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7.3. SR 05-18-2015 �j Elk = - Request for Action River To Item Number Mayor and City Council 7.3 Agenda Section Meeting Date Prepared by Public Hearin s May 18, 2015 Zack Carlton,Planner I Item Description Reviewed by GATR Truck Center—South of Morell Trucking Chris Leeseberg, Park Planner/Planner a. Ordinance Amendment: Zone Change from Reviewed by Business Park to Highway Commercial Cal Portner, City Administrator b. Conditional Use Permit: Truck Sales and Service c. Resolution: Easement Vacation for Natures Edge Business Park Second Addition Action Requested 1. By motion, adopt with conditions, or deny the ordinance amending City of Elk River zoning map to rezone certain property from BP,Business Park to C3, Highway Commercial, Case No ZC 15-03. 2. By motion, approve with conditions, or deny the Conditional Use Permit (CUP) request by GATR Truck Center for truck sales and service on Lots 1 & 2, Block 1, Nature's Edge Business Center Second Addition, Case No 15-09. If a motion of approval is made, staff recommends the following conditions: 1. As a Conditional Use Permit is not a building permit, all necessary permits must be acquired before any work begins. 2. Remove outdoor storage area identified on the site plan. 3. Pave the trailer parking area east of the facility with bituminous pavement. 4. Address all comments in the staff comment letter dated April 17, 2015. 3. By motion, adopt with conditions, or deny the resolution to vacate a drainage and utility easement, Case No EV 15-05 Background/Discussion Case No ZC 15-03, CU 15-09, EV 15-05 GATR Truck Center is a full service heavy and medium duty truck dealership. They currently have three locations in Sauk Rapids, MN, Cedar Rapids, IA, and Des Moines, IA, and employ over 200 people. They are proposing an approximately 42,000 square foot facility on Lots 1 & 2, Block 1, Nature's Edge Business Park Second Addition. The facility will offer new and used truck sales, rental, leasing, parts, and service. Their current plan also includes space for a future expansion of 7,500 square feet to their service area. To construct the project, three applications require City Council approval and include a request to change the zoning from BP (Business Park) to C-3 (Highway Commercial), a CUP to allow truck sales and service, and an Easement Vacation. P0WIeEa 0 Template Updated 4/14 INAWREJ The applicant also applied for a variance to allow a 50-foot tall pylon sign on the southwest corner of the property. The variance was denied by the Board of Adjustments and will be reviewed by the City Council. Planning Commission Public Hearing The applicant spoke during the public hearing to provide additional clarification. Staff has not received additional comments for or against the application. Planning Commission The Planning Commission recommended approval of the Zone Change and CUP by a 5-0 vote. Easement Vacation The applicant is requesting the existing drainage and utility easement along the boundary between Lots 1 and 2, Block 1, Nature's Edge Business Center Second Addition be vacated. The easement was established to protect the area between two parcels and provide access as needed. With the proposal to use the two lots as one, the easement is no longer necessary and inhibits the development of the project. If the land use applications are approved by the City Council, city staff will initiate the process to combine Lots 1 and 2. Financial Impact None Attachments • Planning Commission Packet dated April 28, 2015 • Ordinance Amendment for Zone Change • Applicant's Easement Vacation Narrative • Resolution for Easement Vacation • Easement Vacation Diagram dated N:APublic Bodies\Agenda Packets\05-18-2015\Final\x7.3 sr GATR Tmcks.docx Request for Action To Item Number Planning Commission 14.3 Agenda Section Meeting Date Prepared by Plannin Items April 28, 2015 Zack Carlton, Planner I Item Description Reviewed by Request by GATR Truck Center for approval of- Chris Leeseberg, Park Planner /Planner a. Zone Change from BP to C -3 b. Conditional Use Permit for truck sales Reviewed by Public Hearing, Case Nos. ZC 15 -03, CU 15 -09 Action Requested Recommend, by motion, approval or denial of the Zone Change as proposed. Recommend, by motion, approval or denial of the Conditional Use Permit (CUP) authorizing truck sales and service on lots 1 & 2, Block 1, Nature's Edge Business Center Second Addition. If recommendation of approval is made, staff recommends the following conditions: 1. As a Conditional Use Permit is not a building permit, all necessary permits must be acquired before any work begins. 2. Remove outdoor storage area identified on the site plan. 3. Pave the trailer parking area east of the facility with bituminous pavement. 4. Address all comments in the staff comment letter dated April 17, 2015. Background /Discussion GATR Truck Center is a full service heavy and medium duty truck dealership. They currently have three locations in Sauk Rapids, MN, Cedar Rapids, IA, and Ides Moines, IA, and employ over 200 people. They are proposing an approximately 42,000 square foot facility on Lots 1 & 2, Block 1, Natures Edge Business Park Second Addition. The facility will offer new and used truck sales, rental, leasing, parts, and service. Their current plan also includes space for a future expansion of 7,500 sf to their service area. The operation will be open Monday through Friday, from 7a.m. — midnight, Saturday from 7 a.m. to 3:30 p.m., and closed on Sundays. GATR anticipates an average of 100 trucks per day and approximately 25% of them will have trailers. GATR Truck Center is requesting approval of three land use applications. They request a rezoning of one lot in the new Nature's Edge Business Center from BP (Business Park) to C -3 (Highway Commercial). Approval of the Zone Change will allow the area to be developed for truck sales and service with approval of a Conditional Use Permit (CUP). Finally, the applicant also applied for a variance to allow a 50 foot tall pylon sign on the southwest corner of the property. The variance will be reviewed by the Board of Adjustments prior to the Planning Commission meeting. P 0 W I R 1 0 B T Tvmplatc Updared 4/14 INATURE] Analysis Site Plan The proposed facility is located on two lots approximately 14.8 acres in total size. The building is located in the center of the t vo lots and 'includes two "wings" where service areas are located. Vehicles for sale will be displayed along the south and west sides of the property, along Twin Lakes Road. Parking areas