Item 5.7 111 Item # 5.7.
tik
-�-�
River
MEMORANDUM
TO: Planning Commission
FROM: Chris Leeseberg, Planner
DATE: August 20, 2003
SUBJECT: Case No. CU 03-22
Request by Contractors & Consultants, Inc for a Conditional
Use Permit for Outdoor Storage related to a Contracting
Business and an Interim Use Permit for an Existing Residence.
Request
• Contractors&Consultants, Inc requests a Conditional Use Permit for Outdoor Storage
related to a Contracting business and an Interim Use Permit for an Existing Residence.
60-Day Rule
To comply with the 60 day rule,without an extension,this item needs action by September
25, 2003.
Location
16038 Jarvis Street NW
Lot-1, Block-1 Cascade Industrial Park
Attachments
• Location Map
• Letter from Applicant
• Site Plan
• Images of Site
• I-2 Uses of the Zoning Code
Zoning/Land Use
• I2,Medium Industrial/MI,Medium Industrial
Planning Commission/CU 03-22
August 20,2003
Page 2
IIIStandards for Issuance of a Conditional Use Permit
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 enjoynent of other property in the
immediate vicinity or the public health,safety,morals,comfort,mncenience or general welfare of the
neighborhood or the city.
2. Will be consistent with the ccmpnkensite plan.
3. Will not impede the normal and orderly decelcrient and improvement of surroundinguicant
111'•
4. Will be send adequately by and will not adversely eat essential public facilities and services
including streets,police and fire protection,drainage, se 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.
5. Will not invoke uses,activities,processes,materials,equipment and conditions of operation that will
be detrimental to any persons or property because of excessite traffic,noise,smoke,fumes,glare,
odors,dust or vibrations
6. Will not result in the destruction,loss or damage of a natural scenic or historic feature of major
bnnportanm
7. Will fully amply with all other requirements of this Code,including any applicable requirements
and standards for the issuance gra license or permit to establish and operate the proposed use in the
city.
IIIIf 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.
Overview
The House/Interum Use
Currently on the subject property is a house, being rented by someone other than the
applicant,which will be converted entirely into office space within five years. A portion of
the residence will be used as office space with the remainder of the house to be rented by the
current occupant for a period of time until they find a new location to reside.
The Business
Contractors&Consultants, Inc. provides general contracting services, focusing on
residential projects such as installation of windows,siding,roofing, etc. as well as demolition
and clean-up services.
The company also provides small to medium size roll-off containers (currently 10, 15 and 20
cubic yards)to residential and commercial customers.
III
S:\PLANNING\Cue Files\2003\CU 03-22 Contractor&Consultants\CU03-22 PC.DOC
Planning Commission/CU 03-22
August 20,2003
Page 3
• The Outdoor Storage
The applicant would like to provide an outdoor storage area on the subject property for use
with their contracting business. The equipment that will be stored initially will be two hook
trucks, one skidsteer with trailer,one dumping trailer,twenty-two roll-off containers and a
small number of custom built mobile storage containers.
They will also offer outside storage to customers wanting to rent storage space for their
campers,RV's,trucks, boats, etc.
There is also an existing detached accessory structure located along the south property line
that will be utilized by the business.
Analysis
The House/Interim Use
Staff feels that five years might be to long of a "waiting period" for the entire residence to be
converted to office space. Single-family residential dwelling units are not allowed in the I-2
district,unless they meet eight criteria. This residence does not meet those criteria. Staff
recommends that three years would be more appropriate for termination of the rental use
Outdoor Storage
• The subject property is approximately 2.20-acres in size and is roughly 300-feet by 300-feet.
The storage area of Phase I will be approximately 300-feet by 120-feet at the west end of the
property. This surface of this will be prepared with Class-5. Access to the site will be off of
Jarvis Street at the southeast corner of the site on an existing driveway along the south
property line.
The applicant,within three years,plans to extend this outdoor storage area to approximately
the front of the existing garage as well as construct a 3,500 square-foot pole building in the
northwest corner of the site.
Screening/Landscaping
The entire outdoor storage area will be fenced,with a six foot high wooden fence on the east
side with six-foot high chain link fencing on the remaining sides. Staff recommends that
opaque slats be placed in the chain link fencing to further help with the screening of the
storage area.
