9.4. SR 08-21-1995~ ~ `~
ity of ~~
lk .
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Issue
Mayor & City Council
FROM: Gary Schmitz, Planning Assistant ~~ r
i~
DATE: August 21, 1995
SUBJECT: Conditional Use Permit Request by Lee
Fredrickson, Public Hearing
Case No. CU 95-16
Lee Fredrickson is requesting a conditional use permit to operate an
automobile sales lot along with associated automobile repair.
Location
Lot 8 and 9, Block 2, AR-MON Commercial Park
Zoning/Land Use
C3(Highway Commercial)
HB(Highway Business)
Attachments
Updated Site Plan
Letter from the City of Ramsey dated July 21, 1995
Transportation Plan for the General Area
Attached July 25, 1995, Memo to the Planning Commission
Background
Lee Fredrickson is proposing to relocate his existing car sales lot (Lee's
Riverside Auto) on Highway 10 in order to construct a new 3,100 square foot
50 x 64 foot building on Lots 8 and 9, Block 2, AR-MON Commercial Park.
The site plan consists of a small office/showroom with an area in the rear of
the building for minor auto repair. The auto repair will consist mainly of the
applicant working on his own vehicles, however there will be some minor
• repair of customer vehicles from time to time. The site plan shows the entire
ITEM 9.4.
MEMORANDUM
ver TO:
13065 Orono Parkway • P.O. Box 490 • Elk River, MN 55330 • (612) 441-7420 • Fax: (612) 441-7425
Lee Fredrickson Request Page 2
August 21, 1995
-----------------------
parking and drive areas bound by concrete curb and gutter with the
exception of the north side of the building, to provide for the opportunity for a
future parking lot expansion. There were several minor parking lot and
drive issues related to this request at the Planning Commission meeting.
The applicant has since updated his site plan and has adequately addressed
all the parking lot and drive aisle issues. The attached report to the
Planning Commission explains this request in detail.
Draina~'e and Grading'
The applicant has prepared a grading and drainage plan for the site. Terry
Maurer is currently reviewing the grading plan and maybe prepared to give
a recommendation at the City Council meeting. If this request is approved
staff would recommend that a grading and drainage plan be approved by
staff prior to issuance of a building permit.
156th Lane
The AR-MON Commercial Park was platted into 201ots in 1979. No roads
have been constructed in the subdivision, however, the AR-MON Commercial
Park does show two platted roads, 156th Avenue and 156th Lane, which
bisect the Park. The applicant has recently purchased several of the
• remaining lots in the subdivision, however, he is only proposing to build on
Lots 8 and 9, Block 2, at this. time.
Staff is requesting the applicant construct 156th Lane all the way from
Highway 10 to 156th Avenue. This extension will allow for the orderly
development of the lot to the east and, potentially, the lots to the north. The
applicant had proposed to construct a driveway to Highway 10 to service the
site until more of the surrounding property develops. The applicant was
concerned about the cost of constructing a road to service only one property.
Since the Planning Commission meeting, Mr. Fredrickson has changed his
mind and is in favor of constructing 156th Lane to 156th Avenue. If the
conditional use permit is approved, staff would request that a temporary cul-
de-sac be constructed on 156th Lane until 156th Avenue can be constructed.
Cit~f Ramsey
Just prior to the Planning Commission meeting, the City of Ramsey sent a
letter concerning the conditional use permit. The City of Ramsey stated that
this particular conditional use is not compatible with Ramsey's zoning in this
general area. The property in the City of Ramsey is zoned B1(Business
District) which allows for retail uses, eating and drinking establishments,
offices and banks, commercial car washes, medical clinics, etc. If the request
Lee Fredrickson Request Page 3
August 21, 1995
-----------------------
is approved, the City of Ramsey requested that we require paved driveways
and display areas, customer/employee parking, and maneuvering areas. The
City of Ramsey also requested that paved surface be finished with a B612
concrete curbing and a minimum of a 17 foot setback for display areas from
highway right-of--way. The applicant has addressed all these issues,
therefore, this particular request should be compatible with the proposed
uses and development standards in Ramsey.
