6.6. SR 11-20-2006
City of Elk River
REQUEST FOR CITY COUNCIL ACTION
Agenda Section Meeting Date
Communi Develo ment November 20,2006
Item Description
Request by L&K RV (Lorin Stephenson) for Conditional Use
Permit for Trailer Sales, Public Hearin , Case No. CU 06-26
Item Number
6.6.
Prepared by
Sheila Cartne , Senior Planner
Reviewed by
Jeremy Barnhart, Planning Manager
Location
Southwest of Highway lOon Edison Street, 15634 Edison Street NW.
Introduction
L&K RV repairs and refurbishes recreational vehicles and sells RV parts, selling travel trailers is
complementary of this use. The applicant proposes to store and sell 10-12 travel trailers; a Conditional
Use Permit is required for outdoor storage and selling of R V s.
Attachments
. Request for Action
. Location Map
Action Requested
Staff is recommending the City Council approval this proposal with the conditions as outlined.
City Council Action
Motion by _
Second by _
Vote
Follow Up
Case File: CU 06-26
Page 2
Location: 15634 Edison St NW
Zoning:
1-1, light Ind
Land Use:
Highway Business
Adjacent
Zoning:
N - 1-1
E - 1-1
S - R1a
W - Rla
Adjacent
Land Use:
N - Highway Business
E - Highway Business
S - Rural Residential
W - Rural Residential
Site Area:
1 acres +
Parking
Req'd :
Required: 12 stalls
Proposed: none delineated
Landscape Required: 6 trees
Req'd:Proposed: No landscaping is proposed at this time
Conforms: Land Use Plan - Yes
Zoning Code - Yes
Subdivision Code - Yes
60 Day Rule: Action must be taken on this request by November 24,2006
Overview
The applicant operates L& K RV Services, Inc., which has been in business since 1988 and at the
present location since 1999. L&K repairs, refurbishes and services recreational vehicles (campers
and trailers), but does no engine or chassis work onsite. Adding the sales of small recreational trailers
is complimentary to the business. L&K employs four people full time and have seasonal employees
in the summer. The hours of operation are 8am to 5pm Monday through Friday.
Analvsis
The subject site is located in an industrial district that abuts a single family residential district; the
owners of L&K are the homeowners of the abutting property. A dense tree line screens this site
from the residential zoned property.
The applicant proposes to store up to 10-12 travel trailers on the west side of the building. The
view is screened from Highway 10, but will be visible from Edison Street and the neighboring mini-
storage site. According to the City of Elk River Development Regulations, parking must take place
on an approved surface of asphalt, concrete, concrete or similar pavers or Class V compacted to
maintain a dust free surface. The proposed storage area is a grassy area; at minimum staff suggests
Class V for the surface area.
S:\PLANNING\Case Files\2006\CUP\CU 06-26 L&K RV\CC 11_20_06.doc
Case File: CU 06-26
Page 3
Parkin~ and Circulation
Based on the office use and repair use 11 parking stalls are required, the addition of the sales area
outside results in one additional parking stall. A 1,750 square foot concrete slab in front of the
building is currently used for parking. The site can house the required 12 spaces without
encroaching into setbacks. The existing pad should be striped to provide the ADA requirements
and four additional spaces.
Buildin~ Insvections
Having onsite sales will require the site and building to be compliant with ADA standards. All
building code requirements shall be addressed.
Landscavin~
The site is surrounded by mature trees and vegetation. Based on landscape requirements, after
applying the tree credits, six trees should be installed, three overstory trees in the front yard and
three on the outdoor storage area.
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:
,. Will not endanger, iryure or detrimentalfy qffect the use and e'!fqyment 0/ other properfY in the. immediate
vicinity or the public health, scifety, morals, comfort, convenience or general we!fare 0/ the neighborhood or the
city. The proposed use does not appear to negatively affect the surrounding area.
2. Will be consistent with the comprehensive plan. The use is not changing and will remain consistent
with the Comprehensive Plan.
3. Will not impede the normal and orderfy development and improvement 0/ surrounding vacant properfY. The
surrounding industrial area is developed, the residential area is not fully developed at this
time, and this use should not impact the orderly development of surrounding property.
