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5.1 BASR 01-14-2014 1 City�€ Elk .°%.'... Request for Action River To Item Number Board of Adjustments 5.1 Agenda Section Meeting Date Prepared by Board of Adjustments January 14,2014 Zack Carlton,Planner I Item Description Reviewed by Request by Cornerstone Auto for Variance to allow Jeremy Barnhart,Deputy Director CODD reduced lot size Reviewed by Case No.V 14-01 Chris Leeseberg,Park Planner-Planner Action Requested By motion, approve, approve with conditions, or deny the proposed variance that would allow a parcel below the minimum lot size of 1 acre in the C-3 Highway Commercial district. If the variance is denied, specific reasons shall be stated. If the Board finds that the request does not meet the requirements for a variance, the item will appear before the City Council on January 21,2014. Background/Discussion Cornerstone Auto Resource is proposing a new automobile dealership located at the southeast corner of Highway 10 and 171st Ave. The variance request is part of an application packet that includes a Conditional Use Permit for auto sales and Preliminary Plat approval. The variance is for the creation of a non-conforming parcel, 0.95 acres,which is below the minimum lot size of 1 acre in the C-3 district. The proposal includes dividing the property directly south of Cornerstone, owned by Ron and Norma Ebner (Ebners),into two lots. The divided lot will be combined with parcel#75-011-2330, owned by Cornerstone, and parcel#75-022-2335, owned by the Ebners. The resulting parcel#75-022-2335 will be 0.95 acres,below the district minimum of 1.0 acres. Refer to the Ebner Split Sketch dated October 18, 2013, for details. The lot split is necessary in order to provide the applicant with the necessary space for the proposed automobile dealership. The proposed boundary line provides enough space to accommodate the infiltration trench along the south side of the parking lot and required utility lines. The C-3 Highway Commercial district permits retail and commercial uses that take advantage of the proximity to the highway and require space for parking, circulation,buildings, stormwater management, and landscaping. The minimum lot size of 1.0 acres ensures permitted and conditional uses have enough space for these required facilities. Variance Criteria The applicant addresses the criteria for granting a variance as follows: 1. The variance is in harmony with the general purpose and intent of the ordinance. The request eliminates one non-conforming lot and greatly lessens the non-conformity of a second lot. The request is in harmony with the general purpose and intent of the ordinance. POWERED NY NATURE 2. The variance is consistent with the City of Elk River comprehensive plan. The variance,if granted,will not alter the use of the property and it will remain consistent with the city's comprehensive plan. 3. The petitioner proposes to use the propery in a reasonable manner not permitted by the zoning ordinance. The remaining Ebner lot is underdeveloped at this time,but it will basically,be sized appropriately for Highway Commercial Uses,which is a reasonable use of the property. 4. The plight of the petitioner is due to circumstances unique to the propery not a consequence of the petitioner's own action or inaction. The two non-conforming lots involved were of record prior to the C-3 lot sizes being established. 5. The variance, if granted, will not alter the essential character of the localiy. The remaining lot being 0.05 acres shy of the minimum requirement will hardly even be noticeable,let along will it alter the essential character of the locality. The lots owned by the applicant are currently vacant and proposed lot configurations are unencumbered by existing conditions or the uniqueness of the property. The location of proposed facilities should not impact a decision by the Board to require the relocation of a proposed lot line to ensure compliance with minimum lot size requirements. Additionally, economic considerations alone do not constitute practical difficulties. Finally, staff does not believe the proposed variance from the minimum lot size will impact future development or the essential character of the locality. Financial Impact None Attachments • Location Map • Applicant Narrative dated November 25,2013. • Ebner Split Sketch dated October, 18, 2013 • Jabez Second Addition Final Plat N:\Departments\Community Development\Planning\Case Files\V\V 14-01 Jabez 2nd Addition\V 14-01 SR Jabez 2nd 01-14-2014.docx l I R l ' `- NORT' TAR ra 10 w ORRID'R e IN C TRAIN STATION cc? e BV P� AO DEFE ADD sissIP ii 000 00 �\�Mis IDLE sE NI4 ....,„ R e 171st AVE ___---- .r� rh(a \ - 1 1 , in 14 c ppuLE I 111 c2, , STTF 70th AVE 1 .CI)1.1 En i C o Y ,�0 r LA A DDI IACIU411111 lif wir w I,.I,I,6 r N O 4 Case Number: CU, P&V 14-01 Location Map Cornerstone Auto - Kia N River E n N LC z \ K O h ^ o U O JW `1 EZ - 1 Lil W — m � a L Y 4 `6+ I H y y p i ?c --"L- • o. fi91,z F OV 1 zo w 11 °4 V u .N ` z60 a° i N oho 1YInE•3.6ESL.00 S 88 9181.3.50,80.00 S • z'a'rr-eu n a�ur 2520100 7/1 rvarv..o.0(610 , ‘- -ns.c,7 T), 1 i „$ z I O I c; g,l 1 1 a I x i, a 1°4 Q I^ o i. IN IS x a Z is N i� & 1— 14 e O is ` J 3 -J I, 6 I • H U = I` O I§ N • 1 W I q 2 ' I b, I I z U1 W _ I i- e .. I _7 ' I n I I W I I C/ V r n 1 V. 1 8 f ,xrelrnsx:l. 5 ` n 96'55 M.BZ.LL.00 9 ... 