Attached for your review is also a general transportation plan which shows
how the AR-MON Commercial Park in Elk River can connect with the
commercial area in Ramsey. Staff has begun some preliminary discussions
with the City of Ramsey on the possibility of extending the frontage road
(156th Avenue) through the AR-MON Commercial Park and into the City of
Ramsey. Mr. Fredrickson currently owns some property in Ramsey which
borders AR-MON Commercial Park, therefore, the opportunity exists for a
common frontage road system which would connect Jarvis Street with 153rd
Lane in Ramsey.
Planning Commission Meeting
At the July 25, 1995, Planning Commission meeting, the Commission
concurred with staff's findings and recommended approval of the conditional
use permit to operate an automobile sales lot and associated automobile
repair.
Recommendation
Staff and the Planning Commission recommend approval of the conditional
use permit for Lee Fredrickson to operate an automobile sales lot and
associated automobile repair facility with the following conditions:
The details of a drainage and grading plan be reviewed and approved
by staff prior to issuance of a building permit..
2. Approval of appropriate permits from the Minnesota Pollution Control
Agency be obtained for installation and inspection of an on site septic
system.
3. All comments listed in the July 17, 1995, Memo from City Engineer
Terry Maurer be incorporated into the site plan.
4. All grading within MNDOT right-of--way requires a permit from
MNDOT.
C7
Lee Fredrickson Request Page 4
August 21, 1995
5. The entire parking and drive area with the exception of the north side
of the parking lot be bound by a concrete curb and gutter (B612) as set
forth in the zoning orclinance.
6. Lots 8 & 9, Block 2, AR-MON Commercial Park be combined into one
parcel.
7. Some ornamental trees be shifted to the south side of the parcel, in
order to balance the landscaping on site and provide a positive image
along Highway 10.
8. There be no display of vehicles on landscaped areas.
9. The applicant coordinate with MNDOT for the construction of a right
turn lane on Highway 10.
10. A permit from the Fire Chief be obtained for any storage tanks.
11. Freestanding signage consists of a monument style with a maximum
height of 20 feet and a width of 10 feet.
•
council:cu95-16
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`~~ of Rq,~s ~~~'~`,L ~- 1
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.~ '~ City of Ramsey PHONE(612)427-1410
p. Q~ FAX (612) 427-5543
15153 NOWTHEN BOULEVARD N.W., RAMSEY, MINNESOTA 55303 TDD (612) 427-8591
• ~OWNSN~Q •
July 21, 1995
Steve Ach
City of Elk River
13065 Orono Parkway
P.O. Box 490
Elk River, Mn 55330
Re: Request for conditional use permit; case of Lee Fredrickson
Dear Steve:
We have received your public hearing notice regarding Lee Fredrickson's request for a conditional
use permit for a used car sales and auto repair operation on Lots 8 and 9, Block 2, Ar-Mon
Commercial Park.
The subject property is located on the common property line with the City of Ramsey and the
parcels east of the subject property are zoned B-1 Business. The requested conditional use. is not
• compatible with Ramsey's zonuig as the B-1 Business District does not allow for used car lots and
auto repair. Ramsey's B-1 Business District allows for retail business, eating and drinking
establishments, offices and banks, personal and professional services, commercial car washes,
funeral homes, medical clinics, animal clinics, day care centers and adult uses-accessory. Any
existing auto related businesses in the vicinity are lawful non-conforming.
If the City of Elk River is inclined to approve the request for conditional use permit, it would be
appreciated if Ramsey's performance standards for used car lots in the B-3 Highway #10 Business
District were taken into consideration. In summary, we require paved driveways, display,
customer/employee parking, and maneuvering areas. All paved surfaces must be finished with B-
612 concrete curbing. The City of Ramsey has also initiated a 17 foot setback for aispiay areas
from the highway right of way. Exterior storage of parts and equipment is prohibited.
Any consideration given to the comments above would be greatly appreciated. If you have any
questions or need additional information, please don't hesitate to call.
Respectfully,
CITY OF RAMSEY
~~
Sylvia Frolik
Zoning Administrator
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CONCEPT TRANSPORTATION PLAN
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Issue
ITEM 5.3.
