5.10. PCSR 12-13-2005
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Item # 5.10.
MEMORANDUM
TO: Planning Commission
FROM: Scott Harlicker, Senior Planne~
DATE: December 13, 2005
SUBJECT: CU 05-28
Request by Hassan 10 I, LLC for Conditional Use Permit
Request
Consider a request by Hassan 101, LLC for a conditional use permit to operate an
equipment rental business.
60-Day Rule
In order to comply with the 60-day requirement, this item needs action by December 30,
2005.
Location
The property is located at 728 Railroad Drive, formally the site of Arrow Building Center.
Zoning/Land Use
C3 (Highway Commercial) / OT (Old Town)
Attachments
. Location Map
. Site Plan
. Memo from the City Engineer
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S:\PLANNING\Case Files\2005\CU 05-28 Hassan 101 \CU05-28PC12-13.docHassan 101, LLC / CU 05-28
December 13, 2005 Page 2
Overview
Background Information
The applicant is proposing to convert a vacant former lumber yard into an equipment rental
facility. The site is 1.55 acres in size and includes three structures. One structure is a brick
office building. The other two structures are cold storage buildings; one is an open lean to
shed, the other is a wood frame storage building. There is a large concrete pad that was
formally the floor of a storage building. The surface of the interior of the site is a mix of
gravel and overgrown weeds.
The buildings are constructed to the property lines; along the property lines not defined by
the buildings are fences. Along the 4th Street property line is a chain link fence, and along the
east property line is a privacy fence.
There are currently four driveways into the site, two from 4th Street and two from Railroad
Drive. Each of the driveways are gated access.
The surrounding land uses include Marties Farm Supply, Elk River Machine, Eagles Club, a
small machine shop, a fire station, two residences, a paint store, and outdoor storage. The
zoning to the north is light industrial and to the south, east and west is highway commercial.
Issues
Access
As noted above there are four driveways that service this site. Because of congestion
problems at the intersection of Railroad Drive and Jackson Avenue, the two driveways from
Railroad drive should be closed to customer traffic. The main entrance and exit into the site
should be from 4th street. The front entrance to the office is along Railroad Drive. There is
some on street parking available along Railroad Drive for customers that are visiting the
office. The City Engineer's memo includes comments regarding access.
Internal parking and drive aisles should be paved. There is a concrete apron located along 4th
Street that should be removed.
Aesthetics
The applicant will be painting the exterior of the existing buildings to improve their
appearance. The existing fences will be repaired or replaced were needed. Most of the
equipment and items that are for rent will be located inside one of the two storage buildings.
There will be some equipment that will not fit inside the buildings that will be stored outside.
Landscaping
Since the buildings are constructed to the property lines, there is limited room along the
perimeter of the site to plant landscaping. The applicant will be allowed to plant landscaping
S:\PLANNING\Case Files\2005\CU 05-28 Hassan 101\CU05-28PC12-13.doc
S:\PLANNING\Case Files\2005\CU 05-28 Hassan 101 \CU05-28PC12-13.docHassan 101, LLC / CU 05-28
December 13, 2005 Page 3
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in the city right-of-way along King Avenue and 4th Street. The trees will be oversized to
reduce the number of trees required. Ornamental trees will be planted along King Avenue;
overs tory and evergreen trees will be planted along 4th Street. The evergreen trees will be
planted near the east end, across from the fire station. Bushes will be planted along the front
of the building on Railroad Drive.
Signage
The applicant is proposing three wall signs, two facing Railroad Drive and one facing King
Avenue. The wall signs comply with the sign ordinance. The applicant is also proposing a
freestanding sign on property on the south side of Railroad Drive. The applicant is appealing
staff's interpretation that the freestanding sign is not allowed. That appeal is the subject of a
separate item before the Board of Adjustment.
