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5.1. PCSR 10-11-2011REQUEST FOR ACTION TO ITEM NUMBER Plannin Commission 5.1. AGENDA SECTION MEETING DATE PREPARED BY Plannin October 11 erem Barnhart, Plannin Mana er ITEM DESCRIPTION REVIEWED By Request by Cornerstone Auto Resource for Preliminary and erem Barnhart, Plannin Mana er Final Plat Approval for plat of Jabez, Public Hearing -Case No. REVIEWED BY P 11-01 ACTION REQUESTED Staff recommends approval of the preliminary and Final Plat as illustrated on drawings date stamped September 26, 2011, with the following conditions: 1. Additional right-of--way of about 16.5 feet shall be provided along 171st avenue in the area of the existing house. 2. The plat shall provide access control along Highway 10 frontage prohibiting access. 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 of the residents. 4. The following fees shall apply: a. A Surface water management fee for lot 1 shall be paid at the time the Final Plat is released for recording. (currently $1,179 per acre or $20,903.67 total). Surface water management fee for outlots A and B shall be paid at the time those lots are platted and released for recording. 5. Park dedication fee shall be paid for 8.05 acres at the time the Final Plat is released for recording. (Currently, this figure is $58,748.90, or $7,298 for 8.05 acres) Park dedication for outlots A and B shall be paid at the time and at the rate applicable at the time they are released for recording. 6. All required subdivision/park information shall be provided in an electronic format (.dwg file) as required by the City Ordinance and Land Use Application prior to recording of the plat. 7. This approval of the Preliminary Plat shall expire after 1 year, unless the property owner or owner's agent has recorded the Final Plat or received an extension. Case File: P 11-01 Page 2 Flat of Jabez Applicant Cornerstone Auto Resource Location/ Address 17219 Highway 10 60 Day Rule The City must take action by November 28, 2011. OVERVIEW The applicant is requesting preliminary and final plat for the Plat of Jabez, which was approved in 2006 but allowed to expire. The applicants propose no changes to the plat. BACKGROUND/PRECEDENT The Plat of Jabez was approved by the City Council in April and May of 2006. The preliminary plat was extended to 2009, and again to 2010. No extension was requested in 2011. The plat has not been recorded. Since the final plat was not recorded, it and the preliminary plat expired in April, 2010. The applicant desires additions onto. the existing building. It is appropriate to record the final plat at this time. APPLICABLE REGULATIONS Subdivision These findings are necessary for the city council approval of the preliminary plat and the final plat: 1. The proposed subdivision is consistent with the honing regulations (article VI of this chapter) and conforms in all respects with all requirements of this Code, including the honing regulations and this article. 2. The proposed subdivision is consistent with all applicable general and specialised city, county, and regional plans, including but not limited to, the city's comprehensive development plan. 3. The physical characteristics of the site, including but not limited to topography, soils, vegetation, susceptibility to erosion and siltation, susceptibility to flooding and drainage are suitable for the ~e and density of development and uses contemplated. 4. The proposed subdivision makes adequate provision for water supply, storm drainage, sewage transportation, erosion control and all other services, facilities and improvements otherwise required in this article. 5. The proposed subdivision will not cause substantial environmental damage. 6. The proposed subdivision will not conflict with easements of record or with easements established by judgment of a court. 7. The proposed subdivision will not have an undue and adverse impact on the reasonable development of neighboring land. 8. Theproposed subdivision is notpremature. A subdivision ispremature if any of the following exists: a. Lack of adequate stormwater drainage. b. Lack of adequate roads c. Lack of adequate sanitary sewer systems d. Lack of adequate off site public improvements or support ystems: In the review of the standards for Final Plat as outlined, it appears that the request is consistent with all of these standards. ANALYSIS Comprehensive Plan The use of the property as a car dealership is consistent with the Comprehensive Plan. Further, the car dealership is a use that is permitted in the 171ST Focused Area Study, although it is possible that given Nc\Departments\Communiry Development\Planning\Case Files\Plat\P 11-01 Jabez\P 11-01 Jabez SR to PC 10-11-11.docx Case File: P 11-01 Page 3 Plat of Jabez changes to traffic patterns, the use of the land may change to one that does not require direct access off of Highway 10. Lot Configuration The plat of Jabez includes the replatting of 7 lots into 1 lot and two oudots. Lot 1 is 17.73 acres and the two outlots are each 2 acres. Lot 1 houses the Cornerstone Auto Resource (fka Elk River Ford) and car wash. There is no development planned for outlots A and B currently. Roads No new roads axe proposed as part of this plat, although an additional 16.5 feet of right of way is to be provided along 171St. Lot 1 will be accessed off of 173rd from the north and 171ST from the south. Future lots A and B will be accessed off of 171St and Ulysses. Fees Part of the reason the applicant delayed recording the plat was to defer the payment of the fees (park dedication and surface water management). During the review in 2006, the City Council agreed that the applicable land area subject to park dedication