7.1 SR 03-17-2025The Elk River Vision
A welcoming community with revolutionary and spirited resourcefulness, exceptional service, and community
engagement that encourages and inspires prosperity
Request for Action
To
City Council
Item Number
7.1
Meeting Date
March 17, 2025
Prepared By
Chris Leeseberg, Senior Planner
Item Description
Conditional Use Permit: Outdoor Storage of
Vehicles and Equipment, PID 75-00013-4405,
Northstar Trucking & RV Parking LLC
Reviewed by
Zack Carlton
Cal Portner
Tina Allard
Action Requested
Approve the Conditional Use Permit with the following conditions to satisfy the standards set forth in Section
30-654:
1. Outdoor storage shall be allowed for only the following vehicles:
a. Properly licensed, registered, and operable;
b. Semi-trucks, semi-trailers, and other delivery trucks;
c. Motor vehicles;
d. Recreational vehicles, campers, motor homes, and fifth-wheel trailers;
e. Trailers;
f. Boats;
g. Light and heavy equipment;
h. Enclosed shipping containers; and
i. Cars and trucks.
2. Vehicle Wrecking Yards and Salvage Yards, as defined by the City of Ramsey, and Salvage Yards, as
defined by the City of Elk River shall not be permitted.
3. Outdoor storage of products, equipment, materials, supplies, debris, or any vehicles not properly
licensed, registered, or operable, is not permitted, except for snow removal equipment and supplies
for the site in conformance with the applicable municipality’s regulations.
4. If any violations of condition #3 are documented more than once in a calendar year, in either
jurisdiction, the Conditional Use Permit will be brought to the City Council for direction on
revocation.
5. Motor vehicle, trailer, and boat sales is prohibited.
6. Car dealer overflow parking is prohibited.
7. Approvals from the City of Ramsey shall be recorded and copies provided.
8. Schedule a site visit with the Building Official and Fire Marshal to review and complete any required
code updates by November 1, 2025.
9. All driving and parking areas shall be paved with an approved surface (bituminous, Class 5, or
concrete) by November 1, 2025.
10. Stripe the parking lot as shown on the city site plan dated March 17, 2025, by November 1, 2025.
11. Drive lanes need to maintain a minimum of 24-foot width throughout the site.
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12. All driving areas and outdoor storage/parking areas shall be bound by B612 concrete curb and gutter
by November 1, 2025.
13. A reinforced concrete strip, a minimum of one (1) foot wide and centered on the property line, must
be installed and maintained along the city/county border to clarify any relevant jurisdictional issues by
November 1, 2025.
14. Site lighting shall comply with Section 30-937 by November 1, 2025.
15. Update submitted plans as needed to demonstrate compliance with state and local stormwater
management requirements across both parcels/jurisdictions by November 1, 2025.
16. Submit documentation showing compliance with all Minnesota Pollution Control standards by
November 1, 2025.
17. A 6-foot-tall, 100% opaque privacy fence shall be installed along the north property lines by
November 1, 2025.
18. A temporary guard shack no larger than 200 sq.ft. shall be allowed in Elk River, until November 1,
2025. The location shall be approved by city staff.
19. This Conditional Use Permit (CU 24-21) must be recorded by November 1, 2025, or the operation
on the property must cease.
20. A 200 sq.ft. guard shack/office shall be allowed in Elk River, and will require all necessary commercial
building permits and meet the required setbacks.
21. There shall be no repair or maintenance of any vehicles, trailers, or boats on the site.
22. The idling of a truck tractor or other business equipment in excess of 15 minutes is prohibited from
April 16 through October 31, and idling in excess of 30 minutes is prohibited from November 1
through April 15.
23. In the event a gate is installed, access to the property must include key boxes for both Elk River and
Ramsey Fire Departments.
24. In the event either parcel is owned separately, or one municipality revokes their approval, each parcel
will need to conform to each jurisdiction’s ordinance and codes individually, including, but not limited
to, stormwater ponds, setbacks, screening, curbing, and landscaping.
25. An amendment to this Conditional Use Permit will be required for future expansions/additions not
shown on the city site plan dated March 17, 2025.