The front (east end) of the property is well screened with existing mature trees, and with the
proposed six foot high wooden fence and the relocation of some trees, staff feels this would
provide enough screening along Jarvis Street.
The required amount of trees for the site is 32. The site has roughly 35 trees in various
III
locations. There is plenty of screening from the street at the northeast corner. Staff spoke
S:\PLANNING\Case Files\2003\CU 03-22 Contractor&Consultants\CU03-22 PC.DOC
Planning Commission/CU 03-22
August 20,2003
Page 4
• with the applicant about some additional trees being planted in the southeast corner. The
applicant suggested they should be able to move three to four of the existing trees that are
currently located within the proposed outdoor storage area to this part of the site.
Recommendation
Staff recommends that the Planning Commission recommend approval of the Interim Use
Permit for Outdoor Storage with the following condition:
1. AN INTERIM USE TIME PERIOD OF THREE YEARS SHALL BE
APPLIED TO THE RESIDENCE.
Staff recommends that the Planning Commission recommend approval of the Conditional
Use Permit for Outdoor Storage with the following conditions:
1. ALL OUTDOOR STORAGE AREAS SHALL BE SURFACED WITH AN
APPROVED SURFACE.
2. ALL CHAIN LINK FENCING SHALL HAVE OPAQUE SLATS.
3. ROLL-OFF CONTAINERS SHALL NOT BE STACKED ON TOP OF
ONE ANOTHER.
4. MOBILE STORAGE CONTAINERS SHALL NOT BE STACKED
HIGHER THAN TWO.
• 5. ALL STORAGE OF EQUIPMENT,VEHICLES AND CONTAINERS
SHALL BE CONTAINED WITHIN THE FENCED AREA ON AN
APPROVED SURFACE.
6. ROLL-OFF CONTAINERS SHALL BE STORED EMPTY,WHILE ON
SITE.
7. THERE SHALL BE NO STORAGE OF ANY CONSTRUCTION
MATERIAL/DEBRIS IN THE OUTDOOR STORAGE AREA OR
WITHIN ANY STRUCTURES ON THE PROPERTY.
8. THERE SHALL BE NO BURNING OF ANY CONSTRUCTION
MATERIAL/DEBRIS.
9. CONSTRUCTION MATERIAL/DEBRIS SHALL BE PROPERLY
DISPOSED OF AS REQUIRED BY LAW.
10. PROPER CIRCULATION SHALL BE MAINTAINED,AS
DETERMINED BY THE FIRE CHIEF,WITHIN THE OUTDOOR
STORAGE AREA.
•
S:\PLANNING\Case Files\2003\CU 03-22 Contractor&Consultants\CU03-22 PC.DOC
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J' Location 4
Map
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El
River Case Number CU 03-22 CONTRACTORS & CONSULTANTS, INC
Contractors & Consultants, Inc. Helping homeowners make informed decisions.
5041 -- 143rd Lane,NW, MN License #20254848
Ramsey,MN 55303-5697
763 421-7437
Conditional Use Application
Description of Business Activities
Contractors a Consultants, Inc. provides general contracting services, focusing on residential
projects such as installation of windows, siding, roofing, etc. Contractors a Consultants, Inc.
will offer outside storage to customers wanting to rent storage space for their campers, RV's,
trucks, boats, etc.
Remove-All, a dba of Contractors a Consultants, Inc., provides small to medium size roll-off
containers (currently 10, 15, and 20 cubic yards) to residential and commercial customers.
The company also offers demolition, "bobcat," and clean-up services.
Equipment
Contractors a Consultants, Inc. will store its equipment on the property when not in use. The
company currently owns two hook trucks, one Gehl Skid Steer with trailer, one dumping
• trailer, twenty-two roll-off containers, and will soon have a small number of mobile storage
containers.
Phase I
During our initial phase, we will be storing vehicles and equipment (both ours and those of
customers renting space from us) in the back section of the property. The surface will be
prepared with 3-4 inches of class V Recycle to provide adequate stability for such use.
The majority of the principal structure will be rented, initially as a residence (a section of the
back of the house will be used by Contractors a Consultants, Inc. as office space). Eventually,
we will convert the entire structure to office space - the majority of which will be rented out
to customers.
