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8.4. SR 07-17-1995~~„~ `~ ( ity of ~/ lk • Rover. To: FROM: DATE: ITEM 8.4_ MEMORANDUM Mayor & City Council Steven B. Ach, City Planner-,~~ July 17, 1995 SUBJECT: Request for a Conditional Use Permit by Ken Beaudry, Public Hearing Case No. CU 95-10. Issue Ken Beaudry has requested a Conditional Use Permit to construct a car wash facility, along with an additiona14,700 square feet of commercial space. Location The northeast corner of Proctor Avenue and Hwy 10 (immediately north of • the existing Beaudry Express Convenience & Gas Store). Zoning/Land Use C3 (Hwy Commercial)/HB (Hwy Business). Attachments • Revised development plans. • Report to the Planning Commission dated June 27, 1995. Overview The Conditional Use Permit request by Mr. Beaudry, specifically, is for the proposed Car wash Facility, which is a conditional use in the C3 zoning district. In addition to reviewing the Car wash, staff has also done a full site plan review of the development plans for the Commercial Project. The review has taken into consideration the impact the Car wash will have in developing the site, as well as what this commercial projects relationship will be to the existing Beaudry Convenience Center. Included in the report to the Planning Commission is a complete list of issues outlined by staff based on the plans submitted by Mr. Beaudry. • S: Council/CU95-10 13065 Orono Parkway • P.O. Box 490 • Elk River, MN SS330 • (612) 441-7420 • Fax: (612) 441-7425 Memo To The City Council July 17, 1995 Page 2 • The following is a highlight of some of the more pertinent issues that were raised by staff and the Planning Commission: • The proposed southerly access onto Proctor Avenue raises concerns, given its location to the existing driveway to the Beaudry Express. Staff and the Planning Commission are recommending that this driveway be eliminated, and the proposed Commercial Site be accessed by the northerly driveway, and the existing driveway Beaudry Express has onto Proctor Avenue. • Alignment of drive isles and additional parking islands are necessary to help define traffic movements, both on site and between the two commercial facilities. • The existing trees along the east and north property lines shall be saved and incorporated into the proposed development plans. • Given the location of the proposed car wash, there presents a potential conflict between vehicles leaving the car wash and pedestrians traveling along the front of the building. Therefore, this area should be redesigned by moving the sidewalk further away from the building, allowing pedestrians and vehicles to meet at a safe location. • The proposed building materials be similar to the existing Beaudry Express Convenience Center. • One free-standing sign is allowed and shall consist of a monument style, • and not exceed 15 feet in height. This sign design will be consistent with the scale of the commercial project, and provide a transition in signage away from Hwy 10 to the residential areas further north on Proctor. Planning Commission Recommendations The Planning Commission recommended approval of the Conditional Use Permit request with the conditions outlined in the staff report, and included the following conditions: 5. Revise the traffic islands by the diesel fuel pumps to allow additional stacking for the car wash. 6. No outdoor storage or parking of delivery trucks associated with Beaudry Oil. 7. Sidewalks be moved away from the front of the building, and provide additional green space between the building and pedestrian circulation patterns. • S: Council/CU95-10 Memo To The City Council July 17, 1995 • Recommendations Page 3 It is recommended that the City Council approve the Conditional Use Permit request by Beaudry Oil with the following conditions: 1. All the comments outlined in staff's report to the Planning Commission dated June 27, 1995 be incorporated into the revised set of plans. 2. All comments outlined in the City Engineer's memo dated June 21, 1995 also be incorporated into the revised set of plans. 3. Freestanding signage be a monument style and not exceed fifteen (15) feet in height. Each tenant space utilize wall signage consisting of individual letters. 4. Four complete sets of plans be submitted to staff for review and approval prior to issuance of a building permit. 