MEMORANDUM
TO: Planning Commission
FROM: Gary Schmitz
Planning Assistant
DATE: July 25, 1995
SUBJECT: Conditional Use Permit request by Lee
Fredrickson/Public Hearing Case #CU95-16.
Lee Fredrickson is requesting a conditional use permit to operate an Automobile Sales
Lot along with associated Automobile Repair.
Location
Lot 8 & 9, Block 2, AR-MON Commercial Park.
Zoning_/Land Use
C3 (Highway Commercial), HB (Highway Business).
At
tachments
Memo from Terry Maurer dated July 17, 1995
Location Map
Zoning Map
Site Plan
Landscape Plan
Building Elevation
Letter from MNDOT
Copy of the AR-MON Commercial Plat
Background
Lee Fredrickson is proposing to relocate his existing Car Sales Lot (Lees Riverside Auto)
on Highway 10 in order to construct a new .3,100 square foot (50 x 64) building on Lots
8 & 9, Block 2, AR-MON Commercial Park. The site plan consists of a small
office/show room, with an area on the rear of the building for minor auto repair. The
auto repair will consist mainly of the applicant working on his own vehicles; however,
there will be some minor repair of customer vehicles from time to time. The site plan
shows the entire parking and drive areas bound by concrete curb and gutter, with the
exception of the north side of the building due to the opportunity for a future parking lot
expansion. There
S: Planning/CU95-16
13065 Orono Parkway • P.O. Box 490 • Elk River, MN 55330 • (612) 441-7420 • Fax: (612) 441-7425
Memo To The Planning Commission Page 2
July 18, 1995
are several minor parking lot and drive isle issues related to this request. Most of the
issues are listed in the attached Memo from City Engineer Terry Maurer. The applicant
has been made aware of these issues, and a new updated plan addressing these issues may
be available at the July 25, 1995, Planning Commission Meeting.
AR-MON Commercial Park
The AR-MON Commercial Park was platted in 1979 into 201ots. The site is relatively
flat with very few existing trees located on the property. Existing users in the
subdivision consist of Metro Trucking which has access off of Jarvis Street, and a single
family home which also has access off of Jarvis Street. The majority of the plat,
however, is currently vacant. When AR MON Commercial Park was platted no roads
were constructed to service this plat; however, public right-of--way was dedicated for
156th Avenue and 156th Lane. Therefore, a key issue related to this request is how
much of a road system is needed to be constructed for this particular user.
156th Lane
As mentioned earlier, no roads have been constructed in the AR-MON Commercial Park.
The applicant has recently purchased several of the remaining lots in the subdivision;
however, at this time only has plans to develop Lots 8 & 9, Block 2. Due to the fact that
the applicant owns a developable parcel to the east of the subject site and more to the
north, staff is recommending that 156th Lane be built all the way from Highway 10 to
156th Avenue, This extension will allow for the orderly development of the lot to the
east, and potentially to the lots to the north. It is unclear at this time how the property to
the north will develop; therefore, staff is not recommending that 156th Avenue, which
runs parallel to Highway 10, be constructed at this time. The attached memo from Terry
Maurer, City Engineer, does address this same issue.
The applicant is requesting that a driveway be allowed to intersect with Highway 10 to
his property rather than a city street, until some of the other parcels in the plat develop.
Mr. Fredrickson is concerned with the cost of constructing a road to service only one
user. The applicant will be available on July 25, 1995, to discuss his concerns with
constructing 156th Lane from Highway 10 to the intersection with 156th Avenue.
MNDOT
The Minnesota Department of Transportation has reviewed the access of 153rd Lane, and
has recommended approval of a right-in right-out-only intersection. As part of the
approval process the applicant will be required to pay and install a turn lane on west-
bound Highway 10. A Construction Plan for the proposed access with drainage
calculations must be submitted to MN-DOT with an Access Permit Application.
•
Sc Planning/CU95-16
Memo To The Planning Commission
July 18, 1995
Page 3
Landscaping
The Landscape Plans shows that 35 overstory and ornamental trees will be planted on
site, which meets the city's landscape requirements. The majority of the trees will be
located on the rear of the parcel. Staff would recommend that some of the ornamental
trees be located near the front of the parcel, to balance the landscaping on site. The
applicant is proposing to sod the Boulevard areas around the parking and drives, and seed
the north half of the site.
