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6.7. SR 10-20-2003Item # 6. ?. MEMORANDUM TO: FROM: DATE: Mayor and City Council Scott Harlicker, Senior Planne~~',. October 20, 2003 SUBJECT: Case No. CU 03-28 Request by J & J Auto Specialties for Conditional Use Permit Request Consider a request by J and J Auto Specialties for a conditional use permit for an auto repair business and outdoor storage. 60-Day Rule To comply with the 60-day rule, without an extension, this item needs action by October 25, 2003. Location 17239 Ulysses Street Zoninq/Land Use I1 (Light Industrial) / LI (Light Industrial) Attachments · Location map · Site plan Memo from the City Engineer Memo to Planning Commission/CU 03-28 September 23, 2003 Page 2 · Letter from the applicant Standards for Issuance of a Conditional Use Permit The issuance of a Conditional Use Permit can be ordered only if the use at the proposed location: neigh& ood or city. 2. Wdl be consistent ui~h the ctrtwdomsive plan. 3. Wdl not ~ the nomzd ard orderly ~ aad ~ of surrmad~g vacant 4. W'dJ be sen d adequately by and will not a~ersely affect essential public facd' ities arid sewies induding strut5, police ard fire protection, drainage, refuse disposal, water and sewer systoru, parks and schools; andwill not, in particular, create traffic congestion or ir~ermezdth traffic on 5. lg/dl not irrcobue uses, acmizks, processes, ~s, equitmmt ~ ~~ of ~ that will be detrbnmtal to arty persons or protx, rty bocause of excessive traj~, noise, smoke, fumes, glare, 6. Wdl not result in the de.ensaiz~ loss or damage of a natura], scenic or historic feature of major 7. Wall fully comptyv,~h all other requironents of this Gx~, induding any applicable requim99mu ,md standar& for the issuane ora licmse or permit to establish and crt~rate the propos~ use in the 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. Overview The applicant is proposing to use the building for an auto repair business. There will be a second business also operating out of this building, an intemet sales/warehouse business. Each business will occupy a half of the building. The internet sales/warehouse business is a permitted use and does not require a conditional use permit. The property is located on the north side of Ulysses Street, south of 173rd Avenue. It is a triangular piece of property that is bounded on the north and east by the Burlington Northern Railroad tracks, on the south by Furniture and Things warehouse and Ulysses Street is the boundary on the west. Adjacent land uses include an electrical contractor, a stucco business, a multi tenant industrial building and a warehouse. The site includes a 15,000 square foot building with loading bays and a gravel parking area around the building. There are loading doors on the west and south sides of the building. There are three gravel access drives into the site and minimal landscaping across the front of the building. The building complies with the required front and side yard setbacks but does S:\PLANNING\Case Files\2003\CU 03-28 J &J Auto Spedalties\cu03-28cc10-20.doc Memo to Planning Commission/CU 03-28 September 23, 2003 Page 3 not comply with the minimtun rear yard setback. No new construction is proposed as part of this project. The property is within the urban service district but is not currently connected to municipal sewer or water. Sewer and water are available to the property. Outdoor Storage The outdoor storage area is proposed to be located on the north side of the building east of the entrance into the building. The area will be about 25 feet wide by 80 feet long (2,000 sr.). It will be endosed with an 8 foot high stockade fence and will be used to store cars that are being repaired. The applicant is also proposing to park semi trailers in the loading area on the south side of the building for extra storage space. They will be used to store auto parts and accessories. He indicated that there will be up to three trailers parked and that there will be at least one trailer parked there all the time. Parking and Access The site is currently has