7.5. SR 09-18-2017 Eclty1� ,.,�� Request for Action
River
To Item Number
Mayor and City Council 7.5
Agenda Section Meeting Date Prepared by
Public Hearing September 18, 2017 Zack Carlton,Planning Manager
Item Description Reviewed by
Satellite Shelters— Oudot D, Cascade Industrial Chris Leeseber , Senior Planner
Park Reviewed by
1. Ordinance Amendment: Outdoor Storage as Cal Portner, City Administrator
Principal Use in I-3 General Industrial Zoning
District
2. Conditional Use Permit: Outdoor Storage of
office trailers
Action Requested
Deny,by motion, the ordinance amendment request to amend the I-3 zoning district to allow outdoor
storage as a principal use (conditional) 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.
Deny,by motion, the Conditional Use Permit for outdoor storage in the I-3 Zoning District because
outdoor storage as a principal use is not permitted in the I-3 district.
Purpose of the Ordinance Amendment
Satellite Shelters, applicant,is requesting an amendment to the I-3 (General Industrial) zoning to permit
Outdoor Storage as a principal conditional use in the I-3 Zoning District.
Public Benefit
The applicant's narrative states that Outdoor Storage as a Principal Use (Conditional) will be a catalyst for
development in the Cascade Industrial Park and will facilitate completion of adjacent city streets.
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 in the I-3
Zoning District as a Conditional Use Permit (CUP).
The applicant has also submitted a CUP application (CU 17-20) to establish a storage facility within an I-3
district. Ordinance currently requires outdoor storage to be accessory to a principal use, meaning that an
The Elk River Vision
A PehoMing community 2a itb revolutionary and spirited resourcefulness, exceptional POWERED By
service, and community engagement that encourages and inspires prosperity INAWRE1
office,warehouse, manufacturing or other type of facility needs to be on the site as well. 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. Approval of the ordinance amendment is required for approval
of the CUP as requested.
The applicant proposes to amend the following language in the zoning ordinance:
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<e �ftcifmkts-e-.
Although the applicant is requesting the ordinance amendment to operate their business on their specific
property, an amendment would affect all I-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.
Planning Commission
During the public hearing the applicant and his attorney spoke in support of their project and requested a
recommendation of approval reiterating their comments in the narrative. They noted the initial concerns
from the Planning Commission and City Council have been addressed by moving the project off of
Highway 10. The applicant also stated they believed no large facilities would come to this area because
of the lack of city services. Staff informed the Planning Commission that the city currently has an
application in for a large industrial type facility on the property directly abutting the subject property.
The Planning Commission discussed the potential impacts to the entire zoning district and the possibility
of an IUP. Some Commissioners expressed an interest in further reviews that would craft conditions for
an ordinance amendment in order to allow development of the facility.
The Planning Commission recommended denial of the ordinance amendment by a 5-2 vote.
Without a recommendation of approval for the ordinance amendment, the Planning Commission
recommended denial of the CUP by a 6-1 vote.
Financial Impact
None
Statutory Review Period
Per State Statute 15.99 the required 60-day review period ends on September 29, 2017.
Attachments
■ Location Map
■ Applicants Narrative
■ Preliminary Site Sketches dated July 28, 2017
N:APublic Bodies\Agenda Packets\09-18-2017\Final\7.5 sr Satellite Shelters.docx
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Case No: OA 17-10
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July 31, 2017
Mr. Zack Carlton
Planning Manager
City of Elk River
13065 Orono Parkway
Elk River, MN 55330
-`E'-ELLIOTT
DesignIBuild
RE: Satellite Shelters, Inc. 16111 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
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