will be tiered to allow simultaneous visibility of multiple rows of trucks. Parking for vehicles being serviced is located north and east of the building. Open areas are mostly paved with bituminous paving, but there is a section of gravel parking for longer term trailer parking. All of the parking areas are bordered by curb and gutter. Gravel parking areas are permitted in the ordinance, however, staff recommends paving the entire parking lot. At a minimum, the transition between bituminous and gravel should include a ribbon curb to defile the edge. Access to the site will be via two entrance /exits on 168`h _avenue. Both entrances are proposed to be 50 feet wide and city standards limit maximum driveway widths for commercial uses to 32 feet wide. The west entrance is intended to be used for entering the site and guides drivers to a staging area for sales and service. There is a proposed 100' x 128' outdoor storage area in the northeast corner of the parking lot. City ordinance does not permit outdoor storage in the C -3 zoning district, and the area will need to be repurposed for alternative uses. The grading plan does not include the outdoor storage area and staff recommends modif .-ing the site plan to reflect the grading plan. Grading and Drainage The development was designed with stormwater management in nnind and includes an area along the north side of the site to facilitate stormwater needs. The area is protected by a drainage and utility easement to ensure proper treatment. The site is graded to direct runoff to a system of catch basins and pipes that collect the water and move it to the north side of the site, effectively controlling all site runoff in the existing stormwater ponds. Staff has some concern that the system may not be adequately sized to collect the stormwater and included a number of comments in the review letter April 17, 2015, addressing the comments is included as a condition of approval.. Utilities The facility will connect to city sanitary and water services. Building and Architecture The building is proposed to be constructed from a combination of architectural glass, metal accent siding, and insulated wall panels. The building itself is divided into three spaces. The center of the building includes display, sales, and office areas, and will be the primary customer entrance. The "wings" of the building will house the service and body shop areas. These will be open areas with overhead garage doors for moving the larger vehicles in and out. Landscapin The landscaping plan includes 60 trees. Based on the site perimeter, city ordinance requires the planting of 82 trees. However, the applicant has chosen to oversize 20 of the required evergreen trees, which allows a reduction on a one -to -one basis, reducing the number of required trees from 82 to fit. The applicant is required to plant two additional trees, or one additional oversized tree. The current planting \\ dc3- clkr` sharcdyl)cPartments\( :()rnmunih FiJcs\CUP\(:U 15 -119 0.1'1'1 \CU 1540 PC ('IXI t.Joea schedule follows the planting ration of 54% deciduous shade trees, 25% ornamental, and 25% evergreen. Areas along Twin Lakes Road and 168" Ave will be vegetated with sod, while areas east of the parking lot will be vegetated with seed. 5ign?age The proposal includes one 50' tall pylon sign near the intersection of Twin Lakes Road and 168" Ave, one G' tall monument sign near the east entrance, and two signs near the entrance to the building. The pylon sign requires a variance as freestanding sign height is limited to 30 feet in the C -3 zoning district. The Board of Adjustments will review the variance application prior to the Planning Commission meeting. Aside from the variance request, proposed signage meets zoning district standards. Applicable Regulations Conditional Use Permit The issuance of a Conditional Use Permit can be ordered only if the use at the proposed location: 7. Will Trot endanger; injure or delrimenlaljh cif feel the use and vYgy#.,ertl of'otherproperty in the immediate vicinity or 119e pilblic health, safety, moials, conybiY, conieidence orgeneral welfclre of'the neighborhood or Me ciy 2. Will be consistent with the comp trl)ensh)e plan. 3. ll/ill nil impede the normal and orderly, deivlopsrient and improvement of surrounding vacant poperEy. 4. Vill be seined adequately by and will not adverse# aject essential public facilities and services irrcludiii streets, police and fire protection, drainage, re� firse dixposal, water and sewer systems, parks and schools; avid will riot, in particular, create truffic congestion or interference with traf jic on adjacent and rreghbo ring priblie thoroughfares 5. Fill not imoliv uses, aelirities, processes, nialerials, equipment and conditions of'operation that will be detrimental to airy persms orproperey because of excessive traffic; noise, snroke,-fumes, Aare, odors, dust or 4brations. G. lY'all clot resralt III the destrxretlorl, loss or darrrage of -a natural, scenic or• historic feature. of major iviportance. 7. mill fiil camp, will) till other iequirenienls of this Code, inclarding ark applicable requirements and standards for° the issuance oJ'a license or permit to establish and operate the proposed use in the city. Zone Change Comprehensive Plan The purpose of the Comprehensive Plan is to establish a framework and expectations as to the future use of land. The subject property has a land use designation of FAST and guides the property for destination retail and office/ corporate campuses. The proposed use appears to be consistent with the comprehensive plan. Applicable Regulations Ir1 reviewi7l,g aproposed amendwent, consideeration shall beShvii to exislinS ewiditions within the area directly and indirect affected by the proposal, the conseivatron ofproper , r�alues, the use to wh c!? the prrJpel7} ajjected is beill denoted at the tinge, and relevant provisions, if -airy, ira the land arse plan. In the review of the standards for a Zone Change as outlined, the request is consistent with these standards. Financial Impact None \ \&3-c I kTVharcd 117 partmenis \Community Files' CU11VAI 15419 GX11011 15 -(N) l'C CA'IRAic% Attachments ■ Location Map ■ Applicants Narratives ■ Site Plan dated March 31, 2015 ■ Grading and Engineering Plans dated March 31, 2015 ■ Building Plans and Elevations dated :March 31, 2015 Staff Comment Letter dated April 17, 2015 i\dc3 -clkr` shared \l]eFrirtments\(:otnmuiiit}' Vi]cs\( :UII\(T 15 -II9 GA IRVII 15dt9 P(: (-:1fR -docs GATR Truck Center Case No: ZC 15 -03 V 15-06, CU 15 -099 El Truck Sales and Services