6.4. SR 07-17-2006
City of Elk River
REQUEST FOR PLANNING COMMISION
ACTION
Agenda Section
Plannin Items
Item Description
Request by Nature's Dry Cleaning for Conditional Use Permit
for Dry cleaning operation, Public Hearing - Case No. CD 06-
17
Item Number
6.4
Prepared by
erem Barnhart, AICP
Reviewed by
Scott Clark
Location
Located \vitllin tlle Briggs retail building, currently under construction on Freeport Street, nordleast of
tlle Lincoln Elelnentary School. A address l1as not yet been assigned for the property.
Introduction
Tile applicant is seeking a Conditional Use Permit for a dry cleaning establislunent. The business \vould
clean the clatlling on site.
Attachments
. Location Ivlap
Descripti,Te Narrative from applicant
Site Plan
Floor Plan
Action Reauested
Staff is recommending the Planning Commission recommend appro\Tal ,vith 3 conditions as outlined.
Planning Commission Action Ivfotion by _
Second by _
'Tote
Follow Up
S:\PLA1'JNING\Casc Filcs\2006\CUP\CU 06-17 Natures Dry Cleaning\Staff report OG-17.doc
Zoning:
Adjacent
Zoning:
C-3
Land Use:
Adjacent
Land Use:
Public- SP
N - PUD
E - C-3
S - C-3
W - R-lc
N - High\vay Business
E - Highway Business
S - Public- SP
W - Public- SP
Parking Proposed: 56 shared stalls are pro\rided on site, including 3 reserved for the dry
cleaning business.
Conforms: Land Use Plan - Yes
Zoning Code - Yes
Subdi,rision Code - Yes
60 Day Rule:Action must be taken on this request by August 7, 2006.
Overview
TIle applicant is requesting Condition Use Permit appro,ral to allow the construction and use of a
portion of the retail/ office building for a dry cleaning establishment. A dry cleaning establishment
is a listed Condition Use in the C-3 zoning district.
The business will collect clodllng at dle counter, and clean it on site, using an environmentally
friendly process. The business will not use percoethylene in the cleaning of the clothing, which is
corrunonly used in tlle ill;T cleaning process. Tile business ,vill use a self contained hydro carbon
dlat biodegrades. The llydro carbon will be filtered and recycled. The wastes generated \vill include
replacement of filters e,rery 3 month. No ,renting or draining is produces through the process. .
Tile applicant \vill pro,ride furdler description of tIle cleaning process at the meeting.
There is no coin operated laundry proposed.
No exterior modifications are proposed for the building, other than tenant signage. All signage will
be consistent \vith tlle sign ordinance.
Analysis
Parkina and Circulation
TIle property pro\rides 56 spaces, including 32 in the rear, likely to be used as employee parking.
The 56 spaces is in addition to tlle 71 on tlle restaurant lot to the SOUdl of the multi-tenant building.
The ordinance does not prescribe a specific number for dry cleaning, however, Staff \vould suggest a
S:\PL.ru'\jNING\Case Files\2006\CUP\CU 06-17 Natures Dry Cleaning\Staff report 06-17.doc
requirement of 5/1000 for the service aspect (sales/ sen-rice) of the business, and 2/1000 for the
cleaning portion of tlle business (general industrial). This would require 6 parking spaces.
landsccping
No changes are proposed to tlle landscaping plan as approved as part of the site plan.
Gradinc, Drainage and Utilities
No changes are proposed to tlle grading and utilities serving the property.
Standards for Issuance of a Conditional Use Permit (Section 30-6541
TIle issuance of a Conditional Use Permit can be ordered only if the use at the proposed location:
1. lVil1 not endangel~ ilf/ure or detrllJlental/y affect the use and el!jq)JJJJent of other property in the llJJJJlediate
vicinity or the public health, safe!)', JJJorals, COJJifort, convenience or general lve!fare of the neighborhood or the
ciry.
A dry cleaning establislnnent is not an uncommon senrice use in a retail location. The
expansion does not appear to negati'Tely impact the surrounding area.
2. tf:7ill be consistent with the conJjJrehensive plan.
TIle Comprehensive Plan guides the existing use at public/semi-public. The City may "\vish
to consider a cllange in tlle Comprehensi\re plan in the future, however, the need for tlle
Comprellensi\re Plan '\vas triggered by the rezoning, not the proposed use.
3. r.vrill not iJJpede the n017JJal and orderly developlJJent and llJprOVelJJellt of surrounding vacant properry.
Other than adjacent tenant spaces and the restaurant, there is no surrounding 'vacant
property. The establishment "\vould be consistent with other businesses providing services to
the neighborhood.
4. Will be Se17Jed adequate!;' 0./ and Jvill not adverse!;' afftct essential public facilities and services including
streets, police and fire protection, drainage, refuse disposa~ water and selver !)lsteJJJs, parks and schools; and
i.vil/not, in palticulaJ~ create traffic congestion or inteiference with traffic 011 aef/acent and neighboring public
thoroughfares.
