7.1. SR 03-21-2016
Request for Action
To Item Number
Mayor and City Council 7.1
Agenda Section Meeting Date Prepared by
Public HearingMarch 21, 2016Chris Leeseberg, Senior Planner
Item Description Reviewed by
Conditional Use Permit for Building Addition at Zack Carlton, Planning Manager
17219 U.S. Highway 10
Reviewed by
Cal Portner, City Administrator
Action Requested
Approve, by motion, the Conditional Use Permit with the following conditions:
1.The Conditional Use Permit shall not be recorded until all applicable conditions have been
substantially completed.
2.The authorized use shall not begin until the Conditional Use Permit is recorded.
3.If the authorized use ceases for more than six months, the Conditional Use Permit shall expire.
4.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.
5.The building shall meet all building and fire codes.
6.The Fire Chief shall verify the location of all fire hydrants, and may require additional hydrants
necessary to preserve the health and safety of the residents.
7.All comments in the Stormwater Coordinator Memo dated February 3, 2016, shall be addressed.
8.All sources of artificial lights shall be so fixed, directed, designed or sized that the minimum
subtotal of their illumination will not increase the level of illumination on any nearby residential
property by more than 0.1 footcandle in or within 25 feet of a dwelling or by more than 0.5
footcandle on any part of the property.
9.All comments in the Minnesota Department of Transpiration memo dated February 18, 2016,
shall be addressed.
Background/Discussion
Case No. CU 16-04
The property is zoned C-3 Highway Commercial where car, truck, RV, and marine sales and services
require a Conditional Use Permit (CUP). The applicant is seeking a CUP to construct multiple additions
to their car dealership which will complete their final phase of the expansion project. The submitted
plans have been modified from what was originally proposed in 2006 with the building footprint smaller.
The proposal is to expand three separate areas of the existing building. In the northwest corner a new
8,162 square foot section for office and showroom, in the northeast corner a 4,280 square foot parts area
and heavy truck service, and 12,126 square foot expansion of their service lane and new oil express in the
southeast corner.
The additions will be composed of two types of building materials, silver/gray architectural metal panels
and precast concrete panels.
Transportation/ Circulation
Access and vehicular circulation around the site will not be changed. The area just north of the building,
which is now gravel, will be paved and bound by concrete curb and gutter. Approximately 66 existing
parking stalls will be displaced with the proposal but the 66 stalls will be relocated to the north side of the
building and approximately another additional 50 stalls will be created.
The parking area to the southeast of the existing building will be eliminated and modified with the
proposed expansion. The proposed oil express/service lane will aid the traffic flow and provide plenty of
stacking for customers waiting in line.
Landscaping/Lighting
The tree requirements were met with the 2006 CUP application. They are proposing to add an additional
14 trees. Four additional light poles will be erected in the parking area on the north side of the building.
Planning Commission meeting summary
No one spoke for or against the proposal and the Planning Commission felt the request was straight
forward and consistent with what was initially proposed. They unanimously recommended approval of
the request.
Financial Impact
None
Attachments
Planning Commission Memo dated February 23, 2016
Request for Action
To
Item Number
Planning Commission
16.1
Agenda Section
Meeting Date
Prepared by
Public Hearin
February 23, 2016
Chris Leeseber , Senior Planner
Item Description
Reviewed by
Cornerstone Auto Elk River — 17219 U.S. Highway
Zack Carlton, Planning Manager
10 Conditional Use Permit for building addition,
Reviewed by
Case No. CU 16-04
Action Requested
Recommend, by motion, approval of the Conditional Use Permit (CUP) with the following conditions:
1. The Conditional Use Permit shall not be recorded until all applicable conditions have been
substantially completed.
2. The authorized use shall not begin until the Conditional Use Permit is recorded.
3. If the authorized use ceases for more than six months, the Conditional Use Permit shall expire.
4. 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.
5. The building shall meet all building and fire codes.
6. The Fire Chief shall verify the location of all fire hydrants, and may require additional hydrants
necessary to preserve the health and safety of the residents.
7. All comments in the Stormwater Coordinator Memo dated February 3, 2016 shall be addressed.
8. All sources of artificial lights shall be so fixed, directed, designed or sized that the minimum
subtotal of their illumination will not increase the level of illumination on any nearby residential
property by more than 0.1 footcandle in or within 25 feet of a dwelling or by more than 0.5
footcandle on any part of the property.
9. All comments in the Minnesota Department of Transpiration memo dated February 18, 2016
shall be addressed.
Background/Discussion
The property is zoned C-3 Highway Commercial where car, truck, RV, and marine sales and services
require a Conditional Use Permit (CUP).
The applicant is seeking a CUP to construct multiple additions to their car dealership which will complete
their final phase of the expansion project. The submitted plans have been modified from what was
originally proposed in 2006 with the building footprint smaller. Some of the areas that were identified as
building in 2006 will now be parking.
