7.1. SR 12-21-2015Template Updated 4/14
Request for Action
To
Mayor and City Council
Item Number
7.1
Agenda Section
Public Hearing
Meeting Date
December 21, 2015
Prepared by
Chris Leeseberg, Senior Planner
Item Description
Conditional Use Permit to Allow Trailer Sales, Big
Tex Trailer World
Reviewed by
Zack Carlton, Planning Manager
Reviewed by
Cal Portner, City Administrator
Action Requested
Approve, by motion, the Conditional Use Permit with the following conditions:
1. The Conditional Use Permit shall not be recorded until all conditions have been substantially
completed.
2. The authorized use shall not begin until the Conditional Use Permit is recorded.
3. If the authorized use ceases for more than six months, the Conditional Use Permit shall
expire.
4. The Conditional Use Permit is not a building permit and the applicant must apply for and
receive approval of required building and sign permits before construction may begin.
5. In lieu of hooking up to city services, a certificate of compliance or notice of noncompliance,
for the existing septic system, must be signed by a licensed inspection business or by a
qualified employee certified as an inspector who is authorized by the local unit of government.
The certificate of compliance or notice of noncompliance must be submitted to the local unit
of government no later than 15 days after any compliance inspection.
6. The two subject parcels shall be combined.
7. A landscape plan shall be approved by city staff.
8. Landscaping improvements shall be installed by June 1, 2016.
9. All asphalt areas be seal coated.
10. All parking stalls for trailers and vehicles shall be marked as required by ordinance.
11. The building shall be inspected by the city’s Building Official and Fire Marshal to verify
compliance with all building and fire codes.
12. Concerns identified by the Building Official and Fire Marshal shall be addressed.
Background/Discussion
Case Number CU 15-21
Big Tex Trailer World, Inc. (Big Tex) is requesting a Conditional Use Permit (CUP) for the property
located at 17369 Hwy 10 for trailer sales and service. The site will contain around 150 trailers on average.
The business will have three employees with business hours are from 8 a.m. to 6 p.m. Monday through
Friday and 8 a.m. to 4 p.m. on Saturdays. They currently are not open on Sundays.
Planning Commission
The Planning Commission asked about parking surface requirements and what was allowed. Staff
indicated what was being proposed was acceptable.
N:\Public Bodies\Agenda Packets\12-21-2015\LASERFICHE\x7.1 sr Big Tex.docx
Mark Fleisher, the applicant, indicated their business has low water consumption and he was told by the
property owner that the septic and well were in good condition. He requested that the requirement to
hook up to city services be waived.
Because the applicant was leasing the property, the Planning Commission was in favor of waiving the
requirement to hook up to city services if it is found the well and septic meets state compliance.
No one else spoke for or against the proposal and the Planning Commission had no issues or concerns.
The Planning Commission unanimously recommended approval of the request.
Financial Impact
None
Attachments
Planning Commission Memo dated November 24, 2015
h
of
1 .Request for Action
River
To Item Number
Planning Commission 5.1
Agenda Section Meeting Date Prepared by
Planning Items November 24, 2015 Chris Leeseberg, Senior Planner
Item Description Reviewed by
Request by Big Tex Trailer World for a Conditional Zack Carlton,Planning Manager
Use Permit to allow trailer sales and service at Reviewed by
17369 U.S. Highway 10, Case No. CU 15-21 —
Public Hearing
Action Requested
Recommend,by motion,approval of the Conditional Use Permit with the following conditions:
1. The Conditional Use Permit shall not be recorded until all conditions have been substantially
completed.
2. The authorized use shall not begin until the Conditional Use Permit is recorded.
3. If the authorized use ceases for more than six months, the Conditional Use Permit shall expire.
4. The Conditional Use Permit is not a building permit and the applicant must apply for and receive
approval of required building and sign permits before construction may begin.
5. The main building on the western parcel (75-733-0215) must connect to city services by June 1,
2016.
6. The two subject parcels shall be combined.
7. A landscape plan shall be approved by city staff.
8. Landscaping improvements shall be installed by June 1, 2016.
9. All asphalt areas be seal coated.
10. All parking stalls for trailers and vehicles shall be marked as required by ordinance.
11. The building shall be inspected by the city's Building Official and Fire Marshal to verify
compliance with all building and fire codes.
