Item 5.5 / --�
• Item# 5.5.
City of v MEMORANDUM
Elk River
TO: The Planning Commission ,�
FROM: Stephen Wensman, Planner id
DATE: September 26, 2000
SUBJECT: Request by Elk River Muffler and Brake for a
Conditional Use Permit, Public Hearing
Case No. CU 00-36
Request
Elk River Muffler and Brake is requesting a conditional use permit in order
to construct an auto repair shop in the D. zoning district.
III Location
General description: 171st Street NW at the Ulysses alignment. Legal
description: the North 420 feet of the East 210 feet of the West 630 feet of
the SE 1/4 of the NW 1/ of Section 11, Township 33, Range 26, Elk River.
Zoning/Land Use
I1 (Light Industrial) / LI (Light Industrial)
Attachments
• Location Map
• Site /Landscape Plan
• Grading, Drainage and Erosion Control Plan
• Building Elevations
• Floor Plans
• City Engineer Memorandum, 9/19/2000
• Wetland Conservation Act Letter
III
13065 Orono Parkway • P.O. Box 490 • Elk River, MN 55330 • TDD & Phone (763) 441-7420 • Fax (763) 441-7425
Memo to the Planning Commission/P 00-16
September 26,2000
Page 2
• Overview
Elk River Muffler and Brake is requesting a conditional use permit in order
to construct a 6000 SF auto repair facility on a 1.64-acre parcel in the I1
zoning district. The facility will be located along 171st Street NW with access
off of the Ulysses Street right-of-way. Auto repair shops are a conditional use
in the I1 zoning district. An amendment to the conditional use permit will be
required for the 6300 SF future expansion.
Existing Conditions
The lot is mostly open with a few trees and a portion of a wetland in the
southwest corner. There is also a gas line easement that crosses the property
along the Ulysses Street alignment.
Analysis:
Access
A temporary driveway will be constructed on the Ulysses Street right-of-way
from 171st Avenue. In the future, when Ulysses Street is extended, the
IIportion of the driveway in the right-of-way will be removed and access will be
directly onto the extended Ulysses Street.
Gas Easement
As proposed, the entrance into the site and a significant portion of the
parking lot are located on top of a Northern Natural Gas Easement. The
applicant will be required to obtain written approval from Northern Natural
Gas for the site development within the easement.
Wetland Conservation Act
The applicant proposes to dike off a portion of the existing wetland to create a
sedimentation/retention pond. The amount of wetland impacted by the
excavation and filling is less than the De minimus and is exempt from WCA
requirements. The Army Corps has been notified as part of a joint
notification and additional permits may be required (See attached letter)
Grading Drainage and Erosion Control
(See attached Howard R. Green memorandum)
•
\\elkriver\sys\shrdoc\planning\stevewen\pcmmo\cu00-36.doc
Memo to the Planning Commission/P 00-16
September 26,2000
Page 3
Building Elevations
•
Asro osed, the building will be constructed out of painted rock face block.
P P
The color of the building has not yet been determined.
Parking
Twenty parking stalls are required for the first phase of the project. The site
plan shows there to be 32 parking stalls. An additional nine parking stalls
will be required for the future expansion based on the 6,300 SF addition.
There appears to be adequate site area for the future parking. All parking
stalls are required to be a minimum of 9 FT x 18 FT (face of curb to face of
curb) with a minimum drive lane of 24 FT. Parking shall be on paved
surfaces only.
Trails
Additional 171st Avenue right-of-way was granted as part of the platting of
Houles First Addition. No trail is proposed at this time, however there is
adequate right-of-way to accommodate a future detached trail that would
extend from the new Tyler Street to Highway 10 as proposed by the Parks
Master Plan.
• Landscaping
City Ordinance requires the planting of 30 trees comprising of 15 overstory
trees, 7 ornamental trees and 8 coniferous trees. Credit for existing trees can
be given, however no information has been provided for assigning credit. The
landscape plan is deficient 4 overstory trees, 7 ornamental trees and 3
coniferous trees.