26. Conditional Use Permit, case number CU 23-16, shall become void.
Background/Discussion
The subject parcel was granted a Conditional Use Permit (CUP) in 2023 but has yet to be recorded. The
property owner has applied for a new CUP to facilitate a joint operation of their current use on two parcels,
one in Elk River and the other in Ramsey. The business has been, and continues to operate, on both parcels.
Through the CUP, a master plan can be reviewed and approved to accommodate their use while having a
uniform set of uses, rules, regulations, and site amenities that work for both municipalities and conform to
each city’s Comprehensive Plans.
Planning Commission
Aside from the applicant's representative, no one spoke during the public hearing. The representative
expressed a preference for a temporary guard shack larger than the 5’ x 5’ structure recommended by staff,
instead proposing a 10’ x 20’ structure to accommodate both a guard shack and office space. The commission
agreed that allowing a temporary structure until November 1, 2025, was reasonable, giving the applicant time
to consider a permanent solution.
The commission did discuss at their January 28, 2025, meeting whether or not to require the lot to be paved
with asphalt to be consistent with Ramsey’s side, but they did not make a recommendation either way at their
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February 25, 2025, meeting.
As this CUP review pertains to an existing business, staff sought the commission’s input on an appropriate
timeline for completing all required conditions. They recommended that all conditions be completed by
November 1, 2025.
Ramsey March 11, 2025, City Council Meeting
The Ramsey City Council questioned their staff if certain vehicles such as those with hazardous waste or full
garbage trucks would be stored on site. They asked if there was adequate distance from the entrance to the
railroad tracks for semi truck movement. They approved the project by a 4 to 3 vote, with those opposed
indicating the previous and ongoing code violations likely would continue.
Financial Impact
All costs associated with processing this application are the responsibility of the applicant.
Mission/Policy/Goal
Appropriately govern in an ever-changing environment.
Attachments
1. PC Staff Report 02-25-2025
2. CU 24-21 Recording Document
3. Handout
4. 7.1 Northstar Trucking 3-17-2025
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The Elk River Vision
A welcoming community with revolutionary and spirited resourcefulness, exceptional service, and community
engagement that encourages and inspires prosperity
Request for Action
To
Planning Commission
Item Number
4.1
Meeting Date
February 25, 2025
Prepared By
Chris Leeseberg, Senior Planner
Item Description
Conditional Use Permit Amendment: Outdoor
Storage of Semis (tractor and/or trailer), motor
vehicles, recreational vehicles, trailers, boats, light
and heavy equipment, and vehicle storage, and
shipping containers, PID 75-00013-4405, Northstar
Trucking & RV Parking LLC
Reviewed by
Zack Carlton
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. Schedule a site visit with the Building Official and Fire Marshal to review and complete any required
code updates.
2. The outdoor storage shall be allowed for only the following vehicles:
a. Properly licensed, registered, and operable.
b. Semi-trucks, semi-trailers, and other delivery trucks;
c. Recreational vehicles, campers, motorhomes, and fifth-wheel trailers;
d. Boats;
e. Enclosed shipping containers; and
f. Cars and trucks.
3. Vehicle Wrecking Yards and Salvage Yards, as defined by the City of Ramsey, and Salvage Yards, as
defined by the City of Elk River shall not be permitted.
4. Outdoor storage of any products, equipment, materials, supplies, or debris is not permitted, except
for snow removal equipment and supplies for the site in conformance with the applicable municipality’s
regulations.
5. Motor vehicle, trailer, and boat sales is prohibited.
6. Car dealer overflow parking is prohibited.
7. All driving and parking areas shall be paved with an approved surface (bituminous, Class 5, or
concrete).
8. Drive lanes need to maintain a minimum 24-foot width throughout the site.
9. All driving areas and outdoor storage/parking areas shall be bounded by B612 concrete curb and
gutter.
10. The B612 concrete curb and gutter shall be installed on the east side of the fence along Jarvis Street
and 10 feet from the remaining property lines.
11. Site lighting shall comply with Section 30-937.
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12. There shall be no repair or maintenance of any vehicles, trailers, or boats on the site.
13. The idling of a truck tractor or other business equipment in excess of 15 minutes is prohibited from
April 16 through October 31, and idling in excess of 30 minutes is prohibited from November 1
through April 15.
14. A guard shack no larger than 25 sq.ft. shall be allowed near the entrance gate. Location to be
approved by city staff.
