6.2. SR 10-18-1993
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E h River
ITEM 6.2.
TO:
FROM:
MAYOR AND CITY COUNCIL
STEVEN B. ACH, CITY PLANNER~~
DATE: OCTOBER 18, 1993
SUBJECT: CONDITIONAL USE PERMIT REQUEST BY
JOHN WEICHT & ASSOCIATES ALONG
WITH PLAISTED INVESTMENTS/PUBLIC
HEARING, CASE NO. CU 93-32
ISSUE
A conditional use permit to operate an automobile sales lot
along with associated automobile repair.
LOCATION
Yale Street and U.S. Highway 10 (Lots 4-8, Block 1, and Lot 1,
Block 2, The Crossroads).
ATTACHMENTS
Revised Site Plan and Landscape Plan; Report to Planning
Commission.
4It ANALYSIS
Saxon Motors is proposing to construct an 18,700 square foot
building on an approximately 7.28 parcel in The Crossroads plat
at Yale Street and Highway 10. The building would include
showroom space, office, service area, and a parts and accessory
department. Saxon Motors would also utilize the vacant
parcel next to NAPA Auto along Highway 10. This lot will be
used primarily for open sales of new automobiles.
IMAGE ALONG HIGHWAY 10
In reviewing this application, one issue relates to the
project's appearance along Highway 10. Development of this
major corridor should be designed providing an aesthetically
pleasing and positive image. Both staff and the Planning
Commission recommend an attractive landscape area along Highway
10 consisting of a variety of shrubs and overstory trees. In
addition, concrete curb and gutter should be provided
throughout the parking area to protect landscaped areas, help
facilitate drainage, and contribute to enhancing the sites
appearance.
CITY WATER AND SEWER
4It
Another important issue to point out is this areas lack of city
water and sewer. The applicant has been informed that the City
Council has discussed the possible extension of water and sewer
P.O. Box 490 · 13065 Orono Parkway · Elk River, MN 55330 · (612) 441-7420 · Fax: (612) 441-7425
Weicht/Plaisted, CUP
October 18, 1993
Page 2
e
along east Highway 10 which may result in assessments to the
property. Until water and sewer is extended, Saxon Motors
will have to operate off of a private septic and well system.
PLANNING COMMISSION ISSUES
A majority of the issues raised by the Planning Commission and
mentioned in the staff report have been addressed and included
on the attached revised plans. The Planning Commission's
recommendation included an amendment to delete curbing next to
the proposed septic system and southern edge of parking area.
This amendment was made to accommodate future expansion
possibilities. However, staff has reviewed this further and
recommends the curbing be installed as part of this initial
development. The curb will protect the septic system from
possible damage from vehicle traffic and the timing of future
expansions is undetermined.
The attached report to the Planning Commission provides more
detail on the issues relating to the conditional use permit
request.
ADDED CONDITION BY STAFF
e
To clarify the amount of signage, it is recommended one free
standing sign be permitted for this project. That sign may be
located on the parcel with the building or on the parcel
utilized for parking.
PLANNING COMMISSION RECOMMENDATION
The Planning Commission recommends the City Council approve the
conditional use permit for Saxon Motors to operate an
automobile sales lot and associated auto repair facility with
the following conditions:
1. THE DETAILS OF A SITE, LANDSCAPING AND GRADING PLAN BE
REVISED AND APPROVED BY STAFF PRIOR TO CITY COUNCIL
MEETING AND PRIOR ISSUING A BUILDING PERMIT. REVISIONS
SHOULD ADDRESS CONCERNS BROUGHT UP BY THE CITY ENGINEER
AND PLANNING COMMISSION. BEST MANAGEMENT PRACTICES MUST BE
FOLLOWED.
2. ALL BILLBOARDS BE REMOVED FROM THE PROPERTY PRIOR TO
ISSUANCE OF A BUILDING PERMIT.
