7.1. SR 06-20-2016City of
Elk az
—
River
Request for Action
To
Item Number
Mayor and City Council
7.1
Agenda Section
Meeting Date
Prepared by
Public Hearinliune
20, 2016
Chris Leeseber , Senior Planner
Item Description
Reviewed by
Conditional Use Permit for Off -Road Racing -
Zack Carlton, Planning Manager
ERX Motor Park/Carlson, 21591 U.S. Highway
Reviewed by
169
Cal Portner, City Administrator
Action Requested
Approve, by motion, the Conditional Use Permit, Case No. CU 16-15 with the following conditions:
1. The Conditional Use Permit shall not be recorded until all conditions have been completed.
2. The applicant must apply for and receive approval for all required permits before any
construction may begin.
3. The city's Building Official and Fire Marshal shall inspect the building for compliance with all
state and local building codes.
4. Hours of operation shall be limited to Monday through Saturday 7:00 a.m. —10:00 p.m. and
Sunday 8:00 a.m. — 8:00 p.m.
5. An amendment to this CUP will be required for future expansions/additions not shown on the
plan dated May 17, 2016.
6. Staff approval of a spectator safety plan.
7. Staff approval of an on-site traffic/distribution plan that demonstrates:
a. Logical on-site distribution of participants, spectators, and public safety.
b. Adequate on-site stacking for admission and egress.
c. Adequate off-site stacking for access and egress without impacting U.S. Highway 169.
8. Except for team and sponsor vehicles/ trailers, no overnight parking shall be allowed.
Background/Discussion
Case No. CU 16-15
The property is zoned Extreme Commercial Recreation (XCR) where Off -Road Racing Facilities require
a Conditional Use Permit (CUP).
The applicant is seeking a CUP to operate an off-road racing facility on a 13.29 acre parcel. The subject
parcel is part of a larger off-road racing campus.
On July 21, 2008, the City Council approved a five (5) -year Interim Use Permit (IUP), Case Number CU
08-16, for the property. The IUP expired on July 21, 2013.
On January 24, 2014, the city received an application for an extension to the original IUP. The only
changes requested at that time were the hours of operation and possibly building overflow parking on an
adjacent parcel. Although the narrative submitted stated all other items would not change, there have
been significant additions to the site that are not included on the original IUP such as lighting, bleachers,
P a w E R E U 6 Y
NaA f RE]
bridge/walkway, accessory building, and a go-kart track. The go-cart track is on an adjacent parcel. That
application was withdrawn.
Instead of requesting IUP's and extensions, staff met with the property owners to discuss rezoning and
creating a new district to accommodate their future plans. The City Council approved the ordinance
amendment, land use amendment, and zone change on July 20, 2015.
Analysis
The Site
There are currently several buildings/ structures on the 13.29 acre site:
■ 624 square foot office
■ 2,400 square foot shop
■ 1,320 square foot storage facility
■ 3,250 square foot facility
■ 240 square foot shed
■ Pedestrian catwalk/bridge
■ Two sets of spectator bleachers
Future expansion plans include an addition to the existing chalet which would include bathrooms and
concessions, as well as an additional storage shed. An amendment to this CUP will be required for future
expansions/additions not shown on the plan dated May 17, 2016.
Comprehensive Plan
The property currently has a land use designation of Highway Business/Mining. 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 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 Gravel Mining Area Land Use, Transportation, and Utility Plan identifies the subject property as
Highway Business and Low Density Residential.
The proposed use is consistent with the Comprehensive Plan.
Parking
According to the submitted site plan, there are 260 parking stalls in the southern paved lot and 200
parking stalls in a gravel lot south of the chalet. A total of 460 parking stalls are located on the subject
property for spectators and participants/sponsors. Parking requirements are one parking space per four
expected patrons at capacity. With the site parking, this would only allow 1,840 patrons on the site at one
time.
