4.2.b. PCSR 05-22-2018
The Elk River Vision
A welcoming community with revolutionary and spirited resourcefulness, exceptional
service, and community engagement that encourages and inspires prosperity
Request for Action
To
Planning Commission
Item Number
4.2b
Agenda Section
Public Hearings
Meeting Date
May 22, 2018
Prepared by
Chris Leeseberg, Senior Planner
Item Description
Elk River Extreme Motorpark, LLC, 21591 U.S.
Hwy. 169 NW
Conditional Use Permit – allowing for Off-
Road Racing, Active Recreation and
Physical Endurance, Live Entertainment,
Festivals, Research and Development,
Conference and Event Center, and Swap
Meets, Case No. CU 18-10
Reviewed by
Zack Carlton, Planning Manager
Reviewed by
Action Requested
Approve, by motion, a Conditional Use Permit with the following conditions to satisfy the standards set
forth in Section 30-654:
1. No more than two Special Event Recreational Camping events per year can occur on the
aggregate properties that are encompassed with this CUP request.
2. The hours of operation for Live Entertainment are limited to Friday and Saturday 8:00 a.m. –
10:00 p.m. and Sunday through Thursday 8:00 a.m. – 8:00 p.m.
3. The hours of operation for all other events are limited to Friday and Saturday 8:00 a.m. – 12:00
a.m. and Sunday through Thursday 8:00 a.m. – 8:00 p.m.
4. Staff approval of an updated spectator safety plan.
5. Staff approval of an on-site traffic/distribution plan that demonstrates:
a. Logical on-site distribution of participants, spectators, and public safety.
b. Adequate on-site stacking for admission and egress.
c. Adequate off-site stacking for access and egress without impacting U.S. Highway 169.
6. Except for team, sponsor, and entertainers vehicles/trailers, no overnight parking shall be
allowed.
7. The approved Conditional Use Permit (CU 16-30) will become void.
Background/Discussion
The property is zoned Extreme Commercial Recreation (XCR) where Off-Road Racing Facilities require
a Conditional Use Permit (CUP). The applicant has also applied for an Ordinance Amendment (OA 18-
05) that would allow additional uses on the property during non-race events. The uses also being
requested to be a part of this CUP are as follows:
Active Recreation and Physical Endurance
Live Entertainment
Festivals
Research and Development
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Conference and Event Center
Swap Meet
The applicant received a CUP (CU 16-30) on January 17, 2017 and with approval of this CUP request, it
shall become void.
Regional Track
Future track expansion plans include an addition to the existing chalet which would include bathrooms
and concessions, as well as an additional storage shed.
Off-Road Track
Future track improvements include a two level announcing tower, restrooms, VIP Structure, and a
concession stand. A scoring shelter, grandstand bleachers, viewing structures on the east and south sides
of the track, and storage shed will also be added to the track area. In the meantime, the applicant will
continue to utilize temporary/portable bleacher units.
Special Event Recreational Camping Area
The applicant is requesting that the area shown on the site plan dated May 7, 2018, be allowed for Special
Event Recreational Camping for no more than two times per year. Special Event Recreational Camping Area
means a recreational camping area which operates no more than two times annually and for no more than
14 consecutive days. Staff recommends a condition stating, no more than two Special Event Recreational
Camping events per year can occur on the aggregate properties that are encompassed with this CUP
request. This includes all events operated by ERX, the applicant, or any third parties that may contract
with the applicants.
Live Entertainment
The site plan indicates two stages that live entertainment may occur. The one near the Regional Track is
where these events have occurred in the past. This stage is oriented to have the sound direct to the
south. The second stage is west of the Off-Road Track and is oriented to have the sound direct to the
east. There is a hill east of the stage, acting as seating that will help buffer the sound traveling to the east.
Staff recommends no live entrainment occur after 10:00 p.m. on Fridays and Saturdays, and not after 8
p.m. Sunday through Thursday.
Comprehensive Plan
The property currently has a land use designation of Highway Business/Mining. The Highway Business
land use ranges from moderate to high intensity forms of commercial development in Elk River.
Businesses in this category may be the largest both in terms of size and traffic generation while also
providing services and convenience types of business. Market orientation tends to be regional in nature.
Development orientation tends to be toward regional highways. Examples of Highway Business uses
include discount retailers, grocery, restaurants, automotive sales and service, general merchandise, and
professional services.
The Gravel Mining Area Land Use, Transportation, and Utility Plan identifies the subject property as
Highway Business and Low Density Residential.
