5.6 AItem # 5.6.
ity of
�lkRiver MEMORANDUM
TO: Planning Commission
FROM: Michele McPherson,Director of Planning
DATE: March 24, 2000
SUBJECT: Case Number: CU 00-6
Request by Wapiti Park Campground to
Rebuild Structure; Public Hearing
Request
The applicant requests that a conditional use permit be granted to allow reconstruction
of a 30' x 55' structure to be used for laundry, office, and assembly. The use of the
property for a campground is a legal, non-conforming use.
Location
• 18746 Troy Street
Zoning/Land Use
R1 b (Single Family Dwelling)/MR (Medium Density Residential)
Attachments
• Location Map
• Site Plan
• Building Elevations
• Building Floor Plan
• August 17, 1998 Memo from Steve Rohlf
Overview
Wapiti Park has been in existence prior to the incorporation of the City and Township.
As noted on the attached memo from Steve Rohlf, in 1983, the parcel was rezoned
from Agricultural to Single Family Residential (R1 b) and campgrounds became a
conditional use in the R1 b District. Sometime after 1984 and prior to 1998,
campgrounds were removed from the district and Wapiti Park became a legal,
nonconforming use.
13065 Orono Parkway • P.O. Box 490 • Elk River, MN 55330 • TDD &Phone: (612)441-7420 • Fax: (612)441-7425
Memo to Planning Commission/CU 00-6
March 24,2000
Page 2
In November 1999, the existing office/bar/laundry/storage building burned completely
• down.
Request
The applicant has indicated that an office/laundry/gathering area for campground
residents is needed. They considered remodeling their home to accommodate this
need, however, the building code requirements increased the cost over the cost of
constructing the proposed building.
Section 900.34.9 states:
No nonconforming building or structure . . . which has been damaged by fire . . .
to the extent of more than fifty (50) percent of its assessed market value shall be
restored except in conformity with the regulations of this ordinance.
The previous structure was completely damaged; therefore this building should not be
reconstructed. However, the R1 b District allows accessory structures up to 3500
square feet on parcels 5 to 10 acres in area (The proposed structure is 1,650 square
feet). It is the intended use of the structure that creates a policy issue for the Planning
Commission and Council to decide.
III While at the time the applicant submitted this application, the City did not have in place
the interim use requirements, this proposal would "fit" the definition of an interim use.
The applicant has indicated that the use of the property for a campground would
continue for an additional ten years (approximate). This time may be shortened due to
the future assessments created as part of the extension of utilities in the Western Area.
Improvements are proposed for late 2000, and this parcel is proposed to be assessed
for water and street improvements.
Staff is concerned about the use of the proposed building for the consumption of
alcoholic beverages. Since 1983, the site has held a 3.2 beer (on and off sale) license
as well as a license for set-ups. The Police Department, when reviewing this request
indicated that this is a popular site that underage citizens know that alcohol is available.
Continued issuance of a liquor license should be carefully evaluated.
Recommendation
Staff recommends that the Planning Commission consider this request an interim use
and recommend to the City Council approval of the request with the following
conditions:
1. The approval is valid for ten years or until the property is redeveloped,
illwhichever is sooner.
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Wapiti Park
Camping Information and Rules
1. Reservations Required -MasterCard or Visa
2. Leashed pets only. Pets must not be left unattended. Barking dogs will not be tolerated.
3. Quite hours are after 11:00 p.m. Check out time for visitors and picnickers is 11:00 p.m.
4. If problems occur, contact the office at once, day or night.
5. Check in time is at 12:00 nobn if site is available.
6. Check out time is at 4:00 p.m. If you wish to stay longer, an additional $3.00 is charged.
If site has a 4:00 p.m. reservation, you will have to vacate.
7. Wapiti rates are based per family unit (husband, wife and minor unmarried children
living at home).
8. Three nights minimum with a credit card reservation for Memorial Day,July 4th and
and Labor Day. Late adirance reservations will be held until 11:00 p.m. the day of
the designated arrival.
9. All campers and visitors must register.
10. Two bathhouses with showers and flushing toilets are available to campers. Please
respect the bathhouses.
11. Laundry facilities are available at the recreational center.
12. No fireworks.
13. Camping and all activities are at campers' own risk.
14. Do not leave fires unattended.
15. You may be asked to leave without fee refund for failure to follow Wapiti Park rules.
At Our Camp There Is
A playground, a well supplied grocery store, volleyball, fishing, horseshoes, hiking, food and
swimming. Bring your own canoes and tubes. Propane - we fill all types of tanks.
Over night camping. We have a security gate which closes at 11:00 p.m. and opens at 4:00 a.m.
Anyone leaving earlier, please leave your car in the outside parking lot. We also have a
party room for family reunions and a teen center. Choice of sites - full hook-ups: electrical,
primitive, picnic tables. Fire Rings at all camp sites.
Near Our Camp Is
18 Hole Golf Course,July 4th Celebration, County Fair, Kelley Farm Museum,
Movie Theater, Freeway Access to the Minnesota Zoo, Valleyfair and the Mall of America.
Wapiti 2000 Family Rates
Base Rate $13.00 Holding Tank Service:
with Hook-ups 16.00 Seasonal 60.00
Week 78.00 Per Time 5.00
with Hook-ups 96.00 Groups-Non Family Each *5 00
Monthly Rate (plus electric) 250.00 *Providing it comes up to base rate.
Extra People (per each) 5.00
isitors (each) 1.00
Seasonal Rate 750.00 Bring your own canoes and tubes.
Monthly without meter 250.00
Picnickers (per person) 1.00
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SCALE:
A
./ ITEM 4.2.
