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7.1 SR 04-03-2023Request for Action To Item Number Ma�Tor and CinT Council 7.1 Agenda Section Meeting Date Prepared by Public Hearin s A ril 3, 2023 Chris LeesebeY , SenioY Planner Item Description Reviewed by Conditional Use Permit: Vehicle Sales and Service, Zack Carlton, Communi r Develo ment DirectoY 17242 Ulysses Street, OmaY A]nuaimi Reviewed by Cal Pormer, Cit�T Administrator Action Requested Approve, byT motion, the Conditional Use Permit (CUP) �vith the follo�ving conditions: 1. The CUP shall not be recorded until all conditions have been completed. 2. The authorized additional uses (repairs, bod�T shop, and expanded sales area) shall not begin until the CUP is recorded. 3. An amendment to this CUP will be required for future changes/additions not shown on the site plan dated April 3, 2023. 4. The applicant and/or propertyT o`vner must applyT for all required commercial building, electrical, plumbing, and/or mechanical permits before anyT associated activities can occur. 5. A code analyTsis finding building code compliance for the areas approved for use under this CUP shall be prepared byT an appropriate registered professional. Areas to be utilize in the future will also be required to provide this analyTsis. 6. The numbeY of motor vehicle sales dealers shall be limited to fouY (4) as otheY parking needs/requirements allow. 7. No more than 5"for sale" vehicles per dealeY mayr be displayred on the subject pYopeYty. 8. All motor vehicle repairs, bodyT work, or detailing shall on1�T occur inside the building. 9. Exterior doors shall be closed while any motor vehicle repair, . ,. I ' � � � � `�f � — RR Hwy io _ CR 33 � 3 z '�� , , CR 12 �P y�y .o % 6y Figure I bod�T work, or detailing occurs. 10. The dumpsteY aYea shall be scYeened with a siY-foot-tall 100% opaque fence with the gate closed ��hen not in use. 11. The damaged vehicle stoYage aYea shall not exceed 900 squaYe feet, must be scYeened with a siY-foot-tall 100% opaque fence, must be paved with an approved suYface, and shall meet all setbacks. 12. No outdoor storage of damaged or inoperable vehicles shall be allo`ved until the required screening and paving are installed. 13. The storage of damaged or inoperable vehicles shall on1yT be allowed inside of the building or within the damaged vehicle fenced storage area. The Elk River Vision A 2a�elcolning co�nlnunity 2a�ith T evolutiona� y and spizzted T esou� cefulness, exceptional se�vice, and coln�nunity engagelnent that encou�ages and ins�iz•es pTo�pe�zty. rowEREo ar �I'1 �� Update�l• January 2023 14. Paints, chemicals, oY otheY hazaYdous materials shall be handled and disposed of in accoYdance with the i��innesota Pollution Control AgencyT (MPCA). 15. The applicant and/oY pYopeYty owneY shall ensuYe any vehicle stored outside does not leak fuels oY otheY hazaYdous materials onto the gYound oY into the stoYmwateY pond to the west of the paYking lot. 16. Parking stalls shall be striped in accordance with Cit�r Ordinance, Section 30-892 byT MayT 31, 2023. Background/Discussion In April 2017, the pYopeYtyr Yeceived a CUP to a11ow a single dealeY. The curYent application (d�e� ent than the 2017 applicant) now includes up to four dealers within the building including auto repair, body work, and painting. ApproximatelyT 5,800 square feet of the building `vill continue to be used for manufacturing byT the existing tenants. The applicant stated the manufacturing business will be moving out in about thYee yrears and the applicant �vill then utilize that space for repair space for the various dealers on site. Planning Commission During the public hearing, no one spoke for or against the request and staff has not received anyT comments since the commission meeting. The Planning Commission questioned where damaged vehicles would be stored waiting to be