is 8.05 acres, rather than the 17.73 acres of lot 1. Using that ratio, the park dedication fee is $58,748.90 ($7,298 per acre). The surface water management fee, applied to the entire 17.73 acres, is 20,903.67 ($1,179/ acre). Future A and B will pay full park and storm water fees. Parks Park Plan -The Comprehensive Park Plan does not indicate any park target area nor trail corridor in the wider area. Park and Recreation Commission Recommendation -The Park and Recreation Commission will review the plat at their meeting oi~ October 12t''. It is expected that the Park Commission will recommend a cash in lieu of land dedication. Grading/ Utilities No changes to grading or utilities are proposed with this plat. ATTACHMENTS ^ Location Map ^ Staff Memo to Planning Commission dated April 11, 2006. Applicant's Narrative ^ Preliminary Plat dated receieved September 26, 2011 ^ Final Plat dated received September 26, 2011 Action Motion by Second by Vote Follow Up N:\Departrnents\Community Development\Planning\Case Files\Plat\P 11-01 Jabez\P I1-Ol Jabez SR to PC 10-11-11.docx WV 6b~8£~6 TTOZ/0£/6'6mp~deyy uogeoo~\zagef TO-TT d\leld\sapj ase~\6uiuueld\luawdo~anap ,(llunwwo~\siuawyeda4\:N ~~ moo, CORNERSTONE Auto Resource MEMORANDUM To:---------M~3~o~,-Cit3~ CounEi~-and P-Tanning-Commis-signers-------- -- -___--_- -- - From: Stephen Rohlf, Cornerstone-Auto Resource Date: - August 29, 2010 Subject: Conditional Use Permit Request -Cornerstone Auto Resource Request We are requesting a renewal of Conditional Use Permit to enlarge our facility located at 17219 Hi wa 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 area 5. an expansion to our service lane 6. an expansion to our service area. ,~ 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 tirneframe 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 beemaccomplished.` Detailed"plans of our proposed°expansion are attached. Hours of Operation - We are not proposing=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. Parl~ng 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 officelshowroom 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 171St Avenue, Highway 10 and 173 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 1VIillennium 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 signage 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. Sorry 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 IT) 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. 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'' I, _ _ _ us,9csoN 10 L _ W / '~~ -I 1Z \.- .59Z Mo6£~ '~ ~ 'O~ ;044~~ ZI6181N ~~0 ~- ~`-''4. ~ .I-' A Swa c 68 I ~/?i :.~. _ _ ul ~a u~d 1N3W35tl3 1 _ ~'~ ~ '- ~ _+~i -'~°; ~/ a FILi "3PY ,<,m.~s~ ntver MEMORANDUM TO: Planning Commission FROM: Scott Harlicker, Senior Planner DATE: April I I, 2006 SUBJECT: Case No. LU 06-03, ZC 06-03, P 06-06 and CU 06-06 Request by Elk River Ford for a Land Use Plan Amendment, Zone Change, Preliminary Plat (Jabez) and Conditional Use Permit Request The applicant is requesting the following: • Land Use Plan amendment from LI (Light Industrial) to HB (Highway Business) • Zone change from PUD (Planned Unit Development) to C3 (Highway Commercial) • Preliminary Plat for a single lot subdivision Qabez) • Conditional use permit to expand the car dealership Location 17219 Highway 10 Zoning/ Land Use C3 (Highway Commercial) and PUD (Planned Unit Development)/ HB (Highway Business) and LI (Light Industrial) 60 Day Rule In order to comply with Minnesota Statute 15.99 (60 -Day Requirement), action must be taken on this request by April 28, 2006. In order to comply with the 120 day requirement for the preliminary plat, action must be taken on the plat by June 27, 2006. Planning Department Mission: the orderly development of a livable and sustainable Elk River community. Planning Commission / P 06-06 April 11', 2006 Page 2 -------- Attachments • Location Map • Development Plans • Memo from the City Engineer • Narrative from the applicant • Pictures of proposed building materials Overview The conditional use permit is for the proposed expansion of Elk River Ford. They are also platting 5 parcels into one lot with two outlots. The outlots will be final platted at sometime in the future as 4 commercial lots. The land use amendment and zone change involve the area of the future commercial lots along Ulysses Street and 1715` Avenue. The proposed area is bound by Highway 10 to the west, Ulysses Avenue to the east, 173Td Avenue to the north and 171St Avenue to the south. Of the five properties included in the project, one contains a commercial building and another contains a single family residence that will be removed and the remaining three are vacant. The total project area is 21.82 acres. Analysis Land Use Amendment A portion of the project area has a land use designation of LI (Light Industrial). This was platted as Outlot B, Leon Lefebvre Addition. The area is currently utilized as a drainage pond. The pond will be relocated as part of the conditional use permit for the Elk River Ford expansion. Since this-area is proposed to be incorporated into the overall redevelopment of this area and developed as commercial lots, the land use designation should be changed to HB (Highway Business). The subject property is contiguous with property that is currently guided Highway Business. The proposed amendment will not have an adverse affect on adjacent properties. Zone Change A portion of the project area, Oudot B, Leon Lefebvre Addition, is currently zoned PUD (Planned Unit Development). It was zoned this way when the Lefebvre Trucking Company developed the property across the street. This outlot was included in the project as a drainage