There are over 500 parking spots located directly north adjacent to the subject property owned by the
applicant (Carlson Motor Sports). Over 1,000 additional spots are also available approximately 0.25 miles
to the northeast on property owned by Plaisted Companies (PID 75-110-1105).
The site plan indicates the various paving types throughout the subject property, all of which are
acceptable materials for paving.
Section 30-901(a) states all driving areas and parking areas shall be bounded by B612 concrete curb and
gutter. Staff recommends compliance with Section 30-901 (a). However, the applicant is requesting an
exception from the curbing requirement as described in Section 30-901 (b) (3). The reason the applicant
believes their business is unique is described in the attached email from Heidi Goodin dated May 18,
2016.
Access
The site has two access points from Highway 169. All access before and during events for spectators and
participants/ sponsors will occur at the 217th access. The southern access will only be for emergency
purposes and exiting at the end of an event. MnDOT was provided the submitted information to review
and the city has not received any comments from them.
Utilities
The subject property is not located in the Urban Service District. The submitted site plan identifies the
location of existing and future drain fields. Although the current project does not require city services,
some of the proposed permitted and conditional uses in the XCR District will require city services and
this will have to be addressed in the future.
Hours of Operation
Monday through Saturday 7:00 a.m. —10:00 p.m.
Sunday 8:00 a.m. — 8:00 p.m.
Signage
There currently are two freestanding signs on the property.
■ 4' x X' x 14' tall
■ 8'x 8'x 15' tall
Section 30-880 states: One freestanding sign, not to exceed 150 square feet Yitb a maximum bei of 30 feet. One
freestanding sign may be permitted for every 1,000 feet of street frontage measured along a single street. The frontage shall
only include the property in avbicb the principal use is located on, avhicb the sign is advertising. The additional sign(s) sball be
subject to the side and height limitations of the first alloaved freestanding or monument sign and may be placed no closer than
500 feet to any other freestanding or monument sign.
The frontage of the property exceeds 1,000 feet, so the subject property is allowed to have two
freestanding signs. The two existing signs are approximately 175' apart. The ordinance requires them to
be 500' feet apart. The two signs are legal non -conforming structures and can remain in their location in
accordance with legal non -conforming statutes.
Total wall sign area shall not exceed 15 percent of facade area.
Wetland
In 2008, the city indicated the current pond on the subject property is an incidental pond created from
mining.
Applicable Regulation
The issuance of a Conditional Use Permit can be ordered only if the use at the proposed location:
mill not endanger, injure or detrimentally affect the use and enjoyment of other propery in the immediate
viciniy or the public health, safey, morals, comfort, convenience orgeneral welfare of the neighborhood or the ciy.
The 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 will be consistent with the comprehensive plan.
3. mill not impede the normal and orderly development and improvement of surrounding vacantpropery.
The use will not impede the normal and orderly development and improvement of surrounding
vacant property. The applicant owns most of the adjacent property.
4. Wlill 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 or witb traffic on adjacent and neighboring public
thoroughfares.
The use 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.
5. WIN not involve uses, activities, processes, materials, equipment and conditions of operation that will be
detrimental to any persons or property because of excessive trafc, 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. WIN 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. bill fully co*ywitb all other requirements of this Code, including any applicable requirements and
standards for the issuance of a license orpermit to establish and operate the proposed use in the ciy.
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 25, 2016.
Planning Commission meeting summary
The Planning Commission questioned what was paved on site and why staff was recommending concrete
curb and gutter in areas that were not paved with bituminous. Staff indicated on a map where
bituminous paving was located and stated the city ordinance, regardless of paving type, requires concrete
curb on all driving areas and parking areas. It was also noted that Class 5 material is an acceptable paving
material.
One gentleman stated he did not understand why the city would require the concrete curb and gutter
condition on a gravel drive.