The proposed use is consistent with the Comprehensive Plan.
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Transportation/ Circulation
The site has two access points from Highway 169. All access before and during events for spectators and
participants/sponsors will occur at the 217th access. The southern access will only be for emergency
purposes and exiting at the end of an event. A future access will occur at the intersection of 213th Avenue
and Highway 169.
Utilities
The subject property is not located in the Urban Service District. Although the current project does not
require city services, some of the proposed permitted and conditional uses in the XCR district will require
city services and this will have to be addressed in the future. This area, as shown in the Comprehensive
Plan, is not anticipated to have city services until beyond 20 years.
Applicable Regulation
In approving a Conditional Use Permit, the council may impose such specific conditions with regard to
the development or operation of the proposed use as it considers necessary to satisfy the seven standards
set forth in section 30-654 and the requirements contained in this article and to promote compatibility
with and minimize any potentially adverse effects upon adjacent properties, the neighborhood or the city.
The issuance of a Conditional Use Permit can be ordered only if the use at the proposed location:
1. Will not endanger, injure or detrimentally affect the use and enjoyment of other property in the immediate vicinity or
the public health, safety, morals, comfort, convenience or general welfare of the neighborhood or the city.
The property has been zoned for Off Road Racing Facilities and has been operating as such for
several years. Staff is unaware of any issues neighboring properties have had with the races.
With the introduction of Live Entertainment Facilities, there is concern with noise associated with
live entertainment. The applicant has proposed the hours of Monday through Thursday 7:00 a.m.
– 10:00 p.m., Friday through Saturday 7:00 a.m. – 12:00 a.m., and Sunday 8:00 a.m. – 8:00 p.m.
Staff would recommend the hours of operation for Live Entertainment are limited to Friday and
Saturday 8:00 a.m. – 10:00 p.m. and Sunday through Thursday 8:00 a.m. – 8:00 p.m.
Staff would recommend the hours of operation for all other events are limited to Friday and
Saturday 8:00 a.m. – 12:00 a.m. and Sunday through Thursday 8:00 a.m. – 8:00 p.m.
2. Will be consistent with the comprehensive plan.
The use will be consistent with the comprehensive plan.
Staff does not see a need to impose specific conditions to satisfy this standard.
3. Will not impede the normal and orderly development and improvement of surrounding vacant property.
The use will not impede the normal and orderly development and improvement of surrounding
vacant property.
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Staff does not see a need to impose specific conditions to satisfy this standard.
4. Will be served adequately by and will not adversely affect essential public facilities and services including streets,
police and fire protection, drainage, refuse disposal, water and sewer systems, parks and schools; and will not, in
particular, create traffic congestion or interference with traffic on adjacent and neighboring public thoroughfares.
The use will be served adequately by and will not adversely affect essential public facilities and
services including streets, police and fire protection, drainage, refuse disposal, water and sewer
systems, parks and schools; and will not, in particular, create traffic congestion or interference with
traffic on adjacent and neighboring public thoroughfares. Adverse impacts have been reviewed
with the Environmental Assessment Worksheet (EAW) completed in 2016 and on a yearly basis
through the review of the Spectator Safety Plan.
Staff does not see a need to impose specific conditions to satisfy this standard.
5. Will not involve uses, activities, processes, materials, equipment and conditions of operation that will be detrimental
to any persons or property because of excessive traffic, noise, smoke, fumes, glare, odors, dust or vibrations.
As stated in standard #1, with the introduction of Live Entertainment Facilities, there is concern
with noise associated with live entertainment. The proposed conditions in that standard should
satisfy this standard.
The EAW outlining traffic control will ensure traffic will not become excessive.
Staff will continue to work with the applicant and adjust as needed the spectator safety and
traffic/distribution plans.
6. Will not result in the destruction, loss or damage of a natural, scenic or historic feature of major importance.
The use will not result in the destruction, loss or damage of a natural, scenic or historic feature of
major importance. This standards was reviewed as part of the EAW, and potential impacts are
addressed by adoption of that plan.
Staff does not see a need to impose specific conditions to satisfy this standard.
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 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.
Staff does not see a need to impose specific conditions to satisfy this standard.
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.
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Financial Impact
None
Statutory Review Period
Per State Statute 15.99 the required 60 day review period ends on June 29, 2018.
Council Meeting
If acted on, this item will go to the June 18, 2018, City Council meeting.
Attachments
Location Map
Applicant’s Narrative
Site Plan 5-7-18
Parking Diagram
Building and Sign Images