6.6. SR 10-16-2000
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City of "
Elk
Item # 6.6
MEMORANDUM
FROM:
The Mayor and City Council
Stephen Wensman, Planner 'f;;/1/
October 16,2000
DATE:
SUBJECT:
Request by Elk River Muffler and Brake for a
Conditional Use Permit, Public Hearing
Case No. CU 00-36
Reauest
Elk River Muffler and Brake is requesting a conditional use permit in order
to construct an auto repair shop in the II zoning district.
. Location
General description: 171 st Street NW at the Ulysses alignment. Legal
description: the North 420 feet of the East 210 feet of the West 630 feet of
the SE % of the NW % of Section 11, Township 33, Range 26, Elk River.
Zonin/i! / Land Use
II (Light Industrial) / LI (Light Industrial)
Attachments
. Location Map
. Site / Landscape Plan
. Grading, Drainage and Erosion Control Plan
. Building Elevations
. Floor Plans
. City Engineer Memorandum, 9/19/2000
. Wetland Conservation Act Letter
.
13065 Orono Parkway. P.O. Box 490. Elk River, MN 55330. TDD & Phone (763) 441-7420. Fax (763) 441-7425
Memo to the City Council/CU 00.36
October 16, 2000
Page 2
. Overview
Elk River Muffler and Brake is requesting a conditional use permit in order
to construct a 6000 SF auto repair facility on a 1.64-acre parcel in the 11
zoning district. The facility will be located along 171 st Street NW with access
off of the Ulysses Street right-of-way. Auto repair shops are a conditional use
in the 11 zoning district. Elk River Muffler and Brake is a motor vehicle
specialty shop, however it is a less intensive use that fits within the
definition of an auto repair shop.
An amendment to the conditional use permit will be required for the 6300 SF
future expansion.
Existinl! Conditions
The lot is mostly open with a few trees and a portion of a wetland in the
southwest corner. There is also a gas line easement that crosses the property
along the Ulysses Street alignment.
An a lvsis:
. Access
A temporary driveway will be constructed on the Ulysses Street right-of-way
from 171 st Avenue. In the future, when Ulysses Street is extended, the
portion of the driveway in the right-of-way will be removed and access will be
directly onto the extended Ulysses Street. No parking will be allowed in the
Ulysses St. right-of-way along the temporary driveway.
Gas Easement
As proposed, the entrance into the site and a significant portion of the
parking lot are located on top of a Northern Natural Gas Easement. The
applicant will be required to obtain written approval from Northern Natural
Gas for the site development within the easement.
Wetland Conservation Act
The applicant proposes to dike off a portion of the existing wetland to create a
sedimentation/retention pond. The amount of wetland impacted by the
excavation and filling is less than the De minimus and is exempt from WCA
requirements. The Army Corps has been notified as part of a joint
. notification and additional permits may be required (See attached letter)
'\ '\elkriver'\sys '\shrdoc '\planning'\stevewen '\ccmmo '\cuOO-36.doc
Memo to the City Council/CD 00-36
October 16, 2000
Page 3
. Gradin~ Drainage and Erosion Control
(See attached Howard R. Green memorandum)
Buildin~ Elevations
As proposed, the building will be constructed out of painted rock face block.
The applicant has indicated that the block will be painted a buff color with a
red accent stripe near the cornice.
Parkin~
Twenty parking stalls are required for the first phase of the project. The site
plan shows there to be 32 parking stalls. An additional nine parking stalls
will be required for the future expansion based on the 6,300 SF addition.
There appears to be adequate site area for the future parking. All parking
stalls are required to be a minimum of 9 FT x 18 FT (face of curb to face of
curb) with a minimum drive lane of24 FT. Parking shall be on paved
surfaces only.
Trails
.
Additional 171 st Avenue right-of-way was granted as part of the platting of
Houles First Addition. No trail is proposed at this time, however there is
adequate right-of-way to accommodate a future detached trail that would
extend from the new Tyler Street to Highway 10 as proposed by the Parks
Master Plan.
Landscapin~
City Ordinance requires the planting of 30 trees comprising of 15 overstory
trees, 7 ornamental trees and 8 coniferous trees. Credit for existing trees can
be given, however no information has been provided for assigning credit. The
landscape plan is deficient 4 overstory trees, 7 ornamental trees and 3
coniferous trees. Staff will work with the applicant to ensure that the
landscape requirement is met.
Si~ns
A monument sign is proposed along 171st Avenue. No wall sign has been
proposed at this time. A sign permit is required prior to installation of signs.
.
\ \elkriver\sys \shrdoc \planning\stevewen \ccmmo \cuOO-36.doc
Memo to the City Council/CD 00-36
October 16, 2000
Page 4
.
Dumpster
Since the Planning Commission public hearing, the applicant has identified
an area for the dumpster inside a 20 ft x 50 ft chain link fence enclosure with
slats on a concrete pad. Dumpster enclosures are typically contained in an
enclosure constructed of the same block as the building with a gate. This
particular enclosure will also hold recycled metal. The location of the chain
link dumpster and recycling enclosure is within the footprint of the future
expansion. When the building expansion occurs, a new location for the
dumpster will be necessary.