three driveways off of Ulysses Street. There is one driveway at the northern end of the site and two at the southern end. The applicant is proposing to eliminate the access at the northern end. Per the zoning code requirement, the area between the front of the building and the street will be paved with concrete curb and gutter. The driveway along the south property line does not comply with the 10 foot setback requirement; the site plan will have to be revised so that the minimum 10 foot setback is complied with. Each business will occupy 7500 square feet. The two businesses will require 29 total parking spaces, 25 for the auto repair business and 4 for the warehouse. No spaces are show on the site plan. However, there is sufficient room on site to accommodate the required parking. The existing loading doors will remain and be ut'flized by the two businesses. Grading, Drainage and Utilities Grading, drainage and utility issues are addressed in the City Engineer's memo. The property is within the urban service area but is not currently connected. Munidpal sewer and water are available to this site; the applicant has indicated that he will be connected to them. Landscaping The landscape ordinance requires 23 trees for this project. There are two oak trees along the railroads tracks that the applicant will receive credit for. Additional landscaping will be required to screen the outdoor storage area and the storage trailers. They will be required to submit a landscape plan that complies with the landscape ordinance. S:\PLANNING\Case Files\2003\CU 03-28 J & J Auto Specialties\cu03-28cc10-20.doc Memo to Planning Commission/CU 03-28 September 23, 2003 Page 4 Planning Commission Meeting At the Planning Commission meeting held on September 23fa, no one spoke at the public hearing. The Commission's discussion was focused on the storage trailers. They were concemed about their appearance. To address that concern they included a condition that the trailers must comply with DOT regulations. Recommendation The Planning Commission and staff recommend that the City Council approve the conditional use permit for outdoor storage and auto repair with the following conditions: 1. All comments of the City Engineer shall be addressed. 2. A landscape plan shall be provided that complies with the landscape ordinance; additional plantings will be required to screen the outdoor storage area and the storage trailers. 3. The site plan shall be revised so that 29 parking spaces are shown. 4. The outdoor storage area shall be shown on the site plan. 5. An 8 foot high stockade fence shall enclose the outdoor storage. 6. The driveway along the south property line shall complywith the 10 foot setback requirement. 7. The semi trailers used for storage must be DOT compliant. S:\PLANNING\Case Files\2003\CU 03-28 J & J Auto Specialties\cu03-28cc10-20.doc DOT PROPERTY 4 IVATE) SITE 5 PARK AND RIDE ~L ~OTH AVE 1 ADDITIOIq Case Number: Location Map CU 03-28 J &J AUTO SPECIALTIES N Howard R, Green Qompany September 8, 2003 File: 822090J-0240 Mr. Scott Harlicker Senior Planner City of Elk River 13065 Orono Parkway Elk River, MN 55330 RE: J & J AUTO PARKING LOT IMPROVMENTS Dear Mr. Harlicker: As requested, we have reviewed the proposed improvements to the J & J Auto facility located on Ulysses Street in the Rail "10" subdivision. The owners of the building are proposing to hard surface a portion of the gravel parking lot, including concrete curb and gutter to the front of the building as required by City code. We have reviewed the grading plan and find that the grades are appropriate for a hard-surfaced parking lot. There are some minor modifications to the contours. Given the spot elevations, the contours are either off slightly or the spot elevations are in the wrong locations. The 893, 894, and 895 contours should be modified slightly, given the spot elevations on the site plan. The concrete curb and gutter at both of the existing driveways should have radii provided to tie into the existing concrete curb and gutter on Ulysses Street. Currently, the site plan