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5.3 PCSR 07-25-1995 \4 MEMORANDUM ITEM- 5.3. fp: ofTO: Planning Commission lkRiver FROM: Gary Schmitz cot cAii Planning Assistant DATE: July 25, 1995 SUBJECT: Conditional Use Permit request by Lee Fredrickson/Public Hearing Case#CU95-16. Issue Lee Fredrickson is requesting a conditional use permit to operate an Automobile Sales Lot along with associated Automobile Repair. Location Lot 8 & 9, Block 2, AR-MON Commercial Park. Zoning/Land Use • C3 (Highway Commercial), HB (Highway Business). Attachments • Memo from Terry Maurer dated July 17, 1995 • Location Map • Zoning Map • Site Plan • Landscape Plan • Building Elevation • Letter from MNDOT • Copy of the AR-MON Commercial Plat Background Lee Fredrickson is proposing to relocate his existing Car Sales Lot(Lees Riverside Auto) on Highway 10 in order to construct a new 3,100 square foot(50 x 64)building on Lots 8 & 9, Block 2, AR-MON Commercial Park. The site plan consists of a small office/show room, with an area on the rear of the building for minor auto repair. The auto repair will consist mainly of the applicant working on his own vehicles; however, there will be some minor repair of customer vehicles from time to time. The site plan shows the entire parking and drive areas bound by concrete curb and gutter, with the • exception of the north side of the building due to the opportunity for a future parking lot expansion. There S:Planning/CU95-16 13065 Orono Parkway • P.O. Box 490 • Elk River, MN 55330 • (612) 441-7420 • Fax: (612) 441-7425 Memo To The Planning Commission Page 2 July 18, 1995 • are several minor parking lot and drive isle issues related to this request. Most of the issues are listed in the attached Memo from City Engineer Terry Maurer. The applicant has been made aware of these issues, and a new updated plan addressing these issues may be available at the July 25, 1995, Planning Commission Meeting. AR-MON Commercial Park The AR-MON Commercial Park was platted in 1979 into 20 lots. The site is relatively flat with very few existing trees located on the property. Existing users in the subdivision consist of Metro Trucking which has access off of Jarvis Street, and a single family home which also has access off of Jarvis Street. The majority of the plat, however, is currently vacant. When AR-MON Commercial Park was platted no roads were constructed to service this plat; however, public right-of-way was dedicated for 156th Avenue and 156th Lane. Therefore, a key issue related to this request is how much of a road system is needed to be constructed for this particular user. 156th Lane As mentioned earlier, no roads have been constructed in the AR-MON Commercial Park. The applicant has recently purchased several of the remaining lots in the subdivision; however, at this time only has plans to develop Lots 8 & 9, Block 2. Due to the fact that • the applicant owns a developable parcel to the east of the subject site and more to the north, staff is recommending that 156th Lane be built all the way from Highway 10 to 156th Avenue. This extension will allow for the orderly development of the lot to the east, and potentially to the lots to the north. It is unclear at this time how the property to the north will develop; therefore, staff is not recommending that 156th Avenue, which runs parallel to Highway 10, be constructed at this time. The attached memo from Terry Maurer, City Engineer, does address this same issue. The applicant is requesting that a driveway be allowed to intersect with Highway 10 to his property rather than a city street, until some of the other parcels in the plat develop. Mr. Fredrickson is concerned with the cost of constructing a road to service only one user. The applicant will be available on July 25, 1995, to discuss his concerns with constructing 156th Lane from Highway 10 to the intersection with 156th Avenue. MNDOT The Minnesota Department of Transportation has reviewed the access of 153rd Lane, and has recommended approval of a right-in right-out-only intersection. As part of the approval process the applicant will be required to pay and install a turn lane on west- bound Highway 10. A Construction Plan for the proposed access with drainage calculations must be submitted to MN-DOT with an Access Permit Application. • S:Planning/CU95-16 Memo To The Planning Commission Page 3 July 18, 1995 • Landscaping The Landscape Plans shows that 35 overstory and ornamental trees will be planted on