12. Concerns identified by the Building Official and Fire Marshal shall be addressed.
Background/Discussion
Big Tex Trailer World, Inc. (Big Tex) is requesting a Conditional Use Permit (CUP) for the property
located at 17369 Hwy 10 for trailer sales and service.
Analysis
Zoning and Comprehensive Plan
The subject property is zoned C-3 Highway Commercial where trailer sales and service are allowed as a
CUP.
The land use of the subject property is Focused Are Study (FAST) and falls in the district known as The
Pinnacle. The Pinnacle is the far northwest area of the FAST between the rail line and Highway 10/169.
Access is challenging for much of the area,but an opportunity exists with strong highway visibility. The
timing of access changes along Highway 10/169 will have a large effect on development and
redevelopment in this district.
P I I E I E I IT
NATURE
With limited access and numerous small parcels,it is unlikely major redevelopment will occur in this sub-
area in the near-term. Rather, capitalizing on recent investments with the extension of Vance Avenue,
select small industrial users with limited access needs and relatively limited investment fit for the
undeveloped portion of the district. The Pinnacle district was created to allow other similar uses in the
area to remain.
Transportation/Circulation
The proposed project is occurring on two adjacent parcels, the western lot fronting Highway 10/169 and
the eastern lot fronting Vance Street. The sites main access will be on the "frontage road" of Highway
10/169. The applicant currently does not have plans to utilize Vance Street for access but may utilize it
in the future. At that time,proper permits and reviews will need to take place.
Parking
The ordinance requires 23 parking stalls and the site plan shows 23. The majority of the site is composed
of impervious surfacing,much of it asphalt. The condition of the asphalt varies across the site. Staff
recommends that all asphalt areas be seal coated and 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.
Utilities
The 7,500 square foot main building used for office is located on the western lot and the 4,000 square
building used for truck bed inventory storage is located on the eastern lot. City water is available to the
western lot and city sanitary sewer is available to the eastern lot. The business will primarily occur on the
western lot.
During the point of sale of a parcel, the city requires hook up to city services. Although this property is
not being sold,but leased to the applicant pending approval of the CUP,requirement#4 of granting
approval of a CUP states: Will be served adequately by...water and sewer system. A CUP could be denied for
not meeting this condition.
Staff recommends the main building on the western parcel (75-733-0215) connect to city services by June
1, 2016.
Landscaping
The applicant's site plan indicates that landscaping will be brought into compliance as weather permits.
By ordinance, a CUP 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 overall exterior perimeter of the two properties is approximately 1,700 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 42 trees being
required if a new project on a vacant parcel.
The subject properties have trees and credit may be given for those trees provided that such trees satisfy
the requirements of size and species. Credit may not exceed 50 percent of the total requirements. Staff
N:\Departments\Community Development\Planning\Case Files\CUP\CU 15-21 Big Tex\CU 15-21 sr PC 11-24-15.docx
has requested a detailed landscape plan showing the existing trees (types and sizes), any proposed
landscape additions, and anything that is being removed to determine if any credit can be given.
Staff visited the site and noted that many of the existing trees are located on the eastern lot.
The applicant is utilizing about one third of the site for sales and the remaining useable space for
additional product display area. Staff recommends that one third of the requirement, or 14 trees,be
required.
There are three landscaped island separating the "frontage road' and the parking area. Two of these are
constructed with curb and gutter, each containing two trees resulting in a four tree credit. The third one is
constructed of loosely laid retaining wall blocks with no trees. Staff recommends that this island be
constructed with curb and gutter to match the other islands on this and the neighboring parcel and three
deciduous trees be planted in the island. This will satisfy Section 30-935 requiring all off-street parking
areas having unpaved,landscaped islands that are reasonably distributed throughout the parking area.
The applicant shall provide a landscape plan showing where the remaining seven (7) trees are proposed to
be planted. A landscape plan can be approved by city staff.
Staff recommends the landscaping shall be installed by June 1, 2016.
Signage
The site contains two freestanding signs that are being removed and no new freestanding signage is being
proposed. One wall sign is being proposed on the western elevation of the main building. Sign permits
are require for any signage.
