4.7 PCSR 05-24-2016 i tt ....„ Request for Action
River
To Item Number
Planning Commission 4.7
Agenda Section Meeting Date Prepared by
Public Hearings May 24,2016 Chris Leeseberg, Senior Planner
Item Description Reviewed by
Xcel Properties/Buzick—580 Dodge Street NW Zack Carlton,Planning Manager
• Conditional Use Permit for auto sales/repair, Reviewed by
CU 16-12
Action Requested
Recommend,by motion,approval of the Conditional Use Permit (CUP) with the following conditions:
1. The authorized Conditional Use Permit shall not be recorded until all conditions have been
completed.
2. The authorized use shall not begin until the Conditional Use Permit is recorded.
3. The applicant must apply for and receive approval for all required permits before construction
may begin.
4. The city's Building Official and Fire Marshal shall inspect the building for compliance with all
state and local building codes.
5. Auto repairs shall not be allowed.
6. Two (2) concrete curb and gutter parking lot islands shall be installed as shown on the Parking
Exhibit.
7. City required parking stalls shall be striped to the dimensional requirements set forth in Section
30-892.
8. No vehicle displays shall be allowed in the parking lot just west of the subject building as shown
on the Parking Exhibit.
9. All vehicle display shall occur in the parking lot north of the subject building as shown on the
Parking Exhibit.
10. The vehicle display area does not need to be striped, as shown on the Parking Exhibit.
11. The number of dealers shall be limited to eight (8).
12. No more than 41 "for sale"vehicles may be displayed on the subject property.
Background/Discussion
The property is zoned PUD where car,truck,RV, and marine sales require a Conditional Use Permit
(CUP). Auto repair shops are listed as a use not allowed in the PUD agreement. The applicant is seeking
a CUP to operate an incubator type facility for small business used car dealer offices. The applicant has
requested to provide 11-13 offices for storage of records and sales of automobiles. The dealers are
usually there one day a week for 4 hours which is the minimum requirement by the State.
Analysis
Comprehensive Plan
The Highway Business land use ranges from moderate to high intensity forms of commercial
development in Elk River. 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
11111111111 11
NATURE
be regional in nature. Development orientation tends to be toward regional highways. Examples of
Highway Business uses include discount retailers,grocery,restaurants, automotive sales and service,
general merchandise, and professional services.
The proposed use is consistent with the Comprehensive Plan.
Parking
The building is 7,464 square feet in size with the applicant utilizing 4,704 square feet of the overall space.
The remaining 2,760 square feet will be used by a surveying company.
The city ordinance states: Auto sales, trailer sales, marine and boat sales, implement sales,garden supply store, or
building materials sales:one parking space for each 500 square feet of floor area. Open sales or rental lots shall also provide
one parking space for each 5,000 square feet of land which is to be used for sales and display area. It also states: Office
building:one parking space for each 300 square feet of floor area.
The floor area of the subject auto sales business is 4,704 square feet requiring 9 parking stalls. The sale
and rental lot area is 8,841 square feet requiring 2 stalls. The existing surveying company occupies 2,760
square feet requiring 9 stalls. The city parking requirements to operate these two businesses is 20 parking
stalls.
The state requires display area for a minimum of 5 vehicles per dealer. The applicant is proposing 11
dealers which would result in an additional 55 vehicle display stalls on site. The city code requires parking
stalls to be nine (9) feet wide. This would be required for the 20 business parking stalls. Staff is
comfortable allowing the stall width for the vehicle display stalls to be reduced to seven (7) feet wide.
There is approximately 288 linear feet of vehicle display space. This will allow only eight dealers to
operate under the current conditions.
Staff recommends the parking lot area for the 20 business parking stalls be striped to city requirements.
The vehicle display space does not need to be striped.
Circulation
The subject property can be accessed from Dodge Avenue at two locations. The application would like
to close the southernmost access to the site to provide more parking. Staff wants to maintain this access
to allow easier traffic flow to customers and emergency vehicles that may need to access that area.
To better identify parking areas and drive lanes, Staff is recommending two concrete curb and gutter
islands be installed, as shown on the parking exhibit.
Grading/Drainage
No modifications to the site are proposed.
Landscaping
No additional landscaping is proposed.
