5.2 ---(_/ A
Item# 5.2.
ity of / MEMORANDUM
lkJiver TO: The Planning Commission
FROM: Stephen Wensman, Planner
DATE: January 25, 2000
SUBJECT: Request by Arnie Mach for an Amendment
to Conditional Use Permit, Public Hearing
Case No. CU 00-2
Request
Consider the request by Arnie Mach to amend the Gopher State Mini-Storage
Conditional Use Permit.
Location
Lot 5, Block 1, McChesney Industrial Park.
Zoning/Land Use
• Il (Light Industrial) / LI (Light Industrial)
Attachments
• Location Map
• Site Plan
• Floor Plan
• Letter from applicant
Overview
On May 17, 1999, Gopher State Mini-Storage was granted a Conditional Use Permit
to expand its operations and to construct an additional mini-storage building and to
construct an addition to another. As part of the site improvements, four parking
stalls were installed as required and the driving areas were paved.
Arnie Mach, owner of Gopher State Mini-Storage requests an amendment to the
Conditional Use Permit to construct a small office for an auto sales and leasing
business in one of the new storage stalls. The office would consist of a heated office
with a bathroom. The office use would generate little additional on-site traffic and
all automobile transactions would be handled off-site.
Offices are a permitted use in the Light Industrial Zoning District.
•
13065 Orono Parkway • P.O. Box 490 • Elk River, MN 55330 • TDD & Phone: (612) 441-7420 • Fax: (612)441-7425
Memo to the Planning Commission/CU 00-2
January 25,2000
Page 2
III
Parking
Gopher State presently has 4 on-site parking stalls, which is the minimum required
for the mini-storage business. The office use would require one more parking stall
that could be constructed adjacent to the existing parking stalls. Staff believes the
4 existing parking stalls provide adequate parking for the mini-storage and office
use at this time and is recommending that the additional parking stall be
considered as demonstrated parking. If parking becomes a problem in the future,
the demonstrated parking shall be installed upon the request of the City.
Building Issues
The office will need to have a bathroom and conform to the Uniform Building Code.
The City Building Official does not foresee any problems with creating an office in
the building.
Sign age
Signs for the new office use will likely be small and located on the building wall. A
Elk River Sign Permit will be required for any new signs prior to installation.
Recommendation
Staff recommends that the Planning Commission recommend approval of a
•
Conditional Use Permit to construct an office for an auto sales and leasing business
in the Gopher State Mini-Storage building with the following conditions:
1. THAT ALL PREVIOUS CONDITIONS OF CU 99-10 ARE UPHELD.
2. THAT THERE BE NO ON-SITE STORAGE OF CARS RELATED TO THE SALES
AND LEASING BUSINESS.
3. IF ADDITIONAL PARKING IS NEEDED IN THE FUTURE, THE
DEMONSTRATED PARKING STALL SHALL BE INSTALLED UPON REQUEST
BY THE CITY.
4. THAT ALL AUTO TRANSACTIONS OCCUR OFF-SITE.
5. THAT ANY NEW SIGNS CONFORM TO THE ELK RIVER SIGN ORDINANCE
AND THAT A SIGN PERMIT BE OBTAINED PRIOR TO ANY INSTALLATION
OF SIGNS.
•
\\elkriver\sys\shrdoc\planning\stevewen\pcmmo\cu00-2.doc
.
voleib
j1.111
17-
an IrMI NI
• nu 1111111u- Ell
MI ii Wilk
��•v / TOP OFA THE WORLD I PARK
�'._ of
AN' 411Tal 1111
Ia
•gone , _A
o OM
w. AN
ter•YC
.. ;�raga ••11lirif
11111111111111 wilv3 �,. `�l `a�'VI`11j 4►�•
40.111111
sci,.i... .atlu.ter..u ,nLic-- i N 14 r ma
I ,.... ei., . mpioNr 4
PARK ,,,,D„ ��ra'• : LOCATION '► r..4
,,
Oo•W4•
ram Mg%V
11
..--... .1141M'-'-- s'::10- 1-1111111111' 1,11V
ripww1 46101 r. i
osin i
, .C.'vei iiirl` •II 1 ,�'
mi"-21ppi .--- - .z::""4-!.....1 ..1 .1 .... INV 044 .1111V01 1
ripaprisiliii imi•-•.".... .,:::11 i
SI iniV vita loyslii, MC
10.1 / y.r.Y� ''I.♦. 14 `.
