6.14. SR 03-19-2001City of
River
MEMORANDUM
Item #
6.16
TO:
FROM:
DATE:
SUBJECT:
Mayor and City Council
Scott Harlicker, Senior Planne~~
March 19, 2001
Case No. CU 01-10
Request by Finn Daniels Architects (Precision Tune Auto
Care) for Conditional Use Permit
Request
Consider a request by Finn Daniels Architects (Precision Tune Auto Care) for
a conditional use permit for a motor vehicle specialty service station and
additional lease space, and an amendment to the conditional use permit for
Elk River Retail Center PUD to allow a freestanding sign.
Location
Lot 2, Block 1, Elk River Retail Center 2nd Addition
Zoning/Land Use
PUD (Planned Unit Development) / HB (Highway Business)
Attachments
· Location map
· Site Plan
· Memo from City Engineer
· Letter from applicant
Overview
The applicant is proposing a 3,025 square foot Precision Tune Auto Center
and 8,460 square feet of attached lease space. Tenants for the lease space
have not been identified. The structure will be located between County Inn
Suites and Perkins Restaurant in the Elk River Retail Center.
13065 Orono Parkway · P.O. Box 490 · Elk River, MN 55330 · TDD & Phone (763) 441-7420 · Fax (763) 441-7425
Memo to Mayor & City Council/CU 01-10
March 19, 2001
Page 2
The building will be located on Lot 2, Block 1, Elk River Retail Center 2"d
Addition which is 49,222 square feet (1.13 acres) in size. The plan includes
some additional parking spaces and landscaping, as well a freestanding
monument sign along Highway 169. The building is rectangular shaped with
the narrow ends facing Highway 169 and Dodge Street. The front of the
building faces Perkins Restaurant. The additional parking is being provided
on the south side of the site, adjacent to Perkins.
Building
The proposed building will be 11,485 square feet in size; Precision Tune will
be 3,025 square feet and the remaining 8,460 square feet will be lease space.
The exterior of the building will be a mix of E.F.I.S and rock face block.
Colors will be a mix of earth tones, which will be compatible with the
adjacent structures. Metal canopies will be located over the windows and
entrances of the building. The exterior of the building includes some nice
cornice details and formal entrances.
The activity around the building will be focused away from the residential
property on Dodge Street. To this end, the Precision Tune will be located on
the end of the building closest to Highway 169 and the building will act as
buffer between the auto care portion of the building and Dodge Street. No
windows or entrances are proposed on the side facing Dodge Street.
There is no trash enclosure proposed. All trash will be stored inside the
building. No outside storage of auto parts is allowed.
Parking
47 parking stalls are shown on site plan. The Precision Tune requires 10
spaces with the remaining 37 spaces dedicated to the 8,460 square feet of
lease space. This would work with a specific mix of retail and auto related
uses (5200 sf. retail space and 6285 sf. of auto related/professional office). If
additional spaces are required to accommodate more retail space, a shared
parking agreement can be recorded between this developer and Country Inn
Suite.
The parking lot layout is acceptable. There are 11 spaces existing along
Highway 169 that will be counted towards the parking requirement. An
additional 36 new spaces will be constructed as part of this project, 26 of
them in front of the building adjacent to the existing driveway for Perkins.
Curb and gutter are included around the landscape islands, perimeter of the
S:XPLANNING\SCOTT\CU0110CC.DOC
Memo to Mayor & City Council/CU 01-10
March 19, 2001
Page 3
parking lot and driveways. The existing driveway adjacent to the berm will
remain, as will the driveway along Highway 169.
Landscaping
The proposed landscaping includes 3 trees, one overstory tree and 2
ornamental trees and some bushes planted around the building. The
landscape ordinance requires 22 trees for this site. Additional trees will be
required to meet the landscape requirement. However, it is not likely that an
additional 19 trees would realistically fit on this site. Staff will be working
with the applicant on a revised plan and possible landscape alternatives.
Alternatives include planting larger trees than required or planting trees off-
site.
The existing landscaping was installed to meet the landscaping requirements
for Perkins and Country Inn Suites. The existing landscaping on the berm
was installed in 1994 when the original PUD was approved, The landscape
plan also indicates that the berm is irrigated. Irrigation will also be required
for the landscaped areas of this site.
The proposed parking lot lighting should match the existing lights found at
Perkins and Country Inn Suites
Grading, Drainage and Utilities
Grading, drainage and utility issues are addressed in the City Engineer's
memo.
Si.qna.qe
Freestanding Sign
The applicant is also proposing a freestanding monument sign along
Highway 169. The applicant is requesting that the conditional use permit for
Elk River Retail Center PUD be amended to allow for this monument sign. A
freestanding sign for this site was not included on the approved site plan for
the PUD.