1 v oo s I i r8 -12na :u I g ere -- -----------a----- ----___--_,__-1 0, ..,..s z..a.a..,oa.,,.sn7 -1 - w`°S''''' -'" B°D , Ug m 8 E. I— Y I 3 0 -J 0 5E z _1 e0 O J I 1 CEIVED NOV 2 7 2013 • ' 0 Auto Ke5ource ., MEMORANDUM To: Mayor, City Council and Planning Commissioners From: Stephen Rohlf, Cornerstone Auto Resource Date: November 25, 2013 Subject: Preliminary & Final Plat, Conditional Use Permit and Variance Request - Cornerstone Auto Resource Overview Cornerstone Auto is proposing a new KIA dealership in the southeast corner of the intersection of US Trunk Highway 10 and 171st Avenue. The proposed building will be used for new and used auto sales,parts sales and vehicle repair. Requested Actions Preliminary and Final Plat—Jabez Second Addition Cornerstone Auto is requesting approval of a preliminary and final plat for the property. The subject property currently has a metes and bounds legal description. In order to obtain a building permit the property is required to be platted. The plat consists of two lots. One lot contains the proposed dealership(Lot 1,Block 1)and the second is a natural wetland(Outlot A). Because a city street will separate these two pieces of land they can't be in the same lot. Lot 1, Block 1 is the only buildable lot and it meets all dimensional regulations. As part of this plat we are required to build a city street to serve as access to properties to the south of our project. The City's Ordinance requires that we construct a temporary cul-de-sac at the end of this street. This cul-de-sac would take up space that is needed for addition storm water treatment. In lieu of the cul-de-sac, we have agreed to maintain this road. Right-of way will be dedicated to the City as part of the plat,but the City will not accept it as a city street until future development connects this road to another one further south. Variance Our neighbors to the south are Ron and Norma Ebner. The Ebners own the parcel labeled"A" on Figure 1. This parcel is a non-conforming lot of record because it is under sized for the C-3 Highway Commercial Zoning District. Cornerstone Auto plans on purchasing the portion of parcel"A"that is labeled`B" on Figure 1 and add it to our site; resulting in a new parcel label"E". What remains of parcel "A", labeled "C"on Figure 1, will be attached to another non-conforming lot of record owned by Ebners labeled parcel "F". The new Ebner lot is labeled"G" on Figure 1. Parcel"G"is .95 acres,the minimum lot size in the Highway Commercial Zoning District is one acre; therefore in cooperation with the Ebners,we are requesting a variance on the size of this lot. Criteria for granting a variance: 1) The variance is in harmony with the general purpose and intent of the ordinance. Our request eliminates one non-conforming lot and greatly lessens the non-conformity of a second lot. The request is in harmony with the general purpose and intent of the ordinance. 2) The variance is consistent with the City of Elk River comprehensive plan. The variance, if granted, will not alter the use of the property and it will remain consistent with the City's Comprehensive Plan. 3) The petitioner proposes to use the property in a reasonable manner not permitted by the zoning ordinance. The remaining Ebner lot is undeveloped at this time,but it will basically be sized appropriately for Highway Commercial uses, which is a reasonable use of the property. 4) The plight of the petitioner is due to circumstances unique to the property not a consequence of the petitioner's own action or inaction. The two non-conforming lots involved were of record prior to the C-3 lot sizes being established. 