repaired. Staff indicated the intent of vehicle repair was for the dealers repairing their "for sale" vehicles and not for a full Yepair/body shop wheYe anyone can drop off a vehicle to be repaired. Theyr had no otheY concerns and unanimouslyT recommended approval. Staff is recommending adding condition #13 stating damaged vehicles need to be stored inside the building or within the fenced storage area. Attachments ■ Site Plan dated April 3, 2023 ■ Planning Commission Memo dated March 28, 2023 o- Man�f cturing Carnova (future arnova) GA7E GA�C G?,TE� = G:�,Tt GA7E � Site Plan - Apri13, 2023 � �� • 2J �.s_ _ _ 27 �.U-_ _ _a6'�ln . t4� �U— ' - � ls'. —�7 �U� , ,a �0� � " / /. ' i ; �� 7J a o ;�� _ i � �s . o � i — � � �� _� � (� - _ �E,j � o � I �� a�oo �0000 � - - - I ��. � �_ C� C� 4 %� � � N I I i \ / m (A) Dumpster screened with a si�-foot-tall 100% opaque fence with the gate closed tivhen not it1 use. (B) Damaged �Tehicle stor�ge - shall not exceed 900 square feet, be scYeened with a si�-foot-ta11 100% op�que fence, be pa�red with an approved suYface, and meet setbacks �� ' �PAr Kl I�VG / � � � C� � Ij/� No � I � � . "H II�' � ,,�PNRKIN � . i �I 14 � . � g �� .A .0' , P"� -1 -9' , '�� 8",0" �o i / � �� :'� PA�k(Il�� ,, � 11 L. � �J 8 �.J .� � 41 �� l2 L� , , � ;�;;;.-' ; _ � �: _ I' , 6''. ; 9' � 0" - _9'-, 0"- f 9' � �" .t g' , 0". .._g , E�^. .. -9' � 3". . . .9' �, �". . . g� �. 0". . . g� , p��.. :. g, �„ 1. 9' , 0" -: ^s' � O., a0000 <�� '"��'��-"� �A� � � �� 4� �°/ _ o ,� , �� —u�___ ❑ `-- ° �``v` � �� ._ o� � ' r�' , 0_�-1� s' : o�. o � o_ �• , o,�_ , � ;� 000L -✓ �� -�' �� °" - ';-y� , Q��— ' -- -_ � o !-9' �0"— � �;,� `- +�' 0"— � _ � � � � � �' �� "—♦ 9 � — �� I f � _ a r—. _ — � ,0 5' Request for Action To Item Number Planning Commission 6.1 Agenda Section Meeting Date Prepared by Public Hearin s MaYch 28, 2023 Chris LeesebeY , SenioY PlanneY Item Description Reviewed by Carnova — Omar Alnauimi, 17242 Ulysses St. NW Zack Carlton, Communi r Develo ment Director Conditional Use Permit for automobile sales and Reviewed by repair, Case No. CU 23-02 Action Requested Approve, byT motion, the Conditional Use Permit �vith the follo`ving conditions: 1. The Conditional Use Permit shall not be recorded until all conditions have been completed. 2. The authorized additional uses (repairs, bod�T shop, and expanded sales area) shall not begin until the Conditional Use Permit is recorded. 3. An amendment to this Conditional Use PeYmit will be Yequired foY future changes/additions not shown on the site plan dated March 28, 2023. 4. The applicant and/or propertyT o`vner must applyT for all required commercial building, electrical, plumbing, and/or mechanical permits before any associated activities can occur. 5. A code analyTsis finding building code compliance for the areas approved for use under this CUP shall be prepared byT an appropriate registeYed professional. Areas to be utilize in the future will also be required to provide this analyTsis. 6. The number of motor vehicle sales dealers shall be limited to fouY (4) as otheY parking needs/requirements allow. 7. No more than 5"for sale" vehicles peY dealeY may be displayed I ' � � � � �—�_ � — RR Hwy 10 _ CR 33 � 3 z '��, l CR 12 �P y�y .o % 6y on the subject pYopeYty. 8. All motor vehicle repairs, bodyT work, or detailing shall onl�' Figure i occur inside the building. 9. Exterior doors shall be closed while an�T motor vehicle repair, body `vork, or detailing occurs. 10. The dumpsteY area shall be scYeened with a siY-foot-tall 100% opaque fence with the gate closed when not in use. 11. The damaged vehicle storage area shall not exceed 900 square feet, must be screened `vith a six-foot-tall 100% opaque fence, must be paved with an approved suYface, and shall meet all setbacks. 12. No outdoor storage of damaged or inoperable vehicles shall be allo`ved until the required screening and paving are installed. 