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6.7. SR 10-21-2002City MEMORANDUM Item # 6.7. TO: FROM: Mayor and City Council Michele McPh~rs~irector of Planning DATE: October 2 I, 2002 SUBJECT: Case No. CU 02-26 Request by Saxon Motors to Amend Conditional Use Permit for an Automotive Use Request Saxon Motors is requesting that their conditional use permit be amended to allow a 5,358 square foot 2-story addition to their building. Attachments Location Map · Memo from the City Engineer · Excerpt - Shoreland Ordinance · E-mail from Patricia Fowler, DNR Area Hydrologist · Site Plan · First Floor Plan · Second Floor Plan · Elevations · Utility Plan · Grading Plan Location 17038 Highway 10 Zoning/Land Use C3 Highway Commercial/HB Highway Business Memo to Mayor and City Council/CU 02-26 October 21, 2002 Page 2 Analysis Overview The subject property is located on the riverside of Highway 10 south of the 101 bridge. Located on the property is an 18,616 square foot building that used for car sales, repair and maintenance. The applicant is proposing to add a two-story addition totaling 10,716 square feet for a car wash, detail shop, body shop, and a frame shop. Zoning Requirements The building meets the setbacks of the C3 Zoning District: Required Setback Provided Setback Front 25' 160' Side 20' 105' & 200' Rear 40' 243' The existing building has 352 parking stalls, most of which are for the purpose of displaying new and used vehicles on the site. The site meets the ordinance standards in terms of required parking. Wild and Scenic/Shoreland Regulations The subject property is adjacent to the Mississippi River; therefore, both the Shoreland and Wild and Scenic Regulations apply. The applicant is proposing grading in the northwest corner of the site adjacent to the bluff line. No grading should occur within 20 feet of the bluff as prohibited by the Shoreland Ordinance. The applicant has amended the site plan to avoid impact to the bluff line and the tree line. A small retaining wall will be constructed near the tree line for the parking area, however, this will not impact the bluff zone. No trees larger than 4" in diameter can be removed from the bluff area. The DNR is required to comment on the request, as this is a Conditional Use Permit and does affect the shoreland area. Patricia Fowler has provided comment based on the latest revision. There are no concerns expressed in her e-mail to staff. Other requirements of the Wild and Scenic include the use of neutral colors on the building and downcast lighting in the parking lot and on the building to reduce the impact to the river. Access and Circulation As proposed, there is currently only one access into the site near the southeast corner of the property. During staff review it was noted that a second access point should be provided into the large parking area, in order to have adequate emergency vehicle access. Staff would recommend a second access in the northeast corner of the site for general traffic, as well as emergency vehicles. The revised plan indicates a second access. S:\PLANNING\Case Files\CU 02-26 Saxon\12-21 CC memo.doc Memo to Mayor and City Council/CU 02-26 October 21, 2002 Page 3 The rear of the addition is approximately 20 feet from the proposed curb line and the existing building is only 25 feet from the curb line. The Fire Department, to ensure adequate emergency access, is recommending that the curb line along the rear of the building be signed "No Parking by the Order of the Fire Chief" in order to maintain the 20 foot clear space for emergency vehicles. The City Engineer notes in his memo the large expanse of pavement along the east side of the site. Without additional striping, this area could be confusing for drivers. He suggests that more thought be utilized to determine an efficient layout for this area. Grading, Drainage and Utilities Grading, drainage and utilities are addressed in the City Engineer's memo. Landscaping The applicant has submitted a landscape plan, which provides