7.3. SR 06-19-2017 Eclty1� ,.,�� Request for Action
River
To Item Number
Mayor and City Council 7.3
Agenda Section Meeting Date Prepared by
Public Hearin� 1june 19, 2017 BrieAnna Simon, Planner
Item Description Reviewed by
Conditional Use Permit for Truck Storage, Zack Carlton,Planning Manager
Maintenance, Repair, and Outdoor Storage, 15683 Reviewed by
Jarvis Street,Metro Gravel Tina Allard, City Clerk
Action Requested
Approve,by motion, the Conditional Use Permit for truck storage,maintenance,repair, and outdoor
storage,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. 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. The applicant must apply for and receive approval for all required permits before any
construction may begin.
5. The city's Building Official and Fire Marshal shall inspect the building for compliance with all
state and local building codes.
6. All refuse collection containers shall be stored within an enclosure facility large enough to
accommodate the collection of all materials. Refuse containers and materials must be out of sight
from neighboring properties and street.
7. A minimum 20 foot wide fire lane shall be maintained around the primary building.
8. Vehicle circulation areas shall remain clear of obstructions,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. B612 curbing shall be installed as indicated on the site plan and along the south property line
when the existing concrete drive lane without curbing is replaced.
11. 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.
12. All maintenance or body work shall take place indoors.
13. Truck tractors shall not be allowed to idle.
14. Submit SWPPP and issued NPDES permit prior to construction starting on-site.
15. 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.
16. Outdoor storage areas shall be completely screened from view within all public rights-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 with vinyl slats.
17. Approved outdoor storage areas must be paved and maintained with an approved surface, such as
asphalt, concrete, concrete or similar pavers, or class V compacted to maintain a dustfree surface.
18. Outdoor storage areas shall not be located in designated parking areas or areas striped for parking.
POWERED 6T
AR
Background/Discussion
Case No. CU 17-12
Metro Gravel is currently operating at 15683 Jarvis Street NW as a truck terminal and repair facility. The
subject property was approved for a Conditional Use Permit (CUP) for truck terminal in 1989. Since that
time the site has received four CUP amendments to add truck repair,building space, and outdoor storage
on the site. The most recent amendment in 2009 restrict the outdoor storage to truck tractors. Metro
Gravel is seeking to amend their existing CUP to expand current operations and allow outdoor storage of
semi-trailers, trucks,heavy equipment, and storage of truck containers.
The subject property is 4.11 acres in size and is zoned General Industrial (I3) where Bus, truck and
implement storage, maintenance and repair, along with Outdoor storage areas accessory to principal use require a CUP.
The applicant is requesting a CUP to expand their existing truck and trailer service/repairs business with
a 4,528 square foot addition to their office/maintenance building and a 300 square foot addition to the
existing accessory structure.
The applicant is also seeking a CUP to increase the outdoor storage area by 1,600 square feet. Outdoor
storage is located in the southwestern corner of the property.
The site abuts existing businesses on the north and east sides,vacant land to the south/east, and a
residential property (zoned C-3 Highway Commercial) across an undeveloped right-of-way to 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 Medium Industrial category includes industrial
uses intended for businesses with more intensive uses. The level of intensity refers to the amount of land
used by the business, the nature of the industrial activity, and the potential for truck traffic. Examples of
Medium Industrial uses include contracting yards,lumber yards, concrete products processing, processing
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 a frontage road along the highway and act
as an alternative route into the city, specifically for the properties between Highway 10 and the railroad
tracks. The road will be a separation between the properties on the north side zoned industrial with the
properties on the south side zoned 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 29 semi-truck parking
N:APublic Bodies\Agenda Packets\06-19-2017\Final\x7.3_CU 17-12 CC 6-19-17.docx
stalls. City ordinance requires 33 parking stalls based on the office space area and auto sales, trailer sales,
marine and boat sales,implement sales,garden supply store, or building materials sales floor area.
The previous CUP restricted tractor and/or trailer storage to no more than 20 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 or possibly in vehicle circulation areas. This CUP is
requesting 30 semi-truck parking stalls. With the new proposed parking configuration, staff feels vehicle
circulation areas could still be maintained. Staff is recommending no more than 30 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 line. This is the same
calculation that was used on the CUP in 1991. The subject property has a perimeter of 1,765 feet around
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 Street. 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 zoning. Having the required trees
planted 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 the property. The applicant is
proposing to add vinyl slats to the fence in order to comply with outdoor storage requirements described
in Section 30-807.
Applicable Regulation
The issuance of a Conditional Use Permit can be ordered only if the use at the proposed location:
9. 1Vill not endanger, injure or detrimentally affect the use and enjoyment of otherpropery in the immediate vicinity or
thepublic health, safety, morals, comfort, convenience orgeneral zvelfare of the neighborhood or the city.
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 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. 1Vill be consistent Pith 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.