The proposed sign is 10 feet high and 10 feet wide. The sign area is 80 square
feet. The sign will have a rock face block base. The proposed sign is located
within an Anoka Electric easement and within a City of Elk River drainage
and utility easement. The applicant will have to get permission from Anoka
Electric and the municipal utilities to place the sign in the easement.
S:\PLANNING\SCOTT\CU0110CC.DOC
Memo to Mayor & City CounciYCU 01-10
March 19, 2001
Page 4
Entrance Sign
An entrance sign is proposed next to the existing entrance sign for Country
Inn Suites on the Dodge Street entrance near Perkins. This sign should help
direct traffic into the first entrance and reduce the number of cars entering
the site from the entrance by Country Inn Suites.
Wall Signage
Wall signs for Precision Tune and the lease space shall comply with the Elk
River Retail Center PUD Agreement and the City of Elk River Sign
Ordinance.
Planning Commission Meetin.q
At the Planning Commission held on February 27th four neighbors spoke at
the public hearing. They all had similar concerns regarding traffic,
maintaining the landscaping, noise and lighting. To address the visual
impact on the residents on Dodge Street staff will work with the developer to
plant additional landscaping on the berm. In an effort to reduce the amount
of traffic on Dodge Street an entrance sign will be located at the southern
entrance near Perkins. To reduce the impact of noise, the building will be
oriented so that the Precision Tune will be located near Highway 169 and the
building will act as a buffer. Lighting will be the same design as the existing
lights and only those light needed for security will be left on after the
businesses close for the night.
The Planning Commission discussed parking and felt that a shared parking
agreement would address any parking problems that might occur. They
thought that the exterior of the building should be earth tones to match the
Perkins and Country Inn Suites.
Recommendation
The Planning Commission and staff recommend that the City Council
approve the conditional use permit for Finn Daniels Architects (Precision
Tune) and an amendment to the conditional use permit for Elk River Retail
Center PUD to allow a freestanding sign with the following conditions:
If the applicant desires to located the monument sign as proposed, they
will have to provide written authorization from Anoka Electric and the
City regarding the location of the freestanding sign.
S:\PLANNING\SCOTT\CU0110CC.DOC
Memo to Mayor & City Council/CU 01-10
March 19, 2001
Page 5
2. Wall signs shall be in conformance with the Elk River Retail Center
PUD and the City of Elk River sign ordinance.
3. All trash will be stored inside the building.
4. No outside storage of auto parts, cars under repair, pallets or other
packaging material, or goods is allowed.
The landscape plan will be revised to comply with the landscape
ordinance, and if the total number of trees required can not be
accommodated on site, an alternative will be worked out with the city.
6. All comments in the in the City Engineer's memo shall be addressed.
7. Parking lot lighting shall match the existing lighting found at Perkins
and Country Inn Suites.
8. The principle exterior color of the building shall be brown and/or tan
and the material used shall be integrally colored.
9. A shared parking agreement shall be recorded between the developer
and Country Inn Suite for 5 spaces.
S:\PLANNING\SCOTT\CU0110CC.DOC
LOCATION
R1c
L',ON'
ZONING
MAP
CASE
CU 01-10
oward R, Green Company
February 5, 2001
File: 813560J-0240
Ms. Michele McPherson
Director of Planning
City of Elk River
13065 Orono Parkway
P.O. Box 490
Elk River, MN 55330-0490
RE:
PRECISION TUNE AUTO CARE
SITE PLAN REVIEW
Dear Ms. McPherson:
As requested, we have reviewed the site plan for the proposed Precision Tune Auto
Care. The site plan was prepared by Finn Daniels Architects and was dated January 29,
2000, Although it was received January 30, 2001. This proposed site is located between
the Perkins Restaurant and the Country Inn and Suites Motel. Based upon our review,
we would offer the following comments:
As discussed at the staff review meeting, it is questionable, depending on the type
of commercial business that occupies the 8,460 square feet of lease space,
whether or not this site has sufficient parking. If this square footage is occupied by
a larger traffic producer, there could be a shortage of parking.
There is one proposed trash enclosure that is set into the berm along Dodge
Street. We question whether one trash enclosure located approximately 200 feet
from the end business in the proposed building is sufficient, and whether or not the
trash enclosure Should be allowed to be constructed into the berm.
The proposed site identification sign is shown in the drainage and utility easement.
This easement contains a trunk watermain. In fact, the utility plan shows that there
is an existing hydrant in this same general area. The site sign should not be
allowed to be constructed in this drainage and utility easement.
The grading plan shows minor grading of the existing berm along Dodge Street
which will slightly lower a portion of the berm. It is unclear why this is being
proposed - perhaps for better sight lines of the building. It does not appear that the
grading of the berm has anything to do with better sight lines for the motodng
public. We would suggest that this grading of the berm not be allowed.
