5.2. PCSR 10-11-2011REQUEST FOR ACTION
TO ITEM NUMBER
Plannin Commission 5.2.
AGENDA SECTION MEETING DATE PREPARED BY
Planning October 11, 2011 Jeremy Barnhart, Planning Manager
ITEM DESCRIPTION REVIEWED By
Request by Cornerstone Auto Resource fox Conditional Use erem Barnhart, Plannin Mana er
Permit, Public Hearing -Case No. CU 11-16 REVIEWED BY
ACTION REQUESTED
Staff recommends that the Planning Commission recommend approval of the Conditional Use Permit
request, as illustrated on drawings the following drawings,
Building elevations dated September 8, 2011
Overall site plan dated September 26, 2011, sheet Al
Overall floor plan dated September 26, 2011, sheet A2
Landscaping plan dated September 26, 2011, sheet L1
with the following conditions:
1. As a Conditional Use Permit is not a Building Permit, the applicant shall apply for all require
permits.
2. 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.
3. Landscaping plan illustrated on plans dated receieved
4. The sign package is not approved
5. The plat shall be recorded and fees paid prior to release of the building permit.
Applicant Cornerstone Auto Resource
Location/ Address 17219 Highway 10, NW
60 Day Rule The City must take action by November 26, 2011
BACKGROUND/PRECEDENT
Auto sales are a conditional use in the C-3 Zoning District. Expansion of the building requires a
Conditional Use Permit.
The applicant received Conditional Use Permit approval in 2006. The development of the project was to
occur in 6 phases; to date, the first two phases are complete. The approval documents in 2006 included a
sunset date of 2010 for completion. Since that date has passed, a new Conditional Use Permit is required.
Case File: CU 11-15
Page 2
OVERVIEW
Cornerstone Conditional Use Permit
The first two phases including renovation of the then existing dealership, improvements to the parking
lot, and construction of the car wash/ detail service. These improvements are listed as existing structure
below.
A square foot summary of the project:
Existing structure
Phase I Showroom/ sales
Phase II Showroom/ service
Future addition
Total square feet
2011 proposal 2006 Approved
46,068 37,800
33,913 35,192
6,069 21,309
22,899 10.878
106,949 105,179
Although there is some minor increase of the square footage, the planned improvements are generally
consistent with the original approval.
Signage. The applicant proposes 5 free standing signs, and include signage off of 173`d and 171st and
three signs along Highway 10. These signs have been approved by the City Council. No changes are
proposed to the free standing signage.
The wall signage proposed:
Bated es
Chrysler Up to 2 wall signs, totaling
Dodge 200 sq ft.
Jeep
Ram Up to 234 sq ft
Ford 1 40 approvable (occupant 2)
Ford 2 40 approvable (occupant 2)
KIA 42 approvable (occupant 3)
Mahindra 1 34.67 approvable (occupant 4)
Name Plates
Mahindra 2 3.1.34 approvable (occupant 4)
Cornerstone 1 28 not approvable
Cornerstone 2 28 not approvable
Total sign area proposed 478 square feet (does not include the carwash sign)
The property is zoned C-3 Highway Business, which allows 2 wall signs, not to exceed 200 sq ft per
occupancy. (Sec. 30-870 (b) 4). There is no `frontage bonus' for wall signage. *Highlighted to note a
minor error in the applicants narrative.
Given the applicants statement that they have 4 occupancies, 8 wall signs are permitted. (An occupancy
is defined as "means a portion of the building or premises owned, leased, rented, or otherwise occupied
for a given use.") The given use of the building is automotive sales.
Signage options.
N:\Departments\Community Development\Planning\Case Files\CUP\CU 11-15 ER Cornerstone\U 11-15 ER Cornerstone SR to PC 10-11-
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Case File: CU 11-15
Page 3
Cornerstone Conditional Use Permit
The applicant has not requested a variance from the sign requirements. The sign ordinance provides for
a number of signs and maximum sizes for all properties. It is up to the property owner how those are
distributed. The solution is not merely changing the ordinance to add more signs or granting variances.
