5.1. PCSR 03-22-2022 Request for Action
Cir•ci
Elk -
River=
To Item Number
Planning Commission 5.1
Agenda Section Meeting Date Prepared by
Public Hearings March 22, 2022 Zack Carlton,Planning Manager
Item Description Reviewed by
Steve Hickman—9875 US Highway 10 Chris Leeseber , Senior Planner
■ Interim Use Permit to Allow Temporary Reviewed by
Storage and Sale of Garden Sheds and
Furniture, Case No. IU 22-01
Action Requested
Recommend,by motion, approval of an Interim Use Permit with the
following conditions:
1. The Interim Use shall terminate two years from the date of
approval,upon sale of the property, or upon issuance of a
certificate of Y for the use approved roved with case
i
number SP 22-03. --
2. All temporary parking, display, and drive areas must be located u CR 33,
on compacted Class 5 gravel.
3. The site shall be maintained in accordance with city standards,
to include mowing, trash disposal, and accumulation of waste.
4. When customers and employees are present on site the - - RR
property owner must provide portable ADA compliant _
bathroom facilities. Hwy 10:.= 'F
5. All access to the property shall come from Gateway Road _ _ __ cR iz _
NW. All access points to US Highway 10 shall be removed,
unless otherwise approved by MnDOT. ,,
6. The final plat for Hickman Addition (Case No. P 22-03) must
be recorded prior to establishing the use authorized by the
IUP. y
7. The use shall be limited to Lot 2, Block 1, Hickman Addition.
8. An ordinance amendment changing the zoning of the parcel
to Highway Commercial (C-3) shall be recorded prior to
= _
establishment of the interim use. Figure I
9. The applicant must secure a grading permit prior to beginning work on the site.
Background/Discussion
The applicant has requested approval an Interim Use Permit (IUP) to support a transition to their planned retail
operation. The applications for approval of the permanent retail sales use have also been requested by the
applicant.
The Elk River Vision P I I E R E I I Y
A welcoming community avith revolutionary and spirited resourcefulness, exceptional INAWR
service, and community engagement that encourages and inspires prosperity. Updated.August 2020
The applicant must relocate the current Plants and Things operation, currently located in Ramsey,due to impacts
associated with the planned interchange at Sunfish Lake Blvd and Highway 10. In advance of construction for the
retail use the applicant must relocate their products to the new site. The IUP will allow the applicant to move the
product from their existing site to the new location and sell to the general public until their new facility has been
constructed.
Applicable Regulations
Before the city council may authorize an interim use,it must make the following findings:
1. The period of time for which the interim use permit is to be granted will terminate before any adverse impacts are felt upon adjacent
properties.
The permanent use of the site as a retail operation requires additional improvements not included with this
application. The interim use request supports the required re-location of products from another site in advance
of the permanent improvements for a retail use. The surrounding properties are commercial and industrial in
nature and the use will transition to a permanent status before adverse impacts are felt on adjacent properties.
2. There is adequate assurance that the property will be left in suitable condition after the use is terminated.
Improvements made to support the proposed interim use will also support the proposed retail sale operation
of the parcel.
3. The use is similar to uses allowed in the Zoning district in nrhich the property is located.
Retail sales are allowed in the zoning district and the requested IUP will bridge the need for re-location of
product in advance of the proposed permanent retail use currently under review as Case No. SP 22-03.
4. The date or event that will terminate the use can be identified with certainty.
Staff recommends the IUP terminate two years from the date of approval,upon sale of the property, or upon
issuance of a certificate of occupancy for the use approved with case number SP 22-03.
5. Authorising the use will not impose additional costs on the public if it is necessary for the public to take the property in the future.
Site improvements to support the interim use include grading and installation of a gravel drive,parking, and
display areas. The applicant has not requested any permanent structures to support the use and there are no
additional costs that may be incurred by the public.
6. The applicant and user agree to all conditions that the city council deems appropriate for authorization of the interim use.
The IUP will need to be approved with conditions approved by the City Council.
7. The applicant provides assurances deemed adequate by the city council that the use will terminate as provided in the interim use
permit. The city council may require the applicant to deposit a cash amount with the city, or provide some other form of security, to
ensure compliance with this criteria.
City staff have not identified a need for additional security to ensure termination of the interim use as the
relocation is required due to acquisition of the existing location and the associated plat, zone change,and site
plan approvals also requested by the applicant.
8. Authorization of the interim use will not result in adverse effects on the public health, safety, or welfare.
With the conditions,the proposed use should not result in adverse effects on the public health, safety, or
welfare.
9. The proposed interim use is consistent nrith the City of Elk River Comprehensive Plan and conforms to the city's Zoning
regulations.
With the proposed zoned change to Highway Commercial (C-3), Case No. ZC 22-02, the proposed use will be
consistent with the Comprehensive Plan and zoning regulations.