pond. Since this area is proposed to be incorporated into the overall redevelopment of this area and developed as commercial lots, the zoning should be changed to C3 (Highway Commercial) so it is consistent with the rest of the project. The proposed rezoning to C3 is consistent the land use designation of Highway Business. S:\PLANNING\Case Files\2006\Plat\P 06-06 Jabez\P 06-O6PC411.doc Planning Commission / P OG-OG April 11, 2006 Page 3 Preliminary Plat The preliminary plat proposes to plat 21.82 acres into one lot and 2 oudots. Lot 1 will include the Elk River Foxd dealership. The two oudots will be platted into 4 commercial lots as some point in the future. Access The existing access points from Highway 10 will be removed. The new access driveways will be off of 171St and 173`d Avenues. Additional access information is included under the conditional use permit. Grading, Drainage and Utility Grading, drainage and utility issues are addressed under the conditional use permit. Park Dedication The Park and Recreation Commission recommended cash to meet the park dedication requirement. These properties have not previously been platted, so as indicated in Section 30-327, they are not exempt from park dedication requirements and will require park dedication for the entire 17.67-acre lot. Outlot-A and Outlot-B will require park dedication when they are platted. A recent example of this requirement is the Carson Business Center, which consisted of three metes and bounds described properties, one which contained a commercial building and another contained a bill board. These three properties were combined into one plat (Carson Business Center) in which park dedication was paid for the entire plat. The basic intent of park dedication is that all non-platted properties within the city pay their one time share of dedication to fund the acquisition of or improvements to the City's park system. Extension of Preliminary Plat Apur~l Should the preliminary and final plat fox Jabez be approved, the applicant is requesting a 3 year extension of preliminary plat approval for Outlots A and B. The applicant is proposing to final plat the oudots in phases over three years. The subdivision ordinance states that if a plat is to be final platted in phases, failure to submit for final plat fox each phase within one year of the previous final plat approval shall cause the preliminary plat to become null and. void. The ordinance allows for the extension of the plat approval provided that there is a finding that that good cause exists for the extension of the preliminary plat approval. Staff feels that waiting for the commuter rail station to develop and the City's "Gateway Business Centex" to develop are good causes for the extension. S:\PLANNING\Case Files\2006\Plat\P 06-OG Jabez\P 06-06PC411.doc Planning Commission / P 06-06 April 11, 2006 Page 4 Conditional Use Permit Overview The applicant is applying fox a conditional use permit to expand the dealership. The expansion includes the following: • Additional 8,000 sq. ft. of showroom • Additional 12,800 sq. ft. of office • Additional 21,300 sq. ft. of service area • Additiona14,000 sq. ft. of parts area • Additional 10,800 sq. ft. for vehicle drop off and maintenance • Car wash/detail center 7,600 sq. ft. • Additional outside area for display and storing vehicles The existing dealership is 37,800 sq. ft. With the proposed additions, the total square footage will be 97,472 sq. ft. Phases The applicant is proposing to complete the project in three phases. Phase one will include the following: • All the site work including all paving and curbing, removing the Highway 10 access and constructing the two new access drives, stormwatex ponding and signage. • Construction of the carwash/detail center. • The service addition on the south side of the building. Phase two is proposed to be constructed in 2007-08 and will include the additional office space and showroom. Phase three is proposed to be constructed during 2008-10 and will include the parts area and service addition. The area to be completed in phases two and three will be graded and seeded. No parking will be allowed in this area. Section 30-656 of the zoning code states that a conditional use permit will become null and void unless the work described in the permit has been substantially completed within one year. The Council may, following the recommendation by the Planning Commission, extend the approval for a specified time. Since phases two and three of the project will not be completed for 3 to 4 pears, staff recommends that the Commission recommend the conditional use permit be extended to 2010. Building Elevations Most of expansion will be on the north side of the building. The only expansion on the south side will be for the service drop off area and a quick lube facility. The west elevation will consist of glass with some metal curtain panels, the existing metal siding will be removed and replaced with the new panels and curtain wall windows. Areas that are not glass or metal S:\PLANNING\Case Files\2006\Plat\P OG-O6 Jabez\P 06-06PC4-ll.doc Planning Commission / P 06-06 April 11, 2006 Page 5 will be white decorative pre-cast panels. The material used on the expansion will be comparable to those used in the initial construction. The carwash/detail center will be constructed of white decorative pre-cast panels, similar materials as the main building, and designed in a manner comparable to the original architectural design and general appearance. Grading, Drainage and Utilities The applicant is proposing to utilize a low impact drainage plan. This method for handling strormwater involves utilizing rain gardens and bio retention ponds, and was one of