Staff feels the enclosure should be constructed of a block material and in a
permanent location. This site will be very visible in the future as 171 st
becomes a main thoroughfare in the City and when Ulysses Street is
constructed.
Outdoor Storag-e
Outdoor storage is a conditional use in the II zoning district. The 1000 SF
chain link dumpster and recycling enclosure will hold recycled metal.
Whether constructed of chain link or block, outdoor storage should be limited
to this area.
.
Lig-hting-
No site lighting has been proposed at this time. A lighting plan is required
and must conform to City Ordinance.
Planninl! Commission
At the September 26,2000 public hearing, no one from the public commented
on the project. The Commission questioned why the building was to be
painted rather than using integrally colored block. The Commission was also
concerned about screening should the motor vehicle specialty shop become a
more intensive auto repair shop. Staff felt the issue could be addressed
through the conditional use permit and nuisance processes. Another concern
was the juxtaposition of an auto repair shop and possible future business
park property (Cargill).
Recommendation
Staff and the Planning Commission recommend approval of the conditional
use permit to construct an auto repair facility with the following conditions:
.
\ \elkriver\sys \shrdoc \planning\stevewen \ccmmo \cuOO-36.doc
. 1.
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.
Memo to the City Council/CD 00-36
October 16, 2000
Page 5
THAT THE CITY ENGINEER'S COMMENTS BE INCORPORATED INTO THE
PRELIMINARY PLAT.
THAT ADDITIONAL GOVERNMENTAL PERMITS BE OBTAINED, IF
REQUIRED, FOR CONSTRUCTION IN THE DELINEATED WETLAND.
THAT WRITTEN PERMISSION BE OBTAINED FROM NORTHERN NATURAL
GAS FOR THE SITE DEVELOPMENT IN THE GAS LINE EASEMENT.
THAT ALL PARKING STALLS BE A MINIMUM OF 9 FTX 18 FT (FACE OF
CURB TO FACE OF CURB) WITH A MINIMUM DRIVE LANE OF 24 FT.
PARKING SHALL BE ON PAVED SURFACES ONLY AND THERE WILL BE NO
PARKING IN THE ULYSSES STREET RIGHT-OF-WAY.
THAT A DUMPSTER/RECYCLING ENCLOSURE BE SHOWN ON THE SITE
PLANS IN A PERMANENT LOCATION AND CONSTRUCTED OF MATERIALS
SIMILAR TO THE BUILDING WITH A GATE.
7. THAT OUTDOOR STORAGE BE LIMITED TO THE 1000 SF DUMPSTER /
RECYCLING ENCLOSURE.
8. THAT THE SITE BE LANDSCAPED TO CONFORM TO CITY ORDINANCE.
9. THAT A LIGHTING PLAN BE PROVIDED THAT CONFORMS TO CITY
ORDINANCE.
10. THAT AN AMENDMENT TO THE CONDITIONAL USE PERMIT BE OBTAINED
PRIOR TO PHASE TWO OF THE SITE DEVELOPMENT.
11. THAT ACCESS TO THE PROPERTY BE LIMITED TO THE ULYSSES STREET
RIGHT-OF-WAY.
\ \elkriver\sys \shrdoc \planning\stevewen \ccmmo \cuOO-36.doc
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LOCATION
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CU 00-36
CASE: P 00-16
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13065 Orono Parkway. P.O. Box 490
Elk River, MN 55330
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Howard R. Green Company
CONSULTING ENGINEERS
September 19, 2000
File: 811751 J-0240
Ms. Michele McPherson
Director of Planning
City of Elk River
13065 Orono Parkway
P.O. Box 490
Elk River, MN 55330-0490
RE: ELK RIVER MUFFLER AND BRAKE
Dear Ms. McPherson:
.
As requested, we have reviewed the submittal package for the proposed Elk River
Muffler and Brake facility to be located in Houles First Addition. The submittal consisted
of a grading, drainage, and erosion control plan prepared by John Oliver and Associates,
dated September 12, 2000, and a site plan prepared by Paul Meyer Architects, Inc.,
dated August 17, 2000. Based upon our review, comments received at the staff review
meeting, and meetings with the Developer, we would offer the following comments:
1. The site plan proposes to outlet the parking lot into the future Ulysses Street
right-of-way approximately 200 feet south of 171st Avenue. Then a temporary
driveway will be constructed from this point in the future Ulysses Street right-of-
way to 171st Avenue. The access point of the driveway with 171st Avenue
should line up directly opposite Ulysses Street north of 171 st Avenue.
2. The site shows a pond area at the south end of the site. The pond is proposed to
be constructed partially within an existing wetland. John Weicht and Associates
received a letter dated August 29, 2000, from Steve Rohlf, Building & Zoning
Administrator, that essentially approved the using of a portion of the wetland for
ponding purposes under the De Minimis provision in the Wetland Conservation
Act 0NCA).
.
