5.8 e-Q
( ITEM 5.8.
City of MEMORANDUM
1k/
River TO: Planning Commission
FROM: Steven B. Ach, City Planner
DATE: May 28, 1996
SUBJECT: Conditional Use Permit Request by
Jim Taylor (Midas Muffler), Public
Hearing Case No. CU 96-8
Request
Jim Taylor (Midas Muffler) is requesting a conditional use permit for site
plan review to construct an automobile repair facility in the Elk Park Center
planned unit development.
Location
Lot 3, Block 2, Elk Park Center (Generally located at the intersection of
• Freeport Avenue and Jackson Road).
Zoning/Land Use
PUD (Planned Unit Development) / HB (Highway Business)
Attachments
• Memo from the City Engineer dated 5/24/96
• Location Map
• Zoning Map
• Proposed development plans
Overview
Midas Muffler is proposing to construct a 4,032 square foot building. The
proposed building would be oriented towards Freeport Avenue and consist of
an office and waiting room and six bays for auto repair work.
Vehicle access to the site would be via one of the shopping centers' entrances
off of Freeport Avenue. The site would not have any direct access onto
Freeport since the overall project was approved with controlled access off of
• Freeport. This parcel, similar to the other parcels in the Elk Park Center,
13065 Orono Parkway • P.O. Box 490 • Elk River, MN 55330 • (612) 441-7420 • Fax: (612) 441-7425
Memo to Planning Commission Page 2
May 28, 1996
would be subject to the cross-access and cross-parking reciprocal agreements
• for all tenants in the Elk Park Center planned unit development.
Site Plan Review
The Elk Park Center Planned Unit Development agreement sets forth that
all new construction be required to obtain a conditional use permit for site
plan review. Staff has reviewed the plans and offer the following comments
for the proposed Midas Muffler development:
A. Site Plan
1. All building and parking areas have been designed to meet the
required setbacks as set forth in the approved development
plans for Elk Park Center PUD.
2. The approved development plans for Elk Park Center identified
a building footprint of approximately 6,000 square feet. The
proposed building is approximately 2,000 square feet less than
that; therefore, meets the development plan guidelines.
B. Parking and Circulation
• 1. Based on the size of the proposed auto repair business, a total of
13 stalls are required according to city ordinance. The proposed
plan provides a total of 28 parking stalls which well exceed the
City's ordinance requirements.
2. The primary access to this site most likely will be from the south
off of the main entrance drive off of Freeport Avenue. To avoid
additional traffic conflicts within the primary drive aisle, it is
recommended the first parking stall be eliminated to help avoid
vehicles from backing up into the main drive aisle.
Furthermore, this parking stall could be moved to the northwest
portion of the lot and restablished.
3. Depending upon the timing of completing the main parking area
for Elk Park Center, Midas Muffler may have to improve their
driveway entrance off of Freeport Avenue and install curb and
gutter around the perimeter of their site. Again, all of these
improvements may be completed as part of the Cub Foods Store
parking lot and would therefore, not be required by Midas.
• C. Landscaping
s:\planning\pc\cu96-8.doc
Memo to Planning Commission Page 3
May 28, 1996
1. The proposed landscape plan will need to be revised to
• incorporate the landscape material along Freeport Avenue
approved as part of the overall master plan for Elk Park Center.
2. In order to meet the landscaping requirements, the following
will need to be provided:
Two additional conifers
*Nine overstory trees
*The overstory trees required along Freeport Avenue as part of
the overall landscape plan may be credited towards the
landscaping requirements.
3. The landscape plan indicates that all landscaped areas will be
supplied with an underground lawn sprinkling system. This is
a standard requirement in all of the development of Elk Park
Center.
4. It is recommended that some landscaping be provided on the
west and south side of building to soften the building's
appearance towards the main parking lot within Elk Park
• Center.
5. It is recommended that landscaping along with earth berming
be strategically located along Freeport Avenue to break up the
view of the overhead doors as they are faced towards Highway
169.
D. Drainage and Utilities
1. Please refer to the attached memo from the City Engineer dated
May 23, 1996.
