4.2. PCSR 09-11-2012 Elk REQUEST FOR ACTION
River
TO ITEM NUMBER
Planning Commission 4.2
AGENDA SECTION MEETING DATE PREPARED BY
Planning June 12,2012 Chris Leeseberg,Park Planner-Planner
ITEM DESCRIPTION REVIEWED By
Request by Mark Leadens for Conditional Use Permit to operate Jeremy Barnhart,Planning Manager
a Dry Cleaning Establishment REVIEWED BY
Public Hearing, Case No.CU 12-15
ACTION REQUESTED
Staff recommends that the Planning Commission recommend approval of the Conditional Use Permit
(CUP) to operate a dry cleaning establishment for with the following conditions:
1. As a Conditional Use Permit is not a Building Permit, the applicant shall apply for all
require permits.
2. All exterior signage shall require a permit.
3. All exterior changes will require a permit and architectural drawings.
4. The building shall meet all applicable building and fire codes.
BACKGROUND/DISCUSSION
The applicant is currently operating their business in another area of Elk River and is wishing to move to
the subject property. This is the same applicant that recently received a CUP for the same business at
18850 Dodge Avenue (Case No. CU 12-11).
Facility
The proposed use would operate in the existing structure at 927 Highway 10 (the vacant Hardee's). They
are proposing a curbside dry cleaning service on the east side of the building with a sliding door and
awning to protect customers from weather. All required building permits shall be applied for.
Parking/Circulation
There are two access points to the site, one off of highway 10 on the north side of the property and
another off of 4th street. The access off of highway 10 is a righ in,right out only. No changes to highway
10 are proposed or recommended. Vehicular circulation is around the entire building and there are 56
parking spaces available,exceeding the parking requirements of one space per 200 square feet
Fire Department
The Fire Marshall has indicated that according to the city adopted 2006 MN State Fire Code Chapter 12,
an automatic sprinkler system shall be installed.
The applicant is proposing that instead of requiring that they comply with the 2006 fire code (and install
an automatic sprinkler system) as a condition for approval,they would prefer that the City of Elk River
condition their approval on Mark and Penny Leadens obtaining a variance from the 2006 fire code, so
PIS N E A L ° BY
N:\Departments\Community Development\Planning\Case Files\CUP\CU 12-15 Natures Dry Cleaning-Hardees\CU 12- A E
15_PC.docx
that a sprinkler system would not be necessary. At issue is the 2012 Fire Code (not adopted by the City)
allows an exception from the sprinklering requirements if certain types of dry cleaning chemicals are not
used. It has not been determined that the applicant would comply with the 2012 code,but that question
is expected to be addressed as part of the variance process, should that proceed. Attached is a memo
from Jeremy Barnhart,Planning Manager responding to this request. The variance would be processed
through the fire department,in accordance with state statute.
Conditional Use Permits are issued for a property, not an applicant, and if the building were to be
operated by another party that does not use the same chemicals, the people/building needs to be
protected for that.
The recommended condition#4 addresses the variance possibility, as well as the future users of the
property.
Signage
The applicant will utilize one existing signage located on the property. All signage will meet applicable
regulations.
Employees
They currently employee eight employees and expect to reach 15,including full and part time.
Hours of Operation
Monday-Friday 6:00 am-9:00 pm
Saturday 8:00 am—3:00 pm
ATTACHMENTS
• Location Map
• Applicants Narrative
• Fire Marshall memo dated 8/8/2012
• Planning Managers email response dated 9/5/2012
• Site Plans
• Floor Plan
• Site Photos
• Mike Hoff Letter dated July 26, 2012
Action Motion by Second by Vote
Follow Up
N:\Departments\Community Development\Planning\Case Files\CUP\CU 12-15 Natures Dry Cleaning-Hardees\CU 12-15_PC.docx
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Narrative for Nature's Dry Cleaners, Inc.
PROPOSE:
We propose to move existing business from 19022 Freeport
Ave location, which is C-3 zoned to 927 Highway 10, which isC-
3 Zone. We also propose to have curbside drive up dry
cleaning service on the east side of the building with a sliding
door and awning to protect customers from weather
conditions. This already exist but the will be some upgrades.
All upgrades be built to city codes and specs.
DESCRIPTION:
Nature's Dry Cleaners, Inc. is an onsite full service dry cleaner
and laundry facilities. We use a Hydro-Carbon solvent made by
chevron, which is a safe system for employees, customers,
neighborhood, air and ground, an is environmentally friendly.
So there will be no hazardous waste disposal. We use the state
of the art Dry cleaning & laundry equipment. Our equipment is
self contained for cleaning and pressing of clothes. Removal of
filter will be handled professionally annually.
Hours of Operation:
We are open Monday thru Friday 6:00 am - 9:00pm, Saturday
8:00 am - 3:00 pm. There will be no noise, odors or vibrations
outside of the property line.