the goals identified in the City's NPDES permit. The process allows for the stormwater to be filtered through engineered soils, reduces the amount of off-site runoff and allows fox reduced on-site ponding and curbing requirements. Sec. 30-901 allows for exemptions from the curbing requirements. Because the applicant is proposing to utilize Low Impact Design techniques to manage stormwater, curb and gutter will only be installed in areas to control runoff and customer traffic. Additional grading, drainage and utility comments are included in the City Engineer's memo dated April 3, 2006. Access and Parkin Access to the site will be provided via two new driveways, one from 1715` Avenue and another from 173 Avenue. The existing access from Highway 10 will be removed. The access from 173`s will serve as the primary access to the service area, which has its main entrance on the south side of the building. The access from 1715Y will be the serve as the primary access to the sales area, which has its main entrance on the north side of the building. Sufficient customer parking has been provided for the sales area and service area (60 spaces) and 155 parking spaces are provided for the 41 service stalls. There are 13 parking spaces for the car wash/detail center along with 8 spaces for vacuums. There is stacking space fox about nine cars for the car wa"sh. Curb and gutter have been provided where needed to control runoff and direct customer traffic. Landscaping and Lighting The zoning code requires 111 trees be planted. The landscape plan includes 149 trees. The trees are located throughout the site. There is a concentration of evergreens along the east property line to provide a screen from the industrial businesses to the east. Overstory trees will be planted 40 - 50 feet on center will be planted along Highway 10. The entrances are also lines with maples and ash. Ornamental trees are proposed along 1715L Avenue. All landscaped areas will be irrigated. The site lighting will vary depending on the purpose of the lighting. Parkway style light poles will be used along the entrances. The existing tall poles along Highway 10 will be removed and replaced with more subdued lower profile, about 20 foot tall, poles. These style poles will also be used along 173`d Avenue. Taller, more typical car lot lighting fixtures, will be utilized on the interior of the site. The lighting plan complies with the lighting requirements. S:\PLANNING\Case Files\2006\Plat\P 06-06 Jabez\P 06-06PC411.doc Planning Commission / P 06-06 April 11, 2006 Page G S~ a e The applicant is proposing three pylon style freestanding signs along Highway 10. The entrances on 171ST and 17314 Avenues will have a permitted 16 sq. ft. area identification signs as additional site signage. The applicant is proposing to move the existing Ford sign to the intersection of 1731 and Highway 10, keep the Chrysler/Plymouth sign at its current location, remove the Ford Truck sign and replace it with a readerboard/changeable copy style pylon sign further south along Highway 10. Each of the freestanding signs are proposed to be 200 sq. ft. in size. The zoning code allows one freestanding sign per parcel. However, where a lot has more than 300 feet of street frontage, one additional freestanding is allowed. They may be placed no closer than 150 feet to any other freestanding sign on the same premises. Because the parcel has more than 300 feet of street frontage, the current ordinance allows two freestanding signs. The three freestanding signs along Highway 10 will require a variance. No new. or additional wall signage is being proposed at this time. Any future changes to wall signs will have to comply with the C3 signage requirements and will need a sign permit. Recommendation Land Use Amendment Staff recommends that the Planning Commission recommend approval of the proposed land use amendment to change the land use designation from LI to HB based on the following: • The subject property is contiguous with property that is currently guided Highway Business. • The proposed amendment will not have an adverse affect on adjacent properties. • The subject property will be included in future commercial redevelopment of the northwest corner of Ulysses Street and 171ST Avenue. Zone Change Staff recommends that the Planning Commission recommend approval of the proposed zone change from PUD to C3 based on the following: • The times and conditions have changed to warrant rezoning the property to C3. • The proposed rezoning to C3 is consistent with the land use designation of Highway Business. • The subject property will be included in future commercial redevelopment of the northwest corner of Ulysses Street and 17151 Avenue. Preliminary Plat S:\PLANNING\Case Files\2006\Plat\P 06-06 Jabez\P 06-06PC411.doc Planning Commission / P 06-06 April 11, 2006 Page 7 Staff recommends that the Planning Commission recommend approval of the preliminary plat fox Jabez with the following conditions: 1. Additional right-of--way of about 16.5 feet shall be provided along 171" Avenue in the area of the existing house. 2. The plat shall provide access control along Highway 10 frontage prohibiting access.. 3. Park dedication fee, at the rate applicable at the time of final plat, shall be paid fox Lot 1 (17.73 ac.) prior to releasing the plat for recording. Park dedication for Outlots A and B shall be paid at the time those lots are platted and at the rate applicable at the time they are granted final plat approval. 4. Surface water management fee, at the rate applicable at the time of final plat, shall be paid for Lot 1 (17.73 ac.) prior to releasing the plat for recording. Surface water management fee for Oudots A and B shall be paid at the time those lots are platted and at the rate applicable at the time they axe granted final plat approval. 