Signs
A monument sign is proposed along 171st Avenue. No wall sign has been
proposed at this time. A sign permit is required prior to installation of signs.
Dumpster
No dumpster has been indicated on the site plans. A dumpster enclosure is
required and must be constructed of materials similar to the building with a
gate.
•
\\elkriver\sys\shrdoc\planning\stevewen\pcmmo\cu00-36.doc
Memo to the Planning Commission/P 00-16
September 26,2000
Page 4
Lighting
•
No site lighting has been proposed at this time. A lighting plan is required
and must conform to City Ordinance.
Recommendation
Staff recommends that the Planning Commission recommend approval of the
conditional use permit to construct an auto repair facility with the following
conditions:
1. THAT THE CITY ENGINEER'S COMMENTS BE INCORPORATED INTO THE
PRELIMINARY PLAT.
2. SURFACE WATER MANAGEMENT FEE BE PAID IN THE AMOUNT
REQUIRED BY THE CITY AT THE TIME OF FINAL PLAT PRIOR TO
RELEASING THE PLAT FOR RECORDING WITH SHERBURNE COUNTY.
3. PARK DEDICATION FEE AND TRAIL FEE IN THE AMOUNT REQUIRED BY
THE CITY AT THE TIME OF FINAL PLAT BE PAID PRIOR TO RELEASING
THE PLAT FOR RECORDING WITH SHERBURNE COUNTY.
4. THAT ADDITIONAL GOVERNMENTAL PERMITS BE OBTAINED,IF
REQUIRED,FOR CONSTRUCTION IN THE DELINEATED WETLAND.
• 5. THAT WRITTEN PERMISSION BE OBTAINED FROM NORTHERN NATURAL
GAS FOR THE SITE DEVELOPMENT IN THE GAS LINE EASEMENT.
6. THAT ALL PARKING STALLS BE A MINIMUM OF 9 FT X 18 FT (FACE OF
CURB TO FACE OF CURB)WITH A MINIMUM DRIVE LANE OF 24 FT.
7. PARKING SHALL BE ON PAVED SURFACES ONLY.
8. THAT A DUMPSTER BE SHOWN ON THE SITE PLANS AND CONSTRUCTED
OF MATERIALS SIMILAR TO THE BUILDING WITH A GATE.
9. THAT THE LANDSCAPE PLAN BE REVISED TO CONFORM TO CITY
ORDINANCE.
10. THAT A LIGHTING PLAN BE PROVIDED THAT CONFORMS TO CITY
ORDINANCE.
11. THAT AN AMENDMENT TO THE CONDITIONAL USE PERMIT BE OBTAINED
PRIOR TO PHASE TWO OF THE SITE DEVELOPMENT.
II
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DATE RECEIVED
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•
Howarc R. Green Corn oany
CONSULTING ENGINEERS
September 19, 2000
File: 811751J-0240
Ms. Michele McPherson
Director of Planning
City of Elk River
13065 Orono Parkway
P.O. Box 490
Elk River, MN 55330-0490
RE: ELK RIVER MUFFLER AND BRAKE
Dear Ms. McPherson:
As requested, we have reviewed the submittal package for the proposed Elk River
Muffler and Brake facility to be located in Houles First Addition. The submittal consisted
of a grading, drainage, and erosion control plan prepared by John Oliver and Associates,
• dated September 12, 2000, and a site plan prepared by Paul Meyer Architects, Inc.,
dated August 17, 2000. Based upon our review, comments received at the staff review
meeting, and meetings with the Developer, we would offer the following comments:
1. The site plan proposes to outlet the parking lot into the future Ulysses Street
right-of-way approximately 200 feet south of 171st Avenue. Then a temporary
driveway will be constructed from this point in the future Ulysses Street right-of-
way to 171st Avenue. The access point of the driveway with 171st Avenue
should line up directly opposite Ulysses Street north of 171st Avenue.
