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5.2 PCSR 08-26-2014 4 Elk Request for Action River To Item Number Planning Commission 5.2 Agenda Section Meeting Date Prepared by Planning Items August 26, 2014 Zack Carlton,Planner I Item Description Reviewed by Request by Brian Brehmer with Ralphie's Victory Jeremy Barnhart, Deputy Director, CODD Lane for a Conditional Use Permit to Operate a Reviewed by Carwash in the C-3 Zoning District Case No. 14-18—Public Hearing Action Requested Recommend, by motion, approval of the Conditional Use Permit (CUP) request by Brian Brehmer to operate a carwash in the C-3 zoning district with the following conditions: 1. The Conditional Use Permit is not a building permit and the applicant must apply for and receive approval of required building and sign permits before construction may begin. 2. Staff approval of a revised landscape plan prepared by a landscape architect. 3. Staff approval of revised site, drainage,and utility plans. Background/Discussion The applicant is requesting a Conditional Use Permit (CUP) to operate a carwash at 13374 Highway 10 in the Highway Commercial (C-3) zoning district. The proposal includes a 1,588 square foot carwash addition and 897 square feet of bituminous exit drive and 670 square feet of concrete entrance and exit aprons. The new carwash will be available for use during normal business hours which are currently Monday to Friday 5am to 10pm and Saturday and Sunday 6am to 10pm. Site Plan The addition is located on the back (east) side of the building and includes an optional door providing access to and from the existing structure. The addition includes a 543 square foot storage and equipment room and a 1,045 square foot carwash bay. The existing dumpster enclosure is proposed to be relocated to the east edge of the parking lot. The dumpster enclosure detail indicates that it will be constructed of material similar to the proposed addition. The entrance to the carwash is on the south side of the addition and the carwash exit connects to the existing parking lot north of the building. While not shown, concrete curbing is required for the new parking drive areas. Landscaping City ordinance requires 33 trees for a property of this size. There are a number of existing trees and five new trees were required during the approval process for the recent U-Haul CUP. The project includes the removal of three trees to make room for the addition and exit lane. Staff requested that the trees be PolEREU er Template Updated 4/14 NATURE replaced at a ratio of 2:1, requiring six new trees. While this does not bring to property up to standards,it makes steps towards compliance. In reviewing the landscape plan submitted on August 8, 2014, the plan is missing the five trees required in the previous CUP. Staff requests that these be added to the plan for approval with this project. The submitted plan also includes the addition of planting beds to the west side of the exit drive. Staff has concerns with impacts to the 14" Spruce and 12"Ash trees located in the NE corner of the parcel. Staff recommends two additional trees be planted to mitigate additional impacts to existing trees. Additionally,vegetation in the proposed rain garden should be included on the landscape plan. The plan will need to be prepared by a landscape architect or staff approved equal. Grading and Stormwater The site is located in the Shoreland Overlay District which limits the amount of impermeable surfaces that a parcel can have to 25% of the total lot area. The lot is currently considered a legal non-conforming use with 82.1%impermeable surface. The site plan submitted on August 20, 2014,includes the removal of 3,119 square feet of bituminous pavement to offset the carwash addition and new pavement, resulting in no net increase