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Item 5.6 ekr A c Item# 5.6. 4 111Pity of , _ . MEMORANDUM Elk River TO: The Planning Commission FROM: Stephen Wensman, Planner ',� DATE: September 13, 2000 I SUBJECT: Conditional Use Permit Request by John Bunkers, for a Car Wash Detail Shop, Public Hearing Case No. CU 00-38 Request John Bunkers requests a conditional use permit to allow a car wash detail shop in the Barrington Place Planned Unit Development. IIII Location 568 Dodge Avenue, Lots 1 and 2, Block 6, Barrington Place Planned Unit Development, Elk River, MN. Zoning/Landuse PUD (Planned Unit Development) / HB (Highway Business) Attachments • Location map • Site Plan of 568 Dodge Avenue • Recommended Improvements • Barrington Place PUD Agreement Overview The new owner of 568 Dodge Avenue, formerly the Circle-C gas station and convenience store and carwash would like to utilize the old carwash as a IIIdetail shop for the Dolphin Car Wash. The old carwash has been out of 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/CU 00-38 September 26,2000 Page 2 service for more than six month and the old conditional use permit for the Smotor vehicle service station that included the carwash has expired. The building at 568 Dodge Avenue is presently a multi-tenant building that includes a Laundromat and a store called Games Gallery. The Barrington Place PUD Agreement restricts commercial uses to those that are principle or conditional in the Cl, C2 and C3 zoning districts with some additional restrictions. In the C3 zoning district, carwashes are a conditional use. Car detailing is the detail cleaning of a vehicle that includes vacuuming and fine cleaning of the inside and outside of a car. Dolphin Carwash was granted a conditional use permit for a carwash addition at the Freeport location, however they plan on constructing a smaller project and conducting the detail shop off-site. The applicant was before the Planning Commission in August with a proposal for an auto repair business that generated public opposition. Analysis: Noise ill Noise from the detail shop will be less than what existed previously with the old car wash. The noise levels will be within the allowed by City Ordinance. Hours of Operation The hours of operation have not been determined at this time Easements On May 15th, the City Council approved a resolution to remove a blanket easement over the property with the following conditions: 1. AN EASEMENT AGREEMENT IS GRANTED TO THE CITY THAT ENABLES EMERGENCY VEHICLE ACCESS ALONG THE SOUTH 25 FEET OF THE PROPERTY PRIOR TO THE VACATION OF THE EASEMENT. 2. THE NEW EASEMENT BE POSTED"NO PARKING/FIRE LANE." 3. THE CURB CUT ON DODGE STREET BE REDUCED TO 30 FEET IN WIDTH, THE MAXIMUM ALLOWED BY CITY ORDINANCE. 4. THAT A TEN-FOOT EASEMENT BE GRANTED TO THE CITY FOR DRAINAGE AND UTILITY PURPOSES AROUND THE PERIMETER OF THE PROPERTY. 5. ADD A LANDSCAPE ISLAND ON THE NORTH SIDE OF THE PARKING LOT ADJACENT TO DODGE STREET. • \\elkriver\sys\shrdoc\planning\stevewen\pcmmo\cu00-38.doc Memo to the Planning Commission/CU 00-38 September 26,2000 Page 3 The applicant has complied with conditions 1 and 4 and the site plan III submitted shows that the applicant intends to comply with the remaining conditions. These conditions will be made a condition of this conditional use permit. Emergency Vehicle Access The access to the garage will be from the emergency vehicle easement area on the south side of the building. This easement will be posted no parking and will be subject to enforcement. The detail shop will be entirely within the building and will not interfere with the easement. This will be made a condition of the conditional use permit. Landscaping No new landscaping has been proposed at this time, however the existing landscaping has been badly maintained in the past. The only existing trees are located on the rear property line. Additional trees should be planted as shown on the attached plan (recommended improvements). Parking 110 An additional 6 parking stalls can be incorporated behind the building with a 15-foot drive lane for one-way traffic. City Ordinance requires no additional parking or carwashes, however a detail shop will have employees and associated employee parking. Staff recommends that additional parking be provided for cars waiting to be serviced and for employees. Recommendation Staff recommends that the Planning Commission recommend approval of the conditional use permit to allow a carwash detail shop with the following conditions: 1. THAT THE EMERGENCY SERVICE VEHICLE EASEMENT BE POSTED"NO PARKING/FIRE LANE." 2. THE CURB CUT ON DODGE STREET BE REDUCED TO 30 FEET IN WIDTH,THE MAXIMUM ALLOWED BY CITY ORDINANCE. 