2. The site shows a pond area at the south end of the site. The pond is proposed to
be constructed partially within an existing wetland. John Weicht and Associates
received a letter dated August 29, 2000, from Steve Rohlf, Building & Zoning
Administrator, that essentially approved the using of a portion of the wetland for
ponding purposes under the De Minimis provision in the Wetland Conservation
Act (WCA).
No drainage calculations have been submitted. These will need to be submitted,
reviewed, and approved prior to final approval of the site plan. The proposed
pond shows side slopes at a 3:1 slope. Best Management Practices call for pond
side slopes to be a maximum of 4:1 with a flat-benched area at the normal water
level. This is to provide a means to get out of the pond should someone happen
to find themselves in the pond itself. The City has allowed steeper slopes in
other instances, but in all cases have required that the pond be securely fenced.
1111
O:\PROJ\811751j10240Vtr 9-19-00 McPherson.Review.doc
1326 Energy Park Drive • St. Paul, MN 55108 • 651/644-4389 fax 651/644-9446 toll free 888/368-4389
Ms. Michele McPherson
• September 19, 2000
Page Two
3. There is an emergency overflow elevation shown at 877 for the proposed pond.
The remainder of the top of the pond needs to be at least a half a foot above the
emergency overflow. Currently, the way the grading plan is shown, it appears
that the top of the pond is entirely at the same elevation.
4. There is a small diameter pipe which starts in a catch basin in the western
portion of the driveway that will direct flow to the pond. The remainder of the site
is proposed to drain overland to the pond. Somewhere there needs to be a
swale to ensure that the overland drainage will, in fact, make it to the pond.
5. At the staff review meeting, Fire Chief Bruce West indicated that with the future
expansion, the size of the building will necessitate a fire lane be constructed so
that the Fire Department can get to within 150 feet of all portions of the building.
There is a fire lane shown along the north side of the pond or south side of the
future expansion for this purpose. Again, no drainage calculations have been
submitted so the actual size of the pond has not been verified. However, there
seems to be some conflict between the start of the pond slope and the
requirement for the 20-foot wide fire lane. In addition, any fencing in this area
would encumber this area even further. This may mean that the future
expansion cannot be as large as shown on the plan.
• If you have any questions regarding these comments, please call.
Sincerely,
Howard R. Green Company
Pliaaled
Terry J. aurer, P.E.
TJM:tw
•
O:\PROJ\811751]\0240\Itr 9-1
owardR
H. reen Company
CONSULTING ENGINEERS
•
City of -i
Elk t River
August 29, 2000
John Weicht and Assoc., Inc.
John Weicht
PO Box 368
Elk River, MN 55330
Subject: Wetland Conservation Act (WCA) Issues Regarding Elk River Muffler & Brake
Dear Mr. Weicht:
I have reviewed your request to dike off a portion of a Type 1 wetland to create a
sedimentation/retention pond at the Elk River Muffler and Brake site. According to your
• plan, the area of wetland impacted by excavation and filling is 3,830 square feet. Since
this wetland is not DNR protect or located in shoreland area, the De minimis, or amount
of Type 1 or Type 1/6 wetland that can be impacted without replacement, is up to 5,000
square feet.
The appropriate exemption form is included with this letter. Sign this form and keep it
with your records.
I have also included a"Landowners Statement Form" with this letter. It is the
contractor's responsibility to have this form in his/her possession before doing any work.
As you know, you will need to'receive approval of a City of Elk River conditional use
permit and either a building permit or a grading permit prior to commencing this work.
I caution you that I am addressing only the WCA requirements. You may need additional
permits from other governmental agencies (e.g. the Army Corps of Engineers). If you
have any question on this issue, please feel free to call me.
Sincerely,
4111 Stephen Rohlf, Building and Zon' _g Administrator
13065 Orono Parkway • P.O. Box 490 • Elk River, MN 55330 • TDD & Phone (763) 441-7420 • Fax (763) 441-7425