Since 2006, the City has amended the sign ordinance 2 times (OA 08-05 and OA 09-01) related to ER
Ford, and granted three variances for Elk River Ford (V 06-02, V 08-06, and V 09-07).
As an alternative to these methods, signage behind windows (not covering more than 50% of the window
area) are not regulated as signs. On premises name plates (less than 4 sq ft) are not regulated as signs.
Building materials. The building materials of future phases will continue the trend started with the 2006
improvements, and will include limestone, stucco, and architectural glass. The design of the buildings
meet the design requirements.
APPLICABLE REGULATIONS
Conditional Use Permit
The issuance of a Conditional Use Permit can be ordered only if the use at the proposed location:
7. lY/ill not endanger, injure or detrimentally a~ect the use and enjoyment of otherproperty in the immediate vicinity
or the public health, safety, morals, comfort, convenience orgeneral avelfare of the neighborhood or the city.
2. Weill be consistent avith the comprehensive plan.
3. 1-Vill not impede the normal and orderly development and improvement of surrounding vacantproperty.
4. Weill be served adequately by and will not adversely affect essential public facilities and services including streets,
police and fire protection, drainage, refuse disposal, avater and sewer systems, parks and schools; and will not, in
particular, create traffic congestion or interference aarith tra~c on adjacent and neighboring public thoroughfares.
5. Will not involve uses, activities, processes, materials, equipment and conditions of operation that ~arill be
detrimental to any persons orproperty because of excessive tra~c, noise, smoke, fumes, glare, odors, dust or
vibrations.
6. Dill not result in the destruction, loss or damage of a natural, scenic or historic feature of major importance.
7. 1Ylill fully comply ~arith all other requirements of this Code, including any applicable requirements and standards
for the issuance of a license orpermit to establish and operate the proposed use in the city.
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 a CUP as outlined, it appears that the request is consistent with all of
these standards.
ANALYSIS
Comprehensive Plan/ 171St Focused Area Study
The use of the property for auto sales is appropriate based on the Comprehensive Plan and the 171St
Focused Area Study.
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Case File: CU 11-15
Page 4
Cornerstone Conditional Use Permit
The Focused Area Study anticipates that changes to Highway 10 access may impact. businesses that rely
on direct or nearly direct access off of 10. This is one of those businesses.
Transportation/ Circulation
Streets -Access to the site will be via driveways off of 173rd from the north and 171St from the south.
Accesses off of Highway 10 were closed by the applicant.
Utilities
No changes to the utilities are proposed.
Landscaping
Landscaping was proposed as part of the 2006 submittal. No changes are suggested, although a site
inspection will be completed to ensure all trees are still living.
ATTACHMENTS
^ Location Map
^ Applicant's Narrative with attachments
^ Overall site plan dated September 26, 2011, sheet Al
^ Building elevations dated September 8, 2011
^ Overall floor plan dated September 26, 2011, sheet A2
^ Landscaping plan dated September 26, 2011, sheet L1
^ Applicants renderings, sheets I-1, I-2, and I-3
Action Motion by Second by Vote
Follow Up
N:\Departments\Community Development\Plaxuung\Case Files\CUP\CU 11-15 ER Cornerstone\U 11-15 ER Comerstone SR to PC 10-11-
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___
MEMORANDUM
_ -___ ___--To: -- -- ---- -Mayor;-City-Council and Planning-Commi-ssoners -- _ -
From: Stephen Rohlf, Cornerstone-Auto Resource
Date: - August 29, 2010
Subject: Conditional Use Permit Request -Cornerstone Auto Resource
Request
We are. reQUestin~ a renewal of Conditional Use Permit to enlaz~e our facility located at
17219 Hi way 10, Elk River, Minnesota. The purpose of our proposed expansion is to
accommodate the needs of our customers and the requirements of the four vehicle
franchises (Ford, Chrysler, KIA and Mahindra) housed in our facility.
We first gained approval for our expansion in 2006. At that time we anticipated doing
the project in phases, which included:
1. a redesign of our parking lot
2. a carwash/detail center
3. an expansion to our showroom/office area
4. an expansion to our parts azea
5. an expansion to our service lane
6. an expansion to our service azea.