3. THAT A LANDSCAPE ISLAND BE ADDED ON THE NORTH SIDE OF THE PARKING LOT ADJACENT TO DODGE STREET. 4. THAT A SIGN PERMIT BE OBTAINED PRIOR TO ANY NEW SIGNS BEING INSTALLED ON THE PROPERTY. • \\elkriver\sys\shrdoc\planning\stevewen\pcmmo\cu00-38.doc Memo to the Planning Commission/CU 00-38 September 26,2000 Page 4 5. THAT THE DETAIL SHOP BE CONDUCTED ENTIRELY WITHIN THE • GARAGE. 6. THAT ADDITIONAL LANDSCAPING BE PROVIDED AS RECOMMENDED BY THE PLANNING DEPARTMENT. 7. THAT THE ADDITIONAL PARKING BE PROVIDED TO ACCOMMODATE VEHICLES WAITING TO BE SERVICED AND EMPLOYEE PARKING. 411 • \\elkriver\sys\shrdoc\planning\stevewen\pcmmo\cu00-38.doc •i �`J1aD I O oil �E'¢fEl k ,......s:col r • to= svi Imo '0Aull*20611Mtkil 00,VP ORM 1' t aux Mg ,... WI sim wig mill' B '.0 � ■ 1151P414.11114,_ - IIIIIIII1111.11 / tI1R�im y: III d. J, Ii yMINE1.�, _v 11 4.144111"7 ,c,. ., "4 447a051;141-0"1 1.11111.1.' 1.1=1: 23 MUM NRIP! oda RI° �%j� Be I ( ISI O 0dna -<;•. �Wi r :a Me � � � 'rtu •l' •/•r R fQ 0 %Au gpeL.,,,or-lEillA le ma - to �!termirM/111, s si''. Orel or //-1fif_ .-2-:iLig . � Q��� . 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A At':flee - ----- " _ •,...... ..:,•_, .-f - -.-- .. . ..,, _, .. • • 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 (the 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.) Approval12.y. 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 ten (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 fulf ill- 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 the above. The addresses of the parties hereto are as follows, until changed by • notice given as above: 4. 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 rights and remedies granted to the City herein shall be enforceable only by the City 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: er4w/i-i%/ice Frank Madsen lY Its: Mayor All Robert Middaugh Its: Administrator GAR-SAN ENTERPRISES, INC. By: Its: '' 22 By: Its: • 5. • ♦ Real Estate Consulting • t ver •Land Development •Custom Building Residential and Commercial r ♦Property Inspection and rossi n Evaluation August 22, 2000 c7fL' TO: City of Elk River: Planning Commission Mayor& City Council Planning Department City Administrator City Attorney Madam Mayor, Council Members, Commission Members and Department Heads: The following comments pertain to Item 5.1 & 5.2 on the August 22, 2000 Planning Commission Meeting. Item 5.1 is titled"Conditional Use Permit Request by John Bunkers,to Amend the Barrington Place P.U.D. Agreement,Public Hearing Case No. CU 00-30". • Regarding this item, I have the following concerns and comments: 1) This is not a Conditional Use Permit Request but in fact an attempt by Mr. Bunkers to amend the original Barrington Place P.U.D. Agreement which I happened to sign in about 1980. That Agreement did not allow Auto Repair Shops in Barrington Place. Mr. Bunkers' attempt to amend that Agreement would then open up the right for auto repair shops to be located anywhere in the commercial area of Barrington Place in the future. If this were to happen, it could and most likely would have a devastating affect on our adjoining properties due to noise, fumes and the likelihood of cars in the process of repair being parked outdoors. Mr. Bunkers' proposed use for an Auto Repair Business in the rear of his building at 568 Dodge Avenue is simply not allowed in the Barrington Place P.U.D. The question has also been raised regarding the legality and/or legal process necessary to amend the P.U.D. Agreement in this case when it could adversely affect many property owners in the area, as well as our many Lease Tenants who either purchased or leased their properties depending on the P.U.D. Agreement being a binding document and if amended would benefit only Mr. Bunkers. • In summary, and on behalf of my real estate clients, I strongly encourage the City to leave the Barrington Place P.U.D. Agreement as originally written in this case without any amendment at this time. Page 1 of 3 P.O. Box 57 • Elk River,MN 55330 ♦ (763)441-8829 MN Contractor's License#20008561 • Item 5.2 is titled"Conditional Use Permit Request by John Bunkers, for an Auto Repair Business,Public Hearing Case No. CU 00-20". Regarding this item, I have the following concerns and comments: 1) This conditional use permit request by Mr. Bunkers is asking the City of Elk River to allow another party,Mr. Preuss,the owner of P &P Auto and Truck Repair, the right to operate a"Auto and Truck Repair"business (See Letter of Intent from Mr. Preuss in the City Commissioners packet) on Mr. Bunkers property at 568 Dodge Avenue. 