4.4 PCSR 09-22-2015 ilk Request for Action
River
To Item Number
Planning Commission 4.4
Agenda Section Meeting Date Prepared by
Planning Items September 22, 2015 Chris Leeseberg, Senior Planner
Item Description Reviewed by
Request by Big Tex Trailer World for the following: Zack Carlton,Planning Manager
4.4a Land Use Amendment to change the land Reviewed by
use from FAST to Highway Business, Case
No. LU 15-05
4.4b Conditional Use Permit for trailer sales and
service, Case No. CU 15-16
Action Requested
Evaluate the requests against the city adopted plans and regulations.
Recommend,by motion, denial of the Land Use Amendment request as proposed for the following
reason:
1. Amending a single property in a designated Land Use area may impede the normal and orderly
development as planned for in the adopted Comprehensive Plan.
Recommend,by motion, denial of the Conditional Use Permit request as proposed for the following
reasons:
1. Criteria #2 is not met-The project is not consistent with the comprehensive plan.
2. Criteria # 1 may not be met—The proposed use could affect the use and enjoyment of
neighboring properties.
3. Criteria #3 may not be met-A non-conforming land use could impede the normal and orderly
development of the surrounding vacant properties as planned for in the adopted Comprehensive
Plan.
Background/Discussion
The applicant is seeking approval of a Land Use Amendment and Conditional Use Permit (CUP) to
operate a retail business for the sale of trailers and trailer parts as well as basic trailer repairs. There will
be no manufacturing on site.
Zoning/Land Use
The subject property is currently zoned C3 (Highway Commercial) and has an underlying Land Use of
High Density Housing/Riverfront Amenity (The Point) as defined in the City Council adopted
Comprehensive Plan and the Focused Area Study (FAST). The uses identified in the comprehensive
plan include residential products from townhomes to apartments and uses that embrace the river. The
proposed use does not meet this criterion.
PIMEREI 11'
MATURE
Although the property had been an auto dealership for many years in the past,updated transportation
plans, changes to access along highway 10, and new city plans/studies may not support this type of use
anymore.
The FAST, through the Comprehensive Plan,recognized the limited access to the subject property and
surrounding area and its unique access to the Mississippi River. Because of this, the subject property and
surrounding area was guided for uses that do not rely on access or visibility from the highway. It also
guides the area for uses that are not conducive to daily truck traffic.
Amending a single property in a designated Land Use area may impede the normal and orderly
development as planned for in the adopted Comprehensive Plan. Does a recommendation of approval
of this request comply with the comprehensive plan long range vision? If it does not, the Planning
Commission should recommend denial.
If it is the desire of the Planning Commission, and ultimately the City Council, to change the land use of
the subject property,then the Planning Commission should recommend to the City Council that the
larger area within the FAST be reevaluated.
Conditional Use Permit
Building
The applicant will be utilizing all of the approximately 24,000 square foot building and nine acres for the
sale of trailers and trailer parts as well as basic trailer repairs.
They are not proposing any additions or modifications to the building but are proposing an accent band
to the elevations.
All building and electrical work that has been, or will be done,in or on the building must have the proper
permits and inspections.
Outdoor Storage
The Northeast corner of the property will be used for unloading and outside storage of new trailer tires,
axles, and parts. The majority of the parts will be stored inside the building which will be accessed from
the screened area. This area will be fenced with security fencing and a barrier. Outdoor storage is not an
allowed use in the C-3 district.
Transportation/Circulation/Parking
The subject property has two access points onto Zane Street that will be utilized for daily operations.
There is adequate circulation within the site and around the existing building.
They are proposing 20 parking stalls designated for employee parking on the south side of the lot.
Customer parking will be immediately in front of the showroom. It is unclear how many stalls this will
be. They are proposing a maximum of 250 stalls for trailer parking in a manner consistent with the
pr4vious business. It is unclear what size the trailers are and if they will fit in a standard parking stall.
Additionally,parking lot islands at a ratio of 1 per 15 stalls are required per ordinance. The islands
should be located in such a way to aid traffic flow and break-up large expanses of pavement.
N:\Departments\Community Development\Planning\Case Files\LU\LU 15-05 Big Tex Trailer World\LU 15-05 sr PC Big Tex 9-22-15.docx
All parking stalls for trailers and vehicles shall be marked as required by ordinance to ensure there is
adequate space for emergency vehicles to circulate on the site. The ordinance provides for minimum stall
size and aisle width.
