6.2 {
Item# 6.2.
4rly ofMEMORANDUM
lkRiverTO: Planning Commission
FROM: Stephen Wensman, Planner 7yV
DATE: August 25, 1998
SUBJECT: Request by Elk River Ford Chrysler
for an amendment to the Conditional
Use Permit CU 88-07, Public Hearing
Case No. CU 98-23
Request
Consider a request by Elk River Ford Chrysler for an amendment to their
conditional use permit to expand their parts and service facility.
Location
17219 Highway 10, Elk River. (Highway 10 and 171st Street) (Parcels B, C
• and D; PID#s 75-011-2200, 75-011-2215,75-011-2105)
Zoning/Land Use
C3 (Highway Commercial) / HB (Highway Business)
Attachments
• Location map
• Site plans
Overview
The applicant is proposing to add a 17,650 SF addition onto their parts and
service facility increasing the building to 37,380 SF. The proposed expansion
is on Parcel B ( 3.5 acres) with some site changes on Parcels C and D. The
entire site area is roughly 11.62 acres.
In 1988, Elk River Ford received a conditional use permit to expand their
used car parking area and showroom. At that time, car lots required a
conditional use permit, however auto repair did not. Currently, auto repair
• shops and car sales are a conditional use in the C3 zone.
13065 Orono Parkway • P.O. Box 490 • Elk River, MN 55330 • TDD &Phone: (612)441-7420 • Fax: (612)441-7425
Memo to Planning Commission/CU 98-19
July 28, 1998
Page 2
0 Site Plan Review
The proposed addition encroaches on the existing drainfield, however, the
drainfield is dismantled and the site uses a septic tank which is pumped.
The new service entrance shows a concrete curb and gutter on the east side.
A similar treatment should be made on the west side of the entrance and
connect up to a bituminous curb existing along the south side of the parking
lot.
The circular display platforms displace the existing Ford Chrysler signs with
no other locations for signs shown.
The existing light poles in the new pavement on the southeast portion of the
site are to be removed.
Landscaping
The expansion of the building is on parcel B with a landscape requirement of
21 overstory trees, 11 ornamental and 11 conifers. At least 50% of the
overstory and ornamental trees need to be comprised of more than one
• species. Landscaped areas shall have underground irrigation. Landscaped
areas cannot be used for parking of vehicles or the storage or display of
materials or merchandise.
The parking in Parcels B and C are grandfathered noncomforming with a 5
foot setbacks. The changes are not significant enough to warrant changing
these existing conditions.
Site Access
The existing Highway 10 entrance can be dangerous for crossing traffic. The
Highway 10 and 171st intersection is planned to be a controlled intersection
in the future. For safety reasons, a portion of Parcel D is being paved
primarily to accommodate a second entrance onto 171st.
Septic
The existing building is currently using a septic tank which is pumped
regularly. The existing drainfield is currently dismantled. City sewer and
water to serve this area is currently being discussed. A public hearing is
scheduled for September 28th, 1998. At this time no project has been ordered.
1111
f:\shrdoc\planning\stevewen\pcmmo\cu9823pc.doc
Memo to Planning Commission/CU 98-19
July 28, 1998
Page 3
• With the expansion, the septic tank can continue to be used, however, floor
drains and sinks where chemicals will be used will be required to drain into a
separate tank. Records of septic maintenance will be required.
Sewer and Water Easements
Sewer and water easements will need to be aquired through the applicants
property as part of the East Elk River Trunk Sewer and Water expansion.
The proposed easements have little effect on the existing conditions. The
proposed easements will likely run north-south adjacent the east edge of the
existing parking lot and through the applicants proposed new access to 171st.
Timing of the applicants improvements and the City's improvements should
be coordinated for cost savings and efficiency. (The City Engineer will have
further comments.)
Wild and Scenic River
The site is within the Wild and Scenic River District and is subject to DNR
restrictions.
On March 17, 1997 a meeting was held between the City and the DNR in
response to a draft of the revised Wild and Scenic River Ordinance. An
0 interim set of rules were established and effect this site as follows:
• Maintenance, remodeling and expansions to existing commercial
buildings are allowed. No new buildings are allowed.
The proposal by the applicant is in compliance with the interim Wild and
Scenic River Ordinance.
Recommendation
It is recommended that the Planning Commission recommend approval of an
amendment to Elk River Ford Chrysler conditional use permit to expand a
parts and service facility with the following conditions:
1. THAT NO LANDSCAPED AREA SHALL BE USED FOR PARKING OF
VEHICLES, OR STORAGE OR DISPLAY OF MATERIALS OR MERCHANDISE.
2. THAT THE LANDSCAPING BE COMPLETED AS PER THE ELK RIVER
ORDINANCE.
3. THAT THE LANDSCAPED AREAS BE IRRIGATED INCLUDING PARKING
ISLANDS.
•
f:\shrdoc\planning\stevewen\pcmmo\cu9823pc.doc
Memo to Planning Commission/CU 98-19
July 28, 1998
Page 4
• 4. THAT CONCRETE CURBS BE ON BOTH SIDES OF THE NEW ENTRANCE
FROM 171ST TO THE PARKING LOT AND THAT THE CONCRETE CURB
CONNECT TO BITUMINOUS CURB.
5. THAT SEWER AND WATER EASEMENTS FOR THE EAST ELK RIVER
IMPROVEMENT BE GRANTED TO THE CITY AS DETERMINED BY THE CITY
ENGINEER.
6. THAT SEWER AND WATER IMPROVEMENTS BE COORDINATED WITH THE
APPLICANT'S IMPROVEMENTS.
7. THAT THE SITE BE ILLUMINATED ACCORDING TO THE ELK RIVER CITY
ORDINANCE.
8. THAT NEW SIGNAGE CONFORM TO THE ELK RIVER CITY ORDINANCE AND
REQUIRED SIGN PERMIT.
•
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