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6.0. EDSR 07-12-2004 Item # 6. City of Elk River MEMORANDUM TO: Economic Development thority FROM: Michele McPherso , irector of Planning DATE: July 12, 2004 SUBJECT: Update on ABRA Auto Body Attachments • ABRA Project Description and Company Profile • Location Map • • Proposed Business Park District Text Amendment Language • Definition of Motor Vehicle Repair Shop • Color Elevations of the Proposed ABRA facility Background The owner of the ABRA Auto Body and Glass facility located north of Main Street on Carson Street has been searching for a place to relocate within the City of Elk River. Staff provided a list of potential sites along Highways 10 and 169 that would be zoned appropriately for such a use. However, the property owner identified and is interested in purchasing a site in Mulvaney Point which is currently zoned BP Business Park with an underlying land use of Light Industrial. Motor vehicle repair shops are not allowed either as a Permitted or a Conditional Use in that zoning district. The applicant's representative,PlanScape Partners,met with the Planning Commission at the May work session to determine the most appropriate method of relocating ABRA to this site. The choices before the Planning Commission were to rezone the north portion of Mulvaney Point to I1,Light Industrial or amend the text to include this type of use with conditions. The Planning Commission felt that the most appropriate method to utilize would be amending the text. • ABRA Auto Body July 12,2004 Page 2 Process to Date • Thero osed text amendment requires that all activities be within the building;that the p p q g building meet the building material and design standards of the Business Park District; that the amount of glass facing a public street be increased to 30 percent, and lastly,that outdoor storage be screened with a metal or vinyl factory-finished 6-foot high fence. The Planning Commission felt that these conditions would maintain the corporate look of the Business Park District and would allow this type of use to be compatible with other uses in the district. The Planning Commission considered the text amendment at its June 22,2004 meeting. The Commission recommended that the Council approve the text amendment with a 4-1 vote. The draft EDA minutes from June were included for the Planning Commission's consideration. The City Council will act on the proposed text amendment at its July 19, 2004 meeting. The applicant has applied for a Conditional Use Permit that will be considered by the Planning Commission at its July 27, 2004 meeting. However,if the Council denies the text amendment, the applicant will be required to withdraw their other request. I will be in attendance to answer any questions the Authority may have regarding this request. 410 S:\PLANNING\Case Files\2004\OA 04-01 PlanScape Partners\7 12 04 EDA memo.doc pf ro� PlanScape Partners •Innovative solutions, lasting relationships. May 4, 2004 Ms. Michelle McPherson Director of Planning City of Elk River 13065 Orono Parkway Elk River, MN 55330 RE: Proposed ABRA Auto Body & Glass Project Dear Ms. McPherson: This letter will serve to explain the proposal by Mr. Kedrick Johnson, a franchisee of ABRA Auta • Body & Glass, for a site located at the northeast corner of the intersection of 3rd Street and County Road 13 in the Mulvaney Point Development. The proposal is to locate a new ABRA facility on the site. Following our discussion there appear to be two means by which such approval could be granted. This letter will describe ABRA's operation and characteristics so the Planning Commission can better consider these options and provide direction for us as we move forward with our proposal. The site is currently zoned BP with an underlying land use guidance for industrial use. As such, the two options you have explained are to either propose a text amendment to the BP zoning requirements that would allow auto repair shops as a conditional use, or to propose that the property be rezoned to IL, Light Industrial, which allows auto repair shops as a conditional use. ABRA would find either solution acceptable. ABRA Auto Body & Glass has operated in Elk River, and in the greater Twin Cities area, for many years. They have been successful in Elk River and have now outgrown their current facility. This hampers their ability to efficiently operate. They must now build a new facility, and wish to do so in close proximity