13. Paints, chemicals, or otheY hazaYdous materials shall be handled and disposed of in accoYdance with the Minnesota Pollution Control AgencyT (MPCA). The Elk River Vision A 2a�elcolning co�nlnunity 2a�ith � evolutiona� y and spizzted T esou� cefulness, exceptional se�vice, and coln�nunity engageynent that encou�ages and ins�iz•es pro�pe�zty. row�REo ar �I'1 �� Update�l• January 2023 14. The applicant and/oY propeYtyr owner shall ensuYe any vehicle stored outside does not leak fuels oY other hazaYdous materials onto the gYound or into the stormwater pond to the west of the parking lot. 15. Parking stalls shall be striped in accordance `vith Cit�r Ordinance, Section 30-892 by May 31, 2023. Background/Discussion The subject pYopeYtyr is located at 17242 Ulysses Street and is 2.18 acYes in size. The pYopeYtyr is zoned Focused Area StudyT (FAS"I� subzone E, where vehicle sales and service require a Conditional Use Permit (CUP). In April 2017 the pYopeYt�r Yeceived a CUP to allow a single dealeY. The curYent application (d�erent than the 2097 applicant) now includes up to four dealers within the building including auto repair, body work, and painting. ApproximatelyT 5,800 square feet of the building will continue to be used for manufacturing byT the existing tenants. The applicant stated the manufacturing business will be moving out in about thYee yeaYs and the applicant will then utilize that space for repair space for the various dealers on site. The site is surrounded b�T e�sting businesses on the north, `vest, and south sides. U1�Tsses Street abuts the east side of the propert�T. The site has numerous trees and the western third of the site is undeveloped as it contains a regional holding pond. Transportation/Circulation Access to and fYom the site will occuY at the one e�sting access on Ulysses Street TheYe is sufficient on-site circulation for the business, customers, and emergencyT vehicles. Parking The cit�T ordinance states: ■ Auto sales, tzaileT� sales, lnazzne and l�oat sales, i�nplelnent sales, ga��en supply sto� e, oT� d�uilding lnateTzals sales: one parking space fo�� each 500 square feet of fZoor� azea. ■ 01�en sales oy Tental lots sball also pTovide one pa�king space foT• each 5,000 squaye feet of land aa�hich is to l�e used fo�� sales and di�play area. ■ O�ce l�uildin�: one paT•king �pace foT� each 300 sguar•e feet of fZoo�� area. ■ Manu�actuTzngt�al�Tzcatin�, �eneaal industTzal.• six stallsplus one off-stTeetpa�king s�ace fo�� each 500 sgua�e feet of flooT� aa ea. The state also Yequires display area for a rniuimum of 5 vehicles peY dealeY. Based on the submitted site plan showing 49 stalls and the size of the building, the applicant can have a ma�mum of four dealers on site. Current Parking�Carnova and Manufacturing� The auto sales floor area is 928 square feet, requiring 2 parking stalls, and 2,435 square feet will be utilized for auto repairs, requiring 8 parking stalls. The sale and rental lot area is 9,399 square feet, requiring 2 stalls. The 5,782 square foot manufacturing portion requires 18 parking stalls. The state also requires five stalls per dealer, resulting in the need for 20 parking stalls. The total required parking stalls is 50. Future Parking�Carnova onl� The auto sales floor aYea is 928 squaYe feet, Yeqiliring 2 paYking stalls, and 7,611 squaYe feet will be utilized foY auto Yepairs, Yeqiliring 25 paYking stalls. The sale and Yental lot aYea is 9,399 squaYe feet, Yequiring 2 stalls. The state also requires five stalls per dealer, resulting in the need for 20 parking stalls. The total required parking stalls is 49. The parking lot shall be striped to cityT requirements for the 49 stalls sho�un. Due to current �veather conditions, staff Yecommends this be completed by May 31, 2023. Landscaping The ordinance requires 33 trees