Analysis
Building Expansion
The proposal is to expand three separate areas of the existing building. In the northwest corner a new
8,162 square foot section for office and showroom, in the northeast corner a 4,280 square foot parts area
and heavy truck service, and 12,126 square foot expansion of their service lane and new oil express in the
southeast corner.
P B N E R E® 1 1
NATURE
The additions will be composed of two types of building materials, silver/gray architectural metal panels
and precast concrete panels.
Transportation/ Circulation
Access and vehicular circulation around the site will not be changed. The area just north of the building,
which is now gravel, will be paved and bound by concrete curb and gutter. Approximately 66 existing
parking stalls will be displaced with the proposal but the 66 stalls will be relocated to the north side of the
building and approximately another additional 50 stalls will be created.
The parking area to the southeast of the existing building will be eliminated and modified with the
proposed expansion. The proposed oil express/service lane will aid the traffic flow and provide plenty
of stacking for customers waiting in line.
Signage
While no additional freestanding signage is being proposed, additional wall signs are included on all four
elevations. In the C-3 zoning district, the total wall sign area shall not exceed 15 percent of facade area.
Landscaping/Lighting
The tree requirements were met with the 2006 CUP application. They are proposing to add an additional
14 trees. Four additional light poles will be erected in the parking area on the north side of the building.
Applicable Regulation
The issuance of a Conditional Use Permit 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.
It 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 or general
welfare of the neighborhood or the city.
2. WIN be consistent with the comprehensive plan.
It will be consistent with the comprehensive plan.
3. W1 ill not impede the normal and orderly development and improvement of surrounding vacant property.
It will not impede the normal and orderly development and improvement of surrounding
vacant property.
4. lYlill be served adequately by and will not adversely affect essential public facilities and services including
streets, police and fare protection, drainage, refuse disposal, water and sewer ystems, parks and schools; and
Y411 not, in particular, create trafc congestion or interference with trafc on adjacent and neighboring public
thoroughfares.
It will be served adequately by and will not adversely affect essential public facilities and
services including streets, police and fire protection, drainage, refuse disposal, water and sewer
systems, parks and schools; and will not, in particular, create traffic congestion or interference
with traffic on adjacent and neighboring public thoroughfares.
5. Will not involve uses, activities, processes, materials, equipment and conditions of operation that mill be
detrimental to any persons or property because of excessive traffic, noise, smoke, fumes, glare, odors, dust or
vibrations.
N:ADepartments\Community Development\Planning\Case Files\CUP\CU 16-04 Cornerstone Auto\CU 16-04 sr PC 2-23-16.docx
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It will not involve uses, activities, processes, materials, equipment and conditions of operation
that will be detrimental to any persons or property because of excessive traffic, noise, smoke,
fumes, glare, odors, dust or vibrations.
6. Weill not result in the destruction, loss or damage of a natural, scenic or historic feature of major importance.
It will not result in the destruction, loss or damage of a natural, scenic or historic feature of
major importance.
7. Willfulycomply with all other requirements of this Code, including any applicable requirements and
standards for the issuance of a license orpermit to establish and operate the proposed use in the city.
It will fully comply with all other requirements of this Code, including any applicable
requirements and standards for the issuance of a license or permit to establish and operate the
proposed use in the city.
Staff's analysis of the application show compliance with all seven of the conditions required for approval
of the CUP.
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.
Financial Impact
None
Attachments
■ Location Map
■ Applicants Narrative
■ Stormwater Coordinator memo dated February 3, 2016
■ Minnesota Department of Transpiration memo dated February 18, 2016
■ Site Plans
■ Architectural Plans/Elevations
N:ADepartments\Community Development\ Planning\ Case biles\CUP\CU 16-04 Cornerstone Auto\CU 16-04 sr PC 2-23-I6.docx
MEMORANDUM
To: Mayor, City Council and Planning Commissioners
From: Stephen Rohlf, Cornerstone Auto Resource
Date: January 25, 2016
Subject: Conditional Use Permit Request — Cornerstone Ford/Chrysler
■•rrrrr urrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrr�
Re nest
Cornerstone Auto of Elk River is requesting a conditional use permit to expand our Elk
River Ford/Chrysler facility f 17219 Highway 10 Elk River - 75-821-O105�. In
2005/2006 we received approval of a conditional use permit to expand our campus in
phases. The first phase was our parking lot and associated lighting, landscaping and
drainage for our site. Our car wash was the second phase. This current building
expansion is the final phase.
We are required to go through the CUP process again because this final phase has been
modified from what was originally proposed. Our proposed expansion is smaller than
what was approved in 2006. The difference between the two is some of what was
building is now parking lot.
