4.5b PCSR 08-21-2017 City of
Elk Request for Action
River
To Item Number
Planning Commission 4.5b
Agenda Section Meeting Date Prepared by
Public Hearings August 22,2017 Chris Leeseberg, Senior Planner
Item Description Reviewed by
Satellite Shelters—Oudot D,Cascade Industrial BrieAnna Simon,Planner
Park Reviewed by
• Conditional Use Permit for outdoor storage
of office trailers,Case NO. CU 17-20
Action Requested
Recommend denial,by motion,of the Conditional Use Permit for the following reason:
1. Outdoor Storage as a principal use is not permitted in the I-3 (General Industrial) zoning district.
Recommend,by motion,documentation of a Findings of Fact be prepared stating how the proposed use
does not comply with the standards set forth in Section 30-654.
Background/Discussion
The applicant is seeking a Conditional Use Permit (CUP) for an outdoor storage facility as the principal
use on a property in the I-3 (General Industrial) Zoning District. The 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. This is standard across all city districts.
The applicant is also seeking an ordinance amendment (OA 17-10) to allow Outdoor Storage as a
permitted conditional use in the I-3 (General Industrial) Zoning District as a Conditional Use Permit
(CUP). However,the ordinance amendment was being recommended for denial by staff 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.
If the ordinance amendment is denied, staff is recommending denial of the CUP as it does not meet city
standards. However,if the ordinance amendment is approved, staff recommends postponing the CUP to
the September 26,2017 Planning Commission. This will provide time for staff to evaluate the CUP
application based on the proposed ordinance amendment.
Applicable Regulation
The application does not meet the following criteria for issuance of a Conditional Use Permit:
1 11 E 1 E / 1 1
NATURE
2. Will be consistent with the comprehensive plan.
The use is not consistent with the comprehensive plan.
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 use does not fully comply with all other requirements of this Code as the use is prohibited
as the primary use of a site. This also includes any applicable requirements and standards for
the issuance of a license or permits 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.
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
• Location Map
• Applicants Narrative
• Site Plans
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Satellite Shelters Case No: OA 17- 10 -.,
OA & CUP CU 17-20 River
-`0-ELLIOTT
July 31, 2017
Design�Build
Mr. Zack Carlton
Planning Manager
City of Elk River
13065 Orono Parkway
Elk River, MN 55330
RE: Satellite Shelters, Inc. 16152 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.elliottdesignbuild.com
‘Dcto-rn
CITY OF ELK RIVER
SHERBURNE COUNTY,MN.
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