15. In the event a gate is installed, access to the property must include key boxes for both Elk River and
Ramsey Fire Departments.
16. A reinforced concrete strip, a minimum one (1) foot wide and centered on the property line, must be
maintained along the city/county border in order to clarify any relevant jurisdictional issues.
17. In the event either parcel is owned separately, or one municipality revokes their approval, each parcel
will need to conform to each jurisdiction’s ordinance and codes individually, including, but not limited
to, stormwater ponds, setbacks, screening, curbing, and landscaping.
18. Update submitted plans as needed to demonstrate compliance with state and local stormwater
management requirements across both parcels/jurisdictions.
19. Submit documentation showing compliance with all Minnesota Pollution Control standards.
20. An amendment to this Conditional Use Permit will be required for future expansions/additions not
shown on the city site plan dated February 25, 2025.
21. Conditional Use Permit, case number CU 23-16, shall become void.
22. Approvals from the city of Ramsey shall be recorded and copies provided.
23. Conditions #1, 7, 9, 10, 11, 16, 18, and 19 shall be completed by .
24. A 6-foot tall, 100% opaque privacy fence shall be installed along the north property lines.
Background/Discussion
The subject parcel was granted a Conditional Use Permit (CUP) in 2023 but has yet to be recorded. The
property owner has applied for a new CUP to facilitate a joint operation of their current use on two parcels,
one in Elk River and the other in Ramsey. The business has been, and continues to operate, on both parcels
and staff have not received any complaints as it relates to their Elk River operation.
Through the CUP, a master plan can be reviewed and approved to accommodate their use while having a
uniform set of uses, rules, regulations, and site amenities that work for both municipalities and conforms to
each city’s Comprehensive Plans.
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 . NorthStar Truck & RV Parking LLC is seeking the CUP
to provide outdoor storage of Semis (tractor and/or trailer), motor vehicles, recreational vehicles, trailers,
boats, light and heavy equipment, and vehicle storage, and shipping containers.
The subject parcel is part of a larger parcel divided between two cities with approximately 6.75 acres of
additional land in Ramsey.
The site is currently fenced, but no security gate has been installed, and clients have 24-hour access to the
property. The owner will be the sole employee working on-site. The applicant asked about the possibility of
installing a temporary guard shack, such as a job site trailer, to house hardware in a heated structure for
operating a security gate. Staff expressed concerns about the size of such a structure and the potential for it
to be used as a sleeping area. Therefore, staff recommends that the guard shack be limited to a maximum size
of 25 square feet and be positioned near the entrance gate.
Parking
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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 closest 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 city council can grant an exemption where installing concrete curb and gutter presents a hardship due
to the uniqueness of the business or other conditions. An exemption was not granted by the council for the
first CUP request.
Fencing
There is existing decorative fencing along the railroad tracks and Jarvis Street. The applicant is also proposing
a six (6) foot tall wooden privacy fence along the northern property line on the Ramsey side.
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 feet) 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.
Lighting
The applicant is proposing 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 city 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.
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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.
While the stormwater holding pond is in Ramsey, staff continues to work with Ramsey to ensure stormwater
compliance across both parcels.
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.
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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.
Ramsey Planning Commission
The Ramsey Planning Commission reviewed this at their regular meeting on January 23, 2025. To ensure both
municipalities are reviewing the same information, please refer to the site exhibits in the attached Ramsey
Planning Commission memo dated January 23, 2025.
Elk River staff attended the meeting, where the Ramsey Planning Commission expressed appreciation for the
collaborative efforts between both cities in addressing the unique application. During the presentation,
Ramsey staff shared an image of damaged vehicles and other materials currently on-site, and the commission
concurred that such items should not be permitted. Aside from the applicant, no one spoke during the public
hearing, and the Ramsey Planning Commission unanimously recommended approval of the request.
Elk River Planning Commission (1-28-205)
The commission reviewed the proposal and discussed the paving of the site, repair of vehicles, and
construction of a building. As the applicant brought the desire for vehicle repair and a building to the
commission meeting, the commission did not want to make a recommendation until more concrete
information was before them and the applicant requested their item be postponed until February 25, 2025..
Financial Impact
None
Mission/Policy/Goal
Appropriately govern in an ever-changing environment.