E. Signage
1. According to the approved planned unit development agreement
for Elk Park Center, this site is allowed to have one
freestanding sign which will be of a monument style, as well as
one wall sign. The proposed plans illustrate a monument
structure with dimensions of 10 feet high and approximately 15
feet in width. The actual sign area will be approximately 10 feet
by 7 feet high which falls within the monument style sign
requirements for Elk Park Center. The proposed wall signage
• for the east elevation of the building includes signage with
s:\planning\pc\cu96-8.doc
Memo to Planning Commission Page 4
May 28, 1996
individual letters, all of which meet the guidelines in the
• planned unit development agreement. The agreement does not
permit the wall signage on the south side of the building as
proposed on the plans. The only time a building is allowed to
have two wall signs is if they have frontage on two public roads.
This lot is on a curve with essentially has one frontage, and
therefore, is allowed to have one wall sign.
F. Architecture
1. The building is proposed to be constructed with a brick
embossed concrete block and painted beige, along with a
standard face block accent band around the top third of the
building. The architectural appearance of the building will be
similar to most of the Midas stores seen around the metro area.
One of the guidelines set forth in the Elk Park Center planned
unit development is to maintain some type of architectural
continuity. The one common theme that has been carried
throughout this project is the introduction of a brick material
similar to that found on the Target Store, First National Bank
and Wendy's. With the exception of Taco Bell, all of the
buildings in Elk Park Center have introduced, in one way or
• another, the brick element either as the predominant material
or as an accent material in the building. The most recent
example is Video Update, which is predominately a decorative
block concrete building, however, did incorporate some of the
brick material as an accent. It is recommended that the Midas
proposal incorporate some type of brick element into their
proposed building plans to be consistent with the rest of the
development in Elk Park Center.
Recommendation
It is recommended the Planning Commission recommend approval of the
conditional use permit for Jim Taylor (Midas Muffler) to construct a 4,032 sq.
ft. auto repair facility in Elk Park Center with the following conditions:
1. All comments listed in the report to the Planning Commission dated
May 28, 1996, be incorporated into the revised plans for approval.
2. All of the comments set forth in the City Engineer's memo dated
5/24/96 be incorporated into the plans for approval.
3. The applicant provide four sets of revised plans to the City for review
• prior to issuance of a building permit.
s:\planning\pc\cu96-8.doc
MAY-24-19% 11 03 P.02/e5
ONSULTING ENGINEERS
1326 Energy Pork Drive May 24, 1996
File: 230-318-11
St,Paul,MN 55108
612-644.4389
1-800.888.2923 Mr. Steve Ach
Fax;612.644-94A6 City Planner
City of Elk River
13065 Orono Parkway
P.O. Box 490
Elk River, MN 55330
RE: MIDAS MUFFLER SITE PLAN
Dear Mr. Ach:
CIVIL ENGINEERING. We have reviewed the site plan for the Midas Muffler facility to be located in Elk Park
ENVIRONMENTAL Center. The packet we received contained a preliminary plat, grading plan, landscape
MUNICIPAL plan, and building details. They were prepared by Bruce W. Schmitt and Associates from
PLANNING Wayzata, Minnesota. Based on our review and comments received at the staff review
•LID WASTE meeting, we would offer the following comments:
STRUCTURAL
SURVEYING 1. There is a note on the grading plan that suggests the information for this plan was
TRAFFIC taken from a grading plan provided by John Oliver and Associates dated October
TRANSPORTATION 17, 1995. As you recall, there were substantial changes made to the grading plan
for Elk Park Center during the grading operation. We question whether or not the
ELECTRICAL/MEOlANICAL plan that was thebasis for the Midas Muffler grading plan is accurate.
ENGINEERING:
HOC
2. The parking stall on the southeast corner of the site should be moved to the
POWER DISTRIBUTION
ScADA northeast corner of the site. At its current location, it is very difficult to access the
SYSTEM CONTROLS stall. It is actually in the driveway exiting from the parking lot. Adding the stall
to the north end of that line of parking would make access much easier_
3. Water and sewer are provided to the site from Freeport Avenue and is adequate to
serve this facility.
4. Drainage from the site is proposed to go overland out of the Midas Muffler parking
lot to catchbasins along the perimeter of the site. We would suggest that it would
be more appropriate to extend storm sewer from these catchbasins into the Midas
OFFICES IN: Muffler site and pick up storm water runoff internally.
NN EAPOLIS
INN
LAKE
ST.PAUL
WASECA
An Equal Opportunity Employtr
MAY-24-1996 11:04 P.03/05
Mr. Steve Ach
• May 24, 1996
Page Two
If you have any questions about any of these comments, please call.
Sincerely,
MSA, CONSULTING ENGINEERS
/WMaeete-e,
Terry J. Maurer, P.E.
TJM:tw
318-2403.may
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