4111 It
III ao ,......�A. L �:: I. 4 •.
111 a; .1� i !�7 tR`�i .y i.Aki 'firt,; •.-:�AIi .L r � dM
ORONO \ '31.11141211111III' CAI r OW SIMPAiliaiti. Eqhfk.°Y. 6 &Or tI1 ..
•
•
,_ --- .(, ZONING
(2
City of ' MAP
1kV River
CASE NO. Cu 00-2
13065 Orono Parkway • P.O.Box 490
Elk River,MN 55330
Or
•
•
•
C1II OM alb
100 IOW laUWalaagg= 1 tend Ills 8 a
E"R"R LOOM N1'iLV a
—. nwR m'."1.4 "--"' VIDEN0110 WWI DE 0 WWI Da IMO AMMO 10011113011•11on w rYyo 'M w441i*1 CUYWfINMJI U3AI YOI i$
unrvi wro an eRorr ara-a .1" roR�s hG
u,o.m un to 11Y 30111!0115 INIVI 311114 113Nd00
0106..1YYR Ysgm� aw aD 0ER30
0
A
—...50.
� I G
I 1
I
IUii
i R
Z I S ;
O .tat ;S, g u E
0 I 111 11
f
.. 1161
Q
iii
1
iS
iiimih" ilir 1
a
V
i11
./
fpI. v o ii •
--....L.-•••:'
O m /` W o. �' ` E
C 1 p ''''-'11": 7 / -+ z
W W 1 O h 3
O 1 t; 4 , t 1 Z
O. 1' O NC
M 7, U v I
111'411111K 0. spiv :F j
d lf. # 8 d 1 1 ' I
t t c) !Qloo1 111
• :10111,i10101111- 7 I ` , I W ii la J 1 R
L7� 7 ac
° 1 I
I I4 • 0
M....I 1 �8 a I of ' is g!
"::i`�;;`�::�� ;;: ; _yam !
CA i C.) M kliN111111111i1111! ai 1111•10111iii: 1"!O • 2 1 Iti i1
7 _ •r •
1 ; : `: pi
Iii 1
;., I I,4 i /, I ' ,,,, ,ililili:viiii:I.,Iillilliiii.;,,i.,:::_i. /-/ i-
:I
I ; 1= 15 gym^ zII et O
I I i 1 g
c 'I i I - / I
1 ; m ,
1 11 111 11 IR gg
1 " °+:oAm, O 7 C !!!!!ii
•
.t-i,.'' a .K Q s.,,: t 1 J A
11
I e0 �u
ii
IN . .•
o
• > ii ilf C
i
.t..,
• • • 6661 EZ tE 60 EZ Jdv t'�
Soufl\ En1D
ti
• PRoP SEc S 1T£,
ENT Doo2. i=c 8 KV#‘C.0 W\ ,
S'
( <
FLOOR PLAN
•20'
0 F F IC-r. S`pecc_ Fop._ pv-\a pktjj uL ,
.$ `t se,s S$e.V 1 c.... 16' .)C. 20
SCPki—c.... 1/221 = 1 FDoT'
16 I
•
Y
NO 14 c",CO
I
•
•
•
•
OVERVIEW OF AUTO AND TRUCK
BUYERS SERVICE
1 . Auto and truck buyers service will be in the business of
arranging the sale or lease of motor vehicles between a buyer
and a seller, or the lease of a motor vehicle between a lessee
and a lessor for which service auto and truck buyers service
will recieve a fee.
2 . Auto and truck buyers service will work with a network of
auto dealers who provide vehicles for fleet prices .
3 . No vehicles will be displayed for sale or carried in
inventory at the proposed office location.
4 . Dealer preparation or repairs will not be performed at the
• proposed location.
