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4.3. PCSR 11-28-2023it ci Elk* River Request for Action To Item Number Planning Commission 4.3 Agenda Section Meeting Date Prepared by Public Hearings November 28, 2023 Chris Leeseberg, Senior Planner Item Description Reviewed by E & Y Auto Parts — Eduard Yuhim Jennifer Green, Senior Administrative Assistant ■ Conditional Use Permit for a Salvage Yard, Case Reviewed by No. CU 23-23 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. The Conditional Use Permit shall not be recorded until all conditions have been completed. 2. Vehicles being dismantled or to be dismantled must be stored in the fenced area. 3. Dismantling of vehicles shall not occur outside of the building. 4. An amendment to this Conditional Use Permit will be required for future changes/additions. 5. No motor vehicle repairs shall occur. 6. The applicant and/or property owner must apply for all required commercial building, electrical, plumbing, and/or mechanical permits before any associated activities can occur. 7. A code analysis finding building code compliance for the areas approved for use under this CUP shall be prepared by an Hwy 10 appropriate registered professional. 8. Hazardous materials shall be handled and disposed of in accordance with the Minnesota Pollution Control Agency (MPCA). 9. The parking lot shall be striped to city requirements for the required parking stalls. Figure i 10. A proof of parking plan shall be submitted and approved by city staff. 11. All driving, parking, and storage areas shall be bounded by B612 concrete curb and gutter. Background/Discussion The property is currently zoned Planned Unit Development (PUD), and Salvage Yards are not allowed. The property owner has submitted a zone change application (ZC 23-07) where Salvage Yards are allowed with approval of a Conditional Use Permit (CUP). CR 12 The applicant has relocated the business from his residential property to the subject site and he, along with the property owner, was informed an approved CUP was required to operate E & Y Auto Parts LLC (salvage yard). The Elk River Vision P I I E I E I I Y A n elcoming community with revolutionary and spirited resourcefulness, exceptional INATUREI service, and community engagement that encourages and inspires pro perity. Updated. January 2023 The business dismantles vehicles and stores auto parts to sell online, with this taking place inside the 5,000 square feet of the existing structure. They indicate auto repairs are not being proposed with this application. The building contains four separate businesses: two industrial, one motor vehicle sales, and the subject business. The property owner of the subject site is the same owner of the vacant parcel to the east. This vacant parcel is utilized for parking and outdoor storage by the businesses. It is unclear if this parcel received approval for outdoor storage in the past. The outdoor storage area has a security chain link fence installed on the west side and part of the south side and has a gravel surface. Staff would like direction from the commission on screening and curb and gutter. Section 30-807 states: Outdoor storage areas shall be completely screened from view within all public rights -of -Wray and commercial or residentially Zoned parcels. This requirement shall include gates constructed of the same screening material that can be closed nrhen not in use. The adjoining parcels are zoned Industrial, and railroad tracks are adjacent to the parcel. Parking The site currently has 23 striped paved/curbed parking stalls and with the four current tenants, the ordinance requires 45 parking stalls for the site. Class C Components — 2 stalls Dean's Home Services — 2 stalls Sales Ramp LLC — 23 stalls E&Y Auto Parts LLC — 18 stalls The submitted site plan does not indicate where all the parking is going to be for the four businesses. The ordinance requires all parking areas to be paved with an approved surface and be bound by concrete curb and gutter. In case the adjacent parcel is ever sold, the applicant should provide a site plan showing proof of parking on the parcel the structure is located supporting the uses. 