Retail
Location and Size Approximately two acres southwest of Hwy 169 and 197`''
Avenue.
Location Existing Use Land Use Plan Designation Current Zoning
Subject
Property Retail Highway Business PUD
North Residential Urban Residential R1a -Single Family
Residential
South Retail Highway Business PUD
East Retail Highway Business PUD
West Residential Urban Residential R1a -Single Family
Residential
Overview
A Conditional Use Permit (CUP) for a Zero Lot Line Development is necessary as required by the
Elk Ridge Center PUD Agreement dated June 24, 2004 and amended on November 21, 2005. Also
required by this PUD Agreement is a Site Plan Approval which shall be reviewed by the Planning
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Elk Ridge Center 5~ Retail
7040 Lakeland Partners
Commission and City Council in a public hearing. The CUP and site plan are being reviewed with
the CUP application submitted by the applicant.
The following are excerpts from the PUD agreement:
(01) Permitted Uses -
The following uses shall be allowed as permitted uses within the Project, subject to the approval process
set forth in paragraph 4:
Governmental, business, and professional offices
Retail shops and stores (this request)
Personal service establishments
Financial institutions
Non-profit clubs, lodges, or halls
Veterinary clinics
Garden centers
Licensed daycare facilities
(02) Conditional Uses -
The following uses shall be allowed as conditional uses within the Project:
Amusement and recreation uses
Hotels and motels
Educational uses
Class I Restaurants
On-sale liquor establishments
Zero lot line development (this request)
Paragraph 4:
(01) Site Plan Approval - (this approval is independent of the use on the site)
(b) Each site plan approval request shall be accompanied by such plans and
supporting materials as City staff shall require, and shall be reviewed by the Planning
Commission and City Council in a public hearing held thereon before approval.
Analysis
The proposed building addition is 20,950 square feet in size. The approved master plan indicated an
overall building size in this location to be 47,562 square feet. The approval of the retail building on
February 20, 2007 by the City Council was 16,224 square feet, leaving 31,338 square feet for the
subject property. The proposed building is less than the square footage allowed.
Applicable Regulations
Conditional Use Permit
The Elk Ridge PUD agreement states that Zero Lot Line Development requires a CUP. The
proposal is on a site that was approved fora 47,562 square foot structure. A 16,224 square foot
retail building was approved on February 20, 2007 by the City Council. The zero lot line in question
is on the south side of the proposed building, which will be the shared with the existing retail
building.
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ilk Ridge Center 5'~ Retail
7040 Lakeland Partners
The issuance of a Conditional Use Permit can be ordered only if the use at the proposed location:
I-Ylill not endanger, injure or detrimentally affect the u.re and enjoyment of other property in the immediate
vicinity or the public health, safety, morals, comfort, convenience orgeneral avelfare of the neighborhood or the
czty.
Through the comprehensive plan, this property was guided for intense forms of commercial
development and the development was designed to address public health, safety, morals,
comfort, convenience or general welfare of the neighborhood or the city. Specific to the
development, if a portion of a building or the entire building is constructed, the line in
question is a property line that has no affect on the structure or with its relation to the other
planned structures within the development. The Zero Lot Line CUP request will have no
negative impact on the city or development.
2. lYlill be consistent with the comprehensive plan.
The Comprehensive Plan guides the subject property as Highway Business. While the
comprehensive plan does not address Zero Lot Line CUP requests directly, it does state,
"The Highway Business land use is the most intensive form of commercial development in
Elk River. Businesses in this category may be the largest both in terms of size and traffic
generation." The use is consistent with the comprehensive plan as noted above.
3. lY/ill not impede the normal and orderly development and improvement of surrounding vacant property.
The vacant land surrounding the property was planned as highway business/commercial
space. This proposed structure/property was planned and design with the overall
development to have this relation with the surrounding vacant properties. The proposal
does not affect the future development, as the building square footages, circulation and
parking were planned as whole unit. With no vacant land in the surrounding property
outside of the development, the Zero Lot Line CUP request will not impede the normal and
orderly development and improvement of surrounding vacant property.
4. 1Vill be served adequately by and will not adversely affect essential public faczlities and services including
streets, police and fire protection, drainage, refuse disposal, water and server ystems, parks and schools; and
will not, in particular, create tra~c congestion or interference avith tra~c on adjacent and neighboring public
thoroughfares.