EV 15 -05 River Project Narrative - CUP- GATR Truck Center Company Background GATR Truck Center is a full service heavy and medium truck dealership which began in 1962. Purchased in 2000 by owner Bob Neitzke, GATR currently has three locations: Sauk Rapids, MN, Cedar Rapids, IA and Des Moines, IA, which employs approximately 200 people, with wages ranging from $12 to $100 an hour. GATR Truck Center sells and leases trucks throughout the United States and offers competitive financing packages for consumers. GATR offers an extensive ,parts department, exceeding $1 million in inventory and offering parts for cars, up to Class 8 trucks. All three locations offer well- trained, technicians, backed by their extensive parts departments, body shops and full service detailing facility. Roughly 30% of their business is through the sale of new trucks (fleets), and 70% is the sale of new trucks to individual owners. Highway visibility is crucial to the success of GATR's operations. Having served the trucking industry for over 50 years, GATR Truck Center was named Volvo Dealer of the Year in 2004, 2011 and 2012, and Volvo Parts Dealer of the Year in 2013. GATR prides themselves in their service; company culture is second to none and GATR attributes their success to the people they employ, They differentiate themselves from their competitors through the exceptional service they provide to their customers. Proposed Project With their rapid growth, GATR Truck Center is looking to open a location in the City of Elk River. GATR Truck Center is proposing to guild an approximately 42,000 square foot facility in the 2 "d phase of Nature's Edge Business Center. This location would offer new and used truck sales, rental, leasing, parts and service. GATR anticipates having 100 -150 trucks in inventory, with periodical customer and service trailers stored on the lot. The plan also depicts room for an approximately 7,500 sq. ft. area to the east of the proposed project, to be used for additional service area. GATR anticipates building this expansion within the next 5 -10 years. Hours of Operation GATR is open Monday through Friday, from lam- midnight, Saturday from lam to 3:30pm and closed on Sundays. GATR averages 100 trucks a day, in and out of their location; approximately 25% of these trucks have trailers. This pales in comparison to a car dealership. The average car dealership in a community comparable to Elk River averages 377.4 vehicles and 9 heavy trucks a day; this does not include test drives or mechanic road tests (could easily add another 100 vehicles). Number of Employees GATR currently employs 230 FTE between the three locations, paying wages $12 /hr -$125 an hour; the Sauk Rapids location employs 102 FTE. The top sales people in the Sauk Rapids location average $180/h r. Upon opening their Elk River location, GATR Truck Center anticipates hiring 10 -15 FTE; at the end of 2015, they anticipate having 38 employees. By the end of 2017, they anticipate having a minimum of 60 FTE. The company anticipates having a minimum total FTE employee count of at least 77 FTE within five years of opening. Mr. Neitkze anticipates the Elk River location could be his top location. Number of Parking Stalls There are a total of 246 parking stalls: • 37 stalls for new trucks • 52 stalls for used trucks • 27 stalls for serviced trucks that have been and /or are going to be • 4 handicapped stalls • 12 stalls for customers trucks /cars • 4 positions for tractor /trailer customers • 70 stalls for (NE of site plan) employee parking Proposed Building Materials The building is proposed to be a combination of architectural glass, metal accent siding, EPS- Energy Lok Insulated Wall Panel System, will comply with all city ordinances and complernent surrounding buildings in the area. Signage The project will have one freestanding pylon sign on the southwest corner of the property, in addition to three wall signs (one Volvo & two GATR Truck Center); all proposed to fit within the zoning ordinance. We also will have a monument entry sign for drivers located in the entrance island of the project for Sales/Service and Parts directional signage Outdoor Storage There is a 100 x 128 outdoor storage are delineated and surround by curb located in the NE corner of the site for larger parts, temporary storage containers, etc. for excess inventory. Mechanical On Roof The building will have the majority of it's HVAC on the roof itself. It will be approximately 30' above the floor of the building and placed as near to the center of the building as possible not to reduce efficiency in locations for it's intended use. The HVAC units will be painted to match the building but will not be screened as they will be approximately 35' above the intersection of 1684° and Twin Lakes Road and not distinguishable from the roadway. Project Narrative — Zone Change — GATR Truck Center Company Background GATR Truck Center is a full service heavy and medium truck dealership which began in 1962. Purchased in 2000 by owner Bob Neitzke, GATR currently has three locations: Sauk Rapids, MN, Cedar Rapids, IA and Des Moines, IA, which employs approximately 200 people, with wages ranging from $12 to $100 an hour. GATR Truck Center sells and leases trucks throughout the United States and offers competitive financing packages for consumers. GATR offers an extensive parts department, exceeding $1 million in inventory and offering parts for cars, up to Class 8 trucks. All three locations offer well - trained, certified technicians, backed by their extensive parts departments, body shops and full service detailing facility. Roughly 30f of their business is through the sale of new trucks (fleets), and 70% is the sale of new trucks to individual owners. Highway visibility is crucial to the success of GATR's operations. Having served the trucking industry for over 50 years, GATR Truck Center was named Volvo Dealer of the Year in 2004, 2011 and 2012, and Volvo Parts Dealer of the Year in 2013. GATR prides themselves in their service; company culture is second to none and GATR attributes their success to the people they employ. They differentiate themselves from their competitors through the exceptional service they provide to their customers. Proposed Project With their rapid growth, GATR Truck Center is looking to open a location in the City of Elk River. GATR Truck Center is proposing to build an approximate 42,000 square foot facility in the 2nd phase of Nature's Edge Business Center. This location would offer new and used truck sales, rental, leasing, parts and service. GATR