5.6. PCSR 05-09-2006Item #5.6.
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MEMORANDUM
TO: Planning Commission
FROM: Chris Leeseberg, Planner
DATE: May 9, 2006
SUBJECT: Case No. CU O6- 12
Request by: Barton Wells for a Conditional Use Permit for a
facility for custom tuning, modification and performance work
on classic muscle and late model performance cars
Zoning: C3 -Highway Commercial Land Use: HB -Highway Business
Adjacent N - C3 Adjacent N - HB
Zoning: E - C3 Land Use: E - HB
S-C3 S-HB
W - R1-a -Single Family Res. W - RR -Rural Res.
Floor Area: Building = 22,378 sgft Addition = 1,000 sgft Total = 23,378 sgft
60 Day Rule: Action must be taken on this request by May 26, 2006
Recommendation
Staff is recommending the Planning Commission recommend approval of the request.
Planning Department Mission: the orderly development o f a livable and sustainable Elk River community.
Case File: CU 06-12
Page 2
Attachments
• Cover Sheet
• Location Map
• Applicant's Narrative
• Memo from MnDOT
• Site Plan
• Floor Plan
Overview
The applicant is requesting a Conditional Use Permit to operate a facility for custom tuning,
modification and performance work on classic muscle cars and late model performance cars.
The facility will be located at 16820 Highway 10 just south of Jerry's Auto.
Analysis
The tenants in Building Area 1 axe "R&E Mortgage Company" and "Room In a Day", a
home remodel company. They axe both open Monday through Saturday from 9 am to 6
pm.
The tenant in Building Axea 2 is "Muscle Caxs and More". This company buys and sells
classic cars and late model performance vehicles.
The tenant in Building Area 3 and 4 is "Hitech Motorsport" (the applicant). Hitech is
involved in custom tuning, modification and performance work on classic muscle cars and
late model performance cars. Corvettes, Vipers, Camaxos and Mustangs are common at the
shop.
With the exterior of the building, they axe proposing on adding three new overhead doors,
one in Building Area 2 and two in Building Area 3. With the addition of the two overhead
doors on the south side of the building, they are also proposing to add a small asphalt
driveway to access these overhead doors. Also being proposed is a small building addition at
northeast corner of the site.
The interior of the building will be finished with stainless steel work spaces, epoxy floors,
enclosed storage areas. The company is planning to install a machine shop, chassis dyno and
engine dyno. These areas axe used to test engines and vehicles in a safe controlled
environment. Both areas will be equipped with 8 inches of sound reduction/deadening
material and a HVAC system with mufflers. All automotive work is done inside the building
and all cars are parked inside at night. There will not be any outside storage.
Hitech employs 7 people and the hours are Monday through Friday 8-6 Saturday 10-4.
S:\PLANNING\Case Files\2006\CUP\CU OG-12 Wells\CU 06-12_PC.doc
Case File: CU OG-12
Page 3
SeDtlc SYStem
At the staff site plan review meeting the condition of the existing septic system was
questioned. A request of that meeting was the applicant obtains a compliance inspection of
the existing system. The inspection came back as a failing system. The applicant then had a
plan designed to bring the system into compliance. Also requested was that a secondary site
be indicated on the site plan. Staff contacted the licensed septic designer to clarify the ability
to provide a second site. It was conformed that a second site is not possible on this site.
The designer did indicate that if there were to be any future problems with newly updated
system, a new tank could be added and the existing drain field could be dug up and then a
pressure bed added. Staff from the Building Division also stated that the current system
could have amonitoring/alarm system put in place to monitor the system to prevent future
problems.
Parking and Circulation
The site provides 39 parking stalls with most of the parking stalls being located outside of
the property line within the service road. This parking situation within the service road is
common with other properties within the area. Staff recommends that if the furthest east
stalls are not needed for the facility that they should be removed.
Landscaping
Due to the total amount of paving, retention ponds and septic areas no new landscaping is
being proposed.
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:
7. mill 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. Will be consistent with the comprehensive plan.
3. Wlill not impede the normal and orderly development and improvement of surrounding vacant
property.
4. lPlill be served adequately by and will not adversely a~ect essential public facilities and services
including streets, police and fzre protection, drainage, refuse disposal, water and leaver systems, parks
and schools; and will not, in particular, create tra~zc congestion or interference with ytraffic on
adjacent and neighboringpublic thoroughfares.
5. Will not involve uses, activities, processes, materials, equipment and conditions of operation that will
be detrimental to any persons orproperty because of excessive traffzc, noise, smoke, fumes, glare,
odors, dust or vibrations.
6. Dill not result in the destruction, loss or damage of a natural, scenic or historic feature of major
importance.
