7.6. SR 12-19-2005
Item # 7::6.
MEMORANDUM
TO: Mayor and City Council
Chris leeseberg, Planner Ct:
DATE: December 19,2005
FROM:
SUBJECT: Case No. CU 05-22
Request by Saxon Auto World for a Conditional Use Permit for
Automobile Sales
Request
The applicant is requesting a Conditional Use Permit for automobile sales out of the old
NAPA Auto Parts building.
location
17315 Zane Street
Old NAP A Auto Parts building
Zonin~1 land Use
C3 (Highway Commercial) / HB (Highway Business)
60 Day Rule
In order to comply with Minnesota Statute 15.99 (60 - Day Requirement), action must be
taken on this request by December 30, 2005
Attachments
· Location Map
. Memo from City Engineer
. Site Plan
· Grading, Drainage and Erosion Control Plans
. Utility Plan
. Landscape Plan
Planning Department Mission: the orderly development of a livable and sustainable Elk River community.
City Council / CU 05-22
l)ecernber19,2005
Page 2
. Building Elevations
Overview
The applicant will be converting the old NAPA building into a sales office and show room
for automobiles, motorcycles & ATV's. For the purposed of the memo, these will be called
vehicles.
Analysis
There will be minor changes to the parking area and major changes to the exterior/interior
of the building. Some of this building work has already been completed.
The applicant will be expanding the parking lot slighrly to the east as well as providing a
concrete plaza area, between the building and Highway 10, to display up to seven vehicles.
This Conditional Use Permit will be for the sale of vehicles in the existing building only.
The applicant will be required to amend the Conditional Use Permit in the future for
vehicles sales in an addition or separate building.
The hours of operation will be:
7am-9pm Monday thru Thursday
7am-5pm Friday and Saturdays.
The two areas above the entrance doors (one on the north side and one on the east side) will
contain signage for the building. There is an existing freestanding sign along Highway 10. If
this sign is to be changed in any manner, other than the face plates being switched, it shall
require a sign permit and be relocated on the property. It currenrly is to close to the
property line.
Parking and Circulation
Two existing access points off of Zane Street provide circulation for the site. The ordinance
requires 13 parking stall be provided, 45 parking stalls are proposed. The 10 stalls direcrly
north of the building and the three stalls west of the building will be utilized for customer
and staff parking. These stalls shall not be used for the sale of vehicles.
There have been issues with the existing Saxon dealership (17354 Yale St) parking vehicles in
the public right-of-way and on sidewalks. All vehicles shall be parked on an approved
surface (not landscaped areas) within the property per setback requirements. No vehicles
shall be parked in the public right-of-way or on sidewalks. This requirement shall be
required at both sites (17354 Yale St & 17315 Zane Street).
Landscaping
The landscape plan meets the ordinance requirements.
S:\pLANNING\Case Files\2005\CU 05-22 Saxon\CU 05-22_CC.doc
City Council / CU 05-22
[)ecernber 19, 2005
Page 3
Grading. Drainage and Utilities
Grading, Drainage and Utilities are addressed in the City Engineer's memo.
Standards for Issuance of a Conditional Use Permit
The issuance of a Conditional Use Permit can be ordered only if the use at the proposed
location:
1. Will not endanger, ifljure or detrimentallY qffect the use and e'!iqyment 0/ other propertY in the
immediate viciniry or the public health, sqfery, morals, comfOrt, convenience or general we!fare 0/ the
neighborhood or the ciry.
2. Will be consistent with the comprehensive plan.
3. Will not impede the normal and orderlY development and improvement 0/ surrounding vacant
propertY.
4. Will be served adequatelY f?y and will not adverselY qffect essential public facilities and services
including streets, police and fire protection, drainage, refuse disposal, water and sewer .rystems, parks
and schools; and will not, in particular, create trqffic congestion or interference with trqffic on
acfjacent and neighboring public thoroughfares.
5. Will not involve uses, activities, processes, materials, equipment and conditions 0/ operation that will
be detrimental to a'!)! persons or propertY because 0/ excessive trqffic, noise, smoke, fumes, glare,
odors, dust or vibrations.
6. Will not result in the destruction, loss or damage 0/ a natural, scenic or historic .feature 0/ mqjor
importance.
7. Will fullY complY with all other requirements rf this Code, including a'!)! applicable requirements
and standards fOr the issuance 0/ a license or permit to establish and operate the proposed use in the
ciry.
If denial of such a permit should occur, it shall accompany recommendations or
determinations by findings or a report stating how the proposed use does not comply with
the standards set forth in Section 30-654.
Planning Commission Actions
One resident spoke with concern of increased noise and asked what the future building
setbacks would be.
The majority of the discussion was the test driving of motorcycles and where they would
access Hwy 10. Should access be limited to the controlled intersection of 171 st Avenue?
The consensus was that it would make sense to make that a condition but that it would not
be enforceable so they decided against that as a condition.
The Planning Commission unanimously recommended approval of the request.
