4.4 PCSR 06-11-2013 Elk REQUEST FOR ACTION
River
TO ITEM NUMBER
Planning Commission 4.4
AGENDA SECTION MEETING DATE PREPARED BY
Planning Items June 11, 2013 Chris Leeseberg,Park Planner-Planner
ITEM DESCRIPTION REVIEWED By
Request by Bialon-Jarvis LLC for Conditional Use Permit, Jeremy Barnhart, Deputy Director,
16112 Jarvis St. NW CODD
Case No. CU 13-07 REVIEWED BY
ACTION REQUESTED
Staff recommends that the Planning Commission recommends approval of the Conditional Use Permit
with the following conditions:
•
1. All outdoor storage areas shall be surfaced with an approved surface and shall be setback
a minimum of 10 feet from all property lines.
2. All outdoor storage shall be screened by fencing, structures, landscaping, or a
combination thereof.
3. All chain link fencing shall have opaque slats unless otherwise noted.
4. Fencing along the east portion of the outdoor storage area shall be a solid privacy fence.
5. All storage of equipment,vehicles and materials shall be contained within the fenced area
on an approved surface.
6. The parking/drive area shall be defined with B612 concrete curbing and non-drive areas
shall be returned to grass.
7. All access points shall have a concrete apron installed.
8. A landscape plan shall be prepared that provides 16 trees in the front yard and along the
east property line. A landscape plan shall be supplied to the city for review and approval.
BACKGROUND/DISCUSSION
The applicant is requesting and Conditional Use Permit (CUP) for outdoor storage at the subject
property. The business operations, excavating and auto repair,will create the need for outdoor storage
and are permitted uses. The property is flat with some wetland areas. The business will be operated from
the existing structure on the property and the applicant desires to build a second structure on the
property in the future. This second structure may require a conditional use permit.
Outdoor Storage
The applicant intends to utilize most of the property north of the existing building for outdoor storage.
It is anticipated that equipment related to excavation, stock piles, and automobiles will be stored outside.
Zoning
The subject property is zoned I-3 General Industrial where outdoor storage accessory to a principal use is
regulated by the CUP process.
P-9IEHEn BY
N:\Departments\Community Development\Planning\Case Files\CUP\CU 13-07 Bialon-Jarvis LLC\CU 13-07_PC.docx 1NA1IUIF.E
Neighboring Property
The properties directly to the north,west,and south are also zoned I-3 General Industrial. The
properties to the north and south have single family residences and businesses on them. The property to
the west is vacant.
The properties to the east across Jarvis Street are located in Ramsey and are single family homes.
Landscaping/Screening
Adjacent to the property on the west side are several rows of mature coniferous trees. These trees,
although not on the subject property, currently provide adequate screening to the west. There is no
existing landscaping on the property.
The applicant is not proposing any additional landscaping. They are proposing a 6 foot tall x 48 foot long
vinyl fence and chain-link gate on the south side of the property between the existing building and the
future structure.
Historically, the City has attempted to bring a site closer to conformance with the city code,in scale with
the proposed development. The ordinance requires 52 trees. Staff recommends 16 trees (8 over story, 4
ornamental, and 4 evergreens) be planted in the front yard area and along the east boundary line.
Other properties in the area have had similar CUP requests and have choose to or been required to
screen their outdoor storage. Staff is recommending that the outdoor storage area be screened in some
manner, either through landscaping,berming, or 100% opaque fencing.
Parking/Access
The property has three access points off of 161ST. The two westerly drives will be utilized by the business.
The farthest west driveway appears not to have a concrete apron.
The applicant in proposing the area on the south side of the existing and future building be utilized for
parking. The applicant's narrative indicates they can define the parking area with landscaping timbers.
Parking areas in the front yard shall be confined with B612 barrier curbing.
Signage
One 48 square foot sign on the berm by 161"Avenue is being proposed. Installation of signage requires
a building petnlit and needs to be set back at least 10 feet from any property line.
Conditional Use Permit Criteria
The issuance of a Conditional Use Permit can be ordered only if the use at the proposed location:
1. Will not endanger, injure or detrimentally affect the use and enjoyment of other proper0 in the immediate vicini y or the
public health, safey, morals, comfort, convenience or general welfare of the neighborhood or the city.
2. Will be consistent with the comprehensive plan.
3. Will not impede the normal and orderly development and improvement of surrounding vacant properly
4. Will be served adequately by and will not adversely affect essential public facilities and services including streets,police
and fire protection, drainage, refuse disposal, water and sewer systems,parks and schools;and will not, in particular,
create traffic congestion or interference with traffic on adjacent and neighboring public thoroughfares.
N:\Departments\Community Development\Planning\Case Files\CUP\CU 13-07 Bialon-Jarvis LLC\CU 13-07_PC.docx
5. Will not involve uses, activities,processes, materials, equipment and conditions of operation that will be detrimental to
any persons or property because of excessive traffic, noise, smoke,fumes,glare, odors, dust or vibrations.
