7.2. SR 09-15-2014 City of
Elk - Request for Action
River O.
To Item Number
Mayor and City Council 7.2
Agenda Section Meeting Date Prepared by
Public Hearinj ISeptember 15, 2014 Zack Carlton, Planner I
Item Description Reviewed by
Conditional Use Permit: Ralphie's Victory Lane for Jeremy Barnhart,Deputy Director, CODD
a Carwash in the C-3 Zoning District Reviewed by
Cal Portner, City Administrator
Action Requested
Approve,by motion,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
Case No. 14-18
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 new entrance and exit drives to serve the facility.
The carwash will be available for use during normal business hours which are currently Monday to Friday
5 a.m. to 10 p.m. and Saturday and Sunday 6 a.m. to 10 p.m.
Planning Commission
Public Hearing
No one spoke during the public hearing and no comments have been received for or against the project.
Planning Commission
The Planning Commission noted that the site plan showed 10 parking spaces reserved for U-Haul
parking, and asked staff to verify the number of stalls approved with the previous CUP.
The CUP permitting U-Hauls, CU 14-13, requires 16 parking spaces and outlines their location in exhibit
A (attached). The approval also required five new trees for screening between Highway 10 and the parked
vehicles. With the addition of six parking stalls in the highly visible front yard area staff is recommending
11 additional shrubs be planted to supplement the screening. The shrubs will provide more immediate
screening and help achieve the Council's goal of reducing the visual impact of large moving vans parked
along a major roadway.
P a w E R E U 6 Y
Template Updated 4/14 INIM UREI
The Planning Commission had no other concerns and recommended approval of the CUP 7- 0.
Financial Impact
None
Attachments
• Planning Commission Packet dated August 26, 2014
• Site Plan dated September 10, 2014
• CU 14-13 Recording Document
• CU 14-13 Exhibit A
N:\Public Bodies\Agenda Packets\09-15-2014\Final\x7.2 sr Ralphies Carwash.docx
ilk 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
P o N E 8 E I e r
Template Updated 4/14 IN"ATUR
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
vicinity or the public health, safety, morals, comfort, convenience orgeneral welfare of the neighborhood or the city.
2. Weill be consistent with the comprehensive plan.
3. IY/ill not impede the normal and orderly development and improvement of•surrounding vacant property.
4. Will be served adequately by and will not adversely affect essential public facilities and services including
streets,police and fireprotection, drainage, refuse disposal, seater and sewer ystems,parks and schools;and
will not, in particular, create traffic congestion or interference with traffic on adjacent and neighbosingpublic
thoroughfares.
NADcpartments\Community Development\Planning\Case Files\CUP\CU 14-18 Ralphics\CU 14-18 Ralphies SR to PC 8-26-2014 doex
5. WIN 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. lYlill not result in the destruction, loss or damage of a natural, scenic or historic feature of major importance.
7. lYlill 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
NA Departments\Community Development\Planning\Case Fdcs\CUP\CU 1418 Ralphies\CU 14-18 Ralphics SR to PC 8-26-2014.docs
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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
Elk
River
13065 Orono Parkwa)
Ilk liver,N1\ 55330
August 6,2014
Ralphie's Victory Lane
Brian Brehmer VIA EMAIL: ralphiesvictorylane @gmail.com
13374 Highway 10
Elk River,N N 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 25 0/'o of the total lot area. The lot is currently
considered a legal non-conforming use with 82.10/6 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 sctticment 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 N E 8 E 0 B 1
www.delk-river.mn.us INATUREI
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 SV'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@ElkRiN,erNIN.gov
ElkRiverNIN.gov
763.635.1035
encl. site sketch
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Sherburne County,Mm
Doc. NO. 50206
-
Certified, filed, and/or recorded or
July 22, 20149:40ARO
Cert.: 9623
MichelleAsho. Registrar ofTitles
By_ ��_L_Deputy
Fees: $46.00
50206
CITY OpELK RIVER
SBBDBDDNBC0DNTY
CONDITIONAL USE PERMIT
Case No. C\J14-13
Permit. Subject to the terms and conditions set forth herein, the City o[Elk River hereby grants u
conditional use permit/''�c�ort`� zcgocatn66vB�auBrr600cz6or66c6oUowiog"oc
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Conditional Use Permit for rental business at Ralphic's Victory Lane, 13374 Highway 10,Elk River,
��
� 0 NlN
Property. The Permit is for the following described property ("Subject Property") in the City of Elk
River,Sherburne County,&liuocooto:
-- See Attached Exhibit/i
Owner. Owner of the Subject Property ut time of the approval o[the Permit io Farmers State Bank
oE Hartland and the Taxpayer in Yankee Doodle Enterprises,LIC.
