5.4.-5.7. PCSR 04-11-2006
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Item #.5.L.J. -6.7
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MEMORANDUM
TO: Planning Commission
FROM: Scott Harlicker, Senior Planner 4/r'
DATE: April II, 2006
SUBJECT: Case No. LU 06-03, ZC 06-03, P 06-06 and CU 06-06
Request by Elk River Ford for a Land Use Plan Amendment,
Zone Change, Preliminary Plat Oabez) and Conditional Use
Permit
Request
The applicant is requesting the following:
. Land Use Plan amendment from LI (Light Industrial) to HB (Highway Business)
. Zone change from PUD (planned Unit Development) to C3 (Highway Commercial)
. Preliminary Plat for a single lot subdivision Oabez)
. Conditional use permit to expand the car dealership
Location
17219 Highway 10
Zoningl Land Use
C3 (Highway Commercial) and PUD (planned Unit Development)/ HB (Highway Business)
and LI (Light Industrial)
60 Day Rule
In order to comply with Minnesota Statute 15.99 (60 - Day Requirement), action must be
taken on this request by April 28, 2006. In order to comply with the 120 day requirement for
the preliminary plat, action must be taken on the plat by June 27, 2006.
Planning Department Mission: the orderly development of a livable and sustainable Elk River community.
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Planning Commission / P 06-06
April 11, 2006
Page 2
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Attachments
. Location Map
. Development Plans
. Memo from the City Engineer
. Narrative from the applicant
. Pictures of proposed building materials
Overview
The conditional use permit is for the proposed expansion of Elk River Ford. They are also
platting 5 parcels into one lot with two outlots. The outlots will be final platted at sometime
in the future as 4 commercial lots. The land use amendment and zone change involve the
area of the future commercial lots along Ulysses Street and 171 st Avenue.
The proposed area is bound by Highway 10 to the west, Ulysses Avenue to the east, 173rd
Avenue to the north and 171 st Avenue to the south. Of the five properties included in the
project, one contains a commercial building and another contains a single family residence
that will be removed and the remaining three are vacant. The total project area is 21.82 acres.
Analysis
Land Use Amendment
A portion of the project area has a land use designation of LI (Light Industrial). This was
platted as Outlot B, Leon Lefebvre Addition. The area is currently utilized as a drainage
pond. The pond will be relocated as part of the conditional use permit for the Elk River
Ford expansion. Since this area is proposed to be incorporated into the overall
redevelopment of this area and developed as commercial lots, the land use designation
should be changed to HB (Highway Business). The subject property is contiguous with
property that is currently guided Highway Business. The proposed amendment will not have
an adverse affect on adjacent properties.
Zone Change
A portion of the project area, Outlot B, Leon Lefebvre Addition, is currently zoned PUD
(planned Unit Development). It was zoned this way when the Lefebvre Trucking Company
developed the property across the street. This outlot was included in the project as a
drainage pond. Since this area is proposed to be incorporated into the overall redevelopment
of this area and developed as commercial lots, the zoning should be changed to C3
(Highway Commercial) so it is consistent with the rest of the project. The proposed
rezoning to C3 is consistent the land use designation of Highway Business.
s: \pLANNING \ Case Files \2006 \plat\P 06-06 Jabez \P 06-06PC4-11.doc
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Planning Commission / P 06-06
April 11, 2006
Page 3
Preliminary Plat
The preliminary plat proposes to plat 21.82 acres into one lot and 2 outlots. Lot 1 will
include the Elk River Ford dealership. The two outlots will be platted into 4 commercial lots
as some point in the future.
Access
The existing access points from Highway 10 will be removed. The new access driveways will
be off of 171 st and 173rd Avenues. Additional access information is included under the
conditional use permit.
Grading. Drainage and Utility
Grading, drainage and utility issues are addressed under the conditional use permit.
Park Dedication
The Park and Recreation Commission recommended cash to meet the park dedication
requirement. These properties have not previously been platted, so as indicated in Section
30-327, they are not exempt from park dedication requirements and will require park
dedication for the entire 17.67-acre lot. Outlot-A and Outlot-B will require park dedication
when they are platted.
A recent example of this requirement is the Carson Business Center, which consisted of
three metes and bounds described properties, one which contained a commercial building
and another contained a bill board. These three properties were combined into one plat
(Carson Business Center) in which park dedication was paid for the entire plat.
The basic intent of park dedication is that all non-platted properties within the city pay their
one time share of dedication to fund the acquisition of or improvements to the City's park
system.