The existing parking lot is full of cracks with weeds growing through them and is in need of a milling and
overlay.
Lighting
Site lighting was not mentioned in the submitted information. Any lighting for the property/project will
need to meet the minimum standards set forth in Section 30-937 of the city code.
Utilities
Water—City water is available and connection is required.
Sanitation—City sewer is available and connection is required.
Storm Sewer/water—Services are available and connection is required.
Submittal of a utility plan identifying connection locations, size, and types is required for approval.
Landscaping
By ordinance, a Conditional Use Permit will fully comply with all other requirements of this code (30-654
a 7). In situations where the landscaping for an existing building does not meet the requirements, the City
Council has historically reduced the requirement in scale with the proposed development.
The property has a perimeter of approximately 2,400 feet. Section 30-934 of the city code states the
number of trees on the lot, tract, or parcel shall not be less than three plus the perimeter of the described
area as measured in feet divided by 40. This would result in 60 trees being required.
The subject property is wooded along the west side and credit can be given for those trees but may not
exceed 50 percent of the total requirements. This would reduce the number of required trees to 30.
Because the site was previously developed and used, staff would be comfortable in reducing the number
of trees from 30 down to 15. If a recommendation to approve the application is made, a landscape plan
will be required.
Applicable Regulation
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 property in the immediate vicinity
or the public health, safety, morals, comfort, convenience or general welfare of the neighborhood or the city.
The properties directly to the south of the subject property are residential and the property to
the north is an apartment/residential. The use could affect the use and enjoyment of these
properties.
2. Will be consistent with the comprehensive plan.
The project is not consistent with the comprehensive plan. The subject property has an
underlying Land Use of High Density Housing/Riverfront Amenity (The Point) as defined in
the City Council adopted Comprehensive Plan and the Focused Area Study (FAST). The uses
N:\Departments\Community Development\Planning\Case Files\LU\LU 15-05 Big Tex Trailer World\LU 15-05 sr PC Big Tex 9-22-15.docx
here would include residential product from townhomes to apartments and uses that embrace
the river.
3. Will not impede the normal and orderly development and improvement of surrounding vacant property.
A non-conforming land use could impede the normal and orderly development of the
surrounding vacant properties as planned for in the adopted Comprehensive Plan.
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.
The property is served by city water and sewer services,hook up is required.
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.
The properties directly to the south of the subject property are residential and the property to
the north is an apartment/residential. Noise and fumes could be detrimental to these
properties.
6. Will not result in the destruction, loss or damage of a natural, scenic or historic feature of major importance.
As proposed, the project will not result in the destruction of any of these.
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.
It is unclear if work has been completed within the building without permits.
If denial of such a permit should occur,it shall accompany recommendations or determinations by
findings or a report stating how the proposed use does not comply with the standards set forth in Section
30-654.
Financial Impact
None
Attachments
• Location Map
• Applicants Narratives
• Site Plans
• Building Elevation
• Photos of other Big Tex Locations
N:\Departments\Community Development\Planning\Case Files\LU\LU 15-05 Big Tex Trailer World\LU 15-05 sr PC Big Tex 9-22-15.docx
.),
....:••1., ''''' ....0 :''''' 1111i •' . - • ..• 4
- 4 t,
L... c,.
0•01) -,4,.
., ... i2
.. _
. ., ....
N ,
. . -
... -
ON , _ •
ika I
...k ,
. -
J
..1.-
,. ,
U
ii
o
Z
a)
• VI
9 , . as
U
•• .
, s ,
. ,
.......
/
....- . 4
4 .•
. .
. ; .
4 '
t
s •
4 it 75
,—I .4-4,
1,...., .
C' •C--1
.. .
, (i)
I 1■#.# p..
. . „
_.
r-1
.... ..o
....
,...1
E-4 •'—'4-
0
V . ,4
r 1 .4_,
...■1
J o 9
• .---1 ‘,..../
c:
LAND USE AMENDMENT APPLICATION NARRATIVE
Big Tex Trailer World, Inc. d/b/a Big Tex Trailers would like to place before the Elk River Planning
Commission and the Elk River City Council a request to allow a change in the current land use
designation of the property located at 17354 Zane St. Elk River, MN formerly known as "Saxxon Motors"
and amend the comprehensive plan designation to a more commercially favorable designation of
Highway Business.This would be consistent with current land use along this section of Hwy. 10.