There is a provision in the ordinance where the city may grant an exemption from the curbing
requirement where installing concrete curb and gutter presents a hardship due to the uniqueness of the
business or other conditions. This is the one condition the applicant wanted to have waived. The
Planning Commission recommended this condition be removed. During the June 6, 2016, City Council
Work Session, the Council reviewed various options to paving and curbing requirements. The Council
directed staff to continue to follow the ordinance as it pertains to requiring all driving areas and parking
areas to be bound by B612 concrete curb and gutter. The applicant has not submitted sufficient evidence
that concrete curb and gutter presents a hardship due to the uniqueness of the business or other
conditions and therefore staff does not recommend an exemption.
The Planning Commission questioned if alcohol will be sold on the property. It was indicated that it
could be at times. Since alcohol could be consumed on site, the Planning Commission did not want the
city to promote drinking and driving by not allowing overnight parking. Because of this, they
recommended condition #9 be removed. Staff indicated this condition was in place to prevent the
property becoming a campground during events. Staff is recommending the language remain but to be
changed to say, "Except for team and sponsor vehicles/ trailers, no overnight parking shall be allowed".
The Planning Commission unanimously recommended approval of the request.
Attachments
■ Location Map
■ Applicants Narrative
■ Site Plan dated May 17, 2016
■ Building Elevation Photos
■ Email from Heidi Goodin dated May 17, 2016
■ Email from Chris Carlson dated May 23, 2016
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CUP NARRATIVE - 21591 US HWY 169 NW
Backeround
ERX was launched in the winter of 2008 and is recognized today as one of the fastest-growing
motorsports facilities in the Midwest. With a focus on family -friendly events and grassroots
motorsports activities, ERX has been quickly embraced by motorsports enthusiasts of all kinds.
ERX was created by Todd Plaisted and Chris Carlson, two Elk River businessmen who are long-
time powersports enthusiasts. Plaisted and Carlson both enjoy participating in powersports
activities with their families, and they saw an opportunity to create a facility which would
address this opportunity and provide value for the Elk River Community. The original intent
was to provide a facility for snocross racing and training, but today ERX is a year-round complex
hosting both snowmobile events in the winter and car, truck, ATV and go-cart racing in the
summer months. ERX also hosts events for local and regional organizations and non -profits
such as the Day of the Dozers event raising money for Children's Hospital and a fund raising
event for Three Rivers Community Foundation. Future uses may include concerts, product
demonstrations, endurance events such as Tough Mudder Events or Running with the Bulls.,
In June of 2008, ERX received an IUP to operate, and in July of 2015, the city approved a new
zoning district, XCR, extreme commercial recreational, to accommodate our long term vision.
On April 5th, Sportech staff met with Planning and Zoning staff to discuss ERX; during this
meeting, staff asked us to submit a CUP for this site to continue operations at our current
location, 21591 US Hwy 169 (PID: 75-110-2405).
Detailed Description
From the very beginning, Plaisted and Carlson have implemented a few fundamental principles
which have been consistently used to guide the organization through the years.
ERX will be family and community focused. It will be a facility which will provide safe,
family friendly activities, with the ultimate goal of creating value with the local
communities and within the powersports industry.
ERX will utilize an operating philosophy grounded in integrity, and benevolence and
charitable activities will be a key part of the operation. Free admission will be
offered to charities, ministries, schools and non -profits. ERX is proud to have
partnered with a number of outstanding non-profit organizations through the years,
including but not limited to Big Brothers and Big Sisters, MN Adult and Teen
Challenge, Boys and Girls Club of MN and the Fellowship of Christian Athletes (FCA).
Most recently ERX has donated the use of their property to the YMCA of MN for
their summer youth motorcycle training program, National Youth Project Using
Minibikes (NYPUM).
• ERX will encourage development. Since the beginning ERX has hosted events designed
to promote improved skills and safety. These events include ERX Learn To Ride
Clinics, Motocross Clinics, YMCA Youth Motorcycle training, Avalanche Awareness
Classes, Youth Snowmobile Safety Training, Day of the Dozers, concerts for the Three
Rivers Community Foundation, and much more.