Extension of Preliminary Plat Approval
Should the preliminary and final plat for Jabez be approved, the applicant is requesting a 3
year extension of preliminary plat approval for Outlots A and B. The applicant is proposing
to fInal plat the outlots in phases over three years. The subdivision ordinance states that if a
plat is to be final platted in phases, failure to submit for final plat for each phase within one
year of the previous final plat approval shall cause the preliminary plat to become null and
void. The ordinance allows for the extension of the plat approval provided that there is a
fInding that that good cause exists for the extension of the preliminary plat approval. Staff
feels that waiting for the commuter rail station to develop and the City's "Gateway Business
Center" to develop are good causes for the extension.
s: \PLANNING \ Case Files \2006 \plat\P 06-06 Jabez \P 06-06PC4-11.doc
Planning Commission / P 06-06
April 11, 2006
Page 4
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Conditional Use Permit
Overview
The applicant is applying for a conditional use permit to expand the dealership. The
expansion includes the following:
. Additional 8,000 sq. ft. of showroom
. Additional 12,800 sq. ft. of office
. Additional 21,300 sq. ft. of service area
. Additional 4,000 sq. ft. of parts area
. Additional 10,800 sq. ft. for vehicle drop off and maintenance
. Car wash/ detail center 7,600 sq. ft.
. Additional outside area for display and storing vehicles
The existing dealership is 37,800 sq. ft. With the proposed additions, the total square footage
will be 97,472 sq. ft.
Phasing
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The applicant is proposing to complete the project in three phases. Phase one will include
the following:
. All the site work including all paving and curbing, removing the Highway 10 access
and constructing the two new access drives, stormwater ponding and signage.
. Construction of the carwash/ detail center.
. The service addition on the south side of the building.
Phase two is proposed to be constructed in 2007-08 and will include the additional office
space and showroom. Phase three is proposed to be constructed during 2008-10 and will
include the parts area and service addition. The area to be completed in phases two and three
will be graded and seeded. No parking will be allowed in this area.
Section 30-656 of the zoning code states that a conditional use permit will become null and
void unless the work described in the permit has been substantially completed within one
year. The Council may, following the recommendation by the Planning Commission, extend
the approval for a specified time. Since phases two and three of the project will not be
completed for 3 to 4 years, staff recommends that the Commission recommend the
conditional use permit be extended to 2010.
Building Elevations
Most of expansion will be on the north side of the building. The only expansion on the
south side will be for the service drop off area and a quick lube facility. The west elevation
will consist of glass with some metal curtain panels, the existing metal siding will be removed
. and replaced with the new panels and curtain wall windows. Areas that are not glass or metal
s: \pLANNING \ Case Files \2006\plat\P 06-06 Jabez \p 06-06PC4-11.doc
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Planning Commission / P 06-06
April 11, 2006
Page 5
will be white decorative pre-cast panels. The material used on the expansion will be
comparable to those used in the initial construction.
The carwash/ detail center will be constructed of white decorative pre-cast panels, similar
materials as the main building, and designed in a manner comparable to the original
architectural design and general appearance.
Grading. Drainage and Utilities
The applicant is proposing to utilize a low impact drainage plan. This method for handling
strormwater involves utilizing rain gardens and bio retention ponds, and was one of the
goals identified in the City's NPDES permit. The process allows for the stormwater to be
f1ltered through engineered soils, reduces the amount of off-site runoff and allows for
reduced on-site ponding and curbing requirements. Sec. 30-901 allows for exemptions from
the curbing requirements. Because the applicant is proposing to utilize Low Impact Design
techniques to manage stormwater, curb and gutter will only be installed in areas to control
runoff and customer traffic.
Additional grading, drainage and utility comments are included in the City Engineer's memo
dated April 3, 2006.
Access and Parking
Access to the site will be provided via two new driveways, one from 171 st Avenue and
another from 17yd Avenue. The existing access from Highway 10 will be removed. The
access from 173rd will serve as the primary access to the service area, which has its main
entrance on the south side of the building. The access from 171 st will be the serve as the
primary access to the sales area, which has its main entrance on the north side of the
building. Sufficient customer parking has been provided for the sales area and service area
(60 spaces) and 155 parking spaces are provided for the 41 service stalls. There are 13
parking spaces for the car wash/ detail center along with 8 spaces for vacuums. There is
stacking space for about nine cars for the car wash. Curb and gutter have been provided
where needed to control runoff and direct customer traffic.
Landscaping and Lighting
The zoning code requires 111 trees be planted. The landscape plan includes 149 trees. The
trees are located throughout the site. There is a concentration of evergreens along the east
property line to provide a screen from the industrial businesses to the east. Overs tory trees
will be planted 40 - 50 feet on center will be planted along Highway 10. The entrances are
also lines with maples and ash. Ornamental trees are proposed along 171 st Avenue. All
landscaped areas will be irrigated.
The site lighting will vary depending on the purpose of the lighting. Parkway style light poles
will be used along the entrances. The existing tall poles along Highway 10 will be removed
and replaced with more subdued lower prof11e, about 20 foot tall, poles. These style poles
will also be used along 173rd Avenue. Taller, more typical car lot lighting fixtures, will be
utilized on the interior of the site. The lighting plan complies with the lighting requirements.
s: \PLANNING \ Case Files \2006\Plat\P 06-06 Jabez \P 06-06PC4-11.doc
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Planning Commission / P 06-06
April 11, 2006
Page 6
Signage
The applicant is proposing three pylon style freestanding signs along Highway 10. The
entrances on 171't and 173rd Avenues will have a permitted 16 sq. ft. area identification signs
as additional site signage. The applicant is proposing to move the existing Ford sign to the
intersection of 173rd and Highway 10, keep the Chrysler/Plymouth sign at its current
location, remove the Ford Truck sign and replace it with a readerboard/ changeable copy
style pylon sign further south along Highway 10. Each of the freestanding signs are
proposed to be 200 sq. ft. in size.