Attachments
1. Location Map
2. Site Aerials
3. City Plan 2-25-2025
4. Ramsey Memo dated 1-23-2025
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ZC 24-03 Narrative
NorthStar Truck & RV Parking LLC is seeking a PUD to provide outdoor storage for semi-trucks, trailers,
recreational vehicles, buses, boats, containers, container chassis, heavy equipment, light equipment and
personal vehicles.
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 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
80 storage stalls are available, and the surface currently consists of Class 5 material but will be covered with
asphalt in the near future.
Fencing
There is existing decorative fencing along the railroad tracks and Jarvis Street.
There will be no building on the Elk River property.
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Northstar Truck & RV Parking
Staff photos taken January 14, 2025
Photo 1. The site is behind the fence. Residential property is wooded.
Photo 2. The entryway off Jarvis St.
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Photo 3. Looking northward from the entryway highlighting the fence.
Photo 4. Inside looking east at the berm on the Links at Northfork property.
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Photo 5. Looking southeast at the berm.
Phot 6. Trailers and miscellaneous items.
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Photo 7. Looking southeast with the railroad on the right.
Photo 8. The middle of the site with trucks, cars, and junk vehicles.
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Photo 9. Looking north at the adjacent residential property
.
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City of Elk River Ordinance _____
City of Ramsey Ordinance #25-04
The Cities of Ramsey and Elk River hereby ordain:
WHEREAS, Northstar Truck and RV Parking LLC owns land in the cities of Ramsey and Elk River
described as:
Parcel 1 (Ramsey):
That part of the South 1155 feet of the West 297 feet of the Southwest Quarter of the Southwest
Quarter of Section 18, Township 32, Range 25, Anoka County, Minnesota, lying North of the
railroad right-of-way, excluding road, subject to easement of record.
Parcel 2 (Elk River):
That part of the Southeast Quarter of the Southeast Quarter of Section 13, Township 32, Range 26,
Sherburne County, Minnesota, described as follows:
Beginning on the East line or said Section, 2.56 chains North or the Southeast corner thereof and
at a point where said line is crossed by the Easterly line of the right-of-way of the St. Paul,
Minneapolis & Manitoba Railway Company; thence North on section line 11.39 chains to center
of road from State Road to Quarter post in said section line; thence South 47-1/2 degrees West to
said Easterly line of said right-or-way; thence South 30 degrees East along said right-of-way to
beginning.
Collectively, “Subject Properties;” and
WHEREAS, the Subject Properties cross the municipal and county borders; and
WHEREAS, the Subject Properties are guided Industrial in the Elk River 2040 Comprehensive
Plan and Business Park in the Ramsey 2040 Comprehensive Plan;
WHEREAS, the property owner’s business is consistent with each city’s Comprehensive Plans, yet
inconsistent with the current zoning classifications; and
WHEREAS, both Cities agree that it is in the best interest to have common and consistent land use
regulations for the Subject Properties; and
WHEREAS, both Cities jointly adopt this ordinance in conformance with each City’s Charter and
other municipal regulations.
Section 1. Authority.
This ordinance is adopted pursuant to and under the authority of the City Charter of the City of Ramsey and
the City Charter of the City of Elk River.
Section 2. Zoning Map Amendment.
Pursuant to Article VII – Planned Unit Developments of Ramsey City Code and Section 30-1564 of Elk
River City Code, the Subject Properties are hereby rezoned from I-1 Light Industrial (Ramsey) and I3
General Industrial (Elk River) to PUD Planned Unit Development:
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Section 3. Uses within the Planned Unit Development
3.1 The use of the property shall only be in conformance with uses described within this PUD.
3.2 Use of the property is a business use for parking of the following:
a. Semi-trucks, semi-trailers, and other delivery trucks;
b. Recreational vehicles, campers, motorhomes, and fifth-wheel trailers;
c. Boats; and
d. Personal vehicles related to a vehicle in a., b., or c. above.
3.3 The use of this property may not be used for any vehicles owned by a business holding a state
dealer’s license or any inoperable or unlicensed vehicle,
3.4 Outdoor storage of any products, equipment, materials, supplies, or debris is not permitted, except
for snow removal equipment and supplies for the site in conformance with the applicable
municipality’s regulations.
Section 4. Site Development Standards
4.1 The site plan, grading and drainage plans, and landscape plan shall conform to the plan set dated
____ as prepared by Engineering Design & Surveying (EDS) and approved by each municipality’s
City Engineer for construction.