Scope of Project/Proposal
There are currently five buildings/structures on the 13.29 acre site (county map attached):
• A 624 square foot office
• A 2,400 square foot shop
• A 1,320 storage facility
• A 3,250 square foot facility
• A 240 square foot shed
Future Facility expansion plans include an addition to the existing ERX Chalet which would
house bathrooms and concessions, as well as additional storage shed.
This site has been operating as ERX since 2008 and has served as a feeder system to ISOC, the
national snocross series. Riders who were introduced to the sport of snocross at ERX are now
winning national championships are and recognized as some of the best emerging racers in the
world. As a direct result, ERX is quickly acquiring a reputation for a facility which develops and
builds champions.
In additional providing a safe, yet challenging track for testing and training, ERX provides the
following events on a regular basis:
1. ERX Grassroots Snocross Series
This series will be entering its 9th year this year, and is hosted on Thursday nights,
focusing on first-time, amateur and youth racers. The largest classes are youth
oriented, and the largest specific groups of racers are the 120cc class, which features
riders from ages 4 to 12 years old. Competitors follow the six race series with hopes of
capturing the ERX Season Points Championship. We have racers traveling from Ontario,
Manitoba, North Dakota, Wisconsin, Michigan, Iowa and Ohio. Average attendance for
this race is approximately 1,000 people; we don't anticipate attendance to ever exceed
1,500 people.
Page 2
2. Summer Beater -X Series
This series features compact cars, light trucks, ATVs and UTVs competing on an all -dirt
track. The track layout consists of rolling jumps, elevation changes, tight corners and
provides an exciting and challenging extreme form of racing, with a focus on low -
budget racing for amateurs and first-time racers.
These events have been held for the past eight years, and attendance never exceeds 1,500 of
people. We don't anticipate ever holding an event on this site which would exceed 4,500 of
participants. In the event we were to consider hosting an event which may exceed 4,500
people, we will work with the city to ensure all necessary requirements are put into place prior
to the event.
Hours of Operation
Monday through Saturday 7am to 10pm, Sunday Sam to Bpm
Number of Employees
There is currently no full-time staff employed by ERX. ERX is currently operated with community
volunteers and employees from Plaisted Companies, Sportech and Carlson Motorsports.
Number of Parking Stalls (existing & additional)
There are 260 parking stalls on the upper paved lot, and 200 parking stalls on the bottom lot
near the ERX chalet. We also have over 500 parking spots located directly adjacent to ERX on
property owned by Envision (Carlson Family) (PID 758330105). Over 1,000 additional spots are
also available approximately .25 miles to the NE on property owned by Plaisted Companies (PID
75110105).
Signage/Outdoor Storage
There are 2 permanent signs on the property. One of the signs is 14 foot high by 4 foot wide.
The other sign is 15 foot high by 8 foot wide.
Utility Plan
This property isn't currently in the Urban Service District therefore we don't require city
services at this time.
Page 3
Wetland Delineation
In 2008 Todd Plaisted had a conversation with Rebecca Haug, the Environmental Administrator
with the city of Elk River. Rebecca stated that the current pond that is on this property is an
incidental pond created from mining.
Grading
There will be no grading changes from the current state
Economic Impact for the City of Elk River
Athletes, sponsors, business owners, attendees and event planners come to Elk River, MN from
all over the US, Canada and several Scandinavian Countries to ERX Motor Park. As these folks
travel here for ERX, the Elk River area experiences significant financial impact. The impacts are
most significant during the winter snocross seasons as teams and athletes continue to call Elk
River "home" in their attempts to locate near the ERX track. Teams support local businesses by
utilizing local restaurants, hotels, municipal liquor stores, grocery stores and gas stations.
During large ERX events, the Elk River community is filled with teams, families and spectators as
they spend multiple days in the area participating in events at ERX
Since our inception, there's been a handful of families who have purchased land in the Elk River
area to be closer to ERX, thus 1) providing part-time housing for their family and team, 2)
operating their respective business(es) and racing team operations), 3) lease available space
and 4) patronize local businesses.
