5.8. PCSR 02-13-2007
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City of Elk River
REQUEST FOR PLANNING COMMISSION
ACTION
Agenda Section
Plannin Items
Item Description
Randy Thue is requesting approval of a CUP to allow auto
detailin , auto brokera e and service Case # CU 07-06
Location
568 Dodge Avenue, Lot 2, Block 6, Barrington Place
Introduction
Item Number
5.8
Prepared by
Sheila Cartne , Senior Planner
Reviewed by
Jeremy Barnhart, Planning Manager
The applicant is requesting a CUP to allow for an auto detailing, auto brokerage and preventative
maintenance shop.
Attachments
. Request for Action
. Location Map
. Memo from City Engineer
. Memo from Sherburne County Public Works
Action Requested
Staff is recommending the Planning Commission recommend approval of the request with the conditions
as outlined.
Planning Commission Action Motion by _
Follow Up
Second by _
Vote
Case File: CU 07-06
Page 2
. Location: 568 Dodge
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Zoning:
Land Use:
Highway Business
PUD
Adjacent
Zoning:
Adjacent
Land Use:
N - Highway Bus
E - Highway Bus
S - Highway Bus
W - Highway 169
N - PUD
E-PUD
S - C-3
W - Highway 169
Floor Area: Building = 2000 sqft
Parking
Req'd:
Conforms:
Required: 6 stalls
Proposed: 11 stalls
Land Use Plan - Yes
Zoning Code - Yes
Subdivision Code - Yes
60 Day Rule:Action must be taken on this request by February 20, 2007
Overview
The applicant is proposing an auto detailing shop that provides preventative maintenance
inspections and routine maintenance for fleet vehicles. In addition, Mr. Thue is requesting an auto
brokerage license to obtain vehicles for his customers to use. This would allow him to purchase and
sell vehicles. The business will be open to the public when time is available, the concentration on
this business is for fleet vehicles for a certain business, i.e. a plumber has 12 trucks, he would bring
his trucks to this business for preventative maintenance inspections and service, by appointment
only.
Auto detailing was approved for this site in 2000. This property is zoned PUD, the conditional uses
listed in the C-3 district are conditional uses in this PUD. In the C-3 zone car sales, motor vehicle
service stations and motor vehicle specialty shops are listed Conditional Uses.
Applicable Reaulations
Conditional Use Permit
The issuance of a Conditional Use Permit can be ordered only if the use at the proposed location:
1. Will not endanger, if!Jure or detrimentallY affect the use and e,!/qyment of other properry in the immediate
viciniry or the public health, safery, morals, comfon, convenience or general we(fare of the neighborhood or the
S:\pLANNING\Case Files\2007\CUP\CU 07-06 Thue\PC Report.doc
Case File: CU 07-06
Page 3
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ci!J. The subject site is in a commercial area and near similar uses; a detrimental affect is not
expected.
2. Will be consistent with the comprehensive plan. This type of use is consistent with the
Comprehensive Plan designation.
3. Will not impede the normal and orderfy development and improvement if surrounding vacant properry. Not
applicable, area is developed.
4. Will be served adequatefy fry and will not adversefy qffect 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 trqfJic congestion or intetjerence with trqfJic on acfjacent and neighboring public
thoroughfares. The applicant has provided disposal information and intends to meet the
Minnesota Pollution Control Agency (MPCA) standards.
5. Will not involve uses, activities, processes, materials, equipment and conditions if operation that will be
detrimental to a1!)l persons or properry because if excessive trqfJic, noise, smoke, fumes, glare, odors, dust or
vibrations. Operations of this business are completely enclosed.
6. Will not result in the destruction, loss or damage if a natural, scenic or historic feature if mqjor importance.
The applicant is proposing to use an existing building space with no additions.
7. Will fulfy compfy with all other requirements if this Code, including a1!)l applicable requirements and
standards for the issuance if a license or permit to establish and operate the proposed use in the ci!J. Full
compliance is expected.
If denial of such a permit should occur, it shall accompany recommendations or determinations by
ftndings or a report stating how the proposed use does not comply with the standards set forth in
Section 30-654.
. In the review of the standards for CUP as outlined, it appears that the addition is consistent with all
of these standards.
Analysis
This site was approved for a carwash with an auto detail shop in 2000. The applicant is requesting
approval for an auto detail shop with routine and preventative maintenance on fleet vehicles and a
broker license to buy and sell autos; similar to a "Jiffy Lube" type use. The applicant proposes to
have three cars onsite for the customers to use while their vehicles are being serviced and he would
also like to be a buyer for people looking for speciftc vehicles. As described this use appears to be
similar to an auto service station, similar to other stations in the area.
Routine/preventative Maintenance: The applicant intends to focus his business on fleet vehicles for larger
clients. The clients will typically have a larger number of vehicles that will receive preventative and
routine maintenance, with a focus on safety. While this business will be open to the general public,
the fleet vehicles take precedence; if there are openings the general public can make an appointment.
