7.3 SR 12-18-2023Request for Action
To Item Number
Ma Tor and CinT Council 7.3
Agenda Section Meeting Date Prepared by
Public Hearings December 18, 2023 Chris Leeseberg, Senior Planner
Item Description Reviewed by
Conditional Use Permit: Operate a Salvage Yard at Zack Carlton, Communi r Develo ment Director
15777 Jarvis Street Reviewed by
Cal Pormer, Ci r Administrator
Action Requested
Recommend, byT 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 PeYmit shall not be YecoYded until all
conditions have been completed.
2. Vehicles being dismantled or to be dismantled must be stored
within the fenced aYea.
3. Dismantling of vehicles shall not occur outside of the building.
4. An amendment to this Conditional Use Permit will be Yequired foY
future changes/additions.
5. No motor vehicle repairs shall occur.
6. The applicant and/or propert�T o`vner must applyT for all required
commercial building, electrical, plumbing, and/or mechanical
permits before anyT associated activities can occur.
7. A code analy sis finding building code compliance for the areas
approved for use under this CUP shall be prepared byT an
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appropriate registered professional.
Hazardous materials shall be handled and disposed of in
accordance with the Minnesota Pollution Control AgencyT (MPCA).
The parking lot shall be striped to cityT requirements for the
required parking stalls.
All driving and paYking areas shall be bounded byr B612 concrete F��v�e �
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curb and gutter.
11. The outdoor storage area shall be bounded by B612 concrete cuYb and gutteY.
12. The outdoor storage area shall be scYeened with an eight- foot tall 100% opaque fence along the west side
and the side along the Yailroad. The remaining 100% opaque perimeteY fencing shall be no less than siY
feet. Submit an example of the proposed screening for review and approval prior to installation.
Background/Discussion
The applicant relocated his business from his residential propertyT to the subject site and, along `vith the propert�T
o`vner, `vas informed an approved CUP was required to operate E& Y Auto Parts LLC (salvage yard). The business
dismantles vehicles and stores auto paYts foY online sale. The use takes occurs in approxirriately 5,000 squaYe feet of
the e�sting structuYe. The applicant states that auto Yepairs are not included as paYt of this application.
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
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Update�l• January 2023
Planning Commission
Other than the applicant, no one spoke for or against the request and staff has not received anyT comments since
the commission meeting. The applicant stated he owns Sales Ramp LLC, also operating within the same building,
and is requesting this CUP to support his online auto part business, E&Y Auto Parts. He indicated a third tenant's
lease within suite B will expire in one year and Class C Components (industrial hardware) within suite C plan to
expand into that space. The applicant does not believe parking will be of concern as the uses will not generate the
expected parking demand.
The commission recommended that curb and gutter be installed on all driving and parking areas as �vell as around
the outdoor storage area. The commission also asked staff about the Copart salvage �Tard, across Jarvis Street, and
what the standaYds that were applied to their business. CopaYt was Yequired to install a 100% opaque 8-foot-tall
fence along Jarvis Street and foY 500 feet along the Yailroad with the Yemaining 100% opaque perimeteY fencing not
being less than six feet Copart `vas not required to put in both screening and curb/gutter. Staff recommend that
the condition of curb/gutter around the outdoor storage area be removed as the fencing �uill screen and contain the
proposed storage area.
The Commission had general questions on parking and staff noted that parking is based on the square footage of
uses. Conditional Use PeYmits stayr with the property; not the business, and while paYking needs today may be met,
future businesses' needs ma�T not.
While the Commission had no issue with the vacant lot being utilized, they wanted a proof of parking e�ibit
demonstrating that the propertyT the building and proposed operations are located on can support all the required
parking for the current, proposed, and future uses. An alternative to proof of parking could also be a requirement
to combine the two parcels, creating ample parking space for the current and future uses.
The Planning Commission unanimously recommended approval with the conditions listed above.