The zoning code allows one freestanding sign per parcel. However, where a lot has more
than 300 feet of street frontage, one additional freestanding is allowed. They may be placed
no closer than 150 feet to any other freestanding sign on the same premises. Because the
parcel has more than 300 feet of street frontage, the current ordinance allows two
freestanding signs. The three freestanding signs along Highway 10 will require a variance.
No new or additional wall signage is being proposed at this time. Any future changes to wall
signs will have to comply with the C3 signage requirements and will need a sign permit.
Recommendation
Land Use Amendment
Staff recommends that the Planning Commission recommend approval of the proposed land
use amendment to change the land use designation from LI to HB based on the following:
. The subject property is contiguous with property that is currendy guided Highway
Business.
. The proposed amendment will not have an adverse affect on adjacent properties.
. The subject property will be included in future commercial redevelopment of the
northwest corner of Ulysses Street and 171 ,t Avenue.
Zone Change
Staff recommends that the Planning Commission recommend approval of the proposed
zone change from PUD to C3 based on the following:
. The times and conditions have changed to warrant rezoning the property to C3.
. The proposed rezoning to C3 is consistent with the land use designation of Highway
Business.
. The subject property will be included in future commercial redevelopment of the
northwest comer of Ulysses Street and 171't Avenue.
Preliminary Plat
s: \PLANNING \ Case Files \2006 \Plat\p 06-06 Jabez \p 06-06PC4-11.doc
Planning Commission / P 06-06
April 11, 2006
Page 7
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Staff recommends that the Planning Commission recommend approval of the preliminary
plat for Jabez with the following conditions:
1. Additional right-of-way of about 16.5 feet shall be provided along 171st Avenue in
the area of the existing house.
2. The plat shall provide access control along Highway 10 frontage prohibiting access..
3. Park dedication fee, at the rate applicable at the time of final plat, shall be paid for
Lot 1 (17.73 ac.) prior to releasing the plat for recording. Park dedication for Outlots
A and B shall be paid at the time those lots are platted and at the rate applicable at
the time they are granted final plat approval.
4. Surface water management fee, at the rate applicable at the time of final plat, shall be
paid for Lot 1 (17.73 ac.) prior to releasing the plat for recording. Surface water
management fee for Outlots A and B shall be paid at the time those lots are platted
and at the rate applicable at the time they are granted final plat approval.
5. The preliminary plat approval shall be extended for 3 years from the date that the
Council grants final plat approval.
Conditional Use Permit
Staff recommends that the Planning Commission recommend approval of the conditional
use permit to expand the dealership with the following conditions:
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1. All comments of the City Engineer shall be addressed.
2. The project will be completed in phases.
. Phase one will include all the site work including all paving and curbing,
removing the Highway 10 access and constructing the two new access drives;
stormwater ponding; signage; construction of the service addition on the
south side of the building, and construction of the carwash/ detail center.
. Phase two will include the additional office space and showroom.
. Phase three will include the parts area and service addition.
3. The area included in phase two and three shall be graded and seeded; no parking will
be allowed in this area.
4. Since the project is proposed to be completed in phases, the approval for the
conditional use permit shall be extended to 2010.
5. The existing access from Highway 10 shall be removed.
6. Because the applicant is proposing to utilize Low Impact Design techniques to
manage stormwater, curb and gutter will only be installed in areas to control runoff
and customer traffic.
7. The existing home shall be removed.
8. Per Sec. 30- 859 no signage and/or decorations of any type, such as but not limited
to, banners, pennants, festoons, painted windows and balloons shall be allowed on
the vehicles. No temporary signs shall be allowed except as permitted under
Sec.30-866(7)
9. A letter of credit in the amount of $50,000 shall be provided prior to issuing the
grading or building permits.
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s: \PLANNING \ Case Files \2006 \Plat\P 06-06 Jabez \p 06-06PC4-11.doc
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Location Map
TRAILS LEGEND
EXISTING PAVED TRAIL ~
_ _ _ _ _ FUTURE TRAIL
EXISTING SIDEWALK
_ _ _ _ _ FUTURE SIDEWALK
FUTURE WIDENED SHOULDER N
Case Number: P 06-06
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BOGART, PEDERSON
& ASSOCIATES, INC.
DATE: 2/27 ID6
DESIGN BY:~
DRAWN BY:~
CHECKED BY: ~
DWG FILE: PREL_PLAT
FILE NO.: 05-0735.00
JABEZ
CITY OF ELK RIVER, MN.
ELK RIVER FORD
PRELIMINARY PLAT
Signed:
Dote:
LAND SURVEYING
Clv'L ENGINEERING
MAPPING
I.J076 FIRST STREET, BECKER, MN 55308-9322
TEL: 763-262-8822 FAX: 763-262-98H
(N
Reg. No.