Phase II (to commence in 1 to 3 years)
As business grows, we plan to construct a 50' X 70' pole building on the northwest corner of
the property. This building will provide additional storage space as well as additional garage
space for performing routine maintenance on the vehicles.
• We also intend to expand the size of available outdoor storage to include all area to the west
of a line running north and south in line with the front of the garage on the structure.
Contractors & Consultants, Inc. Helping homeowners make informed decisions.
•
Landscape plan
Currently, there are 28 trees in the front section of the property (the eastern most 195 feet)
and 8 trees in the back section of the property. The total of 36 trees is over the number of
trees required by ordinance (perimeter of the property [1280.19 feet] divided by 40 is 32
trees). Two of the trees appear to be in poor condition and will be removed, but the rest of
them will probably stay.
Screening
A six foot wooden fence will be constructed in a straight line, running parallel to Jarvis street
set back approximately 80 feet from the road, in line with the front of the attached *garage.
A 20 foot gate will be located approximately 5 feet from the south end of the property. The
remaining three sides of the back section of the property will be enclosed with 6 foot chain
link fencing.
Signage
• One main freestanding sign will be located at the southeast corner of the lot next to the road,
placed perpendicular to Jarvis Street, set back 10 feet from the road. The sign will not
exceed the 64 square foot maximum area or 20 foot height allowed by the city ordinance.
Future signs may include one additional freestanding sign to the north (at least 150 feet from
the first), as the property frontage exceeds 300 feet - allowing for such an additional sign.
Future signs may also include a wall sign on the structure (not exceeding 128 square feet)
once it has been converted into office space.
Interim Residential Use
We are requesting a five year interim residential use for the principal structure, however, we
plan to convert it to office space in under five years.
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LAND DEVELOPMENT REGULATIONS § 30-1293
•
hi, ly desirable from both the p ep- fore automatically expire if the p .n-
e owner's and the city's per. .ec- cipal use of the property chang: or
tiv- to have a 24-hour-a-day are- the ownership of either the pro -rty
take or security person res. e on or the principal use of the p •erty
the • •perty. hanges.
b. The • •posed dwelling uni is de- (3) Recyc •g processing centers.
signed or and will be use exclu (4) Bottlin_ d distribution.
sively • caretakers or sec .ty per-
sonnel r. .ponsible for the urity of (5) Ministora_•.
the prop, y and the pri ipal use (6) Water/sewa• treatment
thereof.
c. The propo -d building it will be (7) Auto repair s .s.
occupied bno more t .n two per- (8) Grain and feed : -v. •rs.
sons, neithe of whom ay be under (9) Sexually oriented ,nd uses.
18 years of . e.
d. There will be my on dwelling unit (10) Temporary stru•
per lot or, if ne incipal use is (11) Government . •ildinb and facilities.
located on sev- .1 a! mining lots, per (12) Broadcasti . studios a. • facilities.
principal use.
(13) Truck an, mplement sa .
e. The proposed d - ng unit will not
exceed 800 squa feet in size and (14) Comm: ial kennels (indo•
will be located wit , a building serv- (15) Co • ercial recreation (un. .tted land
• ing the principal, e of the property on
which is no less 1', 10,000 square
feet in size. (e) • itectural standards. No pro sion of
sectio. 0-938 except subsection 30-93:,') per-
f. The principal .e o he property is tai • to building finish and subsecti. 30-
not of such a ture at it would be 93: .) pertaining to roofs applies to this dis
dangerous or azard. Is to residents ( :e 1982, § 900.12(14))
of the propo • dwe g unit.
g. The propose' dwelling 't meets all Sec. 30-1293. I-2 district.
other requi ments of ' is Code and (a) Purpose. The I-2 district is intended to
Minnesota inform B ding Code accommodate more intense manufacturing and
for occup. y as a dwell g unit by a processing than would be allowed in the I-1 dis-
single f. y.The city co cil may,if trict. Proposed uses would include manufactur-
it finds i ecessary to d so for the ing, production, warehousing with heavy truck
protecti. of the health, . ety and traffic and other uses which may generate nomi-
welfare f persons who • y occupy nal off-site impacts.
the pr. osed dwelling u impose
additi• al reasonable req ements (b) Permitted uses. Permitted uses in the I-2
or con, tions on the constru, ion and district are as follows:
use o: he dwelling unit. (1) Offices.
h. The ' ,nditional use allowin: .uch a (2) Wholesale businesses.
dwe g unit in an industrial •ne is
dee, ed to be unique to the p cipal (3) Light manufacturing.
us- if the property and the o er- (4) Warehouses.
sh. of the property and the p ci-
• p. se.Any conditional use pe •ts (5) Auto repair shops.
gr ,a ted under this section shall there- (6) Bottling and distribution.