for a continuous screen along the east property line adjacent to the sidewalk. It also provides for additional tree planting on the site. There is a fairly substantial tree cover along the south and west sides of the development area. Care should be given to provide adequate screening along the south property line, as there are residential properties to the south of the development parcel. Planning Commission Action The Planning Commission held a public hearing regarding the request at its October 8, 2002 special meeting. No one spoke for or against the request. The Commission voted unanimously to recommend approval of the request to the City Council. Recommendation Staff and the Planning Commission recommend that the City Council approve request for an expansion with the following conditions: 1. MINOR GRADING MAY OCCUR BEYOND THE LINE OF THE WILD AND SCENIC DISTRICT. 2. NO TREES GREATER THAN FOUR INCHES IN DIAMETER SHALL BE REMOVED FROM THE BLUFF AREA. 3. A CHANGE IN OCCUPANCY OF THE SECOND STORY OF THE ADDITION MAY NECESSITATE THE NEED FOR AN ELEVATOR OR OTHER ADA ACCESS PROVISION. 4. ALL COMMENTS OF THE CITY ENGINEER SHALL BE MET. 5. THE ADDITION SHALL COMPLY WITH THE BUILDING AND FIRE CODES. S:\PLANNING\Case Files\CU 02-26 Saxon\12-21 CC memo.doc 172 IVATE) N sgCOlq;plTl( )POSED DEPOT 'OTH AVE Ai:)DIT[0Iq lxlver Case Number. Location Map CU 02-06 SAXON MOTORS Howard R, Green Gompany September 18, 2002 File: 819060J-0240 Ms. Michele McPherson Director of Planning City of Elk River 13065 Orono Parkway Elk River, MN 55330 RE: SAXON MOTORS EXPANSION PLANS Dear Ms. McPherson: As requested, we have reviewed the information submitted for Saxon Motors expansion plans. Based on our review and comments received at the staff review meeting, we would offer the following comments: The grading plan shows grading towards the riverbank in the area of the expansion of the parking lot at the north end of the site. The line defining the Wild and Scenic Boundary of the Mississippi River comes through this site somewhere. The Wild and Scenic Boundary should be noted on the plans so that there is no grading inside this area. As noted at the staff review meeting, there should be a second access provided for emergency vehicles. It is acceptable if Saxon Motors prefers to use only one access to maintain control of customer traffic, but an additional access should be provided for other uses. With City sanitary sewer and water now available to the site due to the Zane Avenue improvements, a discussion should be held with the fire chief to determine where fire hydrants need to be located on the site. o Sanitary sewer services in excess of 100 feet in length need to have clean-outs provided every 100 feet. It appears thero may be a conflict between the existing storm sewer that flows through the site to the Mississippi River and the proposed sanitary sewer service proposed to be constructed on the site. This should be checked and corrected if necessary pdor to any construction. The last manhole shown on the proposed sanitary sewer service is approximately 5.4 feet in depth. Depending on the flow anticipated through this sanitary sewer service, it may be advisable to insulate a portion of the pipe until the depth is sufficient to provide frost protection. Ur-091802-Mcpherson 1326 Energy Park Drive · St. Paul, MN 55108 · 651/644-4389 fax 651/644-9446 toll free 888/368-4389 Ms. McPherson September 18, 2002 Page Two The site plan shows a faidy large open area between stdped parking stalls just east of the building. We believe this area is intended for display of vehicles for sale. It is highly unlikely that a display lot will leave open space ranging up to in excess of 80 feet between parked vehicles. Perhaps more thought should be put into exactly how the site will be laid out for the display of vehicles for sale and this adjustment made to the site plan. At the staff review meeting, the fire department made the point that no parking will be allowed behind the proposed 10,000 square