5.3 PCSR 09-10-2013 El Request for Action
River
To Item Number
Planning Commission 5.3
Agenda Section Meeting Date Prepared by
Planning Commission September 10,2013 Zack Carlton,Planning Intern
Item Description Reviewed by
Conditional Use Permit: Permit Keith Steies to sell Jeremy Barnhart,Deputy Director, CODD
vehicles in the C-3 zoning district, 11044 167th Ave Reviewed by
Case No. CU 13-10
Action Requested
The applicant requests conditional use permit approval for a proposed auto dealership.
Staff is not in the position to recommend approval, due to not receiving revised drawings prior to
preparation of the staff report. The Planning Commission may continue action on the item,
approve, approve with conditions, or deny. Should the Planning Commission wish to approve, staff
would recommend the following conditions:
Items as outlined in staffs comment letter dated August 23, 2013,which include:
1. Revised site plans prepared by a registered engineer illustrating required parking, curbing,
islands, drainage sign location, and lighting plan.
2. Submittal of a landscape plan,prepared by a landscape architect,which meets all
requirements as outlined in city ordinances.
Background/Discussion
The applicant is requesting a Conditional Use Permit (CUP) to sell vehicles in a Highway Commercial (C-
3) zoning district at 11044 167th Ave NW. In 1989,the property received a conditional use permit to sell
recreational vehicles;however, this expired in January 2013 when these sales were discontinued for more
than one year.
Overview
The existing building will remain in place and continue to be used as the sales office. The size of the
building and the vehicle display areas require 22 parking spaces. The property is located outside of the
urban service district, and is served by onsite well and septic systems. The existing fence will remain in
place and the applicant has plans to add a fence to the south side of the property, completely encircling
the parking area.
Landscaping
The property includes 28 over story trees. City ordinance allow for these trees to meet up to half of the
tree requirement.
Access
Primary access to the site is from a driveway on 167th Ave NW, approximately 90 feet west of HWY 10.
POWERED RY
NATURE
Analysis
Staff received revised drawing late in the week,not permitting full review of the revised drawings. The
building is subject to building and fire codes,which may require improvements.
The parking lot is of sufficient size to accommodate the needed 22 parking stalls. However, the parking
lot needs to be improved,including curbing,islands, and striping.
Storm water
The drainage plan shows surface water being directed to a drain that connects to the septic system. This
appears inaccurate, but will need to be verified and adjusted if so. Current storm water management rules
apply, and surface water will need to be controlled on site. This may include the addition of a retention
pond.
Landscaping
A landscape plan prepared by a landscape architect needs to be submitted. Based on a lot perimeter of
1,171 feet,a total of 32 trees are required. However,because of the existing trees noted above, the tree
requirement is halved. Proposed trees should include 8 shade trees, 4 evergreen trees, and 4 ornamental
trees. The property needs to be irrigated, and should be shown on the landscape plan.
Signage
The applicant proposes to re-use the existing freestanding sign footing from the previous property
owner's sign. Since the structure is permitted, non-conforming, this is permissible.
Future Use
The FAST study, completed in 2010, anticipates changes to the Highway 10 corridor,including closing
the 167th Ave/HWY 10 intersection and constructing a new intersection approximately 300 feet further
south. While these improvements are not scheduled for the next 15 years, they will likely impact the
parcel and will include future right-of-way acquisitions.
Car Dealers License
A current dealer's license, approved by the state of Minnesota,must be on file before the sale of vehicles
can begin.
Financial Impact
None
Attachments
• Location map
• Comment letter dated August 23, 2013
• Applicant narrative
• Site plan
• Building plans
C:\Users\zcarlton\AppData\Local\Microsoft\Windows\Temporary Internet Files\Content.Outlook\B8CJOIFY\SR 13-10_Auto Sales_Keith
Steies_9-10-2013(2).docx
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13065 Orono Parkway
Elk.River,MN 55330
August 23,2013
Mr. Keith Steies
Countryside Car Sales
11044 167th Ave NW
Elk River,MN 55330
Re: Countryside Car Sales
Conditional Use Permit
Dear Mr. Steies,
Thank you for your submittal of the conditional use permit information. Staff has conducted a
preliminary review of your application. It is acknowledged that this property was originally
developed many years ago, and that much of the current site improvements fall below standards
established by City ordinance. It is further acknowledged that the property needs a conditional use
permit because the previous RV sales use permit has expired;therefore, there is no approval to use
the property as desired. The review of site improvements and the following recommendations are
intended to bring the property in line with current city requirements.
The following should be addressed on future plans. Any unaddressed comments will be
incorporated into recommended conditions. I'd be happy to meet with you and your engineer to
discuss these comments.
Use
1. It appears that your business is operating on the property,without a valid state license or
City Conditional Use permit. You must stop operation immediately until these permits are
granted.
Building
2. A current septic compliance certificate is required.
3. It is recommended that you visit with the building department to determine if any
improvements are necessary.
Phone:763.635.1000 POWEOEO OY
Fax: 763.635.1090 NATURE
www.ElkRiverMN.gov
A site plan,prepared by a civil engineer must be submitted that addresses the following:
Storm-water
4. The storm water plan shows overland drainage flowing into a surface drain that connects to
the septic system. Please confirm.
5. Current storm water management rules apply to this property. On site storm water control is
required.
Landscaping
6. Based on the lot perimeter of 1171 feet, a total of 32 trees must be planted. Trees should
include 16 shade trees, 8 evergreen trees, and 8 ornamental trees.
7. A landscaping plan will need to be prepared by a landscape architect.
8. One landscaped island per 15 parking spaces should be provided. These islands and the
parking lot must be bound by B612 curbing.
9. The property will need to be irrigated.
Signage
10. Sign placement must be located on the plan. All portions of the sign must be at least ten feet
from the property line.
11. Per recent site photos, the fence on the plan does not match the existing fence. Correctly
locate the fence on the plan and specify the type and height.
12. The parking lot must be lit to a minimum of 3 foot candles. Please include a lighting plan.
Future use
13. The FAST Study, completed by the city in 2010 anticipates changes to the Highway 10
corridor by the state of Minnesota, shows closing the 167`h Ave/HWY 10 intersection and
constructing a new intersection approximately 300 feet further south. While these
improvements are not scheduled for the next 15 years, they will likely impact the parcel,and
will include future right-of--way acquisitions.
It is helpful to provide a written response letter to these comments, along with revised drawings. To
maintain the intended schedule,including review by the Planning Commission on October 8,please
provide updated documents by September 6, 2013.Additionally, I will provide any comments from
the site plan review committee on August 30, 2013. If you have any questions I can be reached at
763.635.1034.
Sincerely,
Jeremy Barnhart,AICP
Community Operations and Development,Deputy Director
Attn: City of Elk River
I am the owner of the property at 11044 - 167th Ave NW Elk River formally
Quality RV Sales Lot C-3 zoning and was previously from 1989 used as same with
conditional use permit.
I will now be using as Used Car Lot and understand the rules of permit. I have
been in the Car Business 40 plus years and a Business Owner in Sherburne County
for 15 years and run a clean orderly Business and will do so at this location.
Keith J. Steies
Countryside Car Sales
763-439-6517
763-427-3043
Sent from my iPad
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