4.5a PCSR 08-22-2017 4.t4 of
Request for Action
River
To Item Number
Planning Commission 4.5a
Agenda Section Meeting Date Prepared by
Public Hearing August 22,2017 Chris Leeseberg, Senior Planner
Item Description Reviewed by
Satellite Shelters—Outlot D, Cascade Industrial BrieAnna Simon,Planner
Park Reviewed by
• Ordinance Amendment to allow outdoor
storage as principal use in I-3 General
Industrial Zoning District,Case No. OA
17-10
Action Requested
Recommend,by motion,denial of the Ordinance Amendment as proposed for the following reasons:
1. Outdoor Storage as a Principal Use (Conditional) is not the highest and best use of limited
industrially zoned property.
2. Outdoor Storage as a Principal Use (Conditional) does not achieve the goals of the
comprehensive plan.
Purpose of the Ordinance Amendment
To allow Outdoor Storage as a principal conditional use in the I-3 Zoning District.
Public Benefit
The applicant, Satellite Shelters, states allowing Outdoor Storage as a Principal Use (Conditional) will be a
catalyst for development in the Cascade Industrial Park and completion of cite streets in Cascade
J
Industrial Park.
Although development would occur on the site, staff does not consider Outdoor Storage as a primary use
the highest and best use (public benefit) of limited industrially zoned property.
Background/Discussion
The applicant is seeking an ordinance amendment to allow Outdoor Storage as a Principal Use
(Conditional) in the I-3 (General Industrial) Zoning District as a Conditional Use Permit (CUP).
The applicant also has a CUP application (CU 17-20) submitted proposing to establish a storage facility
within the I-3 district. Ordinance currently requires outdoor storage to be accessory to a principal use,
meaning that an office,warehouse, manufacturing or other type of facility needs to be on the site as well.
J J
This is standard across all city districts. However, the proposal would only be for the storage of their
equipment, and would not include another principal use.
The applicant is proposing to amend the following language:
rriitite i
NATURE
Sec. 30-1295. - I-3 general industrial district.
(d) Conditional uses. Conditional uses in the I-3 district are as follows:
(14) Outdoor storage area accessory to principal use.
Although the applicant is requesting the ordinance amendment to operate their business on their specific
property, an amendment would affect all 1-3 zoned parcels.
Comprehensive Plan
The industrial land use includes all forms of businesses with manufacturing, distribution,warehousing or
other industrial uses. Industrial uses provide a wide variety of benefits,including employment and
daytime population. Outdoor Storage as a Principal Use (Conditional) does not achieve the goals of the
comprehensive plan.
Financial Impact
None
Statutory Review Period
Per State Statute 15.99 the required 60 day review period ends on September 29, 2017.
Council Meeting
If acted on, this item will go to the September 18, 2017 City Council meeting.
Attachments
• Applicants Narrative
N:\1)cpartmcnts\Community 1)evclopmcnt\Planning\Case files\():\\()\ I7-1O Satellite Shelters\-1-Planning;(;c►mmissi()n\()\ 17-10 sr P( 8-22-
17.docx
- E
July 31, 2017
+ Design f Build
Mr. Zack Carlton
Planning Manager
City of Elk River
13065 Orono Parkway
Elk River, MN 55330
RE: Satellite Shelters, Inc. 161st Ave NW Ordinance Amendment and Conditional Use Permit
Dear Mr. Carlton,
Please see the enclosed application and supporting documents for the Ordinance Amendment
and Conditional Use Permit for Satellite Shelters, Inc.
The proposed use is a storage yard to park and store office trailers in the 1-3 zoned Cascade
Industrial Park. Under the current zoning ordinance, outdoor storage is considered an
accessory use. This application is to request the storage yard be considered the primary use.
No buildings or other uses are proposed for the site. The gravel storage yard would cover 8.7
acres of the 11.4 acre site, which is 76%of the site. The remaining area of the site is comprised
of green space and storm water ponds. Stormwater BMPs are implemented to achieve storm
water runoff improvements to the site. It is understood that and Ordinance Amendment and
Conditional User Permit will have to be granted to allow the proposed use and site plan.
We feel that this request is consistent with the City of Elk River Comprehensive Plan. The use
fits in well with the Cascade Industrial Park. In fact,we feel it will be the first majorly improved
site in the area for many years and may provide the catalyst for further development and
completion of the city streets.
Satellite understands this is the first step in proposing the development on this site and are
willing to work with the City of Elk River to achieve an end result that is satisfactory to all
parties.
Sincerely,
•
Lance Elliott, P.E.
5616 Dalrymple Rd, Edina, MN 55424 Phone: (612) 220-0152 www.e} c tdesignbui d.com