foot addition, since the width there is only sufficient for emergency vehicle access. If you have any questions regarding any of these comments, please call. Sincerely, Howard R. Green Company TJM:sgw Ltr-O91802-Mcpherson Howard R, Green Company Mcpherson, Michele From: Sent: To: Subject: Haug, Rebecca Thursday, October 03, 2002 10:16 AM Mcpherson, Michele; Rohlf, Steve FW: Saxon Motors - Proposed Expansion ..... Original Message ..... From: Patricia Fowler [mailto:patricia.fowler@dnr.state.mn.us] Sent: Thursday, October 03, 2002 10:14 AM To: rhaug@ci.elk-river.mn.us Subject: Re: Saxon Motors - Proposed Expansion Thank you for meeting with me this morning to discuss the above mentioned. Based on the most current plan sheet (revised copy provided to me today) dated 10/02/02, it appears that the proposed expansion will take place entirely outside of the Wild & Scenic District and that only the proposed erosion stabilization portion of the project will fall within the district. I also understand that the proposed stabilization project will require minimized grading and vegetation removal consistent with the city's W&S ordinance. Based on this understanding of the proposed project I have no concerns. Thank you for the opportunity to provide these comments and also for forwarding my comments on to Steve Rohlf and Michele McPherson of the city. Patricia Fowler Area Hydrologist DNR Waters - Sauk Rapids Phone: (320) 255-2976 Fax: (320) 255-3999 ISHEET INDEX A1 SITE/LANDSCAPE PLAN A2 F1RST FLOOR PLAN A3 SECOND FLOOR PLAN A4 ELEVATIONS STRUCTURAL SS14 FOUNDATION PLAN S2 HOLLOW CORE LAYOUT S3 ROOF FRABING PLAN DETAILS LEGAL DISCRIPTION: LOT 4,5,6,7,8 BLOCK 1 &: LOT 1 BLOCK 2 THE CROSSROADS TOWNSHIP 52 RANGE 26 SECTION 3 E3QSl'tNG BUILDING 18616 sf // ([~ 51T~ / LANDSCA?I: ?LAN NAPA 0 25 50 5CAI..~ I' = 50' I00 "Al 48' I I I I I I · I I I I · HHH-t H+H+ 19' 5AXON MOTOF,,5-- ADDITION 17036 HWY. I0 N.W. ELI(, RIVER, MN .55330 FIF~T FLOOR PLAN PAUL MEYER ARCHITECTS. INC. 15650 36TH AVE NO t170 PLYMOUTH, MN. 55446 (763)-557-9081 FAX 557-9233 le~ d the ~l.e ~ I/Jnme~e. PAUL MEYER Sp,~n,N DATE RECEIVED FILE COPY ~A3 G ~T I~L~VATION QVVEST ELEVATION (~ NOETH ELEVATION n n~ ELEVATION ~'A4 BLILD ~1 3 AT E~'qlNO SE19ER S~WlCE.. FIELD ~ LOCATION AND STOP 6' F'YC ac 6" DiP SEWER ~ & WATER S~(:~ $' ~ 9t.qt. DINO WAU. FOR ~0N Si' Bt,m. Og40 PLUMBER MC 10-52-26 I~ ~8~.00 ~-- ................. ~ IE BT~.D2 ';7 \ N 0 ~0 I00 SCALE IN FEET LEGEND --1070 Existing Contours ~898~ Proposed contours x sO0.0 Existing Spot E3e~tion$ x 75.5 Proposed Spot Ele~otk~ Slit fe~e G*'ading Limits NOTE: SANITARY SEWE~ MANHOLES SHALL BE 4~INaETER w,/~TEGRAL BOTTOM & WATERTIGHT BOOTS. CASTINGS SHALL BE NEENAH R 1755 W/eSANITARy SEWE~' IblPRINTI[D OF UD. Z SHEET NO. J 4 sE~ NOTE, RE~ RESTORATION .i:~. ",, APPARENT t,(idATCH~) ,' SLAB ~ CAST~NOj ~ ~ ADJU~Y ~H 882.88 INLET PROTECTION 7 LOCATIONS FFE 88,t.76 RE 883.70 ~ 881.00 ........ RE 884.26 ROCK CROSS TION ~' OCK ~(~NSTRUCTION ',% LEGEND 1~ ........ I070 --- Ex~sting Contours I --898 ~ Proposed contou, s x 900.0 Existing Spot Elevotions x 75.5 Proposed Spot EJevotion Silt ~ence ....... Grading Limits 0 50 I00 4.2% Drainage Slope I ~ SCALE IN I II II Proposed Storm Sewer -~ Oroinoge Direction ~ Rock Construction Entrance 150 FEET NOTE: ALL SPOT ELEVATIONS ARE TO TOP OF CURB UNLESS NOTED OTHERWISE RESTORATION OF ALL NON PAVED DISTURBED AREAS SHALL BE w/MNDOT 5876 TEMPORARY SEED MIXTURE 150B AND 4" OF SALVAGED TOPSOIL. SLOPES IN EXCESS OF 5:1 SHALL RECEIVE WOOD FIBER BLANKET MNDOT 5885 CATEGORY 5 - ALL OTHER AREAS SHALL RECEIVE TYPE I MULCH MNDOT 3882 ALL TEMPORARY RESTORATION SHALL BE COMPLETED WITHIN 14- DAYS OF COMPLETION OF ROUGH GRADING AND SHALL BE COMPLETED IN ACCORDANCE w/THE PROVISIONS OF' MNDOT 2575. PERMANENT RESTORATION SHALL BE BY OTHERS IN ACCORDANCE w/A LANDSCAPE PLAN. NOTE: ALL NEW STORM SEWER STRUCTURES SHALL BE 4'DIA. SLAB TOP EXCEPT AS NOTED w/NEENAH R 2505 CASTING. ALL INLETS SHALL RECEIVE INLET PROTECTION Z O :~ a_ ~_ O a~ z © SHEET NO /