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9 PCSR 05-25-1993 ITEM 9 ty oft TO: PLANNING COMMISSION , 1kRi• STEPHEN ver FROM: ADMINISTRATOR BUILDING AND ZONING DATE: MAY 19 , 1993 SUBJECT: CONDITIONAL USE PERMIT REQUEST TO ALLOW THE SALE OF TRUCK BOXES IN A C3 ZONE BY METRO TRUCK EQUIP. / PUBLIC HEARING, CASE NO. CU 93-14 APPLICANT Metro Truck Equipment, 15683 Jarvis Street, Elk River, MN. REQUEST ACTION To allow sales of truck boxes and van bodies . SITE ZONING C-3, Highway Commercial SURROUNDING ZONING • North and east - I1, Light Industrial South and west - C3, Highway Commercial LEGAL DESCRIPTION Lots 3 and 4 , Block 2, Ar-Mon Commercial Park. Attached is a map showing the location of the affected property. OVERVIEW Metro Truck Equipment is proposing a 50 ' x 60 ' ( 3, 000 square foot) building to house sales personnel and merchandise. Metro Truck Equipment, as the name indicates, sells truck equipment and accessories . Part of what the applicant will be selling also includes dumptruck boxes, van bodies, etc. Staff interprets the sales of these items to fit closest to car, implement, RV and marine sales in the City ordinance. Therefore, this type of business requires a conditional use permit in the C3 zone. Metro Custom fits or builds truck bodies and van boxes for vehicles such as ambulances, at their current site just north of this proposed site. The purpose of this additional site is 411 to gain highway visibility to display their business and have associated retail sales . P.O. Box 490 • 13065 Orono Parkway • Elk River, MN 55330 • (612) 441-7420 • Fax: (612) 441-7425 Conditional Use Permit, Metro Truck Equip. Page 2 May 19, 1993 4/1 PARKING AND DRIVE The site plan attached to this memo (#1) was submitted by Metro Truck Equipment. The area highlighted is the proposed hard surface portion of the property, which covers approximately 3/4 of the site. Staff met with Dennis Pitts of Metro Truck Equipment, and discussed Metro' s plans . Site plan #2 is a more realistic plan of what Metro will actually need to hard surface. City ordinance requires this type of sales to provide 1 parking space for each 500 square feet of floor area, which would be 6 parking stalls for the 3, 000 square foot building proposed. Further, open sales are required an additional parking space for each 5, 000 square feet of land used for display area. Metro is proposing approximately 4 ,000 square feet of display area, therefore, 1 additional parking stall will be required for a total of 7 parking stalls . Staff anticipates Metro providing more than this minimum number of parking stalls . Metro' s site is proposed to be accessed off of Highway 10 . MnDot has approved their application for this access . Their drive would continue northeasterly through this site to their adjoining site. Once past the proposed parking area, Metro is proposing their drive be crushed bituminous . This will allow • for future changes to this site without a loss of investment in tar. Also, this drive will be used by heavy equipment, which is hard on tar. DISPLAY The applicant ' s display will not be a typical situation. Since they custom build or custom fit their truck boxes and van bodies, they do not keep an inventory on hand. Their display will only be used to show examples of what they do. Metro' s display areas include a drive and parking area, in the southeast corner of their site, for the display of a dumptruck. The other proposed display area is in the southwest corner of the site. This display area is proposed to be a 30 ' x 100 ' grassy area with rails to accommodate approximately 3 truck boxes and van bodies . Staff sees no problem with this display area being grass . Nothing displayed in this area will be on wheels . SIGNAGE Staff recommends signage for this site be as per City code for a C3 zone. The billboard in this location is not situated on this site. Conditional Use