This change is necessary for Big Tex Trailers to operate and, if approved, would return this property to
its previous 25 year use utilizing the existing structures and parking lots. The property has been
abandoned for the past six years. Its land use designation was changed after being included in the FAST
Study for a direction toward high density residential use.
Our use of this facility would be consistent with the mixed use nature of the Hwy 10 corridor and be
seamless, with no additional environmental impact on the area. Less traffic impact to the townhome
owners to the south of the property as opposed to a high density residential development is an added
benefit of the change. We will be adding no new buildings or making any changes to the current site
plan other than approved signage, updating and remodeling the interior of the buildings, landscape
changes and any updates required by the City of Elk River to comply with current codes and standards.
Big Tex Trailer World, Inc. is a national retail trailer sales, trailer parts and trailer service provider with
over 40 locations across 15 states. Activities at these locations include trailer sales, trailer part sales and
trailer servicing operations. At similar type locations, Big Tex provides between 10—20 jobs per location
with the ability to generate over 20 million dollars in sales revenue.
There is only one principal road serving direct access to this property from Highway 10, that currently
being 173`d Ave. N.W. Minnesota DOT has planned the future closing of 173rd Ave. N.W., which will
force all traffic down Yale Street to the 171st Ave. NW. intersection. We would provide less impact and
traffic to the current residents living in the townhomes along Yale Street than a large high density real
estate development as the current land use and FAST Study designation dictates. Based on our other
facilities of similar size, including our employees, we expect 65 to 75 vehicle in and out trips over a 10
hour work day.
Due to the close proximity to several new and used car sales and service facilities, tractor and
equipment sales located along Hwy 10 and Hwy 169, as well as industrial and light manufacturing
companies in the Twin Lakes Rd. area, we feel Big Tex Trailers would be a great addition to the Elk River
business community.
Comparable sized Big Tex facilities generate annual sales of 15 to 20 million dollars with an annual
payroll of 750k to lm dollars, while creating between 18 and 25 new jobs when the facility is at its
forecasted capacity. Our employees will be consumers as well as active members of the local
community. The financial impact will be a substantial benefit to the City of Elk River and its citizens,
based on the taxes generated and the Big Tex payroll spent with local merchants.
Big Tex Trailers, as an organization, is a very civic and social minded company. Local sports team
sponsorships, fundraiser donations, loaner trailers for use by civic groups and local schools and
employee volunteer participation projects are just some of the things that Big Tex Trailers contributes to
the community.
Please note that we have included several attachments showing what a typical sales lot of this size looks
like. We hope you see that we carry a similar appearance as the new car dealerships across the street.
Thank you for your time and consideration. The Big Tex Trailer team is looking forward to becoming an
integral part of the Elk River Community.
Sincerely,
Mark Fleischer Sr.
Director of New Store Development
Big Tex has been asked to clarify its intended use of the property located at 17345 Zane Street in Elk
River, MN. We will not be manufacturing at this location. Our operations are more like the Ford
dealership across the street.
Big Tex Trailer World, Inc. is the retail division and one of several companies in the "Big Tex" family. The
focus of Big Tex Trailer World is the retail sale of trailers and trailer parts. As a customer service, Big
Tex Trailer World also operates service departments at their locations for basic trailer repairs such as
electrical, brake work, and tire replacement. Additionally, Big Tex operates a trailer parts distribution
business, wholesaling parts such as lights,tires,jacks, and axles to other retail and OEM customers.
Please feel free to email or call me if you have any additional questions.
Mark Fleischer Sr.
New Store Development Director
Direct line 904-591-0503
Big Tex Trailer World is the Trailer King!
Big Tex Trailer World has climbed to number one in trailer sales in North America. We sell
professionally built trailers at 29 strategically placed locations across the USA. We carry the largest
selection of inventory and the best brands in the industry. Our Big Tex Trailer World company
carries Big Tex Trailers, CM Trailers, CM Truck Beds, S&H Trailers, Haulmark, Master Tow Dollies,
and Wells Cargo,just to name a few.
Here at Big Tex Trailer World we are proud to be#1 in trailer sales in the entire US. Big Tex Trailers
has professionally built, quality made trailers at 30 locations that have been strategically placed all
throughout the US. This is to ensure that everyone can access our quality selection of trailers, trailer
parts and trailer accessories at rock bottom prices. Big Tex Trailer World carries the largest
inventory of trailers around, and carries only the best trailer brands in the industry.
