5.5 E-c,/
• Item # 5.5.
City oft
Elk R•
iver. MEMORANDUM
TO: Planning Commission
FROM: Scott Harlicker, Senior Planner;'
DATE: February 27, 2001
SUBJECT: Case No. CU 01-10
Request by Finn Daniels Architects (Precision Tune Auto Care) for
Conditional Use Permit
Request
Consider a request by Finn Daniels Architects (Precision Tune Auto Care) for a
conditional use permit for a motor vehicle specialty service station and additional
lease space, and an amendment to the conditional use permit for Elk River Retail
• Center PUD to allow a freestanding sign.
Location
Lot 2, Block 1, Elk River Retail Center 2nd Addition
Zoning/Land Use
PUD (Planned Unit Development) / HB (Highway Business)
Attachments
■ Location map
■ Site Plan
■ Memo from City Engineer
■ Letter from applicant
Overview
The applicant is proposing a 3,025 square foot Precision Tune Auto Center and
8,460 square feet of attached lease space. Tenants for the lease space have not
been identified. The structure will be located between County Inn Suites and
Perkins Restaurant in the Elk River Retail Center.
•
13065 Orono Parkway • P.O. Box 490 • Elk River, MN 55330 • TDD & Phone (763) 441-7420 • Fax (763) 441-7425
Memo to Planning Commission/CU 01-10
February 27,2001
Page 2
ID
The building will be located on Lot 2, Block 1, Elk River Retail Center 2nd Addition
which is 49,222 square feet (1.13 acres) in size. The plan includes some
additional parking spaces and landscaping, as well a freestanding monument
sign along Highway 169. The building is rectangular shaped with the narrow
ends facing Highway 169 and Dodge Street. The front of the building faces
Perkins Restaurant. The additional parking is being provided on the south side of
the site, adjacent to Perkins.
Building
The proposed building will be 11,485 square feet in size; Precision Tune will be
3,025 square feet and the remaining 8,460 square feet will be lease space. The
exterior of the building will be a mix of E.F.I.S and rock face block. Colors will be
a mix of cream and gray, which will be compatible with the adjacent structures.
Metal canopies will be located over the windows and entrances of the building.
The exterior of the building includes some nice cornice details and formal
entrances.
The activity around the building will be focused away from the residential
property on Dodge Street. To this end, the Precision Tune will be located on the
end of the building closest to Highway 169 and the building will act as buffer
between the auto care portion of the building and Dodge Street. No windows or
entrances are proposed on the side facing Dodge Street.
There is no trash enclosure proposed. All trash will be stored inside the building.
No outside storage of auto parts is allowed.
Parking
47 parking stalls are shown on site plan. The Precision Tune requires 10 spaces
with the remaining 37 spaces dedicated to the 8,460 square feet of lease space.
This would work with a specific mix of retail and auto related uses. However, if
the entire 8,460 square feet were retail, there would not be enough parking. Staff
is concerned about controlling the mix of tenants so that the parking
requirements do not exceed the spaces available. The City does not track
tenants when they locate into existing space unless they require a conditional
use permit. When reviewing parking requirements in multi-tenant buildings we
look at the worst-case scenario, which in this case would be all retail uses. If the
8,460 square feet is retail, 52 spaces would be needed to meet the parking
requirements, this would include the 10 spaces for Precision Tune. Only 47
spaces are provided. In order to meet the parking requirements on site, the
lease space should be reduced from 8,460 square feet to 7,400 square feet.
The parking lot layout is acceptable. There are 11 spaces existing along Highway
169 that will be counted towards the parking requirement. An additional 36 new
• spaces will be constructed as part of this project, 26 of them in front of the
S:\PLANNING\SCOTT\CU0110.DOC
Memo to Planning Commission/CU 01-10
February 27,2001
Page 3
• building adjacent to the existing driveway for Perkins. Curb and gutter are
included around the landscape islands, perimeter of the parking lot and
driveways. The existing driveway adjacent to the berm will remain, as will the
driveway along Highway 169.
Landscaping
The proposed landscaping includes 3 trees, one overstory tree and 2 ornamental
trees and some bushes planted around the building. The landscape ordinance
requires 22 trees for this site. Additional trees will be required to meet the
landscape requirement. However, it is not likely that an additional 19 trees would
realistically fit on this site. Staff will be working with the applicant on a revised
plan and possible landscape alternatives. Alternatives include planting larger
trees than required or planting trees off-site.
