6.2. SR 09-21-1998~ity of
iver
MEMORANDUM
Item # 6.2
The Mayor and City Council
FROM:
Stephen Wensman, Planner
DATE:
September 21, 1998
SUBJECT:
Request by Elk River Ford Chrysler
for an amendment to the Conditional
Use Permit CU 88-07, Public Hearing
Case No. CU 98-23
Request
Consider a request by Elk River Ford Chrysler for an amendment to their
conditional use permit to expand their parts and service facility.
Location
17219 Highway 10, Elk River. (Highway 10 and 171st Street) (Parcels B, C
and D; PID#s 75-011-2200, 75-011-2215,75-011-2105)
Zoning~and Use
C3 (Highway Commercial) / HB (Highway Business)
Attachments
· Location/zoning map
· Survey
· Site plan
· Elevations
Overview
The applicant is proposing to add a 17,650 SF addition onto their parts and
service facility increasing the building to 37,380 SF. The proposed expansion
is on Parcel B ( 3.5 acres) with some site changes on Parcels C and D. The
entire site area is roughly 11.62 acres.
In 1988, Elk River Ford received a conditional use permit to expand their
used car parking area and showroom. At that time, car lots required a
13065 Orono Parkway · P.O. Box 490 · Elk River, MN 55330 · TDD & Phone: (612) 441-7420 · Fax: (612) 441-7425
Memo to Planning Commission/CU 98-23
September 21, 1998
Page 2
conditional use permit, however auto repair did not. Currently, auto repair
shops and car sales are a conditional use in the C3 zone.
Site Plan Review
The proposed addition encroaches on the existing drainfield, however, the
drainfield is dismantled and the site uses a septic tank which is pumped.
The new service entrance shows a concrete curb and gutter on the east side.
A similar treatment should be made on the west side of the entrance and
connect up to a bituminous curb existing along the south side of the parking
lot.
The circular display platforms appear to displace the existing Ford Chrysler
signs with no other locations for signs shown.
The existing light poles in the new pavement on the southeast portion of the
site are to be removed.
LandscaDin~
The provide landscape plan is deficient in the number of required trees. The
expansion of the building is on parcel B with a landscape requirement of 21
overstory trees, 11 ornamental and 11 conifers. At least 50% of the overstory
and ornamental trees need to be comprised of more than one species.
Landscaped areas shall have underground irrigation. Landscaped areas
cannot be used for parking of vehicles or the storage or display of materials or
merchandise. The required trees can be distributed on parcels C and D.
The parking in Parcels B and C are grandfathered noncomforming with a 5
foot setbacks. The changes are not significant enough to warrant changing
these existing conditions.
The applicant will be working with staff to fulfill the landscape requirements
and will submit a landscape plan for staff to review prior to any installation.
Site Access
The existing Highway 10 entrance can be dangerous for crossing traffic. The
Highway 10 and 1718t intersection is planned to be a controlled intersection
in the future. For safety reasons, a portion of Parcel D is being paved
primarily to accommodate a second entrance onto 171st.
\\elkriver\sys~shrdoc\planning\stevewen\ccmmo\cu9823 cc.doc
Memo to Planning Commission/CU 98-23
September 21, 1998
Page 3
Si~naee
The applicant is proposing no changes to the current signs and is not
planning on adding any additional signs. Any new signs will require a sign
permit and city staff review.
Septic
The existing building is currently using a septic tank which is pumped
regularly. The existing drainfield is currently dismantled. City sewer and
water to serve this area is currently being discussed. A public hearing is
scheduled for September 28th, 1998. At this time no project has been ordered.
With the expansion, the septic tank can continue to be used, however, floor
drains and sinks where chemicals will be used will be required to drain into a
separate tank. Records of septic maintenance will be required.
Sewer and Water Easements
Sewer and water easements will need to be acquired through the applicants
property as part of the East Elk River Trunk Sewer and Water expansion.
The proposed easements have little effect on the existing conditions. The
proposed easements will likely run north-south adjacent the east edge of the
existing parking lot and through the applicants proposed new access to 171st.
Timing of the applicants improvements and the City's improvements should
be coordinated for cost savings and efficiency. (The City Engineer will have
further comments.)
Wild and Scenic River
The site is within the Wild and Scenic River District and is subject to DNR
restrictions.
On March 17, 1997 a meeting was held between the City and the DNR in
response to a draft of the revised Wild and Scenic River Ordinance. An
interim set of rules were established and effect this site as follows:
· Maintenance, remodeling and expansions to existing commercial
buildings are allowed. No new buildings are allowed.
The proposal by the applicant is in compliance with the interim Wild and
Scenic River Ordinance.
\\elkriver\sys\shrdoc\planning\stevewen\ccmmo\cu9823 cc.doc
Memo to Planning Commission/CU 98-23
September 21, 1998
Page 4
Planning Commission
A public hearing was held on August 25th, 1988 to hear the applicants
request. Only the applicant spoke at the public hearing. The Planning
Commission had few concerns and concurred with staffs recommendations.
Recommendation
The Planning Commission and staff recommend approval of an amendment
to Elk River Ford Chrysler conditional use permit to expand a parts and
service facility with the following conditions:
1. THAT NO LANDSCAPED AREA SHALL BE USED FOR PARKING OF
VEHICLES, OR STORAGE OR DISPLAY OF MATERIALS OR MERCHANDISE.
THAT THE APPLICANT WORK WITH STAFF TO FULFILL THE LANDSCAPE
REQUIREMENTS AND SUBMIT A LANDSCAPE AS PER THE ELK RIVER
ORDINANCE.
3. THAT THE LANDSCAPED AREAS BE IRRIGATED INCLUDING PARKING
ISLANDS.
THAT SEWER AND WATER EASEMENTS FOR THE EAST ELK RIVER
IMPROVEMENT BE GRANTED TO THE CITY AS DETERMINED BY THE CITY
ENGINEER.
5. THAT SEWER AND WATER IMPROVEMENTS BE COORDINATED WITH THE
APPLICANT'S IMPROVEMENTS.
6. THAT THE SITE BE ILLUMINATED ACCORDING TO THE ELK RIVER CITY
ORDINANCE.
7. THAT ANY NEW SIGNS CONFORM TO THE ELK RIVER CITY ORDINANCE
AND REQUIRED SIGN PERMITS.
\\elkriverXsys\shrdoc\planning~stevewen\ccmmo\cu9823 cc.doc
17'7~rH
PARK
LOCATION
170'~1
!1
'ALTA' Survey For: SCOTT S. POWELL; GUARANTY TITLE I~'C~ & FORD MOTOR CREDIT COMPANY
Ro~ff PI~I
$2 Framing Plan
171st Street NTW,
PM +A ~.
Site Plan
A1
'PM +A
Exterior
Elevations