site, which meets the city's landscape requirements. The majority of the trees will be located on the rear of the parcel. Staff would recommend that some of the ornamental trees be located near the front of the parcel, to balance the landscaping on site. The applicant is proposing to sod the Boulevard areas around the parking and drives, and seed the north half of the site. Building Exterior A decorative rock face concrete block, along with metal fascia, will be the prominent materials of the building. The building, as proposed, meets the architectural design standards for the C3 Zoning District. Drainage & Grading Plan The applicant has not submitted any drainage or grading plans for this site. Prior to the City Council review the applicant must provide the city with a complete drainage and grading plan. Recommendation _ Staff recommends approval of the Conditional Use Permit for Lee Fredrickson to operate an Automobile Sales Lot and associated Auto Repair Facility, with the following conditions: 1. The details of a drainage and grading plan be reviewed and approved by staff prior to the meeting with the City Council. 2. Approval of appropriate permits from the Minnesota Pollution Control Agency be obtained for installation and inspection of an on site septic system. 3. All comments listed in the July 17, 1995, Memo from City Engineer Terry Maurer be incorporated into the site plan. 4. All grading within MNDOT right-of-way requires a permit from MNDOT. 5. The entire parking and drive area with the exception of the north side of the parking lot be bound by a concrete curb and gutter(B612) as setforth • in the zoning ordinance. S:Planning/CU95-16 Memo To The Planning Commission Page 4 July 18, 1995 6. Lots 8 & 9, Block 2, AR-MON Commercial Park be combined into one • parcel. 7. Some ornamental trees be shifted to the south side of the parcel, in order to balance the landscaping on site and provide a positive image along Highway 10. 8. There be no display of vehicles on landscaped areas. 9. The applicant coordinate with MNDOT for the construction of a right turn lane on Highway 10. 10. A permit from the Fire Chief be obtained for any storage tanks. 11. A monument-style sign (20' high) be required for the freestanding sign. • • S:Planning/CU95-16 ,11 CONSULTING ENGINEERS July 17, 1995 File: 230-280-11 1326 Energy Park Drive St.Paul,MN 55108 612-644-4389 Mr. Steve Ach 1.800-888-2923 City Planner Fax:612-644-9446 City of Elk River 13065 Orono Parkway P.O. Box 490 Elk River, MN 55330 RE: LEE FREDRICKSON BUILDING SITE PLAN REVIEW Dear Mr. Ach: As requested, I have reviewed the site plan for the proposed Lee Fredrickson Building. It CIVIL ENGINEERING was prepared by Fisher Engineering and was not dated. Based on my review, I would offer ENVIRONMENTAL the following comments. WICIPAL NING 1. The parking arrangement only allows for 18-foot drive lanes on the east and west SOLID WASTE ends. These should be increased to a minimum of 24 feet. This will allow traffic STRUCTURAL in both directions. SURVEYING TRAFFIC 2. The most northerly drive lane should line up with the driveway onto 156th Lane TRANSPORTATION NW. Now they are offset by approximately 10 feet. ELECTRICAL/MECHANICAL ENGINEERING 3. The handicap stall should be placed in front of the building near the concrete island. HVAC This will allow a handicapped patron to access the building without crossing the POWER DISTRIBUTION drive lane. SCADA SYSTEM CONTROLS 4. The radius on the driveway off of 156th Lane should be increased to allow large trucks and emergency vehicles to access. The radius should be increased to a minimum of 30 feet. 5. The garage doors on the back of the building will be very difficult to access with only 25 feet of room to maneuver. This should be increased to provide more room for large vehicles to maneuver in and out of the garage doors. 6. Topography of the site will be needed along with drainage plan and drainage *FICES IN: calculations. MINNEAPOLIS PRIOR LAKE ST.PAUL WASECA Mr. Steve Ach • July 17, 1995 Page Two 7. I understand that Mr. Fredrickson bought the remaining lots in the Armond Commercial Park. As such, he has a developable lot to the east of the one he is proposing to develop immediately. He also has more developable lots to the north. I would recommend that 156th Lane NW be built all the way from TH 10 to 156th Avenue. This will allow for the orderly development of the lot to the east and potentially to the north. It is unclear at this time how much of 156th Avenue will need to be built to develop the northerly lots. Therefore, I would recommend that this not be built at this time. 156th Lane should be a minimum of 32 feet wide. It should also contain concrete curb and gutter along the edges. If you have any questions regarding any of these comments, please call. Sincerely, MSA, CONSULTING ENGINEERS • -` (_,Q ,i)Alg-erLtili Terry J. aurer, P.E. TJM:tw 280-1710.jul S r---. 