for the property-. The e�ting tree inventoryT satisfies this requirement. Environmental There is the potential for environmental concerns related to pollution if paint, chemicals, or other hazardous materials aYe not maintained pYoperly on site. Stormwater pond to the west could potentially be polluted as well. The applicant and/or propertyT o`vner shall ensure vehicles stored on the parking lot do not leak fuels or other hazardous materials into the stoYmwateY pond to the west of the parking lot. Dumpster/Damaged Vehicle Storage A 30' x 30' damaged vehicle storage area is proposed. Staff recommends this be screened `vith a six-foot-tall 100% opaque fence and be paved with an approved suYface (�phalt, con�ete, pave�s, class-�. This storage aYea shall meet setback requirements. The FAST district does not regulate trash enclosures yTet through the CUP process; conditions can be applied as the cityr deems necessaryr. Staff Yecommends that the dumpsteY be screened with the same material as the damaged vehicle storage aYea. Applicable Regulation In approving a Conditional Use Permit, the Council mayT 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 compatibilityT `vith and minimize any potentiall�T adverse effects upon adjacent properties, the neighborhood or the cityT. The issuance of a Conditional Use Permit can be ordered on1yT if the use at the proposed location: 1. LVill not en�iingel; inju� e o�� detTz�nentally affect tbe use and enjoy�nent of otbe��p� ope�fy in the ilnlnediate vicinity o�� tbe pul�lic bealtb, safety, �no�als, co�nfo�fi, convenience o��geneaal2a�elfa�e of tbe neigbl�oThood o��tbe city. The pYoposed car dealeYship is the same as otheY businesses in the aYea and is compatible with the otheY industrial businesses. The building shall provide all proper exhaust and venting as required byT the building code. Exterior doors shall be closed while anyT 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 AgencyT (MPCA). The applicant and/or propertyT o`vner shall ensure vehicles stored on the parking lot do not leak fuels or otheY hazardous materials into the stoYmwateY pond to the west of the parking lot. With these measures, the proposed motoY vehicle Yepair shop should not endanger, injure oY detrimentally affect the use and enjoyment of other propert�r in the immediate vicinit�r or the public health, safetyr, morals, comfort, convenience or general welfare of the neighborhood or the cityT. 2. LVill I�e consistent �a�itb the co7npT ehensive plan. The underlying land use of the propertyT is HighwayT Business. The high`vayT business categoryT primarilyT consists of a mix of auto-oriented retail and service businesses, restaurants, and communinT and regional- scale shopping centers. Highway business uses are located along Highway 169 and HighwayT 10 and have high visibilityT from these corridors. AnyT redevelopment within this district would likelyT not occur until major transportation patterns change. The redevelopment would occur within the boundary of the e�sting road network and natural gas line. Staff does not see a need to impose specific conditions to satisfy this standard. 3. LVill not ilnpede the noT7nal and o�dealy developinent and i�nprovelnent of su�7ounding vacantpropeTfiy. The subject site and surrounding area are already developed. The use will not impede the normal and orderly development and improvement of surrounding vacant propertyT. Staff does not see a need to impose specific conditions to satisfy this standard. 4. LVill be seTved a�lequately l�y and �a�ill not adver:sely affect essential pud�lic facilities and se�vices including street�; police and fiTe p�otection, d�ainage, yefuse disposal, 2a�atel� and se�a�e�• systelns, pa�ks and scbools; and aa�ill not, in pa�7icula�; cr�eate tTa�c congestion o�• inte�, fe� ence 2a�ith t�a�c on adjacent and neigbl�oazng public tborougbfa� es. The use will be served adequatelyr by and will not adversely affect essential public facilities and services including streets, police and fire protection, drainage, refuse disposal, water and sewer syTstems, 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 satisf�T this standard. 