5. The majority of all transactions will be conducted on the
telephone. Traffic in and out of the office site will be very
minimal .
•
04NEs°4
qyo Minnesota Department of Transportation
n �
) Memo •
District 3 Office Tel: (218)828-2471
1991 Industrial Park Road Fax: (218)828-6105
Baxter, MN 56425
December 23, 1999
To: TH 10 Corridor Study Committee
From: Steve Voss
District Planner
Subject: Meeting Minutes - Friday, December 17, 1999
Terry and I want to thank all of you for attending our first meeting of the TH 10 Corridor Study
Committee on Friday,December 17, 1999. The meeting was very productive,and we received a lot
of good input from everyone. Your input will be extremely valuable as we progress further into the
study over the next several months. Enclosed are the meeting minutes.
• Please contact me at(218)828-2471 or Terry at(320)654-5520 if you have any questions regarding
the minutes,the meeting,or the study in general. Also note our next meeting is tentatively scheduled
for Wednesday,February 23,2000. More information regarding this meeting will be sent out later.
Enclosure:
Minutes
Committee:
Ewald Peterson Gary Hammer Dave Schwarting
Jim Brown Nancy Riddle Terry Nagorski
Mike Johnson Arne Engstrom Kelli Neu
Ken Paulson Dennis Carlson Dave Graning
Jim Thares Don Orrock Pat Klaers
Stephanie Klinzing Terry Maurer Terry Humbert
111
i<r �
1sT MEETING OF THE TH 10 CORRIDOR STUDY_COMMITTEE
Sherburne County Government Center—Maple Room
. Elk River, Minnesota
Friday,December 17, 1999
Members Present:
Terry Nagorski Sherburne Co. Comm. Ewald Peterson Big Lake Twp.
Mike Johnson Sherburne Co. Comm. Jim Thares City of Big Lake
Ken Paulson City of Becker Kelli Neu City of Becker
Dave Schwarting Sherburne Co. Eng. Nancy Riddle Sherburne Co. Zon.
Jim Brown Sherburne Co. Zoning Patrick Klaers City of Elk River
Terry Maurer City of Elk River Deb Garross NAC (Big Lake)
Steve Voss Mn/DOT D3 Terry Humbert Mn/DOT D3
Welcome and Introductions:
Terry Humbert welcomed the membership to the meeting and the members introduced
themselves.
Terry Humbert provided a brief overview of the purpose of organizing the Committee and
holding the meeting. He explained that the Committee was formed to assist Mn/DOT District 3
• in conducting a corridor study on TH 10 from the Anoka/Sherburne County Line east of Elk
River to the west junction of TH 25 near Becker. He said the study is needed because of the
area's rapid growth and development. He added one of the outcomes from the study would be a
plan to manage access through the corridor.
Terry Humbert stated that a project to resurface TH 10 from Elk River to Big Lake was currently
in the district's construction program but may be modified and possibly deferred so some of the
issues relating to access management from this study may be incorporated into the project.
The Committee watched a short video produced by the Federal Highway Administration entitled,
Access Management Overview.
Committee Structure/Selection of Chair:
Terry Humbert reviewed the proposed membership on the Committee and asked the membership
for their feedback and input.
Ken Paulson suggested Dennis Carlson from the city of Becker be added to the membership
because of his engineering background and role in city affairs. The Committee agreed by
consensus to add Mr. Carlson to the Committee's membership.
The Committee discussed whether it should add a person to its membership representing parks
• and trails interests, but decided that such interests were already represented through the current
make up of the Committee.
TH 10 Corridor Study Committee
12/17/99 Meeting Minutes
Page 2
Dave Schwarting suggested adding a representative from the Burlington Northern Santa Fe •
(BNSF) railroad to the Committee because of the proximity and influence of this rail line on
traffic moving on TH 10. The Committee agreed by consensus to add a BNSF representative to
its membership.
The Committee proceeded to discuss its role as a decision-making body and the manner in which
it reached agreement on matters relating to the study.
Ken Paulson asked Terry to explain the Committee's role in the decision-making process with
regard to what weight it carried in making recommendations.