5) The variance, if granted, will not alter the essential character of the locality. The remaining lot being .05 acres shy of the minimum requirement will hardly even be noticeable let alone will it alter the essential character of the locality. Conditional Use Permit Cornerstone Auto is requesting a conditional use permit to allow new and used vehicle sales and auto repair in the C-3 Highway Commercial Zone. The following is a description of our proposed plans: Building Cornerstone Auto's proposed building is 16,242 square feet on the lower level and a 2,880 square foot upper level. The breakdown of the use of the building is as follows: Lower level Showroom 2,880 square feet Service 5,848 square feet Service reception 900 square feet Parts,technician locker room,&tool room 2,180 square feet Office and customer areas 4,434 square feet Total 16,242 square feet Upper Level Parts Storage 1,600 square feet Office 1,280 square feet Total 2,880 square feet Exterior Elevations &Roof The front of the building will face west toward Highway 10. This exterior elevation will be store front glass and architectural metal panels. These same building materials will wrap around forty feet onto the north and south elevations to encompass the showroom. The rest of the building will be architectural precast panels. The horizontal reveals on the precast panels will match the architectural metal panels on the front of the building. The exterior walls will 26 in height. This includes a parapet that extends 4 feet above the roof line. Mechanical equipment will be placed toward the center of the roof and with the 4 foot parapet they should be adequately screened. Employees Initially Full Employment Sales 8 15 Sales Managers 2 3 Service Technicians 5 12 Service Manager 1 1 Parts Technicians 2 3 Parts Runner 1 1 Parts Manager 1 1 Office Administration 1 2 Reception 1 1 (2 part time) Office Manager 1 1 Total 23 40 Hours of Operation Monday to Thursday Friday Saturday Sunday Service 7am to 7pm 8am to 6pm Sam to 5pm Closed Parts 7am to 7pm 8am to 6pm 8am to 5pm Closed Sales 8am to 8pm 8am to 6pm 8am to 5pm Closed Site Access Access to the site will be via the proposed city street. There will be no direct access from 171' Avenue or Highway 10. Parking The site will contain 203 parking stalls: Vehicles for sale 115 stalls Employees 40 stalls Customers 30 stalls Vehicles in for service 18 stalls Totals 203 stalls Lights There will be 25 light poles in our parking lot equipped with LED lights. The lights will be mounted on 25 foot poles with 2 foot bases. Photometrics have been submitted for staff's review. Drainage B612 curb will be used on the entire site with the exception of the north and south curb lines. The site is designed to drain to the north and south. In these locations ribbon curb will be used to allow an evenly distributed flow into bio-retention ponds located along the entire north and south property lines. These bio-retention ponds will treat the runoff from the site and the south one will also receive water from our neighbor to the south. Two additional sedimentation ponds are also proposed that will treat runoff from the city street we are required to build prior to discharge into the natural wetland on the east side of our property. Neighbors/Driveway The natural wetland on our property is between our proposed building site and our neighbor to the east. Highway 10 and 171st Avenue separates us from our neighbors to the west and north. Our only neighbor directly adjacent to our proposed construction is the Ebners to the south of us. We are currently letting them cross our property from 171st Avenue to access their business. As part of our grading plan, we plan to locate a new driveway for them from the end of the city street we are required to build. This new drive will only need to cross their property. The driveway will be constructed to support emergency vehicles. Signage The KIA required signage we are requesting can be found on Figure 2 and consists of: • One 24 foot high freestanding pylon sign; 55 square feet in size. This sign meets the City's Ordinance. • Four wall signs, which will be in compliance with the City's revised standard of 15%of the wall space. A note on Figure 2;there is a sign on the front of the building that states `Cornerstone". We are in the process of changing our name to"Cornerstone KIA". This sign will still be in compliance with the City Ordinance after adding"KIA". Landscaping Our landscape plan included 14 landscape islands evenly distributed throughout our parking lot, 26 overstory trees, 13 ornamental trees and 10 conifers. The bio-retention ponds on the north and south sides of the site will be vegetated with low profile prairie grasses. Dumpsters The dumpsters for the business will be located in the enclosure noted on the site plan. 4 • g o. a 9 .9 E S c m• A r.': cR -. : €N O �p 3 oo • m Yp Vo �0 Lo EE m� ...,.,p, m am � e a, ; P 'q. om • =' � n �p oo Ci ® a s mi m V me it n 3 C ,C` ;C 3<5 3` it �o 3C la ty M ICI�,p� 4 24 ZU. u R ZU la 2V ZU Za. =U Q N- IUIII 0 me mo , mC �C me mC so O \ m2 0$. `02 I 026 02 2 I: 020 mY 2 `oi I ° : 1 ; 1 .a �a m3 3 II w"•- Cf) 1.0 .. I O C{ ■ ,I aY a s j Z 1 ;0 3� I 12 " t o 5= t I 3 0 • _' E _ �a. i �>. �n4 �� h� �� ham. 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