8.3. SR 10-06-2014 City of
Elk Request for Action
River
To Item Number
Mayor and City Council 8.3
Agenda Section Meeting Date Prepared by
General Business October 6, 2014 Chris Leeseber ,Park Planner- Planner
Item Description Reviewed by
Direction on Ordinance Amendment to Allow Jeremy Barnhart,Deputy Director, CODD
Truck and Implement Sales/Repairs in C-3 Reviewed by
Highway Commercial District
Action Requested
• Receive report from Planning Commission
• Defer changes to the C-3 Highway Commercial District,including those regulating Truck&
Implement Sales/Repairs until after the public review process is concluded for the FAST zoning.
Background/Discussion
After the concept review of a truck sales/service project at their September 23, 2014, meeting,the
Planning Commission's consensus was "go to the city council...to consider adding this (Truck&
Implement Sales/Repairs) to the C-3 zoning".
Focused Area Study (FAST)
The FAST area is the 900 acres generally adjacent to the commuter rail station at 171st and Twin Lakes
Road. Many of the businesses in the area rely on direct access and visibility from Highway 10/169, and
with the changes expected by MnDOT,this access and visibility will be impaired,to varying degrees.
The study,completed in 2010,represented an intense collaborative effort between the city,property
owners,and stakeholders in the region. The study recognized changing traffic patterns due to MnDOT-
imposed access changes, how they affect business/land uses in the area,and provided alternative uses as
these patterns continue to evolve over time.
In May of 2014, the City Council adopted the Comprehensive Plan which incorporated previously
completed plans,including the FAST plan. Currently in the implementation phase of the Comprehensive
Plan, staff is developing a FAST Zoning District to further communicate the goals of the plan. This
zoning district is intended to be presented to the City Council in October or November.
Land Use
The Highway Business Land Use in Elk River ranges from moderate to high intensity forms of
commercial development. Businesses in this category may be the largest both in terms of size and traffic
generation while also providing services and convenience types of business. Market orientation tends to
be regional in nature. Development orientation tends to be toward regional highways. Future Highway
Business developments should be located within the Urban Service Boundary and adjacent to regional
highways with both visibility and access.
In practice,the majority of C-3 development areas have developed as high intensity retail, but zoned
Planned Unit Development. The majority of remaining C-3 zoned parcels can be found in the FAST
P a w E R E U 6 Y
Template Updated 4/14 INIM UREI
guided areas. Many of these areas are guided for other uses, because of access,visibility, and
neighborhood constraints.
The majority of C-3 zoning districts fall into either the Highway Business or the recently adopted FAST
land use categories.
Zoning
Zoning is the method to implement community plans. Though truck and implement sales is undefined
in our ordinances,it is listed in various iterations as a conditional use in the Industrial Zoning Districts.
Truck and Implement Sales is a Conditional Use in the I-1 (Light Industrial) and I-2 (Medium Industrial)
zoning districts. Bus, truck, and implement storage and service is allowed as a Conditional Use in the I-2 and I-3
(General Industrial) zoning districts.
Automotive-related uses are regulated in a variety of ways, based on their traffic, building design, storage
needs,noise,lighting, and fume impacts.
Generally, the space and building design needs of these uses are inconsistent with the C-3 zoning district.
Further,these businesses are more destination based, and are not the highest and best use of limited
highway frontage. These uses are more specialized and there can be lost opportunity for other more
direct to consumer uses.
Truck, bus, and implement sales/storage inherently require larger amounts of open display/storage space
than commercial businesses need. With the addition of service type functions,there is an increased need
for storage areas,presumably outside, for trucks in need of repair.
The structures that accommodate these uses require large areas of overhead doors which are not a
desired architectural feature in commercial districts or near residential districts.
Site lighting for sales and security can have detrimental effects on residential neighborhoods. This, along
with other impacts such as traffic,noise, access, fumes and outside storage,is why several areas in the
FAST are being recommended to be zoned to residential uses so they are compatible with the existing
surrounding uses.
Use allowed in (BP) Business Park
Motor vehicle repair shop means a place where the sale of parts and accessories and the servicing and repair
of automobiles are conducted. Repair of automobiles shall include but is not limited to uses permitted
for motor vehicle service stations,radiator repair, major mechanical and body work, straightening of
body parts,painting,welding, storage of inoperable automobiles, and overhauling of engines.
Development of this use in the business park requires significant screening and architectural review.
