5.1C PCSR 04-25-2017Request for Action
ToItem Number
Planning Commission5.1c
Agenda Section Meeting DatePrepared by
Public HearingsApril 25, 2017Chris Leeseberg, 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 Conditiona
substantially completed within two years after the Conditional Usuance, the
permit shall expire and become void.
4.If the authorized use ceases for more than six months, the Condi
5.The applicant must apply for and receive approval for all requir
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 Fir.
8.If outdoor storage is desired, an amendment to the Conditional Urequired.
9.All sources of artificial lights shall be so fixed, directed, de
subtotal of their illumination will not increase the level of il
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 C
seekingapproval 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,whichrequiresa Conditional Use Permit (CUP).
The applicant proposes to construct a 7,216 square foot (88 x 8 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 se
detailing. There will be no heavy motor overhauls or outside storage. The site will provide outdoor
parking for 28 company delivery trucks.
Staffhas been, and continues to, work withtheapplicant on draft master plans for the block. The
southernmost five parcels eventually lose direct access to Proctor Avenue and will only be
from the west via a cul-de-sac.
Staff has also begun the process of obtaining appraisals ofseveral properties in the area to help with the
master planning. Although the applicant continues to work with city staff on master plans, they want
to proceed forward with this current application just in case th
occur.
Analysis
Comprehensive Plan
The property has a land use designation of Mississippi Connections (Plan). The Plan states: Proctor and
Quinn Avenue area is a relatively small area with a variety of incompatibl
industrial. Highway 10 improvements will include Proctor Drive th Highway 10 via an overpass. This
overpass will extend to the north, over the railroad tracks. Thi
property in the area, altering visibility and access. Due to thn tracks and Highway 10 traffic,
the Plan suggests business park uses and employment centers.
Strategies of the Plan are:
1. Work with the development community to identify and explore mark
the area as a whole.
2.Work with interested property owners in the development of a mas
3.Establish opportunities to construct community directional signa
Transportation/Circulation
The site will be accessed via Quinn Avenue on the west side and there is adequate circulatiointhe
site. In the near future, Proctor Avenue will be upgraded to include a dedicated right turn
thth
Street from Proctor Avenue as 6 Street will
westbound Highway 10. This will eliminate the access to 6
be a cul-de-sac. A new east-west connection between Proctor and Quinn Avenues will be added
of this project, but the final location and design has not been
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 truck
There will also be 4 parking stall for employee and customer parmeets the ordnance
requirements.
The site will need to comply with Chapter 57 of the MN State Fir
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.
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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 receivedStaff
recommendsa majority of the trees be planted along Proctor Avenue to scree
view of the public and along the south property line to screen the
Applicable Regulation
The issuance of a Conditional Use Permit can be ordered only if
1. Will not endanger, injure or detrimentally affect the use and enjoyment of other property in vicinity or
the public health, safety, morals, comfort, convenience or gener
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 us
other property in the immediate vicinity or the public health, s
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 but there has not been a master plan
completed as strategizedand describedin the Mississippi Connections.
3. Will not impede the normal and orderly development and improvement of
Although the use will not impede developmentof vacant properties, the re-development
opportunities of the highway commercial propertieswill be severely limited once access changes
along Proctor Avenue are implemented. Long-term re-development impacts must be considered.
4. Will be served adequately by and will not adversely affect esstreets,
police and fire protection, drainage, refuse disposal, water and sewer systems, parkwill not, in
particular, create traffic congestion or interference with traff 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
systems, parks and schools; and will not, in particular, create th
traffic on adjacent and neighboring public thoroughfares.
5.Will not involve uses, activities, processes, materials, equipmedetrimental
to any persons or property because of excessive traffic, noise, fumes, glare, odors, dust orvibrations.
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, equipme
that will be detrimental to any persons or property because of excessive traf
glare, odors, dust or vibrations.
6. Will not result in the destruction, loss or damage of a natural,
There are no natural, scenic,or historic featuresof major importanceon the subject site.The use
will not result in the destruction, loss, or damage of these.
7. Will fully comply with all other requirements of this Code, incl standards for
the issuance of a license or permit to establish and operate the
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The use will fully comply with all other requirements of this Co
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 reco
findings or a report stating how the proposed use does not compl 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. The application has
been extended to June 27, 2017.
Council Meeting
If acted on, this item will go to the May 15, 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
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Memorandum
To:
Planning Department
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 f
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
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
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.
Memorandum
To:
Planning Department
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 f
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 # CU17-05 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.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
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 OrdinanceSec.
78-503. -Stormwaterand urban runoff control. and Sec. 78-504. -Post
construction stormwater management for proposed new or redeveloped
http://mn-
impervious surfaces.
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