3. APPROPRIATE PERMITS FROM MINNESOTA POLLUTION CONTROL
AGENCY BE OBTAINED FOR INSTALLATION AND INSPECTION OF
ON-SITE SEPTIC SYSTEM.
4 .
PARKING AREA ADJACENT TO HIGHWAY 10 BE REDESIGNED TO
INCREASE LANDSCAPED AREA AND WILL IMPROVE THE IMAGE ALONG
THE HIGHWAY 10 CORRIDOR BY INCLUDING A COMBINATION OF
OVERSTORY TREES AND UNDERSTORY SHRUBS.
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Weicht/Plaisted, CUP
October 18, 1993
Page 3
5.
ALL GRADING WITHIN MNDOT RIGHT-OF-WAY REQUIRES A PERMIT.
6. ENTIRE PARKING AND DRIVEWAY AREA BE BOUNDED BY CONCRETE
CURB AND GUTTER AND/OR LANDSCAPE BERM AS NEEDED AND
DETERMINED BY STAFF.
7. LOT 4 THROUGH LOT 8, BLOCK 1, THE CROSSROADS BE COMBINED
INTO ONE PARCEL.
8. DRAINAGE AND UTILITY EASEMENTS BETWEEN LOTS 5, 6, 7, AND
8, BLOCK 1, BE VACATED.
9. GRADING WITHIN TREE AREA BE MINIMIZED TO PROTECT AS MANY
TREES AS POSSIBLE.
10. A TREE PROTECTION PLAN BE SUBMITTED FOR REVIEW AND
APPROVAL PRIOR TO GRADING AND ISSUANCE OF BUILDING PERMIT.
11. NO DISPLAY OF VEHICLES ON LANDSCAPED AREAS.
STAFF RECOMMENDATION
Staff recommends the City Council accept all conditions as
recommended by the Planning Commission. The one exception to
consider is to amend Condition #6 by deleting" and/or
landscape berm as needed and determined by staff." This will
eliminate the developers option to use a landscape berm in
place of concrete curbing. Finally, include one further
condition:
12. ONE FREESTANDING SIGN INSTALLED IN ACCORDANCE WITH CITY
CODES BE PERMITTED AS PART OF THIS CONDITIONAL USE PERMIT.
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1M 10
TO:
PLANNING COMMISSION
(G@[pJi'f
FROM:
STEVEN B. ACH, CITY PLANNER~
DATE: SEPTEMBER 28, 1993
SUBJECT: CONDITIONAL USE PERMIT REQUEST BY
JOHN WEICHT & ASSOC. ALONG WITH
PLAISTED INVESTMENTS/PUBLIC
HEARING, CASE NO. CU 93-32
REQUESTED ACTION
A conditional use permit to operate an automobile sales lot
along with associated automobile repair.
LOCATION
Yale Street and State Highway 10 (Lots 4 through 8, Block 1,
and Lot 1, Block 2, The Crossroads).
ZONING/LAND USE
C3 (Highway Commercial)/ HB (Highway Business)
ATTACHMENTS
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Location Map, Zoning Map,
Building Elevations, Memo
Owners List.
Landscaping
from Terry
Plan,
Maurer,
Grading Plan,
and Property
OVERVIEW
Saxon Motors is proposing to relocate their existing facility
and construct an 18,700 square foot building on a 7.28 acre
parcel next to NAPA Auto on east Highway 10. The 7.28 acre
parcel is bordered by State Highway 10 on the east and the
Mississippi River on the west. The western half of the
property is encumbered with a drainage and utility easement
which will not be developed. The drainage and utility easement
will act as a natural buffer along the river and protect the
area from additional development. The proposed 18,700 square
foot building will have show room space, offices, service area,
and parts and accessory department. A majority of the parking
area will be used for outside display of vehicles.
IMAGE ALONG HIGHWAY 10
e
The Highway 10 corridor is an important entrance to the City.