anticipates having 100 -150 trucks in inventory, with periodical customer and service trailers stored on the lot. The plan also depicts room for an approximately 7,500 sq. ft. area to the east of the proposed project, to be used for additional service area. GATR anticipates building this expansion within the next 5 -10 years. What are the reasons /purposes for the proposed Zone Change? GATR Truck Center is purchasing two lots in NEBC; one is currently zoned C -3 Highway Commercial, and the other is zoned Business Park. The western parcel is zoned C -3, and permits truck sales with a CUP. A CUP application has been submitted to the city for consideration. The eastern property is currently zoned Business Park, and would require a zoning change to allow GATR to build their new facility. On October 31, 2014, Bob Neitzke, owner of GATR Truck Center met with Jeremy Barnhart and City Engineer Justin Femrite to discuss the option of locating in the second phase of Nature's Edge Business Center (NEBC) and to solicit input on a rough site plan sketch. We questioned the rezoning of one of the parcels from Business Park to C -3, and Mr. Barnhart indicated we could apply for a rezone to permit the business to operate on the two parcels. What has changed to warrant the Zone Change? On November 5, 2015, a public hearing was held with the Planning Commission to approve amending the C -3 Ordinance Amendment to permit truck sales and services as a conditional use in the C -3 District. How is the request consistent with the City of Elk River Comprehensive Alum The zoning change request is consistent with the Comprehensive Plan in the following ways: • The project will make Elk River a complete place through attracting employment opportunities and goods and services needed by the community and creating opportunities for people to live and work in Elk River • The Comprehensive Man indicates that three aspects of Elk River's future require particular attention: expanding the tax base, attracting jobs and encouraging redevelopment. This project will address the first two aspects, as well as develop a city owned property which has been vacant for over two years, bringing it onto the tax rolls. The Plan also indicates that property taxes remain the largest source of revenue for the City and that retaining and attracting livable wage jabs has been an ongoing objective for the city; this project will generate approximately $194,894/yr in tax base; a GATR's estimated taxes are $93,856 higher than the average annual industrial taxes o GATR's estimated taxes are $148,374 higher than the average commercial car sales /repair annual taxes © GATR's estimated project value is $4,475,675 higher than the average commercial car sales /repair project as well as create a minimum of Gil well- paying jobs within the next two years. Please note, the annual tax estimate is a preliminary figure provided by County Assessor Dan Weber, and may change slightly.. • The project fully supports the Economic Development Strategic Plan as outlined in the Comprehensive Plan: "Attract new businesses and support existing businesses to increase the city's industrial tax base, commercial base and employment base." • The project supports the 17135 FAST through supporting its employment focus by leveraging key assets that ore embedded in the community to reinforce Elk River as a regional hub far small to medium size firms in the NIN metro region." This project supports the following objectives as outlined in the Implementation Section (p. 130) in the Comprehensive Plan: c Coordinate with businesses and industries to explore opportunities for the city to stand out as a leader in sustainable business and community development; GATR Truck Center is proposing to locate in an area of Elk River which the following, compatible businesses are located: Cornerstone Auto Resource Center, Cornerstone Kia Dealership, Precision Frame & Alignment, Morrell Companies, LaFebvre Trucking, Navco Trucking, etc. Continue to promote and encourage the expansion of jobs and business growth within the city Now compatible is it with surrounding properties? This project is compatible with surrounding properties as outlined above; being surrounded by existing compatible businesses, traffic patterns, customers, employees, etc. It will also be built with building materials which will complement existing facilities in the area. What are the benefits to the City} in addition to the substantial increase in tax base, the sale of two city owned properties, and creation of jobs, the attached economic impact study indicates that this project will: • Create 22 indirect and induced jobs throughout the local economy, which will pay $32,636 in average annual salary, or $15.69 per hour • Increase consumer expenditures by $1,559,808 annually • Bring a total of 82 direct and indirect jobs into the area • Bring 43 residents to Elk River • Bring 110 residents to Sherburne County Lastly, GATR Truck Center is a project /use unique to Sherburne County; this business does not have any competitors located within Sherburne County. i QQ 'y 1 SALES SERMCE LICK CENTERA Jp! l l'� R!mnst °4 1 1 CM & W�L VOLVO &GN "A.jgWw'UI , RM-- hma-i —CHITECTS z 0 Lil ac M ko-k-1 art yl 41 f ja. GRADING NOTES: yy Ail (9 z Luo kq z° LLI z i LU, U) Z: o D sWM Z> 0 GRADING PLAN I AN L C3 OF 6 oz r i1 i 'r " " TEMPORARY ROCK CONSTRUCTION ENTRANCE_ _ 2 CONCRETE wASNOUT " f " J� " I � v gf � a °P =a s$y yp x SIFT PEFENCE (.MACHINE SLIC EOI ; � � � no anerne r.:cvw_ � 7 5 kF RAP Ai PIP'..E OUTLETS v � F Z Z n rd � V W STORM WATER POLLUTION PREVENTION PLAN - PLAN VIEW r N R CS OF 6 EE N L1Jz u N L € LJ ZN B B �w ZO wW ,.. - Nt f , -i 3 31 . .,., y. L L) fil ry EROSIO N COMR OL GtA NKET 7 5 kF RAP Ai PIP'..E OUTLETS v � F Z Z n rd � V W STORM WATER POLLUTION PREVENTION PLAN - PLAN VIEW r N R CS OF 6 - --- - - - - - - -- - - - - - - -- - - - - - - - - - - - - - ------------ - a'- UB =T=arr C -------- -- UILIFY AND SURFACING NOTES: M. UTILITY & PAVING PLAN L (9 jai 09 oil UJZ ?us oLLJ Z0 WL, N I-- U It , IV) C6oF6 z I ce ce / per. AIEaANiI�PUn1.P1e SF' 77'k' t OFFICE 4.477 SF ... . ......... . ......... . ... ...... ------ SERVICE 11,680 SF NFICE m �7) AL hmaffi IX -c z A2.1 du �� a LlF11 it rM.MI1im.ol olial oil I I I m1101il�il r-� 71, 11, *1 M.111, I I I I m 1!111 ttl :T:. —'!11 v4 IV . s EMIR rib Ir ti Ir 0 SC A3.1 cc IQATR TRUCK CRNTBR B4K l31V�R. MN { ^--C USTOUER J sa r•:av ELfiCR STMT WUG, ER WOOO RD n sr c�ouo, a# sracn i] 7 v DMGNRZCORD .' -�. 