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Box 490 Elk River, MN 55330 Dear Gary Schmitz: SUBJECT: Ar-Mon Commercial Park Preliminary Plat Review P/95-050 Northeast of TH 10 and South of Jarvis Street • Elk River, Sherburne County CS 7106 The Minnesota Department of Transportation (Mn/DOT) has reviewed the Ar-Mon Commercial Park preliminary plat in compliance with Minnesota Statute 505.03, subd. 2, Plats. We find the plat acceptable for further development with consideration of the following comments. • Current drainage pattern and rate of runoff must be maintained. Approval of the U.S. Corp of Engineers may be needed. Questions may be directed to Brian Kelly of our Hydraulics Section at 797-3055. • The proposed 156th Lane NW access to TH 10 will be limited to right in and right out movements only. Full access to TH 10 at this location will not be allowed. The proposed access will require construction of a right turn lane. The cost of constructing the right turn lane will be the responsibility of the city, the developer, or both. A construction plan for the proposed access with drainage computations and drainage area maps showing both existing and proposed conditions must be submitted to Mn/DOT with an access permit application. Bill Warden of our permits office may be contacted at 582-1443 for permit applications and questions about the permit process. An Equal Opportunity Employer • Gary Schmitz June 9, 1995 Page Two If you have any questions regarding this review please contact me at 582-1386. Sincerely, 41-grik 591L44/43 Ruth Ann Sobnosky Principal Transportation Planner c: Lee Fredrickson • • r .fix+•;e �tA-4y iM..i�v'„`�t.f ,G q1, ,�.. jl'll1'ON > \T' \ • I1t . . .OCOMZ7 41. . ,.\ PARK g ` . / ,4.,' / • v f o/ it 4e*/ 4§,,. / / c., , N h: -,t:i.710..ft / f::' / % South line of 5E1/4 of S£I/4, Sea/3, Tro.3Z, Rnq.26 47.05-L- -w,f 48740--- .t- 7 $ a. of corner o+ 0 `- • North One of N£f/4 of NE I/4,Sec.24, T.O.32, Rnp.26 J Sec 24 oho � tr /t�71• . Q.x Ae.Y. SE corn..o/ aiFs7�C \Y/ +� Sec IS.T.D.32 Rno 2�6.A «-yeti Y: � b I Sherd -ne C unty,voArnent yAlso o Jumuol Lon inork . ._:;:f.. / °G 2 _ 9 tip, e-,r• , a e / e'er' '1\� 0.7yAe.N- CP qGe :1:1..< Gb -f/ N.• i • •, C• ° •/ y r4 1 q•J //�,� a, •J / / /$°°, .".7...:•...°Z,. 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Box 490 Elk River, Mn 55330 Re: Request for conditional use permit; case of Lee Fredrickson Dear Steve: We have received your public hearing notice regarding Lee Fredrickson's request for a conditional use permit for a used car sales and auto repair operation on Lots 8 and 9, Block 2, Ar-Mon Commercial Park. • The subject property is located on the common property line with the City of Ramsey and the parcels east of the subject property are zoned B-1 Business. The requested conditional use is not compatible with Ramsey's zoning as the B-1 Business District does not allow for used car lots and auto repair. Ramsey's B-1 Business District allows for retail business, eating and drinking establishments, offices and banks, personal and professional services, commercial car washes, funeral homes', medical clinics, animal clinics, day care centers and adult uses-accessory. Any existing auto related businesses in the vicinity are lawful non-conforming. If the City of Elk River is inclined to approve the request for conditional use permit, it would be appreciated if Ramsey's performance standards for used car lots in the B-3 Highway#10 Business District were taken into consideration. In summary, we require paved driveways, display, customer/employee parking, and maneuvering areas. All paved surfaces must be finished with B- 612 concrete curbing. The City of Ramsey has also initiated a 17 foot setback for display areas from the highway right of way. Exterior storage of parts and equipment is prohibited. Any consideration given to the comments above would be greatly appreciated. If you have any questions or need additional information,please don't hesitate to call. Respectfully, CITY OF RAMSEY Sylvia Frolik Zoning Administrator