Since the Planning Commission meeting, staff spoke with the propernT o`vner regarding an advertisement for
parking spaces allowing people to store cars and/or trucks. This use has not been permitted and the applicant has
since Yemoved that adveYtisement.
As the applicant has applied for their CUP after beginning operation, which is not uncommon, staff recommends a
deadline for compliance with the conditions to ensure the requirements of the CUP are completed in a timel�T
manner. CUPs issued prior to the start of business operations have two years to substantiall�r complete all
Yequirements before a business can opeYate on the pYopeYtyr.
Financial Impact
None
Mission/Policy/Goal
■ Meet changing needs - Agile
■ Ethical, efficient, and responsible
Attachments
■ Proof of Parking Exhibit
■ Planning Commission Memo dated November 28, 2023
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Request for Action
To Item Number
Plannin 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 PaYts — Eduard Yuhim ennifer GYeen, Senior Adrniuistrative Assistant
■ Conditional Use Permit for a Salvage Yard, Case Reviewed by
No. CU 23-23
Action Requested
Recommend, byT motion, approval of the Conditional Use Permit with
the follo��ing conditions to satisfyT 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 propert�- owner must applyT for all
required commercial building, electrical, plumbing, and/or
mechanical permits before anyT associated activities can occur.
7. A code analy sis finding building code compliance for the areas
approved for use under this CUP shall be prepared byT an
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appropriate registered professional.
Hazardous materials shall be handled and disposed of in
accordance with the Minnesota Pollution Control AgencyT
(MPCA).
The paYking lot shall be striped to city Yequirements for the
required parking stalls. F�g�re i
A proof of parking plan shall be submitted and approved byT cityT staff.
All driving, parking, and storage areas shall be bounded byT B612 concrete curb and gutter.
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Background/Discussion
The propertyT is currentlyT 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).
The applicant has Yelocated the business from his Yesidential pYopeYtyr to the subject site and he, along �uith the
propertyT o�vner, �vas informed an approved CUP �vas required to operate E& Y Auto Parts LLC (salvage yTard).
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
The business dismantles vehicles and stores auto parts to sell online, with this taking place inside the 5,000
square feet of the e�sting structure. TheyT 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 propert�r owner of the subject site is the same o`vner of the vacant parcel to the east This vacant parcel is
utilized for parking and outdoor storage b�r the businesses. It is unclear if this parcel received approval for
outdooY stoYage in the past.
The outdoor storage area has a security chain link fence installed on the `vest 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: Outdooy� stoyage ar•eas shall I�e colnpletely scr�eened f o�n vie2a� �a�itbin all pul�lic �zghts-of-�a�ay and colnlneTcial oT•
yesidentially �oned paT cels. Tbis � equir•elnent sball include gates const�z�cted of the salne scr�eening lnaterzal that can l�e closed aa�ben not
in use. The adjoining paYcels aYe zoned Industrial, and Yailroad tracks aYe adjacent to the parcel.
Parking
The site currentlyT has 23 striped paved/curbed parking stalls and `vith the four current tenants, the ordinance
requires 45 parking stalls foY 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 `vhere all the parking is going to be for the four businesses. The
ordinance requires all parking areas to be paved `vith 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 sho`ving proof of parking
on the paYcel the structuYe is located supporting the uses.
Applicable Regulations
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 necessarjT to satisfy the seven standards set forth in
Section 30-654 and the requirements contained in this article and to promote compatibilit�r with and minimize any
potentially adveYse effects upon adjacent pYoperties, the neighborhood or the city.
The issuance of a Conditional Use Permit can be ordered on1�T if the use at the proposed location:
9. LVill not en�iinge�, injure oT� det�z7nentally affect the use and enjoylnent of other�pzope�fiy in the iln�ne�liate vicinity o�� the public
health, safety, 1noTals, coynfoTfi, convenience o��geneTal �a�elfare of the neighl�o�hood o�� tbe city.