5. The preliminary plat approval shall be extended for 3 years from the date that the Council grants final plat approval. Conditional Use Permit Staff recommends that the Planning Commission recommend approval of the conditional use permit to expand the dealership with the following conditions: 1. All comments of the City Engineer shall be addressed. 2. The project will be completed in phases. • Phase one will include all the site work including all paving and curbing, removing the Highway 10 access and constructing the two new access drives, stormwater ponding; signage; construction of the service addition on the south side of the building, and construction of the carwash/detail center. • Phase two will include the additional office space and showroom. • Phase three will include the parts area and service addition. 3. The area included in phase two and three shall be graded and seeded; no parking will be allowed in this area. 4. Since the project is proposed to be completed in phases, the approval for the conditional use permit shall be extended to 2010. 5. The existing access from Highway 10 shall be removed. 6. Because the applicant is proposing to utilize Low Impact Design techniques to manage stormwater, curb and gutter will only be installed in areas to control runoff and customer traffic. 7. The existing home shall be removed. 8. Pex Sec. 30- 859 no signage and/or decorations of any type, such as but not limited to, banners, pennants, festoons, painted windows and balloons shall be allowed on the vehicles. No temporary signs shall be allowed except as permitted under Sec.30-866(7) 9. A letter of credit in the amount of $50,000 shall be provided prior to issuing the grading or building permits. S:\PLANNING\Case Files\2006\Plat\P OG-06 Jabez\P 06-06PC411.doc AR RT S pP SU N w ~-- Q - - 173RD A ENUE 2 10 ~ r SITEI DOT PROPERTY 0 w Y Q J z ~ (P IVATE) PARK ~ ND RIDE LEFEgVRE L N SEGpND_ 171ST X1'1 ~• ~ K ~L DD. ~ / ~ ~, m 11 1 ~ ~)) / ~~~I~~ ~ ~~ ~ i ~~ - ~ ~ ~- ~~ 1 I~ ~ ~I LARRY ~oRgEyL ADDITION TRAILS LEGEND EXISTING PAVED TRAIL J ..... FUTURE TRAIL Location Map EXISTING SIDEWALK . a .. ~ FUTURE SIDEWALK City of FUTURE WIDENED SHOULDER El .~... R1Ver Case Number: P 06-06 ELK RIVER FORD City of Elk -~-~ River 13065 Orono Parkway Elk River, MN 55330 April 3, 2006 File: 226-122P Mr. Scott Harlicker, Senior Planner City of Elk River 13065 Orono Parkway Elk River, MN 55330 RE: ELK RIVER FORD EXPANSION Dear Mr. Harlicker: As requested we have reviewed the submittal package for the Elk River Ford expansion. The package consisted of a 13-page plan set with a revision date of March 20, 2006, a preliminary plat for Jabez Addition dated February 27, 2006, and drainage calculations with a revision date of March 20, 2006. These were all prepared by Bogart Pederson & Associates. In addition, there was an overall site plan and landscape plan submitted prepared by Malmin Architects, Inc. with a date of March 17, 2006. Based upon our review, comments received at the staff review meeting, and meetings with the developer and their engineer, we would offer the following comments: A. Storm Drainage Calculations In a meeting with the developer and their engineer, City staff has discussed the potential of using Low Impact Design (LID) techniques for better management of storm drainage runoff. LID techniques promote the detention of the water on the site and m;nimi~P discharge, while at the same time treating the water better than a typical pond and pipe system. LID utilizes bio-retention areas (a.k.a. rain gardens) that are similarly designed to an on-site septic system drainfield to treat runoff and remove sand, salt, grease, oil and other heavy metals that are typically found in the storm water discharge stream from large commercial areas. We have done an initial review of the original pond pipe storm drainage calculation for the site. We have found the concept of these to be acceptable but have not done a more detailed analysis since the discussions of LID have indicated the developer may change the concept. B. Sheet 4 of 13 Demo Plan • The trees around the existing home will be removed based on the grading plan, although they are not noted to be removed on this sheet. Phone: 763.635.1000 Fax: 763.635.1090 www. ci.elk-river.mn.us • There are notes referring to storm sewer to be removed just northeast of the existing home. However, the existing storm sewer is not shown on this plan sheet. C. Sheet 5 of 13 Site and Dimension Plan • The north entrance onto 173` Avenue should stop the curb at the plat boundary. Extending curb onto 173 Avenue which is a rural section would create a snowplow hazard. • There is no lighting shown on this plan. D. Sheet 6 of 13 Site and Dimension Plan The one-inch copper water service shown for the existing home should be removed along with the removal of the home. Elk River Municipal Utilities should be contacted to verify the method of removal. This plan sheet should be revised to reflect the additional dedication of right of way along 171` Avenue in the location of the existing home to be removed. E. Sheet 7 of 13 Grading and Drainage Plan • Show the normal water level on all ponds. • The north pond (12) 100-year HWL is shown as 879.5 but the drainage calculations show the HWL as 880.82. • Show emergency overflow (EOF) of 880 between north pond (12) and east pond (11). • East pond (11) shows a 100 year HWL of 879.5 but the drainage calculations show the 100 year HWL as 880.82. • Show erosion blanket on all pond slopes according to NPDES guidelines. Erosion blanket must be placed within 7 days of