6.4 PCSR 03-28-2017E lls
River
Request for Action
To
Item Number
Planning Commission
6.4
Agenda Section
Meeting Date
Prepared by
Public Heari n s
March 28, 2017
Chris Leeseber , Senior Planner
Item Description
Reviewed by
Cheapest Cars Ever LLC —17242 Ulysses Street
Zack Carlton, Planning Manager
NW
Reviewed by
■ Conditional Use Permit to establish an auto
sales use, Case No. CU 17 -06
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 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 any
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. Parking stalls shall be striped in accordance with City Ordinance, Section 30 -892.
7. The number of dealers shall be limited to one (1).
8. No more than 5 vehicles may be displayed "for sale" on the subject property.
Background /Discussion
The subject property is 2.18 acres in size and is zoned FAST — Office Village (E) where vehicle sales and
service require a Conditional Use Permit (CUP).
The applicant is seeking a CUP to operate an on -line motor vehicle sales office and to perform detailing
of vehicles within approximately 4,200 sgft of the 10,000 square foot building.
The site is surrounded with existing businesses on the north, west, and south sides. Ulysses Street abuts
the east side of the property.
The site has numerous trees and the western third of the site is undeveloped, but contains a holding
pond.
Analysis
Comprehensive Plan
The underlying land use of the property is FAST — Office Village. Any redevelopment within this district
would likely not occur until major transportation patterns change. The redevelopment would occur
within the boundary of the existing road network and natural gas line.
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Generally, larger office /office showroom uses would exist along Highway 10/169 taking advantage of
visibility and the relatively flat topography. Smaller, flexible office uses would locate along Ulysses Street
(the subject site) where topography and the natural gas line pose challenges for larger building footprints.
At the center of this district are strong roadway connections linking adjacent districts to the north and
south.
The proposed is consistent with the comprehensive plan.
Transportation /Circulation
Access to and from the site will occur at the one existing access on Ulysses Street. There is sufficient on
site circulation for the business, customers, and emergency vehicles.
Parking
The building is 10,000 square feet in size with the applicant utilizing approximately 4,200 square feet of
the overall space.
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 sball also provide
one parking space for eacb 5,000 square feet of land wbicb is to be used for sales and display area. It also states. Office
building: one parking space for eacb 300 square feet of floor area.
The floor area of the subject auto sales office space is approximately 1,500 square feet requiring 5 parking
stalls. The floor area of the subject auto sales detailing and show room is approximately 2,700 square feet
requiring 5 parking stalls. The sale and rental lot area is 5,000 square feet requiring 1 stall. The city
required parking stalls for the proposed business is 11.
Furthermore, the state requires display area for a minimum of 5 vehicles per dealer. The applicant is
proposing one dealer which would result in an additional 5 vehicle display stalls on site.
The total number of parking and display stalls required by the city and state is 16. There are
approximately 20 stalls available in the site area indicated on the parking plan.
Landscaping
The ordinance requires 33 trees for the property. The exiting tree inventory satisfies this requirement.
Applicable Regulation
The issuance of a Conditional Use Permit can be ordered only if the use at the proposed location:
7. mill not endanger, injure or detrimentally affect the use and enjoyment of otberproperty in the immediate vicinity or
the public bealtb, safety, morals, comfort, convenience orgeneral wv fary of the neigbborbood or the city.
The proposed car dealership is the same as other businesses in the area and is compatible with the
other industrial businesses. 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. Hill be consistent uitb the comprebensive plan.
The comprehensive plan references smaller, flexible office uses would locate along Ulysses Street.
The use will be consistent with the comprehensive plan.
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3. mill not impede the normal and orderly development and improvement of surrounding vacant property.
The subject site and surrounding area is already developed. The use will not impede the normal and
orderly development and improvement of surrounding vacant property.
4. mill be served adequately by and will not adversely affect essential public facilities and services including streets,
police and fire protection, drainage, refuse disposal, mater and sewer systems, parks and schools; and will not, in
particular, create trac congestion or interference with 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. mill 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.
Online care sales with a detailing shop inside the building 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. mill not result in the destruction, loss or damage of a natural, scenic or historic feature of major importance.
No site work is being proposed. The use will not result in the destruction, loss or damage of a
natural, scenic or historic feature of major importance.
7. mill fully compy witb 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 April 28, 2017.
Council Meeting
If acted on, this item will go to the April 17, 2017, City Council meeting.
Attachments
• Location Map
• Applicants Narrative
• Site Plan dated February 27, 2017
• Floor Plan dated February 27, 2017
• Parking Plan
N: \Departments \Community Development \Planning \Case Files \CUP \CU 17 -06 Cheapest Cars Ever \4 - P1anning Commission \CU 17 -06 sr 3-28 -
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Auto Motor vehicle internet sale
(17242 Ulysses street NW, Elk River, MN, 55330, suite A)
Our project is to start auto vehicle motor sale internet sales business,
1- Detailed description /scope of project
Our main purpose of use is to buy and sell vehicle over the internet
So we will use this building for:
1- Company head quarter
2- Buy and sell vehicle over the internet
3- Detail the vehicles
4- Take photos of the vehicles to upload them on our website
5- Offices for sales transactions and marketing
6- Sign the contracts with the customers after showing the vehicle for them
7- The garage will be used to detail the vehicle and for client inspection
8- The garage will provide warm area in winter time to show the vehicle to the customer.
9- Our goal to provide affordable vehicle to all the people in the area.
2- Hours of operation
1- MON — FRI (9AM —6PM)
2- SAT — SUN (10AM — 5PM)
3- Number of employees:
Wit be 2 at the start and will increase as the business grows
4- Number of parking existing and additional
Total number of parking currently outside is 16 stalls.
Parking use: two employee, four customer (two handicap)
Balance will be used for sale
No additional stalls required
5- Is there proposed screening of the site?
No change in parking, no additional screening is contemplated
6- Proposed building materials
No change to the existing
7- 5ignage:
1- Replace previous well sign with similar
2- Size aft height 6 ft. wide
3- Facing the east side of the building (Ulysses St)
4- Type of sign: wall sign
8- Is there outdoor storage?
There will be no storage outside
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