The orientation and appearance of businesses along this
corridor contribute to the development standards and image of
the community. This development will be a part of that
exposure, therefore, staff is recommending the site plan be
designed providing an attractive image and orientation to
P.O. Box 490 · 13065 Orono Parkway · Elk River, MN 55330 · (612) 441-7420 · Fax: (612) 441-7425
~
CUP, John Weicht (~dxon Motors)
September 28, 1993
Page 2
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Highway 10. One recommended modification to the site plan is
to redesign the parking area adjacent to Highway 10 by
eliminating excess paved area and create additional green space
for landscaping purposes.
BUILDING EXTERIOR
A decorative rock face concrete block along with metal facia
and glass accenting the office space will be the predominant
materials of the building. The building, as proposed, meets
the architectural design standards for the C3 Highway
Commercial district.
LANDSCAPING
The property has several existing trees along the west half of
the property. Development of this site will remove some of the
trees, however, staff will recommend minimizing the impact to
the existing stand of trees through protection measures during
construction. One tree for every 40 lineal feet of site
perimeter is required according to the ordinance. Credit will
also be given to existing trees, however, installation of trees
along Yale Street and Highway 10 will be recommended regardless
of the amount of credit given.
e DRAINAGE AND UTILITIES
Attached is a memo from Terry Maurer outlining his concerns
with the proposed project. An existing storm sewer that
outlets towards the river will be responsible for a majority of
the storm drainage from this property.
SEWER AND WATER
This area currently does not have City services. Extension of
services along Highway 10 has been discussed at length with the
City Council and property owners in this area. The applicant
has been made aware of the possibility of services being
extended and the resulting assessments to the property.
Until City sewer and water is made available, Saxon Motors will
have to use a drain field and septic tanks to handle the
discharge of waste water and any hazardous materials that may
result as part of the auto repair facility. The Pollution
Control Agency has stringent requirements regarding the
collection and treatment of non domestic liquid waste that
results from auto repair facilities such as this. Appropriate
permits will be required prior to issuing a building permit for
construction of this project.
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CONCRETE CURB AND GUTTER
Staff is recommending concrete
throughout the entire parking area.
curb and gutter be used
The curb and gutter can be
'~
CUP, John Weicht \~axon Motors)
September 28, 1993
-')
Page 3
used to facilitate the draining of storm water across the
parking lot, protect landscaped areas, and enhance the
appearance of the site. NAPA Auto Parts, immediately adjacent
to this proposed project, has a parking facility that is
completely bounded with concrete curb and gutter.
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RECOMMENDATION
Staff recommends approval of the conditional use permit for
Saxon Motors to operate a automobile.sales lot and associated
auto repair facility with the following conditions:
1. THE DETAILS OF A SITE, LANDSCAPING AND GRADING PLAN
BE REVIEWED AND APPROVED BY STAFF PRIOR TO ISSUING A
BUILDING PERMIT.
2. ALL BILLBOARDS BE REMOVED FROM THE PROPERTY PRIOR TO
ISSUANCE OF A BUILDING PERMIT.
3. APPROPRIATE PERMITS FROM MINNESOTA POLLUTION CONTROL
AGENCY BE OBTAINED FOR INSTALLATION AND INSPECTION OF
ON-SITE SEPTIC SYSTEM.
4.
e 5.
6 .
7.
8 .
9.
10.
PARKING AREA ADJACENT TO HIGHWAY 10 BE REDESIGNED TO
INCREASE LANDSCAPED AREA.
ALL GRADING WITHIN MNDOT RIGHT-OF-WAY REQUIRES A
PERMIT.
ENTIRE PARKING AND DRIVEWAY AREA BE BOUNDED BY
CONCRETE CURB AND GUTTER.
LOT 4 THROUGH LOT 8, BLOCK 1, THE CROSSROADS BE
COMBINED INTO ONE PARCEL.
DRAINAGE AND UTILITY EASEMENTS BETWEEN LOTS 5, 6, 7,
AND 8, BLOCK 1, BE VACATED.
GRADING WITHIN TREE AREA BE MINIMIZED TO PROTECT AS
MANY TREES AS POSSIBLE.
