HomeMy WebLinkAbout4B - Velishek Auto Sales CUPti
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4646 Dakota Street SE
Prior Lake, MN 55372
PLANNING COMMISSION AGENDA REPORT
MEETING DATE: AUGUST 5, 2013
AGENDA M 4B
PREPARED BY: CASEY MCCABE, COMMUNITY DEVELOPMENT SPECIALIST
PRESENTED BY: JEFF MATZKE, PLANNER
PUBLIC HEARING: YES
AGENDA ITEM: PUBLIC HEARING TO CONSIDER A REQUEST FOR APPROVAL OF A CONDITIONAL
USE PERMIT TO ALLOW MOTOR VEHICLE SALES IN THE C-2, GENERAL BUSINESS
USE DISTRICT.
PUBLIC HEARING TO CONSIDER A REQUEST FOR APPROVAL OF A VARIANCE
FROM THE MINIMUM REQUIRED PARKING SETBACK FOR A PROPERTY IN THE C-
2, GENERAL BUSINESS USE DISTRICT.
DISCUSSION: Introduction
The applicant, Velishek Auto Sales, Inc., is requesting approval of a conditional use permit
(CUP) to allow motor vehicle sales in the C-2, General Business Use District and approval
of a variance from the minimum required parking setback identified in Subsection 1102.1106
of the Prior Lake Zoning Ordinance from ten (10) feet to zero (0) feet.
Current Circumstances
The applicant is proposing to expand their existing motor vehicle sales operation, located at
16661 Hwy. 13 South, onto an adjacent vacant parcel located at 16735 Franklin Trail SE.
The additional space will allow the applicant to expand operations and provide more parking
area for vehicle resale.
PHYSICAL SITE CHARACTERISTICS:
Total Site Area: The vacant parcel proposed for development totals 1.06 acres. If approved,
the two Velishek Auto Sales lots will total 1.96 acres.
Access: Access to the site is from Hwy 13 to the west and Park Nicollet Avenue SE from
the east. Staff is proposing the applicant remove the existing bituminous curb -cut access
along Franklin Trail SE as part of the CUP approval conditions which is detailed in the En-
gineering and Public Works memorandum dated July 23, 2013.
2030 Comprehensive Plan Designation: This property is designated C -CC, Community Re-
tail Shopping on the 2030 Comprehensive Plan Land Use Map.
Zoning: The site is zoned C-2, General Business Use District.
Parking: The applicant is not required to stripe the parking lot because it will be used as a
sale and display lot; however, the Engineering and Public Works memorandum states the
proposed configuration should be sufficient to allow driving movements.
Hours of Operation: Velishek Auto Sales is open from 8:00 a.m. to 7:00 p.m. Monday
through Thursday, 8:00 a.m. to 6:00 p.m. Friday, 9:00 a.m. to 5:00 p.m. Saturday and closed
Sunday.
Subsection 1102.1103, Uses Permitted By Conditional Use Permit, states, "No structure or
land in a "C-2" General Business Use District shall be used for the following uses except by
Conditional Use Permit. These uses shall comply with the Commercial Performance Stand-
ards of Subsection 1102.1300, the requirements of all the general conditions provided in
Subsections 1108.202 through 1108.204, with the specific conditions imposed in this Sub-
section and with any other conditions the Planning Commission, or City Council in the case
of an appeal, may impose that are intended to promote and protect pedestrian safety, limit
the impact of a business on neighboring residential properties, create a buffer between com-
mercial and residential uses, and maintain the characteristics of a neighborhood."
Subsection 1102.1103, C-2 General Business Use District of the Prior Lake Zoning Ordi-
nance, states that "Motor Vehicle Sales" require a Conditional Use Permit as further identi-
fied in Subsection 1102.1103(3). Subsection 1102.1103, Subd. (3), Motor Vehicle Sales,
was amended by the Prior Lake City Council on July 13, 2013.
In addition to the minimum conditions of approval detailed in Subsection 1102.1103, Subd.