CD30:135
30-1293 ELK RIVER CODE
•
(7) Research and design facilities. d. Advertising signs, which shall only
be allowed subject to the following
(8) Medical, dental and optical labs. requirements:
(9) All uses allowed as a permitted use in the 1. Off-premises signs are prohib-
I 1 zone. ited within 100 feet of the in-
tersection of the highway right-
(c) Accessory uses. Accessory uses in the I-2 of way and any other right of
district are as follows: way or driveway.
2. Advertising signs are prohib-
(1) Temporary signs as permitted in section ited within 1,200 feet of an-
30-851 et seq. other advertising sign on the
(2) Permanent signs. same side of the right-of-way.
3. All advertising signs shall be
a. One permanent area identification
sign per neighborhood, subdivision, erected with a single pole or
monopole structural standard
or development not to exceed 64
and shall have underground wir-
square feet in sign area. The area
ing.
identification sign shall be located
on the same premises as the devel- 4. The base of any advertising sign
opment it identifies. must be landscaped with at least
grass and must be properly
b. One on-premises freestanding busi- maintained.
ness sign per premises,not to exceed
•
two square feet in sign area for each 5. Advertising signs shall not ex-
linear foot of street frontage up to a ceed 400 square feet in area or
maximum of 64 square feet. Such 25 feet in height as measured
signs shall not exceed a height of 20 perpendicularly from the height
feet.Where a lot has in excess of 300 of the highest point of the sign
feet of street frontage,one additional structure to the grade level di-
freestanding business sign will be rectly below the sign.The exist
allowed.These signs shall be subject ing grade may not be altered
to the size and height limitations of for the purpose of increasing
the first allowed freestanding sign sign height.
and may be placed no closer than 6. Advertising signs shall be con-
150 feet to any other freestanding sidered a principal use of the
sign on the same premises. All free- property. Existing advertising
standing signs shall have a mini- signs must be removed when
mum setback of ten feet from any the parcel upon which they are
public right-of-way measured to any situated is devoted to another
portion of the sign and a minimum principal use.
clearance of eight feet above any
7. The city shall perform a yearly
vehicular use area and over any pe-
destrian use area. inspection of the advertising de-
vices to ensure compliance of
c. One on-premises business wall sign the advertising structure with
per occupancy, not to exceed two the provisions of this subdivi-
square feet in sign area for each sion and other provisions of this
linear foot of building frontage, up to article. The fee for the inspec-
• a maximum of 128 square feet per
occupancy. tion shall be set by the city
council by resolution.
CD30:136
LAND DEVELOPMENT REGULATIONS § 30-1293
•
8. Such advertising signs shall only sonnel responsible for the security of
be allowed in industrial zoned the property and the principal use
property adjacent to the right- thereof.
of-way for State Highway Num- c. The proposed dwelling unit will be
ber 10 and State Highway Num- occupied by no more than two per-
ber 169. sons, neither of whom may be under
(d) Conditional uses. Conditional uses in the 18 years of age.
I-2 district are as follows: d. There shall be only one dwelling unit
(1) Concrete/asphalt products and process- per lot or, if one principal use is
ing. located on several adjoining lots, per
principal use.
(2) Foundry, casting, or forging metals.
e. The proposed dwelling unit will not
(3) Manufacturing, heavy. exceed 800 square feet in size and
(4) Animal and poultry processing. will be located within a building serv-
ing the principal use of the property
(5) Freight and rail yards. which is no less than 10,000 square
feet in size.
(6) Truck terminals.
f. The principal use of the property is
(7) Junkyards, auto wrecking and storage, not of such a nature that it would be
and salvage yards. dangerous or hazardous to residents
(8) Recycling processing centers. of the proposed dwelling unit.