to their current site. ABRA is viewing their proposal for this site as an opportunity to remain in this neighborhood of Elk River, rather than relocating to another area or another 333 N.Washington Ave. 2351 S.Lake View Dr. fur 612.349.9897 Suite 337 Suite AS www.planscapepartnera.com Minneapolis.M.N 554.0i Clear Lake,IA 50428 phone 6r2.349.9898 phone 64,1.357.6344 11 PlanScape Partners Innovative solutions, lasting relationships. community. Their goal is to create a facility of ample size that can be maintained with the same concern for community appearance and customer care they have experienced in other communities in which they have located new facilities. ABRA has grown to over 80 centers across the country. As it has expanded its facilities in metropolitan areas such as Denver, Atlanta, Memphis, Milwaukee, Salt Lake City and the Twin Cities in recent years, it has continued its commitment to being a good corporate neighbor. It has adopted development standards that require adequate screening of vehicles on the site. Its management philosophy allows no work to be performed on vehicles outside the building. ABRA does not operate an impound storage lot at its sites. Much of the company's expansion has occurred as a result of the strong relationship it has developed, being the referral repair facility of choice among the insurance industry. Some 80% of ABRA's business comes from this relationship. Most vehicles to be repaired are driven to the site. Frequently, the damage experienced is "fender benders" and body "dings". No "totaled" vehicles are allowed to be delivered to the site. As vehicles are evaluated, if a car is determined to have • been totaled, it is immediately removed to an auto recycling site. Most customers visit the site by appointment. Most vehicles first arrive at the site for an evaluation and estimate. Some 80% of the vehicles to be repaired are drivable. Following that visit, repairs are scheduled. A vehicle's customary stay for repair is three to five days. At an average facility, seven to eight vehicles arrive for repair each day and seven to eight leave with repairs complete. Most of the vehicles repaired at ABRA facilities are 0-5 years old. There is a strong need in Elk River for the creation and retention of jobs. ABRA will provide excellent employment. An average employment level at an ABRA facility is 15-25 jobs. Of these, 95% are full-time jobs. An added benefit is that these jobs command annual compensation in a range of$20,000 to $80,000. The average pay level for these "head-of-household"jobs is $47,857 per employee or about $23 per hour. In a recent study of a representative Twin Cites community, it was found that ABRA maintains an annual payroll of $1,340,000. In addition, property tax revenues generated by ABRA's construction of this new facility will be a benefit to the City. As ABRA has expanded across the nation, it usually finds that it fits well in communities' highway commercial or light industrial zones. At times, conditional use permits have been required by some communities. ABRA has customarily found no difficulty complying with the conditions imposed by these cities. Many communities find that objectives they try to achieve in the conditional use approvals are similar to those established in the Elk River zoning requirements: • 1. Will be compatible and not detrimental to the neighborhood and the community. 2. Will be consistent with the comprehensive plan. PlanScape Partners Innovative solutions, Iasting relationships. 3. Will not impede normal development of surrounding vacant property. 4. Will be served adequately by essential public facilities and services. 5. Will not be detrimental to persons or property because of excessive traffic, noise, smoke, fumes, glare, odors, dust or vibrations. 6. Will not result in the loss of a major natural, scenic or historic feature. 