10l IS LIf.HTINC FLtiN 9REETAdML SITE LIGH'CING PLAN 'SAS&TA MEER - WE 100 IAW WERnR ELCCTRIC A "ty TaSb vaiH aT#aai ao'usa COTTAGE OAOK, M# a60i� i.aao-TAVaroi s.srae.� ncaio#RR- N_ WILLM 2su.fi5l %IT nwmm� �...trc..� 9O ATI , R. MYDM uiI -, DA 11 k)nyx_!emiurem�areDeemne aALSa: N. L•OLLBRRCNT '� E- TYP�iAO ;) .•dlRrttdiMiueiaecMtee -avn ^--C USTOUER J sa r•:av ELfiCR STMT WUG, ER WOOO RD n sr c�ouo, a# sracn i] 7 v DMGNRZCORD .' -�. 10l IS LIf.HTINC FLtiN 9REETAdML SITE LIGH'CING PLAN 'SAS&TA MEER - WE 100 13065 Orono Parkwa% 11k River, h3\ 55330 April 17, 2015 Thomas Bruce Winkelman Builders 340 Highway 10 South St. Cloud, NIN 56304 VIA EMAIL: thomasb@winkbuild.com RE: Site Plan Review Comments — GATR Truck Center Conditional Use Permit Dear Mr. Bruce, The applications received lwlarch 30, 2015, were reviewed during the regular site plan review meeting on April 10, 2015. Staff reviewed the materials submitted, and has the following comments and recommendations. These are intended to bring the property in line with current city requirements and should be addressed on future plans. It is helpful to include a response letter to the comments below. General 1. Ordinance regulates lighting levels at the property line. Please extend the area of the lighting study to the property line. 2. Please provide a detail of the trash enclosure. 3. If rooftop units are used, they must be screened from view on the street. A detail . identifying the location of the units and a line of sight sketch demonstrating the requirement is met must be submitted. Site Plan 4. Ordinance requires a total of 82 trees for a property of this size. V('ith the credit for 20 oversized evergreen trees, the required number is reduced to 62. The current plan includes 60 trees total. Please add two additional trees, or one oversized tree. 5. The minimum setback for all signage within the city is 10 feet. Please ensure the proposed sign meets that requirement. 6. Please include parking lot islands on both sides of each entrance. The islands should extend the frill length of a parking stall and will sen °e to efficiently direct traffic and protect parked ,,ehicles. 7. 111axiinum width of a coirunercialjindustrial driveway is 32 -feet. The City Council must approve any deviation from this standard. Phone. 763.635.1000 Fax: 763.635.1090 ,vww. ci. elk -river. mn. us P0WER10 Bi �fURE Engineering 8. What is the total disturbance area of the proposed project? 9. Please follow all stortnwater management requirements in accordance with Sections 78 -503 and 78-504 of the city's ordinance 10. Plan page C4 under Sediment Control 4). f). needs to be changed from 24 hours to 12 hours in accordance with city ordinance for sediment tracking. It Please submit a maintenance plan identifying who is responsible for long -term maintenance and what maintenance is required for the proposed permanent stormwater practice. 12. The NPDES permit coverage card /number is required. 13. Please identify the chain of responsibility for SXX'PPP, i.e. responsible party contacts and contractor contact information is needed. 14. Plans indicate infiltration of 1" of runoff over the new impervious surface. This is allowed if pollutant load reductions are calculated and demonstrated. Alternatively, the applicant is allowed to use the Minimal Impact Design Standards of infiltrating 1.1" of runoff thereby not having to show the pollutant load calculations. Please clarify which method you are using. 15. A report of the Minimal Impact Design Standards (NEDS) calculator or an equivalent water quality modeling program is needed. 16. Rate control for 2, 10, and 100 year 24 hour storm event with Atlas 14 is required. No increase in runoff rates from pre - development peak rates is permitted. 17. A maintenance plan identifying who is responsible for long -term maintenance and what maintenance is required for the proposed permanent stormwater practice must be submitted. 18. The city must review inlet grate capacity and expected flows to each inlet to assure the now can be acconu- nodated without overflow into the street. 19. All piped stormwater must receive pretreatment to remove sediment prior to discharge into the infiltration basin. (CB5 does not) 20. Extend concrete apron across the full width of trail. 21. Provide a detail for ADA ramps along trail at driveway locations. (Concrete ramps with truncated domes. 4" concrete on 6" of Cl 5 base) 2 2. Site /grading plan is not consistent with the project schematic shown with the building and landscaping drawings. Which one is proposed? It is Helpful to provide a written response letter to these comments, along with revised drawrings. If you Have any questions I can be reached at 763.635.1035. Sincerely, Zack Carlton, Planner I City of Elk River WA Stfikethfoughs to be removed Underlines to be added City of Elk -�-� River Ordinance 15 - An Ordinance Amending the City of Elk River Zoning Map to Rezone Certain Property from BP Business Park to C-3 Highway Commercial Case No. ZC 15-03 The City Council of the City of Elk River does hereby ordain as follows: SECTION 1.That the duly adopted Zoning Map of the City of Elk River is hereby amended to rezone the property described on attached Exhibit A from Business Park (BP) to Highway Commercial (C-3). SECTION 2.That the rezoning approved by this Ordinance is based on the following findings: 1. THE REZONING IS CONSISTENT WTH THE CITY OF ELK RIVER LAND USE PLAN ADOPTED AS PART OF THE CITY OF ELK RIVER COMPREHENSIVE PLAN. SECTION 3.That this Ordinance shall take effect and be in full force from and after the date of its publication. Passed and adopted by the City Council of the City of Elk River this 18th day of May, 2015. John J. Dietz, Mayor ATTEST: Tina Allard, City Clerk P U N E R E O R Y Last Updated March 2014 INAT- UREI Stfikethfoughs to be removed Underlines to be added Exhibit A Lot 2, Block 1, NATURES EDGE BUSINESS CENTER SECOND ADDITION, Sherburne County, Minnesota, according to the recorded plat thereof. P 0 w I R I D 0 Last Updated March 2014 INAT- UREI     Project Narrative – Easement Vacation – GATR Truck Center  Company Background  GATR Truck Center is a full service heavy and medium truck dealership which began in 1962.  Purchased  in 2000 by owner Bob Neitzke, GATR currently has three locations: Sauk Rapids, MN, Cedar Rapids, IA  and Des Moines, IA, which employs approximately 200 people, with wages ranging from $12 to $100 an  hour.    GATR Truck Center sells and leases trucks throughout the United States and offers competitive financing  packages for consumers.  GATR offers an extensive parts department, exceeding $1 million in inventory  and offering parts for cars, up to Class 8 trucks.  