Building Foot Print
We will be expanding three separate areas of our building:
In the northwest corner we are proposing a new 8,136 square feet section of
office/showroom (4,799 square feet of showroom and 3,337 square feet of office). The
new showroom will be for Chrysler and the exiting showroom will be expanded and used
for Ford.
In the Northeast corner of our building we are proposing 4,281 square feet of parts area
and heavy truck service (1,705 square feet of parts and 2,576 square feet of service). The
service expansion includes a new larger locker room so additional service technicians
may be hired.
The last area is an 11,444 square feet expansion of our service lane and a new Oil
Express wing in the southwest corner of our building. The Oil Express area will not only
increase our ability to do more and faster oil changes, it will also free up five hoists in our
main shop for more major auto repair. The expansion of our service lane will lessen
traffic confusion at our facility and allow us to have indoor delivery of vehicles, which is
especially important during bad weather conditions.
The total expansion we our requesting is 28,861 square feet. A floor plan for the
additions and building elevations are attached.
Building Exterior
Showroom
The exterior of the Chrysler showroom will feature their distinctive Millennium Arch and
silver/gray architectural metal panels. Their four wall badges, Chrysler, Dodge, Ram,
Jeep, will face Highway 10. Our name, "Cornerstone", will be over the entrance arch.
Our exiting showroom will be remodeled on the outside with Ford's sweeping arch and
their silver/gray architectural metal panels. Ford's blue oval will be on the arch and our
other name, "Cornerstone" will be to the west of it.
Ford's and Chrysler's architectural metal panels are only slightly different in shade. To
separate the look of the two franchises we are proposing a narrow white tower with the
Cornerstone logo on the top.
Office, Oil Express and Parts/Truck Service
All of these expansions will be precast concrete panels with architectural reveals painted
in similar tones as our existing building (grays and blues). On the office area we will use
tones that are complimentary to the adjacent Chrysler showroom.
Site
Landscaping, Drainage and Lighting
We have submitted a landscape plan, drainage plan and lighting plan. Our green
space/tree requirements were met when our lot was redone in 2006.
Our lot lighting was approved and installed in 2006. As part of this current proposal, one
light pole will be eliminated to accommodate the entrance to the Oil Express. Wall
lighting will be sued to replace this light. Four new poles will be added for the new
parking area on the north side of our building adjacent to the office and parts/service
additions. The only other exterior lighting that is changing will be the removal and
addition of lights on our building. None of our perimeter lighting is changing. Our
building is in the center of a fairly large parcel, so consequently none of the lighting
changes will have any effect on neighboring properties.
Our drainage, that featured bio -retention ponds was also approved and built in 2006. Our
proposed building foot print is now smaller and there is less impervious area.
Parking and Drives
As noted above, the Oil Express/service lane expansion proposed will aid the traffic flow
of our site. Currently service, sales and Oil Express traffic mingle in a confusing mess of
conflicting turn movements. The most commonly use entrance to our site is off of 17151
Avenue. As you enter our site from that direction, our proposed layout immediately
separates Oil Express and service traffic from sales traffic. The Oil Express and service
traffic is then further separated from each other with plenty of stacking for customers
waiting in line.
Fire Protection
Fire Hydrants for an expansion were approved and installed in 2006. Also at that time
the water lines on our site were looped to ensure appropriate pressure to those hydrants.
The Fire Marshall will need to approve the new fire sprinkler riser, location of fire
department connection, lock box, etc., but site infrastructure regarding fire is in place.
New Signage
Free Standing Signage
None
Wall Signage
North Elevation
New "CORNERSTONE" over Chrysler's arch - 70 square feet
New - Cornerstone Logo on separation tower — 80 square feet
West Elevation
New - Four Chrysler Wall Badges - 60 square feet (9 Series, see attachment)
New - Ford Oval — 45 square feet (see attachment)
Existing — 25 square foot " SERVICE" sign
South Elevation
New - Ford Oval over Ford's arch — 45 square feet
New - "CORNERSTONE" — 70 square feet
New - Cornerstone Logo on separation tower — 80 square feet
East Elevation
"OIL EXPRESS" - 20 square feet (existing sign will be moved from the west
elevation to the new entrance)
"SERVICE" - 20 square feet (existing sign will be moved from the west elevation
to the new entrance)
All signage being proposed is within what is allowed by City Code.
Remodel
Our project will include an interior face lift for our existing building: new floor finishes
in areas, new ceiling tile, fresh paint, etc. We will also be upgrading our existing interior
lighting, adding fire suppression to the areas that currently don't have it, re -roofing our
existing building and replacing all but three of our existing HVAC units with high
efficiency units. Three of our units have been recently replaced.
