5.2. PCSR 07-27-2004 Item #5.2.
P1S,Elk
Elk
River
MEMORANDUM
TO: Planning Commission
FROM: Chris Leeseberg, Planner ����
`-C
DATE: June 27, 2004
SUBJECT: Case No. CU 04-19
Request by PlanScape Partners to Construct a Motor Vehicle
Repair Shop (Abra)
Request
The Planning Commission is asked to consider a request by PlanScape Partners to Construct
a Motor Vehicle Repair Shop (Abra)
Location
NE corner of Line Ave and 183'1 Circle
The Pines Town Office Park 3'd Addition L1 B1
Zoning/ Land Use
BP (Business Park) / 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 August 27, 2004
Attachments
• Location Map
• Approved Text Language
• Memo from the City Engineer
• Site Plan (C-1)
• Grading and Erosion Control Plan (C-2)
— • Utility Plan (C-3)
Planning Commission/CU 04-19
July 27,2003
Page 2
• Landscape Plan (L-1)
• Elevations
Analysis
The City Council on July 19, 2004 approved an Ordinance Amendment to allow Motor
Vehicle Repair Shops as a Conditional Use Permit in the Business Park zoning district. The
amendment includes six performance standards, including minimum building size.
The applicant is proposing to construct a one story (25' tall), 17,950 sqft building in the
Pines Town Office Park 3"Addition for an automotive repair shop.
The exterior finishes of the building will be comprised of scored, burnished, integrally
colored concrete masonry units (CMU), black glazed accent CMU's and tinted reflective
glass curtain walls. The materials meet the Business Park design standards for type and
usage.
The outdoor storage/parking area will be screened by a 6-foot tall 100% opaque vinyl fence.
Parking and Circulation
The site will be accessed from 183' Circle at one location and there will be internal
circulation around the entire perimeter of the building.
The proposed layout shows 95 parking stalls, of which, 62 will be within the fenced area.
The remaining 33 stalls will be located in "front" of the proposed building. The proposal
exceeds the requirements by 35 stalls.
Landscaping
The landscape plan exceeds the requirements by six trees.
Grading, Drainage and Utilities
Grading, Drainage and Utilities are addressed in the City Engineer's memo.
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:
1. Will not endanger, injure or detrimentally affect the use and enjoyment of other proper0 in the
immediate vicinity or the public health, safety, morals, comfort, convenience or general welfare of the
neighborhood or the city.
2. Will be consistent with the comprehensive plan.
3. Will not impede the normal and orderly development and improvement of surrounding vacant
property.
S:A PLANNING VCase Files\2004VCU 04-19 PlanScape Partners VCU 04-19_PC.DOC
Planning Commission/CU 04-19
July 27,2003
Page 3
4. Will be served adequately by and will not adversely affect essential public facilities and services
including streets,police and fire protection, drainage, refuse diposal, water and sewer systems,parks
and schools;and will not, in particular, create traffic congestion or interference with traffic on
adjacent and neighboring public thoroughfares.
5. Will not involve uses, activities,processes, materials, equipment and conditions of operation that will
be detrimental to any persons or propert,because of excessive traffic, noise, smoke,fume,glare,
odors, dust or vibrations.
6. Will not result in the destruction, loss or damage of a natural, scenic or historic feature of major
importance.
7. Will fully comply with all other requirements of this Code, including any applicable requirements
and standards for the issuance of a license or permit 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.
The request meets the standards for issuing a Conditional Use Permit,including the
performance standards for this use.
Recommendation
Staff recommends that the Planning Commission recommend approval of the request by
PlanScape Partners to Construct a Motor Vehicle Repair Shop with the following conditions:
1. ALL COMMENTS OF THE CITY ENGINEER SHALL BE ADDRESSED.
2. IF THERE IS TO BE AN EXPANSION OF THE EITHER THE
BUILDING OR THE PARKING LOT, THE APPLICANT SHALL APPLY
FOR AN AMENDMENT TO THE CONDITIONAL USE PERMIT.