The existing landscaping was installed to meet the landscaping requirements for
Perkins and Country Inn Suites. The existing landscaping on the berm was
installed in 1994 when the original PUD was approved, The landscape plan also
indicates that the berm is irrigated. Irrigation will also be required for the
landscaped areas of this site.
The proposed parking lot lighting should match the existing lights found at
Perkins and Country Inn Suites
•
Grading, Drainage and Utilities
Grading, drainage and utility issues are addressed in the City Engineer's memo.
Signage
Freestanding Sign
The applicant is also proposing a freestanding monument sign along Highway
169. The applicant is requesting that the conditional use permit for Elk River
Retail Center PUD be amended to allow for this monument sign. A freestanding
sign for this site was not included on the approved site plan for the PUD.
The proposed sign is 10 feet high and 10 feet wide. The sign area is 80 square
feet. The sign will have a rock face block base. The proposed sign is located
within an Anoka Electric easement and within a City of Elk River drainage and
utility easement. The applicant will have to get permission from Anoka Electric
and the municipal utilities to place the sign in the easement.
•
S:\PLANNING\SCOTT\CU0110.DOC
Memo to Planning Commission/CU 01-10
February 27,2001
Page 4
• Entrance Sign
An entrance sign is proposed next to the existing entrance sign for Country Inn
Suites on the Dodge Street entrance near Perkins. Because of the proximity of
the building to the entrance and the visibility from Dodge Street, staff believes the
sign is excessive and not needed to direct traffic to the site.
Wall Signage
Wall signs for Precision Tune and the lease space shall comply with the Elk River
Retail Center PUD Agreement and the City of Elk River Sign Ordinance.
Recommendation
1. If the applicant desires to located the monument sign as proposed, they
will have to provide written authorization from Anoka Electric and the
municipal utilities regarding the location of the freestanding sign.
2. Wall signs shall be in conformance with the Elk River Retail Center PUD
and the City of Elk River sign ordinance.
3. All trash will be stored inside the building.
• 4. No outside storage of auto parts, cars under repair, pallets or other
packaging material, or goods is allowed.
5. The landscape plan will be revised to comply with the landscape
ordinance, and if the total number of trees required can not be
accommodated on site, an alternative will be worked out with the city.
6. The area of the lease space shall be reduced to 7,400 square feet.
7. All comments in the in the City Engineer's memo shall be addressed.
8. Parking lot lighting shall match the existing lighting found at Perkins and
Country Inn Suites.
9. The proposed entrance sign at the Perkins entrance from Dodge Street
shall not be allowed.
1111
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• Ms. Michele McPherson
February 5, 2001
Page Two
5. The utility plan shows an extension of the existing storm sewer into the parking
area between the proposed building and the Country Inn and Suites building.
There is no emergency overflow for the last catch basin on this line. Grading of the
parking area should provide for an emergency overflow, such that if this catch
basin is plugged or overwhelmed by a large storm, the runoff will leave the site and
not endanger the building.
6. The parking area between the existing Perkins Restaurant and the new building is
proposed to drain southwesterly through the Perkins site. Is this acceptable to the
owner of the Perkins Restaurant?
If you have any questions regarding these comments, please call.
Sincerely,
Howard R. Green Company
Terry J."Maurer, P.E.
• TJM:tw
•
0:\PROJ\813560J\Ltr 02-05-01 McPherson.doc
Howarc R. Green Company
CONSULTING ENGINEERS
•
i -owarc R. Croon CoToay
February 5, 2001
File: 813560J-0240
Ms. Michele McPherson
Director of Planning
City of Elk River
13065 Orono Parkway
P.O. Box 490
Elk River, MN 55330-0490
RE: PRECISION TUNE AUTO CARE
SITE PLAN REVIEW
Dear Ms. McPherson:
As requested, we have reviewed the site plan for the proposed Precision Tune Auto
• Care. The site plan was prepared by Finn Daniels Architects and was dated January 29,
2000, Although it was received January 30, 2001. This proposed site is located between
the Perkins Restaurant and the Country Inn and Suites Motel. Based upon our review,
we would offer the following comments:
1. As discussed at the staff review meeting, it is questionable, depending on the type
of commercial business that occupies the 8,460 square feet of lease space,
whether or not this site has sufficient parking. If this square footage is occupied by
a larger traffic producer, there could be a shortage of parking.
2. There is one proposed trash enclosure that is set into the berm along Dodge
Street. We question whether one trash enclosure located approximately 200 feet
from the end business in the proposed building is sufficient, and whether or not the
trash enclosure should be allowed to be constructed into the berm.