A TREE PROTECTION PLAN BE SUBMITTED FOR REVIEW AND
APPROVAL PRIOR TO GRADING AND ISSUANCE OF BUILDING
PERMIT.
11. NO DISPLAY OF VEHICLES ON LANDSCAPED AREAS.
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P.o. Box 490 · 13065 Orono Parkway · Elk River, MN 55330 . (612) 441-7.420
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'_ / f ~ ~ ~ ~ CONSULTING ENGINEERS
rllltlTWI Maier Stewart & Associates Inc.
September 13, 1993
File: 230-197-11
Mr. Steve Ach
City Planner
City of Elk River
13065 Orono Parkway
Elk River, MN 55330
RE: SAXON MaroRS SITE PLAN REVIEW
Dear Mr. Ach:
As requested, we have reviewed the Saxon Motors Site Plan. Based on our review, we would
offer the following comments.
The information we reviewed consisted of a site grading plan prepared by John Oliver and
Associates, and a site plan, landscaping plan, and building plan prepared by John Weicht
and Associates.
2.
The site plan prepared by John Oliver varies slightly from that prepared by John Weicht
in the location of the drain field and the parking configuration on the north side of the
property. For purposes of our review, we have assumed that John Oliver and Associates I
layout is correct since this is the plan that shows all the proposed elevations for the site.
The on-site sewage system should be designed by a designer certified by the I"fPCA.
Calculations should be submitted to the City and reviewed prior to construction. Prior
to any work being undertaken on the site, the area designated for the on-site sewer system
should be fenced off and no construction activity should be allowed to impact this area
during the other work on the site.
4.
The proposal calls for five lots on the west side of Yale Street to be combined into a large
enough parcel to accommodate the proposed building. The combination of these lots will
require the vacation of side yard easements and the elimination of lot lines. The easement
between lots 4 and 5 cannot be eliminated because it covers a storm sewer facility running
from east to west outletting to the river.
1959 SLOAN PLACE, SUITE 200, ST. PAUL, MINNESOTA 55117 612-774-6021
9800 SHELARD PARKWAY, SUITE 102, MINNEAPOLIS, MINNESOfA 55441 612-546-0432 . Equal Opportunity Employer
197-1301.sep
e
Mr. Steve Ach
September 13, 1993
Page 'TWo
5. Grading Plan
a. The grading plan shows a small amount of grading on the extreme east side of
the site in the MnDar right-of-way. This grading will require a MnDar permit.
It may be easier to just revise the grading plan to eliminate any work within the
right-of-way.
b. The grading on the north side of the site should provide for an emergency
overflow for the storm sewer system. In the event that the. catch basins located
in Yale Street become plugged or that there is a large frequency rainfall event, it
would be best to have an overflow route designed into the parking lot such that
there is no possibility of damage to the building itself.
c. The proposed finished floor of the building is shown as 84.76. However, the
corners on the east side of the building are shown at 85.23. It is not clear how
the corner of the building can be approximately half a foot higher than the finished
floor. This should be clarified.
e
d.
The portion of the site on the west side of Yale Street shows drainage from south
to north along the Yale Street frontage. However, the southerly driveway shows
a spot elevation of 84.94 while the north driveway shows a spot elevation of 85.0.
Obviously, drainage cannot flow uphill. It appears that the 85.0 elevation is an
error. This should be checked and verified.
e. In the southwest corner of the site, there is an 886 contour which is shown
incorrectly. This contour should wrap through the site rather than terminating at
the edge of the parking area.
f. There is a silt fence erosion control type of detail shown on the site plan.
However, there is no location shown for the instaliation or erosion control.
Actual locations of erosion control should be shown on the site plan and should
be installed prior to any activities beginning on the site.
6. There is a retaining wall shown at the rear of the parking area in the northwest corner.
This retaining wall reaches a maximum height of approximately 7-8 feet. However, there
are no details for the actual construction. Additional details should be provided on the
site plan.
7.