(3) of the Prior Lake Zoning Ordinance, (shown as a — I on the attached resolution) City staff
recommends the following additional conditions:
➢ All parking and driving surfaces shall be paved with a concrete or bituminous surface
prior to any vehicle(s) being stored or displayed on the premises.
➢ Prior to any grading on the site, the applicant shall meet requirements set forth by the
City Engineering Department and City Public Works Department in the memorandum
dated July 23, 2013.
➢ The applicant shall record the Conditional Use Permit at the Scott County Recorder's
Office no later than 60 days after approval.
➢ The Conditional Use Permit is subject to the issuance of required permits from all appli-
cable governmental agencies.
ISSUES: CONDITIONAL USE PERMIT (CUP) ANALYSIS:
Section 1108.200 of the City Code sets forth the criteria for approval of a CUP.
(1) The use is consistent with and supportive of the goals and policies of the
Comprehensive Plan.
Two of the objectives of the Comprehensive Plan are to "determine and strive for a
balance of commerce, industry and population" and to "maintain high standards in the
promotion and development of commerce and industry." This proposal will be
consistent with the goals, objectives, and policies of the Comprehensive Plan provided
it complies with the conditions of approval.
(2) The use will not have undue adverse impacts on the use and enjoyment of
properties in close proximity to the conditional use.
Based upon review of the application, the proposed use will not be detrimental to the
health, safety, morals and general welfare of the community. The conditions of the
approving resolution are intended to ensure ongoing protection of the surrounding
community.
(3) The use is consistent with the intent and purpose of the Zoning Ordinance and
the Use District in which the Conditional Use is located.
Subsection 1102.1103, Subd. (3) of the Zoning Ordinance allows motor vehicle sales
as a use permitted by conditional use permit within the C-2 Zoning District. The
conditions set forth in the Zoning Ordinance shall be met with the issuance of the
Conditional Use permit.
(4) The use will not have undue adverse impacts on governmental facilities, services,
or improvements which are either existing or proposed.
The use will not have adverse impacts on governmental facilities.
(5) The use will not have undue adverse impacts on the use and enjoyment of
properties in close proximity to the conditional use.
The use will not have adverse impacts on the use and enjoyment of properties in close
proximity.
(6) The use is subject to the design and other requirements of site and landscape
plans prepared by or under the direction of a professional landscape architect, or
civil engineer registered in the State of Minnesota, approved by the City Council
and incorporated as part of the conditions imposed on the use by the City
Council.
The applicant has submitted plans prepared by a Registered Engineer under the laws
of the State of Minnesota which identify existing and proposed site design and
landscaping.
(7) The use is subject to drainage and utility plans prepared by a professional civil
engineer registered in the State of Minnesota which illustrate locations of city
water, city sewer, fire hydrants, manholes, power, telephone and cable lines,
natural gas mains, and other service facilities. The plans shall be included as part
of the conditions set forth in the CUP approved by the City Council.
The applicant has submitted plans prepared by a Registered Engineer under the
laws of the State of Minnesota which illustrate existing and proposed drainage
and utility details for the site.
(8) The use is subject to such other additional conditions which the City Council may
find necessary to protect the general welfare, public safety and neighborhood
character. Such additional conditions may be imposed in those situations where
the other dimensional standards, performance standards, conditions or
requirements in this Ordinance are insufficient to achieve the objectives
contained in subsection 1108.202. In these circumstances, the City Council may
impose restrictions and conditions on the CUP which are more stringent than
those set forth in the Ordinance and which are consistent with the general
conditions above. The additional conditions shall be set forth in the CUP
approved by the City Council.
Additional conditions to ensure the protection of the general health, safety and
welfare of the public are included as part of the CUP. These conditions include
approval of permits from other governmental agencies, pavement of all driving
and parking surfaces prior to vehicle storage or display, the obligation to meet
the requirements set forth by the Engineering and Public Works memorandum
and adherence to the conditions outlined in Section 1102.1103 (3) of the Zon-
ing Ordinance.
VARIANCE ANALYSIS:
Section 1108.400 states that the Board of Adjustment may grant a variance from the strict
application of the provisions of the Zoning Ordinance, provided that:
(1) There are practical difficulties in complying with the strict terms of the Ordinance.
