4.1. PCSR 08-25-2020 �� Request for Action
Elk -
River
To Item Number
Planning Commission 4.1
Agenda Section Meeting Date Prepared by
Public Hearings August 25, 2020 Chris Leeseberg, Senior Planner
Item Description Reviewed by
Timothy Jones -Aegir Brewing— 19050 Industrial Zack Carlton,Planning Manager
Blvd. Conditional Use Permit to Operate a Tap Reviewed by
Room and continue brewery operations, Case No.
CU 20-15
Action Requested
Approve,by motion,the Conditional Use Permit as the standards
set forth in Section 30-654 have been satisfied with the following
condition:
1. The Conditional Use Permit shall not be recorded until the city
building official and fire marshal have inspected, and approved, _
the building for compliance with all state and local building u�\ CR 33
codes.
2. No more than 20,000 barrels of its own brands of malt liquor e
may be brewed annually.
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3. A minimum of 69 parking stall shall be provided on the subject
4.
property. J
4. A single outdoor patio location exhibit shall be submitted and
approved by city staff. — '
f' CR 12 —L
5. The outdoor patio area shall be delineated with a permanent —
P
fence.
6. Expansion of the tap room and/or the microbrewery will
require an amendment to the Conditional Use Permit.
Background/Discussion
The property is 1.46 acres in size,has a land use designation of
industrial, and is zoned Light Industrial (I-1) where tap rooms and
microbreweries require a Conditional Use Permit (CUP). Figure i
The applicant is seeking a CUP to operate a tap room and continue brewery operations in approximately
half of the existing 9,000 square foot industrial building. They eventually would like to occupy the entire
building.
The Elk River Vision
A Y�elcoming community nvith revolutionary and spirited resourcefulness, exceptional P D w E R E D D Y
service, and community engagement that encourages and inspires prosperity ,g /` UR
Transportation/Circulation
Access to and from the site will occur at the one existing access on Industrial Boulevard. Internal
circulation is around the east side of the building to the rear of the building where the loading doors are
located.
The property is in an industrial park where large vehicle traffic occurs daily. There are no sidewalks for
pedestrian traffic.
Parking
Manufacturing,fabricating general industrial.-six stalls plus one off street parking space for each 500 square feet of floor
area.
The manufacturing floor area of the subject building is 1,530 square feet requiring 6 plus 3 parking stalls
for a total of 9 parking stalls.
Nightclub, tavern or ban one parking space for every 50 square feet of floor area.
The tap room floor area of the subject building is 2,250 square feet requiring 45 parking stalls.
Oce building:one parking space for each 300 square feet of floor area.
The office space floor of the subject building is 4,500 square feet requiring 15 parking stalls.
A total of 69 parking stalls are required based on the proposed project. The site has 32 striped parking
stalls and what appears to be room for approximately 42 additional stalls, for a total of approximately 74
stalls. When they occupy the entire building for their tap room and brewery,the site will require around
80-85 parking stalls. At that time,they will need to provide the required parking or apply for a variance
to deviated from the parking requirements.
The applicant has indicated Industrial Boulevard has parking but other than in the core downtown
district, street parking has not been utilized to meet parking requirements. With the applicant's initial
plans, the required parking can be installed on their property. Street parking may be utilized for overflow
parking when the required on-site parking is full.
Patio Space
The applicant is proposing several patio areas on the property. One fenced patio area will be north of the
parking/circulation area and is located on grass. A second is proposed in the paved area north of the
building/loading area. Two areas are also shown in the grassy areas west and south of the building.
State Statue �340A.410, Subd. 7 states: "A licensing authority may issue a retail alcoholic beverage license
only for a space that is compact and contiguous". The various patio areas are not compact and
contiguous. A site plan showing a single compact and contiguous space and how this space will be
permanently delineated will be required.
The project will require a licensed architect to provide signed drawings,with code review, for any work
completed in and/or on the building, and shall include any proposed or future outdoor seating.
Landscaping
The ordinance requires 26 trees for the property. The exiting tree inventory satisfies this requirement.
Applicable Regulations
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:
7. mill not endanger, injure or detrimentally affect the use and enjoyment of other properly in the immediate vicinity or the
public health, safety, morals, comfort, convenience orgeneral n elfare of the neighborhood or the city.
The proposed industrial use,within the industrial park,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.
Staff does not see a need to impose specific conditions to satisfy this standard.
2. mill be consistent with the comprehensive plan.
The property is guided for industrial and the proposed use is considered industrial. The use will be
consistent with the Comprehensive Plan.
Staff does not see a need to impose specific conditions to satisfy this standard.
3. mill not impede the normal and orderly development and improvement of surrounding vacant property.
With the exception of a city-owned (EDA) parcel, there are no other vacant properties in the
development. 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.
4. W1711 be served adequately by and will not adversely affect essential public facilities and services including streets,police
and fire protection, drainage, refuse disposal, mater and sewer ystems,parks and schools;and will not, in particular,
create traffic congestion or interference with traffic on adjacent and neighboring public thoroughfares.
Utilizing street parking as a substitute for required on-site parking can adversely impact large
vehicular traffic (semi-trucks) within an established industrial area and would affect the surrounding
business uses. The primary parking for this use will be for taproom customers and may occur after
the business hours of the industrial uses.
To address concerns regarding truck traffic, a minimum of 69 parking stalls shall be provided on the
subject property for the initial phase. Expansions to the internal use and/or building may require
additional parking. Increased parking will also require stormwater and civil plans to maintain
compliance with city ordinances.
5. WIN 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 outlined in standard#4, street parking could be detrimental for existing business due to the
potential for increased parking on the street.
6. mill not result in the destruction, loss or damage of a natural, scenic or historic feature of major importance.
Although site work for parking will occur,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. mill fully coVyn.,itb 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/shall 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 project will require a licensed architect to provide signed drawings,with code review, for any
work completed in and/or on the building, and shall include any proposed or future outdoor seating.
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.
Financial Impact
None
Statutory Review Period
Per State Statute X15.99, the required 60-day review period ends on October 2, 2020.
Council Meeting
If acted on, this item will go to the September 21, 2020, City Council meeting.
Attachments
■ Location Map
■ Applicant's Narrative
■ Site Plan
■ Parking Square Footage Exhibit
Property complete legal description:
Elk River City
SEC:28 TWP: 33.0 RG:26 W: LOT: 4 BLK: 2 ACRES: 1.46
ELK RIVER INDUSTRIAL PARK
LOT 4 EX E 80 FT, BLK 2
Typewritten Narrative:
We are submitting for your approval the relocation of the AEGIR Brewing company taproom
from 707 Main St NW, Elk River to 19050 industrial blvd, Elk River. We intend to use the entire
warehouse and its connected patios to create a micro-brewery and taproom that can act as a
community gathering spot.
- We would be open mon-sun with our hours varying depending on the season.
- We expect to employ 10-20 employees as we grow over the next year.
- The currently plan has 34 on site car parking spots and a motorcycle parking area. There is
additional street parking on one side of Industrial blvd.
- Construction will primary include: addition of rest rooms, addition of approved HVAC system,
non structural remodel of the interior walls and beautification of exterior walls and landscape.
- No new signage is proposed at this time
- no outdoor storage is proposed at this time.
- Front and side “patios” will remain grass