The proposed salvage yTard is compatible `vith the other industrial businesses in the area. The applicant
and/or propertyT 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 propertyT in the immediate vicinityT or the public health, safetyT,
morals, comfort, convenience or general �velfare of the neighborhood or the cityT.
2. LVill l�e consistent �a�ith the Co�nprehensive Plan.
The propertyT is guided as Industrial and the industrial use categor�T includes both heav�T and light industrial
businesses such as manufacturing, warehousing, and excavation. These uses are primarilyT located off US
HighwayTs 169, 10, and the BNSF Railroad which provide easyT access for the transferring of goods
throughout the region.
Staff do not see a need to impose specific conditions to satisfyT this standard.
3. LVill not ilnpede the no��nal and o��e�ly develop�nent and i�nprovelnent of su�rounding vacantpropez7y.
Except for the vacant parcel owned b�r the same propernT o`vner, the surrounding area is developed. The
use will not impede the normal and orderly development and improvement of surrounding vacant
propert�T.
Staff do not see a need to impose specific conditions to satisf�T this standard.
4. LVill ��e served adeguately by and �a�ill not adve� sely affect essential pul�lic facilities and se�vices including stz eets, police and fi� e
p� otection, drainage, zefuse disposal, 2a�ateT� and se�a�er� syste7ns, parks, and scbools; and 2a�ill not, in pa��icz�laa; create tra�c
congestion oT� inteT, feT ence aa�ith t�a�c on adjacent and neighl�ozzng pul�lic tbo� ougbfar•es.
The propertyT �uill be served adequately byT and will not adverselyT affect essential public facilities and
services including streets, police and fire protection, drainage, refuse disposal, water and sewer syTstems,
parks, and schools; and `vill not, in particular, create traffic congestion or interference `vith traffic on
adjacent and neighboring public thoroughfares.
Staff do not see a need to impose specific conditions to satisfyT this standard.
5. LVill not involve uses, activities, pTocesses, �nate�zals, equpinent and conditions of ope�ation tbat 2a�ill l�e det�zynental to any
peT:sons oT•plope�yy because of excessive t�a�c, noise, s�noke, fir�ne�; glare, odo�:s, dust oT• vil��ations.
With the recommended conditions, the salvage yTard will not involve uses, activities, processes, materials,
equipment, and conditions of operation that �vill be detrimental to an�T persons or propertyT because of
excessive traffic, noise, smoke, fumes, glare, odors, dust, or vibrations.
6. LVill not Tesult in tbe destTz�ction, loss o�� �ii7nage of a natural, scenic oT� bistoTzc featuTe of �najoz� i�npo�fiance.
The site is alreadyT developed and is used for industrial uses. The use `vill 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 satisf�T this standard.
7. LVill fully co�nply 2a�ith all other reguireynents of this Code, including any applical�le T egui� e�nents and stan�iiT � foz• the
issuance of a license oz�peT�7nit to estal�lisb and ope�ate tbe proposed use in the city.
The use will fullyT complyT with all other requirements of this Code, including any applicable requirements
and standaYds for the issuance of a license or permit to establish and operate the proposed use in the cityr.
Staff do not see a need to impose specific conditions to satisfyT this standard.
If denial of such a permit should occur, it shall accompanyT recommendations or determinations byT findings or a
report stating ho`v the proposed use does not compl�T `vith 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
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Jarvis Street Holding Case No:zc 23-0� �
. . CU 23-23 Elk ---,
Zone Change & Condit�onal Use Permlt 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 � �
Suite 6 — Dean Homes
Services
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THIS ARE�1 IS WHERE THERE
WILL BE 4 LIFTS
THIS AREA WILL BE USED FC7R
PALLET RAGKING TQ STORE
AUTD PARTS
WE HAVE 1� PARKING SPOTS IN THE
FRONT OF THE BUILDING ASWELLAS
20 ADDITIONAL PARKING SP�TS 4N THE
BACK OF THE BUIL�ING
E & Y W1LL BE
CICCUPYING 2 OFFIGES
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