All three locations offer well‐trained, certified  technicians, backed by their extensive parts departments, body shops and full service detailing facility.   Roughly 30% of their business is through the sale of new trucks (fleets), and 70% is the sale of new  trucks to individual owners.  Highway visibility is crucial to the success of GATR's operations.      Having served the trucking industry for over 50 years, GATR Truck Center was named Volvo Dealer of  the Year in 2004, 2011  and 2012, and Volvo Parts Dealer of the Year in 2013.  GATR prides themselves in  their service; company culture is second to none and GATR attributes their success to the people they  employ.  They differentiate themselves from their competitors through the exceptional service they  provide to their customers.      Proposed Project  With their rapid growth, GATR Truck Center is looking to open a location in the City of Elk River.  GATR  Truck Center is proposing to build an approximate 42,000 square foot facility in the 2nd phase of Nature’s  Edge Business Center.  This location would offer new and used truck sales, rental, leasing, parts and  service.  GATR anticipates having 100‐150 trucks in inventory, with periodical customer and service  trailers stored on the lot.  The plan also depicts room for an approximately 7,500 sq. ft. area to the east  of the proposed project, to be used for additional service area.  GATR anticipates building this expansion  within the next 5‐10 years.        What are the reasons/purposes for the proposed Easement Vacation?  GATR Truck Center is purchasing two lots in NEBC; one is currently zoned C‐3 Highway Commercial, and  the other is zoned Business Park.   The two parcels currently show a 10’ drainage and utility easement  on both parcels. This will not be required as the intent is to combine these two lots into one parcel.  What has changed to warrant the Zone Change?  On November 5, 2015, a public hearing was held with the Planning Commission to approve amending  the C‐3 Ordinance Amendment to permit truck sales and services as a conditional use in the C‐3 District.      How is the request consistent with the City of Elk River Comprehensive Plan?  The zoning change request is consistent with the Comprehensive Plan in the following ways:       The project will make Elk River a complete place through attracting employment opportunities  and goods and services needed by the community and creating opportunities for people to live  and work in Elk River   The Comprehensive Plan indicates that three aspects of Elk River’s future require particular  attention: expanding the tax base, attracting jobs and encouraging redevelopment.  This project  will address the first two aspects, as well as develop a city owned property which has been  vacant for over two years, bringing it onto the tax rolls.     The Plan also indicates that property taxes remain the largest source of revenue for the City and  that retaining and attracting livable wage jobs has been an ongoing objective for the city; this  project will generate approximately $194,894/yr in tax base;    o GATR’s estimated taxes are $93,856 higher than the average annual industrial taxes  o GATR’s estimated taxes are $148,374 higher than the average commercial car  sales/repair annual taxes  o GATR’s estimated project value is $4,475,675 higher than the average commercial car  sales/repair project    as well as create a minimum of 60 well‐paying jobs within the next two years.   Please note, the  annual tax estimate is a preliminary figure provided by County Assessor Dan Weber, and may  change slightly.     The project fully supports the Economic Development Strategic Plan as outlined in the  Comprehensive Plan: “Attract new businesses and support existing businesses to increase the  city’s industrial tax base, commercial base and employment base.”   The project supports the 171st FAST through supporting its employment focus by leveraging key  assets  that are embedded in the community to reinforce Elk River as a regional hub for small to  medium size firms in the NW metro region.”   This project supports the following objectives as outlined in the Implementation Section (p. 130)  in the Comprehensive Plan:  o Coordinate with businesses and industries to explore opportunities for the city to stand  out as a leader in sustainable business and community development;  GATR Truck  Center is proposing to locate in an area of Elk River which the following, compatible  businesses are located: Cornerstone Auto Resource Center , Cornerstone Kia Dealership,  Precision Frame & Alignment, Morrell Companies,  LaFebvre Trucking, Navco Trucking,  etc.  o Continue to promote and encourage the expansion of jobs and business growth within  the city  How compatible is it with surrounding properties?  This project is compatible with surrounding properties as outlined above; being surrounded by existing  compatible businesses, traffic patterns, customers, employees, etc.  It will also be built with building  materials which will complement existing facilities in the area.        What are the benefits to the City?  In addition to the substantial increase in tax base, the sale of two city owned properties, and creation of  jobs, the attached economic impact study indicates that this project will:   Create 22 indirect and induced jobs throughout the local economy, which will pay $32,636 in  average annual salary, or $15.69 per hour   Increase consumer expenditures by $1,559,808 annually   Bring a total of 82 direct and indirect jobs into the area   Bring 43 residents to Elk River   Bring 110 residents to Sherburne County   Lastly, GATR Truck Center is a project/use unique to Sherburne County;  this business does not have any  competitors located within Sherburne County.       