6.9. SR 03-21-2005
" "
Item #"6..9.
MEMORANDUM
TO:
FROM:
Mayor and City Council ./ ~
Scott Harlicker, Senior Planne~
March 21, 2005
DATE:
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
Zylstra Harley Davidson/CD 05-04
March 21, 2005
Page 2
Overview
The applicant is proposing to pave about 1.5 acres of Oudot 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 loti training area the Hillside Crossing Two
PUD agreement has to be amended. The PUD does not allow a parking loti 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 Oudot 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, Oudot B, Hillside Crossing Two and Oudot A, Hillside Estates 9th Addition
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. The maximum number of students per class is 12. The training session will be 3
or 4 weekends a month from April- October, depending on weather. The motorcycles used
for the training classes are not Harleys; they use Buells, a smaller and quieter motorcycle.
s: \PLANNING \ Case Files \2005\ CU 05-04 Zylstra Harley Davidson \ CU05-04CC3-21.doc
Zylstra Harley Davidson/CD 05-04
March 21, 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.
Planning Commission Meeting
At the Planning Commission meeting held on February 23rd, no one spoke at the public
hearing. The applicant explained that the type of motorcycle used in the training class is not
a Harley and is much quieter and about 1/3 of the size of a typical Harley bike. The
Commission, after listening to the applicant's explanation about the training program, did
not feel that noise would be an issue. However, the Commission was concerned about
controlling overnight parking. They discussed signage and installing a gate across the
entrance. They settled on recommending that the lot be signed for Zylstra parking only, no
overnight parking allowed. Should overnight parking become and issue, they would
reconsider recommending installing a gate. The Commission and the applicant discussed
curb and gutter around the paved area. To address the applicant's concern about students
hitting the typical commercial style curb, the Commission agreed to recommend
surmountable curb around the north and east sides and typical commercial curb along the
street frontage on the west and south.
Recommendation
The Planning Commission and staff recommend that the City Council approve the request
for a conditional use permit for a parking lot/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. Surmountable curb shall be allowed on that portion of the paved area that will
be utilized for the motorcycle training area.
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. The property shall be replatted as one lot prior to final approval of the conditional
use permit.
7. Noise impacts shall be mitigated.
s: \PLANNING \ Case Files \2005\ CU 05-04 Zylstra Harley Davidson \ CU05-04CC3-21.doc
Zylstra Harley Davidson/CD 05-04
March 21, 2005
Page 4
8. The entrance to the property shall include signage stating Zylstra Harley Davidson
parking only, no overnight parking allowed.
S:\PLANNING\Case Files\2005\CU 05-04 Zylstra Harley Davidson\CU05-04CC3-21.doc
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Location Map
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Case Number: CU 05.04
ZYLSTRA
13065 Orono Parkway
Elk River, MN 55330
March 14, 2005
File: 825010]-0240
Mr. Scott Harlicker
Senior Planner
Gty of Elk River
13065 Orono Parkway
Elk River, MN 55330
RE: ZYLSTRA ADDITION
Dear Mr. Harlicker:
As requested, we have reviewed the revised site plan and storm drainage calculations along
with the proposed final plat for the Zylstra Addition. Based upon our review and comments
stated in our previous memo dated February 15, 2005, we would offer the following
comments:
A. Site Plan/Drainage Calculations
. The drainage calculations and storm sewer layout appear to be adequate to service
the area. All drainage will be picked up internally and conveyed to the public
drainage system in 196m Avenue which flows to a regional detention pond
constructed as part of the Elk River Crossing area. Therefore, no on site ponding is
required for the-Zylstra Addition.
. Barrier concrete curb and gutter should surround the parking area and islands in the
southern portion of the paved area. The remaining portion which will be used as a
motorcycle testing area can be surrounded with a surmountable concrete curb and
gutter to prevent potential problems with motorcycles hitting the barrier curb and
gutter.
B. Proposed Final Plat
. The proposed final plat consists of replatting two outlots; Outlot A of Hillside
Estates 9th Addition and Outlot B of Hillside Crossing 2nd Addition into Lot 1,
Block 1, Zylstra Addition.
Phone: 763.635.1000
Fax: 763.635.1090
www.ci.elk-river.mn.us
. Outlot A Hillside Estates 9th Addition iszonedR1c (Single FamilJ1 while Outlot B of
Hillside Crossing 2nd Addition is zoned Planned Unit Development (PUD). Prior to
approving the final plat the zoning of Outlot A Hillside Estates 9th Addition will
need to be rezoned to PUD.
. There is an existing drainage and utility easement between the two Outlots that will
need to be vacated prior to the replatting of Z ystra Addition. If the applicant
receives the appropriate rezoning of Outlot A Hillside Estates 9th Addition, we see
no problem with the vacation of the existing drainage and utility easement since the
new plat of Zylstra Addition will provide a similar easement around the perimeter of
the new plat.
