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4.1. PCSR 09-25-2018 The Elk River Vision A welcoming community with revolutionary and spirited resourcefulness, exceptional service, and community engagement that encourages and inspires prosperity Analysis Comprehensive Plan The underlying land use of the property is FAST – Office Village. Any redevelopment within this district would likely not occur until major transportation patterns change. The redevelopment would occur within the boundary of the existing road network and natural gas line. Generally, larger office/office showroom uses would exist along Highway 10/169 taking advantage of visibility and the relatively flat topography. Smaller, flexible office uses would locate along Ulysses Street (the subject site) where topography and the natural gas line pose challenges for larger building footprints. At the center of this district are strong roadway connections linking adjacent districts to the north and south. The proposed is consistent with the Comprehensive Plan. Transportation/Circulation Access to and from the site will occur at the one existing access on Ulysses Street. There is sufficient on- site circulation for the business, customers, and emergency vehicles. Parking The building is 10,000 square feet in size with the applicant utilizing approximately 4,200 square feet of the overall space. The city ordinance states: Auto sales, trailer sales, marine and boat sales, implement sales, garden supply store, or building materials sales: one parking space for each 500 square feet of floor area. Open sales or rental lots shall also provide one parking space for each 5,000 square feet of land which is to be used for sales and display area. It also states: Office building: one parking space for each 300 square feet of floor area. The floor area of the subject auto sales office space is approximately 1,500 square feet requiring 5 parking stalls. The floor area of the subject auto sales detailing and show room is approximately 2,700 square feet requiring five parking stalls. The sale and rental lot area is 5,000 square feet requiring one stall. The city required parking stalls for the proposed business is 11. Furthermore, the state requires display area for a minimum of five vehicles per dealer. The applicant is proposing one dealer which would result in an additional five vehicle display stalls on site. The total number of parking and display stalls required by the city and state is 16. There are approximately 20 stalls available in the site area indicated on the parking plan. Landscaping The ordinance requires 33 trees for the property. The exiting tree inventory satisfies this requirement. Environmental Potential for environmental concerns related to pollution if paint, chemicals, or other hazardous materials are not maintained properly on site. Stormwater pond to the west could potentially be polluted as well. The applicant and/or property owner shall ensure vehicles stored on the parking lot do not leak fuels or other hazardous materials into the stormwater pond to the west of the parking lot. N:\\Departments\\Community Development\\Planning\\Case Files\\CUP\\CU 18-16 Cheapest Cars Ever\\4-Planning Commission\\CU 17-06 sr PC 9- 25-18.docx 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 proposed car dealership is the same as other businesses in the area and is compatible with the other industrial businesses. The building shall provide all proper exhaust and venting as required by the building code. Sound attenuation shall be installed to mitigate noise to neighboring tenants. Exterior doors shall be closed while any motor vehicle repair or finishing occurs. Paints, chemicals, or other hazardous materials shall be handled and disposed of in accordance with the Minnesota Pollution Control Agency (MPCA). The applicant and/or property owner shall ensure vehicles stored on the parking lot do not leak fuels or other hazardous materials into the stormwater pond to the west of the parking lot. With these measures, the proposed motor vehicle repair shop should 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. 2. Will be consistent with the comprehensive plan. The comprehensive plan references smaller, flexible office uses would locate along Ulysses Street. 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 subject site and surrounding area is already developed. The use will not impede the normal and orderly development and improvement of surrounding vacant property. Staff does not see a need to impose specific conditions to satisfy this standard. N:\\Departments\\Community Development\\Planning\\Case Files\\CUP\\CU 18-16 Cheapest Cars Ever\\4-Planning Commission\\CU 17-06 sr PC 9- 25-18.docx 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. 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. The building shall provide all proper exhaust and venting as required by the building code. Sound attenuation shall be installed to mitigate noise to neighboring tenants. Exterior doors shall be closed while any motor vehicle repair or finishing occurs. Paints, chemicals, or other hazardous materials shall be handled and disposed of in accordance with the Minnesota Pollution Control Agency (MPCA). The applicant and/or property owner shall ensure vehicles stored on the parking lot do not leak fuels or other hazardous materials into the stormwater pond to the west of the parking lot. With these measures, the proposed motor vehicle repair shop should 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. 6. Will not result in the destruction, loss or damage of a natural, scenic or historic feature of major importance. No site work is being proposed. The use will not result in the destruction, loss or damage of a natural, scenic or historic feature of major importance. 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. N:\\Departments\\Community Development\\Planning\\Case Files\\CUP\\CU 18-16 Cheapest Cars Ever\\4-Planning Commission\\CU 17-06 sr PC 9- 25-18.docx Financial Impact None Statutory Review Period Per State Statute §15.99 the required 60-day review period ends on October 26, 2018. Council Meeting If acted on, this item will go to the October 15, 2018, City Council meeting. Attachments  Location Map  Applicant’s Narrative  Site Plan  Building Plan N:\\Departments\\Community Development\\Planning\\Case Files\\CUP\\CU 18-16 Cheapest Cars Ever\\4-Planning Commission\\CU 17-06 sr PC 9- 25-18.docx Auto Motor vehicle internet sale (17242 Ulysses street NW, Elk River, MN, 55330, suite A) Our project is to start doing some repairs and after sale service to customers 1- Detailed description/scope of project Our main purpose of use is to buy and sell vehicle over the internet and we want to be able to deliver after sale services as well as fixing our own cars So we will use this building for: 1- company head quarter 2- in addition to buy and sell vehicle over the internet we will fix cars that we buy by replacing defected parts and also provide minor repairs to the customer 3- we will be able to give after sell service to the customer 4- we want to add the above to our old CUP of retailing cars as “Cheapest Cars Ever LLC” 2- Hours of operation 1- MON – FRI (10AM – 5PM) 2- SAT (11AM – 3PM) 3-Number of employees: The total is 3 4- Number of parking existing and additional Total number of parking available is 22 (16 exist and 6 additional ) 5- Is there proposed screening of the site? We did inspect the building its following the city planning code and it’s just what we need 6- Proposed building materials 7-Sinage: No need for sign because we already have the dealership sign 8- Is there outdoor storage? There will be no storage outside TRGU TRGU TRGU TRGU TRGU  TRGU Action Requested (amended for CU 18-+6) Recommend, by motion, approval of the Conditional Use Permit with the following conditions to satisfy the standards set forth in Section 30-654: 1. The number of motor vehicle sales dealers shall be limited to one (1). 2. No more than 10 for sale vehicles may be displayed on the subject property. 3. The building shall provide all proper exhaust and venting as required by the building code. 4. The applicant and/or property owner must apply for all required building and electrical permits (such as for paint booths) before any associated activities can occur. 5. The city building official and fire marshal shall inspect the building for compliance with all state and local building codes. 6. Sound attenuation shall be installed to mitigate noise to neighboring tenants. 7. All motor vehicle repairs or finishing shall occur inside the building. 8. Exterior doors shall be closed while any motor vehicle repair or finishing occurs. 9. No outdoor storage of damaged or inoperable vehicles shall be allowed. 10. Outdoor storage shall comply with Section 30-807. 11. Paints, chemicals, or other hazardous materials shall be handled and disposed of in accordance with the Minnesota Pollution Control Agency (MPCA). 12. The applicant and/or property owner shall ensure vehicles stored on the parking lot do not leak fuels or other hazardous materials into the stormwater pond to the west of the parking lot. 13. Parking stalls shall be striped in accordance with City Ordinance, Section 30-892.