~ `'
The original Conditional Use Permit (CUP) gave us unti12010 to complete all .phases of
this project. To date, numbers one and two on the list have been accomplished, but for
various reasons the other items have not.
In the near future, we would like to expand our showroom/office area, parts area and
service lane. The timeframe for expanding our service area is still uncertain. Although
internally reapportioned somewhat differently (i.e. more office space and less
showroom), the footprint of our expansion is basically the same as submitted in 2006 and
the drainage, landscaping and parking on the site have already been accomplished.`
Detailed` plans of our proposed expansion are attached.
~..,_
Hours of -Operation
We are not pfoposing to change our hours of operation. Our hours are currently:
7:30 am to 8:00 pm Monday through Thursday
7:30 am to 6:00 pm Fridays
7:30 am to 5:00 pm Saturdays
closed on Sundays.
Number of Employees
We currently employ about 120 full time and part time employees.
Parking
Now After Expansion
Customer 56 48
Employee 123 .123
Service 85 85
Sales Display 679. 679
Car Wash 21 21 (customer, vacuum, and vehicle drying)
Total 964 956
Exterior Building Materials
The office/showroom and service lane additions will be limestone on the bottom of the
__ _ _
walls and some columns; stucco above, and architectural glass: The stucco will be buff
colored and the trim brushed bronze. These materials will be used on the sides of the
building facing 171 S` Avenue, Highway 10 and 173rd Avenue. -The addition to our parts
area will be architectural concrete tip-up panels similar to the carwash on the campus.
No decision has yet been made regarding the outside materials for the service addition.
Entrances
The showroom will have three separate and distinct entrances to reflect the "Branding" of
KIA, Chrysler and Ford. There is a delay with our forth franchise; Mahindra, becoming
available in the United States. No exterior changes are anticipated with this last franchise
with the exception of one wall-sign. Exhibit A shows the typical swept entrance Ford is
now requiring. Exhibit B shows Chrysler's required 1Vlilleniiium Arch design for their
entrance. KIA's entrance can be noted on the colored rendition submitted. The
limestone, stucco, glazing and trim will be used to tie the three entrances together.
2
Signage
Freestanding Suns
We will have five freestanding signs after our Mahindra sign is erected. These five signs
have already been in front of the Elk River City Council and approved.
Wall Si~naee
The existing tower with the "Ford" emblem on it is proposed to be razed. Each
manufacturer has their required wall badges (wall signs). We are requesting the
following walls signs:
C sler requires four wall badges, one for each make of vehicle: Chrysler, Dodge, Jeep
and Ram. When Chrysler reviews our plans they will dictate the size and positioning of
the wall badges. The maximum size for Chrysler wall badges is the 17 series shown on
Exhibit~C. The combined total of these four wall badges is 234 square feet. Exhibit D
shows how these wall badges are typically placed on a building.
Ford requires two wall badges. They are the Ford Blue Ovals; one of which will be
placed over the Ford entrance and one will be over the showroom windows for Ford,
similar to how they appear on Exhibit A. We are not a Lincoln dealer and Mercury is no
longer being made so no wall badges for these brands will be required. The maximum
Blue Oval size is 9 foot 7 inches by 4 foot 2 inches or approximately 40 square feet;
therefore, these two signs will be a maximum of 80 square feet.
KIA requires one wall badge which is currently attached to our building. Exhibit E
shows the dimensions of this wall badge, which is approximately 42 square feet. Sony
we don't have a color version to show you, but the border and letters are red and the
background is white.
Mahindra requires two signs, a wall badge and a nameplate below it. The size of the
two signs combined measure approximately 66 square feet. Exhibit F shows the
dimensions of the Mahindra wall badge and nameplate. In this case the oval is red and
the lettering is black, both on a white background.
Name plates
In addition to wall badges, Ford and Chrysler require the dealership name adjacent to
their entrances. Exhibit G depicts a nameplate from another of our dealerships, but it is
the size we are proposing for this location. We are requesting two nameplates that state,
"Cornerstone". They measure 28 square feet each for a combined total of 56 square
feet.