.Kiver
To: Planning Department
Memorandum
From: Brandon Wisner, Stormwater Coordinator
Date: February 3, 2016
Subject: Site Plan Review Meeting — February 1, 2016
The department listed above has reviewed the application(s) listed below and has the following
comments:
Case # CU 16-04 — Cornerstone Auto Elk River
1. NPDES permit is needed for construction activity disturbing more than one acre. Proof of
the SWPPP designer's `Design of Construction SWPPP' certification.
2. Updated `Operation and Maintenance' document for all associated permanent stormwater
best management practices and an updated SWPPP sheet with all required notes.
3. In the approved plans from 2006, less stormwater was proposed to be sent to the larger
basin east of the main Cornerstone building. The basin to the east is shown to be on a
different property, owned by a different party. Provide necessary documentation that further
stormwater directed to the east basin is approved by the appropriate property owner.
���"600'4 Minnesota Department of Transportation
Metropolitan District
P Waters Edge Building
1500 County Road B2 West
Roseville, MN 55113
February 18, 2016
Debbie Huebner
City of Elk River
13065 Orono Parkway
Elk River, MN 55330
SUBJECT: Cornerstone Ford/Chrysler
MnDOT Review 4CUP16-001
NE quad of US 10 and 170th(Twin Lakes Pkwy)
Elk River, Sherburne County
Control Section 7101
Dear Ms. Huebner:
Thank you for the opportunity to review the proposed additions to the Cornerstone Ford/Chrysler
development. The Minnesota Department of Transportation (MnDOT) has reviewed the site
plans and has the following comments:
Right of Way:
There are no impacts to the MnDOT right of way. However, a label should be added to the plans
labeling the existing MnDOT right of way line.
For questions regarding these comments please contact Matt Aguil a at 651-234-7199 or
matthew.aguirre@state.mn.us.
Water Resources:
MnDOT will need to see drainage calculations, drainage plans, and drainage area maps for both
existing and proposed conditions. The drainage calculations and permit from the earlier
development should also be provided. These calculations must show that the site is not
increasing any drainage to the MnDOT right of way.
For questions regarding these comments please contact Brian Kelly at 651-234-7536 or
Brian.kel lyQstate.mn.us
Permits:
Should any of these plans change, any use of or work within or affecting MnDOT right of way
will require a permit. Permit forms are available from MnDOT's utility website at
www.dot.state.iim.us/tecsup/utility . Please include one 11 x 17 plan set and one full size plan set
with each pen -nit application. Please direct any questions regarding permit requirements to
Buck Craig (651-234-7911) of MnDOT's Metro Permits Section.
Review Submittal Options:
MnDOT's goal is to complete the review of plans within 30 days. Submittals sent in
electronically can usually be turned around faster. There are four submittal options. Please
submit either:
1. One (1) electronic pdf. version of the plans. MnDOT can accept the plans via e-mail
at metrodevr_eviews.dot@state.mn.us provided that each separate e-mail is under 20
megabytes.
2. Three (3) sets of full size plans. Although submitting seven sets of full size plans will
expedite the review process. Plans can be sent to:
MnDOT — Metro District Planning Section
Development Reviews Coordinator
1500 West County Road B-2
Roseville, MN 55113
3. One (1) compact disc.
4. Plans can also be submitted to MnDOT's External FTP Site. Please send files to:
ftp://ftp2.dot.state.mn..us/pub/iuicoming,/MetroWatersEdge/Planning Internet Explorer
doesn't work using ftp so please use an FTP Client or your Windows Explorer (My
Computer). Also, please send a note to metrodevreviews.dottstate.mn.us indicating
that the plans have been submitted on the FTP site.
If you have any questions concerning this review, please contact me at (651) 234-7784.
Sincerely,
Karen Seheffmg
Principal Planner
Copy sent via E -Mail:
Brian Kelly, Water Resources
Buck Craig, Permits
Brian Kaiy, Area Engineer
Matt Aguirre, Right -of -Way .
Clare Lackey, Traffic
Gayle Gedstad, Traffic
Nancy Jacobson, Design
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Cornerstone
Conditional Use Permit
Background
Zoned C-3
Car, truck, RV, and marine sales and services -CUP
Multiple additions proposed
Building Expansion
Three separate areas
~24,500 sqft
Architectural treatment
silver/gray metal panels
Precast concrete panels
Transportation/Circulation
Access & vehicular circulation not changed
North of bldg–gravel
66 stalls displaced
50 additional
Landscaping/Lighting
Landscaping requirements met in 2006 CUP
Adding 14 trees
Four additional light poles
CUP Requirements
Staff’s analysis of the application show compliance with
all seven of the conditions required for approval of the
CUP.
Planning Commission
No one spoke for or against the request
PC consistent with initial proposal
Unanimously recommended approval
Action Requested
Approve, by motion, the Conditional Use Permit with
the conditions outlined in memo.