3. The proposed site identification sign is shown in the drainage and utility easement.
This easement contains a trunk watermain. In fact, the utility plan shows that there
is an existing hydrant in this same general area. The site sign should not be
allowed to be constructed in this drainage and utility easement.
4. The grading plan shows minor grading of the existing berm along Dodge Street
which will slightly lower a portion of the berm. It is unclear why this is being
proposed - perhaps for better sight lines of the building. It does not appear that the
grading of the berm has anything to do with better sight lines for the motoring
public. We would suggest that this grading of the berm not be allowed.
•
O:\PROJ\813560J\Ltr 02-05-01 McPherson.doc
1326 Energy Park Drive • St. Paul, MN 55108 • 651/644-4389 fax 651/644-9446 toil free 888/368-4389
fiiindariiels
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2145 Ford Parkway, Suite 201
Saint Paul, Minnesota 55116
Phone 651.690.5525
Fax 651.690.5545
www.finn-daniels.com
February 19, 2001
City Of Elk River
13065 Orono Parkway
P.O. Box 490
Elk River, MN 55330
Attn: Scott Harlicker
Senior Planner
Re: Proposed Site Development
Precision Tune Auto Care and Leasehold
Elk River, MN
Enclosed with this letter you will find a revised civil plan "C-1" in response to your site plan review.
. In this letter is an itemized response to that same plan review of February 5th, 2001.
1. We firmly believe that there shouldn't be any problem in administrating the occupancies and
the square footages allowed in a mixed-use facility as it relates to the parking requirements.
This certainly can be controlled though the application for building permits. Surely there are
other developments within the city that have a mixed use in which some areas or lease
spaces require more parking based on their square footage than others. Parking
requirements are often determined based on what function different areas are designed for.
As an example, a restaurant in a retail center or office building would require more parking
than the remainder of the building due to the higher occupant load expected. If the restaurant
would want to expand, I am sure an evaluation of the parking on the site would be necessary
to make sure that the proposed expansion would not throw the building into non-conformance
with the zoning code. Therefore, the control through building permit application of what
function/business is allowed what square footage, based on the parking requirements is a
system that must already be in place. We are asking that you look at this leasehold space
with the same criteria.
Based on the parking provided with the Precision Tune Auto Care taking 3025 S.F:
5200 S.F. could be leased to a function that requires 200 S.F. per stall (such as retail)
3260 S.F. must be leased to a function that requires no greater than 300 S.F. per stall (such
as auto related or professional office)
Working the problem backwards:
If we had a auto related tenant signed up to take the entire building at this point there would
be more than enough parking to comply with the zoning ordinance. If 5 years down the road
that auto related tenant downsizes to 3260 S.F. would we be denied being able to lease the
remaining 5200 S.F. to a retail tenant? The parking would comply.
1111
Page 2 of 2
• Letter to City of Elk River
RE: Precision Tune Auto Care
2. The owner has decided to provide an interior trash enclosure so that there will be no exterior
dumpster therefore no reason in to infringe on the existing berm.
3. The proposed site identification sign will be moved outside of the drainage easement.
4. The grading plan has been revised so that no work will be required to the existing berm.
5. The utility plan is not indicating a new catch basin north of the proposed building; this catch
basin is existing. This existing catch basin is connected a catch basin at the West Side of the
parking area south of the proposed building. The existing storm line lies under the proposed
building location, therefore the civil engineer designed a new storm line with manhole (at the
bend) to remove the storm line from below the proposed building location.
6. There is a small area of parking that drains across the Perkins site. We have sent the owner
of the Perkins restaurant the proposed plans and are currently working with them to resolve
any issues they may have with these plans.
Additionally you mentioned in a phone conversation that this site did not comply with the
landscape criteria in regards to quantity of over-story trees per the city ordinance for a new stand
alone site. In discussing this matter with Mr. Jamie Thelen of the Sand Companies he stated that
he believed that as a P.U.D. this site already met the landscape requirements of the city in
regards to quantity of trees due to the quantity that was installed when the Country Inn was
• developed. Could you please research this and let us know what you find prior to the Planning
Commission meeting. We may be able to add some trees but we don't think that it is prudent to
add trees that will kill other established landscaping (like on the berm), nor add trees in such a
manor that they will overcrowd each other when mature. Please advise.
Sin -rely,
Daniel M. Dege
Scott, I will out of town on the 27th, so Mr. Mark Finnemann will be representing the owner and
Finn Daniels at the meeting.
•
•