Permit, Metro Truck Equip. Page 3 May 19 , 1993 DRAINAGE Terry Maurer, City Engineer, is reviewing the drainage for this site. Although contours have been provided, staff anticipates Mr. Maurer requiring drainage calculations and the increased run-off be retained on site. Site plan #2 identifies a possible area for this increased run-off to be retained. The drainage plan for this site should be based on a revised site plan. LIGHTING Lighting should be indicated on a revised site plan. Staff does not anticipate any unique issues with lighting, therefore, City code should suffice for standards . OUTSIDE STORAGE Staff recommends no outside storage, other than the display previous described, be allowed on this site. LANDSCAPING/SCREENING A dumpster location should be identified on a revised site plan 111 and the dumpster should be appropriately screened. Staff also recommends that Metro plant trees on the northwest side of their site to screen this business from the adjacent single family home (one tree for each 40 foot of lot perimeter will be required) . All other areas must be stabilized with at least grass . ARCHITECTURAL STANDARDS City ordinance requires at least 75% of the building exterior be other than metal skin. As well as a revised site plan, Metro should provide a building elevation which indicates the outside materials and the type of roofing proposed. FUTURE STREET As shown on the attached site plan, 156th Avenue is on the northeast side of the site. This street has never been constructed, but may be needed to access other lots in Ar-Mon Commercial Park in the future. If and when this road is constructed, who pay for it will be an issue. Since this current proposal has an approved access off of Highway 10, staff feels that 156th Avenue does not have to be an issue for this proposal at this time. • Conditional Use Permit, Metro Truck Equip. Page 4 May 19, 1993 • RECOMMENDATION Staff feels this request is a logical extension of Metro ' s existing business to the north of this site. However, to approve a conditional use permit, more detail will be needed. This memo and discussion at the Planning Commission meeting will identify the items Metro needs to provide. Staff is recommending this issue be tabled until the additional information is provided. • 111 co ,_______40FREEPORT • • (11500) EVANS _4 DODGE — _J ^' J Z _ — Or — U v 40 (11400) CARSON — — — O1 -u1 i 0 m m m in x x N W A U 1 2 BALDWIN m Z z i x v v x x (11300) ------------ AUBURN J _� a3ua ,ddss�ss,N ZANE ii, (11200) 0 •I. YALE x �� � (11100) XAVIER u " II s. x WILSON �, (11000) — 12i ODmm nua "NVANCEI I; gillt ' (10900) ULYSSES I= S�g sT ' TYLERrt 1.71 / Ff.r (10800) SMITH 1 X4 ROOSEVELT (10700) . / �- QUINCY .7. e° i dFOLK / a(10600) r 1 T. 44 OLS ON /// (' / A..\\\\N\NN\\\\h t. (10600) NIXON , i II \����q'w\N\\\\ (10400) /% ( MONROE Iiii LINCOLN w % ,, ) . ,10300) — ��■► KENNEDY f i 6 li JONHSON ‘ 0.0/P/ ,,L4,,,,''' moi' N(10200) d`i , ,, /, IVANHOE o 0� / HOOVER 13 00100) 13 GRANT �+�`"� 1 0,.....). ri _�,ti . 0,1 014 0 ,T I 0• m 1) ,,, T•�7 EDISON I EPSON :r `� ��!�Jd,, .�I �.. (9900) DAVIS - :�9 i (9800) y 91m , CLE rcu■n ac CLEVELAND I ' 411101,1. OUCH ANE N i olm . A�' (9700) ::: (3000) e Iir ® -.� x / 111 I If` JAR it SHERBURNE COUIVTY ABSTRACT & TITLE CO. • PAT RASMUSSON PRESIDENT CATHY BAILEY May 7, 1993 SEC./TREAS. BONI CULLEN MANAGER Based on the examination of real estate records I find the following are property owners within 350 foot radius of the land descrobed as Lots 3 and 4, Block 2, Ar-Mon Commercial Park, Sherburne County, Minnesota. Jerald Eisenschenk, 9745 Hwy. 10 NW, Elk River, MN 55330 Metropolitan Gravel Co. Inc. , P.O.Box 38, St. Paul Park, MN 55071 P & D Enterprises, Inc. %Firstar Bank of Minnesota, 2401 Lowry Ave NE, Suite #102, St. Anthony, MN 55418 Ronald Atkins, 6845 Lent Trail, Stacy, MN 55079 Tim Qualle, 6845 Lent Trail, Stacy, MN 55079 Diversified Properties, 6845 Lent Trail, Stacy, MN 55079 Thomas Baillargeon, 22 Red Cedar Trail, Elk River, MN 55330 James Henry, Route 2, Box 247, Long Prairie, MN 56347 it,„„,,,,,„„, s A4,q!.v 0J4SCN ft e A s r ' tt • 317 KING AVENUE • ELK RIVER, MINNESOTA 55330 • (612)441-3280 (M NL /�rwww.v.