4. Will be seroed adequatefy f?y and will not adversefy qffect essential public facilities and seroices including
streets, police and fire protection, drainage, refuse disposal, water and sewer .rystems, parks and schools; and
will not, in particular, create tr4fic congestion or interference with tr4fic on atfjacent and neighboring public
thoroughfares. Through the review of the proposal, the police, fire, and utility divisions
reviewed the proposal, there were no comments. This use should not create traffic
congestion or interfere with traffic on adjacent and neighboring public thoroughfares.
5. Will not involve uses, activities, processes, materials, equipment and conditions 0/ operation that will be
detrimental to a'!)! persons or properfY because 0/ excessive tr4fic, noise, smoke, fumes, glare, odors, dust or
vibrations. No excessive impact on adjacent properties is anticipated.
6. Will not result in the destruction, loss or damage 0/ a natural, scenic or historic feature 0/ mqjor importance.
There will not be any loss or damage of natural, scenic or historic features.
S:\PLANNING\Case Files\2006\CUP\CU 06-26 L&K RV\CC 11_20_06.doc
Case File: CU 06-26
Page 4
1. Will fullY complY with all other requirements of this Code, including af!)l applicable requirements and
standards for the issuance of a license or permit to establish and operate the proposed use in the ciry. No
variances or waivers are suggested.
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.
Plannine: Commission Recommendation
The Planning Commission held a public Hearing on this item on November 14,2006 and
recommended approval with a modification to condition 6. At the meeting the applicant indicated
they would like to store up to 25 trailers, which is 13 more than they originally indicated, the
Planning Commission did not recommend a change in number, staff is in the opinion that if the
storage is in the approved area on the approved surface, increasing the number to 25 trailers would
be acceptable.
Recommendation
Staff recommends that the Planning Commission recommend approval of a Conditional Use Permit
to allow sales and storage of 10-12 travel trailers for property located at 15634 Edison Avenue NW
with the following conditions:
1. All applicable building codes shall be met.
2. All applicable fire codes shall be met.
3. The parking lot shall have delineated 5 parking stalls.
4. Six landscape trees shall be installed, 3 overs tory trees in front and 3 on the outdoor storage
side.
5. The outdoor storage area shall consist of Class V gravel.
6. If the display area is moved from the western side of the properry it must be approved by City Staff.
S:\PLANNING\Case Files\2006\CUP\CU 06-26 L&K RV\CC 11_20_06.doc
CASCADE
"
on
on
'"
1il
~
a
8
0-
:I:
~
~
~
~
~
~
t
0.
'"
::;:
c
o
'"
is
~
6:i
~
~
"
~
a
~
i
Ii:
a
'"
z
2'
~
Vi
f-
W
W
cr:
f-
If]
o
z
<
--"
5
w
--"
U
/l
i2()
~tJ
I-
>-
f-
Z
:::J
o
W u
z
ct: <t
:::J '"
m 0
ct: z
w <t
en
152NO
Location Map
~
N
Case Number: CU 06-26
L & K RV STEPHENSON
Thank you for the opportunity to introduce ourselves. My name is Lorin
Stephenson and along with my wife Kim, we own and operate L & K RV
Services Inc. We have been in business since 1988 & became incorporated in
1991. We purchased our present facility from Ron Wright, formerly Wright
Machinery in 1999. We are in the business of repairing recreational vehicles and
selling small recreational trailers is a natural addition to our business. This would
have no ill effect on any of our surrounding properties. Our basic hours of
operation are 8:00 a.m. to 5:00 p.m. Monday through Friday. We employ 4
people full time and hire additional people as needed during the summer months.
We have ample parking including but not limited to a 1750 sq. foot concrete pad.
Our plan is to keep the building and the site as rustic as possible as this suits our
customers tastes as well as our own. The south property line of our business. is
the north property line of our residence, which we built in 1985 so you can see we
are very conscious of the appearance of both properties. We have done many
improvements and constant maintenance on both. We have enclosed pictures of
both our residence and our business so you can view first hand the condition of
the properties.
Thank you for your time.
Lorin and Kim Stephenson
DATI': L. .. .. .. .....\
It.. lit" ~ '.,.;,I -- ~ \j --...,..
c1 r oe:s--tiv
I i
J I
I I
I
I i
! r
i I
I
i I
I I
lj !
i
I
I
I
1
"._~"-_. .... ..h .....'....
~ '" ::.;....
~
.. 't' "
"e. ..
\( ~'~
\. f\;
\ '< :; ..
~ h,~ " .
~ ~...~ ,
~c
~~
~\... \0
~ .~ p ~
~~~,,~
~ ~~ ~ "
-.~_.