5. Revise the traffic islands by the diesel fuel pumps to allow additional stacking for the car wash. 6. No outdoor storage or parking of delivery trucks associated with Beaudry Oil. 7. Sidewalks be moved away from the front of the building, and provide additional green space between the building and pedestrian circulation patterns. • s: Council\CU95-10 • • • ~® LL® i 8 N m ITS m O ~® ~ ® 3 ~ f '~ ~~ D ~ ~ ._ "~ O ~~ ~`-~i "~ ~ o o m w ~ ~ 0 O ' O N U m _ sa~aea r~,.sl.6o.6eN r9 __ '0"'01 ~•~ __ g 1------ 1 - 1 ---- ~ I 1 :` 1 1 t I 1 .. ~ 1 - I 1 ~--__~'~ i ~~ I 1 >`p. - 1 1 I r-- ~I-= i = ~i==~ I -~r--~--.1 1 I i p ~ ~ 11 v ~I I r 1 I N I ~ r I ~1 ~ ~I "-2 ~1 I 11 11 It 1 $Q 1 __J~ __I~ __1~ N 1 ~~ L__I ~~~ v O n m ~ ~•j I 1 z 1 ~ i I I ~ ~ i ~ Sa'SL: M.SL60.6 N ~ s ~~ - a o ~ r~ ~y z f~ I~ IJ ~ ~ ~ Ij (J o N ~~ _ 1 m ~ , O C N ' iii m v ~ . >£ ~~ 2 O tt V+ 4agYz 3T7 ~`~ ~ ~ ~~ ~~~ ~~ _~ _N ~, ~ II CAA WA91 ~~ s rr ~'~ ~ ITS z o°, 1 ~+ 1 `O• rn a r: '~ ~4 ~~ ~' v c0 r ~~ • City of ~~ Elk • River TO: FROM: DATE: ITEK 5.4. MEMORANDUM Planning Commission Steven B. Ach, City Planner.,,~.~,~ June 27, 1995 SUBJECT: Request for a Conditional Use Permit by Ken Beaudry/Public Hearing Case No. CU 95-10 Regr~est Ken Beaudry is requesting a conditional use permit to construct a car wash facility along with an additiona14,700 square feet of commercial space. Location • The northeast corner of Proctor and Highway 10 (immediately north of the existing Beaudry Express convenience and gas store). Zonin~/Land Use C3 (Highway Commercial) / HB (Highway Business) Attachments • Memo from the City Engineer • Location Map • Zoning Map • Development Plans Overview • A conditional use permit request is specifically for the construction of a car wash facility within a C3 zoning district. Along with the car wash, additional commercial space would be constructed along with various site improvements. Staff has done a complete review of the entire site plan as proposed and offer the following comments: ~~~ 6 13065 Orono Parkway • P.O. Box 490 • EJk Ri~~er. MN 55330 • 16121 ~_~1-7420 • Fix: (612) =~-~1-7425 Beaudry CUP Request June 27, 1995 • A. Site Plan Page 2 1. The proposed driveway on the north end of the site along the railroad right-of--way does not meet the 10 foot required setback. The plan will have to be adjusted to either meet this setback requirement or a variance will be required. B. Parking and Circulation 1. The proposed plans show a 38 foot wide driveway at the south end of the site along Proctor Avenue. Staff is concerned with the close proximity of this driveway to the existing driveway into the Beaudry Express. There is the potential for a conflict in turning movements as people enter and leave either of the sites. It is recommended that the two driveways either be combined into one common entrance drive or the proposed driveway be eliminated. Eliminating the driveway will also improve the internal traffic circulation between the two sites, particularly at the westerly driveway connection between the two properties. 2. In order to help define the drive aisles and to provide possible • landscaping opportunities, traffic controUlandscape islands are recommended at the end of those parking rows which are adjacent to primary drive aisles. Depending upon the redesign of the parking area, these islands will need to be considered with the final set of plans. 3. Interior drive aisles and entrances onto Proctor should align with one another to allow for easy ingress and egress movements. The proposed plans have a couple of situations where drive aisles are off-set. 4. The car wash waiting lane as proposed allows for the stacking of five vehicles which is in accordance v~Tth the. City's ordinance. It also occurs outside the drive aisle which will not impact on-site circulation. C. Landscaping 1. A complete landscaping plan will need to be submitted prior to issuance of a building permit. The proposed plans do not provide enough information for staff review. 2. The site currently has existing conifers along the railroad right- of-way on the north end of the site and a large stand of mature s:planning:pc: CU95-10 Beaudry CUP Request Page 3 June 27, 1995 • oak trees along the east property line. It is recommended that the proposed plans avoid the existing trees, allowing them to be saved. 3. After construction, all disturbed areas will need to be sodded to prevent erosion. 4. Underground irrigation will need to be provided throughout all landscaped areas as setforth in City ordinance. D. Pedestrian Circulation 1. All sidewalks adjacent to parking areas will need to be a minimum of six feet in width. 2. The proposed location of the car wash presents some possible conflicts with pedestrian movement along the front side of the building. It is recommended that if the car wash is to stay at this location, the sidewalk be redesigned and moved away from the building to minimize the conflict of vehicles and pedestrian movements in this location. • 3. It is recommended that a 6 foot wide sidewalk be extended from the existing sidewalk along Proctor Avenue and aligned with one of the proposed sidewalks on site. This is a design feature included on all the free-standing sites in Elk Park Center to help encourage and provide for safe pedestrian movements. 