2. PCSR 05-11-2004 City 1 2.
J
ty of
Elk
River
MEMORANDUM
TO: Planning Commission
FROM: Michele McPhersorY`Director of Planning
DATE: May I I, 2004
SUBJECT: Relocation of ABRA Auto body
Attachment
• Narrative from Ronald Fiscus, PlanScape Partners
• Plat, Mulvaney Point
Issue
Ronald Fiscus of PlanScape Partners,representing ABRA Auto body will be in attendance at
the workshop meeting to discuss the relocation of ABRA Auto body from their current
location on Carson Street to Mulvaney Point.
Mulvaney Point is zoned BP (Business Park) and motor vehicle specialty shops are only
allowed in the Business Park zoning if the underlying land use is Highway Commercial. The
underlying land use at Mulvaney Point is Light Industrial. Therefore,ABRA would not be a
permitted or a conditional use in the Business Park District.
Mr. Fiscus will be in attendance to discuss the options to relocate ABRA to Mulvaney
Point. They include a text amendment to the District requirements or a zone change of
the parcel in question to Light Industrial.
Please be prepared to discuss this issue with Mr. Fiscus and provide direction to him and
staff.
cc: Cathy Mehelich, Economic Development Director
Economic Development Authority
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SHEET 2 OF 2 S
PlanScape Partners
Innovative solutions, lasting relationships.
May 4, 2004
Ms. Michelle McPherson
Director of Planning
City of Elk River
13065 Orono Parkway
Elk River, MN 55330
RE: Proposed ABRA Auto Body&Glass Project
Dear Ms. McPherson:
This letter will serve to explain the proposal by Mr. Kedrick Johnson, a franchisee of ABRA Auto
Body & Glass, for a site located at the northeast corner of the intersection of 3rd Street and County
Road 13 in the Mulvaney Point Development. The proposal is to locate a new ABRA facility on the
site. Following our discussion there appear to be two means by which such approval could be
granted. This letter will describe ABRA's operation and characteristics so the Planning
Commission can better consider these options and provide direction for us as we move forward
with our proposal.
The site is currently zoned BP with an underlying land use guidance for industrial use. As such,
the two options you have explained are to either propose a text amendment to the BP zoning
requirements that would allow auto repair shops as a conditional use, or to propose that the
property be rezoned to IL, Light Industrial, which allows auto repair shops as a conditional use.
ABRA would find either solution acceptable.
ABRA Auto Body & Glass has operated in Elk River, and in the greater Twin Cities area, for many
years. They have been successful in Elk River and have now outgrown their current facility. This
hampers their ability to efficiently operate. They must now build a new facility, and wish to do so in
close proximity to their current site. ABRA is viewing their proposal for this site as an opportunity to
remain in this neighborhood of Elk River, rather than relocating to another area or another
333 N.Washington Ave. 2351 S.Lake View Dr. fix 642.349.9897
Suite 337 Suite AS www.ptanscapepartners.com
Minneapolis,MN 554.01 Clear Lake,IA 50428
phone 612.349.9898 phone 644.357.6344
1
PtanScape Partners
Innovative solutions, lasting relationships.
community. Their goal is to create a facility of ample size that can be maintained with the same
concern for community appearance and customer care they have experienced in other
communities in which they have located new facilities.
ABRA has grown to over 80 centers across the country. As it has expanded its facilities in
metropolitan areas such as Denver, Atlanta, Memphis, Milwaukee, Salt Lake City and the Twin
Cities in recent years, it has continued its commitment to being a good corporate neighbor. It has
adopted development standards that require adequate screening of vehicles on the site. Its
management philosophy allows no work to be performed on vehicles outside the building. ABRA
does not operate an impound storage lot at its sites.
Much of the company's expansion has occurred as a result of the strong relationship it has
developed, being the referral repair facility of choice among the insurance industry. Some 80% of
ABRA's business comes from this relationship. Most vehicles to be repaired are driven to the site.
Frequently, the damage experienced is "fender benders" and body "dings". No "totaled" vehicles
are allowed to be delivered to the site. As vehicles are evaluated, if a car is determined to have
been totaled, it is immediately removed to an auto recycling site.