Building Exterior
A decorative rock face concrete block, along with metal fascia, will be the prominent
materials of the building. The building, as proposed, meets the architectural design
standards for the C3 Zoning District.
Drainage & Grading Plan
The applicant has not submitted any drainage or grading plans. for this site. Prior to the
City Council review the applicant must provide the city with a complete drainage and
grading plan.
Recommendation
Staff recommends approval of the Conditional Use Permit for Lee Fredrickson to operate
an Automobile Sales Lot and associated Auto Repair Facility, with the following
conditions:
The details of a drainage and grading plan be reviewed and approved by
staff prior to the meeting with the City Council.
2. Approval of appropriate permits from the Minnesota Pollution Control
Agency be obtained for installation and inspection of an on site septic
system.
All comments listed in the July 17, 1995, Memo from City Engineer Terry
Maurer be incorporated into the site plan.
4. All grading within MNDOT right-of--way requires a permit from
MNDOT.
5. The entire parking and drive area with the exception of the north side of
the parking lot be bound by a concrete curb and gutter (B612) as setforth
in the zoning ordinance.
•
S: Planning/CU95-16
Memo To The Planning Commission Page 4
July 18, 1995
6. Lots 8 & 9, Block 2, AR-MON Commercial Park be combined into one
parcel.
7. Sorne ornamental trees be shifted to the south side of the parcel, in order
to balance the landscaping on site and provide a positive image along
Highway 10.
8. There be no display of vehicles on landscaped areas.
9. The applicant coordinate with MNDOT for the construction of a right turn
lane on Highway 10.
10. A permit from the Fire Chief be obtained for any storage tanks.
11. A monument-style sign (20' high) be required for the freestanding sign.
LJ
S: Planning/CU95-16
I~tiSELTfNGENCISEER.S July 17, 1995
File: 230-280-11
1326 Energy Park Drive
St. Paul, MN 55108
612.644-4389 Mr. Steve Ach
1.800-888-2923 City Planner
Fax: 612-644.9446 City of Elk River
13065 Orono Parkway
P.O. Box 490
Elk River, MN 55330
RE: LEE FREDRICKSON BLTII.DING
SITE PLAN REVIEW
Dear Mr. Ach:
As requested, I have reviewed the site plan for the proposed Lee Fredrickson Building. It
CIVIL ENGINEERING ~,~,~ prepared by Fisher Engineering and was not dated. Based on my review, I would offer
ENVIRONMENTAL the following comments.
" " ~NICIPAL
~NNING 1. The parking arrangement only allows for 18-foot drive lanes on the east and west
SOUR WASTE ends. These should be increased to a minimum of 24 feet. This will allow traffic
STRUCTURAL In both directions.
SURVEYING
TRAFFIC 2. The most northerly drive lane should lineup with the driveway onto -156th Lane
TRANSPORTATION N`7`1, Now they are offset by approximately 10 feet.
ELECTRICAL/MECHANICAL
ENGINEERING:
3. The handicap .stall should be placed in front of the building near the concrete island.
HVAC This will. allow a handicapped patron t0 access the building without crossing the
POWER DISTRIBUTION drive lane.
SCADA
SYSTEM CONTROLS 4. The radius on the driveway off of 156th Lane should be increased to allow large
trucks and emergency vehicles to access. The radius should be increased to a
minimum of 30 feet.
5. The garage doors on the back of the building will be very difficult to access with
only 25 feet of room to maneuver. This should be increased to provide more room
for large vehicles to maneuver in and out of the garage doors.
6. Topography of the site will be needed along with drainage plan and drainage
~FFlCES IN: CalCUlatlOriS.
~INNEAPOUS
PRIOR LAKE
ST. PAUL
WASECA
Mr. Steve Ach
July 17, 1995
Page Two
7. I understand that Mr. Fredrickson bought the remaining lots in the Armond
Commercial Park. As such, he has a developable lot to the east of the one he is
proposing to develop immediately. He also has more developable lots to the north.
