4.3 PCSR 05-23-2017Request for Action
ToItem Number
Planning Commission4.3
Agenda Section Meeting DatePrepared by
Public HearingsMay 23, 2017BrieAnna Simon, Planner
Item Description
Reviewed by
Metro Gravel15683 JarvisStreet NWChris Leeseberg, Senior Planner
Conditional Use Permit amendment for bus,
Reviewed by
truck and implement storage, maintenance and
Zack Carlton, Planning Manager
repair and for an outdoor storage area accessory
to principal use, Case No. CU 17-12
Action Requested
Recommend, by motion, approval of the Conditional Use Permitwith the following conditions:
1.The Conditional Use Permit shall not be recorded until all condi
2.The authorized use shall not begin until the Conditional Use Permit
3.If the proposed work described in the application and Conditiona
substantially completed within two years after the Conditional Uce, the
permit shall expire and become void.
4.The applicant must apply for and receive approval for all requir
construction may begin.
5.The citys Building Official and Fire Marshal shall inspect the
state and local building codes.
6.All refuse collection containers shall be stored within an enclo
accommodate the collection of all materials. Refuse containers a
from neighboring properties and street.
7.A minimum 20 foot wide fire lane shall be maintained around the
8.Vehicle circulation areas must be maintained clear of obstructio, including parked vehicles,at all
times.
9.Parking stalls shall be striped in accordance with City Ordinance, Section 30-892 and as shown on
the approved site plan.
10.If more than 30 tractor and/or trailers are to be stored on site, the applicant shall apply for an
amendment to the Conditional Use Permit.
11.All maintenance or body work shall take place indoors.
12.Truck tractors shall not be left outdoors while idling.
13.Submit SWPPP and issued NPDES permit prior to construction start-site.
14.Vinyl slats will be installed in the existing chain link fence. The slats must be maintained at all
times and must be replaced within 30 days at the request of the city.
15.Outdoor storage areas shall be completely screened from view wit-of-way and
commercial or residentially zoned parcels.Screening will consist of at least a six foot tall fence
made of wood, factory finished metal or vinyl panels, or chain link
16.Approved outdoor storage areas must be paved and maintained with an approved surface such as
asphalt, concrete, concrete or similar pavers, or class V compac a dustfree surface.
17.Outdoor storage areas shall not be located in designated parking
Background/Discussion
The subject property is 4.11 acres in size andis zoned General Industrial (I3) where Bus, truck and
implement storage, maintenance and repair, along with Outdoor storage area accessory to principal use require a
Conditional Use Permit (CUP).
The applicant is requesting a CUPto expand their existing truck and trailer service/repairs businessin the
4,000 square foot exiting building with a 4,528 square foot addia7,776 square foot existing
building with a 300 square foot addition.
The applicant is also seeking a CUP a1,600 square foot additional outdoor storage area will be added
the southwestern corner of the property.
The site abutsexisting businesses on the north andeastsides, vacantlandto the south/east, and a
residential property(zoned C-3 Highway Commercial) across an undeveloped right-of-wayto the
south/west. Jarvis Street abuts the west side of the property.
Analysis
Comprehensive Plan
The underlying land use of the property is Industrial. The MediumIndustrial category includes industrial
uses intended for businesses with more intensive uses. The level of i
used by the business, the nature of the industrial activity, and
Medium Industrial usesinclude contracting yards, lumber yards, concrete products proce
of natural resources, and truck terminals.
The proposed use is consistent with the comprehensive plan.
Transportation/Circulation
Access to the site is currently on the west side of the property off of Jarvis Street. A road right-of-way
runs adjacent to the entire south property line. This road in the future could be the main access to the
site and surrounding area, this will work toward limiting access on Hwy 10 as described in the
Interregional Corridor (IRC) plan. This road will eventually be
as a significant route into the city, specifically for the propeHighway 10 and railroad tracks.
The road will be a separation between the properties on the north side zoned industrial with the
properties on the south sidezoned commercial.
Parking
The two buildings will encompass 16,604 square feet of the site. The applicant is proposing to pave the
remaining portion of the site and provided 27 parking stalls for employees and 29semi-truck parking
stalls.
The city ordinance states in Section 30-902: Auto sales, trailer sales, marine and boat sales, implement sale
garden supply store, or building materials sales: one parking spac
rental lots shall also provide one parking space for each 5,000
area.
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Staff continues to work with the applicant to finalize the requiredand curbing,
but we are confident the number of required stalls and curbing can be satisfied.