4.2 All subsequent modifications to the site improvements must be in conformance with each
municipality’s regulations.
Section 5. Site Performance Standards
5.1 All vehicles must be properly licensed.
5.2 In the event a gate is installed, access to the property must include key boxes for both Elk River
and Ramsey Fire Departments.
5.3 A concrete stripe must be maintained along the city/county border in order to clarify any relevant
jurisdictional issues.
Section 6. Memorialization.
Ramsey City Code Section 106-739 is amended to add “Northstar Truck and RV Parking” and this
ordinance number to the list of approved Planned Units of Record.
Section 7. Summary
The following official summary of Ordinance #25-04 has been approved by the City Council of the City of
Ramsey as clearly informing the public of the intent and effect of the Ordinance:
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“Ordinance #25-04 rezones property from I-1 within the City of Ramsey and I3 within the City of Elk River
to PUD and sets forth standards on the uses and site improvements thereon. The property is addressed 15861
Jarvis St. NW with Anoka County Parcel ID of 18-32-25-33-0002 and Sherburne County Parcel ID of 75-
00013-4405.”
PASSED by the City Council of the City of Ramsey, Minnesota, the ___ day of February, 2025.
Mayor
ATTEST:
City Clerk
PASSED by the City Council of the City of Elk River, Minnesota, the ___ day of February, 2025.
Mayor
ATTEST:
City Clerk
Introduction date:
Posting dates:
Adoption date:
Publication date:
Effective date:
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Councilmember __________ introduced the following resolution and moved for its adoption:
RESOLUTION #25-028
A RESOLUTION APPROVING A SITE PLAN REVIEW FOR NORTHSTAR TRUCK
AND RV PARKING AT 15861 JARVIS STREET NORTHWEST
WHEREAS, The City of Ramsey received an application from Northstar Truck and RV
Parking (the “Applicant”) requesting a Planned Unit Development with a Site Plan Review
approval on the property legally described as follows:
That part of the South 1155 feet of the West 297 feet of the Southwest Quarter of the
Southwest Quarter of Section 18, Township 32, Range 25, Anoka County, Minnesota, lying
North of the railroad right-of-way, excluding road, subject to easement of record.
(the “Subject Property”).
WHEREAS, the Subject Property is zoned PUD, Planned Unit Development, which is a
specialized zoning designation, and guided for business park uses in the 2040 Comprehensive
Plan; and
WHEREAS, all principal uses within the PUD zoning district require a formal Site Plan
Review from Planning Commission and City Council; and
WHEREAS, the Applicant appeared before the Planning Commission for a public hearing on
January 23, 2025, that said public hearing was properly advertised; and
WHEREAS, the Planning Commission reviewed the Site Plan at their regular meeting on
January 23, 2025, and recommended _________; and
WHEREAS, the City Council reviewed the request at their meeting on February 11, 2025.
NOW THEREFORE, BE IT RESOLVED BY THIS CITY COUNCIL OF THE CITY OF
RAMSEY, ANOKA COUNTY, STATE OF MINNESOTA, as follows:
That the Ramsey City Council hereby grants approval of the Site Plan for Northstar Truck and RV
Parking on the Subject Property in accordance with relevant City Codes, subject to the following
conditions:
1. Final legal form approved by the City Attorney.
2. That the Applicant enters into a Development Agreement with the City and provide the
necessary sureties guaranteeing the work will be done according to plan and in a timely
manner.
3. That the Applicant shall update plans based on Staff comments as noted in ProjectDox.
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RESOLUTION #25-028
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4. That the Applicant shall secure all other necessary permits from other applicable agencies,
including the City of Elk River and the Lower Rum River WMO, and provide a copy of
said permits to the City.
5. If a gate is to be added from the Jarvis Street NW entrance, fire department lock boxes for
both the Ramsey and Elk River Fire Departments are required.
6. Landscaping on the adjacent golf course property must receive written permission.
7. All site improvements must be made according to plans dated ____ prepared by EDS and
approved by the City Engineer.
8. All site improvements noted on said plans must be completed within one year of the date
of approval of this resolution.
9. This Site Plan Review resolution is contingent upon rezoning of the Subject Property from
I-1 to PUD.