ERX is recognized as the top testing and development facility in the country for amateur and
professional snocross racers. As a direct result, the large OEM supporting this industry, such as
Polaris, Arctic Cat, and BRP, are investing in the Elk River area as well through leased lodging
and shop space for their factory teams. At least two of the OEMs have expressed interest in
moving part or all of their corporate racing operations to Elk River to gain improved access to
ERX.
Page 4
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Leeseberg, Chris
From: Heidi Goodin <hgoodin@sportechinc.com>
Sent: Tuesday, May 17, 2016 2:45 PM
To: Leeseberg, Chris; Othoudt, Amanda
Cc: annie@decklangroup.com; Chris Carlson; tplaisted@plaistedcompanies.com
Subject: Response to Comments on letter dated 5-16-16 for ERX C.U.P.
Attachments: ERX_Map_5.17.16.pdf
Hi Chris,
Thank you for your letter dated 5-16-16. We have the following comments which are called out on the
attached map:
Engineering
. updated site plan identifying location of existing and future drain fields
Parking/Access
updated plan which depicts participant and trailer parking and access points
we are happy to utilize Class 5 to meet the off-street parking code, for required and identified surfaces
that are not currently paved to higher standard.
Section 30-901 of the code states The city may grant an exemption from the curbing requirement
where installing concrete curb and gutter presents a hardship due to the uniqueness of the business
or other conditions
All current off-street parking areas and access drives are either paved with asphalt, concrete or Class V
compacted to maintain a dust -free surface. We would like an exception from the curbing requirement per
section 30-901, Section b, Subsection 3. ERX Motor Park is a business which is unique in the following ways:
due to the unique nature of our business, we often have unique trailer/vehicle combinations and heavy
equipment moving around and through the property; installing curb and gutter and/or additional
paving at this time will greatly inhibit our ability to conduct business, were we to install any crub and
gutter it would almost immediately be damaged due to the nature of vehicle/equipment movement
on our property, similar to a contractors yard, redi-mix plant, or gravel mining operation.
similar to the Sherburne County Fairgrounds, area athletic fields, etc., we do not need all of our parking
on a regular basis; additional parking is only needed during our larger events which require a special
permit, a small handful of times throughout the year
we are happy to readdress these points upon future development in the zoning district.
I appreciate your time - please let me know if you have any questions.
Heidi Goodin Executive Assistant
10800175 Ih Ave. NW Elk River, MN 55330
D: 763.274.7125 M: 763.772.4977 0: 763.712.3965 ; F: 763.712.3964 i sportechinc.com
Leeseberg, Chris
From: Chris Carlson <ccarlson@sportechinc.com>
Sent: Monday, May 23, 2016 4:06 PM
To: Leeseberg, Chris
Subject: Curb at ERX'
Chris,
Thanks for taking the time to chat with me today regarding the installation of curb at ERX as a part of our CUP
Application. We would respectfully request an exception from the curbing requirement as communicated in Heidi
Goodin's email to you from Tuesday May 17th. In addition to Heidi's comments, we believe the exception is supported
with the following points:
• ERX is a unique facility which sees frequent traffic from large equipment, ranging from heavy excavating
equipment used to build the summer dirt tracks to snow groomers used to build the winter snocross
track. We believe that this equipment would inevitably cause damage to the curb.
• The cost of installing curb in the parking and pits area of ERX would be significant, estimated to be over
$200K. If we are required to install the curb it would cause immeasurable financial stress and would
ultimately force us to re -consider our master plan for the facility and any further growth -oriented
investments.
• We have always and will continue to maintain all parking surfaces to perfection. We have an excellent
drainage design for the facility and we go to great lengths to ensure that our lot surfaces are neat, orderly
and professionally maintained.
I'd also like to note that we have recently installed extensive curbing at our Carlson Moto Facility as a part of our recent
expansion. This curbing exceeded city requirements and was done to establish a clean and professional image for both
Carlson Moto and ERX. As you know, the Carlson Moto Facility offers high -visibility and is is the first thing you see as
you pull into ERX.