S:\PLANNING\Case Files\2005\CU 05-22 Saxon\CU 05-22_CC.doc
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Location Map
Case Number: CU 05-22
SAXON AUTO WORLD
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13065 Orono Parkway
Elk River, MN 55330
November 21, 2005
File: 266-102P
Mr. Chris Leeseberg
City of Elk River
13065 Orono Parkway
Elk River MN 55330
RE: SAXON AUTO WORLD SITE PLAN REVIEW
Dear Mr. Leeseberg:
As requested, we have reviewed the submittal package for the Saxon Auto W orId used car
facility at the old NAPA building on lane Avenue. The plans we reviewed were prepared
by John Oliver & Associates and had a revision date of November 16, 2005. Based upon
our review, we would offer the following comments.
1. The existing building currently uses on-site septic and well facilities. The plans show the
building being connected to City sewer and water located within lane Avenue. Services
are proposed to be extended with a six-inch sanitary sewer line and a four-inch water
line. Based on the potential uses of the huilding, I would recommend that a sampling
manhole be required in the sanitary sewer line.
This property has previously been assessed for sanitary sewer and water when the
utilities were installed in lane Avenue.
2. The property owned by Saxon Auto W orId still has a cartway easement across the
southern portion, one rod wide each side of the section line running from the east
property line to the west property line. Since there is no expansion of the existing
building proposed, the cartway easement will have no affect on the proposal.
3. Although there is a small expansion of the parking lot and there is grading proposed
south of the building, mosdy for aesthetics and visibility, there should be no affect on
the storm drainage. The property should drain just as it has with its previous user. The
grading and expansion of the parking lot are well under an acre in area, therefore, do hot
Phone: 763.635.1000
Fax: 763.635.1090
www.cLelk-river.mn.us
Saxon Auto World CUP
November 21,2005
Page 2
meet the threshold for a NPDES permit. A very small portion of the grading is shown
to take place in the highway right-of-way. Either a permit for work within the highway
right-of-way or adjustments of the grading plan to eliminate work in the right-of-way
should be pursued.
4. The existing septic system is shown to be abandoned. The septic tank itself must be
pumped prior to abandonment.
With these minor comments, we would recommend approval of the Saxon Auto Wodd
request for a conditional use permit for auto sales in the former NAPA Auto Parts building.
If you have any questions, please call.
Sincerely,
T~~
City Engineer
S:\PLANNING\Case Files\2005\CU 05-22 Saxon\1121 05 engr's memo.doc
City Council / CU 05-22
[)ecernber19,2005
Page 4
Recommendation
Staff and the Planning Commission recommend the City Council approve the request with
the following conditions:
1. All comments of the City Engineer shall be addressed.
2. All comments of Sherburne County shall be addressed.
3. Automobile, motorcycle and ATV sales shall be allowed.
4. No more than seven vehicles (automobiles, motorcycles and/or ATV's) shall
be parked on the concrete plaza area.
5. All vehicles, at the 17354 Yale St & 17315 Zane Street sites, shall be parked on
an approved surface within the property per setback requirements.
6. No vehicles at 17354 Yale St & 17315 Zane Street shall be parked in the public
right-of-way or on sidewalks.
7. No for-sale vehicles shall be placed in the 13 (ten stalls directly north of the
building and the three stalls west of the building) customer/staff parking
stalls.
8. If the existing freestanding sign along Highway 10 is being changed in any
manner, other than the face plates being switched, it shall require a sign
permit.
9. The building shall meet the C3 design standards.
10. The hours of operation shall be 7am-9pm Monday thm Thursday & 7am-5pm
Friday and Saturdays.
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SAXON
MOTORS USED CAR CENTER
ELK RIVER, MN
FOR
SAXON MOTORS
John Oliver & Associates, Inc.
Civil Engineering, La.nd Surveying, Land Planning
580 Dodge Avenue
Elk River. Minnesota 55330
763-44/-2072 FAX 763-44/-5665
I hereby certify that this plan. speelf-
cation, or report WqS prepared by me
or under my direct supervision and
that I am a duly Licensed Professional
Engineer under State of Minnesota
Statutes Sections 3 2-326
DATE
DE5CRIPTI0~~
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TEXT:
FILE NO:
SITE DIMENSION PLAN
Offices in: Elk River, Burnsville,
B'rooklyn Center &: St. Cloud. Minnesota
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John Oliv
Civil Engi'Weri~ L& Assoc' t
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763_441_'207,;:nesota 55330
FAX 763-
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SAXON MOTORS USED
ELK RIVER, M~AR CENTER
FOR
SAXON MOTORS
PRELIMINARY UTILITY
PLAN
I hereby ce
cation, or rtify that this
or under reporl was p plan. spec if-
that I am my direct sup:~pared by me
Engineer u a duly License~.slon and
Statutes sendt:r State of M' Professional
c tons 3 Innesota
. 2-326
DATE'
DESIGN BY'
DRAWN B'''-
CHECKED BY'
DWG' . MCB TLH
. 6799-10
TEXT' -PUTIL.dw
FILE NO' NONE
. 6799.10-03
DATE
John O/..
CiviL E _ Iver & A
ng'~""ng, Land S ssociates I
580 Dad """eying, Land PI<>' ,inC.
Elk R' ge Avenue mung
763 wer, Minnes t
-44/-2072 a ~a 55330
FAX 763-
Offices in: E 44/-5665
Brooklyn C l.k River B
enter &- St. ;;:;:::;rLle:
. M1.nnesota
Dole'
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