REV
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ELK RIVER FORD
PROPOSED IMPROVEMNTS
CITY OF ELK RIVER. MN
DEMO PLAN
IBOGART, PEDERSON
1I1 .ASSOC~ATIES, IINIC.
I hereby certffy that this pion, specification, DATE: 2/27 /06
or report was prepared by me or under
my direct supervision and tho! I am a DESIGN BY: JK8
r~! 1~::':;~h~r~:ot~o~~1 M~~~~~~t~. under DRAWN BY; JEN
CHECKED BY, CCO
DWG FILE, BASE
FILE NO., 05 0735.00
REV
NO.
I
DATE
3 8 06
J 20 06
DESCRIPTION
REVISED NORTH EAST PARKING AREA AND GRADING PLAN
liS
REVISED STORM LAYOUT AND CAR WASH LOCATION
(N
LAND SURVEYING
CIVIl. ENGINEERING
MAPPING
13076 FIRST STREET. BECkER, Mt~ 55308-9322
TEL: 763 262 8822 FAX: 763-262-88404-
Signed, a/~-
CHRfsTOPHER C, OTTERNESS
Oote:7-u-tJ" Reg. No.419B1
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REV
NO,
I
DESCRIPTION
REVISED NORT EAST PARKING AREA AND GRADING PLAN
REVISED STORM LAYOUT AND CAR WASH LOCATION
ELK RIVER FORD
PROPOSED IMPROVEMNTS
CITY OF ELK RIVER, MN
DEMO PLAN
Signed: ~
CHRI PHER C. OTTERNESS
Dote: "] ~"'tl.--;rp Reg. No.41961
DATE: 2/27 /06
DESIGN BY: JKB
DRAWN BY: JEN,CJM
CHECKED BY: CCO
DWG FILE: RASF
FILE NO,: 05 0735.00
DATE
3 B 06
3 20 06
BOGART, PEDERSON
& ASSOCIATES, INC.
LAND SURVEYING
CIVIL ENGINEERING
MAPPING
13076 fiRST STREET. BECKER, MN 55308 9322
TEL: 763-262 8822 FAX: 763-262-8644
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ELK RIVER FORD
PROPOSED IMPROVEMNTS
CITY OF ELK RIVER, MN
SITE & DIMENSION PLAN
BOGART, PEDERSON
& ASSOCIATES, INC.
~rh~~~~t C:~~fYp~~~~r~~ISb:I<;~ ~e~i~~~~ion, DATE: 2/27 /06
d'JIy d~~~~s~d~~~;~os~I:~~ ~~~\n~e~mU:der DESIGN BY; JKB
the lows of the State of Minnesota. DRAWN BY: JEN,CJM
CHECKED BY: CCO
DWG FILE: BASE
FILE NO,: 05 0735,00
REV
NO,
I
DATE
3 B 06
3 20 06
DESCRIPTION
REVISED NORTH EAST PARKING AREA AND GRADING PLAN
REVISED S ORM LAYOUT AND CAR WASH LOCATION
IN
lAND SURVEYING
CIVIL ENGINEERING
MAPPING
13076 FlRST STREET, BECKER. MN 55308 9322
TEl: 763-262 8622 FAX: 763-262 8844
Signed: ~
:J STOPHER C, OTTERNESS
Dote: -?lJ,~6 Reg. No.419Bl
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the laws of the Slale of Minnesota. DRAWN BY: JEN.CJM
CHECKED BY, eeo
DWG FILE: BASE
FILE NO.: 05 0735.00
REV
NO.
I
ELK RIVER FORD
PROPOSED IMPROVEMNTS
CITY OF ELK RIVER, MN
SITE & DIMENSION PLAN
DATE
3 8 06
3 20 06
DESCRIPTION
REVISED NORTH EAST PARKING AREA AND GRAOING PLAN
REVISED STORM LAYOUT AND CAR WASH LOCATIOI"
BOGART, PEDERSON
8: ASSOCIATES, INC.
LAND SURVEYING
CIVil ENGINEERING
MAPPING
1-3076 fIRST STREET, BECI<ER, IAN 55108-9322
TEl; 753-262 8822 fAX; 763-262 8844
Signed: ~J ~,
CHRI TDtHER C. OTTERNESS
Dote: J-lU-v Reg. No.41961
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CHECKED BY: CCO
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Dole: Reg. No.41961
ELK RIVER FORD
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ELK RIVER FORD
PROPOSED IMPROVEMNTS
CITY OF ELK RIVER, MN
GRADING & DRAINAGE PLAN
t BOGART, PEDERSON
\\ Be ASSOCIATES, INC.