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. mill 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 orgeneral �arelfare of the neighborhood or the city. The proposed salvage yard is compatible with the other industrial businesses in the area. The applicant and/or property owner shall ensure vehicles stored on the lot do not leak fuels or other hazardous materials. With these measures, the proposed salvage yard 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. mill 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 US Highways 169, 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. mill not impede the normal and orderly development and improvement of surrounding vacant property. Except for the vacant parcel owned by the same property owner, 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. mill be served adequately by and will not adversely affect essential public facilities and services including streets, police and fare protection, drainage, refuse disposal, neater and sewer systems, parks, and schools; and will not, in particular, create traf c 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. mill 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. With the recommended conditions, the salvage yard 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. 6. mill not result in the destruction, loss or damage of a natural, scenic or historic feature of major importance. The site is already developed and is used for industrial uses. 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. mill fully cotpywitb 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 do 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. Financial Impact None Mission/Policy/Goal ■ Meet changing needs - Agile ■ Ethical, efficient, and responsible Attachments ■ Location Map ■ Applicant's Narrative ■ Building Plans ■ Site Plan 10�. 7 5-811-0115 75-013.4405 11-0110 z;47- ;.:,;tip •�''�g - $ ' s 7tA1I_�nq f O lb T5-805-0105f - .Q •.rw �—v��ar J Jarvis Street Holding Zone Change & Conditional Use Permit 15-805'0' Case No: ZC 23-07 CU 23-23Eof lk River E & Y Auto Parts LLC will be open Monday -Friday 9am-5pm and per appointment on Saturdays. We intend to use this property to store auto parts and dismantle vehicles inside Vehicles will be parked in 15 existing stalls. We are planning on starting operation with 3 employees and will hire more if need be. At this time we are not installing signage but if it's necessary and required will do so per City's permission. We are not planning on installing screening at this time. Majority of our inventory will be stored inside of the building and in the fenced storage area on the side of the building. Suite A — Class C Components overflow storage I T Suite B — Dean Homes Services IN 51 II I L�+ 1 1 I II I I II I I II I I II 1 II I I II I I II I I I 1 1 II I I I I I 1 I II I I I I1 i I n l I Si111E A Sll[T£ B SURE G ,� I SLIMID @E i2C7 I >t r 307 iP 961 T I M&CIRAMCAL I YECMUYCII h 07} I I LT � iTr➢ia ry YLIIDI i I Yey a ..D I Y 1�115i1[LTTh601A - 7 b, il] I ._��I I 1 I I I S b .17 JI �:- 1119 �IPltlrJF—v ��1� ��1� —T�IsPrP� �FIRSi FLOOR R1�Dl THIS AREA IS WHERE THERE WILL BE 4 LIFTS THIS AREA WILL BE USED FOR PALLET RACKING TO STORE WE HAVE 15 PARKING SPOTS IN THE FRONT OF THE BUILDING ASWELLAS 20 ADDITIONAL PARKING SPOTS IN THE BACK OF THE BUILDING AUTO PARTS E & Y WILL BE OCCUPYING 2 OFFICES I I I I I 1 I 1 - - -yam--� - - - �--- - - ��� IO41L fLN. rd �OOLER.4IDP kk n[rI/AQ V1®AVI i I m1),gf Otl �ryv�Ipp�A) mat�wl] it GK Aae�o 4=r u _ _Q - .-G N FLOOR PLAN • r.r � mr..0 m�wcmi ]Ar Rul Wp. rCv K M.0 ld Ip( 0 0 DDoorrive n Dock Doors DDoorrive n L...-Jj 1 �mum 0 �v weir iM b -�09 ----0 Suite A — Class C Components overflow storage II Suite B — Dean Homes Services 1 1 I -- -----------+ ---- ------ ------ - - -�- - -�--- - -�--- s,xre A euM a � m r a¢uw �eoaw.vao� ,o� wla ra I II .� nvlNC alCe.0 noirmm�n m/I.1{rrrt �{ I � �EIYfIRfN ,d atarli � � I 1 I � M[cNnwCu G 1 mat+olwtt /P6R1 ' ram. 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F44. • I'" . ;' .«.: • !f 't•-} "n►:.. = t: '�7r I I �`,,, _ r -- Der AR— CC?MME C .�` 6 High Chain Link Fence P `t erl line of Lot I f , g PARK SECOND ADQl7'l N -So Y / �t o 8'lock l �' RK �t 4.2 southwesterly of tine r A r -. ,. / f of Lo I: ,r `� / I I AR•- (�N C ��L � � LT.PED R 1 I�'� `1° +,fig ��' + ugh Ir +r �} +- _ � • •, / G J FREDRICKSON LE R & JANICE 75--501-0150 ; •. _ = :. `�x I 1 % (1--1 LIGHT I DUSTRIAL) �xtsc�NG f 75--501--0145 s-t0R } + a g HOULE ELK RIVER REAL ESTATE, LLC 75--501--0140 gv��Dt ti g�•�' ° (COMMERCIAL) + 1 ti. 451 75--501--0115 ,GP ? + / ROOF R. III ROOF DR. 89g I , 1III ti LEGEND Oftli DENOTES EXISTING WELL LT. DENOTES EXISTING LIGHT POLE C MH DENOTES EXISTING ELECTRICAL MANHOLE 0 ELEC M DENOTES EXISTING ELECTRIC METER ­0 r.PO E DENOTES EXISTING FLAG POLE o GAS M DENOTES EXISTING GAS METER QELEc Box DENOTES EXISTING ELECTRICAL TRANSFORMER BOX 0PP DENOTES EXISTING POWER POLE oc.o. DENOTES EXISTING SEPTIC CLEANOUT ANC(-..