completing work on pond slopes. • The grading of the ponds as shown limits access to the existing sanitary sewer manholes along the east property line. The City Sewer Department needs to access these manholes with a large truck for annual sewer jetting. Revise the grading plan to show truck access to all of the existing manholes. F. Sheet 8 of 13 Grading and Drainage Plan • Existing catch basin at south end of existing parking lot has 8.67cfs flowing to it which will exceed its inlet capacity. Install additional catch basins to meet the required inlet capacity as needed. • Silt fence along the south drive is shown off of the project site. • Provide easement for south pond outlet pipe. • South pond shows 100-year HWL as 875.5 but the drainage calculations show the 100-year HWL as 879.6. Provide EOF Swale from south pond to 171` Avenue. • Grade the area along the north boulevard of 171` Avenue to provide 2 percent positive slope towards the curb line. • Is the power pole south of south pond to be removed? • Change storm sewer layout to collect drainage at curb line south of the car wash by sliding CBMH 107 south to the last parking stall. S:\PLAI~II~IING\Case Files\2006\Plat\P 06-06 Jabez\04 03 06 engr memo.doc G. Sheet 9 of 13 Utility Plan The plan shows a connection to the existing watermain in the TH 10 ditch and an extension along the north side of the building providing two hydrants on this side as required by the Fire Department. Label adjustments to sanitary sewer manhole tops. Sanitary sewer service is shown to be provided by constructing a manhole over the existing sanitary sewer line. According to City ordinance, sewer services cannot be connected to manholes. Therefore, the service connection must be provided by cutting asix-inch wye into the existing sanitary sewer line. A manhole will be needed along the length of the service line for two purposes. One, a sampling manhole is required by City ordinance; and two, all services over 100 feet in length (this is one is almost 200 feet require a cleanout at the 100-foot points. No slope is provided for the sewer service line. This sewer service line must follow building/plumbing codes for slope and cleanouts. H. Sheet 10 of 13 Utility Plan A second connection to the existing watermain in the TH 10 ditch is provided on the south side of the building. Water is then extended into the site providing for the water service for the main building and an additional hydrant. at the southeast corner of the main building, and an additional hydrant located near the car wash/detail center. This same .line provides the water service to the car wash/detail center. The sanitary sewer service to the car wash detail center is shown going into the existing sanitary manhole. As indicated previously, services cannot be connected to manholes. Therefore a wye must be cut into the existing line. Again, a sampling manhole is required for the car wash/detail center service. Show adjustments to existing sanitary sewer manholes. I. Sheet 13 of 13 Detail Sheet • On the gate valve and box installation detail, add a nut extension. • Delete the thrust blocking detail. City specifications require that all watermain joints be retained with mega lugs. J. Sheet 1 of 1 Preliminary Plat of Jabez Provide additional right of way of approximately 16.5 feet along 171` Avenue in the area of the existing home. It is our understanding the owner of Elk River Ford will be closing the access directly onto TH 10. Therefore, the plat should provide access control along the TH 10 frontage. S:\PLANNING\Case Files\2006\Plat\P 06-06 Jabez\04 03 06 engr memo.doc K. Miscellaneous • The site will require a NPDES permit and a Storm Water Pollution Prevention Plan (SWPPP). The SWPPP must be in an 8 lh" x 11" format and signed by the owner, engineer and contractor. • .The SWPPP must address temporary sedimentation ponding during construction. If you have any questions regarding these issues, please call. Sincerely, Terry J~FGlaurer, PE City Engineer S;\PLANNING\Case Files\2006\Plat\P 06-06 Jabez\04 03 06 engr memo.doc MEMORANDUM To: Elk River Planning Commission From: Stephen Rohlf, on behalf.of the Elk River Ford Dodge Jeep Property, Owner Scott S. Powell Date: February 27, 2006 Subject: Elk River Ford-Dodge-Jeep Facilities Expansion 17219 Highway 10, Elk River, MN ******************************************************* Elk River Ford-Dodge-Jeep, the business entity owned by Scott S. Powell, the applicant in these proceedings, is excited to propose the expansion of its facilities to provide even better service to the City of Elk River and its citizens. This expansion-will mean greater tax base for the City of Elk River, and an increase of approximately thirty good paying jobs over the next five years. These jobs will be in addition to the jobs of the nearly 100 people currently employed at the dealership property. Components of the facilities expansion include a quicklane service area attached to the existing building, a detached carwash/detail center, greater showroom space, additional vehicle service area, and much needed additional office space. In connection with applicant's request for necessary City approvals, we thought it appropriate to address the following matters, so as to assist the City in its consideration of the applicant's request: A. Signage. Current signage. Under the City's Sign Ordinance, Elk River Ford- Dodge-Jeep is currently allowed two (2}.200 square foot freestanding signs. We currently have three signs: one that states "Ford Trucks," one with "Ford" on it, and one stating "Chrysler, Plymouth, Jeep, Dodge." The attached drawing shows the dimensions of these signs. Requested Signage. Because we have over one