"Practical difficulties," as used in connection with the granting of a Variance,
means the property owner proposes to use the property in a reasonable manner
not permitted by the Zoning Ordinance. Economic considerations alone do not
constitute practical difficulties.
It appears practical difficulties exist for the applicant in this case. If the setback
requirements of Subsection 1102.1106 were applied, the applicant would have a ten
(10) foot separation between two separate motor vehicle sales and display lots. The
granting of a variance to reduce the required side yard parking setback from ten (10)
feet to zero (0) feet will allow the applicant to create a shared parking lot and the
applicant will be able to provide increased efficiency at access points and more
effectively manage storm water runoff.
(2) The granting of the Variance is in harmony with the general purposes and intent
of the City Subdivision and Zoning Ordinances and the Comprehensive Plan.
Two purposes of the Zoning Ordinance are to "promote the most appropriate and orderly
development of the residential, business, industrial, public land and public areas" and
"enhance the aesthetic characterand appearance of the City." The addition of the Motor
Vehicle Sales use to the vacant parcel will allow for orderly development of the
commercially -zoned vacant site and create additional efficiency of the site's
existing parking and display area.
(3) The practical difficulty is due to circumstances unique to the property not
resulting from actions of the owners of the property and is not a mere
convenience to the property owner and applicant.
A practical difficulty does exist due to circumstances unique to the property. The
requested variance to reduce the parking lot setback from ten (10) feet to zero (0) feet
will allow the applicant to consolidate two adjoining parcels into one business operation.
(4) The granting of the variance will not alter the essential character of the
neighborhood or be detrimental to the health and safety of the public welfare.
The granting of the variance will not alter the existing character of the neighborhood.
The access locations along Hwy 13 and Duluth Avenue and Park NicolletAvenue
SE will remain unchanged and the activities of the Motor Vehicle Sales lot are
consistent with the existing character of the neighborhood.
(5) The granting of the Variance will not result in allowing any use of the property
that is not permitted in the zoning district where the subject property is located.
Subsection 1102.1103, Subd. (3) of the Zoning Ordinance allows motor vehicle sales
as a use permitted by conditional use permit within the C-2 Zoning District.
Conclusion
Staff recommends approval of the conditional use permit request to allow motor vehicle
sales in the C-2, General Business Use District subject to the following conditions:
a) All vehicles stored on the premises shall be insured and operable.
b) All open sales or rental lots shall be operated in conjunction with a building or buildings
containing the same or similar materials as displayed on the open sales or rental lot.
c) The building and the sales or rental lot shall be on one contiguous site.
d) Vehicles for sale, customer's and employee's vehicles shall be located on hard surfaces at
all times which shall meet all of the landscaping and design requirements of Subsection
1107.200.
e) String lighting shall be prohibited.
f) No outdoor public address system shall be audible from any parcel located in an "R" Use
District.
g) All customer and employee parking shall be clearly designated and signed.
h) No motor vehicle transport loading or unloading shall be permitted on any minor residential
street.
i) No display or storage of motor vehicles shall be permitted on any public right-of-way.
j) A bufferyard, as determined by Subsection 1107.2003, shall be installed and maintained
along all property lines of an abutting "R" Use District.
k) The storage lot shall be located a minimum of 100 feet from an "R" Use District.
1) Test driving shall be in accordance with all applicable road and highway laws and
regulations.
m) All parking and driving surfaces shall be paved with a concrete or bituminous surface
prior to any vehicle(s) being stored or displayed on the premises.
n) Prior to any grading on the site, the applicant shall meet requirements set forth by the
City Engineering Department and City Public Works Department in the memorandum
dated July 23, 2013.
o) The applicant shall record the Conditional Use Permit at the Scott County Recorder's
Office no later than 60 days after approval.
p) The Conditional Use Permit is subject to the issuance of required permits from all
applicable governmental agencies.
Staff recommends approval of a variance from the minimum required parking setback iden-
tified in Subsection 1102.1106 of the Prior Lake Zoning Ordinance from ten (10) feet to zero
(0) feet.