Terry Humbert replied that Mn/DOT would play a role in reviewing the Committee's
recommendations and would likely have certain expectations it would like considered in the
study. He added Sherburne County and the cities along the corridor would also play a part in the
study as he noted they would be asked to review, comment, and approve the Committee's
recommendations.
Ewald Peterson expressed his concern over the ability of the communities along TH 10 to pay for
the improvements, such as frontage and backage roads, that are recommended as a result of the
study. He also communicated his concern over the time frame such improvements would be
implemented.
Terry Humbert responded by noting a comprehensive plan would be developed for the corridor, •
and that this plan would address many of Ewald's concerns. He added Mn/DOT would
participate financially in the costs of the planned improvements based on the benefit of such
improvements to the state highway system. In terms of the timing for implementing these
improvements, he said it was not Mn/DOT's intent to disrupt communities or fanning activities.
Jim Thares recommended that decisions by the group be made by consensus versus each member
casting a vote. The Committee concurred with this recommendation.
The Committee agreed by consensus that its study recommendations would be forwarded to the
affected local governments (county, cities, and townships) within the study area for review,
comment, and approval.
Dave Schwarting inquired whether the Committee should consider adding economic
development representatives to its members1;ip. After some discussion on this topic, the
Committee agreed to send summaries of its meetings to the Economic Development Authorities
to keep them apprised of the study.
The Committee agreed to appoint a Chair from its membership, rather than a Mn/DOT person, to
preside over its meetings. It then took subsequent action to appoint Terry Nagorski to serve as
the Committee Chair.
•
TH 10 Corridor Study Committee
12/17/99 Meeting Minutes
Page 3
• Review of Work Plan: -
Terry Humbert reviewed the proposed study work plan (Attachment 1). He said that Mn/DOT
District 3 is primarily concerned with safety and maintaining an acceptable travel speed on TH
10 through effective access management.
Terry Humbert presented a table illustrating the proliferation of signals on TH 10 through
Sherburne County from 1985 to present. Over this period, he noted that over 12 signals have
been installed. It was noted there might be two more signals in the city of Big Lake and Big
Lake Township.
• Patrick Klaers said that another signal is being studied on Waco Street in Elk River. The City is
pursuing a local initiative project to complete the frontage road from the Government Center to
Waco with the thought that the Waco intersection would be signalized.
Terry Humbert commented that the study would have to not only look at access to TH 10 but
also the connections between the various access points.
The Committee, in referring to Item B.7. of the work plan, felt it was important to secure the
overall support of the community to ensure ease in implementing the recommended
improvements flowing from the planning process.
• Ken Paulson asked about how the Northstar Corridor Study would impact the TH 10 corridor
study for which this committee was about to begin. (The Northstar Corridor Study is intended to
evaluate the feasibility of providing commuter rail services between the Twin Cities and St.
Cloud along the BNSF line adjacent to TH 10.)
Terry Humbert said that the district has been in contact with the persons responsible for
conducting the Northstar Corridor Study to coordinate various activities. He added that he
envisioned TH 10 corridor study would go into significantly more detail than the rail study.
The Committee discussed a meeting schedule to commence activities for the study. The
following was tentatively agreed to:
1. District staff to collect preliminary traffic data and present this information at the
Committee's next meeting on Wednesday, February 23, 2000.
2. Locals to share information about their local land use planning and zoning at a
Committee meeting to be held in March 2000.
3. District staff to hold Open House meetings in various communities within the study
area in April 2000.
Terry Humbert, in referring to Item G. of the work plan, stated that the role of the Committee
would be to develop recommendations for local government consideration and approval. The
goal is to work with the communities in the study area to address issues and reach agreement on
the study recommendations.
TH 10 Corridor Study Committee
12/17/99 Meeting Minutes
Page 4
Deb Garross commented that it should further be the goal of the Committee and Mn/DOT to •
educate local governments and elected officials on the study prior to holding the Open House
meetings in April 2000.
Review of Mn/DOT Initiatives Related to Access Management:
Terry Humbert reviewed Mn/DOT's access classification and spacing guidelines. He noted that
TH 10 was classified as a Principal Arterial (Other) Divided Highway. As such he presented
both the rural and urban connection and signal spacing guidelines. Members were provided a
handout of the information Terry presented.
