5.4. PCSR 09-11-2007City of
Elk -~-_,
River
City of Elk River Item Number
REQUEST FOR PLANNING COMMISSION
ACTION ~ ' 4 "
Agenda Section Meeting Date Prepared by
September 11, 2007 Jeremy Barnhart, AICP
Item Description Reviewed by
Request b y AJ's Complete Automotive for Conditional Use Scott Clark,
Permit approval to sell vehicles. Case Number CU 07-24 - Community Development
Public Heari Director
MN Statute 15.99 (60 day rule) status: The application has been deemed complete as of
August 13, 2007. The City must approve, approve with conditions, or deny or extend the
review timeline by October 13, 2007.
GENERAL INFORMATION:
A licant: A 's Com lete Automotive
Requested Action Conditional Use Permit to allow car sales
Location and Size: Approximately 2.91 acres west of US highway
169, north of Main street, adjacent to the Pizza
Hut restaurant.
Location Existing Land Use Land Use Plan Designation Current
Zoning
Property in
Question Commercial Highway Business C-3
North Guardian Angels Public/ Semi Public PUD
South Burger Time Highway Business C-3
East US Highway 169 -- C-3
West Guardian Angels Public/ Semi Public PUD
Case File: CU 07-24
Page Z
Introduction
AJ Complete Automotive
Elk River Auto Mall
AJ's complete automotive desires a Conditional Use Permit that would allow them to offer vehicles
for sale at their property at 279 Carson Street.
Attachments
Location Map
Applicants narrative
Site Plan
Action Requested
Recommendation of denial for AJ's Complete Automotive, because there is insufficient parking on
site to satisfy the parking requirements for the added vehicles.
Should the Planning Commission wish to approve the use as presented, staff would encourage the
Planning Commission to consider a couple of conditions, including:
1. No parking on the green space between the parking lot and Highway 169 unless that lot is
paved with asphalt or concrete and concrete curb and gutter installed.
2. No more than 5 vehicles may be offered for sale.
3. All signage shall be consistent with the sign ordinance.
Planning Commission Action Motion by Second by vote
Follow Up
Overview
AJ's Complete Automotive requests a Conditional Use Permit to sell vehicles on the property they
lease at 279 Carson Street. Elk River Auto mall is the property owner, represented by John Weicht.
Applicable Regulations
Conditional Use Permit
The issuance of a Conditional Use Permit can be ordered only if the use at the proposed location:
S:\PLANNING\Case Files\CUP\CU 07-24 AJ's Complete Automotive\Staff report to PC 9-11-07.doc
Case File: CU 07-24
Page 3
AJ Complete Automotive
Elk River Auto Mall
7. lYlill 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 orgeneral welfare of the neighborhood or the
city.
2. lYlill be consistent with the comprehensive plan.
3. lY/ill not impede the normal and orderly development and improvement of surrounding vacant property.
4. lYlill 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
avill not, in particular, create traffic congestion or interference with tra~ic on adjacent and neighboring public
thoroughfares.
S. lYlill not involve uses, activities, processes, materials, equipment and conditions of operation that will be
detrimental to any persons or property because of excessive tra~c, noise, smoke, fumes, glare, odors, dust or
vibrations.
6. lYlill not result in the destruction, loss or damage of a natural, scenic or historzc feature of major importance.
7. lYlill 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.
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.
In the review of the standards for CUP as outlined, it appears that the addition is consistent with all
of these standards.
Analysis
The original CUP allowing the construction of the building was approved in 1994 (CU 94-11).
Concerns raised at that time included the loss of green space, parking of vehicles outdoors over
night.
As was then, the general concern with automotive oriented business is generally the provision of
adequate parking, display areas.
Comprehensive Plan
The existing and proposed land use is consistent with the Comprehensive Plan, as a Highway
Business.
Transportation/ Parking
Streets -Access to the site will be via the northern leg of Carson Street, north of Main street. There
is no other access point.
Parking - On the subject property, there are 5auto-oriented businesses, including a Tires Plus, Abra,
and Enterprise Rent-a-Car. While the Abra is expected to move with their new building at the
corner of Co Rd 13 and 3`~ Street, a like use is expected to use the vacated space in the future.
Recent inspections indicate that there is insufficient parking to meet the demand of the businesses in
the area. It was noted that approximately 15-20 cars were parked on the former grass area east of
S:\PLANNING\Case Files\CUP\CU 07-24 AJ's Complete Automotive\StafEreport to PC 9-11-07.doc
Case File: CU 07-24
Page 4
AJ Complete Automotive
Elk River Auto Mall
the building, and that there was very little available parking in the regular lot associated with the
building. Adding 4-5 new cars for display would decrease the available parking even more.
It appears that there is some agreement with the owner of the Pizza Hut lot to park on their
property, which includes the green space (now covered with gravel) between the parking lot and
Highway 169.
Utilities
There is no anticipated impact on the utility network associated with this proposal
Recommendation
Staff supports a Planning Commission recommendation as outlined above.