5. LVill not involve uses, activities, p� ocesse�; �nateTzals, egu pynent and conditions of opeTation that 2a�ill l�e detzzlnental to any peTsons o��p�ope�7y l�ecause of excessive t�a�c, noise, s�noke, fu�nes, glaze, odo�:s, dust o�� vil�rations. The building shall provide all proper exhaust and venting as required b�T the building code. Exterior doors shall be closed `vhile anyT motor vehicle repair, bodyT work, or detailing occurs. Paints, chemicals, or other hazardous materials shall be handled and disposed of in accordance `vith the iVlinnesota Pollution Control AgencyT (MPCA). The applicant and/or propert�T 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 otheY pYopeYty in the immediate vicinity or the public health, safetyr, morals, comfort, convenience, or general `velfare of the neighborhood or the cityT. 6. LVill not a esult in tbe destTz�ction, loss or �iiynage of a natu� al, scenic or histoTzc feature of lnajo�� ilnpo��ance. While limited 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. LVill fully colnply �a�ith all otber� requiye�nents of this Code, including any applica��le �eguire7nents and stan�iiT�s fo�� tbe issuance of a license or�per7nitto estal�lish and ope�ate thepzoposed use in tbe city. The use will fullyT complyT `vith all other requirements of this Code, including anyT applicable requirements and standards for the issuance of a license or permit to establish and operate the proposed use in the cityT. Staff does not see a need to impose specific conditions to satisfy this standard. If denial of such a permit should occur, it shall accompanyT recommendations or determinations byT findings or a repoYt stating how the pYoposed use does not complyr with the standards set forth in Section 30-654. Attachments • Location Map • Floor Plan • Site Plan — March 28, 2023 • Parking Calculations • Parking Exhibits ' � � � �' 75-a» -Z� 02 � �� 4 - . �._ ��j' '~ 2 , ��: . �. ��'' '�` � � 1 .. ' ' r �Li -,r 1 •, � J . � �a. _ � . �/ � rJ ' ' �' +11��4h� , i � �- � 1' 7�' : _ _ a. . � � % J 4 J % O 11 O '�,'�a. � � �- �'�7• t' � � A I � . ,�� ' `��M . � � �� , � � I � �i �� _ �. � - _'� L,. - � � � `. •�, � ' �� i� �. " I � � '��: � � ! . �; � , . ,� _ . • � t _ � l�-A51 0110 , �.. � �.�. � �� . , _ '` � a _ d..:: T • �� ' ; � ''' .\ , � �,0�� ", '!�_ '� ,i � ��\,`-: . f- � � �W� �, , �� . . �;,, � �" - : � �.� � - .. ` '�� w, 4� � � . '.. - +-,. i •• _ �. r�e. � � � � � � - � ' �`" -� ::. - , � ►a� c�r � � alE-'.:►�` .. �' �.I , +i ,:7r .��r �,-�, �•�;' Y`'. . , /5-457-0220 /'�1��^�� t�� A':: . � . ti •!�r s: *,1� a` ��T. ;'YY . � � �f� � ,� kl � �!� � .�'T� J `.� J, � � K.' � . 4 ' � �r,r � � '' . _ �--- - - ,..-. . 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II �1 wuie aR.n.rAsac MElN.SM ' M1ElN.SW A'LlKnSM b�+HI/l 5^�G' .�� ___ �� __ � �� _ -._ _ ��-- -- - - -�.�� -- �- --- �� .... _ �io�e in � I I �6'�" � a' k � � � � �". m`-0" -- � _ �o'�'- � �-0�� .�� ,.a„ m.-0. ��.-0��_ _ —y - � a, � IWA �I �qSB 105 �� IW �, �Id,1 �� ._�O _ _ _ I I�n I I� � ' _-__.��s,.aJ . ,,�y4'� 'rn zo�v�. x�.a� _ _ '�.d,'� _ I I V I I I I &I R °� � I ° _� I � � I �I I I Q j -I I rt'i0" . -t I I - �� i Man�f cturing Carnova GA7E GA�C G?,TE� " G?,it GA7E Site Plan - 141arch 28, 2023 � �� (B) Damaged �=ehicle stor�ge - shall not exceed 900 square feet, be scYeened with a si�-foot-ta11 100% op�que fence, be pa�red with an approved suYface, and meet setbacks (A) Dumpster screened with a s�-foot-tall 100% opaque fence with the gate closed tivhen not it1 use. 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