Most customers visit the site by appointment. Most vehicles first arrive at the site for an evaluation
and estimate. Some 80% of the vehicles to be repaired are drivable. Following that visit, repairs
are scheduled. A vehicle's customary stay for repair is three to five days. At an average facility,
seven to eight vehicles arrive for repair each day and seven to eight leave with repairs complete.
Most of the vehicles repaired at ABRA facilities are 0-5 years old.
There is a strong need in Elk River for the creation and retention of jobs. ABRA will provide
excellent employment. An average employment level at an ABRA facility is 15-25 jobs. Of these,
95% are full-time jobs. An added benefit is that these jobs command annual compensation in a
range of$20,000 to$80,000. The average pay level for these"head-of-household"jobs is $47,857
per employee or about$23 per hour. In a recent study of a representative Twin Cites community,
it was found that ABRA maintains an annual payroll of $1,340,000. In addition, property tax
revenues generated by ABRA's construction of this new facility will be a benefit to the City.
As ABRA has expanded across the nation, it usually finds that it fits well in communities' highway
commercial or light industrial zones. At times, conditional use permits have been required by some
communities. ABRA has customarily found no difficulty complying with the conditions imposed by
these cities. Many communities find that objectives they try to achieve in the conditional use
approvals are similar to those established in the Elk River zoning requirements:
1. Will be compatible and not detrimental to the neighborhood and the community.
2. Will be consistent with the comprehensive plan.
i
PlanScape Partners
Innovative solutions, lasting relationships.
3. Will not impede normal development of surrounding vacant property.
4. Will be served adequately by essential public facilities and services.
5. Will not be detrimental to persons or property because of excessive traffic, noise,
smoke, fumes, glare, odors, dust or vibrations.
6. Will not result in the loss of a major natural, scenic or historic feature.
7. Will comply with all other requirement of this Code.
A copy of a community information sheet is attached which provides further insight into the ABRA
operations and concern for the neighborhood and the environment.
The ABRA proposal matches these requirements. Traffic volumes, based on ITE standards, are
on the low end of the traffic generation spectrum for commercial/industrial uses. ABRA
consistently adheres to strict waste disposal standards, minimizing impacts to the environment.
Preparation and painting operations are all carried out within the building and are carefully
controlled to not allow fumes, dust, noise or odor to exit the building.
An attractive, screening fence will be provided surrounding the vehicle storage area, which will
provide a permanent visual screen. Extensive landscaping will be provided in a way that includes
retention of existing vegetation on the site in critical areas that will enhance screening and
separation from adjacent properties.
The use is in harmony and is compatible with the character of the surrounding area and
neighborhood. The hours of operation are compatible with the uses surrounding the site. ABRA's
customary hours of operation are 8:00 a.m. to 6:00 p.m., Monday through Friday, 9:00 a.m. to noon
on Saturday and closed Sunday.
The new building design is upscale in character and will make an attractive addition to the
neighborhood. The primary building material will be integrally colored burnished block. This will
be accented by black colored ceramic faced block banding at the base of the building. In addition,
the black ceramic block will be used at building corners to create a detail image that replicates
windows. The trash enclosure will be constructed of burnished and ceramic block identical to the
material used for the main portion of the building.
The other main building material is blue/gray tinted glass. This material is used heavily on the two,
primary faces of the building. It creates a strong commercial/office feel to the building, and
identifies the customer entry point to the building. This same glass will be used for the overhead
doors on the main building face to continue that upscale image and to minimize the appearance of
the doors. Building accents are provided by burnished aluminum canopies over doorways, black
mullions for the windows and plum colored accent panels on the north and east building faces.
PlanScape Partners
Innovative solutions, lasting relationships.
We believe this is a project that meets the intent of the Elk River zoning ordinance, and would be
an excellent use for this property. Low traffic volumes, excellent attention to landscaping and
screening of the facility, control of environmental impacts, an attractive appearing building with an
updated image and excellent employment and property tax characteristics, all combine to make
ABRA a very appropriate use for this unique site.
