5.4 PCSR 06-27-1995 ek./ N
ITEM 5.4.
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,lkRiver MEMORANDUM
TO: Planning Commission
FROM: Steven B. Ach, City Planner. 24.
DATE: June 27, 1995
SUBJECT: Request for a Conditional Use Permit
by Ken Beaudry/Public Hearing Case
No. CU 95-10
Request
Ken Beaudry is requesting a conditional use permit to construct a car wash
facility along with an additional 4,700 square feet of commercial space.
Location
• The northeast corner of Proctor and Highway 10 (immediately north of the
existing Beaudry Express convenience and gas store).
Zoning/Land Use
C3 (Highway Commercial) / HB (Highway Business)
Attachments
• Memo from the City Engineer
• Location Map
• Zoning Map
• Development Plans
Overview
A conditional use permit request is specifically for the construction of a car
wash facility within a C3 zoning district. Along with the car wash, additional
commercial space would be constructed along with various site
improvements. Staff has done a complete review of the entire site plan as
proposed and offer the following comments:
III
13065 Orono Parkway • P.O. Box 490 • Elk River, MN 55330 • (612) 441-7420 • Fax: (612) 441-7425
Beaudry CUP Request Page 2
June 27, 1995
• A. Site Plan
1. The proposed driveway on the north end of the site along the
railroad right-of-way does not meet the 10 foot required setback.
The plan will have to be adjusted to either meet this setback
requirement or a variance will be required.
B. Parking and Circulation
1. The proposed plans show a 38 foot wide driveway at the south
end of the site along Proctor Avenue. Staff is concerned with the
close proximity of this driveway to the existing driveway into
the Beaudry Express. There is the potential for a conflict in
turning movements as people enter and leave either of the sites.
It is recommended that the two driveways either be combined
into one common entrance drive or the proposed driveway be
eliminated. Eliminating the driveway will also improve the
internal traffic circulation between the two sites, particularly at
the westerly driveway connection between the two properties.
2. In order to help define the drive aisles and to provide possible
• landscaping opportunities, traffic control/landscape islands are
recommended at the end of those parking rows which are
adjacent to primary drive aisles. Depending upon the redesign
of the parking area, these islands will need to be considered
with the final set of plans.
3. Interior drive aisles and entrances onto Proctor should align
with one another to allow for easy ingress and egress
movements. The proposed plans have a couple of situations
where drive aisles are off-set.
4. The car wash waiting lane as proposed allows for the stacking of
five vehicles which is in accordance with the City's ordinance. It
also occurs outside the drive aisle which will not impact on-site
circulation.
C. Landscaping
1. A complete landscaping plan will need to be submitted prior to
issuance of a building permit. The proposed plans do not
provide enough information for staff review.
• 2. The site currently has existing conifers along the railroad right-
of-way on the north end of the site and a large stand of mature
s:planning:pc:CU95-10
Beaudry CUP Request Page 3
June 27, 1995
• oak trees along the east property line. It is recommended that
the proposed plans avoid the existing trees, allowing them to be
saved.
3. After construction, all disturbed areas will need to be sodded to
prevent erosion.
4. Underground irrigation will need to be provided throughout all
landscaped areas as setforth in City ordinance.
D. Pedestrian Circulation
1. All sidewalks adjacent to parking areas will need to be a
minimum of six feet in width.
2. The proposed location of the car wash presents some possible
conflicts with pedestrian movement along the front side of the
building. It is recommended that if the car wash is to stay at
this location, the sidewalk be redesigned and moved away from
the building to minimize the conflict of vehicles and pedestrian
movements in this location.
• 3. It is recommended that a 6 foot wide sidewalk be extended from
the existing sidewalk along Proctor Avenue and aligned with
one of the proposed sidewalks on site. This is a design feature
included on all the free-standing sites in Elk Park Center to help
encourage and provide for safe pedestrian movements.
4. Appropriate pedestrian ramps should be provided at the end of
all sidewalks.
Gradin' and Drainage
1. Please refer to the attached memo from the City Engineer for
additional information.
2. A surface water management fee in the amount of$741.60 per
acre will need to be paid prior to issuance of a building permit.
Building Elevations
1. The plans do not indicate which type of material would be used on the
• building exterior. However, it appears as though the building will
s:planning:pc:CU95-10
Beaudry CUP Request Page 4
June 27, 1995
• consist of some block material and possibly some brick at the entrance
to the proposed office building. It is recommended that the proposed
block material be of a decorative block as opposed to a plain block and
indicated on the revised plans submitted for a building permit.
Proposed Car Wash
Staff has met with Mr. Beaudry to discuss the location of the proposed car
wash. Staff has some concerns with the proposed location and has asked Mr.
Beaudry to examine possible alternatives to relocating the car wash. Ideally,
if the car wash was separated from the proposed building and placed as a
free-standing structure, the traffic movements associated with the car wash
would not conflict with the other two proposed uses.
Signage
Under the current zoning, the proposed commercial project could have a free-
standing sign of 35 feet in height. Given the location of this commercial area
off of Highway 10 and across the road from some existing single family
homes, the Planning Commission may wish to consider signage requirements
that would be compatible with the existing single family homes and designed
to be in scale with the surrounding developments. Although this area is
•
zoned C-3 (Highway Commercial) the development along Proctor resembles
community or neighborhood commercial. Reduced signage will be in
proportion to the actual development and act as a transition from Highway
10 northward towards residential areas. Furthermore, previous commercial
requests have included signs that are of the monument style. The Planning
Commission may wish to consider this in reviewing the proposal.