Ewald Peterson recommended that Mn/DOT plan for future interchanges (where practical) to
minimize signal proliferation along the TH 10 corridor.
Terry Humbert concurred and commented that preserving the corridor from more signal
proliferation is one of Mn/DOT's objectives also.
Terry Humbert provided the membership with copies of a brochure entitled, Better Connections
for Minnesota's Future. He explained the brochure reports the findings of a study recently
completed by Mn/DOT that studied the connections between the state's key regional trade
centers.
Terry Humbert added the routes playing the largest role in connecting these centers were •
identified as Interregional Corridors (IRC). He said TH 10 between Elk River and Clear Lake
was classified as a Medium Priority IRC, which provoked further discussion by the Committee.
The Committee directed Mn/DOT staff to prepare a resolution seeking a re-designation of TH 10
between Elk River and Clear Lake as a High Priority. The resolution will then be available for
local government consideration and approval. Mn/DOT is currently accepting public comments
pertaining to its Preliminary Draft State Transportation Plan, entitled, Moving Minnesota from
2000 to 2020. The IRC study is a major part of the State Plan update.
Development of Corridor Vision:
The Committee conducted a brainstorming session to work toward developing a vision for the
TH 10 corridor. Results from the brainstorming session are shown below:
• Maintain acceptable travel speed through the corridor
• Preserve corridor(right-of-way) to implement future plans
• Reduce the amount of local traffic using the corridor for short trips by providing other
transportation choices
• Identify alternate routes to relieve congestion on TH 10
• Develop a frontage/backage road plan to support local development along the corridor •
• Study alternate north-south routes west of TH 25 near Big Lake
• Study how the future I-94/TH 10 river crossing will impact access decisions on TH 10
• Consider funding source to fund planned improvements
TH 10 Corridor Study Committee
12/17/99 Meeting Minutes
Page 5
• • Recommend that the segment between Elk River and Clear Lake be re-designated_as a
High Priority IRC
• Develop guidelines that are sensitive of the dual role TH 10 plays in moving both local
and through-traffic
• Provide public education on the importance of access management
The results from the brainstorming session will be reviewed for their relevance and application in
the study. The Committee may also use the results from this brainstorming to prioritize or
emphasize certain issue areas relating to the study.
Other items:
None.
Adjourn:
The meeting was adjourned at 11:05 a.m.
•
TH 10 CORRIDOR STUDY `..
DRAFT WORK PLAN ATTACHMENT 1
A. ISSUES
1. Mobility - Conflict between through traffic and local traffic ID
2. Proliferation of signals.
3. Access - Access to local developments
4. Development - Coordination of land use and transportation decisions
5. Safety -Number and severity of vehicle crashes
B. STUDY OBJECTIVES
1. To develop a common vision for TH 10
2. To determine the safest access points on TH 10 between Becker and Elk River.
3. To determine a plan for local frontage/backage roads, where needed.
4. To coordinate the TH 10 access with existing and future land use.
5. To coordinate the TH 10 access with local transportation plans.
6. To coordinate the TH 10 access with district and state transportation plans.
7. To develop an implementation plan which has the support of area citizens, businesses and
elected officials.
8. Compatible with other planning efforts, i.e. Northstar Corridor
C. GOALS
1. Manage access
2. Improve safety between Becker and Elk River
3. Improve mobility
D. DATA COLLECTION/ANALYSIS •
1. Traffic data
a. Historical traffic counts
b. Traffic projections
c. Crash rates
d. Crash clusters
e. Crash type
f. Rail crossing issues
2. Land use
a. Existing
b. Projected
3. Transportation plans
a. Local
b. District and State
c. Functional classification
E. PUBLIC PARTICIPATION
1. TH 10 Corridor Committee
2. Public meetings
F. DEVELOPMENT OF ALTERNATIVES
1. Transportation infrastructure •
2. Planning and zoning
G. RECOMMENDATIONS AND TIME LINE FOR LMPLEMENTATION