The development and its infrastructure are designed to the requirements required by the city
in order to protect these public facilities. The storm water structures were sized to handle all
of the drainage from this development and from the impervious surfaces created by current
and future projects based on the approved Preliminary Plat. Traffic engineering was
completed that addressed, vehicular circulation and the public roads were designed and
built/realigned to accommodate the traffic to serve this area. The Zero Lot Line CUP
request has no affect on these essential public facilities and services.
5. mill not involve uses, activities, processes, materials, equipment and conditions of operation that mill be
detrimental to any persons orproperty because of excessive tra~c, noise, smoke, fumes, glare, odors, dust or
vibrations.
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L,lk Ridge Center 5'" Retail
7040 Lakeland Partners
The approved master development plan addressed the issues of building orientation and
landscaping as part of the CUP &PUD review. The Zero Lot Line is not a use and does not
involve these concerns.
6. lYlill not result in the destruction, loss or damage of a natural, scenic or historic feature of major importance.
There are no natural, scenic or historic features of major importance on the subject property.
The development and its infrastructure are designed to protect public facilities and prevent
any destruction, loss or damage to surrounding properties.
7. mill fully comply 2vith all other requirements of this Code, including any applicable requirements and
standards for the issuance of a license or permit to establish and operate the proposed use in the city.
The Zero Lot Line CUP request will comply with all city regulations as well as requirements
stated in the Elk Ridge PUD Agreement. In addition, any uses on the subject property will
comply with all city ordinances, building codes and fire codes.
If denial of such a permit should occur, it shall accompany recommendations or determinations by
findings or a report stating how the proposed use does not comply with the standards set forth in
Section 30-654.
In the review of the standards for CUP as outlined, the request is consistent with all of these
standards.
Site Plan Approval
The PUD agreement states that via a public hearing all site plan requests need to be reviewed by the
Planning Commission and approved by the City Council. This will be the review of the architecture
as it pertains to the design standards, consistency of the building placement with the approved
development, vehicular circulation, utilities and any other items related to the site. In this instance,
the Site Plan approval does not require review of the use within the building, as it is a permitted use
by both the comprehensive plan and zoning classification.
Building DesiEn
In summary of the design, the building is compatible with the development by respecting established
patterns of building orientation, style, massing, height and scale to those that have been already
approved/built. The proposal utilizes complementary architectural features and materials. It also
implements design elements and features including building heights, architectural style, building
form, rhythm of details, materials, textures and color. The design elements, colors and materials are
the same as the retail building that was approved on February 20, 2007 by the City Council.
All roof top units will be screened with the same materials as the existing building it will be attached
to.
Comprehensive Plan
The City Council, on February 9, 2004, approved a Land Use Amendment of Outlot A of
Brentwood and Lots 3 and 4, Block 3, of Ridgewood East 3`d Addition (to be known as Elk Ridge
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Elk Ridge Center 5~h Retai]
7040 Lakeland Partners
Center). This amendment to the Comprehensive Plan placed the aforementioned properties into a
Highway Business land use. This was further supported by the adoption of the current
comprehensive plan which was adopted by the City Council on August 16, 2004.
As stated in the first paragraph of the Highway Business section of the Comprehensive Plan, "The
Highway Business land use is the most intensive form of commercial development in Elk River.
Businesses in this category may be the largest both in terms of size and traffic generation." The
Highway Business section further states, "Examples of Highway Business uses include discount
retailers, grocery and general merchandise."
The proposed retail use is a Permitted Use and is in a Land Use designation that anticipates larger
uses both in size and traffic demands and is listed as examples of uses in the Comprehensive Plan.
Grading/Drainage
Grading, drainage and utilities are addressed in the Public Works Directors memorandum dated
February 4, 2009.
Parking/Transportation
Retail stores require one parking space for each 200 square feet of floor area. The proposed sales
area is 20,950 square feet which would yield 104 stalls. The proposed site plan shows 87 stalls, 17
short of the required. Staff does not believe that the extra 17 stalls need to be required and that
there is area to expand should it be needed. Proof of parking should be shown on the site plan.
Cross access easements shall be recorded to ensure proper site vehicular circulation.
Landscaping
Along the north and west edges of the site to screen the residential areas, 49 evergreen trees are
being proposed. On the northeast and eastern edges of the project, 23 deciduous trees are being
proposed. This is in addition to the trees already planted along the property lines of the
development.