of impermeable surfaces. A rain garden was added to the southeast corner of the lot to treat additional runoff. The basin is planted with native vegetation and reduces stormwater discharge rates and volume. Overflow is directed to an existing stormwater system directing water to the pond NE of the intersection of Joplin and Business Center Drive. The drainage plan will need to be confirmed by the City Engineer. Utilities The property is currently served by well and septic.As part of this project, the applicant is required to connect to city water and sanitary service. A request to use the existing well to service the carwash is not permitted by ordinance. Utility extensions will be made using city right-of-way that served Business Center Drive. Staff has minor concerns with the utility plan,most notably pipe sizes and location of service connections. The main line needs to be an 8" PVC, and the rim elevations must be adjusted to reflect existing grades. The connection to city water should be made at the main line south of the property line, located in city right-of-way. A comment letter from the City Engineer will include additional details and comments should be included in future revisions. Applicable Regulations The issuance of a CUP 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 property in the immediate vicini y 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 propery. 4. Will be served adequately by and will not adversely affect essential public facilities and services including streets,police and fire protection, drainage, refuse disposal, water and sewer ystems,parks and schools;and will not, in particular, create traffic congestion or interference with traffic on adjacent and neighboring public thoroughfares. N:\Departments\Community Development\Planning\Case Files\CUP\CU 14-18 Ralphics\CU 14-18 Ralphics SR to PC 8-26-2014 docx 5. Will not involve uses, activities,processes, materials, equipment and conditions of operation that will be detrimental to any persons or property because of excessive traffic, noise, smoke,fumes,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. In the review of the standards for CUP as outlined,it appears that the request is consistent with all of these standards. Financial Impact None Attachments • Location Map • Applicants Narrative dated July 30, 2014 • Staff Comment Letter dated August 6, 2014 • Utility Plan received August 20, 2014 • Landscape Plan received August 20, 2014 • Site Plan received August 20, 2014 • Grading and Erosion Control Plans received August 20, 2014 • Building Elevations dated July 28, 2014 • Building Floor Plan dated July 28, 2014 N:\Departments\Community Development\Planning\Case Files\CUP\CU 1418 Ralphies\CU 14-18 Ralphics SR to PC 8-26-2014.docx • nr E \S) r r, s, r „.. i _,a_ _. ___„ii___. , _ . .--- ... W 'r (lel i [— YMCA Jr:- , 1/3 v. i 44(4r ----• [___ .... ...i- ---41,j, p - ysi, a _ r----- ____ 1 ma .14 yr a- A 1 } i i AZ sk. ii, a # ' - _____ j r i vrw- ■ Fairgrounds NI Raphies Victory Lane Conditional Use Permit Case No: CU 14- 18 ERiver KEENAN ARCHITECTURAL GROUP INC. Architects 1204 7th Street South — LakeView Business Center - St. Cloud, MN 56301-4285 Ph. 320-255-5521 Fax 320-240-6914 July 30, 2014 RALPHIE'S VICTORY LANE CAR WASH ADDITION SCOPE OF WORK: 1,588 square foot car wash addition to existing building. Construction to be painted rock face concrete block walls with a mansard to match existing. The height of the new addition will match the existing. SIGNAGE: New directional signage (enter and exit) will be provided at the entrance and exit of the car wash. PAVEMENT: Existing concrete slab at the rear of building will be removed in order for the new construction. There will be a new 363 sq. ft. concrete slab at the car wash entrance and a 307 concrete slab