I would recommend that 156th Lane NW be built all the way from TH 10 to 156th
Avenue. This will allow for the orderly development of the lot to the east and
potentially to the north. It is unclear at this time how much of 156th Avenue will
need to be built to develop the northerly lots. Therefore, I would recommend that
this not be built at this time.
156th Lane should be a minimum of 32 feet wide. It should also contain concrete
curb and gutter along the edges.
If you have any. questions regarding any of these comments, please call.
Sincerely,
MSA, CONSULTING ENGINEERS
~, _ ~-~'
~~
Terry 7. aurer, P.E.
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Metropolitan Division
Waters Edge Building
1500 West County Road B2
Roseville, Minnesota 55113
~~ 12 tgn~
June 9, 1995
Gary Schmitz
City of Elk River
13065 Orono Parkway
P.O. Box 490
Elk River; MN 55330
Dear Gary Schmitz:
SUBJECT: Ar-Mon Commercial Park
Preliminary Plat Review P/95-050.
Northeast of TH 10 and South of Jarvis Street
Elk River, Sherburne County
CS 7106
The Minnesota Department of Transportation (Mn/DOT) has reviewed the Ar-Mon Commercial
Park preliminary plat in compliance with Minnesota Statute 505.03, subd. 2, Plats. We find the
plat acceptable for further development with consideration of the following comments.
• .Current drainage pattern and rate of runoff must be maintained. Approval of the U.S.
Coip of Engineers may be needed. Questions may be directed~~to Brian Kelly. of our
Hydraulics Section at 797-3055.
•: The proposed .156th Lane NW access to TH 10 will be limited to right in and right out
movements only. Full access to TH 10 at this location will not be allowed.
The proposed access will require construction of a right turn lane. The cost of
constructing the right turn lane will be the responsibility of the city, the developer, or
both. A construction plan for the proposed access with drainage computations and
drainage area maps .showing both existing and proposed conditions must be submitted to
Mn/DOT with an access permit application. Bill Warden of our permits office may be
contacted at 582-1443 for permit applications and questions about the permit process.
•
An Equal Opportunity Employer
•
Gary Schmitz
June 9, 1995
Page Two
If you have any questions regarding this review please contact me at 582-1386.
Sincerely ,
a
Ruth Ann Sobnosky
Principal Transportation Planner
c: Lee Fredrickson
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J J FAX (612) 427-5543
15153 NOWTHEN BOULEVARD N.W., RAMSEY, MINNESOTA 55303 TDD (612) 427-8591
July 21, 1995
Steve Ach
City of Elk River
13065 Orono Parkway
P.O. Box 490
Elk River, Mn 55330
Re: Request for conditional use permit; case of Lee Fredrickson
Dear Steve:
We have received your public hearing notice regarding Lee Fredrickson's request for a conditional
use permit for a used caz sales and auto repair operation on Lots 8 and 9, Block 2, Ar-Mon
Commercial Pazk.
• The subject property is located on the common property line with the City of Ramsey and the
parcels east of the subject property aze zoned B-1 Business. The requested conditional use is not
compatible with Ramsey's zoning as the B-1 Business District does not allow for used car lots and
auto repair. Ramsey's B-1 Business District allows for retail business, eating and drinking
establishments, offices and banks, personal and professional services, commercial car washes,
funeral home, medical clinics, animal clinics, day care centers and adult uses-accessory. Any
existing auto related businesses in the vicinity are lawful non-conforming.
If the City of Elk River is inclined to approve the request for conditional use permit, it would be
appreciated if Ramsey's performance standards for used caz lots in the B-3 Highway #10 Business
District were taken into consideration. In summary, we require paved driveways, display,
customer/employee parking, and maneuvering azeas. All paved surfaces must be finished with B-
612 concrete curbing. The City of Ramsey has also initiated a 17 foot setback for display azeas
from the highway right of way. Exterior storage of parts and equipment is prohibited.
Any consideration given to the comments above would be greatly appreciated. If you have any
questions or need additional information, please don't hesitate to call.
Respectfully,
CITY OF RAMSEY
Sylvia Frolik
Zoning Administrator