�A/ Affiliated with American Land Title Association . P • • • t \ lit .•/1/ N N M.S. r•a \.. 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CERTIFICATE OF SURVEY AND TOPOGRAPHIC MAP / r.o .r.r FOR e ., •y,� ss� METRO TRUCKING EQUIPMENT SC.IF 1/l rlfl ..ems . \ • s ' e H be 9J 7,j. q't .Yr.A GA .\ Atnc+.•w lFrr /' r o f a+e}\ •, • t• 0� (`-4 '5 OEM/(S ♦w.r ,r S`/QF:�i., J\ • / �O •// • 10..4MM,/M. %// //•' // '^tp1F•f IC ' •_4 \ • I,.ON NbnKNI sFl p ,ess SO F115114 SPOT elfvalOv / / / f-4Q'` —.rusnw 1 root carow UM /�res / •n % , Po w.n • ZONED C-3 /� /, '�ryl'7r .; �} F•�+ ��� c / F \ ' C lr ptt111� TbP \ / ` /,w.., 4. _) .waft""EQ / ..N.,/rip / ! E S /�oft �,00ft' n , rtomes44°,/�. N.N. / 6 RA 5 se D 1 SPCA Y------ AREA • / r.>. . w. Mal / / 4 1 ; ... 4/1--'...i/.. •<1. •NW.. / . ew.f ., ., / / '''4, 'w <, .r,., / Y'T \ \ ?y r i LOTS 3 ANO 4, BLOCK 2. ,, w.r 9!�tb \'f r-4 (( r ....0 ,r % AR-MON COMMERCIAL PARK, ‘40,\. t .'1- yu i"''1e / SHERBURNE COUNTY, MINNESOTA 7. • a / / SrG� ".f.4.... \\' 511 I or 'Ilk i . Mat / `' 0. q�s :.;; 0 �,\ KuJ6 AREA Jp -f4... \ y,y, a E� �AR ONLY EASENENrS a,RECO.O a.r.RE v,w//ON MIS 6. `.. . \ % ' ' P L�A DUMP�UC SURVEY UNLESS.mtrraN..OaurENr.frav OF OMER C� t, \\.r p�S(rr`s E.SENENrs OF RECONO.RE/ROY WED ro US. 16 %,...". ti,i \\\� 4' 9 $4:4,7-!.. 7-•'; ss'l \ / ©Coo Yr(qnt 1993. rerlTr LAMSw+era's. In, • DK SS 04 worm ACE NORM IOIC OFLIPOID s1/R000r POLES.[fEtNMRrtAJRI.M lO, TT,TOO: "`:: � "MOU wE51FEY CORNER LOT' LIP • ,/J ors, B- W.Or ,o 50r/JY M✓/fllfo N3MFJor,.1.3:11S4. ; [. TfYLGW LANSUR PE YGf,5;/ r/owFrAF/1Or rxe Aen'rJoM4Jrr Ja scerowscav M i • / , 1 CONSULTING ENGINEERS Maier Stewart & Associates Inc. May 19, 1993 File: 230-181-11 Mr. Steve Rohlf Building and Zoning Administrator City of Elk River P.O. Box 490 13065 Orono Parkway Elk River, MN 55330 RE: METRO TRUCKING SITE PLAN REVIEW Dear Mr. Rohlf: As requested, we have reviewed the site plan for the proposed Metro Trucking development. This site is Lot 3 and 4, Block 2, Ar-Mon Commercial Park, located adjacent to Highway 10 at the south end of the City. Our review of the site plan consisted primarily of an analysis of the site drainage. This site is proposed to be developed to approximately 85% to 90% impervious surface. The bituminous parking area is shown to include the entirety of the site excluding a portion that will be • building and a very small green space proposed for a septic area. With such a high percentage of impervious surface, essentially all precipitation will exit the property in the form of runoff. The existing contours shown on the proposed site indicate that runoff will essentially sheet off to the southeast onto the adjacent properties with a portion of it heading toward the Trunk Highway 10 ditch. This storm drainage plan as presented is totally inadequate. Drainage calculations showing both the quantity and the rate of runoff from the site need to be provided. Also, additional information indicating what system the drainage will run to needs to be provided. If there is not an existing drainage system available that can handle the increased runoff from the site, the developer should be required to provide ponding on-site to limit the discharge of runoff from the site to the rate that was present prior to the development. If you have any questions regarding these comments, please call. Sincerely, MAIER STEWART & ASSOCIATES, INC. 040 Terry J. aurer, P.E. 1111 TJM:tp 1959 SLOAN PLACE, SUITE 200, ST. PAUL, MINNESOTA 55117 612-774-6021 9800 SHELARD PARKWAY,SUITE 102, MINNEAPOLIS, MINNESOTA 55441 612-546-0432 • Equal Opportunity Employer 181-1915.may