To further breakup the amount of paving, staff would recommend that two equally spaced
landscape islands with trees be installed in the center row of parking. (See sheet C3.01)
Action Motion by Second by Vote
I
Follow Up
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ver
MEMORANDUM
TO: Jeremy Barnhart, Planning Manager
FROM: Terry Maurer, Public Works Director
DATE: February 4, 2009
SUBJECT: Elk Ridge Center Fifth Addition Building Expansion
File: 226-210P
As requested, I have reviewed the plan set prepared by MFRA and dated December 2008 for
the platting of Elk Ridge Center Fifth Addition and the expansion of the existing Aldi's
building into Lot 1, Block 1 of the Fifth Addition. Based on my review I would offer the
following comments:
1. The plat of the Fifth Addition includes one lot immediately adjacent to the lot containing
the Aldi's building. The newly created lot was graded and a retaining wall and
landscaping were installed at the time that the Aldi's building was constructed.
2. Development of the building on Lot 1, Block 1 will require some modest extensions of
the utilities; first a sanitary sewer service is being constructed to serve the building; and
second, an extension of the watermain to the northeast corner of the building and the
installation of a new hydrant, along with building a water service. This extension of
watermain, because it contains a hydrant, will be considered public and it will be required
to have a 10-foot wide drainage and utility easement associated with it. This should be
added to the plat before it is recorded. There is also some extension of the storm sewer
on the site. These extensions will b.e considered private because they drain a private
parking area.
3. There should be cross access agreements in place between the Aldi's site and the newly
created site.
4. Even though the site has been previously graded, it is over an acre of disturbed land and
a NPDES permit will be required along with a Storm Water Pollution Prevention Plan
(SWPPP). The SWPPP needs to be in an 8 1 /2 x 11 inch format and signed by the
developer, engineer and contractor.
S:\PLANNING MAIN\Case Files\Plat\P 09-O1 Elk Ridge Center 5th\02-0409 engrss comments.doc
5. At the end of construction, record drawings will be required that show the GIS locations
of all utility infrastructure built on the site. 'The format of this information will be similar
to other developments in this project, or can be obtained from John Anderson. His
phone number is 763/635-1052.
There will be some city charges for inspection generated through the development of
this site. City inspection of the public watermain facilities, erosion protection, and
general site inspection to ensure that all improvements are built according to the
approved plan, will generate fees to the owner.
If you have any questions regarding any of this information, please contact me.
S:\PLANNING MAIN\Case Files\Plat\P 09-01 Elk Ridge Center 5th\02-0409 engrs comments.doc
of
lk --
River
TO:
FROM:
DATE:
SUBJECT:
Jeremy Barnhart,
MEMORANDUM
Planning Manager
Bruce A. West, Fire Chief
January 14, 2009
Site Plan Review Meeting of Wednesday, January 14, 2009
The site plan review committee met on Wednesday, January 14, 2009 and I would like to
make the following comments:
1. Conditional Use Permit Case No. CU 09-04 Re uest b Waste Mana ement
for Elk River Landfill Expansion
The Fire Department has no concerns.
2. -Final Plat Case No. P 09-01-Elk Rid e Center Fifth Addition Re uest b
7040 Lakeland Partners
The Fire Department has no concerns.
3. Conditional Use Permit Case No CU 09-05, Repuest by 7040 Lakeland
Lartners for Retail Building (to be added onto existing Aldi site
The location of the proposed hydrant on the plan as presented to Public Works
Director Terry Maurer meets the approval of the Fire Department. No exterior fire
suppression indicating valves shall be allowed at the Elk Ridge Center 5`h addition. If
there are any other questions the applicant shall contact Fire Marshal Cliff r'~nderson
at 763-635-1110.
4. Conditional Use Permit Case No. CU 09-06 Re uest b Morrell Pro erties
The Fire Department has no concerns.
5. Variance~Case No. V 09-01, Request by Fred McCoy
The Fire Department has no concerns.
If you have any other questions, please feel free to call me at the Elk River Fire
Department at 763.635.1105.
Fendler
r7 Patterson
~ CONSTRUCTION
Project Narrative
Elk River Retail at Elk Ridge Center
2.34 Acre Site
Elk River, Minnesota
Request for:
Conditional Use Permit and Final Plat
December 29, 2008
On behalf of the tenant, the developer and applicant, Fendler Patterson Construction, Inc. is
requesting a Conditional Use Permit and Final Plat for the proposed project. The tenant is a
national retailer with several locations around the Twin Cities such as, Woodbury, Maple Grove,
Oak Park Heights and Eagan to name a few.