4. Appropriate pedestrian ramps should be provided at the end of all sidewalks. Grading and Drainage L Please. refer to the attached memo-from he City Engineer for - additional information. 2. A surface water management fee in the amount of $741.60 per acre will need to be paid prior to issuance of a building permit. Building Elevations • 1. The plans do not indicate which type of material would be used on the building exterior. Hov~~ever, it appears as though the building will s:planning:pc:CU95-10 Beaudry CUP Request Page 4 June 27, 1995 • consist of some block material and possibly some brick at the entrance to the proposed office building. It is recommended that the proposed block material be of a decorative block as opposed to a plain block and indicated on the revised plans submitted for a building permit. Proposed Car Wash. Staff has met with Mr. Beaudry to discuss the location of the proposed car wash. Staff has some concerns with the proposed location and has asked Mr. Beaudry to examine possible alternatives to relocating the car wash. Ideally, if the car wash was separated from the proposed building and placed as a free-standing structure, the traffic movements associated with the car wash would not conflict vc~ith the other two proposed uses. signage Under the current zoning, the proposed commercial project could have a free- standing sign of 35 feet in height. Given the location of this commercial area off of Highway 10 and across the road from some existing single family homes, the Planning Commission may wish to consider signage requirements that would be compatible with the existing single family homes and designed • to be in scale with the surrounding developments. Although this area is zoned C-3 (Highway Commercial) the development along Proctor resembles community or neighborhood commercial. Reduced signage will be in proportion to the actual development and act as a transition from Highway 10 northward towards residential areas. Furthermore, previous commercial requests have included signs that are of the monument style. The Planning Commission may wish to consider this in reviewing the proposal. Proposed Fast Food Mr. Beaudry is proposing a 1,520 square foot fast food restaurant at the south end of the project. A specific tenant has not been identified; however, a fast food or Class II restaurant is a conditional use iii the C-3. Therefore, when a specific tenant is identified, a conditional use permit will be presented to the Planning Commission. Recommendation It is recommended that the Planning Commission recommend approval of the conditional use permit request to construct a car v~lash facility for hen Beaudry with the following conditions: • s:planning:pc: CU95-10 1 1 Beaudry CL'P Request Page 5 June 27, 1995 • 1. All the comments outlined in stafi's report to the Planning Commission dated June 27, 1995 be incorporated into the revised set of plans. 2. All comments outlined in the City Engineer's memo dated June 21, 1995 also be incorporated into the revised set of plans. 3. Freestanding signage be a monument style and not exceed fifteen (15) feet in height. Each tenant space utilize wall signage consisting of individual letters. 4. Four complete sets of plans be submitted to staff for review and approval prior to issuance of a building permit. • ~. _J s:planning:pc:CU95-10 ,l i I I I ~ • i 1 ` June 22, 1995 File: 230-275-11 IYNSI'LTI1f E~CIIEEP~S 1326 Energy Pork Drive St. Paul, MN 55106 612.644-4389 1.800.888.2923 Fax: 612.644.9446 Mr. Steve Ach City Planner City of Elk River 13065 Orono Parkway P.O. Box 490 Elk River, MN 55330 RE: BEAUDRY OIL COMPANY OFFICE COMPLEX SITE PLAN REVIEW Dear Mr. Ach: As you requested, we have reviewed the submittal package for the Beaudry Oil Company office complex located on Proctor Avenue north of TH 10. The package submitted consisted of a Site Plan and various floor plans, elevations, and building details. The CIVIL ENGINEERING information submitted was prepared by Duffey Engineering Company and was dated ENVIRONMENTAL April 26, 1995. Based on the Tune 13, 1995, concept review meeting and the June 19, MUNICIPAL 1995, follow-up meeting with the Developer, we would offer the following comments. .PLANNING 50lIDWASTE 1, The Site Plan proposes a driveway onto Proctor Avenue immediately north of the STRUCTURAL existing convenience/fuel store owned by Mr. Beaudry. This driveway is only 40 SURVEYING feet north of the main entrance to the existing facility. This location is too close to TRAFFIC the existing driveway. There is potential for conflicting movements of cars turning TRANSPORTATION both left and