quarter mile of frontage on Highway 10, and are proposing two additional access points at 171St and 173` Avenues, the currently allowed signage does not provide adequate notice to our customers, and a hardship is presented. Accordingly, the applicant is requesting a variance that will permit three (3) 200 square foot freestanding signs along Highway 10. We would retain the "Ford" and "Chrysler, Plymouth, Jeep, Dodge" signs, and replace the "Ford Trucks" sign with a double faced programmable message center/community service board. We are also requesting two 64 square foot monument signs at our entrances on 171St & 173~d Avenues. The locations of these signs are shown on our site plan. Wall Signage. We plan to stay within the applicable ordinance in regards to wall signage (three wall signs with a maximum cumulative size of 300 square feet) on the main building and on the carwash/detail center. Wall signage on the main building will include one to advertise Elk River Ford-Dodge-Jeep, one for the quicklane and to advise customers of the service area. Variance Standards. There are five standards for granting a variance as they relate to applicant's freestanding signage request. Our response to each is as follows: (1 }The literal enforcement of the ordinance would cause undue lunnecessary, unavoidable. extreme) hardship There are currently five automobile franchise operations on our site: Ford, Dodge, .Jeep, Mercury, and Chrysler. Two additional businesses are proposed: acarwash/detail center and a quicklane service lane. These individual franchises and businesses need to be identified to be successful. Further, they need to be identified to avoid both customer confusion and impediments to the free flow of traffic. Without appropriate, visible, readable signage advising the customer that he or she has arrived at the desired destination, the customer will drive on, or slow to seek out the desired destination. Elk River Ford-Dodge-Jeep cannot adequately advertise all of its businesses, for its benefit and the benefit and safety of its customers, and stay within the current allowable signage. (2) The hardship is caused by special conditions and circumstance which are peculiar to the land and structures involved and which are not characteristic of or applicable to other lands or structures in the same district. Because of the necessary inventory, car dealerships tend to be land intensive. Elk River Ford-Dodge-Jeep is no exception.. The portion of the property that will be used for the dealership (approximately 16 acres) is large for a highway commercial use. The subject property also has access to/from three roadways. This also makes the situation unique. There is a precedent already established for allowing large site/large box businesses to go beyond the maximum allowable signage. 2 (3} The literal application of the provisions of this article would deprive the petitioner of riahts enjoyed by the other properties in the same district under the terms of this article. The City's Ordinance recognizes the need for more signage for properties with large frontages and allows a second freestanding sign for commercial properties in excess of 300 feet of frontage. The subject property has well over 2,000 feet of frontage. The amount of signage the applicant is requesting is proportionate to the size of the site. The ordinance did not anticipate our situation. The Elk River Ford-Dodge- Jeep site has over. a quarter of a mile of frontage on Highway 10 and nearly 900 feet of frontage on 171st and 173` Avenues. If we are allowed the signage requested, the subject property would still have the least intensive signage of any developed commercial area along Highway 10. {4) The special conditions and circumstances are not a conseauence of the petitioner's own actions or inactions. The need for the variance on signage is a consequence of having an unusually large parcel with an unusually large amount of frontage. The fact that we are not dividing the land into smaller parcels should not be determinative of the issue. The applicant owns adequate land for the planned uses, and should not be penalized because those uses are proposed to be housed in one principal building and one accessory building on the same lot. (5) The variance will not be injurious to or adversely affect the health, safety, or welfare of the residence of the city or the neiahborhood wherein the property is situated and will be in keepina with the spirit and intent of this article. Not only will applicant's request not result in adverse safety consequences, but, on the contrary, clearly marked entrances and signage large enough to identify the businesses well in advance of having to initiate turn movements, will improve safety in the area. This is espeaally true if the applicant is compelled to relinquish direct access to Highway 10. There are no residential areas adjacent to the property, so that is not an issue. Lastly, the programmable message center will not incorporate rotating or flashing lights that could distract motorists. The requested signage will be a safety plus, not a negative. B. Delayed Second .Phase of Plat. Elk River Ford-Dodge-Jeep and LeFebvre Companies are cooperating with the second phase of the requested plat. The second phase will include 3 Outlots A and B, each of which will be divided into two (2) one acre lots at a later time. Applicants are creating these lots to accommodate anticipated commercial needs associated with the future NorthStar Corridor Train Station and the development of the City of-Elk River's "Gateway Business Park." We would like to final plat these outlots closer in time to the development of the train station and the development of Gateway