S:\PL,ANNING\Case Files\CUP\CU U7-24 AJ's Complete Automotive\Staff report to PC 9-ll-07.doc
.''~ ~i
Location Map N
c~ ~;, o{
Elk ~ ,
River Case Number: CU 07-24 AJ s AUTOMOTIVE
MAR-1S-001 E~1 ~ 39 DO~iNT0~1N ~AGUAP.
July 30, 2007
;;,
279 C.111SflN 3T. ELK RIVCP. MN 5533Q
Re: Dealer Licensing at the Elk River Auto Mall Location.
To Whom it May Concern:
~,
petalled Description/scope of protect. We intend to use the dealer licensing to purchase cars for our
clients. We want to be able to buy discount cars to repair and sell to our customer base. We only
intend to have 4-5 cars in our lot at a time. We do not have intentions of having a car lot on the
premises.
Hours of Operation:
Monday- Friday
7:00 a.m. - 6:00 p.m.
Saturday
8:00 a.m. -12:00 p.m. Noon
P . 02
Number of Employees: We currently employee 3 full time Technicians.
Number of arkin stall existin and additional: We currently have 22 parking stalls in front of the space
we are leasing.
Is there proposed screening of the site: N/A
Proposed building materials: N/A
Si na e: We currently have signage on the building.
Is there outdoor storage: No
What are the impacts to the site: None
MAR-1P-2001 ~1~39 DOI~NTOIJN JAGUAR P. a3
Interim Use Permits: Permanent
What are the reasons for the proposed Ordinance Amendments: N/A
What is the purpose of the Easement Vacation: N/A
What has changed to warrant the Land Use and/or Zone Chanee: N/A
How compantible is it with surrounding properties: Auto Mall which includes: Tires Plus - Abra Auto
Body -Kennedy Transmission -Enterprise Rent-a-Car.
Why the rezonins of a development to PUD is being requested: N/A
TOTAL P.03
sseoz~oN~,~n Lo'LZ'~ ono S NW `~an(?
~~
' ~
~
n EEZ6-LS5 XVd
B06-
-1
) Gy
J
ll~ woo
oosseRpl~~4o(
mN,m
leirl~141e4g~ossel
o
em Z
~
~
~
{ 1
L55
E9L
90455 N
'H
~aa~~s uos~e~ 6LZ l
y
Ollfl9
109E-EE9-(E9L)
- ~
~Kl
~ S' bd W
lIIOWAId
OL L# 'N 's~V 419E OS951 XVj
N`JIS30
~ 009E-EE8-(E9L) 3NONd
~
- r
B,ose~~,W,° ~~DOW~~I ~~dW dIV-
~
- - elels eyl,o seal eyl ~epun pel!ymy pesusor>
6lnpewelleylpueuos wins
I W I~enP ~
'~NI `.Sl'J311H`Jt1V OEE55 NW 'k13Nki )Il3
~
'
" ~
~
Rw ~epun ~o ew Aq paied
~M
~ ' 89E XOB
O
d
O
_
s>I9vw39 aivo r+asin39 /4!
lo'uo!]s~l,h~s'ueldslylleil Uso6 wa
9u
41 U //''~~~~//
b~ll~W 111Vd (~~/ /~ v
7
O~I I V ~~/ 1I~ ~l I~ S31dI~OS 4Nd1H~l3 '~ NHOf -~
s
"
~ ~ e £ ~
~ ~
~
~ ~ E ~-`~
~ y~ ~ s
s€
F
S 820 '~ 2 'T
E
~ E
k
,
g~ ~~ ~5 X
~~~ g~ ~ ~ ~
~
~ s
8 ~ cT
~ $ ~ E
~
R $
°~ ~ ~~ P~~
3t ~ ~ a
6
tl ~~ g
~ g
y
~. ~ ~-y E~~~ p~
a$° r~Q
388
Fc m
8g
'S ~e
6
fi
~'
$
~
~ ~
Z
g g
r~ s m ~ gg~8 3
o
~~g~g~~~3~°: ~
~~ ~ ~ ~ .
E ~
~ ~ ~ ~
4 ~s ~. 8~~
~t
~~g ~Dfi~~ g
~ ~~~5
~~g
~~
a ~$
k~a~g~~.ai~` ~~ x
8
~
~
~ ~
a
~ ~o F
p
~
~,~ ~ ~~s~~g -~~ ~ ~ga~ a~~~Eg :~ 6 ~ ~ € ~ a ~ E
2
s
s
's ss§ ss~~P p
O
sa#e
s~
K
~~
[
~
9 fy
SaTpj
~_
~s ~y
`s uS
~ ~
m 6. n'.
u LL ~
4 ~
m • ••
p p~
s
- __ --1~ -__ -- - __ _ -
~~~~1~~~~r~T~ ~~
'',
~~ ~ ~ -~
-- _ _ _ -_
`~ Illlli~~~ ~
,\
,~
~ ~~ -~ 111(~-:
'`\~L1 ~ ~~ ~_J
i ~_I_~
i
a
~~
E
NB C~
~~ "8
~~°~~~
~~ ~~
3~ °g a
ps m~
e
~~ ~~ ~
~~~
--
¢4 _ '
~~ ~ ~;_
~~~~I - ~
~ , -
og
~~~
~3~
!'
~_
t.J
~ .~
-----
---- --