7. Will comply with all other requirement of this Code. A copy of a community information sheet is attached which provides further insight into the ABRA operations and concern for the neighborhood and the environment. The ABRA proposal matches these requirements. Traffic volumes, based on ITE standards, are on the low end of the traffic generation spectrum for commercial/industrial uses. ABRA consistently adheres to strict waste disposal standards, minimizing impacts to the environment. Preparation and painting operations are all carried out within the building and are carefully controlled to not allow fumes, dust, noise or odor to exit the building. An attractive, screening fence will be provided surrounding the vehicle storage area, which will provide a permanent visual screen. Extensive landscaping will be provided in a way that includes retention of existing vegetation on the site in critical areas that will enhance screening and separation from adjacent properties. The use is in harmony and is compatible with the character of the surrounding area and neighborhood. The hours of operation are compatible with the uses surrounding the site. ABRA's customary hours of operation are 8:00 a.m. to 6:00 p.m., Monday through Friday, 9:00 a.m. to noon on Saturday and closed Sunday. The new building design is upscale in character and will make an attractive addition to the neighborhood. The primary building material will be integrally colored burnished block. This will be accented by black colored ceramic faced block banding at the base of the building. In addition, the black ceramic block will be used at building corners to create a detail image that replicates windows. The trash enclosure will be constructed of burnished and ceramic block identical to the material used for the main portion of the building. The other main building material is blue/gray tinted glass. This material is used heavily on the two, primary faces of the building. It creates a strong commercial/office feel to the building, and identifies the customer entry point to the building. This same glass will be used for the overhead doors on the main building face to continue that upscale image and to minimize the appearance of the doors. Building accents are provided by burnished aluminum canopies over doorways, black mullions for the windows and plum colored accent panels on the north and east building faces. • PlanScape Partners •Innovative solutions, lasting relationships. We believe this is a project that meets the intent of the Elk River zoning ordinance, and would be an excellent use for this property. Low traffic volumes, excellent attention to landscaping and screening of the facility, control of environmental impacts, an attractive appearing building with an updated image and excellent employment and property tax characteristics, all combine to make ABRA a very appropriate use for this unique site. We appreciate your consideration of this proposal and look forward to working with you and receiving your guidance on this project. Sincerely, PLANSCAPE PARTNERS Ronald Fiscus, ASLA • Ilk) 1A BOO' "` lir GLASS COMMUNITY INFORMATION SHEET As auto body and glass specialists, our repair centers operate in compliance with all city, county, state, and federal requirements. Noise: Noise produced by our processes is a concern only to individuals working within our shop areas. In fact, noise levels tested in the office portions of our repair centers are well below harmful levels; therefore, any noise produced will not be at levels significant enough to emanate beyond the shop areas. To ensure that team members are not harmed by noise in excess of 85 decibels, we provide and require our employees to use hearing protection. We also conduct noise monitoring and annual audiometric testing. Air Emissions: Preparation and painting are performed in prep stations and paint booths that operate in a downdraft method collecting over spray and vapors by directing them into filters contained in the floor. Paint processes are applied with high-volume, low-pressure (HVLP) spray guns that reduce paint over spray. This also reduces the amount of potentially harmful chemicals released into the air. Paint and other material used contain low Volatile Organic Compounds (VOCs); therefore, potentially hazardous air emitted from paint and other processes is at such a low level that auto body repair centers in most states are exempt from permit requirements. In the states where permits are required, we operate well under any limits set for compliance. Odors and fumes from all processes should not be present or detectible by the surrounding community. • Hazardous Materials: Our repair centers carry a total of approximately 50 gallons of paints, clear coats, and solvents; 25 gallons of paint thinners; and no more than 6 tanks of welding gasses. Unused paint, solvents, and thinners are contained in a mixing room that is fully self-contained. Any tanks containing welding gases are separated as required and stored securely. Due to efficient processes and our constant recycling