shows a small strip with no concrete curb and gutter between the existing street and the proposed revised parking lot. If you have any questions regarding these comments, please call. Sincerely, Howard R. Green Company Te~er, P.E. TJM:sw Ltr-090803-Harlicker 1326 Energy Park Drive · St. Paul, MN 55108 ° 651/644-4389 fax 651/644-9446 toll free 888/368-4389 Attachment to Application for Conditional Use permit Justin Pogones, President J~J Auto Specialties For the property located at 17239 Ulysses St. No., Elk River, MN Reason for Request: Applicant has enter a purchase agreement to acquire this property for his business use. The property is presently zoned C-1, and therefore requires issuance of a conditional use permit for use of the building to operate the applicants auto repair service. The applicants auto service business provides automotive repair, including work on engines, transmissions, brakes, steering, suspension, diagnostic and other high value auto technical services. The business will also provide warehousing and distribution of parts and merchandise. This activity is primarily serviced by United Parcel pickup and delivery vehicles with no direct retail customer traffic..Periodically the business will store merchandise in up to 3 semi-trailers on the property. Description of the Proiect: After conversations with City Planning, the site will be improved as follows- 1. The building will be connected to city water and city sewer lines. 2. The parking lot will be paved and curbed with concrete curbing according to the site plan for improvements submitted with this application. 3. Site plan has provided for appropriate drainage of the parking lot. 4. A wood screening fence will be built to screen the Northwest corner of the building for holding vehicles in process of being repaired. 5. The Northwest driveway heading along the raikoad track out to 173''d will be removed and restored to lawn area. Improvements to the fi-ont entry landscaping will be completed. 6. Certain building improvements will also be made to better facilitate vehicle access into the building with 2 new overhead doors on the Southwest comer of the building along with the addition of a customer reception area and new office space. 17,3r,~ .4 ye N W Remove Existing Drfve Rep/ace Curb fo Match Ex/sting R=60. O0 L = 188. 50 \ \ \ Curb & Gutter Mount, Curb ~ to be Removed 8612 Curb · Gutter Buildh~g I~t~ll M~u~t~l~ ~ Gutter General Notes: 7. CONTRACTOR ~UST CONTACT "GOPHER STATE ONE CALL" ($51-454-0002) FOR LOCATIONS OF EXISTING UTILITIES BEFORE START OF' CONSTRUCTION. ALL SPOT ELEVATIONS ARE TO TOP OF CURB UNLESS SPOT IS SHOWN IN PAVEMENT· ALL DIMENSIONS ARE TO BACK OF CURS. GRADES SHOWN ARE FINISH GRADES: ALL WORK IS 'N ACCORDANCE WITH MNDOT STANDARD SPECIFICATION FOR CONSTRUCTION 2000 EDITION AND SUPPLEMENTS AND ADDENDA AND THE REOUIREMENTS OF THE CITY OF ELK RIVER. CONTRACTOR SHALL INSTALL EROSION CONTROL PRIOR TO BEGINNING GRADING OPERATIONS. INLET PROTECTION AROUND CATCH BASINS SHALL DE PROVIDED. SAW CUT WHERE REMOVAL /S INDICATED AND MATCH TO EXISTING PAVEMEN~ CONTRACTOR 5HALL PLACE AND COMPACT EMBANKMENTS TO CONFORM TO ~HE ELEVATIONS SHOWN ON THE PLANS AND AS DIRECTED SY THE ENGINEERING tN THE FIELD. TRAFFIC CONTROL IS CONSIDERED INCIDENTAL WITH NO SEPERATE PAVEMENT. SUSGRADE AND CLASS 5 SASE SHALL 'SE COMPACTED SY THE DUALITY COMPACTION METHOD. BITUMINOUS SHALL SE COMPACTED EY ORDINARY COMPACTION METHOD. PROVIDE SMOOTH GRADE FROM TOP OF RROPOSED PERIMETER CURS TO SIEWALK OR TOP OF STREET CURS WITH 4" OF TaR SOIL IN DISTURSED SOULEVARD AREAS. TURF INSTALLED SY OTHERS. B612 Curb · Gutter Ex/sting PAD TYPICAL PARKING LOT 11 N 0 4-0 80 120 SCALE IN'~' FEET City of Elk River Sherburne County, MN LEGEND EXISTING SIGN EXISTING ELECTRIC BOX EXISTING LIGHT EXISTING SPOT ELEVATION PROPOSED SPOT ELEVATION LOT CORNER EX/STING POWER POLE EXISTING TELEPHONE PEDESTAL EXISTING WELL EXISTING PROPERTY LINE EXISTING RAILROAD EXISTING CONCRETE EXISTING ROCKS w-{8' B618 w~24# B624 TYPE CONCRETE CURB &: GUTTER MOUNTABLE CONCRETE CURB · GUTTER Z SHE.~' NO. FILE COPY I>