N:APublic Bodies\Agenda Packets\06-19-2017\Final\x7.3_CU 17-12 CC 6-19-17.docx
3. 1Vill not impede the normal and orderly development and improvement of surrounding vacantproperty.
The subject site and surrounding industrial area is already developed. The use will not impede the
normal and orderly development and improvement of surrounding vacant property.
4. 1Vill be served adequately by and Pill not adversely affect essential public facilities and services including streets,
police and fire protection, drainage, refuse disposal, zvater and sezver systems,parks and schools;and V)ill not, in
particular, create traf c congestion or interference Pith traf c on adjacent and neighboring public thoroughfares.
The use will be served adequately by and will not adversely affect essential public facilities and
services including but not limited to streets,police and fire protection, drainage, and refuse disposal;
and will not,in particular, create traffic congestion or interference with traffic on adjacent and
neighboring public thoroughfares. City sewer and water services are not available for this site.
5. 1Vill not involve uses, activities,processes, materials, equ pment and conditions of operation that Pill be detrimental
to any persons orpropegy because of excessive traffic, noise, smoke,fumes,glare, odors, dust or vibrations.
The truck and trailer service/repairs business and proposed 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, fumes,glare, odors, dust or
vibrations.
6. 1Vill not result in the destruction, loss or damage of a natural, scenic or historic feature of major importance.
The proposed site work and use will not result in the destruction,loss or damage of a natural, scenic
or historic feature of major importance.
7. 1Vill fully comply Pith all other requirements of this Code, including any applicable requirements and standards for
the issuance of a license orpeimit 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.
Planning Commission Meeting
The applicant stated, during the public hearing, they are aware of and have no concerns with the above
conditions. No one else spoke for or against the request and staff has not received any comments from
the public. The Planning Commission unanimously recommended approval of the CUP with the
conditions described above.
Financial Impact
None
Statutory Review Period
Per State Statute 15.99 the required 60 day review period ends on June 23, 2017.
N:APublic Bodies\Agenda Packets\06-19-2017\Final\x7.3_CU 17-12 CC 6-19-17.docx
Attachments
■ Location Map
■ Applicants Narrative
■ Proposed Site Plan dated May 11, 2017
■ Proposed Landscaping Plan dated May 11, 2017
N:APublic Bodies\Agenda Packets\06-19-2017\Final\x7.3_CU 17-12 CC 6-19-17.docx
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Elk River, MN
SITE PLAN AND
CONDITIONAL USE PERMIT
NARRATIVE
April 24, 2017
HOU17001 April 24, 2017
Project Narrative 2
INTRODUCTION
On behalf of Metro Gravel, Landform is pleased to submit this application for site plan and an amendment
to a conditional use permit to 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
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 adding 4,528 sq. ft. on to the existing warehouse building located on the northwest side of
the site “the northwest building” and a 300-square foot addition on to the existing warehouse on 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—and second 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. The leased building will be
used as a wholesale truck parts and accessories warehouse and distribution facility dealing in business to
business sales, which is a permitted use in the I-3 District.
This will strategically position the business in a new market with potential to grow their business and
provide more consistent service to the area. Along with the 300-sq. ft. addition to the 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 that building for washing and repairing trucks, and an expansion of parts
room on the southwest side of the building. These improvements will require additional septic to be added
to the site.
The existing paved lot area will be striped for semi-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, and outdoor 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.
HOU17001 April 24, 2017
Project Narrative 3
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
stalls where nine stalls would be required.
Screening and Landscaping
Landscaping will be provided that complies with the requirements of the code. 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
The I-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 noted that the City has already
reviewed and approved a conditional use permit for the 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
containers as 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.
HOU17001 April 24, 2017
Project Narrative 4
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
neighborhood and 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
HOU17001 April 24, 2017
Project Narrative 5
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 proposed use
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 a Conditional Use Permit and Site Plan to 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 the May 22,
2017 Planning 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 Matze at
mmatze@landform.net or 612.638.0227.