efforts, our repair centers have minimal hazardous waste. Therefore, our repair centers are classified as Conditionally Exempt Small Quantity Generators (CESQG) or Very Small Quantity Generators(VSQG) where applicable. Most hazardous materials are recycled on-site and reused. For our paint processes, the repair centers mix only what is necessary and use the HVLP spray guns to increase efficiency in application. Hazardous waste materials are labeled and maintained in a bermed area or on containment skids and disposed of through EPA approved hazardous waste haulers to an EPA approved hazardous waste treatment facility. Records are maintained and kept on site for all hazardous waste shipments. Records consist of shipment manifests from the time they leave our doorstep through their actual disposal (cradle to grave) and are kept as required for a period of 3 - years. Hazardous waste spill kits and emergency telephone numbers are within 20 feet of the hazardous waste storage area. Flammables: Our paint products, solvents, and thinners are contained in a flammable mixing room, which is outfitted with ground wire hookups to prevent spark ignition. The electrical components are wired with explosive-proof electrical fixtures. Outside of the mixing room, back-up inventory is stored in • flammable cabinets throughout the repair center. As required, tanks of gases are kept apart when not in use and secured in designated areas. Fire extinguishers are provided throughout the center, and ernergency telephone numbers posted. To keep the community in which we operate safe, an inventory sheet and facility layout is given to all local fire departments. NewRCltems/CommunitylnfoSht Revision date. 5/6/04 11411 St AUTO BODY is COMMUNITY INFORMATION SHEET • Refuse and recycling: At our repair centers, we engage in various recycling efforts for much of our waste. Aside from hazardous wastes, other waste streams on site are Universal wastes (nickel-cadmium - Ni-Cd) and small sealed lead-acid batteries, lamps (fluorescent, HID, Mercury vapor), tires, lead-acid batteries, used oil and antifreeze, rags/paper towels, prep and paint booth filters, and various damaged car parts. Most of this waste is recycled and done through approved haulers and reclamation facilities. Items not recycled are tested to be sure they are not harmful to the environment before discarding. With our continued efforts in recycling, our actual refuse should remain minimal. . • NewRCltems/CommunitylnfoSht Revision date: 5/6/04 iiiiik\it421 I�vi.�►w., r sil Q TRAILS LEGEND � 6 1 ■ ZEXISTING SIDEWALK L11If J Mg FUTURE SIDEWALK Da 0 o 000 o 00 a o o 00 o 0o �: RIVER "‘ 11,;_ ill..;.. �"'�� �, Q�0 ��0 EXISTING PAVEDTRAIL - - - - - ,���f � � �1 �� �° FUTURE PAVED TRAIL oe000000nca000�, ea ed ��1�% • 0 1� � \j ♦ „1 p Tl' ,"'" FUTURE TRAIL a" �1 . PLAZA �, it a E o 7© ��, ,. �� ' An: : oo ��1 FUTURE WIDENED SHOULDER El Vti •M ..ir S • , 1‘,.,.... 1 „........11...f 1‘, •�I- -' RIVER ...do_ _:::: E o ■ ;14.0,111.Woi! �i PLA Z 4 �r ��?�' r� z Tf l = 0 0, ,�• *e. 1 '�� �DD. • Vli; , .1111fJj \I1 �4 �. �4 Fly'" P . Mei S o lei"- 11411 UI ?>,.ase o.,�,, -9.,y TiVuoitsfIr 'grin �J..i�r�%, � . SITE 4 u= . 7 o"-I�� ETE1 * . :�.i / irmormorin Wpm !:1 UI P 'IIII Pl P 1•4 I�!TI i0 Pmi � I�� POINTIlimo Y t L . . . . ■ o - - ■ ■ . . . . i■ . - . �wi�.e�♦�■'ll. 11211 ��r.� �. II i Min nit mown time hi mi N. . , 1�` glI P1111011 o, „,,,. - ire :.11/4 EM SLI r:F Marl,, 1v \\A ♦' �111 ' NO. , PARC S% II z HOHLE •TO §S)LU80 b ' r116 V 111 ©© • 1VER 0, 0°`, IID A4Et w 10 OA' ,ip s I1, g lila 1 - w . I Q ael I` 0 I -o <�O 1111 1 n 1 v. ,p/ Ci 9th MEN UE ME 1-1 I iii 1 4 111/til/ Location Map of N River Case Number: CU 04-19 PLANSCAPE PARTNERS TEXT AMENDMENT • ELK RIVER ZONING ORDINANCE I SECTION 30-1294. BP Business Park District (d) Conditional uses. Conditional uses in the BP district are as follows: (1) Conditional uses allowed when the underlying land use is light industrial are as follows: a. Warehouse space exceeding 50 percent of the total building floor area up to a maximum of 65 percent. b. Vocational, technical and trade schools. c. Loading areas/overhead doors when located in front yards. d. Above ground storage tanks. e. Government buildings and facilities. f. Motor vehicle specialty shops, provided that they meet the following conditions: a. Repair services shall be provided inside the building, b. Merchandise shall be stored inside the building, c. All damaged vehicles stored