Untitled (2) • Item # 5.7
ifkj
River
MEMORANDUM
TO: Planning Commission
FROM: Chris Leeseberg, Planner Ck
•
DATE: August 28, 2001
SUBJECT: CU 01-30
Request by L &W Limited Liability Company for an
amendment to a Condition Use Permit
Request
• L&W Limited Liability Company(LLC)is requesting an amendment to a Conditional Use
Permit to allow a building expansion (Deano's Collision).
Location
11063 173rd Avenue NW,west of Vance Street and north of 173rd Avenue(K&L Addition
Lot 1,Block 2).The final plat for K&L has been approved but needs to be recorded prior
to issuance of a building permit.
Zoning/Land Use
C3 (Highway Commercial) / HB (Highway Business)
Attachments
• Location map
• Site plan
• Architectural drawings
• Memo from city engineer
Background
• L&W LLC originally received a conditional use permit in October of 1994. At that time,
L&W LLC remodeled the existing Cody Square building from its previous use of office to
Memo to Planning Commission/L&W LLC (Deano's Collision)
August 286,2001
Page 2
______
III the present use of an auto repair business. In May of 1997, L & W LLC was granted a
conditional use permit to operate an auto body repair and to construct a second principal
building on the site.
Overview
The request consists of a 7,200 sq. ft. building expansion and a new entrance canopy
attached to the existing building. The site currently has two buildings on the property;the
Precision Frame &Alignment building at 5,525 sq. ft. and Deano's Collision building at
7,200 sq. ft. The proposed building expansion would be attached to the existing Deano's
Collision building and be occupied by Deano's Collision.
Design Standards
The proposed building materials,concrete block and metal panel,do not meet the current
commercial standards, which state that a minimum of seventy-five percent (75%) of the
exterior building finish shall consist of materials comparable in grade and quality to those
listed in the ordinance (face brick,natural stone,glass,wood,stucco,aluminum lap siding,
masonite,vinyl and specially designed precast concrete units or integrally treated and/or
textured concrete block.)
Landscaping
• The submitted landscape plan shows perimeter plantings around the entire property. There
appears to be adequate amounts of plantings along the north and west property lines,
however,along Vance Street there should be more landscaping and/or berming to screen
the outdoor storage of vehicles.
Parking and Circulation
Based on the square footage of the expansion and the city's requirement of one parking stall
for every 300 sq. ft., a total of 66 parking stalls would be required on site for all three
buildings. The proposed layout exceeds this requirement with a total of 96 total stalls. A
minimum 10'setback from the property line is also maintained.
The proposed layout provides a second access to the site off of Vance Street.
Three handicap parking stalls are required for the three buildings. The submitted site plan
shows only two stalls. One additional handicap parking stall shall be required for the
Deano's Collision building.
Sewer and Water
The existing buildings are currently on their own septic system and the building site is within
• the Urban Service District. With the building expansion,they will be required to connect to
sanitary sewer and water.
S:\PLANNING\Chris L\CU01-30.DOC
Memo to Planning Commission/L&W LLC (Deano's Collision)
August 28th,2001
Page 3
•
Drainage and Utilities
The City Engineer's memo addresses site drainage and utilities.
Recommendation
Staff recommends that the Planning Commission recommend approval of the conditional
use permit request for L & W LLC to construct an expansion to the existing Deano's
Collision with the following conditions:
1. The final plat of the K&L Addition shall be recorded prior to issuance of a
building permit.
2. All comments of the City Engineer are addressed.
3. Exterior building materials shall comply with the city's current commercial
building standards.
4. All outdoor storage shall be confined to the fenced area.
5. All outdoor storage shall be screened through landscaping and/or berming.
6. A landscape plan shall be submitted for staff to review and approve.
7. Connect to sanitary sewer and water prior to issuance of a Certificate of
Occupancy for the addition.
• 8. One additional handicap parking stall shall be provided for the Deano's Collision
building.
•
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Howarc R. Green Comcany
August 22, 2001
File: 815300J-0240
Ms. Michele McPherson
Director of Planning
City of Elk River
13065 Orono Parkway
P.O. Box 490
Elk River, MN 55330-0490
RE: DEANO'S COLLISION CENTER ADDITION
Dear Ms. McPherson:
As requested, we have reviewed the submittal for the proposed building addition to
Deano's Collision Center. The submittal package was prepared by John Weicht &
Associates and Paul Meyer Architects. Based on our review and comments received at
• the staff review meeting, we would offer the following comments:
1. The additional land added to the lot for the expansion of Deano's Collision Center
is a portion of the K & L plat. This plat has not yet been filed. Obviously, this plat
will need to be recorded prior to any construction activities on Deano's Collision
Center.
2. This business should be required to hook up to sanitary sewer and water as a
condition of the expansion if they have not done so already.
3. Drainage calculations will need to be submitted, reviewed, and approved relative to
the expansion of the ponding area on the existing lot. The pond will need to be
expanded to take into account the additional drainage from the building expansion.
4. The Site Plan shows parking stalls approximately 38 feet deep on the east side of
the lot. It is unclear what this additional depth beyond the 18 to 20 feet normally
required is for. If there is this much additional depth, perhaps a better use would
be to make a wider travel lane or move the curb line in and provide additional
green space.
5. No landscaping plan was provided with the submittal package.
6. The Site Plan in its entirety only shows one handicap parking stall for Deano's
Collision Center. This is a stall that is on the west side of the existing building. We
• question whether one handicap parking stall is sufficient with the expanded square
footage.
Ltr 8-22-01 McPherson.rev
1326 Energy Park Drive • St. Paul, MN 55108 • 651/644-4389 fax 651/644-9446 toll free 888/368-4389
• Ms. Michele McPherson
August 22, 2001
Page Two
7. No dumpster location is shown on the Site Plan.
If you have any questions regarding these comments, please call.
Sincerely,
Howard R. Green Company
r . -6/1e/t)
Terry J. Ma rer, P.E.
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Ltr 8-22-01 McPherson.rev CONSULTING ENGINEERS
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