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6.5c PCSR 03-28-2017E lls River Request for Action To Item Number Planning Commission 6.5c Agenda Section Meeting Date Prepared by Public Heari n s March 28, 2017 Chris Leeseber , Senior Planner Item Description Reviewed by Beaudry Oil /Truck Shop — 620, 634 Quinn Ave. & Zack Carlton, Planning Manager 623 & 633 Proctor Ave. Reviewed by ■ Conditional Use Permit to establish a truck storage, maintenance, and repair facility, Case No. CU 17 -08 Action Requested Recommend, by motion, approval of the Conditional Use Permit with the following conditions: 1. The authorized Conditional Use Permit will not be recorded until the associated Zone Change and Plat have been recorded. 2. Building permits for the described work will not be issued until the Conditional Use Permit is recorded. 3. If the proposed work described in the application and Conditional Use Permit has not been substantially completed within two years after the Conditional Use Permits date of issuance, the permit shall expire and become void. 4. If the authorized use ceases for more than six months, the Conditional Use Permit shall expire. 5. The applicant must apply for and receive approval for all required permits before any construction may begin. 6. Curbs at abandoned driveways on Proctor Road shall be replaced with concrete barrier style curbing. 7. The site will need to comply with Chapter 57 of the MN State Fire Code. 8. If outdoor storage is desired, an amendment to the Conditional Use Permit will be required. 9. All sources of artificial lights shall be so fixed, directed, designed or sized that the minimum subtotal of their illumination will not increase the level of illumination on any nearby residential property by more than 0.1 footcandle in or within 25 feet of a dwelling or by more than 0.5 footcandle on any part of the property. Background /Discussion The property is zoned I2 (Medium Industrial) and C4 (Community Commercial) and the applicant is seeking approval of a preliminary plat (P 17 -03) and zone change (ZC 17 -03) to operate a bus, truck and implement storage, maintenance and repair facility, which requires a Conditional Use Permit (CUP). The applicant proposes to construct a 7,216 square foot (88' x 82') one story facility to operate Beaudry Oil & Propane. The facility will be used for minor repairs to the fleet (not open to the public), which includes oil changes, replacing tires, changing brakes, minor service, light maintenance, cleaning and detailing. There will be no heavy motor overhauls or outside storage. The site will provide outdoor parking for 28 company delivery trucks. P0WE6EU AY IV Analysis Comprehensive Plan The property has a land use designation of Mississippi Connections (Plan). The Plan states: Proctor and ,Quinn Avenue area is a relativey small area with a variety of incompatible land uses including both residential and heavy industrial. Highway 10 improvements will include Proctor Drive intersecting with Highway 10 via an overpass. This overpass will extend to the north, over the railroad tracks. This long elevated road will create a unique opportunity for the property in the area, altering visibility and access. Due to the area's proximity to the train tracks and Highway 10 traffic, the Plan suggests business park uses and employment centers. Strategies of the Plan are: 1. ilork with the development community to identift and explore market opportunities and the feasibility of redeveloping the area as a whole. 2. ilork with interested property owners in the development of a master plan prior to rezoning the parcels. 3. Establish opportunities to construct community directional signage andgateway signage along Proctor Avenue. Staff has been, and continues to, work with the applicant on draft master plans for the block, but no agreement has been reached. The southernmost five parcels eventually lose direct access to Proctor Avenue and will only be accessible from the west via a cul -de -sac. Transportation /Circulation The site will be accessed via Quinn Avenue on the west side and there is adequate circulation within the site. In the near future, Proctor Avenue will be upgraded to include a dedicated right turn lane for westbound Highway 10. This will eliminate the access to 6`'' Street from Proctor Avenue as 6`'' Street will be a cul -de -sac. A new east -west connection between Proctor and Quinn Avenues will be added as part of this project, but the final location and design has not been finalized. The connection may be on the north or south side of the current site. Abandoned driveways on Proctor Road shall be