Number of Employees:
We currently employ 8 employees we would expect to reach
15 employee with including full & part time, some of which
alternate hours.
Number of Parking Stalls:
Would follow city codes & requirements.
Signs:
Propose to use signage in same areas that were used when
building was Hardee's. Size and type would be what ever is
allowed. To reach maximum exposure
Building :
The building was a fast food chain and met all requirements
while in operation there will be some upgrade doing so will
meet all applicable building and fire codes.
Outdoor storage:
There is no outside storage.
Please see all the attachments.
l'.'(''Ll'I'E
...., .
lk
River MEMORANDUM
TO: Jeremy Barnhart, Planning Manager
FROM: Cliff Anderson, Fire Marshal RECEIV " ►
DATE: 8/8/2012
AUG08Liz
SUBJECT: Nature's Dry Cleaners Relocation BY -- ___r
The site plan review committee met on 8/8/2012 and I would like to make the
following comments:
1. The Nature's Dry Cleaners, Inc. is proposing relocating to 927 Hwy. 10
which is not a Fire Sprinklered facility.
Per The 2006 MN State Fire Code Chapter 12
Section 1208.2 Automatic sprinkler system.
An automatic sprinkler system shall be installed in accordance with
Section 903.3.1.1 throughout dry cleaning plants containing Type II,Type
III-A or Type III-B dry cleaning systems.
Because of this section fire protection of this address would be required.
If you have any other questions,please feel free to call me at the Elk River Fire
Department at 763.63 5.1110.
Leeseberg, Chris
From: Barnhart,Jeremy
Sent: Wednesday,September 05,2012 1:34 PM
To: 'Matthew A.Anderson'
Cc: Mark Leadens; mark leadens; Ruprecht, Bob;Cunningham,John; Leeseberg, Chris
Subject: RE: Case No.CU 12-15; Mark and Penny Leadens' (Nature's Dry Cleaning) application for
a conditional use permit
Mr.Anderson,
I understand your position. Staffs recommendation will be include a recommended condition that the building comply
with applicable building and fire codes.The staff report will note your issue with the language and the Planning
Commission and City Council can discuss whether your language is adequate.
I should note, however,that the City will be granting a CUP for a dry cleaning operation on the property, not solely for
Mr. Leadens operation. Should your client wish to move,the CUP for a dry cleaning still stands,for at least 6 months. A
new user may not be using the same chemicals that Mr. Leadens does.
It is my understanding that if the variance is approved by the state,that verdict would state that the use complies with
building and fire codes.
Jeremy Barnhart, AICP I Planning Manager
763.635.1034 w I 763.635.1090 f
13065 Orono Parkway I Elk River I MN 1 55330
Putt tIII
NAME
er
From: Matthew A. Anderson [mailto:maaCamcmlaw.comj
Sent: Wednesday, September 05, 2012 1:25 PM
To: Barnhart,Jeremy
Cc: Mark Leadens; mark leadens
Subject: Case No. CU 12-15; Mark and Penny Leadens' (Nature's Dry Cleaning) application for a conditional use permit
Mr.Barnhart:
We understand (1) that the City of Elk River expects to condition approval of the above-referenced application on
compliance with fire codes; (2) that under the 2006 fire code an automatic sprinkler system would be required; and (3)
that the cost of a sprinkler system may be prohibitively expensive.
Instead of requiring that we comply with the 2006 fire code (and install an automatic sprinkler system)as a condition for
approval, we would prefer that the City of Elk River condition our approval on Mark and Penny Leadens obtaining a
variance from the 2006 fire code,so that a sprinkler system would not be necessary.
You have a copy of our fire code variance request,which I emailed you yesterday. I will not repeat the substance of that
request here, except to say that Nature's Dry Cleaning's "IPURA" system is cutting-edge technology which would not
require a variance under the more recent 2012 fire code. The updated 2012 code changes have not yet been adopted
by our state and incorporated into the Minnesota Fire Code.
At this point we are anticipating the sprinkler system cost to be expensive because the wood frame building would
require "double" sprinklers, and also because we would require a 6" water main running to the building (instead of
2"). If however our sprinkler bids come in lower than we expect, this would become a non-issue. It will be a few days
before we know more detail about the cost.
Matthew A. Anderson
Attorney at Law
k
L r ,„ A A W
612.305.1401 ,
maa@mcmlaw.com
Mackall,Crounse & Moore,PLC
1400 AT&T Tower
901 Marquette Ave
Minneapolis, MN 55402
Main: 612.305.1400
Fax: 612.305.1414
Bio: Click here for my bio
Web: www.mcmlaw.com
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8601 73rd Ave.N.Suite 21 MRG Management, Inc.
