5.3 • J/ Item # 5_3.
City of
Elk -�-1
River
MEMORANDUM
TO: Planning Commission
FROM: Michele McPherso , irector of Planning
DATE: April 24, 2001
SUBJECT: Case No. CU 01-13
Request by James Starry for a Motor Vehicle Specialty Service Station
(Auto glass repair and replacement business)
REQUEST
41111 James Starry requests a conditional use permit be issued to allow a motor vehicle specialty
station for auto glass repair and replacement in the Barrington Place Planned Unit
Development.
LOCATION
568 Dodge Avenue, Lots 1 and 2, Block 6, Barrington Place, Elk River, Minnesota.
ZONING/LAND USE
PUD - Planned Unit Development/ HB — Highway Business
ATTACHMENTS
• Location map
• Site plan
• Barrington Place Planned Unit Development Agreement
OVERVIEW
The site, formerly the Circle C gas and convenience store, is presently a multi-tenant
building. One of the existing tenants is a Laundromat. The applicant is proposing to turn
• the former car wash into an auto glass repair and replacement business. This use falls under
Memo to Planning Commission/CU 01-13
April 24,2001
Page 2
• the definition of a motor vehicle specialty service station,which is allowed as a conditional
use permit in the PUD agreement.
In 2000,the City Council approved a resolution to remove the blanket easement over the
property,in exchange for a better-defined easement for emergency vehicle access along the
south 25 feet of the property. The applicant has now complied with the legal requirements
for the easement vacation.
ANALYSIS
The applicant proposes to operate a primarily mobile auto glass repair and replacement
service. He owns Auto Glass Services and has two other sites-Princeton and St. Cloud.
One service van will be housed at this location and will be stored inside overnight. Most of
the repair work is done off-site,with the garage space used for installations during inclement
weather.
HOURS OF OPERATION
The proposed hours of operation will be 8:30 a.m.to 5:00 p.m.,Monday-Friday. Some
work will be done by appointment on weekends.
EMERGENCY VEHICLE ACCESS
• The access to the auto glass repair and replacement area will be from the emergency vehicle
easement. The easement has been posted"no parking" and will be subject to enforcement
by the Fire Department. The auto glass repair and replacement will need to be conducted
entirely within the garage space.
LANDSCAPING
As a condition of approval for the easement vacation, staff recommended a number of
landscaping improvements that were adopted by the City Council. These included
establishing landscaping islands near the Dodge Street entrance, as well as adjacent to the
driveway to the John Oliver facility along the north property line. It was also required to
install additional trees in the expanded landscaped islands. The property owner has one
more year to complete these improvements.
PARKING
City ordinance requires seven parking stalls for the uses within the building. There are 25
parking stalls identified on the site plan,which exceeds the number required by ordinance.
SIGNS
No new signs have been indicated at this time. An existing pylon sign is located adjacent to
Dodge Avenue and any new sign will be required to receive a sign permit before installation.
III
S:\PLANNING\MICHMC\PLREPRTS\CU01-13.DOC
Memo to Planning Commission/CU 01-13
April 24,2001
Page 3
• The auto glass repair and replacement facility would be allowed between 50-300 sq.ft. of
wall signage.
RECOMMENDATION
Staff recommends that the Planning Commission approve the conditional use permit to
allow a motor vehicle specialty station with the following conditions:
1. The curb cut on Dodge Street be reduced to 30 feet in width,the maximum allowed
by City ordinance.
2. Add a landscaped island on the north side of the parking lot adjacent to the John
Oliver & Associates access drive.
3. A sign permit shall be obtained prior to the installation of any signs on the property.
4. The auto glass repair and replacement be conducted entirely within the garage.
5. Overnight outside storage of inoperable vehicles or vehicles waiting for repair is
prohibited.
•
•
S:\PLANNING\MICHMC\PLREPRTS\CU01-13.DOC
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•
BARRINGTON PLACE
• PLANNED DEVELOPMENT AGREEMENT
CITY OF ELK RIVER
SHERBURNE COUNTY, MINNESOTA
•
THIS PLANNED DEVELOPMENT AGREEMENT, made and entered into this 25th day of
November , 1980, by and between the CITY OF ELK RIVER, Sherburne County,
Minnesota (the City) and GAR-SAN ENTERPRISES, INC. , with address at 544 Third
Street, P.O. Box 236, Elk River, Minnesota 55330 (Developer) .
WITNESSET H:
WHEREAS, Developer proposes a Planned Development in the City to be known
as Barrington Place (the Development) more particularly described in Exhibits
attached hereto and incorporated herein by reference tthe Exhibits) , containing
thirty-four and two-tenths (34.2) acres of land more or less, said land legally
described in Exhibit "A" (The Subject Land) ; and
WHEREAS, it is the intention of Developer to proceed with the Development
whereby the Subject Land will be subdivided pursuant to Minnesota Statutes,
Chapters 505 and 462, and the City's Subdivision Ordinance providing for the
• platting of land and to obtain certain approvals from the City for the various
phases of the Development as development progresses;
NOW, THEREFORE, it is hereby agreed by and between the parties hereto as
follows:
1.) Development - Developer intends to develop the Subject Land in accord-
ance with the plans shown on the Exhibits and the City agrees to permit the
Development subject to obtaining final approval for each phase of the Develop-
ment from the City before proceeding with any work on said phase, unless other-
wise agreed to by the City.
