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10 PCSR 03-22-1994 �� ) l ITEM 10 ty of MEMORANDUM lkRi• ver TO: PLANNING COMMISSION FROM: GARY SCHMITZ, PLANNING `" '` -- ASSISTANT 0 DATE: MARCH 22, 1994 SUBJECT: CONDITIONAL USE PERMIT REQUEST BY JAMES THOMPSON, PUBLIC HEARING, CASE NO CU 94-04 REQUESTED ACTION Mr. Thompson is requesting a conditional use permit to operate a sales lot and consignment sales for used automobiles, recreational vehicles, and boats. LOCATION 9945 Highway 10. Part of the SW 1/4 of the SE 1/4 of Section 13, Township 32, Range 26, Sherburne County, Minnesota. The site contains approximately three acres. ZONING/LAND USE C-3/Highway Commercial, HB/Highway Business ATTACHMENTS Location Map, Zoning Map, Site Plan, Survey of Parcel, Property Owners List BACKGROUND The applicant is proposing to occupy the building formerly owned by G-Tee Tractor Sales. The applicant's business will consist of selling used automobiles, recreational vehicles, and boats. The applicant also plans on selling these same items on a consignment basis. No repairable vehicles will • be sold on this site. Another major portion of the business will consist of selling and delivering catalytic converters and other exhaust system parts from the building. No auto repair, except minor repair on the applicant's own P.O. Box 490 • 13065 Orono Parkway • Elk River, MN 55330 • (612) 441-7420 • Fax: (612) 441-7425 James Thompson, CUP Page 2 March 22, 1994 IIIvehicles, will take place on this parcel. The following comments will outline the particulars of this request. PARKING AND VEHICLE DISPLAY The proposed business will be required to have a minimum of seven parking spaces. This would include parking for the retail use as well as the auto sales use. The parking drive and display area is required to be e hard surfaced and striped. The existing use has a hard surfaced drive and 40 x 50 blacktop pad near the entrance of the building. The applicant is proposing a hard surfaced vehicle display area on the west side of the parcel. Please note the attached site plan which shows the extent of the hard surfaced area. The existing entry to the site is currently 12 feet in width. If the conditional use permit is approved, staff would recommend that the entrance is increased to 24 feet to accommodate two way traffic. LANDSCAPING The landscape ordinance requires one tree to be planted for every 40 linear feet of lot perimeter. The three acre site has several existing trees of various sizes and species located throughout the parcel. Most are located toward the • rear of the lot. The number of existing trees would meet the requirements of the landscape ordinance, however, the City should still require that trees be planted along the east and west property lines. The applicant has submitted a landscape plan which shows 10 maple trees being planted along each side yard to act as a buffer to neighboring properties. He also proposes to plant some shrubs with associated rock gardens along the Highway 10 entrance area. BUILDING The existing building is 22' x 50'. The building is not proposed to be expanded, however, the applicant has done some indoor remodeling. The building will be required to provide bathrooms which will necessitate the addition of a well and septic system to this site. Although the well and septic system requirement is a building code issue, staff would like to stress the importance of this issue and note to the applicant that a reasonable deadline will be required for the installation of the septic and well system. As you can note on the attached site plan, the existing building encroaches on the side yard setback to the east property line. A permit can be issued to remodel the inside of the building, but any addition to this building cannot be • added unless a variance is obtained or the building is moved. pcjt.doc James Thompson, CUP Page 3 March 22, 1994 ID DRAINAGE The applicant has submitted a drawing showing where the run-off is being directed off the hard surfaced area. The drainage plan, however, does not show how the water will be handled once it is directed off the hard surfaced area. The applicant has ample room in the back of the lot to provide a small sedimentation pond to handle the run-off on site. If this proposal is approved, staff recommends the applicant submit a drainage plan which shows how the drainage will be addressed on site. SCREENING The trash receptacle will be located on the east side of the building. The applicant will be required to screen the dumpster with materials which are compatible with the existing building. RECOMMENDATION Staff recommends approval of the conditional use permit for James Thompson to operate a sales lot and consignment sales for used automobiles, . recreational vehicles, and boats with the following conditions: 1. THE ENTIRE PARKING AND DISPLAY AREA BE OVERLAYED WITH A BITUMINOUS SURFACE AND STRIPED. 