Standards for Issuance of a Conditional Use Permit
The issuance of a Conditional Use Permit can be ordered only if the use at the proposed
location:
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1. Will not endanger, i,?jure or detrimentallY qffict the use and ef!Jqyment of other properry in the
immediate viciniry or the public health, scifery, morals, comfort, convenience or general we!fare of the
neighborhood or the ciry.
2. Will be consistent with the comprehensive plan.
3. Will not impede the normal and orderlY development and improvement of surrounding vacant
properry.
4. Will be served adequatelY ry and will not adverselY qffict essential public facilities and services
including streets, police and fire protection, drainage, rifuse disposal, water and sewer !)Istems, parks
and schools; and will not, in particular, create trqffic congestion or interference with trqffic on
ac:jjacent and neighboring public thorouglfares.
5. Will not involve uses, activities, processes, materials, equipment and conditions of operation that will
be detrimental to a'!Y persons or properry because of excessive trqffic, noise, smoke, fumes, glare,
odors, dust or vibrations.
6. Will not result in the destruction, loss or damage of a natural, scenic or historic feature of mqjor
importance.
7. Will fullY complY with all other requirements of this Code, including a'!Y applicable requirements
and standards for the issuance of a license or permit to establish and operate the proposed use in the
ciry.
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.
Recommendation
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Staff recommends that the Planning Commission recommend approval of the conditional
use permit for an equipment rental business based on the finding that it complies with the
standards found in Section 30-654 and with the following conditions:
S:\PLANNING\Case Files\2005\CU 05-28 Hassan 101\CU05-28PC12-13.doc
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S:\PLANNING\Case Files\2005\CU 05-28 Hassan 101 \CU05-28PC12-13.docHassan 101, LLC / CU 05-28
December 13, 2005 Page 4
1. Internal parking and drive aisles shall be paved. The concrete apron located along 4th
Street that shall be removed.
2. The two driveways from Railroad drive shall be closed to customer traffic. The main
entrance and exit into the site shall be from 4th street.
3. The exterior of the existing buildings shall be painted to improve their appearance.
The existing fences shall be repaired or replaced were needed.
4. The landscaping plan shall be revised to include 6 ornamental trees along King
Avenue, 6 oversized and 1 regular size overs tory tree and 6 evergreen trees along 4th
Street.
S:\PLANNING\Case Files\2005\CU 05-28 Hassan 101\CU05-28PC12-13.doc
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Location Map
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Case Number: CU 05-28 HASSAN 10 I, LLC
13065 Orono Parkway
Elk River, MN 55330
November 28, 2005
File: 226-108P
Mr. Scott Harlicker
Senior Planner
City of Elk River
13065 Orono Parkway
Elk River:MN 55330
RE: GRAND RENTAL STATION SITE PLAN REVIEW
Dear Mr. Harlicker:
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I have reviewed the proposed site plan to convert the former lumber yard between Railroad
Drive and 4th Street west of J ackson Avenue into an equipment rental facility, known as
Grand Rental Station. The only comment I have front an engineering perspective is I
believe it would be better to set up the interior operation so that all customer traffi.c would
enter and exit the facility off 4th Street rather than Railroad Drive. Currently, the site plan
appears to have customers enter off Railroad Drive and exit the site on 4th Street. With the
proximity of Railroad Drive to 1H 10 on J ackson Avenue, this could cause periodic traffic
concerns as northbound vehicles on J ackson Avenue stop just north of the railroad tracks in
order to make a left turn onto Railroad Drive to access the Grand Rental Station. As you are
aware, at peak traffic times during the day, traffic backs up past Railroad Drive on Jackson
Avenue.
Other than this external traffic concern, I see no problems with the proposal for the Grand
Rental Station. If you have any questions, please call.
Sincerely,
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T~er,PE
City Engineer
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Phone: 763.635.1000
Fax: 763.635.1090
. . S:\PLANNING\Case Files\200S\CU 05-28 Hassan 101\1128 05 engr's m=o.doc
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