No drainage calculations have been submitted. These will need to be submitted,
reviewed, and approved prior to final approval of the site plan. The proposed
pond shows side slopes at a 3: 1 slope. Best Management Practices call for pond
side slopes to be a maximum of 4:1 with a flat-benched area at the normal water
level. This is to provide a means to get out of the pond should someone happen
to find themselves in the pond itself. The City has allowed steeper slopes in
other instances, but in all cases have required that the pond be securely fenced.
O:\PROJ\811751j\0240\ltr 9-19-00 McPherson.Review.doc
1326 Energy Park Drive . St. Paul, MN 55108 . 651/644-4389 fax 651/644-9446 toll free 888/368-4389
.
Ms. Michele McPherson
September 19, 2000
Page Two
3. There is an emergency overflow elevation shown at 877 for the proposed pond.
The remainder of the top of the pond needs to be at least a half a foot above the
emergency overflow. Currently, the way the grading plan is shown, it appears
that the top of the pond is entirely at the same elevation.
4. There is a small diameter pipe which starts in a catch basin in the western
portion of the driveway that will direct flow to the pond. The remainder of the site
is proposed to drain overland to the pond. Somewhere there needs to be a
swale to ensure that the overland drainage will, in fact, make it to the pond.
5. At the staff review meeting, Fire Chief Bruce West indicated that with the future
expansion, the size of the building will necessitate a fire lane be constructed so
that the Fire Department can get to within 150 feet of all portions of the building.
There is a fire lane shown along the north side of/the pond or south side of the
future expansion for this purpose. Again, no drainage calculations have been
submitted so the actual size of the pond has not been verified. However, there
seems to be some conflict between the start of the pond slope and the
requirement for the 20-foot wide fire lane. In addition, any fencing in this area
would encumber this area even further. This may mean that the future
expansion cannot be as large as shown on the plan.
. If you have any questions regarding these comments, please call.
Sincerely,
Howard R. Green Company
~i
ftvu "-JI!att-1ed
Terry J. aurer, P.E.
T JM:tw
.
O:\PROJ\811751j\0240\Itr 9-1HowardH~ljcreen Company
CONSULTING ENGINEERS
.
City of 1Y
Elk
River
August 29, 2000
"
John Weicht and Assoc., Inc.
John Weicht
PO Box 368
Elk River, tv1N 55330
Subject: Wetland Conservation Act (WCA) Issues Regarding Elk River Muffler & Brake
Dear Mr. Weicht:
.
I have reviewed your request to dike off a portion of a Type I wetland to create a
sedimentation/retention pond at the Elk River Muffler and Brake site. According to your
plan, the area of wetland impacted by excavation and filling is 3,830 square feet. Since
this wetland is not DNR protect or located in shoreland area, the De minimis, or amount
of Type I or Type 1/6 wetland that can be impacted without replacement, is up to 5,000
square feet.
The appropriate exemption form is included with this letter. Sign this form and keep it
with your records.
I have also included a "Landowners Statement Form" with this letter. It is the
contractor's responsibility to have this form in his/her possession before doing any work.
As you know, you will need to receive approval of a City of Elk River conditional use
permit and either a building permit or a grading permit prior to commencing this work.
I caution you that I am addressing only the WCA requirements. You may need additional
permits from other governmental agencies (e.g. the Army Corps of Engineers). If you
have any question on this issue, please feel free to call me.
Sincerely,
.
~j:;
Stephen Rohlf, Building and Zon'
13065 Orono Parkway. P.O. Box 490. Elk River, MN 55330. TOO & Phone (763) 441-7420. Fax (763) 441-7425
.
PROPOSED BUILDING
FUTURE BUILDING
PROPOSED ASPHALT
FUTURE ASPHALT
GREEN AREA
TOTAL SITE
TOTAL PARKING
SITE DATA
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6,000 sq ft
7.000 sq ft
19.500 sq ft
7,000 sq ft
48.700 sq ft
88,200 sq ft
26 STALLS
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SHEET INDEX
ARCHITECTU~
A 1 SITE LANDSCAPE PLAN
A2 FLO R PLAN
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STRUCTURAL
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ElClSTS ON THIS SITE. CONTI?ACTOR SHAlL CONTACT THE
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PRIOR TO ANY ElCCAVATION.
WETLAND AREA = 7956 so.n.
WETLAND IUPACT . 3830 so.n.
WETLAND DlUINIUUS . 5000 son.
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PAUL MEYER
ARCHITECTS, INC.
9905 45TH AVE NO #110
PLYMOUTH, MN. 55442
(612) 557-9081
FAX 557-9233
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I om 0 duly nogistered NdIftecl under 1110 10.. of
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21618
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PAUL MEYER
ARCHITECTS, INC.
I hereby certify !hot this pion specin,otion or report _
p..pand by me or under my dinlct suporIision ond !hot
I om 0 duly rogistered Architect under lhe 10.. of
lhe _ of MInnesota.
9905 45TH AVE NO #110
PLYMOUTH, MN. 55442
(612) 557-9081
FAX 557-9233
Sianed
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Dote
21618
ReCl. No.
DA TERECEIVED
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