If you have any questions regarding any of these comments, please call.
Sincerely,
.---- ~
Te~urer, PE
City Engineer
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.
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Noise Center: Decibel Levels
Page 1 of3
New York:
5Q 6roaclwlIy,6tlJflool.,Ne""y or'., NY 10004
917-305-7700 (Voice) .917-305-7999 (TTY). 917-305-7888 (Fax)
Florida:
280J}_W,QJ}klamLPa rlLB1vd~_,-S uite3M,-Qakh1n(;LPJ}xk.,J<L.33311
954-731-7200 (Voice)' 954-731-7208 (TTY)' 954-485-6336
NOISE CENTER OF THE LEAGUE
1888 NOISE 88
NOISE LEVELS IN OUR ENVIRONMENT FACT SHEET
How Loud is Too Loud? Experts agree that continued exposure to noise above 85 dBA
over time, will cause hearing loss. To know if a sound is loud enough to damage your ears,
it is important to know both the loudness level (measured in decibels, dBA) and the length
of exposure to the sound. In general, the louder the noise, the less time required before
hearing loss will occur. According to the National Institute for Occupational Safety and
Health (1998), the maximum exposure time at 85 dBA is 8 hours. At 11 o dBA, the
maximum exposure time is one minute and 29 seconds. If you must be exposed to noise, it
is recommended that you limit the exposure time and/or wear hearing protection.
Measure Up and Turn it Down: Decibel Levels Around Us The following are decibel
levels of common noise sources around us. These are typical levels, however, actual noise
levels may vary depending on the particular item. Remember noise levels above 85 dBA
will harm hearing over time. Noise levels above 140dBA can cause damage to hearing after
just one exposure.
Points of Reference *measllred in dBA or decibels
. 0 The softest sound a person can hear with normal hearing
. 10 normal breathing
. 20 whispering at 5 feet
. 30 soft whisper
1-
http://www.lhh.org/noise/decibel.htm
2/23/2005
Noise Center: Decibel Levels
. 50 rainfall
. 60 normal conversation
. 110 shouting in ear
. 120 thunder
Home
. 50 refrigerator
. 50 60 electric
toothbrush
. 50 75 washing
machine
. 50 - 75 air conditioner
. 50 - 80 electric shaver
. 55 coffee percolator
. 55 - 70 dishwasher
. 60 sewing machine
. 60 85 vacuum
cleaner
. 60 - 95 hair dryer
. 65 - 80 alarm clock
. 70 TV audio
. 70 - 8Qcoffee grinder
. 70 95 garbage
disposal
. 75 - 85 flush toilet
. 80 pop-up toaster
. 80 doorbell
http://www.1hh.org/noise/decibel.htm
'Th
, .'
- , r
") ..
Work
. 40 quiet office, library
. 50 large office
. 65 - 95 power lawn
mower
. 80 manual machine,
tools
. 85 handsaw
. 90 tractor
. 90 - 115 subway
. 95 electric drill
. 100 factory machinery
. 100 woodworking class
. 105 snow blower
. 110 power saw
. 110 leatblower
. 120 chain saw, hammer
on nail
. 120 pneumatic drills,
heavy machine
. 120 jet plane (at ramp)
. 120 ambulance siren
. 125 chain saw
Page 2 of3
..-
'\-...; - "/ ~~
;,J .6't~ J r
,--~.. ~ ;...
Recreation
. 40 quiet residential
area
. 70 freeway traffic
. 85 heavy traffic, noisy
restaurant
. 90 truck, shouted
conversation
. 95 - 110 motorcycle
. 100 snowmobile
. 100 school dance,
boom box
. 11 0 disco
. 110 busy video arcade
. 110 symphony concert
. 110 car horn
. 110 -120 rock concert
. 112 personal cassette
player on high
. 117 football game
(stadium)
. 120 band concert
. 125 auto stereo
(factory installed)
2/23/2005
Noise Center: Decibel Levels
. 80 ringing telephone
. 80 whistling kettle
. 80 - 90 food mixer or
processor
. 80 - 90 blender
. 80 95 garbage
disposal
. 110 baby crying
. 110 squeaky toy held
close to the ear
. 135 noisy squeeze
toys
. 130 jackhammer, power
drill
. 130 air raid
. 130 percussion section
at symphony
. 140 airplane taking off
. 150 jet engine taking
off
. 150 artillery fire at 500
feet
. 180 rocket . launching
from pad
Page 3 of3
. 130 stock car races
. 143 bicycle horn
. 150 firecracker
. 156 capgun
. 157 balloon pop
. 162 fireworks (at 3
feet)
. 163 rifle
. 166 handgun
. 170 shotgun
LEAGUE HQMEPAGE 1\ Noi$~C~nter III EMail
~ Copyright 1996-2003 LEAGUE FOR THE HARD OF HEARING
http://www.lhh.org/noise/decibe1.htm
2/23/2005
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