This operation is intended to be by appointment only.
Auto Brokerage: the applicant would like to obtain a dealer license in order to provide transportation
for his clients, if need be. The vehicles would be parked in front of the building and will be brought
inside the shop at night. He would like to have up to three cars on the site. Another aspect of the
dealer's license is to be able to ftnd and buy certain vehicles at the customer's request. There are
. eight parking stalls behind the building for customer/employee use.
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Case File: CU 07-06
Page 4
The hours of operation are Monday - Saturday 8am to 5pm, at this
time four people will be employed including the owners. The signage
proposed includes one building sign and one freestanding sign that
are presendy located on the frontage road. All signage is subject to
sign permits.
Recommendation
Staff recommends that the Planning Commission recommend approval of the Conditional Use
Permit request, for 568 Dodge Avenue to allow an auto detail, routine/preventative maintenance
shop with an auto dealer license with the following conditions:
1. The building shall meet all applicable building codes.
2. The building shall meet all applicable fire codes.
3. Major vehicle repair is prohibited.
4. Prior to opening, the site shall be inspected by Gary Leirmoe, WWTP Chief Operator
for proper oil, anti-freeze and other lubricant disposal. Any modifications deemed
necessary shall be completed prior to operation.
5. No more the three cars related to the business can be stored on site and shall be kept
inside the shop overnight.
6. All signage requires applicable sign permits.
Respectfully Submitted
Sheila Cartney
Senior Planner
S:\PLANNING\Case Files\2007\CUP\CU 07-06 Thue\PC Report.doc
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Case Number:
CU 07-06
RANDY THUE
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EXI-llBIT A
LEGAL DESCRIPTION OF PREMISES
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My name is Randy Thue, my wife's name is Melanie and she is a stay at home mother.
We have 4 children ages 4 to 16. We have resided at 19600 Zane ST, NW in Elk River
for almost 9 years. I have been employed with Anoka County Highway Department for
almost 10 years. I started my employment with ACHD as the Lead Mechanic and
currently have been in the position as Fleet Maintenance Supervisor for over 4 years.
I have operated a small business out of my 3 stall garage for 5 years as Diversified
Automotive Services performing Preventative Maintenance inspections, automotive air
conditioning and light repairs for neighbors, family and friends. My wife and I would like
to have an opportunity to open our business up at 568 Dodge Avenue to give us more
room and more opportunities to serve the community.
I would like to offer affordable personalized services for individual and fleet maintenance
with a heavy emphasis on motor vehicle safety and reliability.
I will be providing the following services:
./' Preventative maintenance inspections to include diagnostics, oil changes and
light repairs. Also provide free loaner vehicles to those desperately in need.
./' AMSOIL synthetic oil dealer/ installer. I will stock AMSOIL products for
retail and install. The main purpose will be 'educating my customers on the
benefits of extended drain intervals. Synthetic oils VS petroleum products.
./' Auto Brokerage. By obtaining a used car dealers license I will be able to provide
affordable, reliable transportation based on the customers needs. I will have 8
parking spaces behind the building. I will utilize 3 spaces for vehicles in the front
lot near frontage road by signage board. At most I will carry 3 vehicles; these
vehicles will be brought into the shop at night. They will be in the front for
display only. The majority of the Auto Brokerage business will be utilized as
follows: When the repairs exceed the cost of customer vehicle, I will have an
opportunity to consult and provide affordable and reliable transportation based on
customers needs. The Auto Brokerage business will also be utilized to assist
customers in finding a specific year, make and model.
./' Automotive Detailing. One of the bays will be used for providing this service.
The hours of operation will be Monday ~ Saturday 8am to 5pm.
The business will employ 4 people including me and my wife.
Signage will include two, one off the frontage road and one on the south west comer of
the building.
There will be no outdoor storage.
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DATE RECEIVED
/1/2-1'()?c
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January 21,2007
OAtc.
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2--0 7 D
Sheila Cartney, Senior Planner
City of Elk River
13065 Orono Parkway
Elk River, MN 55330
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Re: Conditional Use Permit Staff Comments, Dated January 16,2007
Dear Sheila,
My plan for the disposal of oil, antifreeze and other lubricants is as follows:
I will be working in compliance with the Minnesota Pollution Control Agency (MPCA).
I will be registering with the Environmental Protection Agency (BPA) as a "Waste Oil
Generator" and I will keep records per used oil management standards.
East Side Oil Company out of S1. Cloud, Minnesota will be providing me with an above
ground oil tank which will be labeled and located inside the shop. They will also be
providing me a barrel for used oil filters and one for used antifreeze.
I will be on a weekly to bi-weekly pick up schedule.
Regarding the signage, the sign on the frontage road is the free standing sign we referring
to.
Thank you for further consideration of my application. I look forward to the Planning
Commission meeting on Tuesday, February 13, 2007.
I welcome any additional questions you may have to further clarify.
Sincerely,
Randy D. Thue
763-241-9754