I)J !..AND SURVEYING
CIVIL ENGINEERING
MAPPING
IJ076 fiRST STREET, BECKER, MN :S~.3oe.. 9322-
TEL: 76J...262...8f.l22 FAX: 763...262".88-44
,.h%e':rt C:~~fYp:::~n:~rllb:I:~ :e~~~::lon. DATEj 2/27 /06
rr'>: drre<:t lIupervislon and thot I am a DESIGN BY: JKB
duly Ucenaed Pro'e..lonol Engineer under
the lawI of the State of Mlnn..olo. DRAWN BY: ~ 2
CHECKED BY: CCO
DWG fiLE: BASE
Signed: CHRISTOPHER C. OTTERNESS fiLE NO,: 05 0735 00
Dale: Reg. Na,41961
DATE
3 06
3 20 06
DESCRIPnON
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my direct supervisIon and that I am 0 DESIGN BY' JKB
duly licensed Professional Engineer under. .
the laws of the Slate of Minnesota. DRAWN BY: JEN;CJM
CHECKED BY: CGO
DWG FILE: BASE
FILE NO.: D5 0735.00
DESCRIPTION
REVISED NORTH EAST PARKING AREA AND GRADING PLAN
D-AQOFO OFT All S
REVISED STORM LAYOUT AND CAR WASH LOCATION
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NO.
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DATE
3 8 06
3 20 06
LAND SURVEYING
CIVIL ENGINEERING
MAPPING
13076 tiRST STREET, BECKER. UN 55308-9322
TEL: 163 2112 8822 FAX: 763 262 88H
Signed: ~~
'GH STOPHER C. OTTERNESS
Date: '3-t.,,-, Reg. No.41961
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ELK RIVER FORD
PROPOSED IMPROVEMNTS
CITY OF ELK RIVER, MN
UTILITY PLAN
BOGART, PEDERSON
& ASSOCIATES, INC.
LAND SURVEYING
CIVIL ENGINEERING
MAPPING
13076 FIRST STREET. BECKER. MN 55308 9322
TEL: 763-262 8822 FAX: 763-:262-88-44
Signed: ~~
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Date: --ZIJ-fJ1. Reg. No.41961
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A1
Project: ELK RIVER FORD
Highway 10 & 171st Street N.W.
Elk River, Minnesota
Title: OVERALL SITE PLAN
Job No.:
05435
Drawn By:
LCM/ JKM
Date:
3/17/06
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Sheet No.:
Project: ELK RIVER FORD
Highway 10 & 171st Street N.W.
Elk River, Minnesota
Title: LANDSCAPE PLAN
Job No.:
05435
Drawn By:
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Date:
3/17/06
I hereby certify thot this pIon, 9peeificolion.
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PRELIMINARY
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II Archlt.ctur. - Envlronmentol O..Ign
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Sheet No.:
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Project: ELK RIVER FORD
Highway 10 & 171st Street N.W.
Elk River, Minnesota
Title: OVERALL FLOOR PLAN
Job No.:
05435
Drown By:
LCM/JKM
Dote:
3/17/06
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Project: ELK RIVER FORD
Highway 10 & 171st Street N.W.
Elk River, Minnesota
Title: EXTERIOR ELEVATIONS
Job No.:
05435
Drown By:
LCt.l/ JKt.l
Dote:
3/17/08
Revisions
D_~~
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1 hereby ~rtIfy thot - l"le pkm. .,ec1ftcoUon,.
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S10nobl,..
Dat. _ No. 1M74
PRELIMINARY
NOT FOR CONSTRUCTION
13065 Orono Parkway
Elk River, MN 55330
April 3, 2006
File: 226-122P
Mr. Scott Harlicker, Senior Planner
City of Elk River
13065 Orono Parkway
Elk River, MN 55330
RE: ELK RIVER FORD EXPANSION
Dear Mr. Harlicker:
.
As requested we have reviewed the submittal package for the Elk River Ford expansion.
The package consisted of a 13-page plan set with a revision date of March 20, 2006, a
preliminary plat for Jabez Addition dated February 27,2006, and drainage calculations with a
revision date of March 20, 2006. These were all prepared by Bogart Pederson & Associates.
In addition, there was an overall site plan and landscape plan submitted prepared by Mahnin
Architects, Inc. with a date of March 17, 2006. Based upon our review, comments received
at the staff review meeting, and meetings with the developer and their engineer, we would
offer the following comments:
A. Storm Drainage Calculations
In a meeting with the developer and their engineer, City staff has discussed the potential
of using Low Impact Design (LID) techniques for better management of storm drainage
runoff. LID techniques promote the detention of the water on the site and minimize
discharge, while at the same time treating the water better than a typical pond and pipe
system. LID utilizes bio-retention areas (aka. rain gardens) that are similarly designed to
an on~site septic system drainfield to treat runoff and remove sand, salt, grease, oil and
other heavy metals that are typically found in the storm water discharge stream from
large commercial areas. We have done an initial review of the original pond pipe storm
drainage calculation for the site. We have found the concept of these to be acceptable
but have not done a more detailed analysis since the discussions of LID have indicated
the developer may change the concept.
B. Sheet 4 of 13 Demo Plan
.
. The trees around the existing home will be removed based on the grading plan,
although they are not noted to be removed on this sheet.
Phone: 763.635.1000
Fax: 763.635.1090
www.cLelk-river.mn.us
.
. There are notes referring to storm sewer to be removed just northeast of the existing
home. However, the existing storm sewer is not shown on this plan sheet.
C. Sheet 5 of 13 Site and Dimension Plan
. The north entrance onto 17yd Avenue should stop the curb at the plat boundary.
Extending curb onto 173rd Avenue which is a rural section would create a snowplow
hazard.