on the premises overnight shall be stored within an area which is screened by a 6 (six) foot high fence constructed of factory finished metal or vinyl material, d. The building shall comply with the material requirements of • this section, and 30 % of any building face and all overhead doors facing any public street shall be constructed of glass material. III S:\PLANNING\Case Files12004\OA 04-01 PlanScape Partners\Abra Text-Staff rev 5 27 04.doc LAND DEVELOPMENT REGULATIONS § 30-1 Sforming the boundaries of the property, or delin- stored only in underground tanks, kerosene or eates a fractional portion of a section, lot or area motor oil,and lubricants or grease for operation of by described lines or portions thereof. motor vehicles are sold directly to the public on the premises, including the sale of minor accesso- Mineral excavation has the meaning given in ries and the servicing and minor repair of auto- section 42-31. mobile. Minor repairs shall include tire servicing Minimum subdivision design standards means and repair, replacement of mufflers with inciden- the guidelines, principles and specifications for tal welding, greasing and lubrication, and minor the preparation of subdivision plans indicating, motor adjustments. Minor repair shall not in- among other things, the minimum and maximum elude major mechanical and body work, painting, parameters of the various elements set forth in welding, storage of inoperable vehicles, or over- the plans. hauling of engines. Ministorage means an enclosed storage facility Motor vehicle specialty service station means a containing multiple individual units used solely place where gasoline or other automobile engine for the storage of personal property. These units fuel sales are prohibited. Lubricants for the oper- are intended to be leased or rented to private ation of motor vehicles may be sold directly to the individuals. This facility is not intended to be public.Specialty stations are intended for the sale used for commercial or industrial storage, nor of minor accessories and minor repairs for auto- shall the storage of flammable liquids or other mobiles and small trucks. It is intended that hazardous materials be permitted. specialty stations shall specialize in one or two Mobile home means a factory built single- allowed uses and not generalize in all allowed family detached dwelling which is equipped with uses.Minor repair shall include tire servicing and necessary service connections, is designed for repairs, replacement of mufflers, greasing and • yearround occupancy with or without a perma lubrication, minor motor adjustments, transmis nent foundation, and is moveable as a unit, but is sion services, brake repairs, and auto glass re not a manufactured home.A travel trailer is not a placement. Minor repairs shall not include me- mobile home. chanical and body work,painting,welding,storage of inoperable vehicles,outside storage of overhaul- Mobile home park means a parcel of land so ing engines. designated and improved with utilities, parking paths, walks and access roads to accommodate Multiple-family dwelling means a dwelling or mobile homes. portion thereof containing two or more dwelling Model home means a home which is similar to units. others in a development and which is open to Municipal sewage system means the existing public inspection for the purpose of selling the city sanitary system, as expanded, including col- other homes. The inside and outside appearance lection and treatment facilities established by the must remain as a home. subdivider to serve the subdivision. Motor vehicle repair shop means a place where the sale of parts and accessories and the servicing Mural means a graphic design or decorative and repair of automobiles are conducted. Repair image not designed or intended for advertising of automobiles shall include but is not limited to purposes, which is painted directly on an exterior uses permitted for motor vehicle service stations, wall surface. radiator repair,major mechanical and body work, straightening of body parts, painting, welding, Nameplate means a nonelectric on premises storage of inoperable automobiles, and overhaul- identification sign giving only the name and ad ing of engines: dress of an occupant or group of occupants. Motor vehicle service station means a place Natural waterway means a natural passage- • where gasoline or other automobile engine fuel way in the surface of the earth so situated and CD30:23