City of Elk River Resolution 15- A Resolution of the City of Elk River to Vacate a Drainage and Utility Easement WHEREAS, application has been made by the property owner to vacate the drainage and utility easements described in Exhibit A attached hereto;and, WHEREAS, vacation of the easement is appropriate as the adjacent properties are being combined and the rights provided by the easement are no longer necessary; and WHEREAS, a public hearing was held on May 18, 2015, before the City Council of the City of Elk River on such request after published and posted notice had been given, and all persons interested were given an opportunity to be heard at the public hearing. NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Elk River, Minnesota, as follows: 1. The petition to vacate the drainage and utility easements described in Exhibit is hereby granted;and, 2. Vacation of the easements described in Exhibit A shall be effective at the time of recording of the document combining Lots 1 and 2,Block 1, Nature's Edge Business Center Second Addition. Passed and adopted this 18ffi day of May 2015. John J. Dietz, Mayor ATTEST: Tina Allard, City Clerk P U N E R E O R Y NAWREJ Exhibit A All that part of Lots 1 and 2, Block 1, NATURES EDGE BUSINESS CENTER SECOND ADDITION, according to the record plat thereof, Sherburne County, Minnesota,which lies 10.00 feet on either side of the following described centerline. Said centerline described as follows: Commencing at the northwest corner of said Lot 2, Block 1, NATURES EDGE BUSINESS CENTER SECOND ADDITION, according to the record plat thereof, Sherburne County, Minnesota;thence South 00 degrees 10 minutes 22 seconds West, on an assumed bearing, along the west line of said Lot 2, a distance of 179.96 feet, to the point of beginning of the line to be described;thence continue South 00 degrees 10 minutes 22 seconds West, along said west line of Lot 2, a distance of 452.66 feet, to a line 10.00 feet northerly of, as measured at right angles to and parallel with the south line of Lot 1, said Block 2, and the point of termination of said line. The sidelines of said vacation are to be prolonged and shortened to terminate at a line which bears South 89 degrees 52 minutes 45 seconds West and North 89 degrees 52 minutes 45 seconds East from the point of beginning of the previously described said line; and at a line which bears North 82 degrees 17 minutes 43 seconds West and South 82 degrees 17 minutes 43 seconds East from the point of termination of the previously described said line. P U N E R E O R Y NAWREJ Bill LEGAL DESCRIPTION IpplfMCn4lun f^r f[oPaN Faxemem Va'rmn: All 11mlpn If LII, 1 J BI kl NATURES LDGEBCMNESSCENTER SECOND ADDITION s Ih B'°1F° Jed Pl F fMuA C ry, ATmewD. whie6l IUW cIM1 -J Yhel Mngtl 'bm yline. WLIt J2<. pBeT.es iS rc OI. OT Nn AiTwUR 3 E2S x EcWwidE [ WD: Cw:SINESS a iy aI m^l S tEMx R 6 SSECOND EADDITION, ng N, FCII�CIoI,&D I,can"N"l 2.eJiam[e S-] 0tm,mlF 1..1S(beRi ^ ^i^A.III lircw I, Jex i.lFf W Z.Il .100ISRI.1U mhImI 22wade WNSI. a.. vMwen E^NErtm x. acmceorasxh6 ka.w.lve 10116 kei n-d RI E(,Z mesYShcanpM1l aiµla roaMynikl OiRlhe wIA line of Im I..tiJ Blah i, W JwryiNERmniretion ^tsJJ lice. TM1e aWNlcc EtvN vazati^nmw he 11111W mJ III.W IE Imminal line whien Fwn SEmM1 IN SIT 52 nliiwlm 45Itx ry Wd mW NEC 89 ec, 52 miiulm J5..& I. fm 1Fe III. If NI—, If Ill. D•mcwslY dmlibW wid Six. °W D a RAI hi Iom- ilh 82 dl II1•i..A [nniNi WaI eM $WIh Bs dryrtey Il minulc d] ecpga Ew fiom Ncp inl E( \I emnnNEn E(Ae ryevu wIY awmbvl aN liie. � a z$ So Iro SLACEMAFFF INDICATESIR MIXJ ONVMENT"CED INDICATES IRON MONUMENT RROND CL w z <QV W Z Y �H,0 CF V M 3 0 n ui n n 111 N ti N � O Z Z < W J 0 N1 0 11 S 89°52'22" W 9SL71i I TICS SURYE/ IS INTENDED GN.Y FDR THE BENEFIT OF 1X6 RUOY TO WXOM 3]O CHAPEL HIIJ. RD., SUITE IWJ .. EREBY CERTIFY THAT MIS SURVEY. PLAN OR REPORT WAR PREPAREDBV ME 99201 IT WAS PEPMED GRAND H UDNOT BE JLLEDUIX B W OTkAPAR COLD 6PRING,MN 56320 O MALLEY & KRON WIlJA1AR,MN 56201 UNDERAIYOIREC BUPE0.VISIONANDTHATIAMADIR USBUTERFD WD RVEYOR INDERTHELAWSOF TN[SIAIYOFMLWFSOTA, 56E FY , OR FOR ANY OTHER NOOSE YFITHOUT FIRSTCONTACmc THE SURVEYOR PH. 320 -685 -5905 PH. 320- 235<022 (DIA',N]EI, uw(pNESCFIO+l. WHO IRYUOPED AND MADE THIS WAVmx. UNAUTWRESID RfPRabu aON OFTNSDWVMENTUl%OHC D. 1 LAND SURVEYORS, FAX 320 -685 -3056 DATE m.n -zbls M. RRON e��ssw�mRE� NNESOTA REGISTRATION 1 42631 I sEwr+4AmlRw .. I tl ` Yy.p � ouD°n4Ee _ 9- � u+uirvEnSFMEN+ 3_ I 1V SX9.5^4SW IUW NW17 Is. F II'm Y�— I V 0 I I I 1 qn_ I I wfsrurvEDYIO+:. I N A Y I 1 &OR1.NnRRESfYE LOT :. 6.3 AcraW l a LOT2 T/ 8.5 Acm,N- } `4 ELI•'✓ j PRD°OSED EASEMENT I TO BE 9M'ATED 1 I Z 1 8 j I ,IoI„ BLOCK 1 sl I ENO EIfN: w° I 1' I I I "! O VRIm¢AIEIBR Ia FTbwnksYfe J I•IIP IJ VR4+REdEEa'Ft++ I _ WADGDU6Ee I rPm ^!Y 4P umnrf•ISEaam I BDEN}mEEETWYv OFTIE SOOIXLDE Q' - L_pND53BTA NM °5D•Z$ ^W I65,q,1 _I NAPI)'dl'W sF<aOnOD[Rw I -31.27 (' --..._ __ 1064 R -21.00 - iaZ Rj—_ - -__- 583 °ITd3'! IO.W uOROMiHKEe 11-85°02'58" I - - a <�+ N BP _ _. _ _ _ _ - ----- 1- -- - - -- W 532.62 __ hSJYA AYfiltf3 III I I 1 II I Bill LEGAL DESCRIPTION IpplfMCn4lun f^r f[oPaN Faxemem Va'rmn: All 11mlpn If LII, 1 J BI kl NATURES LDGEBCMNESSCENTER SECOND ADDITION s Ih B'°1F° Jed Pl F fMuA C ry, ATmewD. whie6l IUW cIM1 -J Yhel Mngtl 'bm yline. WLIt J2<. pBeT.es iS rc OI. OT Nn AiTwUR 3 E2S x EcWwidE [ WD: Cw:SINESS a iy aI m^l S tEMx R 6 SSECOND EADDITION, ng N, FCII�CIoI,&D I,can"N"l 2.eJiam[e S-] 0tm,mlF 1..1S(beRi ^ ^i^A.III lircw I, Jex i.lFf W Z.Il .100ISRI.1U mhImI 22wade WNSI. a.. vMwen E^NErtm x. acmceorasxh6 ka.w.lve 10116 kei n-d RI E(,Z mesYShcanpM1l aiµla roaMynikl OiRlhe wIA line of Im I..tiJ Blah i, W JwryiNERmniretion ^tsJJ lice. TM1e aWNlcc EtvN vazati^nmw he 11111W mJ III.W IE Imminal line whien Fwn SEmM1 IN SIT 52 nliiwlm 45Itx ry Wd mW NEC 89 ec, 52 miiulm J5..& I. fm 1Fe III. If NI—, If Ill. D•mcwslY dmlibW wid Six. °W D a RAI hi Iom- ilh 82 dl II1•i..A [nniNi WaI eM $WIh Bs dryrtey Il minulc d] ecpga Ew fiom Ncp inl E( \I emnnNEn E(Ae ryevu wIY awmbvl aN liie. � a z$ So Iro SLACEMAFFF INDICATESIR MIXJ ONVMENT"CED INDICATES IRON MONUMENT RROND CL w z <QV W Z Y �H,0 CF V M 3 0 n ui n n 111 N ti N � O Z Z < W J 0 N1 0 CERTIFICATE OF SURVEY PREPARED BY TICS SURYE/ IS INTENDED GN.Y FDR THE BENEFIT OF 1X6 RUOY TO WXOM 3]O CHAPEL HIIJ. RD., SUITE IWJ IOOY 2Dd ST. SE EREBY CERTIFY THAT MIS SURVEY. PLAN OR REPORT WAR PREPAREDBV ME / IT WAS PEPMED GRAND H UDNOT BE JLLEDUIX B W OTkAPAR COLD 6PRING,MN 56320 O MALLEY & KRON WIlJA1AR,MN 56201 UNDERAIYOIREC BUPE0.VISIONANDTHATIAMADIR USBUTERFD WD RVEYOR INDERTHELAWSOF TN[SIAIYOFMLWFSOTA, OR FOR ANY OTHER NOOSE YFITHOUT FIRSTCONTACmc THE SURVEYOR PH. 320 -685 -5905 PH. 320- 235<022 (DIA',N]EI, SHEETIOFI WHO IRYUOPED AND MADE THIS WAVmx. UNAUTWRESID RfPRabu aON OFTNSDWVMENTUl%OHC D. FAX 320 -685 -3056 LAND SURVEYORS, FAX 320 -685 -3056 DATE m.n -zbls M. RRON .INC, NNESOTA REGISTRATION 1 42631 WIN May 15, 2015 BUILDING CORP. Handout items 7.2 & 7.313 Mr. Zach Carlton P 5-18-2015 Planner I CITY OF ELK RIVER 13065 Orono Parkway Elk River, Minnesota 53330 Re: Response Letter GATR Truck Site Plan Review/CUP Comments Mr. Carlton: General 1. Photometrics at permit submittal will show compliant light levels to property lines. 2. See attached details of trash enclosure. 