The Applicant proposes the retail facility on an existing pad site as originally planned for in the
overall concept plan which was approved by the City of Elk River in recent years.
Use
The tenant will utilize the facility for retailing purposes with the hours of operation being
Monday-Friday from 7:30 a.m. to 10:00 p.m. Saturday from 8:30 a.m. to 7:00 p.m. and Sunday
from 10 00 a.m._to 7:00, pm. These are standard_hours_ ofoperation, and do_not take.. into. account _
various holiday hours which most retailers adjust slightly to better serve the community.
The proposed tenant would employ up to 30 employees along with 8-12 participants which are
engaging in career training programs. In addition this use works in conjunction with the retailers
that exist. Each user will compliment each others product thus assisting in the success of each
others interest.
Site
The proposed retail site at Elk Ridge Center is consistent with the building square footage
previously approved by the City Council for the Elk Ridge Center PUD. For lot 10 a
30,000 SF retail building was proposed, and this proposal is requesting a single 20,950
s.f. retail building. Parking for the new retail building is being provided in the front with
88 new stalls being added.
Project Narrative Elk River Retail at Elk Ridge Center December 29, 2008
page 1 of 3
4839 West 124` Street Savage, MN 55378 • Lic. #2001 1239 Tel. 952-890-4364 Fax 952-890-2916
w w w. f e n d l e r p a t t e r s o n. c o m
Fendler
~7 Patterson
~ CONSTRUCTION
A truck dock is provided in the Northwest corner of the building, and the existing paved
truck route for the ALDI store will be utilized. Screening of the truck dock is provided
by a landscape berm located to the north and west of the building, the berm elevation is
approximately 13 feet at the highest point above the finished floor elevation of the
proposed building. Additional evergreen trees are also proposed to be added along the
berm to provide additional screening of the truck dock from Irving Street and the
neighbors. Landscaping in the front of the store will remain consistent with ALDI
landscaping.
From a construction aspect, the site was previously graded to have a pad ready site for
this building. Grades will not be significantly altered across the site from the original
PUD proposal, with the exception of the lowering of the grade in the NW corner of the
site to accommodate the truck dock. Water and sewer will be extended to the building
with the existing stubs located to the east of the proposed building. Storm sewer will be
extended from the existing stub in the rear of the building and in front of the building to
provide adequate drainage of the site. The treatment ponds for the site have been
constructed in previous phases for the project, and no increase in impervious surface is
proposed for this development from the previous calculations.
Landscaping
The majority of the development landscaping was installed with the original construction of the
adjacent retail facility. In addition to the existing landscaping, we are proposing additional
landscaping found within the area of construction for this proposed facility. Additionally, we are
proposing creating a double row of screening at the Northwest corner of the site, essentially
creating a natural screen wall at the loading dock area. This may not be needed due to the large
berm and retaining walls in this area however it is our opinion that this is ensuring an astatically
pleasing screen of this area while being friendly with the community.
Architecture
The proposed design mirrors that of the adjacent retail facility approved by the City of Elk River
in recent years. Our intent is to extend similar building materials and masses or elements to
provide a continuation of architectural interest. The same specifications used on the adjacent
retail are the proposed specifications on this project. The intent is to utilize the same face brick,
stone columns, metal panel roof structures along with various colors of EIFS to tie the two
structures together to create a harmonious blend of the two uses.
Signage
Under the current terms of the proposed lease, Signage is the responsibility of the Tenant. With
that said, typically the Tenant will locate Signage over the front entry to the facility. In addition,
vazious directional Signage is located around the development as found on most retail projects.
Project Narrative Elk River Retail at Elk Ridge Center December 29, 2008
page 2 of 3
4839 West 124` Street Savage, MN 55378 • Lic. #zoo11z39 Tel. 952-890-4364 Fax 952-890-2916
w w w. f e n d l e r p a t t e r s o n. c o m
Fendler
r7 Patterson
~ CONSTRUCTION
The Tenant is aware that a separate signage permit must be applied for and they are prepared to
do so per the requirements of the City of Elk River.
Closure
The applicant respectfully requests the City of Elk River support the request for a Conditional
Use Permit and Final Plat for this project. The request matches the intent identified on the
original development plan originally supported by the city in recent years.
Project Narrative Elk River Retail at Elk Ridge Center December 29, 2008
page 3 of 3
4839 West 124` Street Savage, MN 55378 • Lic. #20011239 • Tel. 952-890-4364 Fax 952-890-2916
w w w, f e n d l e r p a t t e r s o n, c o m
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