and door stoop at the car wash exit. There will be a new 897 sq. ft. bituminous car wash exit drive blending into the existing parking area. DUMPSTER: A dumpster enclosure consisting of a 6' high prefinished vinyl fencing and gate. A 230 sq. ft. concrete slab and apron will be provided. UTILITIES: The intent is to connect the existing building and the new car wash addition to the city sanitary sewer and water service. We are exploring the use of the existing well for the car wash. HOURS OF OPERATION: The new car wash addition will be available for use during normal business hours which are currently Monday - Friday 5 am - 10 pm and Saturday and Sunday 6 am - 10 pm. Page 1 of 1 www.keenanarch.com email: Larryk @keenanarch.com ""44-'i.... Elk River 13065 Orono Parkwa) Elk River,MN 55330 August 6,2014 Ralphie's Victory Lane Brian Brehmer VIA EMAIL: ralphiesvictorylane @gmail.com 13374 Highway 10 Elk River,MN 55330 RE: Comment Letter, Conditional Use Permit—Carwash in C-3 Zoning District Dear Mr.Brehmer, Staff has conducted a review of the materials submitted on July 28,2014. The following comments and recommendations are intended to bring the property in line with current city requirements and should be addressed on future plans. Site Plan 1. The site is located in the Shoreland Overlay District which limits the amount of impermeable surfaces that a parcel can have to 250'o of the total lot area. The lot is currently considered a legal non-conforming use with 82.1%impermeable surface. a. The plan must be amended to show no net increase in impermeable surface. With the current plan, that will require the removal of approximately 3,050 square feet of existing pavement. 2. Please submit a stormwater drainage plan restricting the peak discharge to a rate no greater' than the five-year peak discharge. To the maximum extent possible, the drainage plan must also provide for methods to runoff settlement and/ or filtration proper to discharge to the receiving water. a. The recommended method for runoff settlement and/or filtration would be to construct a rain garden in the southeast section. The basin should be designed for optimal discharge overflow and settlement and planted with native vegetation. 3. City ordinance requires B612 concrete curbing around all parking lot and driveways. Proposed site improvements should include concrete curbing along all parking areas and driveways east of the entrance drives. a. Please include curb and gutter beginning at the property line on the east edge of the south driveway and continue it around to tie into the curbing on the adjacent parcel to the east. All new drive aisles must include curb and gutter. While required for the entire site, the curbing note is intended to address the improvement in scale with the proposed development. Phone: 763.635.1000 Fax: 763.635.1090 P 0 W E 0 E 0 0 1 www.ci.elk-river.mn.us riA 'URE 4. Please include a detail of the trash enclosure.The enclosure should be constructed of materials similar to the building and include a latching gate. 5. Delineate the line-up/queue area for the carwash with pavement markings. The waiting area shall not go over the concrete pad for used for tank filling. Refer to the attached sketch for an example. 6. Identify the 10 parking spaces to be used for the U-Hauls as required by the Conditional Use Permit. 7. It appears that five (5) trees will be significantly damaged or removed as part of the project. Please replace these trees at a ratio of 2:1. Replacements should include four(4) evergreen trees and six (6) overstory/ shade trees. a. City ordinance requires trees to be planted at a ratio of one (1) tree per 40 lineal feet of property perimeter plus three (3) more. With a perimeter of 1,205 feet,ordinance requires 33 trees. Including the trees required as part of this project and the recently approved Conditional Use Permit for trailer storage, there would be 15 new trees and two (2) existing trees. b. Please submit a landscape plan identifying the location of the new trees. 