5.6. PCSR 02-23-2005
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Item # 5.6.
MEMORANDUM
TO:
Planning Commission l/
Scott Harlicker, Senior p'anne/4~
FROM:
DATE:
February 23, 2005
SUBJECT:
Case No. CU 05-04 Request by Zylstra Harley Davidson to
Amend Hillside Crossing Two PUD
Request
Consider a request by Zylstra Harley Davidson to amend the Hillside Crossing Two PUD to
allow a lot to be used as accessory parking/motorcycle training for a principal use that is not
on that same lot.
60 Day Rule
In order to comply with Minnesota Statute 15.99 (60 - Day Requirement), action must be
taken on this request by April 1, 2005.
Location
The property is located at the northeast comer of 196th Avenue and Evans Street.
Zoning/Land Use
PUD (planned Unit Development) / HB (Highway Business)
Attachments
. Location Map
. Site Plan
. Memo from the City Engineer
. Narrative from the applicant
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.
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Zylstra Harley Davidson/CD 05-04
February 23, 2005
Page 2
Overview
The applicant is proposing to pave about 1.5 acres of Outlot B, Hillside Crossing Two for
use as a parking lot and a motorcycle training area. The lot is 3.84 acres in size and is
undeveloped. In order to construct the parking lot/training area the Hillside Crossing Two
PUD agreement has to be amended. The PUD does not allow a parking lot/motorcycle
training area to be a principal use on a lot.
The paved area will be located on the west side of the lot, adjacent to Evans Street. The east
side of the lot will remain undeveloped. The existing trees on the east side of the property
will not be disturbed. The final plat approval for Hillside Crossing Two included a condition
to maintain a 50 foot no cut zone along the north boundary of Outlot B.
According to the applicant's narrative, the paved area will be used for additional parking (42
spaces) and used on weekends during the riding season as a motorcycle riding training area.
The property, Outlot B, Hillside Crossing Two, will have to be platted prior to development.
Analysis
Grading and Drainage
The site is fairly level so minimal grading will take place. In accordance with the final plat
approval for Hillside Crossing Two, a 50 foot not cut area will have to be maintained along
the north boundary of the property. The proposed site plan does not maintain that 50 foot
buffer; it will have to be revised so that the buffer is maintained. Additional grading and
drainage issues are addressed in the City Engineer's memo.
Landscaping
The landscape plan includes 30 trees: 13 overs tory, 8 ornamentals and 9 evergreens. The
ordinance requires 29 trees. The overs tory trees will be planted along Evans Street;
ornamental and evergreen trees will be planted along 196th Avenue, and ornamental trees will
be planted in the two parking lot islands. The area between the edge of the paved area and
the sidewalk or curb should be sodded and the proposed landscaped areas should be
irrigated. Turf should be established and maintained on the remainder of the site that is not
wooded or paved. No lighting is proposed.
Noise
The proposed training area is adjacent to single family residences on the north and east. The
applicant should address how they propose to mitigate the noise generated by the
motorcycles. Options include limiting the hours when training could take place and/or
limiting the number of riders that can be trained at one time. Could quieter motorcycles be
used for training purposes? The Commission's recommendation to Council should include a
recommendation on mitigating noise.
s: \PLANNING \Case FiJes\2005\ CD 05-04 Zylstra Harley Davidson \CDOS-04PC2-23.doc
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Zylstra Harley Davidson/CD 05-04
February 23, 2005
Page 3
Future Use of the Property
If the applicant at some point in the future decides to construct a building on the site, they
could, with modifications, utilize this parking lot.
Recommendation
Staff recommends that the Planning Commission recommend approval of the request for a
conditional use permit for a parking loti motorcycle training area with the following
conditions:
1. All comments of the City Engineer shall be addressed.
2. The paved area shall be constructed to City standards including concrete curb and
gutter.
3. The area between the paved area and the sidewalk or curb shall be sodded and the
proposed landscaped areas shall be irrigated.
4. Turf shall be established and maintained on the remainder of the site that is not
wooded, paved or landscaped.
5. A 50 foot not cut area shall be maintained along the north boundary of the property.
6. Outlot B shall be replatted as one lot prior to final approval of the conditional use
permit.