The operation is not expected to create a traffic demand of significant ,rolume.
5. lVil1 not involve tlses, activities, processes, JJJaterials, eqllip1Jlent and cOllditions of operation that lvill be
detliJIJental to aIry persons or property because of excessive traffic, noise, sJJJoke, filJJJes, glare, odors, dust or
vibratio llS.
After speaking with dle applicant, there is not expected to be any impact on adjacent
properties, including noise and odors. TIle applicant has stated that all \vastes are handled
internally.
6. Lt7illllot result ill the des!l7lctiol1, loss or daJJlage of a J1atllltl~ scenic or historic feature of lJJeyor ilJpoltance.
To staff's kno\vledge, there are no natural features in danger due to the illy cleaning
business.
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7. Will ft/IIY COJJp!)' lvith all other requirelJJents of this Code) including aIry applicable requirelJJents and
standards for the issuance of a license OrpeJ7JJlt to establish and operate the proposed lIse in the ciD'.
It is expected tllat the applicant \vill comply \vith all other requirements.
If denial of sucll a permit should OCClli, it shall accompany recommendations or determinations by
findings or a report stating ho\v tlle proposed use does not comply \vith the standards set forth in
Section 30-654.
In tlle re'vie\v of the standards for CUP as outlined, it appears that the addition is consistent \vith all
of these standards, and Staff can support the issuance of a CUP.
Recommendation
Staff and the Planning Commission recommend appro\ral of the Condition Use Permit CD 06-17
\vith tlle follo\ving conditions:
1. No noise, odors, or vibrations shall be evident outside the property line.
Z. The building shall meet all applicable building and fire codes.
3. Wastes shall be disposed of in an environmentally responsible manner, and
applicable with local, state, and federal regulations.
4. No outside storage.
5. Removal of chemical/ filters be handled by professional contractor.
S:\PLANNING\Case Files\2006\CUP\CU 06-17 Natures Dry Cleanmg\Staff report 06-17.doc
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Case Number: CU 06-17
NATURE'S DRY CLEANING
Description of Proiect Narrative for: Nature's Dry CleanioS!tt Inc.
1.) Description/Scope of Proiect:
Nature's Dry Cleaning Inc. is a full service Dry Cleaning company. When our
customers drop their clothing off at our dry cleaning facility they will know their clothing
is not sent out to be cleaned (like 98% of the dry cleaning franchises in existence) but
cleaned in our facility using environmentally safe products.
Nature's Dry Cleaning will be servicing the community of Elk River with a state-of- the-
art European dry cleaning concept. We will be using Hydro-Carbon which is a safe
system for our employees, customers, neighborhood, air and ground as we will not have
any hazardous waste disposal.
Most dry cleaners today use a cleaning solvent called perchlorethylene ("perc") to dry
clean which has been listed by the Environmental Protection Agency as a possible
carcinogen and hazardous ground and air pollutant.
With Nature's Dry Cleaning's usage of Hydro-carbon the quality of dry cleaning is
superior to "perc" methods, comparable to the customers in price and gentler on your
clothing. lbis method has been comtJaredto "a mineral bath" for your clothing".
What makes Nature's Dry Cleaning different from other dry cleaning operations is our
concern for the environment. We realize how important having genuine respect for the
environment is and we have designed our store to comply with all state and federal
regulations. We also know it's the right thing to do.
Nature's Dry Cleaning's statement of benefit; what distinguishes us from other dry
cleaners is offering the customers an environmentally safe dry cleaning and European
fished garments.
The people in Europe have been dry cleaning their clothes this way for years and I would
like to bring this cleaning concept to the people of Elk River.
2.) Hours of Operation:
The doors would open approximately 5:30am machines would run from approximately
6:00am -7:00pm Monday - Friday. Saturday hours of operation would be 6:00am -
1 :OOpm.
3). Number of Employees:
Starting staff would be approximately 5-7 full time employees; with growth of the
company to 8 to 12 full time employees.
4). Number of Parking Stalls:
3 parking spots in front of the building will be reserved with signage for our customers.
Additional parking spots available in non- designated parking area designed by Briggs
Properties as shown on approved site plan.
5). Proposed Screening of Site:
See attached approved site plan regarding the landscape requirements provided by Briggs
Properties' engineering firm.
6). Proposed Building Materials:
See attached approved structural notes as provided by Briggs Properties' engineering
frrm.
7). Signage:
(As stated in my lease with Briggs Properties) The signs will comply with the
requirements of the governmental authorities having jurisdiction over the building. The
sign will be placed on a designated portion of landlord's sign panel, and on the entrance
door of my suite.
8). Outdoor Stora~e:
I do not foresee any need for outdoor storage at this time.
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