Proposed Fast Food
Mr. Beaudry is proposing a 1,520 square foot fast food restaurant at the
south end of the project. A specific tenant has not been identified; however, a
fast food or Class II restaurant is a conditional use in the C-3. Therefore,
when a specific tenant is identified, a conditional use permit will be
presented to the Planning Commission.
Recommendation
It is recommended that the Planning Commission recommend approval of the
conditional use permit request to construct a car wash facility for Ken
Beaudry with the following conditions:
•
s:planning:pc:CU95-10
Beaudry CUP Request Page 5
June 27, 1995
• 1. All the comments outlined in staff's report to the Planning
Commission dated June 27, 1995 be incorporated into the
revised set of plans.
2. All comments outlined in the City Engineer's memo dated June
21, 1995 also be incorporated into the revised set of plans.
3. Freestanding signage be a monument style and not exceed
fifteen (15) feet in height. Each tenant space utilize wall
signage consisting of individual letters.
4. Four complete sets of plans be submitted to staff for review
and approval prior to issuance of a building permit.
•
•
s:planning:pc:CU95-10
41,11 St June 22, 1995
File: 230-275-11
CONSULTING ENGINEERS
1326 Energy Park Drive Mr. Steve Ach
St.Paul,MN 55108 City Planner
612-644-4389 City of Elk River
1-800.888-2923 13065 Orono Parkway
Fax:612-644-9446 P.O. Box 490
Elk River, MN 55330
RE: BEAUDRY OIL COMPANY OFFICE COMPLEX
SITE PLAN REVIEW
Dear Mr. Ach:
As you requested, we have reviewed the submittal package for the Beaudry Oil Company
office complex located on Proctor Avenue north of TH 10. The package submitted
consisted of a Site Plan and various floor plans, elevations, and building details. The
CIVIL ENGINEERING. information submitted was prepared by Duffey Engineering Company and was dated
ENVIRONMENTAL April 26, 1995. Based on the June 13, 1995, concept review meeting and the June 19,
eiNICIPAL 1995, follow-up meeting with the Developer, we would offer the following comments.
NNING
SOLID WASTE 1. The Site Plan proposes a driveway onto Proctor Avenue immediately north of the
STRUCTURAL existing convenience/fuel store owned by Mr. Beaudry. This driveway is only 40
SURVEYING feet north of the main entrance to the existing facility. This location is too close to
TRAFFIC the existing driveway. There is potential for conflicting movements of cars turning
TRANSPORTATION both left and right out of opposite driveways. In discussing this with Mr. Beaudry,
ELECTRICAL/MECHANICAL he indicated his willingness to close the proposed southern driveway and just utilize
ENGINEERING: one at the north end of the site.
HVAC
POWER DISTRIBUTION 2. There are a number of concerns regarding the proposed car wash. Those would
SCADA include the issue of potential icing at the exit of the carwash during winter months.
SYSTEM CONTROLS This is an area where pedestrian movements would be frequent, given the fast food
and office space on each side. Again, in meeting with Mr. Beaudry, he indicated
the potential to heat the concrete pad immediately outside the car wash to eliminate
icing problems, with the exception of possibly extremely cold weather.
Another issue with the car wash is the traffic patterns that will occur between the
existing gas station and the proposed car wash. Currently, there is a driveway
shown between the two immediately adjacent to the existing diesel fuel pumps.
This has the potential of causing vehicle conflicts if there is a user of the diesel
WAFFICES IN: pumps and cars are trying to go through the driveway to line up for the car wash.
INNEAPOLIS We discussed this with Mr. Beaudry and he indicated he would rethink the driveway
PRIOR LAKE location and the car wash stacking area.
ST.PAUL
WASECA
• Mr. Steve Ach
June 22, 1995
Page Two
3. The submittal package did not contain any grading or drainage information. Prior
to final approval, a plan showing the proposed elevations of the site should be
submitted. Also, a drainage plan showing the runoff from the site being picked up
internally will need to be provided. As we indicated to Mr. Beaudry, we will be
reviewing the capacity of the existing storm sewer on Proctor Avenue. If by chance
there is a limited capacity for runoff from this project, there may need to be a minor
amount of on-site ponding.
4. As you are aware, Proctor Avenue is a County road. Therefore, this plan should
also be submitted to the Sherburne County Engineer for their review.
5. We also discussed with Mr. Beaudry the existing large mature trees located along
the east and north boundaries of the site. He indicated he would be sensitive to the
trees along the east side and intends to save the majority of the trees along the north
side. His Grading and Drainage Plan showing existing elevations and proposed
elevations should also include the exact location and diameter of these major trees
relative to his proposed construction.
• It appears that Mr. Beaudry has a workable plan for developing this piece of property.
However, there should be additional information provided as indicated relative to elevations
and, as we discussed with Mr. Beaudry, additional thought should be given to driveway
locations, traffic patterns, and user locations. Mr. Beaudry did indicate that he is willing
to reanalyze these. As long as he is willing to work with staff on these issues, I believe
that these can be resolved as the project works its way through the City process. If you
have any questions regarding any of these comments, please call.
Sincerely,
MSA, CONSULTING ENGINEERS
Terry J. Maurer, P.E.
TJM:tw
275-2201.jun
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