There is a detail on the site plan for a barrier-type of concrete curb and gutter. It is not
clear where it is intended to place this concrete curb and gutter. According to City
policy, concrete curb and gutter should be provided around the entire perimeter of all the
parking and bituminous paved areas.
tit
197-1301.sep
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Mr. Steve Ach
September 13, 1993
Page Three
8. There is a new catch basin/storm sewer manhole proposed at the west end of the existing
storm sewer facility. There appears to be an error in the invert shown for the easterly
direction. Also, the inverts would indicate that there is an approximately 8.5 foot drop
in this manhole, but no details are shown. We assume that this is an effort to dissipate
any energy from the storm water flow prior to outletting at the flared end further to the
west. One additional suggestion for this catch basin would be to provide a sump in the
bottom of it in an effort to settle out any granular material washed off the parking areas.
9. There are parking stalls shown on the east side of the proposed building. The row of
parking stalls closest to the building only allow approximately 20 feet from the building
face to the rear of the parking stalls. It would be very difficult for vehicles to maneuver
in and out of the stalls especially if the stalls are intended for the general public. We
would suggest that the configuration and layout of these stalls be revisited if the site plan
allows.
10. There are no provisions shown on the site plan for any loading zones. These items
should be noted on the site plan so the flow of traffic through the site can be verified.
11. We assume that the parking area on the east side of Yale Street is intended for the display
of automobiles. If this is not true, the parking stalls in the southeast corner of this
particular piece of property will not work for ongoing parking of customers' cars.
12. It should be noted that this area falls within the east TH 10 corridor for potential
extension of sanitary sewer and water. The City may want to make it clear to the
developer of this site when they believe the City utilities will be extended and what the
effect will be on this particular piece of property.
If you have any questions regarding these comments, please call.
Sincerely,
MAIER STEWART & ASSOCIATES, INC.
rT~~
TIM:tp
197-1301.sep
\
I
SHERBURNE COUNTY ABSTRACT & TITLE CO.
c
PAT RASMUSSON
PRESIDENT
CATHY BAILEY
SEC.fTREAS.
BONI CULLEN
MANAGER
August 31, 1993
Based on the examination of real estate records I find the following are property
owners within 350 foot radius of the land described as Lots 4,5,6,7 and 8, Block 1
and Lot 1, Block 2, Crossroads, Sherburne County, Minnesota.
John Plaisted, 12750 182nd Ave NW, Elk River, MN 55330
Second Generation Properties., % Harry's Auto Supply, 224 W. 3rd St, Monticello,MN
Scott Powell, 17219 Hwy 10 NW, Elk River, MN 55330 55362
Roland Benson, 17276 Hwy 10 NW, Elk River, MN 55330
Kemethese Motel, 17291 Hwy 10, Elk River, MN 55330
Elk River Motel Prop. Inc., 17432 Hwy 10, Elk River, MN 55330
Dean Majkrzak, 17475 Hwy 10 E, Elk River, MN 55330
Chrysler 1st Business Credit, 1375 E. Woodfield Rd, P.C.Box 95220, Schaumburg, IL
Kenneth Dehn,19663 Proctor Rd NW, Elk River, MN 55330 60195
Roger Eull, 18880 Boston St NW, Elk River, MN 55330
Caryn Lundquist, 17445 Hwy 10, Elk River, MN 55330
Chad Lundquist, 17441 Hwy 10, Elk.River, MN 55330
Lester Lundquist, 17445 Hwy 10, Elk River, MN 55330
Paul Bell, 18270 Fresno St NW, Elk River, MN 55330
Marlene Worts, 1825 Innsbruck Pkwy, Mpls., MN 55421
F. Kruse & 1. Lundquist ioRiverview Sports, 17445 Hwy 10, Elk River, MN 55330
Naomi Henderson, % John MacGibbon, 321 Lowell, Elk River, MN 55330
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317 KING AVENUE. ELK RIVER. MINNESOTA 55330 · (612) 441.3280