Mission/Policy/Goal
■ Support the growth and development of the business community
■ Responsibly grow
■ Meet changing needs -Agile
Attachments
■ Location Map
■ Site plan
Steve Hickman Case No: IUP 22-01
Interim Use Permit Ever
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INFILTRATION BASIN 1P:
BOTTOM = 884.30
100 -YR Hi = 888.46
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60'
24'
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OUTLOT B
2.15 AC.
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ACCESSIBLE C7.2 10! "
SIGNAGE 2 BLOCK RETAINI NG WALL m
a
STRUCTURAL RETAINING WALL (TYPO o _
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fl STRUCTURAL PLANS) n a $ ANOPY &FENCE - `O
(REFER TO ARCHITECTURAL & V
p
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• STRUCTURAL PLANS
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b • a FURNITURE &THINGS
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" 113,270 S.F.
11 E, 116
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d° XISTING 20 BUILDING
INTL. SYMBOL C7.2 Qom' 13 x �e SETBACK LINE
OF ACCESS (TYP.) 5 '.IC
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24' 20 TYP p ° PROPOSED BUILDING •I 3011'
16'TYP.
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1. For construction staking and surveying services contact Landform at 612.252.9070.
2. Obtain all necessary permits for construction within, or use of, public right-of-way.
3. The digital file, which can be obtained from the Engineer, shall be used for staking. Discrepancies between the drawings and the
digital file shall be reported to the Engineer. The building footprint, as shown on these drawings, and the digital file, shall be
compared to the structural drawings prior to staking.
4. Reserved.
5. Dimensions shown are to face of curb and exterior face of building unless noted otherwise.
6. Delineate parking stalls with a 4 -inch wide white painted stripe. Delineate access aisles with 4 -inch wide white painted stripes 18
inches on center and at 45 degree angle to direction of travel.
> Trash / Recycling areas: See Architectural drawings for additional information.
8D Monument sign. Refer to architectural drawings for additional information.
DInstall 36" tall white fence along property line. Fence shall be American Fence Company 3' 2 -Rail Prefab Classic Ranch Rail or
approved equal. Refer to detail 7/C7.2 for additional information. Fence shall be installed per manufacturers specifications.
10. Install electric vehicle charging station, refer to electrical plans for additional information. Provide pavement markings on all electric
vehicle parking spaces. Contractor shall coordinate pavement marking design with owner.
25' PARKING / BUILDING SETBACK
The Property is Zoned 13 General Industrial
Building Setback Information is as follows:
Front Yard = 25 ft.
Rear = 40 ft.
Side (Interior) = 20 ft.
Side (Street) = 25 ft.
Parking Setback Information is as follows:
Front Yard = 25 ft.
Rear= 10 ft.
Side (Interior) = 10 ft.
Side (Street) = 25 ft.
Lot Coverage Information is as follows:
Lot Area Minimum = 1.0 ac.
Lot Width Minimum = 100 ft.
Site Area = 9.68 ac.
Outlot A Area = 2.15 ac.
Outlot B Area = 5.56 ac.
Existing
Pervious
740,000
s.f.
16.99
ac.
a 1 ' TY
Impervious
p'
PC
0.40
ac.
2.3%
Total
757,362
s.f.
17.39
ac.
100.0%
Proposed:
Pervious
458,040
s.f.
10.52
ac.
60.5
Impervious
299,322
s.f.
6.87
ac.
39.5
Total
757,362
s.f
17.39
ac.
100.0%
no
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ACCESSIBLE C7.2 10! "
SIGNAGE 2 BLOCK RETAINI NG WALL m
a
STRUCTURAL RETAINING WALL (TYPO o _
-- - (REFER TO ARCHITECTURAL & N
fl STRUCTURAL PLANS) n a $ ANOPY &FENCE - `O
(REFER TO ARCHITECTURAL & V
p
26'
• STRUCTURAL PLANS
F , .P
__j
lac p; {TY
- 10 r
`C'1 6 is
°
b • a FURNITURE &THINGS
Q
" 113,270 S.F.
11 E, 116
_.
N N ♦
or
C� o °11
d° XISTING 20 BUILDING
INTL. SYMBOL C7.2 Qom' 13 x �e SETBACK LINE
OF ACCESS (TYP.) 5 '.IC
s _ _
4 4
.e
I
II � as
�- ❑ ❑ E [11111 ❑ ❑ ❑
is
V
M .
24' 20 TYP p ° PROPOSED BUILDING •I 3011'
16'TYP.
[I El 111111 ❑ ❑ ❑ ❑ ❑ [111 .5 1 r 10,000 S.F. i p
•d ,,: FFE=895.00 r IF ..I
(� ,t EI ACCESSIBLE C7.2 v
SALES YARD SIGNAGE 2 P I °.
1 INTL. SYMBOL ♦IN ANOPY&FENCE
(AGGREGATE) ... p o
O : � . , 1 . � I (REFER TO ARCHITECTURAL &
OF ACCESS (TYP) 5
418.7' ° .. STRUCTURAL PLANS)
10 I p p e t3 Elj
Imo .
Big
.
° p•
♦ p °
:1 E
p ♦. ° r , ♦.