8. The existing well may not be used to service the proposed carwash. Please update the plans to include capacity for the carwash as needed. The property must be connected to city water and sanitary sewer. Sanitary sewer is in the right of way SW of the site,and water is along the southern boundary of the site. 9. All septic system components must be removed after the building is connected to city sanitary service. It is helpful to provide a written response letter to these comments, along with revised drawings. If you have any questions I can be reached at 763.635.1035. Please address these comments by noon on August 20, 2014, for inclusion in the August 26,2014,Planning Commission staff report. Any comments not addressed in future plans will be included as conditions for approval of the Conditional Use Permit. Sincerely, Zack Carlton,Planner I City of Elk River zcarlton @ElkRiverMN.gov 763.635.1035 encl. site sketch / / / DAFFY BIN / i // 092 ND A110CM1BH Alf: e11-E1BIBa•pa•. m,. // / 758539 ARPI�a-/iB1al ../". 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CONTACT OMER FOR Dub Irma No. 1 ^' ' qR D�+''0�\ ._n4∎5 RIETMWTION , , -. 1, '7.WL B0% W 5 NOTIFY ENGINEER YEOIMELY IF ANY DISCREPANCIES ME DISCOVERED MAIAOI EXISTNG WETWEEN THE D3SING COMMONS MD THE CONDITIONS NOTED ON THE PAVEMENT DEVA� OS PLANS.MAUI ARE SIGNIFICANT 0101.411 TO ALTER THE INTENT OF THE 1 ORMNGS / / f F REWIRED M ME MINNESOTA DEPMMENT OF LABOR AND INDUSTRY,TM OWNER CR CONTRACTOR SHALL OBTAIN A PLUMBING PERMIT PRIOR TO TIE I MSTALLATION OF ANY STORM SEWER U1WiE0- I y�j /5 /1 I I 32/' i T. THE NL F CO COMPANIES AND VERIFY MUTES A THE OF PROJECT unu as BEFORE I y ` i _s . 9 TIE STIR OF CONSTRUCTION ARID VERFY L041710N0 OF UIIU11E5 BEFORE O�/ R7!(7ROD WORT( I I j e. SEE SHEET C2 FOR STANDARD DETAILS / • 1- I IE._ / f SEE BEET C(FOR EA0570N CONTR01.SPECIFICATIONS. `_ I I 1 6 . 15 10 CONIRMTOR SHALL PERFORM CALCULATIONS TO VERIFY EARTHWORK I 0 L'=, CIWN111E5 CONTRACTOR•S BID/QUOTE SHALL NE BASED ON HIS/HER OWN i, p• , - EMTTIWOIN CALCULATIONS - I �' 1I SPOT ELEVATIONS ME FLOW LINE AND/OR FNISHED GRADES,UNLESS w i, 1 ''�'" i L" OTHERWISE INDICATED BY THE LOCATION a THE SPOT. ADD S TO FLOW UNE • I ELEVATIONS TO OBTAIN THE TOP OF CURB ELEVATIONS.UNLESS NOTED S e VVV OTHERWISE I �, I 12 J.PROPOSED ELEVATIONS TAE TOP OF PAVING OR GUTTER.UNLESS NOTED Z e / 0111ERw5E.PROPOSED ELEVATIONS ARE INTENDED IC PROVIDE POSITIVE ♦ , 1 •/ M - OINNAGE TOWARDS CATCH BASINS AND/OR OUTLETS DIE COTNRACTON SHALL *`�� SE IESTORSOLE TO PRWgE THE REQUIRED ELEVATIONS.WHICH WILL ® ,.,(' 411P' !aR:n,� `) PROMOTE PCSTTNE ORANALE THROUGHOUT THE PROJECT SITE.I•;(•,: ®®® ✓• •:®.. W NOTE:CAOD FILES FOR ESTTMTMG EARTHWORK CUWIIRES ARE AVAILABLE.......„ , . , .„..... , ®. 1,9, ,,-/' T II ';� TO WMITRACTOR FOR PREPMM NOS N ORDER TO RECEIVE THE CAW FOES. Z ' , �.'♦'G . • 4 THE ODY ENGINEERING.WILL NEED TO SIGN A HOLD-HARMLESS FEES PIIOJIOED Z . / �/� Wf OUFFY EMGNEEIIN(:.MD AG11EE TO LAY A Z 4"PVCC/ / r TPwrA I • . +• A '� MATTHEWS PROPERTI 0 M DOC T 40777 V !� Ir /y�7p 11? �/ i/ % ! W1/ v I• •' ' �p_ / W • Proposed k...vN,u Ann ,40.cn. . I�.` n , .l Net hM W Arse INSNM 0.0 Wem J /L•w ^ ti ,� LZ CL,. 0 4" / \Q•ore (4 0 ,1 1/.16.•: / ` -W''� FVC 'IPES/ oR• \ L� •at REMOVE PAVEMENT.SEE AIM �` ' ��`�� \ (r-,• �••� \ Q� r C5 RESTORE GRADE 13MICAT I ® I�'% / CCU 'I /'- I�� 5 . / SILT FENCE.SEE I Q , . fir w« / 2/C2.TYPICAL x -t iS — / PENCE.SLT SEE HATCH DDSRNC c .. / Or Ww X51 Z SEE SHEET Ca FOR 0 __ . ■ , SEE SHEET Ca FOR � r p . PAVEIIDIT NOTES. / --- _ 1 x .. 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