ALTERNATIVES: 1. Approve the conditional use permit to allow motor vehicle sales in the C-2, General
Business Use District subject to the above conditions and any additional conditions the
Planning Commission may impose.
2. Deny the request for conditional use permit based on specific findings of fact.
3. Approve the requested variance from the minimum required parking setback identified
in Subsection 1102.1106 of the Prior Lake Zoning Ordinance from ten (10) feet to zero
(0) feet.
4. Deny the requested variance because the Planning Commission finds a lack of demon-
strated practical difficulties under the zoning code criteria.
5. Table this item to a date specific, and provide the applicant with direction on the issues
that have been discussed.
RECOMMENDED City Staff recommends Alternatives #1 and #3.
MOTIONS:
ATTACHMENTS: 1. Resolution 13 -XX — Conditional Use Permit
2. Resolution 13 -XX — Variance
3. Location Map
4. Velishek Auto Sales Development Plans, received July 15, 2013
5. Engineering and Public Works Memorandum, dated July 23, 2013
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4646 Dakota Street SE
Prior Lake, MN 55372
CONDITIONAL USE PERMIT
RESOLUTION 13-XXPC
CONDITIONAL USE PERMIT TO ALLOW MOTOR VEHICLE SALES
IN THE C-2, GENERAL BUSINESS USE DISTRICT
WHEREAS, The Prior Lake Planning Commission conducted a public hearing on August 5,
2013, to consider a request from Velishek Auto Sales, Inc. to approve a Conditional
Use Permit to allow motor vehicle sales in the C-2 (General Business) Zoning
District at the following property:
16661 Highway 13 South, Prior Lake, MN 55372
Section 02 Township 114 Range 022; W1/2 SE1/4 COM 1792' N OF SE COR W1/2
SE1/4, W 215.84' TO POB, W 345' TO HWY 13, NE 190' E 210', S 140.08' TO
POB &.2A S OF PARCEL
(PID 25-902-045-0)
WHEREAS, Notice of the public hearing on said CUP was duly published in accordance with the
applicable Prior Lake Ordinances; and
WHEREAS, The Planning Commission proceeded to hear all persons interested in this CUP and
persons interested were afforded the opportunity to present their views and
objections related to the CUP; and
WHEREAS, The Planning Commission finds the proposed CUP is compatible with the stated
purposes and intent of the Zoning Ordinance as they relate to conditionally
permitted uses, and further, that the proposed CUP meets the criteria for approval
of CUP as contained in Section 1108.202 of the Prior Lake Zoning Ordinance.
NOW THEREFORE, BE IT RESOLVED BY THE PLANNING COMMISSION OF PRIOR LAKE:
1. The recitals set forth above are incorporated herein.
2. The Planning Commission hereby adopts the following findings:
a) The use is consistent with and supportive of the goals and policies of the
Comprehensive Plan.
Two of the objectives of the Comprehensive Plan are to "determine and strive for a balance
of commerce, industry and population" and to "maintain high standards in the promotion and
development of commerce and industry." This proposal will be consistent with the goals,
objectives, and policies of the Comprehensive Plan provided it complies with the conditions
of approval.
Phone 952.447.9800 / Fax 952.447.4245 / www.cityofpriorlake.com
b) The use will not have undue adverse impacts on the use and enjoyment of properties
in close proximity to the conditional use.
Based upon review of the application, the proposed use will not be detrimental to the health,
safety, morals and general welfare of the community. The conditions of the approving
resolution are intended to ensure ongoing protection of the surrounding community.
c) The use is consistent with the intent and purpose of the Zoning Ordinance and the
Use District in which the Conditional Use is located.
Subsection 1102.1103, Subd. (3) of the Zoning Ordinance allows motor vehicle sales as a
use permitted by conditional use permit within the C-2 Zoning District. The conditions set
forth in the Zoning Ordinance shall be met with the issuance of the Conditional Use permit.
d) The use will not have undue adverse impacts on governmental facilities, services, or
improvements which are either existing or proposed.