2) Since this is not a permitted use in the Barrington Place P.U.D. Agreement, the City of Elk River should not hear this item. 3) If for some reason this item is to be heard by the City, in spite of the P.U.D. Agreement, then and in that event, my real estate clients and myself continue with the following additional comments and concerns. 4) Mr. Bunkers' property is located on a small parcel of land that is approximately two-thirds of one acre. • 5) Mr. Bunkers' property has no side yard setbacks for parking lots or drives and a 3+1/2 foot setback from the north side of the building to the property line. 6) The distances from the proposed overhead door to the property lines are 36 feet on the south and 34 feet on the north. Of the 36 feet on the south, 25 feet is a designated fire lane; neither of these distances meet the required code as it applies. This probably does not matter if the use remains the same but in the case of a new use, the code would probably need to be met in that Mr. Preuss states in his Letter of Intent that he will be doing automotive and truck repair. 7) Two of our primary lease tenants (Edina Realty to the North and Home Security Abstract& Title to the South)have professional offices located adjacent to the Bunkers property. In the case of Edina Realty, 60 feet and Home Security less than 47 feet. These two professional offices have a minimum of 40 to 50 people on premises every business day. Also within 100 feet of the proposed auto repair shop and within 70 feet of the Bunkers rear parking lot, John Oliver&Associates have professional offices with approximately 20 to 30 people working there daily. (See attached letters from Edina Realty and Home Security Abstract& Title) 8) I originally developed Barrington Place in about 1980. My real estate clients have invested in the development since 1985 and their six properties near or adjacent to Mr. • Bunkers' pay in excess of$100,000.00 per year in property taxes. Page 2 of 3 • For the past twenty years, which equals 7,300 days, I would not be exaggerating when I tell you I have personally been in and around our Barrington Place properties no less than 6,300 days; or in other words, more than six days a week on average. I'm very aware of how Barrington Place has operated as a commercial strip development over the past 20 years. For this reason, I can tell you for certain that if a auto repair shop is approved within the above stated 47 to 100 feet distance from our professional office lease space, it will create major problems resulting in damage to lease space leasablity and other properties in this area. With this in mind, it would seem to me that this request for a Conditional Use Permit would not meet the requirement standards in the City Ordinance under Chapter 900.42, Paragraph 4, Items i, iii,v and vii. Lastly, I ask that this correspondence be made part of the Public Hearing record of the Elk River Planning Commission regarding both Case No. CU 00-20 and CU 00-30. Respectfully, Aotiez • Gary Santwir , On behalf of Linda and Russell Norha, Equity Management, Inc. and R.E.P. Ltd. of Elk River Enclosures • Page 3 of 3 HOME SECURITY ABSTRACT & TITLE COMPANY August 22,2000 City of Elk River PO Box 490 Elk River,MN 55339 To Whom it may concern: We have been informed of a new auto repair business that would like to open next to our professional office. This letter is to notify you that we can not tolerate any noise,ordors or other disturbances coming from the adjacent building located at 568 Dodge Ave. It is important to our operation of business and to our customers that we maintain a quiet and professional atmosphere. We hope you will consider this when deciding this issue. Thank •u, / •' Lori Tro th Sec./Trea. • 564 Dodge Ave.,N.W. 900 So.LaGrande Ave. Elk River,MN 55330 Princeton,MN 55371 Phone (763)241-9241 Local (763)389-9090 Fax (763)241-1944 An Agent of Chicago Title Insurance Company Metro(763)339-3737 Fax (763)339-2122 HSALTR 12/97 . , , . Edina Real August 21 , 2000 - Tradition S&nee 11155". Gary Santwire Elk River Office This is to inform you that we are pleased with the 592 Dodge Ave.N.W. way the old Circle C at 568 Dodge Ave has been Elk River,MN 55330 cleaned u p. Office (612)441-8260 We do have a concern with the future use of the FAX property, however. The Game Shop in the front part (612)441-8750 of the building has not caused us any problems as of yet, but the sign in front advertising for an Auto Shop has me concerned. I assume the plan is to put an Auto Repair shop in the old car wash. My experience with auto repair shops has been that they can be loud, unsightly and often smelly. I just wanted to inform you that the future of our lease for office space could be influence by such conditions • next door. • Sincere) , v-yt, (d....€46-04 Don Weeding Branch Manager Edina Realty, Inc 592 Dodge Ave Elk River, MN 55330 - • ®moo