3. Rooftop units will be approximately 4-5' above the parapets. These parapets are 28' high currently. All of the larger Make Up Air Units will located in the middle of the building approximately 60' back from the building perimeter. The roof itself is 33' above the corner of Twin Lakes Road and 168th. We propose to paint these units as allowed in the ordinance to match the Polar White wall panels of the building. They will hardly be visible as the road elevations(888 +/-) are lower than most of the site. Site Plan See Revised Submittal Sheets 4. Added two(2) oversized evergreen trees to north. 5. Signage will be setback 10' minimum per ordinance. 6. Parking lot islands will not be added at entrances and this does meet ordinance. Tractor/Trailer movements and parking will not be enhanced by these. The site is organized in a manner to allow the west entrance for drivers to park and enter the building and leave their trucks in front. We want drivers to exit the site using the east exit. Truck display will create "assumed" islands and will delineate a clear visual along with the trees on where entrance/exits are located. 7. This business type with large equipment(70' tractor/trailers) requires 50' entrances. We met with Staff before the submittal and worked with them to move the main west entrance farther east to accommodate the turn lane along 168'h. The turning radius and sheer nature of the large vehicles necessitates the larger curb cuts. Engineering(See Revised Submittal Sheets 8. Anticipated total disturbed area will be around 102 acres (this will be added/notated on Sheet C4). 9. These ordinances will be reviewed, and applicable items will be added to the civil plans, if not already on the plans. 10. This will be revised on Sheet C4. 11. This will be provided to the City with the revised drawings. 12. Contractor's responsibility. 13. Contractor's responsibility. Contractor shall fill in blank spaces on Sheet C4. 14. A 1.1" infiltration volume will be calculated. The proposed infiltration pond sizing will be adjusted as necessary. 15. A MIDS report will be generated and submitted with the revised drawings. -. 16. Storm water calculations using Atlas 14 rainfall events were submitted to the City on 04/15/15. 34o Hwy to South St.Cloud,MN 56304 Office:320.253,2411 Fav 320.253.2324 E-mail:infoCwinkbudd.com Web Site:www.winkbuild.com WINK AN Response Letter BUILDING CORP. GATR Truck Center Flk River, MN M May 15, 2015 Page Two 17. This will be provided to the City with the revised drawings (see comment #11), 18. Inlet grate capacities and expected flows will be calculated. Proposed structures will be modified as necessary. 19. CB5 will be revised to include a sump. 20. This will be revised on the plans. 21. This will be added to the plans. 22. This will be verified with Contractor and/or Architect. Other Discussion Items noted in Request for Action Reports by Zach Carlton(Sign/Zone Change/CUP) -- Items 24 thru 27 are recommendations by Staff: 23. 50' Tall Freestanding Sign(Variance Request) - "Why a Variance Should Be Granted" Is in harmony with the general ordinance . Sign is located in an industrial/commercial area, in perfect harmony with other existing signs for dealerships • While allowed two freestanding signs, we are only proposing one freestanding sign on 15 acres, measuring 150 sq. feet which fits in the ordinance • We are foregoing our option for two freestanding signs • Sign will convey widely recognized Volvo brand, crucial for business success and sustainability Is consistent with the comp. plan • Supports the comp. plan through attracting employment opportunities and expanding tax base, also addressed in economic development strategic plan Supports FAST plan through creation of jobs (employment focus), supporting Elk River's desire to be a regional hub for small to medium size firms in the NW Metro Promotes and encourages business and employment opportunity growth. This project will: Create 22 indirect and induced jobs throughout the local economy, which will pay $32,636 in average annual salary, or $15.69 per hour • Increase consumer expenditures by $1,559,808 annually • Bring a total of 82 direct and indirect jobs into the area • Bring 43 residents to Elk River • Bring 110 residents to Sherburne County The petitioner prqposes to use the prgperty in a reasonable manner • Proposing one freestanding sign for a 15 acre commercial site with no HWY frontage is reasonable Site is 1,100-1,200 feet from HWY 10 -visibility is crucial to the business I♦. 34o Hwy io South St.Cloud,MN 56304 Office:320.253.246 Fax:320.253.2324 F-mail:info bwiukbuild.com Web Site:www.winkbuild.com IIKIIIIIIMIN WIN Response Letter BUTLDING CORP., GATR Truck Center E=lk River, MN M May 15, 2015 Page Three • The city has approved to sell a commercial lot with NO HWY frontage; reasonably assuming the city wants to see us succeed as well; the sign is crucial to our success The plight of the petitioner&due to circumstances unique to the property, not a consequence of the petitions own action/inaction • This was not our first choice for a site; we had to work with the city for nearly four months to amend the C-3 ordinance to conditionally allow truck sales • We are compromising by not building two freestanding signs The variance if granted will not alter the essential character of the localit The sign will be tastefully done, and will not alter the character of the locality; site is in the middle of a major industrial/trucking/commercial area • We have spoken with Morrell Trucking, Elk River Ford, Elk River KIA, Sportech and Preferred Powder Coating; all supportive of our need for the sign,and agreeing it would not alter the character of the area 24. WBC will apply for all necessary building and City permits before construction begins. 25. Outdoor storage will be revised to include tractor/trailer parking, etc in this area. 26. We do not want to pave this area as Class II is all GATR needs for parking tractor/trailers in this area to the east. A curb has been provided around this area as requested by staff. We are not in agreement of adding a ribbon curb but could thicken the bituminous edge along that transition point. The grading plan will reflect this area. 27. Comments were addressed above as requested by Staff. Respectfully submitted, WINKELMAN BUILDING CORPORATION k Thomas M. Bruce, AIA Vice President, Design/Build Services Enclosures - Revised Submittal Sheets CC; GATR/Decklon Group 34o Hwy io South St.Cloud,MN 56304 Office:320.253.24'1 Fax:320.2,53.2324 E-mail:info Ca' Web Site:www•.winkbuild.com