. There is no lighting shown on this plan.
D. Sheet 6 of 13 Site and Dimension Plan
. The one-inch copper water service shown for the existing home should be removed
along with the removal of the home. Elk River Municipal Utilities should be
contacted to verify the method of removal.
. This plan sheet should be revised to reflect the additional dedication of right of way
along 171 st Avenue in the location of the existing home to be removed.
E. Sheet 7 of 13 Grading and Drainage Plan
.
. Show the normal water level on all ponds.
. The north pond (12) lOa-year HWL is shown as 879.5 but the drainage calculations
show the HWL as 880.82.
. Show emergency overflow (EOF) of 880 between north pond (12) and east pond
(11).
. East pond (11) shows a lOa-year HWL of 879.5 but the drainage calculations show
the lOa-year HWL as 880.82.
. Show erosion blanket on all pond slopes according to NPD ES guidelines. Erosion
blanket must be placed within 7 days of completing work on pond slopes.
. The grading of the ponds as shown limits access to the existing sanitary sewer
manholes along the east property line. The City Sewer Department needs to access
these manholes with a large truck for annual sewer jetting. Revise the grading plan
to show truck access to all of the existing manholes.
F. Sheet 8 of 13 Grading and Drainage Plan
.
. Existing catch basin at south end of existing parking lot has 8.67 cfs flowing to it
which will exceed its inlet capacity. Install additional catch basins to meet the
required inlet capacity as needed.
. Silt fence along the south drive is shown off of the project site.
. Provide easement for south pond outlet pipe.
. South pond shows lOa-year HWL as 875.5 but the drainage calculations show the
lOa-year HWL as 879.6. Provide EOF swale from south pond to 171 st Avenue.
. Grade the area along the north boulevard of 171 st Avenue to provide 2 percent
positive slope towards the curb line.
. Is the power pole south of south pond to be removed?
. Change storm sewer layout to collect drainage at curb line south of the car wash by
sliding CBMH 107 south to the last parking stall.
S:\PLANNING\Case Files\Z006\Plat\P 06-06 ]abez\04 03 06 engr memo. doc
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G. Sheet 9 of 13 Utility Plan
. The plan shows a connection to the existing watermain in the rn 10 ditch and an
extension along the north side of the building providing two hydrants on this side as
required by the Fire Department.
. Label adjustments to sanitary sewer manhole tops.
. Sanitary sewer service is shown to be provided by constructing a manhole over the
existing sanitary sewer line. According to City ordinance, sewer services cannot be
connected to manholes. Therefore, the service connection must be provided by
cutting a six-inch wye into the existing sanitary sewer line. A manhole will be needed
along the length of the service line for two purposes. One, a sampling manhole is
required by City ordinance; and two, all services over 100 feet in length (this is one is
almost 200 feet) require a cleanout at the loa-foot points.
. No slope is provided for the sewer service line. This sewer service line must follow
building/plumbing codes for slope and cleanouts.
H. Sheet 10 of 13 Utility Plan
. A second connection to the existing watermain in the rn 10 ditch is provided on the
south side of the building. Water is then extended into the site providing for the
water service for the main building and an additional hydrant at the southeast corner
of the main building, and an additional hydrant located near the car wash/detail
center. This same line provides the water service to the car wash/detail center.
. The sanitary sewer service to the car wash/detail center is shown going into the
existing sanitary manhole. As indicated previously, services cannot be connected to
manholes. Therefore a wye must be cut into the existing line. Again, a sampling
manhole is required for the car wash/detail center service.
. Show adjustments to existing sanitary sewer manholes.
I. Sheet 13 of 13 Detail Sheet
. On the gate valve and box installation detail, add a nut extension.
. Delete the thrust blocking detail. City specifications require that all watermain joints
be retained with mega lugs.
J. Sheet 1 of 1 Preliminary Plat of J abez
. Provide additional right of way of approximately 16.5 feet along 171 st Avenue in the
area of the existing home.
. It is our understanding the owner of Elk River Ford will be closing the accesspdirectly onto 1H 10. Therefore, the plat should provide access control along the 1H
10 frontage.
S:\PLANNING\Case Files\2006\Plat\P 06-06 Jabez\04 03 06 engr memo. doc
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K. Miscellaneous
. The site will require a NPDES permit and a Storm Water Pollution Prevention Plan
(SWPPP). The SWPPP must be in an 8 lh" x 11" format and signed by the owner,
engineer and contractor.
. The SWPPP must address temporary sedimentation ponding during construction.
If you have any questions regarding these issues, please call.
Sincerely,
r-:--;-
T~~J
City Engineer
S:\PLANNING\Case Files\2006\Plat\P 06-06 Jabez\04 03 06 engr memo.doc
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MEMORANDUM
To:
Elk River Planning Commission
From:
Stephen Rohlf, on behalf of the Elk River Ford
Dodge Jeep Property, Owner Scott S. Powell
Date:
February 27, 2006
Subject:
Elk River Ford-Dodge-Jeep Facilities Expansion
17219 Highway 10, Elk River, MN
*******************************************************
Elk River Ford-Dodge-Jeep, the business entity owned by Scott S. Powell,
the applicant in these proceedings, is excited to propose the expansion of its
facilities to provide even better service to the City of Elk River and its citizens.