replaced with concrete barrier style curbing. Parking The site will be providing 28 parking stall for parking of trucks from the Beaudry Oil & Propane fleet. There will also be 4 parking stall for employee and customer parking, which meets the ordnance requirements. The site will need to comply with Chapter 57 of the MN State Fire Code with the possibility of parking tanked vehicles longer than allowed by code. Grading/ Drainage The project is proposing and underground storm detention area. The City Engineer has requested that it be shifted to north side of parking lot. Landscaping Per the city ordinance, 28 trees are required with the development of the property. The submitted landscape plan only shows 6 trees. An updated landscape plan must be submitted. The CUP condition of a compliant landscape plan will be removed if one is received prior to the City Council meeting. Staff M \Departments \Community Development \Planning \Case Files \CUP \CU 17 -08 Truck Shop - Beaudry\4 - Planning Commission \CU 17 -08 sr PC 3- 28-17.docx recommends a majority of the trees be planted along Proctor Avenue to screen the parked vehicles from view of the public and along the south property line to screen the existing residential homes. 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 otber property in the immediate vicinity or the public bealtb, safety, morals, comfort, convenience orgeneral welfare of the neigbborbood or the city. The property is surrounded by Industrial and Commercially zoned properties, the same as the subject property. 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. mill be consistent with the comprebensive plan. The use will be consistent with the comprehensive plan but there has not been a master plan completed as strategized and described in the Mississippi Connections. 3. mill not impede the normal and orderly development and improvement of surrounding vacant property. Although the use will not impede development of vacant properties, the re- development opportunities of the highway commercial properties will be severely limited once access changes along Proctor Avenue are implemented. Long -term re- development impacts must be considered. 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 scbools; and will not, in particular, create trafic congestion or interference with traffic on adjacent and neigbboring 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. Assuming an approved zone change (ZC 17 -03), the use, located in and adjacent to industrial zoned areas, 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 bistoric feature of major importance. There are no natural, scenic, or historic features of major importance on the subject site. The use will not result in the destruction, loss, or damage of these. 7. 1lill fully comply witb all otber requirements of this Code, including any applicable requirements and standards for the issuance of a license orpermit to establisb 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. M \Departments \Community Development \Planning \Case Files \CUP \CU 17 -08 Truck Shop - Beaudry\4 - Planning Commission \CU 17 -08 sr PC 3- 28-17.docx 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 Plans • Landscape Plan • Architectural Plans /Elevations • Fire Marshal memo dated March 10, 2017 • Engineering Division memo dated March 8, 2017 • Stormwater Coordinator memo dated March 8, 2017 N: \Departments \Community Development \Planning \Case Files \CUP \CU 17 -08 Truck Shop - Beaudry\4 - Planning Commission \CU 17 -08 sr PC 3- 28-17.docx r �r 4 �* � o 7504 -0{s9�G�` �•' . �, ra ,f . �... _ - • Y rte. x ki 75°�iJ3 -04�� or 1 tlf 75:403-0050 iaTH S T Ntiti7 ON cur i if Case : P 17-03 Z 1- CU 17-08 i. T-1 S ' Elk" Riv 'r t S S i5 7�- 7W3•U0�i0 � 75-41 4-7-35W. I d .. iaTH S T Ntiti7 ON cur i if Case : P 17-03 Z 1- CU 17-08 i. T-1 S ' Elk" Riv 'r Project Narrative- CUP- Truck Shop Detailed description /scope of project. What is being proposed? BACKGROUND OF COMPANY Beaudry Oil & Propane is a local, family owned business that has been in the petroleum business since 1981. Founded by Ken and Carrie Beaudry, it began with one truck and one employee; today Beaudry Oil employs over 50 full time employees. In 1987, the company started delivering propane, and over the years, has added lubricant products, their own brand of diesel and oil, and propane cylinder exchange. Today, Beaudry Oil is a leading fuel company that delivers millions of gallons of petroleum across the state of M N. Truck Shop is a division of Beaudry Oil, and is 100% owned and operated by Ken Beaudry. Established on February 20, 2017, this business will