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4.1. PCSR 07-25-2023Request for Action To Item Number Planning Commission 4.1 Agenda Section Meeting Date Prepared by Public Hearings July 25, 2023 Chris Leeseberg, Senior Planner Item Description Reviewed by Northstar Truck & RV Parking LLC – Nikolay Zack Carlton, Community Development Director Babkin, 15861 Jarvis St. NW (75-013-4405) Reviewed by  Conditional Use Permit to allow outdoor vehicle storage, Case No. CU 23-16 Action Requested Recommend, by motion, approval of the Conditional Use Permit with the following conditions to satisfy the standards set forth in Section 30- 654: 1. Update the site plan to show the presence of an approved surface (bituminous, Class 5, or concrete) on all driving and parking areas. 2. Schedule a site visit with the Building Official and Fire Marshal to review the existing building and complete any required code updates. 3. Update submitted plans to demonstrate compliance with state and local stormwater management requirements. 4. Submit documentation showing compliance with all Minnesota Pollution Control standards. 5. Drive lanes need to maintain a minimum 24-foot width throughout the site. 6. Site lighting shall comply with Section 30-937. 7. A landscape plan shall be submitted to city staff by August 14, 2023. 8. Existing fencing along the railroad tracks and Jarvis Street shall have opaque screening incorporated into it. 9. Dust control measures shall be utilized in the fenced yard area. 10. All driving areas and parking areas shall be bounded by B612 concrete curb and gutter. Background/Discussion The property is 3.83 acres in size and is zoned I-3 General Industrial, where bus, motor vehicle, and implement storage require a Conditional Use Permit (CUP). NorthStar Truck & RV Parking LLC is seeking a CUP to provide outdoor storage for semi-trucks, trailers, recreational vehicles, boats, and other car vehicles. It appears they have already begun using the property for the use. The subject parcel is part of a larger parcel divided between two cities with approximately 6.75 acres of additional land in Ramsey. The city review will only be for the 3.83 portion located in the city limits. The Elk River Vision A welcoming community with revolutionary and spirited resourcefulness, exceptional service, and community engagement that encourages and inspires prosperity. Updated: January 2023 The site is fenced with a gate that will be accessible via a code, providing clients with 24-hour access to the site. The owner will be the only employee working on the property. Parking The applicant stated in their narrative that 80 storage stalls are available, and the surface consists of Class 5 material. The submitted site plan shows how they plan to park vehicles on site. Drive lanes need to maintain a minimum 24-foot width throughout the site. The closet regulation in the ordinance is self-storage facilities stating one parking stall for each 400 square feet of office space or four stalls, whichever is greater. As there is no office on site, four stalls should be provided. Section 30-901 states all driving areas and parking areas shall be bounded by B612 concrete curb and gutter, but the council can grant an exemption where installing concrete curb and gutter presents a hardship due to the uniqueness of the business or other conditions. Fencing There is existing decorative fencing along the railroad tracks and Jarvis Street. Landscaping The number of trees the ordinance requires is 32, 16 overstory, 8 ornamental, and 8 coniferous. This is determined by taking the perimeter of the property (1,300’) divided by 40. Staff are only using the property lines facing Elk River as the use does encroach across the property line into Ramsey. The ordinance does allow for credit of existing trees. A landscape plan will need to be submitted to city staff for approval. Lighting The applicant is proposing to install 10 site lights which are shown on the site plan. Portions of Section 30-937 Lighting, state: All sources of artificial lights shall be so fixed, directed, designed or sized that the minimum subtotal of their illumination will not increase the level of illumination on any nearby residential property by more than 0.1 footcandle in or within 25 feet of a dwelling or by more than 0.5 footcandle on any part of the property. Glare, whether direct or reflected, as different from general illumination, shall not be visible from beyond the limits of the immediate site from which it originates. Site lighting shall comply with Section 30-937. 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: 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 site currently operates in a similar fashion and will not detrimentally affect the use and enjoyment of the properties in the immediate vicinity. However, the addition of motor vehicles and the associated potentially toxic chemicals will require additional oversight from the MPCA, Sherburne County, and the city. To ensure any concerns for public health and groundwater contamination are addressed, staff have included conditions requiring compliance with all state and local standards related to stormwater management. Additionally, to minimize visibility from surrounding properties, potentially impacting the use and enjoyment of those parcels, staff recommends the existing fencing along the railroad tracks and Jarvis Street have opaque screening incorporated into it. It is understood that semi-trailers and taller box vehicles will still be visible. 2. Will be consistent with the comprehensive plan. The property is guided as Industrial and the industrial use category includes both heavy and light industrial businesses such as manufacturing, warehousing, and excavation. These uses are primarily located off of Highway 169, Highway 10, and the BNSF Railroad which provide easy access for the transferring of goods throughout the region. Staff do 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 surrounding area is developed. The use will not impede the normal and orderly development and improvement of surrounding vacant property. Staff do not see a need to impose specific conditions to satisfy this standard. 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 property 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 do 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. If dust can be controlled, the proposed storage use 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. To prevent dust becoming a problem, dust control measures shall be utilized in the fenced yard area. 6. Will not result in the destruction, loss or damage of a natural, scenic or historic feature of major importance. The site is an open, relatively flat area, and already used for the outdoor storage of materials. The use will not result in the destruction, loss or damage of a natural, scenic or historic feature of major importance. Staff do 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. Staff included conditions requiring compliance with state, county, and city ordinances related to salvage yards. Included conditions address compliance with 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. Financial Impact None Mission/Policy/Goal  Meet changing needs - Agile  Reflect the culture of citizens and what is important to majority Attachments  Location Map  Applicant’s Narrative  Site Plans  Site Photos Description cf Project Narrative NorthStar Truck & RV Parking LLC is seeking to provide outdoor storage for semi trucks, trailers, recreational vehicles, boats, and other car vehicles. The company is planning to install a gate with a code that will be provided to clients so that they have 24-hour access to their assets. NorthStar Truck & RV Parking LLC currently has one employee who is the owner himself working the property. There are currently 80 parking stalls installed. Currently, the parking area is covered with Class 5-reclaimed asphalt gravel, compacted. Due to the property being divided between two cities, Elk River and Ramsey, we will also include the information on the Ramsey side . There are currently three buildings on the Ramsey side which we are planning to remove within the next three months. We have reached out to the Ramsey Fire Department to perform controlled fire training on the three buildings, if applicable. On the side of Elk River, we are not planning on building any buildings. We currently have a Porta Potty provided for the clients on the left side of the property next to the gate. In regards to landscaping, the property has eleven trees. We plan on planting trees along Jarvis Road to provide privacy and to make it more aesthetically pleasing. We are open to planting any type of tree that the county recommends. The trees that are on the property now are: 1 Pine tree = 20 feet tall 3 Pine trees = 55 feet tall 1 Poplar tree = 55 feet tall 1 Ash tree = 55 feet tall 1 Willow tree = 55 feet tall 4 Thuja trees = 20 feet tall We plan to install ten light posts along the perimeter of the fence. We want to put one post light next to the transformer electrical box, two light posts near the front gate inside the property, three posts along the fence of Jarvis Street and two light posts along the side of the property where the railroad is. Please refer to the drawing of where the post lights are planned to be installed. We also plan to install 24-hour surveillance throughout the property for security purposes and electrical units for clients convenience.