, r
, e q p ♦ r. r p.. f
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• f
r
♦
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D
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�a R
10 rl � 15 � 15 12 0 �
9'
N R� �Q �o o RoS 9�Je �� 9a sod
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S 9 Q ed 9 N e 9 Q 2 N � � �Poo
iB-
I IJ
1. For construction staking and surveying services contact Landform at 612.252.9070.
2. Obtain all necessary permits for construction within, or use of, public right-of-way.
3. The digital file, which can be obtained from the Engineer, shall be used for staking. Discrepancies between the drawings and the
digital file shall be reported to the Engineer. The building footprint, as shown on these drawings, and the digital file, shall be
compared to the structural drawings prior to staking.
4. Reserved.
5. Dimensions shown are to face of curb and exterior face of building unless noted otherwise.
6. Delineate parking stalls with a 4 -inch wide white painted stripe. Delineate access aisles with 4 -inch wide white painted stripes 18
inches on center and at 45 degree angle to direction of travel.
> Trash / Recycling areas: See Architectural drawings for additional information.
8D Monument sign. Refer to architectural drawings for additional information.
DInstall 36" tall white fence along property line. Fence shall be American Fence Company 3' 2 -Rail Prefab Classic Ranch Rail or
approved equal. Refer to detail 7/C7.2 for additional information. Fence shall be installed per manufacturers specifications.
10. Install electric vehicle charging station, refer to electrical plans for additional information. Provide pavement markings on all electric
vehicle parking spaces. Contractor shall coordinate pavement marking design with owner.
25' PARKING / BUILDING SETBACK
The Property is Zoned 13 General Industrial
Building Setback Information is as follows:
Front Yard = 25 ft.
Rear = 40 ft.
Side (Interior) = 20 ft.
Side (Street) = 25 ft.
Parking Setback Information is as follows:
Front Yard = 25 ft.
Rear= 10 ft.
Side (Interior) = 10 ft.
Side (Street) = 25 ft.
Lot Coverage Information is as follows:
Lot Area Minimum = 1.0 ac.
Lot Width Minimum = 100 ft.
Site Area = 9.68 ac.
Outlot A Area = 2.15 ac.
Outlot B Area = 5.56 ac.
Existing
Pervious
740,000
s.f.
16.99
ac.
97.7
Impervious
17,362
s.f.
0.40
ac.
2.3%
Total
757,362
s.f.
17.39
ac.
100.0%
Proposed:
Pervious
458,040
s.f.
10.52
ac.
60.5
Impervious
299,322
s.f.
6.87
ac.
39.5
Total
757,362
s.f
17.39
ac.
100.0%
NEW STOP SIGN
&POST
Required Parking
Store: One Stall per 500 s.f. of Building (Up to 6,000 s.f.). Then One Stall per 800 Additional s.f.
10,000 s.f. Total
Storage/Warehouse: One Stall per 2,000 s.f. of Building or One per 2 Employees (Assumed 20 Employees)
12,000 s.f. Total
Total Parking Stalls Required
27 ea.
Provided Parking:
28 FEB 2022
Standard Stalls (9x20)
79 ea.
Accessible Stalls (9x20)
4 ea.
Electric Vehicle Stalls (9x20)
2 ea.
Total Parking Stalls Provided
85 ea.
Green Space (Landscape Area)
•.gal
24'
PERIMETER FENCE. ■
CONTINUATION 1 ■
rwsn�r�
15612 JARVIS ST. NW
ELK RIVER, MN 55330 U I I I I III I I
O
PERIMETER FENCE CONTINUATION
100 SCALE
NORTH
Know what's Below.
Cal before you dig. 0 40 80
HICKMAN LAND INVESTMENTS
18672 LANDER DRIVE NW
ELK RIVER, MN 55330
City of
Elk -�
River'
PLANTS AND THINGS
ELK RIVER, MN
CONTACT ENGINEER FORAM' PRIOR HISTORY
DATE ISSUE/REVISION REVIEW
28JAN G122
OWNER REVIEW SET
CNC
28 FEB 2022
CITY SUBMITTAL
CNC
17MHR2022
CI TY RESUBMITTAL
IF THE SIGNATURE, SEAL OR FOUR LINES DIRECTLY ABOVE ARE NOT
VISIBLE, THIS SHEET HAS BEEN REPRODUCED BEYOND INTENDED
READABILITY AND IS NO LONGER A VALID DOCUNENT. PLEASE CONTACT
THE ENGINEER TO REQUEST ADDITIONAL DOCUMENTS.
CITY RESUBMITTAL
MARCH 17, 2022
L A N D F O R M
From Site to Finish
105 South Fifth Avenue Tel: 612-252-9070
Suite 513 Fax: 612-252-9077
Minneapolis, MN 55401 Web: landform.net
FILE NAME C201HL1001
PROJECT NO.
HL121001
Len Morm®end Site to FnICM1®ere regieiered eorviae merke of LenMorm Pmieeeonel Serviaee, LLC.