#11 - Drake and DQ Preliminary Plat and PUD

Home Browse Search

Electric Auto Sales & Service, Lake Elmo, MN February 28, 2023 DLR22002 6 to Lot 3, Block 2 from the private drive. The south lot line where the driveway access is located will serve as the front lot line for Lot 3, Block 2. The proposed lot complies with the remaining Commercial district lot standards as shown on the plans. Private Drive Access Flexibility is also requested to provide access to Block 2 via a private drive extending north from the approved access point along Hudson Boulevard. Lots in Block 2 will have driveway access from the private drive which is being designed to meet City standards for a local street. Creating a public street and extending in each cardinal direction does not provide a benefit to the City, applicant or adjacent property owners. Existing topography with over 30 feet of grade change makes it difficult to extend a public road and right-of-way east for a possible future connection. There will be no parking on either side of the private drive. Lighting, landscaping and pedestrian facilities are also provided along the private drive to distinguish it from driveway access points to the lots. Shared Driveway Access The proposed access to Lot 1, Block 1 will be shared with the existing, adjacent commercial property east of the site. This access was previously approved by the City. Trash Enclosure Flexibility is to allow the trash enclosure on Lot 1, Block 2 within the required 50-foot building setback from the residential property to the west. There is a steep slope towards the west property line and the adjacent residential property along the west property line is situated at a higher elevation than the proposed development. The difference in elevation creates challenges to effectively screen the trash enclosure from residential property. If the trash enclosure is placed along the west façade of the proposed building, in compliance with the 50-foot setback, it will be clearly visible at a higher elevation from the residential property. We are proposing to situate the trash enclosure at the 35-foot parking setback at the base of the hill rising towards the residential property. The slope of the hill and provided landscaping materials will more effectively screen the trash enclosures than locating the enclosures within the required 50-foot setback. Landscaping is provided along the slope between the parking lot and the residential property which will further enhance screening of the trash enclosures and entire development. Ground and Wall Signage Flexibility is requested for ground (monument) and wall signage which is being coordinate for the development as a whole. A Comprehensive Sign Plan has been included with the submittal and indicates the proposed sign standards for the development and where flexibility has been requested from the sign standards. As a multi-tenant development each occupant will have a varying need for signage. The nature of the site creates challenges with respect to the location and visibility of tenant signs. Flexibility has been requested from the permitted height, sign area and setback standards for ground signs on properties located south of 5th Street and north of I-94. Two ground signs are proposed where four would be permitted. One multi-tenant monument sign for the entire development on Lot 1, Block 1. The proposed sign is 50 feet tall and 565 square feet in area and includes a multi- color electronic variable message sign on one of the panels. The ground sign on Lot 1, Block 1 is designed to increase visibility to the I-94 corridor where existing trees limit the visibility of a shorter sign. Signage along the interstate is an important component of the business design and model and the larger sign area will more effectively display tenant information to vehicles travelling along the I-94 corridor. One multi-tenant sign is also proposed on Lot 2, Block 2 for tenants in Block 2. The Block 2 sign is designed to meet permitted sign standards for lots south of 5th Street and north of I-94. The Zoning Ordinance permits each lot to have one ground sign 30 feet tall and 250 square