We appreciate your consideration of this proposal and look forward to working with you and
receiving your guidance on this project.
Sincerely,
PLANSCAPE PARTNERS
Ronald Fiscus, ASLA
Rill AMON
&MASS
COMMUNITY INFORMATION SHEET
As auto body and glass specialists, our repair centers operate in compliance with all city, county,
state, and federal requirements.
Noise:
Noise produced by our processes is a concern only to individuals working within our shop areas.
In fact, noise levels tested in the office portions of our repair centers are well below harmful levels;
therefore, any noise produced will not be at levels significant enough to emanate beyond the shop
areas.
To ensure that team members are not harmed by noise in excess of 85 decibels, we provide and
require our employees to use hearing protection. We also conduct noise monitoring and annual
audiometric testing.
Air Emissions:
Preparation and painting are performed in prep stations and paint booths that operate in a
downdraft method collecting over spray and vapors by directing them into filters contained in the
floor. Paint processes are applied with high-volume, low-pressure (HVLP) spray guns that reduce
paint over spray. This also reduces the amount of potentially harmful chemicals released into the
air. Paint and other material used contain low Volatile Organic Compounds (VOCs); therefore,
potentially hazardous air emitted from paint and other processes is at such a low level that auto
body repair centers in most states are exempt from permit requirements. In the states where
permits are required, we operate well under any limits set for compliance. Odors and fumes from
all processes should not be present or detectible by the surrounding community.
Hazardous Materials:
Our repair centers carry a total of approximately 50 gallons of paints, clear coats, and solvents; 25
gallons of paint thinners; and no more than 6 tanks of welding gasses. Unused paint, solvents,
and thinners are contained in a mixing room that is fully self-contained. Any tanks containing
welding gases are separated as required and stored securely.
Due to efficient processes and our constant recycling efforts, our repair centers have minimal
hazardous waste. Therefore, our repair centers are classified as Conditionally Exempt Small
Quantity Generators (CESQG) or Very Small Quantity Generators (VSQG) where applicable.
Most hazardous materials are recycled on-site and reused. For our paint processes, the repair
centers mix only what is necessary and use the HVLP spray guns to increase efficiency in
application. Hazardous waste materials are labeled and maintained in a bermed area or on
containment skids and disposed of through EPA approved hazardous waste haulers to an EPA
approved hazardous waste treatment facility. Records are maintained and kept on site for all
hazardous waste shipments. Records consist of shipment manifests from the time they leave our
doorstep through their actual disposal (cradle to grave) and are kept as required for a period of 3
years. Hazardous waste spill kits and emergency telephone numbers are within 20 feet of the
hazardous waste storage area.
Flammables:
Our paint products, solvents, and thinners are contained in a flammable mixing room, which is
outfitted with ground wire hookups to prevent spark ignition. The electrical components are wired
with explosive-proof electrical fixtures. Outside of the mixing room, back-up inventory is stored in
flammable cabinets throughout the repair center. As required, tanks of gases are kept apart when
not in use and secured in designated areas. Fire extinguishers are provided throughout the
center, and emergency telephone numbers posted. To keep the community in which we operate
safe, an inventory sheet and facility layout is given to all local fire departments.
NewRCltems/CommunitylnfoSht Revision date: 5/6/04
AUTO NOY
&CUSS
COMMUNITY INFORMATION SHEET
Refuse and recycling:
At our repair centers, we engage in various recycling efforts for much of our waste. Aside from
hazardous wastes, other waste streams on site are Universal wastes (nickel-cadmium - Ni-Cd)
and small sealed lead-acid batteries, lamps (fluorescent, HID, Mercury vapor), tires, lead-acid
batteries, used oil and antifreeze, rags/paper towels, prep and paint booth filters, and various
damaged car parts. Most of this waste is recycled and done through approved haulers and
reclamation facilities. Items not recycled are tested to be sure they are not harmful to the
environment before discarding. With our continued efforts in recycling, our actual refuse should
remain minimal.
NewRCltems/CommunitylnfoSht Revision date: 5/6/04