The use will not have adverse impacts on governmental facilities.
e) The use will not have undue adverse impacts on the use and enjoyment of properties
in close proximity to the conditional use.
The use will not have adverse impacts on the use and enjoyment of properties in close
proximity.
f) The use is subject to the design and other requirements of site and landscape plans
prepared by or under the direction of a professional landscape architect, or civil
engineer registered in the State of Minnesota, approved by the City Council and
incorporated as part of the conditions imposed on the use by the City Council.
The applicant has submitted plans prepared by a Registered Engineer under the laws of the
State of Minnesota which identify existing and proposed site design and landscaping.
g) The use is subject to drainage and utility plans prepared by a professional civil
engineer registered in the State of Minnesota which illustrate locations of city water,
city sewer, fire hydrants, manholes, power, telephone and cable lines, natural gas
mains, and other service facilities. The plans shall be included as part of the
conditions set forth in the CUP approved by the City Council.
The applicant has submitted plans prepared by a Registered Engineer under the laws of the
State of Minnesota which illustrate existing and proposed drainage and utility details for the
site.
h) The use is subject to such other additional conditions which the City Council may
find necessary to protect the general welfare, public safety and neighborhood
character. Such additional conditions may be imposed in those situations where the
other dimensional standards, performance standards, conditions or requirements in
this Ordinance are insufficient to achieve the objectives contained in subsection
1108.202. In these circumstances, the City Council may impose restrictions and
conditions on the CUP which are more stringent than those set forth in the Ordinance
and which are consistent with the general conditions above. The additional
conditions shall be set forth in the CUP approved by the City Council.
Additional conditions to ensure the protection of the general health, safety and welfare of the
public are included as part of the CUP. These conditions include approval of permits from
other governmental agencies, pavement of all driving and parking surfaces prior to vehicle
storage or display, the obligation to meet the requirements set forth by the Engineering and
Public Works memorandum and adherence to the conditions outlined in Section 1102.1103
(3) of the Zoning Ordinance.
3. The CUP is hereby approved, subject to the following conditions:
a) All vehicles stored on the premises shall be insured and operable.
b) All open sales or rental lots shall be operated in conjunction with a building or buildings
containing the same or similar materials as displayed on the open sales or rental lot.
c) The building and the sales or rental lot shall be on one contiguous site.
d) Vehicles for sale, customer's and employee's vehicles shall be located on hard surfaces at
all times which shall meet all of the landscaping and design requirements of Subsection
1107.200.
e) String lighting shall be prohibited.
f) No outdoor public address system shall be audible from any parcel located in an "R" Use
District.
g) All customer and employee parking shall be clearly designated and signed.
h) No motor vehicle transport loading or unloading shall be permitted on any minor residential
street.
i) No display or storage of motor vehicles shall be permitted on any public right-of-way.
j) A bufferyard, as determined by Subsection 1107.2003, shall be installed and maintained
along all property lines of an abutting "R" Use District.
k) The storage lot shall be located a minimum of 100 feet from an "R" Use District.
1) Test driving shall be in accordance with all applicable road and highway laws and
regulations.
m) All parking and driving surfaces shall be paved with a concrete or bituminous surface
prior to any vehicle(s) being stored or displayed on the premises.
n) Prior to any grading on the site, the applicant shall meet requirements set forth by the
City Engineering Department and City Public Works Department in the memorandum
dated July 23, 2013.
o) The applicant shall record the Conditional Use Permit at the Scott County Recorder's
Office no later than 60 days after approval.
p) The Conditional Use Permit is subject to the issuance of required permits from all
applicable governmental agencies.
CONCLUSION
Based upon the Findings set forth above, the Planning Commission hereby grants a Conditional Use
Permit to allow motor vehicle sales in the C-2 (General Business) Zoning District. The contents of
Planning Case File #DEV -2013-1024 is hereby entered into and made a part of the public record and
the record of the decision for this case.
Passed and adopted this 5t" day of August, 2013.