Brooklyn Paris,MN 55428
763 537-1460 MNH Property Investments,LLC,
763 537-4171 fax
MNH Foods,LLC,HGL Foods,Inc.
,,n!! 7
July 26,2012
Mr.Jeremy Barnhart
City of Elk River
13065 Orono Parkway
Elk River,MN 55330.
Re: Property at 927 Highway 10,Elk River,MN,55330
PIN 75-405-2365
Dear Mr. Barnhart:
The above-referenced Property is currently under contract. MNH Property Investments, LLC as
the Property Owner, does not object to the prospective Purchasers, Mark Leadens and Penny
Leadens,seeking and applying for: (i)a conditional use permit for the operation of a Nature's Dry
Cleaning on the Property; and/or(ii) such other city approvals as may be required for the
operation of a Nature's Dry Cleaning on the Property,from the Elk River City Council,the Elk River
Planning Commission,and in meetings with Elk River City Staff.
MNH PR P RTY INVESTMENTS, LLC
ti`i
By:
Mike Hoff
Its Manager
Cc: Mark Leadens
Vickie Loher, Esq.
Matthew Anderson, Esq.
From: Cunningham,John [mailto:JCunningham @EIkRiverMN.gov]
Sent:Tuesday, September 11, 2012 4:59 PM
To: Patrick B. Steinhoff
Cc: Matthew A.Anderson
Subject:Variance Request
Importance: High
Good afternoon, Mr.Steinhoff-
Staff and I met this afternoon,and after discussing the matter with the state fire marshal's office,we are looking
favorably at granting the request for the variance. I do have a few requests for additional information and would
appreciate a response as soon as reasonably possible so that we can better review the request.
1. Please supply the specifications for the specific make/model of all of the cleaning appliances that will be
installed and used;
2. Please supply a listing of the type and class of solvents to be used along with the total qualities that will be
stored;
3. A copy of the Chapter 21 of the proposed 2012 IFC is attached. Please review to make sure that is the version
you are also reviewing and referencing in this matter. This will become part of the record pertaining to the
variance.
Please note,that if a variance is to be granted,we will request that Chapter 21 of the 2012 IFC be followed in its
entirety. Also,the variance would not permit anything other than what has been outlined and provided for according
to the 2012 version of IFC Chapter 21.
Thank you very much. Please let me know if you have any questions.
Sincerely,
T.John Cunningham 1 Fire Chief&Director of Emergency Management
763.635.1100 w 1763.635.1105 d 1 763.635.1117 f
13073 Orono Parkway 1 Elk River I MN 1 55330
r s M E w f II 1 1
Eric NATURE
River
******
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Main tel:612-305-1400
Main fax:612-305-1414
From: "Matthew A.Anderson"<maa @mcmlaw.com> `
Subject: RE:Variance Request-Mark and Penny Leadens
Date: September 11,2012 5:31:31 PM CDT
To: "Cunningham,John"<JCunningham @ElkRiverMN.gov>
Cc: "Barnhart,Jeremy"<JBamhart@ElkRiverMN.gov>,"Patrick B.Steinhoff'<pbs @mcmlaw.com>,columbia ilsa
<columbia.ilsa @gmail.com>,Vickie Loher<VLoher @mmblawfirm.com>, Mark Leadens<mark @leadens.com>,mark
leadens<mleadens @earthlink.neb
5 Attachments,588 KB
Mr. Cunningham:
Thank you for your email. The answers to your questions are as follows:
1. Make/Model. The make and model of the only dry cleaning appliance that will be used on the property is the
Columbia/ILSA Hydrocarbon System, model TL HCS IPURA. We refer to it on page 8 of 13 on the attached PDF.
2. Solvents. The only solvent our client uses is a hydrocarbon solvent, brand name "Eco Solve." The total
quantities that will be stored on site is no more than 5 gallons, although presently we are storing zero gallons
at our existing site in Elk River (which is our norm). See the second to last paragraph on page 10 of 13 in the
attached application. We add new solvent so infrequently that there is no need to store it on site. In fact,
Nature's Dry Clean has only used 78 gallons total since its opening in 2006.
You will also note on page 8 of the attached application that there is a Material Safety Data Sheet for Eco
Solve. I am trying to get a copy of that sheet.
As for the machine itself, it hold very little solvent at one time. See page 11 of 13 in the attached PDF ("less
solvent than a typical standard automobile").
3. 2012 IFC. You sent us a PDF of the 2012 International Fire Code. That is the code to which we are referring.
Matthew A. Anderson
Attorney at Law elk
A77UR\IYs A7' _4W
Imw
612.305.1401
maa@mcmlaw.com � "
Mackall, Crounse & Moore,PLC
1400 AT&T Tower
901 Marquette Ave
Minneapolis, MN 55402
Main: 612.305.1400
Fax: 612.305.1414
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Web: www.mcmlaw.com