This expansion will mean greater tax base for the City of Elk River, and an
increase of approximately thirty good paying jobs over the next five years. These
jobs will be in addition to the jobs of the nearly 100 people currently employed at
the dealership property.
Components of the facilities expansion indude a quicklane service area
attached to the existing building, a detached carwash/detail center, greater
showroom space, additional vehide service area, and much needed additional
office space.
In connection with applicant's request for necessary City approvals, we
thought it appropriate to address the following matters, so as to assist the City in
its consideration of the applicant's request:
A. Sianaae.
Current signage. Under the City's Sign Ordinance, Elk River Ford-
Dodge-Jeep is currently allowed two (2) 200 square foot freestanding signs. We
currently have three signs: one that states "Ford Trucks," one with "Ford" on it,
and one stating "Chrysler. Plvmouth. Jeep. Dodae." The attached drawing
shows the dimensions of these signs.
Requested Signage. Because we have over one quarter mile of frontage
on Highway 10, and are proposing two additional access points at 171st and
173rd Avenues, the currently allowed signage does not provide adequate notice
to our customers, and a hardship is presented. Accordingly, the applicant is
requesting a variance that will permit three (3) 200 square foot freestanding signs
. along Highway 10. We would retain the "Ford" and "Chrysler, Plymouth, Jeep,
Dodge" signs, and replace the "Ford Trucks" sign with a double faced
programmable message center/community service board. We are also
requesting two 64 square foot monument signs at our entrances on 171 st & 173rd
Avenues. The locations of these signs are shown on our site plan.
Wall Signage. We plan to stay within the applicable ordinance in regards
to wall signage (three wall signs with a maximum cumulative size of 300 square
feet) on the main building and on the carwash/detail center. Wall signage on the
main building will include one to advertise Elk River Ford-Dodge-Jeep, one for
the quicklane and to advise customers of the service area.
Variance Standards. There are five standards for granting a variance as
they relate to applicant's freestanding signage request. Our response to each is
as follows:
(1) The literal enforcement of the ordinance would cause undue
(unnecessary. unavoidable. extreme) hardship.
.
There are currently five automobile franchise operations on our site: Ford,
Dodge, Jeep, Mercury, and Chrysler. Two additional businesses are
proposed: a carwash/detail center and a quicklane service lane. These
individual franchises and businesses need to be identified to be successful.
Further, they need to be identified to avoid both customer confusion and
impediments to the free flow of traffic. Without appropriate, visible, readable
signage advising the customer that he or she has arrived at the desired
destination, the customer will drive on, or slow to seek out the desired
destination. Elk River Ford-Dodge-Jeep cannot adequately advertise all of its
businesses, for its benefit and the benefit and safety of its customers, and
stay within the current allowable sign age.
(2) The hardship is caused by special conditions and circumstance which are
peculiar to the land and structures involved and which are not
characteristic of. or applicable to other lands or structures in the same
district.
Because of the necessary inventory, car dealerships tend to be land
intensive. Elk River Ford-Dodge-Jeep is no exception. The portion of the
property that will be used for the dealership (approximately 16 acres) is large
for a highway commercial use. The subject property also has access to/from
three roadways. This also makes the situation unique. There is a precedent
already established for allowing large site/large box businesses to go beyond
the maximum allowable signage.
.
2
.
(3) The literal application of the provisions of this article would deprive the
petitioner of riahts enioved bv the other properties in the same district
under the terms of this article.
The City's Ordinance recognizes the need for more signage for properties
with large frontages and allows a second freestanding sign for commercial
properties in excess of 300 feet of frontage. The subject property has well
over 2,000 feet of frontage. The amount of signage the applicant is
requesting is proportionate to the size of the site.
The ordinance did not anticipate our situation. The Elk River Ford-Dodge-
Jeep site has over a quarter of a mile of frontage on Highway 10 and nearly
900 feet of frontage on 171st and 173rd Avenues. If we are allowed the
signage requested, the subject property would still have the least intensive
signage of any developed commercial area along Highway 10.
(4) The special conditions and circumstances are not a conseauence of the
petitioner's own actions or inactions.
.
The need for the variance on signage is a consequence of having an
unusually large parcel with an unusually large amount of frontage. The fact
that we are not dividing the land into smaller parcels should not be
determinative of the issue. The applicant owns adequate land for the planned
uses, and should not be penalized because those uses are proposed to be
housed in one principal building and one accessory building on the same lot.
(5) The variance will notbe iniurious to or adversely affect the health. safety.
or welfare of the residence of the city or the neiahborhood wherein the
propertY is situated and will be in keepina with the spirit and intent of this
article.
Not only will applicant's request not result in adverse safety
consequences, but, on the contrary, clearly marked entrances and signage
large enough to identify the businesses well in advance of having to initiate
turn movements, will improve safety in the area. This is especially true if the
applicant is compelled to relinquish direct access to Highway 10. There are
no residential areas adjacent to the property, so that is not an issue. Lastly,
the programmable message center will not incorporate rotating or flashing
lights that could distract motorists. The requested signage will be a safety
plus, not a negative.