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CITY OF ELK RIVER
SHERBURNE COUNTY
CONDITIONAL USE PERMIT
Case No. CU 24-21
Permit. Subject to the terms and conditions set forth herein, the City of Elk River hereby grants a
Conditional Use Permit (“Permit”) requested by Nikolay Babkin of Northstar Truck & RV Parking LLC
for the following use:
Conditional Use Permit allowing Outdoor Vehicle Storage at 15861 Jarvis St. NW, Elk River
Property. The Permit is for the following described property (“Subject Property”) in the City of Elk River,
Sherburne County, Minnesota:
That part of the Southeast Quarter of the Southeast Quarter of Section 13, Township 32, Range 26,
Sherburne County, Minnesota, described as follows:
Beginning on the East line of said Section, 2.56 chains North of the Southeast comer thereof and at a
point where said line is crossed by the Easterly line of the right-of-way of the St. Paul, Minneapolis
& Manitoba Railway Company; thence North on section line 11.39 chains to center of road from
State Road to Quarter post in said section line; thence South 47-1/2 degrees West to said Easterly
line of said right-of-way; thence South 30 degrees East along said right-of-way to beginning.
(Real Estate ID No. 75-013-4405)
Owner. Owner of the Subject Property at time of the approval of the Permit:
Northstar Truck & RV Parking, LLC, owner
Conditions. The Permit is issued subject to the following conditions:
1. The outdoor storage shall be allowed for only the following vehicles:
a. Properly licensed, registered, and operable;
b. Semi-trucks, semi-trailers, and other delivery trucks;
c. Motor vehicles;
d. Recreational vehicles, campers, motorhomes, and fifth-wheel trailers;
e. Trailers;
f. Boats;
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g. Light and heavy equipment;
h. Enclosed shipping containers; and
i. Cars and trucks.
2. Vehicle Wrecking Yards and Salvage Yards, as defined by the City of Ramsey, and Salvage
Yards, as defined by the City of Elk River shall not be permitted.
3. Outdoor storage of products, equipment, materials, supplies, debris, or any vehicles not
properly licensed, registered, or operable, is not permitted, except for snow removal
equipment and supplies for the site in conformance with the applicable municipality’s
regulations.
4. If any violations to condition #3 are documented more than once in a calendar year, in
either jurisdiction, the Conditional Use Permit will be brought to the City Council for
direction on revocation.
5. Motor vehicle, trailer, and boat sales is prohibited.
6. Car dealer overflow parking is prohibited.
7. Approvals from the city of Ramsey shall be recorded and copies provided.
8. Schedule a site visit with the Building Official and Fire Marshal to review and complete any
required code updates by November 1, 2025.
9. All driving and parking areas shall be paved with an approved surface (bituminous, Class 5,
or concrete) by November 1, 2025.
10. Stripe the parking lot as shown on the city site plan dated March 17, 2025, by November 1,
2025.
11. Drive lanes need to maintain a minimum 24-foot width throughout the site.
12. All driving areas and outdoor storage/parking areas shall be bound by B612 concrete curb
and gutter by November 1, 2025.
13. A reinforced concrete strip, a minimum one (1) foot wide and centered on the property line,
must be installed and maintained along the city/county border in order to clarify any
relevant jurisdictional issues by November 1, 2025.
14. Site lighting shall comply with Section 30-937 by November 1, 2025.
15. Update submitted plans as needed to demonstrate compliance with state and local
stormwater management requirements across both parcels/jurisdictions by November 1,
2025.
16. Submit documentation showing compliance with all Minnesota Pollution Control standards
by November 1, 2025.
17. A 6-foot tall, 100% opaque privacy fence shall be installed along the north property lines
November 1, 2025.
18. A temporary guard shack no larger than 200 sq.ft. shall be allowed, in Elk River, until
November 1, 2025. The location shall be approved by city staff.
19. This Conditional Use Permit (CU 24-21) must be recorded by November 1, 2025, or the
operation on the property must cease.
20. A 200 sq.ft. guard shack/office shall be allowed, in Elk River, and will require all necessary
commercial building permits and meet required setbacks.
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21. There shall be no repair or maintenance of any vehicles, trailers, or boats on the site.
