9.1. SR 09-19-2016 EOty1� ,.,�� Request for Action
River
To Item Number
Mayor and City Council 9.1
Agenda Section Meeting Date Prepared by
Work Session September 19, 2016 Zack Carlton,Planning Manager
Item Description Reviewed by
Karl Novotny (Novco) — 17432 Zane St NW, Chris Leeseberg, Senior Planner
Concept Review to Modify Comprehensive Plan Reviewed by
and Zoning Map to Allow a Truck Terminal Cal Portner, City Administrator
Action Requested
Provide informal, nonbinding feedback regarding the propose project.
Background/Discussion
Karl Novotny, owner of Novco,is seeking to relocate his business truck terminal business to the former
Saxon Motors site. Novco hauls materials for the marine, construction, and agricultural industries within
the lower 48 states and all Canadian provinces with vehicles ranging from cargo vans to flatbed and
dropdeck semi-trailers.
Anticipated plans for the site include repairing the building and parking lot,but do not include significant
site improvements.
Comprehensive Plan and Zoning
The Comprehensive Plan guides the property for high-density residential uses. The plan identifies long-
term changes in access to the site and adjacent land uses for the site. Northbound traffic from the site is
required to drive south on Yale Street,which is bordered by townhomes on the west and office/retail
uses to the east, to the signalized intersection at 171 st Ave and Highway 10. Congestion along this street
has been a concern in the past with overflow parking from the businesses taking place on the street.
The property is zoned FAST-The Point,which is a multi-family zoning district that allows residential and
some office uses with a conditional use permit. A truck terminal use is not supported by the zoning
district.
In order to allow the use of the Saxon Motors site for a truck terminal three applications will be required.
1. Amendment to the comprehensive plan to change the land use from residential to industrial.
2. Zone change from residential to I-2 Medium Industrial (requires 4/5 vote of Council).
3. Conditional Use Permit to allow a truck terminal in an I-2 zoning district.
Staff is not supportive of changing the Comprehensive Plan and zoning to allow an industrial use in an
area guided for residential uses. City plans attempt to avoid locating industrial uses next to residential
uses due to potential negative impacts of traffic, noise, odors, and visual impacts. This specific location
would add semi-truck traffic to a street that is not designed to handle these vehicles, and is adjacent to
residential uses. Additionally, discussions for the property north of Saxon include improving the site to
expand residential opportunities in the area.
POWERED 6T
Template Updoted 4/14 INAMIRE1
Staff has spoken with the applicant about these concerns and the above recommendation.
Financial Impact
None
Attachments
■ Location Map
■ Applicant's Narrative dated July 26, 2016
N:APublic Bodies\Agenda Packets\09-19-2016\Final\9.1 sr Concept-Novco.docx
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Nnvco, |mc.
11080 173'diAve NVV
Elk River, KHN 55330
July 26, 2O16
City ofBkRiver
P|anningand Zoning (brnmision
13O65Orono Parkway NVV
Elk River, MN 55330
Dear Council Members,
We have been an Elk River based trucking company since 1981. We have been in our current iocation
since 1993. We have an opportunity to sell both our office building and shop to a current business in Bh
River so it can grow, This opportunity creates a situation that would allow us to purchase the,current
Saxon building, consolidate into one building, and give our business greater visibility, We are unable to
keep our current location in Bk River because we have outgrown this location. In order to continue to
grow our business, it is imperative that we obtain additional space for the purchase of new equipment.
Our current buiiding is preventing us from continued growth because of lack of available parking spaces
for employees and equipment, If the Saxon building was made available to us, we could hire more
drivers' office staff, mechanics and e potential parts and service location for trucks and trailers.
Sincerely,
Karl Novotny
Saxon Motors PropertyConcept ReviewNovco
Meadowvale Road
BackgroundKarl Novotny, with trailers, and materials before being transferred elsewhere.The property would be used to store semi tractors, truck terminal to the former Saxon site.
Novco, proposes to relocate his
Required Approvals Comprehensive Plan amendmentZone change to I-2 Medium Industrial –4/5 required
RecommendationStaff does not support the proposed use at locationApplicant is aware of staff’s positionAvoid locating industrial uses next to residentialSaxon/ER Lodge PropertiesPotentially
impacts planned redevelopment of Adds heavy truck traffic to Yale Street Noise, traffic, odors, visual impacts–near homes