provide minor repair for Beaudry Oil & Propane fleet (not open to the public), which includes oil changes, replacing tires, changing brakes, minor service, light maintenance, cleaning and detailing. Beaudry Oil, Truck Shop and their employees is a company that believes in using their resources to support and impact the local community. They participate in local events, sit on a variety of local committees and boards (Le.: Elk River Area Chamber of Commerce) and support local organizations such as Timber Bay, Young Life, Three Rivers Community Foundation, CAER, MN Teen and Adult Challenge, Fellowship of Christian Athletes and more. Their new facility is anticipated to generate nearly $11,000 in additional revenue each year upon project completion. PROPOSED PROJECT Mr, Beaudry is proposing a redevelopment project on four sites immediately west of Beaudry Oil on CR 1/ Proctor: • 634 Quinn (owns) • 620 Quinn • 633 Proctor • 623 Proctor (owns) Pending approval, Mr. Beaudry intends to acquire the two remaining properties; he has purchase agreements pending for both properties. He intends to build an approximately 7,216 sf facility to operate a light maintenance facility for his existing company fleet The facility will be used for minor repair for Beaudry Oil & Propane fleet (not open to the public), which includes oil changes, replacing tires, changing brakes, minor service, light maintenance, cleaning and detailing. There will be no heavy motor overhauls or outside storage. Per the city on 1- 11 -17, this use falls under "bus, truck and implement storage, maintenance and repair", which is a conditional use in the 1 -2 zoning district. The goal is to get vehicles in and out of the facility as quickly as possible. RECEIVED FEB 2 7 2017 Approximately 224 sf will be used for office, and there will be approximately 1,600 sf of mezzanine for storage on the northern quarter of the building. There will be three overhead doors on the west end of the building, and three on the east. The proposed facility will be a block building, and approximately 20' -22' high. The new facility is anticipated to generate nearly $11,000 in additional revenue each year upon project completion, in addition to creating five new jobs averaging $23.20/hr. Truck Shop owner, Mr. Beaudry, and project team, met with City Engineer Justin Femrite, and County Engineer, Adam Witter, on January 23, 2017 to discuss future road improvements and the proposed project. Both indicated their support in moving the project forward through the development process based on preliminary sketches. HOURS OF OPERATION Truck Shop will operate 5 days a week (Monday— Friday), 6am -10pm. NUMBER OF EMPLOYEES Truck Shop is a new business and currently has no employees. Mr. Beaudry anticipates creating a total of five new FTE within two years of project completion, with base hourly wages ranging from $16- $28/hr. NUMBER PARKING STALLS There are a total of four parking stalls (1 handicapped) immediately west of the building, 15 north of the building and 13 on the east end of the property. In a meeting with staff on 2- 17 -17, they indicated parking was adequate based on the proposed use. PROPOSED SCREENING Screening will adhere and comply with the city's landscaping ordinance PROPOSED BUILDING MATERIALS The building is proposed to be a block or precast building. SIGNAGE There is no proposed signage for this facility. OUTDOOR STORAGE There will be no outside storage on this site. PROJECT BENEFITS • The redevelopment of four, existing non - conforming residential homes; three which are substandard • The creation of a minimum of five, full -time permanent jobs for local citizens, with base hourly wages ranging from $16- $28 /hr. • New jobs provide higher wage levels to the community & will add value to current workforce skills • Average hourly wage (w /o benefits) of $23.20/hr; with benefits is $27.20/hr The injection of approximately $1,200,000 in private investment to revitalize a highly visible site along CR1 in close proximity to US HWY 10 The tax base will more than double; current taxes on the four parcels = $6,982/yr • Estimated taxes upon project completion will be $17,500/yr 66 I I � 111 1 I wI Z i a La C >I C. a ZI X21 Or I� I 12 ,� dk r I I { F a `------ - - - - -- 75-110 -0750 -------- _ - - - -CRAM r------------------ ------------------- - - - - -� 5"m 184.6 PLAT 1 589'06'14 'W 183.34 MEAS. 