O:~PROJ\813560J~Ltr 02-05-01 McPherson.doc
1326 Energy Park Drive · St. Paul, MN 55108 · 651/644-4389 fax 651/644-9446 toll free 888/368-4389
Ms. Michele McPherson
February 5, 2001
Page Two
The utility plan shows an extension of the existing storm sewer into the parking
area between the proposed building and the Country Inn and Suites building.
There is no emergency overflow for the last catch basin on this line. Grading of the
parking area should provide for an emergency overflow, such that if this catch
basin is plugged or overwhelmed by a large storm, the runoff will leave the site and
not endanger the building.
o
The parking area between the existing Perkins Restaurant and the new building is
proposed to drain southwesterly through the Perkins site. Is this acceptable to the
owner of the Perkins Restaurant?
If you have any questions regarding these comments, please call.
Sincerely,
Howard R. Green Company
Terry J.'Maurer, P.E.
TJM:tw
O:~°ROJ\813560J\Ltr 02-05-01 McPherson.doc
Howard R, Green Company
CONSULTING ENGINEERS
2145 Ford Parkway, Suite 201
Saint Paul, Minnesota 55116
Phone 651.690.5525
Fax 651.690.5545
www.finn-daniels.corn
February 19, 2001
City Of Elk River
13065 Orono Parkway
P.O. Box 490
Elk River, MN 55330
Attn: Scott Harlicker
Senior Planner
Re: Proposed Site Development
Precision Tune Auto Care and Leasehold
Elk River, MN
Enclosed with this letter you will find a revised civil plan "C-1" in response to your site plan review.
In this letter is an itemized response to that same plan review of February 5th, 2001.
1. We firmly believe that there shouldn't be any problem in administrating the occupancies and
the square footages allowed in a mixed-use facility as it relates to the parking requirements.
This certainly can be controlled though the application for building permits. Surely there are
other developments within the city that have a mixed use in which some areas or lease
spaces require more parking based on their square footage than others. Parking
requirements are often determined based on what function different areas are designed for.
As an example, a restaurant in a retail center or office building would require more parking
than the remainder of the building due to the higher occupant load expected. If the restaurant
would want to expand, I am sure an evaluation of the parking on the site would be necessary
to make sure that the proposed expansion would not throw the building into non-conformance
with the zoning code. Therefore, the control through building permit application of what
function/business is allowed what square footage, based on the parking requirements is a
system that must already be in place. We are asking that you look at this leasehold space
with the same criteria.
Based on the parking provided with the Precision Tune Auto Care taking 3025 S.F:
5200 S.F. could be leased to a function that requires 200 S.F. per stall (such as retail)
3260 S.F. must be leased to a function that requires no greater than 300 S.F. per stall (such
as auto related or professional office)
Working the problem backwards:
If we had a auto related tenant signed up to take the entire building at this point there would
be more than enough parking to comply with the zoning ordinance. If 5 years down the road
that auto related tenant downsizes to 3260 S.F. would we be denied being able to lease the
remaining 5200 S.F. to a retail tenant? The parking would comply.
Page 2 of 2
Letter to City of Elk River
RE: Precision Tune Auto Care
The owner has decided to provide an interior trash enclosure so that there will be no exterior
dumpster therefore no reason in to infringe on the existing berm.
The proposed site identification sign will be moved outside of the drainage easement.
The grading plan has been revised so that no work will be required to the existing berm.
The utility plan is not indicating a new catch basin north of the proposed building; this catch
basin is existing. This existing catch basin is connected a catch basin at the West Side of the
parking area south of the proposed building. The existing storm line lies under the proposed
building location, therefore the civil engineer designed a new storm line with manhole (at the
bend) to remove the storm line from below the proposed building location.
There is a small area of parking that drains across the Perkins site. We have sent the owner
of the Perkins restaurant the proposed plans and are currently working with them to resolve
any issues they may have with these plans.
Additionally you mentioned in a phone conversation that this site did not comply with the
landscape criteria in regards to quantity of over-stow trees per the city ordinance for a new stand
alone site. In discussing this matter with Mr. Jamie Thelen of the Sand Companies he stated that
he believed that as a P.U.D. this site already met the landscape requirements of the city in
regards to quantity of trees due to the quantity that was installed when the Country Inn was
developed. Could you please research this and let us know what you find prior to the Planning
Commission meeting. We may be able to add some trees but we don't think that it is prudent to
add trees that will kill other established landscaping (like on the berm), nor add trees in such a
manor that they will overcrowd each other when mature. Please advise.
Daniel M. Dege
Scott, I will out of town on the 27th' so Mr. Mark Finnemann will be representing the owner and
Finn Daniels at the meeting.
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