Applicable Regulation
The issuance of a Conditional Use Permit can be ordered only if the use at the proposed location:
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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 commercial use is an area zoned for commercial activities. The proposed use 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.
2. Will be consistent with the comprehensive plan.
The use is consistent with the Comprehensive Plan as automotive sales uses include in Highway
Business land use.
3. Will not impede the normal and orderly development and improvement of surrounding vacant proper0.
There is no vacant property in the surrounding area to be impeded.
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 adequately served by these essential public facilities.
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 use 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.
6. Will not result in the destruction, loss or damage of a natural, scenic or historic feature of major importance.
The use will not result in the destruction,loss or damage of a natural, scenic or historic feature
of major importance.
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.
The use 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.
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
Statutory Review Period
Per State Statute 15.99 the required 60 day review period ends on June 11, 2016.
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Council Meeting
If acted on, this item will go to the June 20, 2016,City Council meeting.
Attachments
• Location Map
• Applicants Narrative
• Site Plan
• Building Plan
• Parking Exhibit
• Parking Numbers Exhibit
• Environmental Memo dated May 4,2016
• Police Department Memo dated May 2,2016
N:\Departments\Community Development\Planning\Case Files\CUP\CU 16-12 Xcel Properties-Buzick\Planning Commission\CU 16-12 sr PC
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Xcel Properties, LLB f
Elk
C
onditional L.� se Permit
Case No: CU 16- 12 River
Used Car Sales
Conditional Use Permit
Incubator for small business
We are interested in purchasing 580 Dodge Ave NW Building and lot to add to our
already successful business plans implemented in Ramsey,Andover,Ham Lake,
Forest Lake, Rockford and St Croix Beach,MN.We intend to provide small business
Used Car Dealer Offices and one Shop to meet the current demand.
At the current facilities in Ramsey we have 20 Dealers,in Forest Lake we have 14
Dealers,and in Andover we have 9 Dealers.We wish to locate in Elk River to provide
a proximity to Dealers that live in the area.Basically we provide the office for
storage of records and sales,up to 5 car stalls,and proper zoning.The dealers need
to get the State required $50,000 bond and insurance.The Dealers are also required
by State to have a minimum of one year lease.
The Dealers we have use only minimal parking stalls.On average probably 2 or 3
per Dealer even though State requires 5.The Dealers are usually there one day a
week for 4 hours.That is the minimum required by the State.
We are proposing to provide 11-13 Dealer Offices and one repair shop and two
regular offices. The current owner will be occupying 2700 sq ft and has signed on
for two year lease.The other current tenant will also stay.if they should chose to
leave later we would make other two offices for Dealers that's why 13 is referenced.
Under the current configuration we have 69 parking stalls.The two office tenants
need 8,the Dealers need 55 for a total of 63.We thus have a surplus for customer
parking of 6. Keep in mind most of our Dealers only use 2 or 3 therefore we will
probably actually have 20 extra vacant stalls.Also if we vacate south access we will
have additional two stalls for total of 71.Not property is served by 3 access
driveways and streets.
Sincerely,
Xcel Properties LLC
John Buzick, Manager
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Parking Numbers Exhibit
City requiremets sgft ordinace stalls Vehicle Display Space
Car dealer office 4704 500 9.4 Linear ft Stall width # of Stalls
Lot area 8841 5000 1.8 153 _ 7 21.9
Survey office 2760 300 9.2 135 7 19.3
20 Available Stalls 41
Dealers Allowed 8
Dealers Stalls
State requirements I 11 I 5 I 55
Total required stalls 75
ElkMemorandum
River
To: Planning Department
From: Kristin Mroz,Environmental
Date: 5-4-16
Subject: Site Plan Review Meeting—May 2,2016
The department listed above has reviewed the application(s) listed below and has the following
comments:
Case # CU 16-12—Xcel Properties
1. Any required hazardous waste license from the MPCA for the repair shop must be obtained.
City of i
ElkMemorandum
River
To: Planning Department
From: Sgt. David Dummer,Elk River P.D.
Date: May 2'd,2016
Subject: Site Plan Review Meeting—May 2, 2016
The department listed above has reviewed the application(s) listed below and has the following
comments:
Case # CU 16-12—Xcel Properties CUP
1. Would suggest that they keep the parking access on the South end of lot open to allow
easier traffic flow to customers and emergency vehicles that may need to access that area.