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5.6. SR 08-21-2006 City of Elk River REQUEST FOR CITY COUNCIL ACTION Agenda Section Meeting Date Plannin / En ineerin Items Au t 21, 2006 Item Description Lefebvre Properties, Temporary Office Item Number 5.6 Prepared by Jerem Barnhart, Plannin Reviewed by Location 10895 171st Ave NW Introduction Conditional Use Permit to permit the placement of a temporary office unit on their property. Attachments . Location Map Narrative from applicant . Site Plans and elevations dated July 7, 2006. Action Requested Approve a Conditional Use Permit CU06-22 for LeFebrve Properties, 10895 lllst Ave NW, and improvements outlined on plans dated July 7, 2006. Planning Commission Action Motion by _ Second by _ Vote Follow Up Case File: 06-22 Page 2 LeFebrve Tempora.ry Offices Zoning: Adjacent Zoning: PUD Land Use: Adjacent Land Use: Light Industrial N - Light Industrial E - Public Semi Public S - Light Industrial W - Light Industrial. N - Lt Industrial E - Lt Industrial S - Lt Industrial W - Lt Industrial Parking No additional parking provided. Conforms: Land Use Plan - Yes Zoning Code - Yes Subdivision Code - Yes 60 Day Rule:Action must be taken on dus request by September 25, 2006. Analysis Tile applicant is requesting a conditional use permit to permit the placement of a 12' by 44' office trailer on the west side of the building. The trailer would house one 'permanent' office, and 2-3 additional workspaces. The trailer would be placed in the property for 3 years, allowing LePebnTe to fully e\Taluate their space needs. The trailer would be located on existing green space adjacent to the building. TIle applicant proposes to plant some shrubbery around the trailer. Parkina and Circulation No additional parking is proposed. Landscapina .L~s noted above, some small shrubs are proposed around the temororay office trailer. No other landscaping is proposed or removed. Gradina, Drainaae and Utilities No grading or utility work is proposed. Fire TIle Fire Marshall suggested that the trailer be mounted in a ~vay to ensure adequate access from the main building. Staff has since discussed this issue with tile applicant, and it appears that there is no objection. CD 06-22 LeFebn~e Temporary Office Case File: 06-22 Page 3 LeFebrve Temporary Offices Timeline Staff discussed the timeline requested by the applicant. Staff recommended that the CUP e:2\.1'ire after 2 years in an effort to pre\lent 'temporary' CUP from becoming more permanent in nature, and encouraging the applicant to complete work sooner than later. Standards for Issuance of a Conditional Use Permit (Section 30-654) The issuance of a Conditional Use Permit can be ordered only if the use at the proposed location: 1. Will not endallge/~ il!jure or detlillientallY afftct the IIse and elyOyIJient of other property in the iJJilJ1ediate vicinity or the public health, safety, IJiorals, cO/Jifo/t, convenience orgenerallve!fare of the neighborhood or the city. TIle trailer does not appear to negatively impact the surrounding properties. 2. lf7ill be consistent lvith the cOJJprehensive pla11. The Comprehensive Plan guides the existing use at Light Industrial. The addition does not represent a change from the original use. 3. IVil1 not inpede the nOJ7Jial and orderlY developJJient and ilJprOVelJ1ent of StIr-rounding vacant property. The temporary trailer does not appear to impede the orderly growth of adjacent properties. 4. IVil1 be served adequatelY by and will not adverselY afftct essential public facilities and se/vices including streets, police and fire protection, drainage, refilse disposal, lvater and se2ver D'stellis, parks and schools; and will 110t, in paJtictllaJ~ create traffic congestion or inteiference with traffic on acfjacent and neighboring pltblic thoroughfares. The trailer should not signiEicandy increase pressure on adjacent roadways. 5. Lf/"ill not involve uses, activities, processes, n1atenals, eqllipJJient and conditions of operation that }vill be detriJJiental to alf)' persons orproperty because of excessive traffic, noise, sJJJoke, fillJleS, glare, odors, dt/st or vi bratio llS. It does not appear that the noise, traffic, smoke, etc causes negative impacts to the surrounding property. 6. IT7illllo/ resttlt in the destl7fction, loss or daJllage of a natural, scenic or historic feattlre of lJ1qjor illpoltance. To staff's knowledge, there are no natural features in danger with the addition. 7. lf7ill fitlfy conp!;' with all other req1lirelJ1ents of this Code, including al!] applicable require/J1ents and standards for the issuance of a license or perlllit to establish and operate the proposed tlse in the city. It is expected that the applicant will comply with all other requirements, including the Fire Code, Plumbing, and building code. If denial of such a permit should occur, it sllall accompany recommendations or determinations by findings or a report stating ho\v the proposed use does not comply\vith the standards set forth in Section 30-654. CU 06-22 LeFebn-e Temporary Office Case File: 06-22 Page 4 LeFebrve Temporary Offices In the revie"\v of the standards for CUP as outlined, it appears that the addition is consistent with all of these standards. Recommendation Because the request is consistent with the Standards for a Conditional Use Permit, Staff and the Planning Commission recommend appro\Tal for the conditional use permit and site plan dated July 7, 2006, subject to several conditions: 1. The Conditional use permit shall expire on August 31, 2008. 2. All Fire and building code requirements shall be addressed. 3. If the applicant desires the temporary CUP to be extended beyond date above, the CUP shall be amended following review by the Planning Commission and City Council. CD 06-22 LeFebrve Tf..~porary Office - .,~-...............~_._--~~~~~._-~. ~:::':::.':.':~.;,;::.:."!o,:~.~_,.-.:;;;;::'.~ ........./ .i.. .:;:~~~;:;:'.'\.. ..~;..:.~.::,y;:.~;:~;:;~,:\. ~.. ," , &-.:':::::'-- : -'-, , ~ "....,..........'..;...'\' ~..._,.,.. .:<.::.:.-\ . ; ...,_::.......j..:...:,..,--.....:, ~:...~~>,.~ ~iJc . ~'"!-=--- . i=r'--"} ____ ."C~~.,"i.--- . .'--" . . . .- . ---.- -------"~: . -.~-- . 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July 18, 2006 City of Elk Ri\Ter, City Council Madam Ma)TOr, Council members Matter at hand: . LeFebvre Companies Inc. and LeFebvre Properties LLP respectfully present the following matters for your consideration: Need: . A temporary office trailer parked adjacent and parallel to the western wall of our existing office building on 1 71 st Ave. NW. This trailer will be 12 ft by 44 ft. and fit perfectly in the lawn area between the existing building and the curb, as seen in the architect's sketch. This trailer is new, and will be fitted with skirting around the bottom. A few small shrubs will be planted on the sides facing the streets. This office trailer contains one fully private office, plus space for two to three work space cubes. Duration: . We are seeking a 36 month term of this temporary permit to give adequate time to fully evaluate our future needs for staffing and permanent space. Summary of motivatine factors: . A substantial increase in gross sales . A dramatic increase in the number of outlying, in state and out of state satellite locations. . An increase of almost 180% in our Elk River home office support staff. (since 1997 when we moved into our present offices) . The hiring of our first full time Human Resources director. . The need for privacy for that HR person to perform their duties. . Time to fully evaluate our future needs for office space and staffing. The present o\Ter-crowded condition of our office is not conducive to good employee morale or efficient production. It is particularly impartant~ as you business people know, to provide very private space for the Human Resources department. Thank you for your consideration of our rather critical request and your prompt handling of the matter. Sincerely, Bob Strong, Mgr. Real Estate LeFebvre Companies, Inc.