Tom Roszak, Commission Vice Chair
ATTEST:
Dan Rogness, Community & Economic Development Director
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U �, 4646 Dakota Street SE
Prior Lake, MN 55372
��IN1VEsoV,
RESOLUTION 13-XXPC
APPROVAL OF A VARIANCE FROM THE MINIMUM REQUIRED PARKING SETBACK IDENTIFIED IN
SUBSECTION 1102.1106 OF THE PRIOR LAKE ZONING ORDINANCE
FROM TEN (10) FEET TO ZERO (0) FEET
FOR A PROPERTY IN THE C-2 (GENERAL BUSINESS) ZONING DISTRICT
BE IT RESOLVED BY the Board of Adjustment of the City of Prior Lake, Minnesota;
FINDINGS
Velishek Auto Sales, Inc. is requesting a variance from the minimum required parking setback identified in
Subsection 1102.1106 of the Prior Lake Zoning Ordinance from ten (10) feet to zero (0) feet at the following
location, to wit;
16661 Highway 13 South, Prior Lake, MN 55372
Section 02 Township 114 Range 022; W1/2 SE1/4 COM 1792'N OF SE COR W1/2 SE1/4, W 215.84' TO POB,
W 345' TO HWY 13, NE 190'E 210', S 140.08' TO POB &.2A S OF PARCEL
(PID 25-902-045-0)
2. The Board of Adjustment has reviewed the application for variance as contained in Case #DEV -2013-1024 and
held a hearing thereon on August 5, 2013.
3. The Board of Adjustment has considered the effect of the proposed variance upon the health, safety, and
welfare of the community, the existing and anticipated traffic conditions, light and air, danger of fire, risk to the
public safety, the effect on property values in the surrounding area and the effect of the proposed variance on
the Comprehensive Plan.
4. It appears practical difficulties exist for the applicant in this case. If the setback requirements of Subsection
1102.1106 were applied, the applicant would have a ten (10) foot separation between two separate motor
vehicle sales and display lots. The granting of a variance to reduce the required side yard parking setback from
ten (10) feet to zero (0) feet will allow the applicant to create a shared parking lot and the applicant will be able
to provide increased efficiency at access points and more effectively manage storm water runoff.
5. Two purposes of the Zoning Ordinance are to "promote the most appropriate and orderly development of the
residential, business, industrial, public land and public areas" and "enhance the aesthetic character and
appearance of the City." The addition of the Motor Vehicle Sales use to the vacant parcel will allow for orderly
development of the commercially -zoned vacant site and create additional efficiency of the site's existing parking
and display area.
Phone 952.447.9800 / Fax 952.447.4245 / www.cityofpriorlake.com
6. A practical difficulty does exist due to circumstances unique to the property. The requested variance to reduce
the parking lot setback from ten (10) feet to zero (0) feet will allow the applicant to consolidate two adjoining
parcels into one business operation.
7. The granting of the variance will not alter the existing character of the neighborhood. The access locations
along Hwy 13 and Duluth Avenue and Park Nicollet Avenue SE will remain unchanged and the activities of the
Motor Vehicle Sales lot are consistent with the existing character of the neighborhood.
8. Subsection 1102.1103, Subd. (3) of the Zoning Ordinance allows motor vehicle sales as a use permitted by
conditional use permit within the C-2 General Business Zoning District.
9. The contents of Planning Case #DEV2013-1024 are hereby entered into and made a part of the public record
and the record of decision for this case.
CONCLUSION
Based upon the Findings set forth above, the Board of Adjustment hereby approves the following variance:
• A variance from the minimum required parking setback identified in Subsection 1102.1106 of the Prior Lake
Zoning Ordinance from ten (10) feet to zero (0) feet for a property located in the C-2, General Business
Zoning District.
The variance is subject to the following condition:
This resolution must be recorded at Scott County within 60 days of adoption. Proof of recording, along with the
acknowledged City Assent Form, shall be submitted to the Planning Department prior to the issuance of a
building permit.
Adopted by the Board of Adjustment on August 5, 2013.