22. The idling of a truck tractor or other business equipment in excess of 15 minutes is
prohibited from April 16 through October 31, and idling in excess of 30 minutes is
prohibited from November 1 through April 15.
23. In the event a gate is installed, access to the property must include key boxes for both Elk
River and Ramsey Fire Departments.
24. In the event either parcel is owned separately, or one municipality revokes their approval,
each parcel will need to conform to each jurisdiction’s ordinance and codes individually,
including, but not limited to, stormwater ponds, setbacks, screening, curbing, and
landscaping.
25. An amendment to this Conditional Use Permit will be required for future
expansions/additions not shown on the city site plan dated March 17, 2025.
26. Conditional Use Permit, case number CU 23-16, shall become void.
Termination of Permit. The Permit shall remain in effect only for so long as the conditions set for the
herein are complied with. The City may revoke the Permit following a public hearing for violation of the
terms and/or conditions set forth in the Permit.
Lapse. If within two (2) years of the issuance of the Permit the proposed work described in a conditional
use permit has not been substantially completed, the permit shall expire and become void, except that the
council may, following recommendation of the planning commission, extend the permit for an additional
period determined by the council on the receipt of a request for a permit extension prior to its expiration. A
conditional use permit authorizes only the use specified in the permit and shall expire if, for any reason, the
authorized use ceases for more than six (6) months.
Criminal Penalty. Both the owner and any occupant of the Subject Property are responsible for compliance
with the permit. Violation of the terms of the Permit is a criminal misdemeanor.
Recording. The Permit shall be recorded against the title to Subject Property.
Dated: __________, 2025.
CITY OF ELK RIVER
By: ___________________________________
Mayor John J. Dietz
By: ___________________________________
City Clerk Tina Allard
STATE OF MINNESOTA )
) ss.
COUNTY OF SHERBURNE )
The foregoing instrument was acknowledged before me this ___ day of _________,
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2025, by John J. Dietz and Tina Allard, respectively, the Mayor and City Clerk of the City of Elk River, a
Minnesota municipal corporation, on behalf of the corporation and pursuant to the authority granted by the
City Council.
____________________________________
Notary Public
DRAFTED BY:
City of Elk River
13065 Orono Parkway NW
Elk River, MN 55330
Phone: 763-635-1032
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Northstar Trucking
Zone Change
Conditional Use Permit
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Background - CUP
§CUP granted in 2023
§Curb and fence requirement
§Continue to operate on both parcels
§Both municipalities are reviewing
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Background
§Reviewing Outdoor Storage of:
§Properly licensed, registered, and operable;
§Semi-trucks, semi-trailers, and other delivery trucks;
§Motor vehicles;
§Recreational vehicles, campers, motor homes, and
fifth-wheel trailers;
§Trailers;
§Boats;
§Light and heavy equipment;
§Enclosed shipping containers; and
§Cars and trucks
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Background
§Not Being Reviewed - the outdoor storage and/or of the
following damaged items:
§Semis (tractor and/or trailer)
§Motor vehicles
§Recreational vehicles
§Trailers
§Boats
§Light and heavy equipment
§Dumpsters
§Future amendment required
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Planning Commission
§Discussion on guard shack 5x5
§Concerns with structure becoming a sleeping place
§Applicant would like to have a 10’x20’ guard/office
structure
§Commission agreed a temporary structure is reasonable
§November 1, 2025
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Planning Commission
§City often reviews CUP’s for businesses already
operating
§PC recommend all the required conditions be completed
by November 1, 2025
§The PC unanimously recommend approval of the
request
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Expectations
§To ensure the city's expectations are clear, staff emailed
the applicant earlier
§Noting if all conditions are not completed by Nov. 1,
2025:
§CUP will be void and operations will be required to
cease
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Ramsey Council Meeting
§Questioned if certain vehicles (hazardous waste or full
garbage trucks) would be on site
§Adequate distance from the entrance to the RR tracks?
§Semi truck movement
§PUD ordinance received a 4 to 3 vote
§Those opposed indicating the previous and ongoing
code violations likely would continue
§PUD ordinance requires two council meetings
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Action Requested
§Approve the CUP with the 26 conditions outlined in the
memo
§#7 updated to reflect Ramsey’s approvals
§Deadline for everything is November 1, 2025
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Meetings
§March 17 Elk River CC
§March 25 Ramsey CC
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Background
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