S:APLANNINGVCase Files\2004VCU 04-19 PlanScapc Partners VCU 04-19_PC.DOC
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River Case Number: CU 04-19 PLANSCAPE PARTNERS
SECTION 30-1294. BP Business Park District
(d) Conditional uses. Conditional uses in the BP district are as follows:
(1) Conditional uses allowed when the underlying land use is light industrial are as
follows:
a. Warehouse space exceeding 50 percent of the total building floor area up
to a maximum of 65 percent.
b. Vocational, technical and trade schools.
c. Loading areas/overhead doors when located in front yards.
d. Above ground storage tanks.
e. Government buildings and facilities.
f. Motor vehicle repair shops, provided that they meet the following
conditions:
1. All repair services shall be conducted inside the building.
2. Merchandise shall be stored inside the building.
3. All damaged vehicles stored on the premises shall be stored within an
area which is screened by a 6 (six) foot high 100% opaque fence
constructed of factory finished metal or vinyl material.
4. The building shall comply with the material requirements of this
section, and 30 % of any building face and all overhead doors facing
any public street shall be constructed of glass material.
5. No sales or display of merchandise outside the building.
6. The building shall be a minimum of 15,000 square feet.
S:\PLANNING\Case Files12004\OA 04-01 PlanScape Parmers1Approved Amendmentdoc
ries1
—oward R. Green n
Company
July 14, 2004
File: 823910J-0240
Mr. Chris Leeseberg:
City of Elk River
13065 Orono Parkway
Elk River MN 55330
Re: ABRA Auto Body Site Plan
Dear Mr. Leeseberg:
As requested,we have reviewed the site plan submittal for the ABRA Auto Body
development in The Pines Town Office Park. As you are aware,this is located on 183`d
Circle (3`d Street) east of Line Avenue. The submittal was prepared by Alliant Engineering,
Inc. of Minneapolis. Based on our review,we would offer the following comments:
A. Final Plat
• In order to create the building site for ABRA Auto Body, it is proposed to replat
Outlot A of The Pines Town Office Park into Lot 1, Block 1 for the ABRA site,
with the remnant being called Outlot A, of The Pines Town Office Park Third
Addition. The new plat adds to the existing 75-foot drainage and utility
easement along the Line Avenue frontage. The total width of the drainage and
utility easement dedicated along the Line Avenue frontage is 90 feet. However,
the grading plan shows an expansion of the existing ponding area to a width of
approximately 130-135 feet at the north end and approximately 115-120 feet at
the south end. The overall dedicated drainage and utility easement needs to be
large enough to encompass the entire ponding area.
B. Grading Plan
• The Elk River design standards require pond slopes to be 4:1 above the high
water level. The slope between the parking area and the pond is approximately
2:1. This pond slope on the expanded ponding area needs to be flatter. The
dedicated drainage and utility easement referred to in the item above needs to be
widened to encompass the entire ponding area.
• The grading plan should show tree protection, fencing around those areas where
existing trees are to be saved.
• All drainage from the ABRA site will be picked up internally in catch basins and
small diameter storm sewer and directed to the expanded ponding area.
C. Utility Plan
• Sanitary sewer service will require a sampling manhole to be installed. The
sampling manhole should be placed somewhere in the paved surface. It can
replace the cleanout shown in the sanitary sewer service currently.
• Water service is provided by extending a 6-inch service into the building. This
will provide domestic and fire protection. Also, an additional hydrant is teed off
the water service and placed in an island near the gate to the fenced-in parking
area as requested by the Fire Chief. A drainage and utility easement needs to be
added to the final plat over the water service to the hydrant. All water mains
containing hydrants are considered public so that the city can maintain and
operate the hydrants to ensure their workability in case of fire.
D. Miscellaneous
• The project will disturb more than one acre of land. This will require a NPDES
construction permit from the Minnesota Pollution Control Agency. As part of
this permit, a Surface Water Pollution Prevention Plan (SWPPP) will be required.
The SWPPP will need to be submitted, reviewed and approved by the city.
Many of the components of this SWPPP are included in the notes on the grading
plan. Attached is a checklist prepared by the city, listing the SWPPP comments;
this can be used by the developer's engineer to review and ensure that all
components are included.
• Because of the nature of this proposed business, the SWPPP should address
storage of chemicals on site and the storage of vehicles which may have been
damaged in an accident and potentially leaking fluids, as well as any other
potential sources of surface water pollution from the site.
• The project proposes to create more than one acre of new impervious surface
area and therefore, is required to meet the water quality treatment requirements
of the NDPES construction permit. Calculations need to be submitted to show
these requirements are met.
If you have any questions regarding any of these comments, please call.
Sincerely,
Howard R. Green Company
Terry J. Maurer, P.E.
s:\PLANNING\Cue Files\2004\CI:04-19 PlanScape Panners\7 14 04 Engineer's rnenco.doc
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