right out of opposite driveways. In discussing this with Mr. Beaudry, ELECTRICAL/MECHANICAL he indicated his willingness to close the proposed southern driveway and just utilize ENGINEERING: one at the north end of the site. HVAC POWER DISTRIBUTION 2. There are a number of concerns regarding the proposed car wash. Those would SCADA include the issue of potential icing at the exit of the carwash during winter months. svsTEMCONTROLS This is an area where pedestrian movements would be frequent, given the fast food and office space on each side. Again, in meeting with Mr. Beaudry, he indicated the potential to heat the concrete pad immediately outside the car wash to eliminate icing problems, with tl~e exception of possibly extremely cold weather. Another issue with the car wash is the traffic patterns that will occur between the existing gas station and the proposed car wash. Currently, there is a driveway shown between the two immediately adjacent to the existing diesel fuel pumps. This has the potentia} of causing vehicle conflicts if there is a user of the diesel ~FFICES IN: pumps and cars are trying to go through the driveway to line up for the car wash. MINNEAPOLIS We discussed this with Mr. Beaudry and he indicated he would rethink the driveway PRIOR LAKE location and the car wash stacking area. ST. PAUL WASECA Mr. Steve Ach June 22, 1995 Page Two 3. The submittal package did not contain any grading or drainage information. Prior to final approval, a plan showing the proposed elevations of the site should be submitted. Also, a drainage plan showing the runoff from the site being picked up internally will need to be provided. As we indicated to Mr. Beaudry, we will be reviewing the capacity of the existing storm sewer on Proctor Avenue. If by chance there is a limited capacity for runoff from this project, there may need to be a minor amount of on-site ponding. 4. As you are aware, Proctor Avenue is a County road. Therefore, this plan should also be submitted to the Sherburne County Engineer for their review. 5. We also discussed with Mr. Beaudry the existing large mature trees located along the east and north boundaries of the site. He indicated he would be sensitive to the trees along the east side and intends to save the majority of the trees along the north side. His Grading and Drainage Plan showing existing elevations and proposed elevations should also include the exact location and diameter of these major trees relative to his proposed construction. • It appears that 1t2r. Beaudry has a workable plan for developing this piece of property. However, there should be additional information provided as indicated relative to elevations and, as we discussed with Mr. Beaudry, additional thought should be given to driveway locations, traffic patterns, and user locations. Mr. Beaudry did indicate that he is willing to reanalyze these. As long as he is willing to work with staff on these issues, I believe that these can be resolved as the project works its way through the City process. If you have any questions regarding any of these comments, please call. Sincerely, MSA, CONSULTING ENGINEERS ~;_u_~ ,!~t~ / Terry J. Maurer, P.E. TJM : tw 275-22Ul..iun L' 1 \ SITE MAP r~ . ~ t ~~ CI:yjjOi „~f ~a ~3i~. ~~ er CAS c G' t1 ~~_ f Q p.~. ~On 400 • 1.;~E~ Gi0A0 D~:S:V2y • _ ''~ 2 i ~N~ ROAC wC r-~~Ir~~: I i i W .. 'rC.-~.'." ~~ ~ ~ ~ R2 ` . ,` IA ~ ~ t - 2 1,' ~~ rtiD a ~ .L1w1pR 2 wlp~+ ~ ~~ ~5~1~• t)~Tr~ti i ~ . R3 ' F:~ ~ ' _ ~y • ~ `\, ~ ' ~, PaRh N T S ' Y ~y t~ T! •~ ~ ` ~ `~ tlx RtvEx MtE„ - vuoEw BERCE JR. MCw SCHOOI i ~ Nfi+ SCF~OOt•._- ELEMEw _ ~ ~ _--- 3Cw00. ~ f• ~• 1 •1 • `- 'L L .-. ' it : W ~ I SCMOOI (w~ S~R£ET ~T 111 ,~- ^-~=~~~,.. • ' ~ _ _ •. s w .~~~nrTO~~ , ` V ~ uo-v~s o f ~ \ :.................... - ~ - ri ~ ~ ° ~y . - ~~ < ~~ ........•nROC~c~~. ........ ~ 1, r li~ - ~~ 1~ .....'.'.'.' ~~.•....'.'.'.'.'.'.'.'.'.' - ~ yi ZONING MAP Cirv of ~~~ River =~r2K ~ ' '~• ~1 no i a O;>i ! .,~ R ..~ ~~ ° _ .l .8 r.f ~. ''-: • O .. ~ c~,s~ -~ C U ~t~'-.t 0 ~' Z ity of l~ • 1 ~' River June 15, 1995 _ '~ Dave Schwarting Sherburne County Engineer PO Box 338 ELk River, MN 55330 Dear Mr. Schwarting: Enclosed is a plan the City of Elk River recently received for a proposed commercial development along Proctor Avenue/County Road 1. If the County would like additional right-of--way of have any comments regarding this request, please respond by June 22, 1995. This item will be presented to the Planning Commission on June 27, 1995, and the City Council on July 17, 1995. If you have any questions, please feel free to contact me at 441-4902. Sincerely, Steven B. Ach City Planner s:planning:schwartg P.O. Box 490 • 1?065 Orono Parkway ~ Elk River. Mti ~>3=Q + bl? -~~;-i-~?~.~ ~ ~=;~x: ibf?j !.~!_~~_ _~.