MEMORANDUM
k of
TO: CITY COUNCIL
1";4
River
FROM: STEPHEN ROHLF, BUILDING AND
ZONING ADMINISTRATOR
DATE: AUGUST 17, 1998
SUBJECT: WAPITI PARK CAMPGROUND
BACKGROUND
1983
The Wapiti Park property was rezoned from A-1/Agriculatural to R-lb/Single Family
residential in 1983. An ordinance amendment was also passed to allow campgrounds as a
conditional use in the R-lb Zone. Wapiti Park became a non-conforming use because it
had not gone through the conditional use process (assumed legally grandfathered-in).
March 19, 1984
The Elk River City Council approved a conditional use permit for Wapiti Park under the
following stipulations:
• • The owners of the park enter into a private road agreement for Troy Street. Troy is
not a city street in this location.
• Maximum number of campsites is 109 and an additional 20 tent sites, not to be
expanded.
• Hours of operation are 8:00 a.m. to 11:00 p.m..
• Only minor repairs can be done to recreational vehicles only.
• Store and restaurant are for the use of the campers only.
• Horses on the property can not become a nuisance to neighbors.
The length of stay was also an issue. It was acknowledged by the City Council that
seasonal and monthly construction workers stay at the campground.
Licenses were issued for the following:
Non-intoxicating malt liquor (3.2 beer) - on and off sale.
Mechanical amusement devices (9 video games, 1 pinball machine, and 2 pool tables).
May 7, 1984
City Council amends Wapiti's conditional use permit by adding the following
stipulations to the previous ones:
• • Wheels must stay on the trailers, but skirting is okay.
13065 Orono Parkway • P.O. Box 490 • Elk River, MN 55330 • TDD & Phone: (612) 441-7420 • Fax: (612) 441-7425
• No units for rent.
• • Minnesota Department of Health (MDH) rule 187 and Minnesota State Statutes
327.10 through 327.28 apply. A MDH yearly license is required and only
recreational vehicles are allowed.
Council debates vestibules and decides to allow them as long as they are portable.
Statute does not allow them to be permanently attached to recreational vehicle.
A set-up license is also approved.
Current(May ,1998)
Campgrounds are no longer allowed in the R-lb Zone. Wapiti Park is non-conforming,
but legally grandfathered-in.
Amusement device, non-intoxicating malt liquor, and set-up licenses are current. The
and store is still operating in compliance with past approvals. There is no restaurant as
such anymore, but frozen pizza etc. are still served. The MDH licenses, which includes
inspection of septic system, are current.
Wapiti's septic system consists of five drainfields and tanks. The Elk River in the
vicinity of Wapiti Park was tested for fecal coliforms in the summer of 1997. Slightly
111/
elevated fecal counts were observed down stream of Wapiti Park as opposed to upstream.
Fecal streptococci was analyzed, which revealed that the elevated levels of fecal coliform
downstream of Wapiti were of animal origin.
Wapiti Park Campground contains 103 camp sites and 24 tent sites. Of the 103
campsites, 34 have the ability to be used year round. The following is an approximate
breakdown of the usage of the campsites during the past year:
• 5 sites were used by the same people for the entire summer (snowbirds)
• 24 site were used over the winter last year, but only about six site saw winter use the
year before. It is not typically the same people that use the campground over the
winter from one year to the next.
• 34 site were taken by people who leave their recreational vehicle on the same site all
season and use it on various weekends
• 40 sites were rented by the weekend or week
• 24 tent sites were rented by the weekend or week
All recreational vehicles and structures in the floodway must be removed prior to spring
flooding or an emergency plan must be in place to remove them within 6 hours of
notification.
•
Recreational vehicle must meet the definition in State Statute and the following city
• requirements:
• be road ready
• have a current license
• have an internal jacking system
• have only quick disconnect utilities (water, sewer, and electrical)
• not have alterations larger than the original equipment (with the exception of propane
tanks, not to exceed 100 lb.)
• not have any permanent additions.
RECOMMENDATION
Skirting and vestibules are allowed at the campground via previous council actions.
However, the current owners have requested the city's help in cleaning up some of the
oversized and/or dangerous additions that have been added to the recreational vehicles.
What is allowed or not allowed needs to be better defined so that enforcement is
consistent. Staff is recommending the following clarifications:
• Because some of the guest at the campground are seasonal, staff is recommending
that storage sheds with a 120 square feet of roof area or less be allowed. Building
permits are not required for structures of 120 square feet or less, but they must be
temporarily anchored and removed from the floodway prior to spring flooding.
• That breezeways or screened porches, with a maximum of 120 square feet of roof
area, be allowed, but that they are constructed to be portable (no footings so they can
be removed prior to flooding), are not connected to the recreational vehicle, and have
only quick disconnect utilities.
• That no wood burning appliances are allowed in breezeways, porches or recreational
vehicles.
• That an emergency plan to remove all structures and recreational vehicles from the
floodway upon six hours notice of a pending flood be submitted to staff for approval.
• That all structures that do not conform to these rules or that are dangerous be
removed.
• That a minimum of ten feet is maintained between recreational vehicles and/or
structures.
• That no licensed or inoperable vehicles are allowed.
The rest of the rules previously set by council action still pertain. The current owners of
the park are in agreement with staff's recommendations and are prepared to send the
attached notice to their customers. This notice requires compliance by the end of October
and does contains some additional items beyond staff's recommendations that are
requirements of the owners. Staff greatly appreciates their cooperation. The owners will
be at Monday night's meeting to discuss these issues further with the Council.
•