Business Park. Accordingly, we are requesting a three year extension to the preliminary plat. We look forward to cooperating with city staff regarding the planning for the area. C. Zone Change/Land Use Amendment LeFebvre Companies and Elk River Ford-Dodge-Jeep are requesting a rezoning to C-3 Highway Commercial, and an associated Land Use Amendment for the land included in Outlots A and B. The property involved with the requested rezoning includes Outlot A, Leon LeFebvre Addition, which could be replatted into a one acre industrial lot under its current zoning designation. The remainder of proposed Outlots A and B is made up of a portion of the larger Elk River Ford-Dodge-Jeep parcel, which is zoned Industrial PUD, and a separate .66 acre parcel currently zoned Highway Commercial. A legal description of the property involved in the rezoning application is attached. Anticipated land uses have changed since the City developed the Land Use Map in this area. For one thing, commercial amenities are now needed in this area to accommodate the pending Train Station and Gateway Business Park. In addition, the extension of Ulysses Street connecting to 171St Avenue left an odd shaped industrial lot (Outlot A, Leon LeFebvre Addition) detached from the remainder of the LeFebvre property. D. Access. The Minnesota Department of Transportation (MnDOT) is interested in eliminating direct accesses onto Highway 10 in the area of the subject property. Elk River Ford-Dodge-Jeep has considered this matter in its planning, and is willing to voluntarily comply with MnDOT's desires. This means that the property would lose its Highway 10 entrance, and access would be limited to 171St and 173rd Avenues. If the applicant concedes this point, it is vital that we have appropriate signage to identify the new entrances. Also, in connection with a change in access, applicant is requesting two addresses: one for Ford and one for Chrysler, on 171St Avenue and 173rd Avenue respectively. We have worked with the City Engineer on identifying the appropriate location for the dealership's access onto 171St Avenue. This access needs to line up with the future access for properties south of 171St. It also needs to be far 4 enough east of the Highway, to accommodate a future right turn lane for 171St Avenue, and far enough west to avoid wetlands when the roadway is extended south of 171St in the future. There will be a cross access agreement for lots created from Outlots "A" & "B" in the future. Those lots will all gain access from Ulysses Street, and not be allowed to have driveways exiting onto 171St Avenue. E. Curbing. Our site plan reflects concrete curbing only in those areas necessary for aesthetics or drainage control. Applicant is requesting that it not be required to place concrete curbing around the rest of the car lot, because of the unique nature of the automobile sales business, with large amounts of vehicle display, and because it will hinder snow removal. Perimeter curbing around the entire site is not necessary, and would be extremely wasteful on a site as large as the subject property. Section of 30-901 (b) (3) of the City of Elk River Code of Ordinances contemplates such a request. F. Park Dedication. _ Section 30-327(a) of the City's Code of Ordinances states that it is reasoriable to dedicate land equal 'in value to ten percent of the undeveloped land proposed to be subdivided. Section 30-327(b) states that in lieu of land the contribution is to be an amount of cash not to exceed the fair market value of the undeveloped land required to be dedicated. (The underlining is added to emphasize the ordinance's wording, which restricts the imposition of the fee to "undeveloped land" only, and which imposes an upper limit on the fee, but which allows the City discretion as to whether a lesser fee may be charged.} Section 30-327 (f) states the fair market value shall be determined in the same manner as the county assessor determines fair market value of land for tax purposes. In the context of the park dedication fee ordinance noted above, we ask that the City consider the following: (i) the existing dealership .site is not "undeveloped land," as contemplated by the ordinance; (ii) the dealership property is not being further subdivided (rather it is being combined); (iii) the use of the property is not changing; and (iv) the current use does not, and will not, place a high demand on the city's park system, as would, by example, a multi- family housing development. This property is only being platted at this time to satisfy a condition for securing a building permit. Further, nothing in the City's ordinance states the City must assess the. maximum park dedication fee on this property. Payment of the park dedication charge on the entire property, and for the maximum amount would result in an unreasonable charge for a single, Land intensive business to absorb. We agree that if this site were to be divided in the future for a different use, park dedication 5 could be applied at that time. Finally, we note that this site has already contributed greatly to the city's park system through taxes paid over the past 30 years, and will continue to do so well into the future. 6 V J O m D 2 4 a p o _ = c g"n°~SZ a N ° ° A ~ ~ ° c ^'e+,o°'e"a fir,! - n l ° I k L ~ .'o o. a as a°~,nagOa ~ °~q-q~ ~ n a~r~48 rggj~~' ° aqg~~~ ~ ~Y~ I C ~w..A b~' N 3~ b s°`~a ~ i-es" I s ~ ~~xv a ~Q ~ _ ~ ~ ~ ~ _ `na~o~ g°x'3'0 3 4 c$~ o~~„g p Ain ,, ~, N I 1vI WW d a>>aO ~enGn v_a I 4 0^ n gc-3c'Os o~'gF 4s=_' !- s ti tax k'o ? o Q a~c~~ ~ u ~£e 1° ~ ~! ~~ GQ~S C, ~ $9 o, N V V a'O; O 0 rs~ i ~ 5 k p Q , O, m p ~ ^ u. rt' o' n ~ .~ ~ A a. 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