SHEET NO.PROJECT NO.FILE NAMEIF THE SIGNATURE, SEAL OR FOUR LINES DIRECTLY ABOVE ARE NOTVISIBLE, THIS SHEET HAS BEEN REPRODUCED BEYOND INTENDEDREADABILITY AND IS NO LONGER A VALID DOCUMENT. PLEASE CONTACTTHE ENGINEER TO REQUEST ADDITIONAL DOCUMENTS.BY DATEDATE ISSUE / REVISION REVIEWCONTACT ENGINEER FOR ANY PRIOR HISTORYTITLESHEETPROJECTSHEET INDEXISSUE / REVISION HISTORYCERTIFICATIONPROJECT MANAGER REVIEW/LANDFORMcLandform and Site to Finish are registered service marks of Landform Professional Services, LLC.®®METRO GRAVELELK RIVERTOM 04.24.201704.24.2017HOU17001XX2017ElkRiverCity ofNORTH03060C101HOU01.DWGEXISTING CONDITIONSPLANC1.1EXISTING CONDITIONS
7111631AC1AC3716SHEET NO.PROJECT NO.FILE NAMEIF THE SIGNATURE, SEAL OR FOUR LINES DIRECTLY ABOVE ARE NOTVISIBLE, THIS SHEET HAS BEEN REPRODUCED BEYOND INTENDEDREADABILITY AND IS NO LONGER A VALID DOCUMENT. PLEASE CONTACTTHE ENGINEER TO REQUEST ADDITIONAL DOCUMENTS.BY DATEDATE ISSUE / REVISION REVIEWCONTACT ENGINEER FOR ANY PRIOR HISTORYTITLESHEETPROJECTSHEET INDEXISSUE / REVISION HISTORYCERTIFICATIONPROJECT MANAGER REVIEW/LANDFORMcLandform and Site to Finish are registered service marks of Landform Professional Services, LLC.®®METRO GRAVELELK RIVERTOM 04.24.201704.24.2017HOU17001XX2017I hereby certify that this plan was prepared by me, or under my directsupervision, and that I am a duly Licensed Professional Engineer underthe laws of the state of MINNESOTA.Signature shown is a digital reproduction of original. Wet signed copy ofthis plan on file at Landform Professional Services, LLC office and isavailable upon request.Steven E. SabraskiLicense No:Date:ElkRiverCity ofNORTH03060C201HOU01.DWGSITE PLANC2.1GENERAL NOTESPARKING SUMMARYAREA SUMMARYZONING AND SETBACK SUMMARYSITE PLAN NOTES
PLANT SCHEDULEKEY COUNT NAME COMMON NAME SCIENTIFIC NAME MATURE SIZE PLANTING SIZE ROOT COND.QUBI4 DECIDUOUS TREES SWAMP WHITE OAKQUERCUS BICOLOR60'H x 50'W 2.5" CAL B & BCEOC 8 DECIDUOUS TREES COMMON HACKBERRY CELTIS OCCIDENTALIS 75'H x 50'W 2.5" CAL B & BAMGR 6 DECIDUOUS TREES AUTUMN BRILLIANCE SERVICEBERRY AMELANCHIER x GRANDIFLORA 'AUTUMN BRILLIANCE' 20'H x 15'W 1.5" CAL B & BPIGD 6 CONIFEROUS TREES BLACK HILLS WHITE SPRUCE PICEA GLAUCA DENSATA 45'H X 20'W 6'-0" HT. B & BSHEET NO.PROJECT NO.FILE NAMEIF THE SIGNATURE, SEAL OR FOUR LINES DIRECTLY ABOVE ARE NOTVISIBLE, THIS SHEET HAS BEEN REPRODUCED BEYOND INTENDEDREADABILITY AND IS NO LONGER A VALID DOCUMENT. PLEASE CONTACTTHE ENGINEER TO REQUEST ADDITIONAL DOCUMENTS.BY DATEDATE ISSUE / REVISION REVIEWCONTACT ENGINEER FOR ANY PRIOR HISTORYTITLESHEETPROJECTSHEET INDEXISSUE / REVISION HISTORYCERTIFICATIONPROJECT MANAGER REVIEW/LANDFORMcLandform and Site to Finish are registered service marks of Landform Professional Services, LLC.®®METRO GRAVELELK RIVERTOM 04.24.201704.24.2017HOU17001XX2017ElkRiverCity ofNORTH04080L201HOU01.DWGLANDSCAPEPLANL2.1LANDSCAPE NOTESNO SCALEDECIDUOUS TREE PLANTING1NO SCALECONIFEROUS TREE PLANTING2CALCULATIONSI hereby certify that this plan was prepared by me, or under my directsupervision, and that I am a duly Licensed Landscape Architect under thelaws of the state of MINNESOTA.Signature shown is a digital reproduction of original. Wet signed copy ofthis plan on file at Landform Professional Services, LLC office and isavailable upon request.Danyelle P. PierquetLicense No:Date:
Conditional Use PermitMetropolitan GravelCU 17-12
Meadowvale Road
Meadowvale Road
BackgroundRequesting approval for additional warehouse spaceProposed ParkingOperates 24 hours 4,528 31 semi25 employee parking stalls 300 sqftsqft-truck parking stallsto existing
SE buildingto existing NW building–365 days a year
BackgroundAdditional outdoor accessory storageProviding additional landscaping per ordinance Improving fencing with vinyl slats around property
CUP RequirementsComplies with all seven standards for issuance of a CUP
Planning CommissionApplicant stated they are aware and have no concerns approval Planning comments were receivedNo one else spoke fore or against the item and no with conditionsCommission
unanimously recommended
RecommendationApprove, by motion, the CUP with the conditions outlined in the memo