5.2. PCSR 01-09-2007
.
City of Elk River
REQUEST FOR PLANNING COMMISSION
ACTION
Agenda Section
Plannin
Item Description
Request by John Weicht & Assoc. (Deano's/Precision Frame)
for Conditional Use Permit for expansion
Public Hearin - Case No. CU 06-31
Location
11061 173rd Avenue
Introduction
Item Number
5.2
Prepared by
Chris Leeseber , Park Planner
Reviewed by
Jeremy Barnhart, Planning Manager
The request consists of an additional 6,830 sq. ft. of building addition to two existing buildings.
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Attachments
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Request for Action
Location Map
Applicant's Narrative
Site Plan
Elevations
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Action Requested
Staff is recommending the Planning Commission recommended approval with the conditions as outlined.
Planning Commission Action Motion by _
Follow Up
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Second by _
Vote
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Case File: CU 06-31
Page 2
location: 11061 173rd Avenue
Zoning:
Adjacent
Zoning:
HB (Highway Business)
N -HB
E-HB
S-HB
W-HB
C3 (Highway Commercial)
N-C3
E-C3
S-C3
W-C3
land Use:
Adjacent
land Use:
Site Area: 2.58 acres
Floor Area: Buildings = 19,965 sqft Addition = 6,830 sqft Total = 26,795 sqft
Parking
Req'd :
Conforms:
Required: 89 stalls
Proposed: 93 stalls
Land Use Plan - Yes
Zoning Code - Yes
Subdivision Code - Yes
60 Day Rule: Action,must be taken on this request by March 1, 2007
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, if!Jure or detrimentallY qffict the use and ef!J'oyment 0/ other properry in the immediate
viciniry or the public health, scifery, 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 properry.
4. Will be seroed adequatelY ry and will not adverselY qffict essential public facilities and services including
streets, police and fire protection, drainage, refuse disposal, water and sewer {)Istems, parks and schools; and
will not, in particular, create trciffic congestion or inteiference with trciffic on arjjacent 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 properry because 0/ excessive trciffic, 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 0/ 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.
S:\PLANNING\Case Files\2006\CUP\CU 06-31 Deano's\CU 06-31_PC.doc
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Case File: CU 06-31
Page 3
In the review of the standards for CUP as outlined, it appears that the addition is consistent with all
of these standards.
Overview
The request consists of Proposed Addition A at 3,600 sq. ft. and of Proposed Addition B at 3,230
sq. ft. 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 14,440 sq. ft.
The Proposed Addition A expansion would be attached to the Precision Frame & Alignment while
the Proposed Addition B expansion would be attached to the Deano's Collision building (which
requires the approval of a variance).
Comprehensive Plan
The Comprehensive Plan guides this area as Highway Commercial and the proposed use is
consistent with the plan.
Design Standards
The existing buildings, as well as the previously approved additions, were constructed prior to the
adoption of the current design guidelines (May 16, 2005) for the C-3 zoning district. The
requirements are to have at least two approved materials on each fas;ade. The applicant is proposing
matching the same material that currently exists on each building which is metal panels. The
buildings are considered non-conforming.
Staff would recommend that the additions not be required to have the second material as required
by ordinance, as the majority of the buildings only have one material. Instead, staff would
recommend that the required second building material be utilized at the front elevation/entrance to
meet the intent of the design requirements for the C3 zoning and provide more prominent visual
impact.
Parking and Circulation
Based on the square footage (26,795) of all the buildings and the city's requirement, a total of 89
parking stalls would be required on site for all buildings (1:300). The proposed layout exceeds this
requirement with a total of 93 stalls. The minimum 10' setback from the property line is also
maintained.
Ten of the existing parking stalls are being relocated to within 10-feet of the north property line.
This will allow for more vehicular circulation as well as provide one additional parking stall.
The site has two existing access points, one off of V ance Street and one off of 173rd Avenue. The
applicant is not proposing any additional access points.
S:\PLANNING\Case Files\2006\CUP\CU 06-31 Deano's\CU 06-31]C.doc
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Case File: CU 06-31
Page 4
Landscapin~
The landscaping requirements have been met with a previous Conditional Use Permit for the subject
property. No other landscaping is being proposed.
Recommendation
Staff recommends that the Planning Commission recommend approval of the Conditional Use
Permit request, as indicated on plans dated 10-30-06, with the following conditions:
1. A variance shall need to be granted for the Proposed Addition 'B'
2. The buildings shall meet all applicable building codes.
3. The buildings shall meet all applicable fire codes.
4. All outdoor storage shall be confined to the fenced area.
5. All outdoor storage shall be screened through landscaping and/or berming to be
approved by staff.
6. The second building material, which is not being recommended for the additions, be
utilized at the front elevation/entrance of each building, and be approved by staff.
Respectfully Submitted
Chris Leeseberg
Park Planner / Planner
S:\PLANNING\Case Files\2006\CUP\CU 06-31 Deano's\CU 06-31]C.doc
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Location Map
Case Number: CU 06.31
DEANO'S
.
rWAl JOHN c.WEICHT AND ASSOCIATES LLP
DESIGN GENERAL CONTRACTORS
BUILD P.O. Box 368, Elk River, Minnesota 55330
Telephone: (763) 633-3600 . Fax: (763) 633-3601
A.
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BUILDINGS
October 30,2006
City Of Elk River
13065 Orono Parkway
Elk River, MN 55330
Attn: Jeremy Barnhart
Re: Deano's and PreCision Frame Additions
The two proposed additions are needed based on a combination of growth and
change within their industries.
. Precision Frame:
Now days auto body repair shops do most of there frame straighten in house.
Precision Frame is getting more of the larger and difficult jobs which include work
on motor homes and larger trucks. These vehicles take a lot more space in the shop
to work on them.
Deano's:
Deano's auto body business has changed, where vehicles that enter the shop do not
necessarily exit the same day which leads them to the need of additional space inside
the building.
If you have any questions please contact me at 763-633-3600.
Stncer Yc 4 --;1
John C. Weicht
Jcw/ni
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City ofER 1. Barnhart 10-30-06
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BUILD Info@weichlassoc.com
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