5:\PLANNING\Case Files\2006\CUP\CU OG-12 Wells\CU 06-12_PC.doc
Case File: CU 06-12
Page 4
7. 1.Ylill fully comply zvith 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.
Recommendation
Staff recommends that the Planning Commission recommend approval of the request with
the following conditions:
1. The building shall meet all applicable building codes.
2. The building shall meet all applicable fire codes.
3. There shall be no overnight outside storage of vehicles.
4. There shall be no repair or maintenance of vehicles outside of the building.
5. A city approved septic monitoring system shall be designed and installed with
the new septic system.
6. All doors of the facility shall be kept closed at all times except for the passage
of people or vehicles.
7. The level of noise from the building shall not exceed city ordinance levels.
8. If the furthest east stalls are not needed for the facility that they should be
removed.
S:\PLANNING\Case Files\2006\CUP\CU 06-12 Wells\CU 06-12_PC.doc
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'~' Case Number: CU O6- 12 BARYON WELLS
River
Barton C. Wells LLC
Narrative on conditional use permit request for 16820 hwy 10 NW.
3-23-06
To whom it may concern:
The building at 16820 Hwy 10 NW is to be used for rental space and the space for
each business and the general business format for each business follows.
The exterior of the building will remain unchanged with the exception of a SOft
bituminous extension of the drive on the East side and 2 12ft wide l Oft high drive in
doors on the east side. The South side will get a 40ft bituminous extension and a 12 ft
wide and 14ft tall drive in door. The extension of the east side drive will require the
removal of one tree which appears to be in poor condition and hangs over section 3 of the
building. '
The tenants in section one (the north side of the building closest to hwy 10) are R
and E mortgage company and Room In a Day. Room In a Day is a home remodel
company and has 2 employees. They have rented this space since 1997. R and E mortgage
company is real estate company that has 12 employees. They are both open Monday
through Saturday from 9 am to 6 pm.
The tenant in section two is Muscle Cars and More. This company buys and sells
classic cars and late model performance vehicles. It has two employees and will be open
from Monday through Saturday from 10 a.m until 7pm.
The tenant in sections 3 and 4 is Hitech Motorsport. Hitech is involved in custom
tuning, modification and performance work on classic muscle cars and late model
performance cars. This is not your average car fixit shop. Corvettes, Vipers, Camaros and
Mustangs are common at the shop. Hitech ships engines and performance parts over the
entire United States. The new work facility is patterned after Petty Enterprises and DEI of
NASCAR fame. Stainless steel work spaces, epoxy floors, enclosed storage areas and
HID lights will give the new facility a surgical operating room look. The company is also
installing a machine shop, chassis dyno and engine dyno. The engine dyno and chassis
dyno areas are used to test engines and vehicles in a safe controlled envirement. Both the
chassis and dyno areas are equipped with 8 inches of sound reduction/deadening material
and a HVAC system with mufflers. All automotive work is done inside the building and
all cars are parked inside at night. There will not be any outside storage. Hitech employs 7
people and the hours are Monday through Friday 8-6 Saturday 10-4.
~o~~N"ES~r.,yo Minnesota Department of Transportation
r
Metropolitan District
~~"roFTaP~y¢~ Waters Edge
1500 West County Road B-2
Roseville MN 55113-3174
April 25, 2006
Scott Harlicker, Senior Planner
13065 Orono Parkway
Elk River, MN 55330
SUBJECT: Barton Welis -Case No. CU 06-12
Mn/DOT Review #S06-03g
NW Quad of TH 10 & 167th Ave NW
Elk River, Sherburne County
Mn/DOT Control Section 7101
Dear Mr. Harlicker:
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The Minnesota Department of Transportation (Mn/DOT) has reviewed the above-referenced
Conditional Use Permit and has no comments as the proposed project should have little
impact on Mn/DOT's highway system.
If you have any questions concerning this letter please contact me at 651-634-2083.
Jonathan Osmond
Transportation Planner
Sincerely,
4n ani rol nnr~nr+. .., I+~~ ...., r.l..~~.,r
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Comments received from:
Lee Mielke
16796 Yale Street NW
Elk River, MN 55330
He is a neighboring resident. Mr. Mielke does not have a problem with issuance of the
Conditional Use Permit provided the applicant follows through with all sound proofing
measures he is proposing including:
- The 8 inches of sound reduction/deadening material and a HVAC system with
mufflers
- All automotive work is done inside the building
- Cars are parked inside at night
- No outdoor storage.
S:\PLANNING\Case Files\2006\CUP\CU 06-12 Wells\Comments Mielke.doc
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