2.) Exhibits - The Exhibits attached hereto, incorporated herein by ref-
erence and made a part of this Agreement are:
•
Exhibit "A" - Legal Description
Exhibit "B" - Site Plan
Exhibit "C" - Land Use Map
Exhibit "D" - Phasing Plan
Exhibit "E" - Sewer Hook-up Map
Exhibit "F" - Developer's Agreement
3 .) Approval the City - The City hereby approves the Development as
shown in the Exhibits; provided, however, that insofar as the Exhibits may vary
from the written terms of this Agreement, said written terms shall govern.
• 4. Term of Planned Development - Developer represents that it intends to
complete the Development within (10) years from the date hereof, so long as
•
the City grants timely approval of each phase of the Development. The City
• limits its approval to said ten (10) year period.
5. ) Plan for Orderly Development -
(01) On-Site Utilities - In order to promote the orderly installation of
on-site utilities within the Development, Developer will prepare and submit
to the City Engineer a phasing plan covering the installation of streets,
curbs and gutters, sidewalks and other public walkways, water, storm sewer
and sanitary sewer laterals. City Engineer will make such changes as he
believes are in the interest of the City and submit the final phasing plan
to the Planning Commission and City Council for their approval. No City
financed services will be installed that are not in conformance with an
approved phase of the Development.
(02) Approval Prior to Construction - Prior to constructing any commercial
phase of the Development, Developer shall submit his plans to the Planning
Commission for site and landscaping plan, building plan and architectural
review.
6. ) Major Street Dedications and Easements - Developer agrees to dedicate
as part of the plat the streets known as Auburn Place and Sixth Street. In
addition, Developer will grant all such temporary cul-de-sac easements as re-
quired and all necessary access easements for a public street to Elk Drive prior
to platting. Dedication shall be made for streets within the plat upon record-
ing of the final plat. The City's approval of the final plat shall include an
• assumption of the public duty to maintain the dedicated streets when completed
according to plans approved by the City.
7. ) Sewer Hook-up - It is the intent of the City to install a new sewer
interceptor immediately west of the Development; however, no final decision has
been made whether to install said west sewer interceptor. The City is not
obligated to build said west sewer interceptor. Exhibit "E" delineates those
residential and commercial areas of the Development which are scheduled to
hook-up to the new sewer interceptor (Western Sewer Service Area). Developer
will comply with this sewer hook-up plan unless the Western Sewer is not in
service by December 31, 1982, after which time Developer will be free to hook-up
any phase of the Development requiring sewer to the existing sewer line located
immediately south of the development (Southern Sewer Service Area) , provided
that the City Engineer concurs that there is adequate capacity in the South
sewer line. If there is insufficient capacity in said South sewer line, Devel-
oper shall not proceed with the development until capacity is available. Should
Developer desire to build a portion of the Development located in the Western
Sewer Service Area prior to December 31, 1982, and the Western Sewer is not in
service, then Developer will provide the City with a bond in an amount equal to
the sewer hook-up charges otherwise due the City. If the Western Sewer is
subsequently -completed prior to December 31, 1982, the City will be entitled to
the proceeds of the bond; if not, the bond shall expire and Developer freed of
any financial obligations to pay hook-up charges for the Western Sewer.
• 8. ) Development of Commercial Areas -
(01) The sale of any individual commercial parcel as shown on Exhibit B
shall be considered a separate phase and subject to the restrictions of
Section 5 insofar as obtaining City approvals.
(02) Commercial Uses - The use of the commercial parcels shall be re-
• stricted to those uses which are principle or conditional in the C-1, C-2
and C-3 commercial zones with the following exceptions:
Principle Uses not allowed:
1. Multi-family dwellings
2. Parking ramps
3. Taverns
4. - Motor vehicle service stations servicing vehicles with more than
two (2) axels
5. Auto repair shops
6. Storage facilities
7. Drive-in Theaters
8. Outdoor amusement centers
• Conditional uses not allowed:
1. Those conditional uses permitted in the R-4 District
2. Those principle uses permitted in the R-3 and R-4 Districts
9. ) Assessments - The parties mutually agree that all public improvements
installed by the City related to the Development shall be assessed pursuant to
Chapter 429 of Minnesota State Statutes, and in accordance with a Developer's
Agreement for each phase of the development satisfactory to the City. Other-
wise, the Developer shall be responsible for installation of improvements in
• accordance with City standards.