- DENOTES EXISTING GUY WIRE 0 M.H. DENOTES EXISTING MAN HOLE o GP DENOTES EXISTING GUARD POST x DENOTES EXISTING FENCE LINE GNo.L=. DENOTES EXISTING GROUND LIGHT DENOTES EXISTING UNDERGROUND TELEPHONE E DENOTES EXISTING UNDERGROUND ELECTRIC SIG" DENOTES EXISTING TRAFFIC SIGN o---•--- DENOTES EXISTING UNDERGROUND GAS LINE q DENOTES EXISTING WATER VALVE" DENOTES EXISTING RAILROAD TRACKS ems- PEo DENOTES EXISTING TELEPHONE PEDESTAL DENOTES EXISTING CONCRETE SURFACE DENOTES EXISTING BITUMINOUS SURFACE ! WELL SOUTHEAST SIDE OF JARVIS STREET SOUTHWEST CORNER OF SUBJEC PROPERTY ELEV=893.46 NGVD 29 Aft. my z 0Qa `9 ws. 10 ., �Gs 6 S TE-,-,��°`� ay Z A 24 t VICINITY MAP NO SCALE SEC 13 & 24 TWP, 32, RNG. 26 EXISTING LEGAL DESCRIPTION Lots 1, 2, 3 and 4, Block 1, AR—MON COMMERCIAL PARK SECOND ADDITION, Sherburne County, Minnesota. Torrens Property Torrens Certificate No. 8265 Reference Commitment for Title Insurance, Commitment No. 30571 First Supplemental, dated April 15, 2008, by Commercial Partners Title, LLC as agent for Old Republic National Title Insurance Company, furnished us for the subject property. NOTES -- ITEMS IN "TABLE A" 1) Monuments are shown at the corners of the boundary of the property. 2) A vicinity map is shown. 3) The subject property lies within Flood Zone X, areas determined to be outside 500 year flood, according to Flood Insurance Rate Map, City of Elk River, Sherburne County, Minnesota, Community Panel Number 27141C 0395 E, with an effective date of May 4, 2000. 4) The area of the subject property is 372,937 sq. ft. or 8.56 acres. Lot 1, Block 1 92,227 sq. ft. or 2.12 acres Lot 2, Block 1 82,967 sq. ft. or 1.90 acres Lot 3, Block 1 82,402 sq. ft. or 1.89 acres Lot 4, Block 1 115,343 sq. ft. or 2.65 acres 6) The property is zoned PUD, Planned Urban Development District per the City of Elk River Zoning Map dated February 20, 2008 on the City of Elk River Planning Department website. Zoning requirements were obtained by Sheila Cortney, Elk River Senior Planner, on May 14, 2008 at (763) 635-1035. Building Setbacks Parking Setbacks Front: 30 ft Front: 10 ft Side: 25 ft Side: 10 ft Rear: 20 ft Rear: 10 ft = Maximum Lot coverage 40% Maximum Building Height = 45 ft 7a) The buildings are dimensioned on the subject property. 8) Substantial visible improvements are shown. 9) There are 90 striped regular full sized parking spaces and 4 striped handicapped parking spaces. 10) Indication of access to a public way is shown to Jarvis Street NW. Current exits from the property are shown to Jarvis Street NW. Ilb) Utilities shown heron are from a combination of the following sources: a) Gopher State One --Call — Ticket Number 80102180. c) Visible evidence Location of underground utilities/structures may vary from locations shown hereon. Additional buried utilities/structures may be encountered. No excavations were made during the process of this survey to locate buried utilities/structures. Before excavations begin Gopher State Cane --Call should be contacted for verification of utility type and field location. Aeference Title Commitment No. 30571 First Supplemental, dated April 15, 2008, by Commercial Partners Title, LLC as agent for Old Republic National Title Insurance • a! -# us for• - property. • • • comments on easements etc. in Schedule B, thereof use the some numbering system as # # Schedule B. 15.) Vacation of certain easements in Order Granting Drainage and Utility Easement Vacation filed December 24, 2003, as Document No. T3,3066. Part of a drainage easement was vacated in the Lot 4, Block I and a drainage easement was created in parts of Lot 2 and Lot 4, Block 1. 17.) Terms and conditions of Conditional Use Permit, filed September 25, 2007, as Document No. T40928. In condition #3, additional easements for a trail, cross access and parking, drainage and utility over the ponds, and cross access for shared septic and well were also to be created. Drainage and utility easements were created by the plot fo AR—MON COMMERCIAL PARK SECOND ADDITION. There are no records of the other easements being created. 18.) Easements for utilities and drainage as shown on the recorded plots of Ar—Mon Commercial Park and Ar—Mon Commercial Park Second Addition. These easements are • To: ! • • ! # Premier Elk River, PLLC Bank of Elk River Commercial Partners Title, LLC Old Republic National Title Insurance Company: This is to certify that this map or plat and the survey on which it is based were made in accordance with the "Minimum Standard Detail Requirements for ALTA/AGSM Land Title Surveys," jointly established and adopted by ALTA and NSPS in 2005, and includes Items 1, 2, 3, 4, 6, 7(a), 8, 9, 10 and 11(b), of Table A thereof. Pursuant to the Accuracy Standards as adopted by ALTA and NSPS and in effect on the date of this certification, undersigned further certifies that in my professional opinion, as a land surveyor registered in the State of Minnesota, the Relative Positional Accuracy of this survey does not exceed that which is specified therein. Date: May 15, 2008 JOHN OLIVER & ASSOCIATES, INC. 12 - "k yn 6" - Rick M. Blom, Land Surveyor Minnesota License No. 21729 a i t• Co Cr • - +� •. ii 'a' :► Lo Lo .. ii i UJ 1 i i! i 0 i ko to tc ` % w jko 4.> �? C teOD OD �4) '1 N Pq • �`i�i' 0 tp 01 SHEET N0. / OF I 3 o