The previous CUP restricted tractor and/or trailer storage to nothan 20 tractors and/or trailers on
site, unless a CUP amendment is obtained. The concern for no more than 20 tractors and/or trailers
would require the parking of trailers in front of existing buildings o
This CUP is requesting 30 semi-truck parking stalls. With the new proposed parking configuratio
feels vehicle circulation areas could still be maintained. Staff
tractor and/or trailers be allowed on the site and all stalls be striped.
Landscaping
The ordinance requires 40 trees for the property. Throughout the CUP history of this property, it
appears the landscaping conditions have not been satisfied. The 2006 aerial does not show many trees on
the site. The ordinance requires one tree per every 40 linear foot of property
calculation that was used on the CUP in 1991. The subject prope
the property, which would yield 40 trees per city code. Required trees include 22 overstory, 11 coniferous
and, 11 ornamental trees.
This landscaping is proposed to be located mostly along the south property line with some additional
screening from Jarvis. As was stated in the transportation section above, the road right-of-way along the
south property line could potentially become the main access point to the subject property, but more
importantly it is the buffer between industrial and commercial z
in this area would provide a future benefit to the area as a visual barrier for the commercial properties to
the south and providing screening from the existing access along Jarvis Street
Outdoor Storage
A six-foot chain link fence currently exists around the perimeter of te property. The applicant is
proposing to add vinyl slats into the fence to comply with Second 30-807 outdoor storage requirements.
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 enother property in the immediate vicinity or
the public health, safety, morals, comfort, convenience or gener
The proposed truck and trailer service/repairs business and outdoor storage is similar to 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 oe immediate
vicinity or the public health, safety, morals, comfort, convenie
neighborhood or the city.
2. Will be consistent with the comprehensive plan.
The comprehensive plan references light to medium industrial uses would locate along Jarvis Street.
The use will be consistent with the comprehensive plan.
3. Will not impede the normal and orderly development and improveme
The subject site and surrounding industrial area is already developed. The use will not impede the
normal and orderly development and improvement of surrounding va
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4. Will be served adequately by and will not adversely affect essen streets,
police and fire protection, drainage, refuse disposal, water and will not, in
particular, create traffic congestion or interference with traffthoroughfares.
The use will be served adequately by and will not adversely affect essential publi
services including but not limited to streets, police and fire protection, drainage, and refuse disposal;
and will not, in particular, create traffic congestion or interfe with traffic on adjacent and
neighboring public thoroughfares. City sewer and water services are not available for this site.
5. Will not involve uses, activities, processes, materials, equipme detrimental
to any persons or property because of excessive traffic, noise, smo vibrations.
The truck and trailer service/repairs business andproposed outdoor storage 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,
vibrations.
6. Will not result in the destruction, loss or damage of a natural, of major importance.
The proposed site work and use will not result in the destruction, loss or damage of a natu
or historic feature of major importance.
7. Will fully comply with all other requirements of this Code, inclequirements andstandards for
the issuance of a license or permit to establish and operate the
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 complstandards 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 23, 2017.
Council Meeting
If acted on, this item will go to the June 19, 2017, City Council meeting.
Attachments
Location Map
Applicants Narrative
Proposed Site Plan dated May 11, 2017
Proposed Landscaping Plan dated May 11, 2017
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Elk River, MN
SITE PLAN AND
CONDITIONAL USE PERMIT
NARRATIVE
April 24, 2017
INTRODUCTION
On behalf of Metro Gravel, Landform is pleased to submit this application forsite planand an amendment
to a conditional use permit to allow for a building addition, accessory outside storage and site
improvementsat their existing business at 15683 Jarvis Street NW(PID75-501-0115)in Elk River.We
are excited about the improvements proposed for this site.
SITE PLAN
The subject site is guided Industrial and Zoned I-3 Industrial.The site currently has two buildings on one
parcel. It is paved on the northwest half of the site and has Class 5 on the southeast side of the site.
Metro Gravel is adding4,528sq. ft. on to theexistingwarehouse buildinglocated on the northwest side of
the site“the northwest building”anda300-square foot addition on to the existing warehouseon the
southeast side of the site “the southeast building”. They will be paving the areas that are currently in
gravel.
Metro Gravel is proposing these improvements in order to lease the southeast building to their long-time
partner—andsecond largest supplier of parts for their equipment, and to meet the increased demand for
business to business sale of truck parts and truck storage and maintenance. Theleasedbuilding will be
used as a wholesale truck parts and accessories warehouse and distribution facility dealingin business to
business sales, which isa permitted use in the I-3 District.
This will strategically position the businessin a new market with potential to grow their business and
provide more consistent service to the area. Along withthe 300-sq. ft. additiontothe southeast building,
Metro Gravel will also be adding 4,528 sq. ft.to the northwest building. Improvements will include another
bay on the northeast side of thatbuildingfor washing and repairing trucks, and an expansion ofparts
room on the southwest side of the building.Theseimprovements will require additional septic to be added
to the site.