10.) Park, Trail and Pond Dedication - Developer will contribute an amount
equal to ten percent (10%) of the Fair Market Value of land included in the
Development to the City's Park Fund. Amount to be determined by an independent
fee appraiser.
11.) Sidewalks - Concrete sidewalks, in such widths and in such location as
required by the City's applicable ordinance in effect at the time of final plat
approval, shall be constructed for lands within the Development contemporane-
ously with the improvement of streets and be assessable to Developer. The City
will consider reasonable exceptions to sidewalks as each phase is presented for
approval, and decisions as to said exceptions shall be within the reasonable
discretion of the City.
12.) Street Lights - Developer agrees to provide and the City agrees to
accept a street lighting system for each phase pursuant to the applicable ordi-
nance in effect at the time of the final plat approval.
13.) Building Setbacks - Building setbacks shall be those established by
the City's Zoning Ordinance in effect at the time of final plat approval.
14. ) Preservation of Trees - Developer agrees to comply with the City's
ordinances currently in effect related to preservation of trees and specifically
will exercise reasonable efforts in residential areas to save mature, undiseased
• trees on the Subject Land which do not have to be removed for reasonable instal-
lation of buildings, streets, sidewalks, utilities or drainage improvements and
construction activities related thereto.
3.
15. ) Screening - Coincidental with the submission of each phase for site,
*building and architectural approval, Developer shall submit a 'landscape and
screening plan for any residential lots with a side yard or rear yard abutting a
major or minor arterial or collector street. The City may require reasonable
landscaping and screening of said lots abutting on such public streets at the
expense of Developer and where said screening is required, it shall be a part of
the Developer's Agreement required by the City for each phase.
16. ) Developer's interest in Property - Developer hereby warrants and
represents to the City, as inducement to the City's entering into this Agree-
ment, that Developer has an interest in the Subject Land as a fee owner.
17. ) Compliance with City Ordinances - Developer agrees to reasonably
comply with all City Council Ordinances consistent with this Planned Development
Agreement which may affect the Development.
18. ) Buffer Area - Prior to initiating construction of each Phase, the
Developer shall submit to the City for approval a detailed plan for buffering
and landscaping the setback area between the residential and commercial areas.
19. ) Developer shall create a Homeowner's Association before any building
permits are issued for the townhomes. Prior to the filing of the Homeowner's
Association documents with Sherburne County, they shall be submitted to the City
Attorney for review and compliance with this Agreement.
• (01) The Homeowner's Association shall be responsible for the exterior
maintenance of all townhomes in the plat.
(02) The common areas shall be properly maintained by the Homeowner's Asso-
ciation including weed control, mowing, utilities care, etc. , in accordance
with generally recognized standard practice and shall not be significantly
altered except as permitted herein.
(03) The Homeowner's Association shall maintain all private streets, park-
ing areas or driveways and traffic controls, if any, within the plat (park-
ing signs or painted markings for handicapped and no parking zones) .
(04) Membership in the necessary Homeowner's Association must be mandatory
for each owner and any successive buyer. The dues for such membership must
be established to adequately meet the expenses of maintenance and fulfill-
ment of all responsibilities of the Homeowner 's Association as set forth in
this Agreement. A provision must be made in the bylaws of the association •
to reflect this condition.
20. ) Notices - Whenever in this Agreement it shall be required or permitted
that notice or demand be given or served by either party to this Agreement to or
on the other party, such notice or demand shall be delivered personally or
mailed by United States mail to the addresses hereinafter set forth by certified
mail (return receipt requested) . Such notice or demand shall be deemed timely
given when delivered personally or when deposited in the mail in accordance with
above. The addresses of the parties hereto are as follows, until changed by
ice given as above:
• If to the City, at: City of Elk River
505 U.P.A. Drive
Elk River, Minnesota 55330
If to the Developer, at: Gar-San Enterprises, Inc.
544 Third Street, P.O. Box 236
Elk River, Minnesota 55330
21.) Remedies - Should Developer breach any of the terms and conditions of
this Agreement, the City shall any or all of have the following remedies:
(01) Withhold development permits for the undeveloped phases.
(02) Terminate this Agreement by written notice to Developer and revert the
zoning of the Property to the original land use designation as shown on
Exhibit "C".
(03) Institute prosecution of Developer under the relevant provisions of
the City's Zoning Ordinance.
22.) Binding Agreement - This Agreement shall be binding upon the Devel-
oper, its successors and assigns and upon the City until terminated.
the City
rights
and remedies granted to the Cit herein shall be enforceable onlyby
and not by other persons or parties.
IN WITNESS WHEREOF, the parties hereto have executed this Agreement as of
the day and year first above written.
CITY OF ELK RIVER
By
Frank Madsen
Its: Mayor
B :7,77L '�/� -- '��•--�,
Robert Middaugh
Its: Administrator
GAR-SAN ENTERPRISES, INC.
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