.,..~-..........
/F'
IlL ~~'j
I\H k,
/'
I
I
I
- I
I
i
". ....... '- !
!"\';~::==: >.,~,.J\...,
! .~\. '~',
'~{" .'
'\
..~.~. i
~-=:::. ,-,,=,,~~-~
:. '.~ ." -.. ....
~':\\,~,:>~:, '.
~1.
l tf)
"\: ~
, ~
, , ~
" ,
<.:....., ,
"- I
0 Ii' -::=:>
L;.U ~I ~
:> Ii!!
0 ~8
a::: ;J lI!: ,~
t;&!
0- ! i5
0- J ~i
<C c I I: ~
I
I
.I
r
I
,
'-...
'\"
',-
\.
'"
,
''"',
"
~~;
f"',
t:.;nI]
!Jj
>
-
w
fd~
~~
<~
Q
"""""'" :L'
" ___u._
. -..
WI
'I"~
t.
.~,.
-}1..
'k'
i"
''c'
't'
1111/ ~
iJ'1l t
'~ \
if: J
l q
\
:'~ .
t
!
I,
_..~- .....-
~_......."".-,.
.....-.....--.-...
/-------~
"
~
\.
--+---.--
\,.'
,t
~aP---iHd
/
/
/
;'
,/
!/
!
~...'
\:;'
\' .
~
I\) \ '7 ~ yl'A
~~~
l~~ "OIl
~-
""
.."
:~
'"
\~'~
~ ~ ~ ~~
I. " ..at .
~~~"(
" ~~-:~
q..ll."
l\~.\~":'
,~~ -It
~
~
\1.
-"~
. ~
,.(
; .
.i....
,;J
Welcome to Your Best Source for Travel Trailers
7' 6" Wide Lightweigllt Series
Page 1 of2
450W 750N - Howe, IN
1-800-327-76
Travel Trailers 5th Wheels Home
If you want the comfort and convenience of a tn
but like the ease of hauling a light-weight tent trai:
the Road Runner. We offer the amenities you WOl
large travel trailers with the towing characteristics I
INTERIOR FABRIC OPTIONS
http://www.sunvalleyinc.com/roadrunner.htm
11/15/2006
Welcome to Your Best Source for Travel Trailers
MOOD INDIGO
Standard Features
. Toilet & Shower
. Hot Water Heater
. Refrigerator
· Torflex Torsion Axle
. Vinyl Roofing
Options
Page 2 of2
VINTAGE EARTH
ENGLISH PEWTER
R~
Standard Features · Optional Features · Technical Specs
. 20,000 BTU Furnace
. 3 burner Range
. 20 lb. LP Bottle
. 2 Year Limited Structural
Warranty
· Air Conditioner (67 lbs.)
· Awning (48-78Ibs.)
· Spare Tire (36 lbs.)
· CD Player (8 lbs.)
· TV Antenna (8 lbs.)
Top
T 00- 1 S
-fi t-
· Microwave (35 lbs.)
· Outside Shower (6 lbs.)
· Crank Jacks (10 lbs. pair)
. Surge Brakes
ec ICa 11)eCI Ica IOnS
Road Road Road Road Road Road Road Road
Runner
Runner Runner Runner Runner Runner Runner 210RBH Runnel
130 160 161 162 180 210DB LTD 211
Length 15'6" 17'6" 17'6" 17'6" 19'5" 22'7" 22'2 " 21 '2"
Width 7'6" 7'6" 7'6" 7'6" 7'6" 7'6" 7'6" 8'0"
[nterior Height 6'6" 6'6" 6'6" 6'6" 6'6" 6'6" 6'6" 6'6"
[Axle Weight* 1835 lbs. 1980 lbs. 19501bs. 19501bs. 2275 lbs. 27251bs. 29331bs. 3010lh
Hitch Weight* 190 lbs. 225 lbs. 225 lbs. 225 lbs. 225 lbs. 350 lbs. 365 lbs. 340 lbs
Carrying 885 lbs. 740 lbs. 770 lbs. 770 lbs. 21251bs. 1675 lbs. 1725 lbs. 2650lh
Capacity *
* All weights are approximate w/o options
450W 750N - Howe, IN 46746
info@sunvalleyinc.com
Copyright 2003 Sun Valley, Inc
http://www.sunvalleyinc.comlroadrunner.htm
11/15/2006