Types of Trailers You Can Find at Big Tex Trailer
World
Big Tex Trailer World strives to provide you with only the best trailers made of the highest quality.
This is why we carry professionally built trailers by the best names in the trailer industry such as Big
Tex and C&M.
We carry a wide variety of styles of trailers to choose from at Big Tex Trailer World such as flatbed
utility trailers, steel & aluminum cattle trailers, goosenecks, dump beds, and tilt trailers. Our company
also carries open & enclosed race haulers, cargo trailers, livestock trailers, construction trailers,
concession trailers, heavy duty tagalongs and many other types of quality trailers to help you haul
almost anything!
Besides an impressive inventory, no other company can even come close to matching our quality
trailers. That's right! Along with our quality haulers, we have rock-bottom prices and exceptional
customer service that you'll have to see to believe. For these reasons and more, Big Tex Trailer
World has become number one in America's trailer industry.
We Offer a Vast Selection of Trailer Parts & Accessories to
Choose From
Big Tex trailers can meet the needs of consumers and companies both big and small. Whether you
simply need a 5' x 8' utility trailer or a whole fleet of trailers, we have got you covered. Did we
mention you can also order any trailer parts that you need to repair your trailer yourself?That's right,
customers can order from Big Tex Trailers or choose to have us complete the repairs for you at one
of our 29 locations across the United States.
Some of the many brands of trailer parts that we offer are B&W Trailer Hitches, Towrax, Fulton,
Hopkins Electrical, and Dexter Axle, We also carry Curt, Tex Trail Trailer Parts, Ram Jacks, Bulldog
Couplers and Tekonsha Brake Controllers.
If you have any questions about the trailers and trailer parts that we offer;we are always here to
help. Please feel free to contact us today at 1-855-5-BIG-TEX. We would love to hear from you!
Big Tex Trailer World Also Offers Low Cost, On-Site Trailer
Repair!
When you think about a trailer dealer, you often do not think about trailer repairs as well. However,
at Big Tex Trailer World, we believe that you should be able to purchase, rent, modify or repair your
trailer at the same place you bought it. This simply makes sense!
Therefore at Big Tex Trailer World we have a highly skilled and experienced team of trailer repair
specialists that will perform your required repairs or modifications for you quickly and affordably.
Even if you did not buy your trailer from us here at Big Tex Trailer World, we could still provide you
with low cost, top quality trailer repairs; often performed the same day.
Exhibit B Parking and site layout
Trailer Repair i , _I
r Building i
I"arts warehouse area
.
...,.., 1
.---- ;L....C.=. OM OM 1.1011.111.0
. Sales U.
.rs •howro• ,b_ii
r �i t r Represents area to be
O .liiii � Screened and used for
c • L.7 � Unloading and outside
Storage of new parts
: -w 1 1 MITIM
l 1 1 , 1
3....0.0.4,___ ; -
:.N4S. Ii.1
t s
M
�,. ....--
4fea5 Shown 35 white will reman current natural color
Trailer Repairs Trailer Parts
Big Tex Trailers
*~ .i
a` ...:t` r ute;
r
4,-,-- x •''.mot
r
)
I _ ,
— , 41„ 14i 0 . ,4
T °' i. ' ''' ''
'-
..111 .- - . '''''''.., .,' '• ';•i 7v,-!: ''' ''',.tikt.104a-.'
"tva,,,
410%,
IIII 11. - v,pt"
...
'-.--
,,
Ct
i 7. : ,iiimiiimi -,,,...-! .
-
_
r I
f ' 'Ti
*
- ..- ., .
- , a .
, , ,- ,
.s--,a
- --,
t' ttt4L It''
4 '
itier
. ..
4,0
...., .....,
.....„ '
. -
7*-4#140ti
au.
t'l.t.,',..i. - .
. ..
. „
allimommir
. :„...„,.-,...z;7'.... " ''' , ' ''' '' ' ''-: AA ,,..,-4',• ..';'.:,,--;4..--'41.7.'4.„
- 4
'AA., .4_11Pr 411111%*
Or
' Bigrex.
."...v....,
Itx,,, -‘'..!•47:;., ..'-',..
..„ ... ... , ,
...