2. NO DISPLAY OF VEHICLES BE ALLOWED ON LANDSCAPED AREAS. 3. THE TRASH RECEPTACLE ON THE SITE BE SCREENED WITH MATERIALS COMPATIBLE WITH THE FRONT SIDE OF THE BUILDING. 4. DISTURBED AREAS NOT DEVOTED FOR BUILDING, PARKING, OR DRIVE BE LANDSCAPED WITH AT LEAST SOD TO MINIMIZE EROSION. 5. NO REPAIR OF VEHICLES BE ALLOWED EXCEPT MINOR WORK ON VEHICLES OWNED BY THE BUSINESS. 6. THE ENTRANCE FROM HIGHWAY 10 BE WIDENED TO 24 FEET IN WIDTH TO ACCOMMODATE TWO WAY TRAFFIC AND A PERMIT FROM MNDOT BE OBTAINED, IF NECESSARY, FOR • WORK CONDUCTED IN HIGHWAY RIGHT-OF-WAY. pcjt.doc James Thompson, CUP Page 4 March 22, 1994 • 7. A DRAINAGE PLAN APPROVED BY STAFF BE SUBMITTED PRIOR TO THE CITY COUNCIL MEETING. • • pcjt.doc V.t u l T ��\ n i )4. ,94 x x .74- . /76tIA � � � cl- ddo7i. 7y/F! h-VM 3 n 3 - on?1Cj �711E1�!N.� � I Q, oC A 2 d 67 -� a -4- ° co • • • • • • • • t x d) }- Ja- of J = 164\ oor Z 3 r >I Il t 1� 1 .- .. co OJ V -.2i J , I 4 4 N '•••••• • S.la . 0.11 ••.'••••...••• •..•, "'/ 2 (J i i. y ` L 4z4 ,s, Z ,,c X yt .4. '4 x 1 k [ON n . el I _i y- 1 4y~cLvN~^-1- J . ..� `.� � . ~ ' L OF p ' \ AT \ '' FOR NEIL ������77 / / HOEFT �[7�� //{U\/ 11 /oKyly7l x . wasr LINE oF wvVa or SE Vu ALSm ' • NORTH -SOUTH /� LINE ` 1/II 5[C. /] , rww32; /9N6,.26 \ \ , \ -- - / 6 i . I~_ v *"ww/w* 49^ �4' \ ' ^ ' � `9°" I::-". 1:11:::.:::::::.::::::::::.:i:::.::::1:::.:.:.I:..:::i::;::::.::::::.::::.:.::::::::.:.::.:.::!.:::1:::.::::*::.":::::::::::ii.....:1:i 9r-7-a 3� NoRbviK1 14.4) 4.4' '‘. • -1 11::::::::::::::::::::::i:1::::::::::::.,?,:: r " 39: 11.4 • _ — — � me�cm�� � ' r � /_ -~"'~ :: " ' � ^ '1p /J /4 Po/w7 c | � � �� +-64�f- 'p - - . .1 `\ - U.S. UVVY� /0, 52 AND 169 `• • -----"--2-c-EAf7- 8e**[+ �w*� - ---�'�� _�-��'�-------- -- -- - -�� � �_�'--__ - - ^ All that part of the West Half of the Southeast Quarter of Section lz Township 32,\ e Sherburne Co m/nnesota, described as commencing at a point where the North and SouthTownship Quarter line of said ' e " «»�s Section D «�«r,«ct, 1 y' the Northeasterly line of the right-of-way of U. S. Highway No. 10; thence Southeasterly along said Northeasterly line of the right-of-way -' y a distance of lO0.00 feet to a to be hereafter knowna" as point "C" for the of this description; thence angle left 9O" a distance of C0-7 feet to a point to "e hereafter known as purpose»»'m "D" III ror t»e pvrpo,e vf mi, uescritiv"; theoce o"nle left 9n" '-r a ui,t`nce vf 2/9 /" '"etmvre or le,s �said Northa^u sov�h Quarter line of Section 13, said point of intersection to h'= the actual' ofbeginning of point ` to '� er,'c� the land to be.des;rihed; thence returnthe Southeasterly along last described course to said Point "D"; thence angle right 9O` to said point "C"; thence Southeasterly along said MoLhXasterlyline of the right-of-way "' o. s. 9xway,No. 10 for a distance of 208.70 feet; thence angle left 90~ for a distance of 408.7 eet; th mthence angle left 90` to intersect said North and South Quarter line of Section 13; thence South along said North and South Quarter line to the point of beginning. Containing 3.611 acres, more or less. Aq l Ion Wright Title Guarantee Co. 0 s i 429 East Main Street W Y� oT • P.O. Box 390 STEWARTMPANYE Elk River, Minnesota 55330 (612) 441-5465 Edward D. & Sarah Shimek 9975 Highway 10 NW Elk River, MN 55330 DMS Brokerago, Inc. 9883 East Highway 10 Elk River , MN 55330 Baldwin Family Trust 4854 Thomas Avenue South Minneapolis , MN 55410 David & Clare Havan, ETAL 16341 Jarvis Street Elk River, MN 55330 Alice M. Quist 9875 Highway 10 Elk River, MN 55330 • The above names and addresses are 350 feet from the following property 9945 Highway 10 NW, Elk River, MN 55330: P. I .D. #75-013-4305 PT SA - SEa Section 13 , Township 32 , Range 26 , Sherburne County, Minnesota. • 19TH 158TH M I,57T« a X. LOCA ON o� 156TH _J 155TH O } wI o = 154TH Y ... O OI p N O 4 4I O W e o0 o Y O 153 Ra. n i ¢ O b Z 52ND o V O n p W O O p W O W ¢ 2 r J a Z ¢ U m o a o O q O O O LOCATION MAP CASE CU 94.04 Z�, lel 165TH 164TH 163RD 162 N0 61ST 160TH 159TH 158TH 157TH 156TH 155TH 154TH 153RD 152ND vel P.O. Box 490 9 13065 Orono Parkway 0 Elk River, MN 55330 • (612) 441 -7420 - of - � Fbadpl.Y. � AWWU. Caa.....e., Ei SW Faa.lF ���• S -o. F.IWF R.WwieW ^LJ56ryM F.WIy R.WdeeW M.W F..WF ® Wn. F.aW7 R..e.WW ZONING MAP ® T� F 9, R.We.'dW R-5 T. �W %Wtl W RJ TomW..m�MWtpl. F..WF RnWaaeW R4 %I—' F.WF R..IlwdW Fl. um l © C. Caa.a..aW ® am. 31 a/f-X x6/¢+17 id' I —I Q mgm C...Nwa IT uyN bwmm 12 M.e§.a sWuetrW 9 Sae W.W. F.d , �TM. Tames CASE CU 94-04 River P.O. Box 490.13065 Orono Parkway • Elk River, MN 55330 • (612) 441-7420