The City's Ordinance allows up to three walls signs per occupant. Our four franchises:
Ford, Chrysler, KIA and Mahindra truly are four separate businesses with definite
Signage requirements. We exceed the frontage needed to have 300 square feet of wall
signage per business or 1,200 square feet of combined wall Signage for the four
3
franchises and 12 wall signs. Our combined request is for 10 wall signs for a total of 478
square feet. The only issue is Chrysler requiring 4 wall badges. A letter from Chrysler
(Exhibit H) emphasizing the importance of having all four Chrysler wall badges is
attached.
Outside Storage
The only outside storage proposed will be under the canopy adjacent to the parts loading
dock. Overnight deliveries of heavier items such as transmissions and motor blocks will
be left outside until the next morning.
4
EXHIBIT H
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EXHIBIT B
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B~`, Principle Group
AN AFFORDABLE SOLUTION WITH
MINIMAL BUSINESS INTERRUPTION
Pre-Fabricated Structure Offers Minimal Installation Time
Sizes Available to Integrate with Most Building Sizes
Project Management from Start to Finish
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principle ~~.
Principle Group
Principle USA Inc.
2060 Lakeside Centre Way
Knoxville,TN 37922
865.592.4058
Call us Tall-Free!
877.692.4058
www.principleglobal.com
EXH 1 BIT C
CHRYSLER ~OOGE Jeep RAM
~ __ :~~- _- i V
Fascia Signage: Badges
The front elevation of the dealership is required to have all brand badges applicable for the
dealership. Additional elevation badges may be recommended, but are optional. See figure 4 below
for the badge requirements and specifications.
Due to the number of different building styles and architecture, there are standards on fascia
application. Please refer to the Application Rules section of this document.
Badge Specifications
Chrysler Badge: Available in four sizes. Push through wing with Chrysler letters with first
surface vinyl installed on aluminum backer panel. Flourescent internal illumination.
Dodge Badge: Available in four sizes. Internal LED illumination. White acrylic faces with
first surface red vinyl.
Jeep Badge' Available in four sizes. White acrylic faces with first surface green vinyl.
Internal LED illumination. The Jeep badge includes the registration (O).
Ram Badge: Available in four sizes. Ram badge is internally LED illuminated with aluminum
letters, first surface black perforated vinyl. Shield is formed prismatic acrylic face, first
surface mirrored finish with second surface vinyl details.
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BSA Principle Group
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AN AFFORDABLE SOLUTION WITH
MINIMAL BUSINESS INTERRUPTION
Pre-Fabricated Structure Offers Minimal Installation Time
Sizes Available to Integrate with Most Building Sizes
Project Management from Start to Finish
principle ~~_
Principle Group
Principle USA Inc.
2D6D Lakeside Centre Way
Knoxville, TN 37922
865.542.4058
www.principleglobal.com
Cafl us Toll-Free!
877.692.4058
EXHIBIT C
CHRYSLER OOOG E Jeep RAM
~~- _
Fascia Signage: Badges
The front elevation of the dealership is required to have all brand badges applicable for the
dealership. Additional elevation badges may be recommended, but are optional. See figure 4 below
for the badge requirements and specifications.
Due to the number of different building styles and architecture, there are standards on fascia
application. Please refer to the Application Rules section of this document.
Badge Specifications
Chrysler Badge: Available in four sizes. Push through wing with Chrysler letters with first
surface vinyl installed on aluminum backer panel. Flourescent internal illumination.
Dodge Badge: Available in four sizes. Internal LED illumination. White acrylic faces with
first surface red vinyl.
Jeep Badge' Available in four sizes. White acrylic faces with first surface green vinyl.
Internal LED illumination. The Jeep badge includes the registration (~).
Ram Badge: Available in four sizes. Ram badge is internally LED illuminated with aluminum
letters, first surface black perforated vinyl. Shield is formed prismatic acrylic face, first
surface mirrored finish with second surface vinyl details.
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CHRYSLER ~~~~
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Application Rules: Placement of fascia elements (Continued)
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