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.
Lot Combination
Staff is recommending that the two parcels be combined. This will alleviate any ordinance issues that
might come up with a single business on two parcels such as parking areas that cross over property lines.
Currently the parking lots are legal non-conforming as they do not meet setback requirements. The
4,000 square accessory building is on a parcel without a principal use. The ordinance does not allow this
and again it is a legal non-conforming use.
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 use will not as it is a commercial use in a commercial zoning district.
2. Will be consistent with the comprehensive plan.
It is consistent with comprehensive plan.
3. Will not impede the normal and orderly development and improvement of surrounding vacant property.
N:\llepartments\Community Development\Planning\Case Files\CUP\CU 15-21 Big Tex\CU 15-21 sr PC 11-24-15.docx
It will not impede the normal and orderly development in the area. The zoning and land use
guides the area for this type of use.
4. Will be served adequately by and will not adversely affect essential publicfacilities and services including
streets,police andfire 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.
City services are available to the two properties proposed to be used. The site can be served
adequately by water and sewer systems.
5. Will not involve uses, activities,processes, materials, equipment and conditions of operation that will be
detrimental to any persons orproperty because of excessive traffic, noise, smoke,fumes,glare, odors, dust or
vibrations.
There is no residential district near the area and the area is guided for commercial uses and
traffic. No excessive noise, smoke, fumes,glare, odors,dust or vibrations are expected from
the proposed use.
6. Will not result in the destruction, loss or damage of a natural, scenic or historic feature ofmajor importance.
It will not result in the destruction,loss or damage of a natural, scenic or historic feature of
major importance.
7. Willfully 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 will comply with all other requirements of this Code.
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 Narrative
Site Plan
Landscape Plan
Utility Plan
Elevation
Photo of Existing Signage
Photos of Product Type
N:\Departments\Community Development\Planning\Case Files\CUP\CU 15-21 Big Tex\CU 15-21 sr PC 11-24-15.docx
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City of Elk River,MN
CONDITIONAL USE PERMIT APPLICATION
17369 Hwy 10 NW,Elk River, MN
Big Tex Trailer World, Inc.d/b/a Big Tex Trailers presents this request for a conditional use permit for the
property located at 17369 Hwy 10 NW, Elk River,MN for the following proposed uses:trailer sales,trailer
parts sales,and a trailer service facility.
The property is currently zoned C3 Highway Commercial.Our proposed uses are allowed as a Conditional
use in this district. The uses also meet the near term zoning and land use requirements of The Pinnacle
District,as defined in the Focused Area Study(FAST). Big Tex Trailers will complement, and is consistent
with the other established adjacent businesses and dealerships along the Highway 10 and Highway 169
corridor.We feel and hope you agree,Big Tex Trailers would be a great addition to the Elk River business
community.
Big Tex Trailer World, Inc. is a national retail trailer sales,trailer parts retailer 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. We will employ six to eight employees within the first six months and
anticipate needing additional employees as we become established in the market.
Comparable sized Big Tex facilities generate annual sales of eight to fifteen million dollars with an annual
payroll of four hundred thousand to six hundred fifty thousand dollars.Our employees will be consumers,
as well as active members of the local community. The financial impact to the City of Elk River and its
citizens will be substantial, 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.
After successfully obtaining the conditional use permit approval, Big Tex Trailers will lease the premises
located at 17369 Hwy 10 NW, Elk River,Minnesota.
Based upon our inspections of the property,this project will include the following:
The building facade and signage will be updated based on current sign standards and any required
sign permit approval in the style of Exhibit A.
No new structures will be added, no structural modifications will be made to existing facility,
although minor interior repair work may be needed.
The normal business hours for this type of facility are from 8 AM to 6 PM, Monday through Friday and 8
AM to 4 PM on Saturdays.Currently none of our facilities are open on Sundays.
We will utilize for our operations,the parking lot areas shown on the enclosed site plan for trailer parking
and display. We will provide 6 parking spots designated for employee parking. Customer parking will
include 2 ADA spots as shown on the site plan.
We respectfully request your support and approval of our Conditional Use Permit,as we look forward to
being an integral part of the Elk River Community.
DATE RECEWED
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.
USHWY10
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