6.4 (
1,4 Item# 6.4.
ety of � MEMORANDUM
Elk •
River TO: Planning Commission
FROM: Scott Harlicker, Planning Assistant
DATE: April 28, 1998
SUBJECT: Request by Beaudry Oil for a
Conditional Use Permit, Public
Hearing Case No. CU 98-9
Request
Consider a request by Beaudry Oil for a conditional use permit to construct a
second car wash bay.
Location
• 630 Proctor Avenue
Zoning/land Use
C3 (Highway Commercial) / CC (Community Commercial)
Attachments
• Location Map
• Site Plan
• Resolution vacating easement for 6th Street
Overview
In July 1995 the applicant was granted a conditional use permit for the
existing facility. It included a commercial building and a single car wash. The
applicant is requesting a conditional use permit to construct a second car
wash bay adjacent to the existing one. The exterior of the expansion will
match the existing building. No modifications other than the second car wash
are proposed.
•
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 98-9
April 28, 1998
Page 2
• Stacking
The applicant is proposing to utilize the existing stacking area for the second
car wash. He is proposing to stripe the parking lot to indicate the stacking
lane. Both car wash bays will use the same stacking lane. Because of the
need to maintain a 24 foot wide drive aisle to access the parking spaces on
the south side of the building, a second stacking lane will not be possible. The
proposed stacking lane could block the vacuum cleaners located on a
landscaped island on the south property line. The applicant has indicated
that should the cars stack up to a point where they are blocking the vacuum
cleaners the vacuums will be shut off and the hoses removed. In the past
there has been a tendency for cars to line up into the rear access between the
car wash and the adjacent convenience store. The applicant has indicated
that to prevent this from happening cones will be placed across the rear
access to encourage cars to follow the striped stacking lane.
There is stacking room for about 12 cars before the front access between the
car wash and the convenience store is blocked and room for about 7 cars
before the rear access is blocked. The stacking lane will also tend to block
drive aisle around the rear of the building.
III
Landscaping
Additional landscaping should be provided. A recent inventory of the site
found that all the landscaping on the original approved plan had not been
installed. A street tree on the north side of the access to Proctor and a
ornamental tree on the east side of the building had not been planted. All
landscaping should be installed as shown on the approved plan as well as
three additional trees on the island containing the vacuums. The suggested
trees on the island are in addition to those required on the approved site
plan.
Related Issues
The car wash is owned, operated and functions as part of the adjacent
convenience store. The convenience store was approved in 1993. In
connection with that approval the applicant, Ken Beaudry, was granted a
easement vacation to vacate a portion of 6th Street. Certain conditions were
made part of the approval of the easement vacation and the convenience
store. There are two outstanding issues related to those approvals.
The easement vacation required that the all bituminous areas not utilized for
the access drive from Highway 10 to the convenience store be removed and
landscaped and maintained as part of the convenience store's landscaped
\\elkriver\sys\shrdoc\planning\scott\cu98-9.doc
Memo to Planning Commission/CU 98-9
April 28, 1998
Page 3
III area. This condition has not been met. There is still pavement in place that is
not part of the access drive. It is occasionally used for parking of vehicles.
This pavement should be removed and landscaped in accordance with the
conditions of the resolution granting the easement vacation.
There are also site improvements required as part of the approval for the
convenience store that have not been installed. Landscaping that was shown
on the approved plan has not been installed. Eight scotch pine were to be
planted along the east property line. These trees need to be installed as well
as the dogwoods that are suppose to be planted around the electrical
transformer. Flowering crab trees are shown along Proctor and along 6th
Street, 3 on Proctor and 2 on 6th Street, that have not been planted. The
landscaping along Proctor and 6th Street should be installed as shown on the
approved plan.
Recommendation
Staff has some concerns regarding the proposed stacking plan and how it will
affect the internal traffic circulation and the circulation between the car
wash and the convenience store. The proposed mitigation, placing cones and
turning the vacuums on and off, will require vigilance by employees.
• However, any potential conflicts will be internal to the two sites and should
not impact off-site traffic circulation.
The applicant should also comply with the conditions of the easement
vacation of 6th Street and the conditions and approved site plan for the
convenience store.
It is recommended that approval of this request for a conditional use permit
include the following conditions:
1. Three overstory trees be planted on the island containing the vacuum
cleaners.
2. The stacking area be striped and cones placed to direct traffic to the
appropriate stacking lane.
3. The conditions of the easement vacation vacating 6th Street be complied
with.
4. The landscaping along Proctor Avenue and 6th Street, the 8 scotch pines
required on the east property line and the screening around the
transformer be installed as shown on the approved site plan for the
ID
convenience store.
\\elkriver\sys\shrdoc\planning\scott\cu98-9.doc
Memo to Planning Commission/CU 98-9
April 28, 1998
Page 4
Ili
5. The landscaping be installed as shown on the approved plan for the car
wash/commercial building.
6. Because of the need to maintain 24' wide drive aisle along the south side
of the building a second, or parallel, stacking lane is prohibited.
•
•
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P.O.BOX� NW CAS WASH FLANA � AS NOTED
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• RESOLUTION 94 -54
RESOLUTION FOR THE CITY OF ELK RIVER
A RESOLUTION FOR VACATING STREET, DRAINAGE, AND UTILITY
EASEMENTS
WHEREAS, a majority of the property owners abutting the street, drainage, and utility
easement have requested the City Council in a petition dated February 15,
1994, to vacate such easement according to law; and,
WHEREAS, a public hearing was held on March 21, 1994, before the City Council at the
Elk River City Hall on such petition after due published and posted notice
had been given as well as personal notice to affected property owners on
March 11, 1994, and all persons interested were given an opportunity to be
heard; and,
WHEREAS, it appears that it will be in the best interest of the City to approve such petition.
NOW, THEREFORE, BE IT RESOLVED that such petition is hereby granted and
the street, drainage, and utility easement described as follows is hereby
vacated with the conditions stated below:
That part of vacated 6th Street(formerly Lewis Street): lying west of the Southerly extension of the East line of Lot
3, Block 8, of the duly recorded plat of W.H. HOULTON'S ADDITION to the Villace (now City) of Elk River,
Sherburne lying, Minnesota; and t '
Y ng east of the Southerly extension of the East line of the West 7 feet of said
• Block 8. EXCEPTING therefrom all that part thereof lying southwesterly of a line described as Beginning at a point
on said Southerly extension of the East line of the West 7 feet of Block 8 a distance of 50 feet north of the point of
intersection thereof with the South line of said 6th Street; thence southeasterly to a point on said South line of 6th
Street a distance of 50 feet east of said point of intersection, and there terminating.
I '
1. THE APPLICANT IDENTIFY ALL EXISTING PUBLIC UTILITIES WITHIN
THE STREET RIGHT-OF-WAY AND GRANT TO THE CITY A DRAINAGE
AND UTILITY EASEMENT OF ADEQUATE SIZE AS DETERMINED BY THE
CITY ENGINEER.
2. ALL BITUMINOUS AREAS NOT UTILIZED FOR THE ACCESS DRIVE TO
THE CONv`ENIENCE STORE BE REMOVED AND REPLACED WITH BLACK
DIRT AND SOD AND BE MAINTAINED AS PART OF THE CON"V"ENIENCE
STORE'S LANDSCAPED AREA.
Adopted by the Elk River City Council this /, day of 7)-1i(_, , 1994.
/ jc
Her9 Duitsman, Mayor
ATTEST:
J
,0
Sandra Thackeray, City Clerk
easement.doc Ramona Doebler
Sherhurr County Auditcr
By: .,f-16._ -LLCG-
Deput,, r_