B. Delayed Second Phase of Plat.
.
Elk River Ford-Dodge-Jeep and LeFebvre Companies are cooperating
with the second phase of the requested plat. The second phase will include
3
.
Outlots A and B, each of which will be divided into two (2) one acre lots at a later
time.
Applicants are creating these lots to accommodate anticipated commercial
needs associated with the future NorthStar Corridor Train Station and the
development of the City of Elk River's "Gateway Business Park." We would like
to final plat these outlots closer in time to the development of the train station and
the development of Gateway Business Park. Accordingly, we are requesting a
three year extension to the preliminary plat. We look forward to cooperating with
city staff regarding the planning for the area.
C. Zone Chanae/Land Use Amendment.
.
LeFebvre Companies and Elk River Ford-Dodge-Jeep are requesting a
rezoning to C-3 Highway Commercial, and an associated Land Use Amendment
for the land included in Outlots A and B. The property involved with the
requested rezoning includes Outlot A, Leon LeFebvre Addition, which could be
replatted into a one acre industrial lot under its current zoning designation. The
remainder of proposed Outlots A and B is made up of a portion of the larger Elk
River Ford-Dodge-Jeep parcel, which is zoned Industrial PUD, and a separate
.66 acre parcel currently zoned Highway Commercial. A legal description of the
property involved in the rezoning application is attached.
Anticipated land uses have changed since the City developed the Land
Use Map in this area. For one thing, commercial amenities are now needed in
this area to accommodate the pending Train Station and Gateway Business
Park. In addition, the extension of Ulysses Street connecting to 171 st Avenue left
an odd shaped industrial lot (Outlot A, Leon LeFebvre Addition) detached from
the remainder of the LeFebvre property.
D. Access.
The Minnesota Department of Transportation (MnDOT) is interested in
eliminating direct accesses onto Highway 10 in the area of the subject property.
Elk River Ford-Dodge-Jeep has considered this matter in its planning, and is
willing to voluntarily comply with MnDOT's desires. This means that the property
would lose its Highway 10 entrance, and access would be limited to 171st and
173rd Avenues. If the applicant concedes this point, it is vital that we have
appropriate signage to identify the new entrances. Also, in connection with a
change in access, applicant is requesting two addresses: one for Ford and one
for Chrysler, on 171 st Avenue and 173rd Avenue respectively.
.
We have worked with the City Engineer on identifying the appropriate
location for the dealership's access onto 171st Avenue. This access needs to line
up with the future access for properties south of 171 st. It also needs to be far
4
.
enough east of the Highway, to accommodate a future right turn lane for 171 5t
Avenue, and far enough west to avoid wetlands when the roadway is extended
south of 171 5t in the future.
There will be a cross access agreement for lots created from Outlots "/\' &
"B" in the future. Those lots will all gain access from Ulysses Street, and not be
allowed to have driveways exiting onto 171 5t Avenue.
E. Curbina.
Our site plan reflects concrete curbing only in those areas necessary for
aesthetics or drainage control. Applicant is requesting that it not be required to
place concrete curbing around the rest of the car lot, because of the unique
nature of the automobile sales business, with large amounts of vehicle display,
and because it will hinder snow removal. Perimeter curbing around the entire
site is not necessary, and would be extremely wasteful on a site as large as the
subject property. Section of 30-901 (b) (3) of the City of Elk River Code of
Ordinances contemplates such a request.
F. Park Dedication.
.
Section 30-327(a) of the City's Code of Ordinances states that it is
reasonable to dedicate land equal in value to ten percent of tne undeveloped
land proposed to be subdivided. Section 30-327(b) states that in lieu of land the
contribution is to be an amount of cash not to exceed the fair market value of the
undeveloped land required to be dedicated. (The underlining is added to
emphasize the ordinance's wording, which restricts the imposition of the fee to
"undeveloped land" only, and which imposes an upper limit on the fee, but which
allows the City discretion as to whether a lesser fee may be charged.) Section
30-327 (f) states the fair market value shall be determined in the same manner
as the county assessor determines fair market value of land for tax purposes.
In the context of the park dedication fee ordinance noted above, we ask
that the City consider the following: (i) the existing dealership site is not
"undeveloped land," as contemplated by the ordinance; (ii) the dealership
property is not being further subdivided (rather it is being combined); (iii) the use
of the property is not changing; and (iv) the current use does not, and will not,
place a high demand on the city's park system, as would, by example, a multi-
family housing development. This property is only being platted at this time to
satisfy a condition for securing a building permit.
.
Further, nothing in the City's ordinance states the City must assess the
maximum park dedication fee on this property. Payment of the park dedication
charge on the entire property, and for the maximum amount would result in an
unreasonable charge for a single, land intensive business to absorb. We agree
that if this site were to be divided in the future for a different use, park dedication
5
.
could be applied at that time. Finally, we note that this site has already
contributed greatly to the city's park system through taxes paid over the past 30
years, and will continue to do so well into the future.
.
.
6
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