(ABRA)
Use allowed in C-1 (Central Commercial) & C-3 (Highway Commercial)
Motor vehicle service station means a place where gasoline or other automobile engine fuel stored only in
underground tanks, kerosene or motor oil, and lubricants or grease for operation of motor vehicles are
sold directly to the public on the premises,including the sale of minor accessories and the servicing and
minor repair of automobile. Minor repairs shall include fire servicing and repair, replacement of mufflers
with incidental welding,greasing and lubrication, and minor motor adjustments. Minor repair shall not
N:\Public Bodies\Agenda Packets\10-06-2014\Final\x8.3 sr.docx
include major mechanical and body work,painting,welding, storage of inoperable vehicles, or
overhauling of engines. (Holiday, Super America)
Use allowed in C-3 (Highway Commercial)
Motor vehicle specialty service station means a place where gasoline or other automobile engine fuel sales are
prohibited. Lubricants for the operation of motor vehicles may be sold directly to the public. Specialty
stations are intended for the sale of minor accessories and minor repairs for automobiles and small
trucks. It is intended that specialty stations shall specialize in one or two allowed uses and not generalize
in all allowed uses. Minor repair shall include tire servicing and repairs,replacement of mufflers,greasing
and lubrication,minor motor adjustments, transmission services,brake repairs, and auto glass
replacement. Minor repairs shall not include mechanical and body work,painting,welding, storage of
inoperable vehicles, outside storage of overhauling engines. Uiffy Lube,Valvoline,AJ's Automotive)
Concept Review
In order for the Concept Review project to be approved,the City Council will need to approve either:
1. A Land Use Amendment, a Zone Change, and a CUP.
2. A Land Use Amendment, an Ordinance Amendment, and possibly a CUP.
Financial Impact
None
Attachments
• C-3 zoning text
• C-3 zoning map (partial) with FAST outline
N:\Public Bodies\Agenda Packets\10-06-2014\Final\x8.3 sr.docx
Sec. 30-1024. C-3 highway commercial district.
(a) Purpose. The purpose of the C-3 highway commercial district is to recognize the need for
commercial establishments on or serving with immediate access to major highways. Permitted land
uses should take advantage of the highway access in a manner which other business districts are not
afforded. In addition to retail and commercial uses,quasi-industrial and wholesale enterprises that
do not meet an industrial setting and have considerable customer contact are acceptable in the
highway commercial district.
(b) Permitted uses. Permitted uses in the C-3 district are as follows:
(1) Business and professional offices.
(2) Retail shops and stores.
(3) Personal service establishments.
(4) Nurseries,produce markets,and garden centers,which may include outdoor display.
(5) Convenience stores.
(6) Public parks.
(7) Financial Institutions.
(8) Sale of firearms.
(9) Class I restaurants.
(10) Class II restaurants.
(11) Physical recreation and training.
(c) Accessory uses.Accessory uses in the C-3 district are as follows:
(1) Signs as permitted in section 30-851 et seq.
(2) Off-street parking facilities.
(3) Off-street loading facilities.
(4) Telephone booths.
(5) Private recreational facilities.
(6) Public shelters and essential services.
(d) Conditional uses. Conditional uses in the C-3 district are as follows:
(1) Enclosed light manufacturing with related retail sales.
(2) Car,RV and marine sales.
(3) Nonprofit clubs,lodges, or halls.
(4) Licensed day care facilities.
(5) Institutional uses.
(6) Equipment rental businesses.
(7) Commercial recreational facility.
(8) Reserved.
(9) Shopping centers.
(10) On-sale liquor establishments.
(11) Governmental buildings and facilities.
(12) Veterinary clinics.
(13) Carwashes.
(14) Reserved.
(15) Motor vehicle service stations.
(16) Motor vehicle specialty shops.
(17) Sauna establishments.
(18) Reserved.
(19) Pawnshops (250-foot setback from any residential zone and 500-foot setback from schools,
parks,day care centers, churches and other pawnshops, measured from the property line).
(20) Hotels and motels.
(21) Reserved.
(22) Development of property within 50 feet of the wild and scenic river district.
(23) Ministorage,provided that the use is on unplatted land outside the urban service district.
(24) Dry cleaning establishment.
(25) Governmental offices.
(e) Architectural standards. No provision of section 30-938 except subsection 30-938(2) pertaining
to building finish and subsection 30-938(3) pertaining to roofs applies to this district.)
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