5.5 PCSR 10-28-2014 Elk Request for Action
River
To Item Number
Planning Commission 5.5
Agenda Section Meeting Date Prepared by
Planning Items October 28, 2014 Chris Leeseberg, Park Planner-Planner
Item Description Reviewed by
Request by City of Elk River for Ordinance Jeremy Barnhart, Deputy Director, CODD
Amendment to Section 30-1024 (d)(2) C3 Highway Reviewed by
Commercial Zoning District, of the City of Elk
River Land Use Regulations to include truck sales
and service, Case No. OA 14-09
Action Requested
Open discussion of the Highway Commercial district (C3) to add truck sales/ service. The Planning
Commission will be asked to make a recommendation at their November 5, 2014 meeting.
Overview
On September 23, 2014, the Planning Commission directed staff to approach the City Council for
direction on the proposed amendment. On October 6, 2014, the City Council directed staff to explore
amending the C3 section to allow truck sales and services.
Staff will provide, at the meeting,information from various cities in the region and have exhibits showing
the current vacant C3 zoning areas and adjoining uses. The formal public hearing is scheduled for
November 5`h. The chair may solicit comments on Tuesday.
Background/Discussion
Zoning
Truck and implement sales are undefined in our ordinances;in application,it has been interpreted as the
sales of tractor trailers, accessory equipment, farm machinery and implements. Generally, the space 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
The City of Elk River regulates Truck and Implement Sales as a Conditional Use Permit (CUP) only in the I-
1 (Light Industrial) and I-2 (Medium Industrial) zoning districts.
The C-3 zoning district only permits Car, RI; and Marine Sales via a CUP. Automotive related uses are
regulated in a variety of ways, based on their traffic, building design, storage needs, noise, and fume
impacts.
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 tire servicing and repair, replacement of mufflers
7RIERE1 RY
NATURE
with incidental welding,greasing and lubrication, and minor motor adjustments. Minor repair shall not
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 specialy 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. (Jiffy Lube,Valvoline,AJ's Automotive)
Focus Ares Study (FAST)
The FAST zoning will be recommending some of C3 areas in the FAST be rezoned into non-commercial
uses based on their limited vehicular access and visibility.
Conditional Use Criteria(Section 30-654)
If the city proceeds with the amendment,staff would recommend that the use be allowed as a CUP similar to
what other communities do.
The issuance of a Conditional Use Permit can be ordered only if the use at the proposed location:
1. Will not endanger, ii jure or detrimentally afct the use and ev joyment of other property in the immediate vicinity or
the public health, safety, 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 property.
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
5. will not, in particular, create traffic congestion or interference with traffic on adjacent and neighboring public
thorougl fares.
6. 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,filmes,glare, odors, dust or vibrations.
7. Will not result in the destruction, loss or damage of a natural, scenic or historic Ithture of major importance.
8. Will fully comply with all other requirements of this Code, including any applicable requirements and
9. Standards,*the issuance of a license or permit to establish and operate the proposed use in the city.
Keep in mind that if the amendment allows these uses in the commercial areas, the Planning Commission
and City Council have to evaluate the use against the above criteria to grant a CUP.
Tractor trailer sales and services will produce traffic,noise,fumes and vibrations above and beyond what
car/pickup truck/SUV sales would produce,and in some C-3 zoning districts,this may not be appropriate.
Financial Impact
None
N\Departments\Community Development\Planning\Case Files\OA\O.\ 14-09(;3\O\ 14-09 sr City of IA Rivcr PC 10-28-14 does
Attachments
• C-3 zoning text
• C-3 zoning map (partial)
N\Departments\Community Development\Planning\Case Files\O.\\O\14-09 Ci\O\ 14-09 sr Cm of Ilk River PC 10-28-14 does
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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