• (9) Grain and feed elevators and mills. g• The proposed dwelling unit meets all
other requirements of this Code and
(10) Chemical storage/bulk storage of fuel,e.g., the Minnesota Uniform Building Code
petroleum. for occupancy as a dwelling unit by a
(11) Meat or fish packing. single family.The city council may,if
it finds it necessary to do so for the
(12) Water and sewage treatment. protection of the health, safety and
welfare of persons who may occupy
(13) Outdoor storage area accessory to princi- the proposed dwelling unit, impose
pal use. additional reasonable requirements
(14) Bus, truck and implement storage, main- or conditions on the construction and
tenance and repair. use of the dwelling unit.
(15) Sexually oriented land uses. h. The conditional use allowing such a
dwelling unit in an industrial zone is
(16) Single-family residential dwelling units deemed to be unique to the principal
accessory to principal uses,provided that: use of the property and the owner-
a. The nature of the principal use of ship of the property and the princi
the property makes it necessary or pal use.Any conditional use permits
highly desirable from both the prop- granted under this section shall there-
erty owner's and the city's perspec fore automatically expire if the prin-
cipal use of the property changes or
taker or security person reside on the ownership of either the property
or the principal use of the property
the property changes.
b. The proposed dwelling unit is de-
• signed for and will be used exclu-
sively
(17) Temporary structures.
sively by caretakers or security per- (18) Government buildings and facilities.
CD30:137
§ 30-1293 ELK RIVER CODE
•
(19) Ministorage. d. ail order operations.
(20) All uses allowed as a conditional use in e. •lecommunication operatic s.
the I-1 zone. f. S •rburne County fair.
(e) Architectural standards. No provisions of v' W. -house space not ex •eding 50
section 30-938 except subsection 30-938(2) per bp b
per nt of the entire b ing.
taming to exterior building finish and subsection
30-938(3) pertaining to roofing standards applies h. Sho oom space.
to this district. i. Repai and maintena -, excluding
(Code 1982, § 900.12(15)) auto r: 'air.
Se 30-1294. BP business park distri . (2) Permitted u- •s allowed w en the under-
lying land us. is highway Jusiness are as
(., Purpose. follows:
(1) The business park district is e- blished a. Health a etic clu s.
to encourage a planned, inte, ' ted envi-
onment for certain industria 'face, and b. Personal rvice = ablishments.
• o mercial uses which ar: compatible c. Financial i stitu 'ons.
w and complement each her as well
as c e surrounding land u .. The under- (c) Accessory uses. A. es uses in the BP
lyin_ and use designatio 'thin the dis- district are as follows:
trict ay vary and ma •e either light (1) Off-street parkin. � s or facilities.
indust 'al or highway b -Mess. Develop-
ment hin the busk •ss park district (2) Private recreation facilities.
will corn •ond with e land use desig-
nation. In strial . office uses are al-
(3) Public shelters a, : -ssential services.
lowed whe the la use designation is (4) Retail sales, pro d: ' the following condi-
light indust :1, an, commercial uses are tions are met:
allowed wher: he :nd use designation is
highway busin .- a. The reta' .ales :ctivity shall not be
located i an 'ministrative office
(2) It is the intent • this section that devel- facility; • t shal se located within a
opment reflect « ' •on themes using com- busines the pri cipal use of which
patible archit to design and consis- is not c. .•mercia sales.
tency in sign. -,lan caping,and lighting.
It is also t inten to encourage busi b. The re :'l sales ctivity shall not
nesses whit genera a high number of occupy •ore than 15 percent of the
jobs per s• are foot ra er than predom gross oor area, a maximum of
inantly w ehouse type ses. 5,000 square feet .f the occupied
qu. -rs, whicheve is less.
(b) Permitted ses. Permitted ,ses in the BP
district are as f ows: c. Th- etail sales act ity shall be re-
lat• and subordina to the princi-
(1) Permi .-d uses allowed wh: the under- p.. use.
lying : d use is light indu• 'al are as
folio d. ' sign identifying or ; mating that
tail sales occur with' the building
a. ight manufacturing. , all be visible from out- de the build-
b. Research and development ,borato- ng.
ries. e. Freestanding retail sho• and stores
c Government, business, and ' ofes- shall be limited to those hich com-
sional offices. plement other uses within the busi-
CD30:138