Conditions. T6cyrroulit is issued subject to the following conditions:
1. The Conditional Use Permit is not a6pil6ing permit and the applicant moot apply
for and receive approval of all required permits before construction may begin.
2' The applicant must apply for and receive approval of all required sign permits before
oignugc may 6cinstalled.
3' No more than 1G rental vehicles and trailers shall 6con site otany given 6mmeou
outlined io Exhibit A-Final.
4' No equipment other than to,okm and trailers may be displayed.
5' Rental vehicles and trailers shall not exceed 26 feet iulength.
6. No drive area may bcobstructed.
7. Five (5) additional trees shall be installed by October 1,2O14.
8. Rental vehicle storage location stalls shall 6estriped.
][eooioudoo of Permit. The Permit shall remain in effect only for xo long xo the conditions set for
the hczoio are complied with. The City may revoke the Permit following o public hearing for
violation of the terms and/or conditions set forth iu the Permit.
Lapse. If within two (2) years of the issuance of the Permit the proposed work described in a
conditional use permit has not been substantially completed, the permit shall expire and become
void, except that the council may, following recommendation of the planning commission, extend
the permit for an additional period determined by the council on the receipt of a request for a permit
extension prior to its expiration. A conditional use permit authorizes only the use specified in the
permit and shall expire if, for any reason, the authorized use ceases for more than six(6) months.
Criminal Penalty. Both the owner and any occupant of the Subject Property are responsible for
compliance with the permit. Violation of the terms of the Permit is a criminal misdemeanor.
Recording. The Permit shall be recorded against the title to Subject Property.
Dated:June 16,2014.
CITY OF ELK RIVER
By
or
By:
City Clerk
STATE OF MINNESOTA )
ss.
COUNTY OF SHERBURNE )
m.�
The foregoing instrument was acknowledged before me this' day of ,
2014,by John J. Dietz and Tina Allard,respectively,the I\/Iayor and City Clerk of the City f Elk
River,a Minnesota municipal corporation, on behalf of the orporation and pursuant to the authority
granted by the City Council.
Notary Public
DRAFTED BY:
Campbell Knutson JESSICA M.MILLER
Professional Association NOTARY PUBLIC-MINNESOTA
317 Eagandale Office Center My Commission Expires January 31,2017
1380 Corporate Center Curve
Eagan,Minnesota 55121
Phone: 651-452-5000
Exhibit A
That part of the Southeast Quarter of the Northwest Quarter and of the Northeast Quarter of the
Southwest Quarter of Section 32,Township 33, Range 26, Sherburne County,Minnesota lying
northerly of the northerly line of Old Highway No. 10 which is known as the Elk River to Big Lake
Road and lying Southeasterly of US Highway No. 10 as now laid out and traveled and lying west of a
line described as follows: Commencing at the northwest corner of said Northeast quarter of the
Southwest Quarter; thence south along the west line of said Northeast Quarter of the Southwest
Quarter, a distance of 11.15 feet to said northerly line of Old Highway 10 which is known as Elk River
to Big Lake Road; thence east along said northerly line deflecting 87 degrees 45 minutes 39 seconds left,
a distance of 347.23 feet to the beginning of said line to be described; thence north deflecting 92 degrees
20 minutes 59 seconds left, a distance of 333.18 feet to the southeasterly line of said US Highway No.10
and said line there terminating. Containing 1.80 acres.
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