Theexisting paved lot areawill be striped forsemi-trail storage and the existing class 5 gravel in the rear
of the lot will be replaced with asphalt. The improvements to the site comply with the required setbacks,
parking, landscaping, andoutdoor storage requirements as shown on the site plan.
Employees and Hours of Operation
The facility operates 24 hours a day 365 days a year. The current number of people employed on site is
six and it is anticipated that the new distribution company will initially require three new employees with
the potential to grow to five employees.
HOU17001April 24, 2017
Project Narrative2
Parking
Code requires one parking space per two employees on the larges shift or one parking space per 2,000
square feet of floor area. The plans provide 25 parking stalls for employees and 31 semi-truck parking
stallswhere nine stalls would be required.
Screening and Landscaping
Landscapingwillbeprovidedthatcomplieswiththerequirementsofthecode.Section 30-807 of the
Zoning Ordinance requires screening of outdoor storage via the use of chain link fencing with vinyl slats.
There is an existing six-foot chain link fence around the perimeter of the property. The existing fence will
be improved with vinyl slats per Ordinance requirements.
Architecture
TheI-3 District is not subject to the architectural standards of Section 30-938 of the Zoning Ordinance,
however,proposed materials for the addition will be painted steel, concrete block, concrete, and
decorative brick.
Signage
Metro Truck is not proposing any signage at this time.
CONDITIONAL USE PERMIT
Metro Gravel is requesting an amendment to a conditional use permit to allow outdoor storage of semi-
trailers, trucks, heavy equipment, storage of truck containers. Outdoor accessory storage is allowed as a
conditional use in the I-3 zoning district. In 2009, the City approved an amendment to the existing
conditional use permit to allow for truck tractors. The staff narrative notedthat the City has already
reviewed and approveda conditional use permit forthe site’s use as a truck terminal, truck repair, and
two principal structures on one lot. Metro Truck will continue to use the site according to the conditions of
the previously approved CUP and requests that the Council approve an amendment to the existing
conditional use permit to allow storage of semi-trailers, trucks,heavy equipment, storage of truck
containersas shown on the site plan.
Section 30-654 of the Zoning Ordinance provides seven standards for Planning Commission and Council
when acting on a Conditional Use Permit. Our plan meets these standards as follows:
1.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.
HOU17001April 24, 2017
Project Narrative3
The proposed storage 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. The business has a long history in the
neighborhoodand has been using the site for types of storage that is consistent with the
proposed storage. The site will be improved to provide clearly marked spaces where trailers and
equipment will be stored.
2.Will be consistent with the Comprehensive Plan.
The use is consistent with the Comprehensive Plan. The Implementation section of Chapter 5
states “Promote the expansion of industrial uses in those areas identified in the Land Use Plan.”
3.Will not impede the normal and orderly development and improvement of surrounding vacant
property.
The proposed improvements will not impede the normal and orderly development and
improvement of surrounding vacant property.There will be no impact to the properties that are
similarly guided and zoned.
4.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.
The property is 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.The additional semi-trailer parking
spots are not significantly changing the traffic to the site. The site has operated as a truck
terminal as a long time and will not offer patrons the opportunity to rent a parking spot on site.
5.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.
The outdoor storage will not be detrimental to any persons or property because of excessive
traffic, noise, smoke, fumes, glare, odors, dust, or vibrations. The trailer and container storage are
HOU17001April 24, 2017
Project Narrative4
passive storage uses and paving the existing gravel will reduce any dust generated in those
areas.
6.Will not result in the destruction, loss or damage of a natural, scenic or historic feature of major
importance.
Allowing additional storage uses will not result in the destruction, loss or damage of a natural,
scenic, or historic feature of major importance. The use is proposed on an existing I-3
development and is consistent with the historic use of the site.
7.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 proposeduse
in the city.
The outdoor storage complies with all other requirements of this code including setback,
screening, and performance standards for outdoor storage areas.
SUMMARY
We respectfully request approval of an amendment to aConditional Use Permit and Site Planto allow for
a building addition, accessory outside storage and site improvements at their existing business at 15683
Jarvis Street NW (PID 75-501-0115) in Elk River.We look forward to presenting our plans at theMay 22,
2017Planning Commission meeting and June 19, 2017 City Council meeting.
CONTACT INFORMATION
This document was prepared by:
Mary Matze
Landform
105 South Fifth Street, Suite 513
Minneapolis, MN 55401
Any additional questions regarding this application can be directed to Mary Matzeat
mmatze@landform.netor612.638.0227.
HOU17001April 24, 2017
Project Narrative5
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