6. Will not result in the destruction, loss or damage of a natural, scenic or historic feature of major importance.
7. Will fully comply with all other requirements of this Code, including any applicable requirements and standards for the
issuance of a license or permit to establish and operate the proposed use in the city.
Criteria Analysis
1. Since the property is zoned and guided for industrial development,it appears that the uses will not be
detrimental to persons or property in the area. One potential concern could be the visibility of the
property to the residential properties to the east.
2. The proposal is consistent with the comprehensive plan which guides the property for medium
industrial.
3. Because the property is located in a zoning district that is industrial, the proposal will not impede the
orderly development of the surrounding vacant industrial area,which is also zoned for industrial uses.
4. The property and use will be adequately served by the essential public facilities and services.
5. Since the property is zoned and guided for industrial development,it appears that the uses will not be
detrimental to persons or property. One potential concern could be the visibility of the property to
the residential properties to the east.
6. It will not result in the destruction,loss or damage of a natural, scenic or historic feature of major
importance.
7. It will comply with all other code requirements.
ATTACHMENTS
• Location Map
• Staff Comment Letter
• Applicants Narrative
• Site Plan
Action Motion by Second by Vote
Follow Up
N:\Departments\Community Development\Planning\Case Files\CUP\CU 13-07 Balm-Jarvis LLC\CU 13-07_PC.docx
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May 13,2013
Todd Bialon
15940 York Circle
Ramsey,MN 55303
RE: Conditional Use Permit application
Dear Mr. Bialon,
Thank you for submitting a Conditional Use Permit application for outdoor storage at 16112 Jarvis
St. We received your application on April 29, 2013. I will be the planner coordinating the review of
your application and am available to answer any questions you may have about the process.
City staff has completed a preliminary review of your application and have determined that it is
complete. We have therefore, scheduled this application for a public hearing in June. You, or your
representative,must attend this public hearing.
Unless an extension to the 60-day agency action deadline is necessary, City Council action on your
application should take place on June 17,2013.
City Staff completed an internal review on your project. Please address these comments in a
resubmittal.
1. Please define the outdoor storage area.
2. Outside storage is only permitted when accessory to the principal permitted uses. Boats and
RV's may only be stored indoors.
3. Please provide a detail of the fence,including height and location.
4. Vinyl slats are generally not approved, due to their long term screening and aesthetic appeal.
5. Indicate what screening,if any,is being proposed for adjacent parcels.
6. Is any landscaping being proposed for aesthetic and/or screening purposes?
7. Please provide details of the structure. (elevations and materials)
8. Define the parking/drive area in the front of the property. Area should either be returned to
grass areas, or have concrete curb and gutter installed.
If you have any questions regarding this matter,please call me.
Sincerely,
Chris Leeseberg,Park Planner/Planner
City of Elk River
763.635.1033
ceeseberg@ElkRiverNIN.gov
Hi my name is Todd Bialon,
I am looking for a conditional use permit for indoor and outdoor storage at 16112 Jarvis
st in Elk River. The existing building will be used for an excavating company, indoor and
outdoor storage and an auto repair business. I am also looking to put up a new building to
go with the existing building.
2. The hours of operation 8am- 8pm
3.Number of employees 15 or less.
4.Number of parking stalls. 20+
5. Is there proposed screening? Yes 70' between the 2 buildings on the 161st ave side of
the property.
6. Proposed building materials? Tan vinyl fence with a chain link gate with privacy slats
in it.
7. How does it comply with applicable design standards? Not Sure, should look good.
8. Signage.
A. How many? 1
B. Proposed size? 6'x8'
C. Location? On berm by 161st ave.
D. What type? Wood and alumalite face.
9. Is there outdoor storage? Yes
A. What is being stored? Excavating equipment and supplies, automobiles,rv's,
boats and trailers.
B. How much?Unsure based on customer need.
C. Proposed screening?Tan vinyl fence with a chain link gate with privacy slats in it
between buildings on 161St ave side of property.
Thank you for your consideration. Todd Bialon
DATE RECEIVED
Hi Chris,
Thanks for taking time to help me with my questions. I am looking to have
outdoor storage on the whole lot located at 16112 Jarvis st. I am looking at
putting up about 48feet of solid tan vinyl fence "the pre made 6ft high.by
8ft wide product you see at Home Depot with a 16-20 ft chain link roller
gate in middle of the vinyl,product. T am not proposing any screening on the
sides just the front facing 161st ave. I am not proposing any additional
landscaping at this time. Possibly some when the new building goes up to
help with aesthetics. I do not have the elevations for the proposed building
at this time, I will be working on this next after receiving the conditional use
permit. There are currently two entrances in use that I will continue to use,
and I could put some railroad ties as curb stops for parking. Thanks for your
time and please call me if you have any concerns about anything I have
proposed, Thanks Todd Bialon 612-250-0860
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