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Z W 7 RECEIVED FEB 2 7 2017 °• A 4 C 11, Y' E To: Planning Department From: Cliff Anderson /Fire Marshal Date: 3/10/17 Memorandum Subject: Site Plan Review Meeting — March 6, 2017 The department listed above has reviewed the application(s) listed below and has the following comments: 1. Case # GP 17 -02 — Home Depot request for General Planning Permit for Temporary Outdoor Display 1. No concerns or issues with the application as proposed. 2. Case # CU 17 -05 — Outfront Media /John Bodget request for CUP for changeable copy sign 1. No concerns or issues with the application as proposed. 3. Case # CU 17 -09 — Michael Swanson for CUP for horses 1. No concerns or issues with the application as proposed. 4. Case # ZC 17 -02 - Dale Beaudry request for Zone Change 1. No concerns or issues with the application as proposed. 5. Case # CU 16 -07 - Cheapest Cars Ever LLC for CUP for Auto Sales 1. No concerns or issues with the application as proposed. 6. Case # P 17 -03, CU 17 -08, & ZC 17 -03 - Request by Kenneth Beaudry for Preliminary & Final Plat of New Resources Addition, CUP and Zone Change 1. The site will need to comply with Chapter 57 of the MN State Fire Code with the possibility of parking tanked vehicles longer than allowed by code. 7. Case # CU 17 -07 - Request by Spectrum for CUP for School Expansion 1. The new expansion will need to address Fire Lane issues. 8. Case # CU 17 -04 - Briggs Companies request for CUP for 40 -unit apartment building 1. The site plan does not show the required Fire Lane for this buildings size. 9. Case # OA 17 -05 - Request by the City of Elk River for an Ordinance Amendment to City E 1-ver To: Planning Department Memorandum From: Justin Femrite, P.E., Engineering Division Date: 3 -8 -17 Subject: Site Plan Review Meeting — March 6, 2017 The department listed above has reviewed the application(s) listed below and has the following comments: 1. Case # GP 17 -02 — Home Depot request for General Planning Permit for Temporary Outdoor Display 1. No concerns or issues with the application as proposed. 2. Case # CU 17 -05 — Outfront Media /John Bodget request for CUP for changeable copy sign 1. No concerns or issues with the application as proposed. 3. Case # CU 17 -09 — Michael Swanson for CUP for horses 1. No concerns or issues with the application as proposed. 4. Case # ZC 17 -02 - Dale Beaudry request for Zone Change 1. No concerns or issues with the application as proposed. 5. Case # CU 16 -07 - Cheapest Cars Ever LLC for CUP for Auto Sales 1. No concerns or issues with the application as proposed. 6. Case # P 17 -03, CU 17 -08, & ZC 17 -03 - Request by Kenneth Beaudry for Preliminary & Final Plat of New Resources Addition, CUP and Zone Change 1. Water services proposed to be eliminated must be shut off at the corporation stop at the main. 2. Curbs at old driveways on Proctor Road should be replaced with barrier style. 3. Show bituminous patching needed on public roadways 4. Shift underground storm detention area to north side of parking lot. 5. Is Sherburne County allowing of connection to their storm sewer system? 7. Case # CU 17 -07 - Request by Spectrum for CUP for School Expansion 1. No concerns or issues with the application as proposed. City E 1-ver To: Planning Department Memorandum From: Brandon Wisner, Stormwater Coordinator Date: 3 -8 -2017 Subject: Site Plan Review Meeting — March 6, 2017 The department listed above has reviewed the application(s) listed below and has the following comments: 1. Case # GP 17 -02 — Home Depot request for General Planning Permit for Temporary Outdoor Display 1. No concerns or issues with the application as proposed. 2. Case # CU 17 -05 — Outfront Media /John Bodget request for CUP for changeable copy sign 1. No concerns or issues with the application as proposed. 3. Case # CU 17 -09 — Michael Swanson for CUP for horses This is actively being reviewed and staff will be meeting on -site with the property owner(s) to discuss requirements. 4. Case # ZC 17 -02 - Dale Beaudry request for Zone Change 1. No concerns or issues with the application as proposed. 5. Case # CU 16 -07 - Cheapest Cars Ever LLC for CUP for Auto Sales 1. No concerns or issues with the application as proposed. 6. Case # P 17 -03, CU 17 -08, & ZC 17 -03 - Request by Kenneth Beaudry for Preliminary & Final Plat of New Resources Addition, CUP and Zone Change 1. This submittal is currently being reviewed and follow up will be provided to the project engineer. 7. Case # CU 17 -07 - Request by Spectrum for CUP for School Expansion 1. Stormwater management requirements may be needed as listed in Ordinance Sec. 78 -503. - Stormwater and urban runoff control. and Sec. 78 -504. - Post construction stormwater management for proposed new or redeveloped impervious surfaces. htti2://mn- elkriver.civici2lus.com/DocumentCenter/View/3180