Thank you for considering this.
Best regards,
Chris Carlson CEO
10800175 th Ave. NW % Elk River, MN 55330
0: 763.712.3965 % sportechinc.com
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•
Conditional Use Permit
ERX
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Background
■ XCR
■ Off-Road Racing Facility — CUP
■ IUP expired
.. Storage
2
Potential Future
Storage Shed
Shop
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■��T,
Qtential
Chalet pansionl �s
Ustin Track -- - --
� �� ParkingacU stalky �
Incidental Pond
f6om prew uus
5aau�1 rnruirgJ
Shed
•S
r � '• • Existing t �•
grainfield16
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L + Future grainfield
amim
D Compacted classy
Compacted Recycled kphalt All water sheet See pg.02 for huild-
H
C::= .4sphaR ing f sign photos and � R
0 ParticipantlSponsorParking drains to pond dimensions. T
0 Spectator Parking in�� H
C
Parking
■ Section 30-901 (a) states all driving areas and parking
areas shall be bounded by B612 concrete curb and gutter
■ June 6 work session — council directed staff to continue
to follow the ordinance as it pertains to driving areas and
parking areas
C
CUP Requirements
■ Staff's analysis of the application shows compliance with
all seven of the conditions required for approval of the
CUP.
C
Planning Commission
■ Applicant — C&G waived
■ PC - no curb and gutter
■ Removed the overnight parking condition
■ Staff modified language to keep it
■ Unanimously recommended approval
C
Action Requested
■ Approve, by motion, the CUP with the conditions
outlined in the memo
.. Storage
2
Potential Future
Storage Shed
Shop
%-IF
■��T,
Qtential
Chalet pansionl �s
Ustin Track -- - --
� �� ParkingacU stalky �
Incidental Pond
f6om prew uus
5aau�1 rnruirgJ
Shed
•S
r � '• • Existing t �•
grainfield16
�
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L + Future grainfield
amim
D Compacted classy
Compacted Recycled kphalt All water sheet See pg.02 for huild-
H
C::= .4sphaR ing f sign photos and � R
0 ParticipantlSponsorParking drains to pond dimensions. T
0 Spectator Parking in�� H
•
Conditional Use Permit
ERX
City of
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O Shop-40'x 60'x 21' �E Storage Shed-12'x 36'x 11' OF Lighted Sign-4'x 1'x 14' OG Large Sign-8'x 8'x 15'
Parkin
■ 260aved
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■ 200 gravel f
■ 460 Total
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■ 1 ,840 patrons {
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■ 1 ,000 .25 miles
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Background
■ Zoned XCR
■ Off-Road Racing Facility - CUP
■ 13.29 acres
■ Larger campus
■ 2008 IUP granted
■ 2013 expired
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Background
■ Track
■ Various Structures
■ Pedestrian catwalk/bridge
■ Two sets of spectator bleachers
■ Signage
C
Future Expansions
■ Chalet
■ Restrooms
■ Concessions
■ Storage Shed
C
Attendance
■ Ave attendance 1 ,000 not to exceed 1 ,500
■ Don't anticipate event > 4,500 participants
■ Hours
■ Mon-Sat 7:00 a.m. — 10:00 p.m.
■ Sunday 8:00 a.m. — 8:00 p.m.
C
Parking
■ Section 30-901 (a) states all driving areas and parking
areas shall be bounded by B612 concrete curb and gutter
■ Staff recommends
■ Applicant requesting an exception
■ June 6 work session - continue to follow the ordinance as
it pertains to driving areas and parking areas
C
CUP Requirements
■ Staff's analysis of the application shows compliance with
all seven of the conditions required for approval of the
CUP.
C
Planning Commission
■ Questioned curb and gutter
■ Removed the overnight parking condition
■ Staff modified language to keep it
■ Unanimously recommended approval
C
Action Requested
■ Approve, by motion, the CUP with the conditions
outlined in the memo