Tom Roszak, Commission Vice Chair
ATTEST:
Dan Rogness, Community & Economic Development Director
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11,170WVNVSO��
Date: July 23, 2013
Memo
To: Community Development
From: Engineering Department — Larry Poppler, City Engineer
Public Works Department — Pete Young, Water Resources Engineer
Subject: Velishek Auto CUP Review — City Project #DEV -2013-1024
The Engineering and Public Works Departments have reviewed the Conditional Use permit for the
subject project with a plan date of July 15, 2013 and we have the following comments.
General
1. Show the City project #DEV -2013-1024 on all plan sheets.
2. Plans should have note to contact Gopher State One Call for location of utilities.
3. Preconstruction meeting will be required prior to commencement of construction.
4. After construction, an as -built record plan shall be submitted. The as -built plan shall follow
the requirements of Section 10 of the Public Works Design Manual prior to issuance of the
certificate of occupancy.
5. A Letter of Credit will be required for grading and erosion control and right of way
restoration.
6. City of Prior Lake Standard details should be used and shown on the plans (structures,
utilities, etc.).
Site Plan
1. Label saw cutting of bituminous pavement on the plans.
2. Show rock construction entrance on plan.
3. Proposed contours should be shown tying into existing, please provide existing contours
beyond the proposed parking lot areas.
4. Commercial concrete apron will be required if it does not already exist. Please verify for
entrance off Park Nicollet Avenue.
5. Drive isles should be minimum 25', verify width between aisles for vehicular parking.
Stripping is not required but proposed configuration should be sufficient to allow driving
movements.
6. Pavement removal adjacent to Franklin Avenue will also require removal of concrete
curb and gutter. Proposed curb should match existing style (barrier curb).
7. Show/Provide perimeter control for pavement area. How will vehicles be kept off edge
of pavement and out of rock trench?
8. Show sidewalk and boulevard restoration at connection of storm sewer.
Utility Plan
1. Provide analysis of existing storm sewer pipes to ensure capacity is sufficient to serve
site.
2. Show existing utilities along TH 13. Trees should not be installed over City pipe.
Phone 952.447.9800 / Fax 952.447.4245 / www.cityofpriorlake.com
3. Provide additional detail on connection of storm sewer into City system.
4. Provide information on EOF and overflow routes for stormwater management features.
Gradin, Erosion, and Sediment Control
1. Grading Plan Note #4 on Sheet C-1 references an erosion control plan that will be
submitted to the City for review. Additional information about erosion and sediment
control for the site should follow the guidelines of the MPCA's general construction
stormwater permit (MNR100001).
2. Add a typical detail/cross section for the proposed sediment trap.
Hydrology
1. Additional information is needed for the filtration trench. Ensure that the filtration trench
meets MN Stormwater Manual design standards. The MN Stormwater manual contains
helpful reference information (http://stormwater.pca.state.mn.us/index.php/Filtration).
Note the following requirements:
a. Pretreatment for parking lots may include provisions for scheduled sweeping as
spatial limitations make structural pretreatment unfeasible. Sweeping provisions
should be added to the maintenance agreement (see comment 94 below).
b. Provide details on the "ditch liner" and ensure that infiltration cannot occur below
the trench in areas with contaminated soils. Permeable geotextile below the
underdrain should not be used.
c. Provide specifications for filter sand.
2. Provide additional data to show that the installation will meet the City's water quality
requirements (remove 90% TSS and 60% TP). The values listed in the MN Stormwater
Manual for a sand filter do not meet the City's requirement for TP removal (55% on the
high end). Enhancing the sand media with granulated iron may help to meet this
requirement; review the MN Stormwater Manual section on iron enhanced sand filters
(http://stormwater.pca.state.mn.us/index.php/Calculating credits for iron enhanced san
d filter)
3. Provide a public drainage and utility easement over all stormwater management features
and conveyances.
4. A maintenance agreement is required to ensure that the stormwater management features
are regularly maintained and will function as designed. A long-term monitoring and
maintenance plan is a required component of the maintenance agreement. A copy of the
standard agreement will be provided to the applicant. Use
http://stormwater.pca.state.mn.us/index.php/Operation_and_maintenance_of filtration as
a reference.