7. Noise impacts shall be mitigated.
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2
13065 Orono Parkway
Elk River, MN 55330
February 15, 2005
File: 825010J-0240
Mr. Scott Harlicker
Senior Planner
City of Elk River
13065 Orono Parkway
Elk River, MN 55330
RE: ZYLSTRA HARLEY DAVIDSON ADDITION
Dear Mr. Harlicker:
.
As requested, we have reviewed the plan sheet prepared by Plowe Engineering for the
Zylstra Harley Davidson Addition. The plan sheet basically shows a small parking area
included in a much larger paved area of over 1-~ acres. Based on our review, we would
offer the following comments:
1. A review of the City records indicates that this lot was Outlot B of Hillside Crossing 2nd
Addition. There was City Council approval of a proposed fmal plat of Hillside Crossing
4th Addition which would have replatted Outlot B, but the City and County records .
indicate that the plat was never recorded. That plat created two lots on this particular
piece of property. Before final approval can be given to the conditional use permit,
Outlot B needs to be replatted as one lot.
2. It is our understanding that this large sheet of bituminous paving will be used for a
motorcycle training facility. However, it is essentially a parking lot and should be
required to meet the conditions specified in the City ordinance for parking lot
construction; that is, it should be encompassed entirely by concrete curb and gutter. It
should also meet any and all other provisions of the City Code for parking lot
constructIon.
.
3. In the development of the Hillside Crossing area, two large regional ponds were
constructed; therefore, there is no need for on-site ponding for this construction.
However, there is a need for all storm drainage runoff to be picked up internal to the site
and not discharged out onto the public roadway. There is existing storm sewer running
along 196th Avenue that should provide capacity and opportunity to extend sewer into
the site. Currently, there is one catch basin extended into the site in the southwest
Phone: 763.635.1000
Fax: 763.635.1090
www.cLelk-river.mn.us
Zylstra Harley Davidson CU 05-04
February 15, 2005
Page 2
.
corner. It is doubtful that one catch basin will have enough capacity to pick up the
storm water discharge from a ten-year rainfall event in accordance with City policy.
Drainage calculations need to be provided and a storm sewer system constructed on the
site in accordance with the storm sewer calculations. Also, the grading plan shows a
portion of the paved surface discharging to the north into the Deerfield 3rd development
area. This is not acceptable. All drainage from this site must be directed to the south
into the storm drainage system provided for this area.
4. Because of the size of the disturbed area, the site will need an NPDES Permit and a
Storm Water Pollution Prevention Plan (SWPPP). The City has developed a generic
SWPPP which can be modified as necessary for this site and then submitted. The
SWPPP should also address how restoration on the portion of the site not proposed to
be paved will be handled.
If you have any questions regarding any of these comments, please call.
.
Sincerely,
4ptataW
T eny J. Maurer, PE
City Engineer
.
S:\PLANNING\Case Files\2005\CU 05-04 Zylstra Harley Davidson \02 15 05 Engrs memo.doc
.
Description of Project
Bituminous Paving of Additional Parcel
Zylstra Harley-Davidson, Inc.
19600 Evans St. NW
Elk River, MN
January 31, 2005
The proposed project is to pave approximately 1.5 acres of parcel #75- , along the east
side of the 19600 block of Evans St. NW in the City of Elk River. The project is
requested in order to support the business operations of Zylstra Harley-Davidson, Inc.
located at 19600 Evans St. NW.
The paved parcel will serve two purposes. One is to function as additional parking. Our
current parking facilities have proven inadequate for our needs, especially during events
and busy weekends when overflow parking creates less-than ideal conditions on 196th
Ave. NW and Evans St. NW.
.
In addition, we have become involved in a motorcycle rider safety training program
called Riders' Edge that requires a riding range for skill development and testing. We
have been renting the Elk River High School parking lot, but due to strong demand, we
are planning to schedule classes every weekend during the upcoming riding season, and it
has become prohibitively expensive to rent the parking lot on a regular basis.
Additionally, having the range nearer to our dealership will enhance the training
experience. Weare a certified motor vehicle testing provider for the State of Minnesota.
.