5.3. SR 07-11-2006+~/
City of
Elk .-~--
River
City of Elk River Item Number
REQUEST FOR PLANNING COMMISION 5.3
ACTION
Agenda Section Meeting Date Prepared by
Plannin Items ul 11, 2006 erem Barnhart, AICP
Item Description Reviewed by
Request by Nature's Dry Cleaning for Conditional Use Permit Scott Clark
for Dry cleaning operation, Public Hearing -Case No. CU 06-
17
Location
Located within the Briggs retail building, currently under construction on Freeport Street, northeast of
the Lincoln Elementary School. The address has not yet been assigned for the property.
Introduction
The applicant is seeking a Conditional Use Permit for a dry cleaning establishment. The business would
clean the clothing on site.
Attachments
• Location Map
• Descriptive Narrative from applicant
• Site Plan
• Floor Plan
Action Requested
Staff is recommending the Planning Commission recommend approval with 3 conditions as outlined.
Planning Commission Action Morton by Second by Vote
Follow Up
S:\PLANNING\Case Files\2006\CUP\CU O6-17 Natures Dry Cleaning\Staff report 06-17.doc
LOCation: Freeport Street, NE of Lincoln Elementary
Zoning: C-3 Land Use: Public- SP
Adjacent N - PUD Adjacent N -Highway Business
Zoning: E - C-3 Land Use: E -Highway Business
S - C-3 S -Public- SP
W - R-1c W -Public- SP
Parking Proposed: 56 shared stalls axe provided on site, including 3 reserved for the dry
cleaning business.
Conforms: Land Use Plan -Yes
Zoning Code -Yes
Subdivision Code -Yes
60 Day Rule:Action must be taken on this request by August 7, 2006.
Overview
The applicant is requesting Condition Use Permit approval to allow the construction and use of a
portion of the retail/ office building for a dry cleaning establishment. A dry cleaning establishment
is a listed Condition Use in the C-3 zoning district.
The business will collect clothing at the counter, and clean it on site, using an environmentally
friendly process. The applicant will provide further description of the cleaning process at the
meeting.
No exterior modifications are proposed for the building, other than tenant signage. All signage will
be consistent with the sign ordinance.
Analysis
Parking and Circulation
The property provides 56 spaces, including 32 in the rear, likely to be used as employee parking.
The 56 spaces is in addition to the 71 on the restaurant lot to the south of the multi-tenant building.
The ordinance does not prescribe a specific number for dry cleaning, however, Staff would suggest a
requirement of 5/1000 for the service aspect (sales/ service) of the business, and 2/1000 for the
cleaning portion of the business (general industrial). This would require 6 parking spaces.
S:\PLr1NNING\Case Files\2006\CUP\CU OG-17 Natures Dry Cleaning\Staff report OG-17.doc
LandscaQina
No changes are proposed to the landscaping plan as approved as part of the site plan.
Grading, Drainage and Utilities
No changes are proposed to the grading and utilities serving the property.
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. 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.
A dry cleaning establishment is not an uncommon service use in a retail location. The
expansion does not appear to negatively impact the surrounding area.
2 Weill be consistent with the comprehensive plan.
The Comprehensive Plan guides the existing use at public/semi-public. The City may wish
to consider a change in the Comprehensive plan in the future, however, the need for the
Comprehensive Plan was triggered by the rezoning, not the proposed use.
3. Will not impede the normal and orderly development and improvement of surrounding vacant property.
Other than adjacent tenant spaces and the restaurant, there is no surrounding vacant
property. The establishment would be consistent with other businesses providing services to
the neighborhood.
4. Dill be served adequately by and will not adversely a~`ect essential public facilities and services including
streets, police and fire protection, drainage, refuse disposal, water and sewer systems, parks and schools; and
will not, in particular, create traffic congestion or interference with traffic on adjacent and neighboring public
thoroughfares.
The operation is not expected to create a traffic demand of significant volume.
5. lYlill not involve uses, activities, processes, materials, equipment and conditions of operation that will be
detrimental to any persons or property because of excessive traffic, noise, smoke, fumes, glare, odors, dust or
vibrations.
After speaking with the applicant, there is not expected to be any impact on adjacent
properties, including noise and odors. The applicant has stated that all wastes are handled
internally.
6. mill not result in the destruction, loss or damage of a natural, scenic or historic feature of major importance.
To staff's knowledge, there are no natural features in danger due to the dry cleaning
business.
7. I-Y/ill fully comply with all other requirements of this Code, including any applicable requirements and
standards for the issuance of a license orpermit to establish and operate the proposed use in the city.
S:\PL.9NNING\Case Files\2006\CUP\CU O6-17 Natures llry Cleaning\Staff report 06-17.doc
It is expected that the applicant will comply with all other requirements.
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, and Staff can support the issuance of a CUP.
Recommendation
Staff recommends that the Planning Commission recommend approval of the request with the
following conditions:
1. No noise, odors, or vibrations shall be evident outside the property line.
2. The building shall meet all applicable building and fire codes.
3. Wastes shall be disposed of in an environmentally responsible manner.
S:\PLANNING\Case Files\2006\CUP\CU OG-17 Natures Dry Cleaning\Staff report OG-17.doc
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R1Ver Case Number: CU 06-17 NATURE'S DRY CLEANING
Description of Proiect Narrative for: Nature's Dry Cleaning, Inc.
1.) Description/Scope of Project:
Nature's Dry Cleaning Inc. is a full service Dry Cleaning company. When our
customers drop their clothing off at our dry cleaning facility they will know their clothing
is not sent out to be cleaned (like 98% of the dry cleaning franchises in existence) but
cleaned in our facility using environmentally safe products.
Nature's Dry Cleaning will be servicing the community of Elk River with astate-of- the-
art European dry cleaning concept. We will be using Hydro-Carbon which is a safe
system for our employees, customers, neighborhood, air and ground as we will not have
any hazardous waste disposal.
Most dry cleaners today use a cleaning solvent called perchlorethylene ("pert") to dry
clean which has been listed by the Environmental Protection Agency as a possible
carcinogen and hazardous ground and air pollutant.
With Nature's Dry Cleaning's usage ofHydro-carbon the quality of dry cleaning is
superior to "pert" methods, comparable to the customers in price and gentler on your
clothing. This method has been compared to "a mineral bath" for your clothing".
What makes Nature's Dry Cleaning different from other dry cleaning operations is our
concern for the environment. We realize how important having genuine respect for the
environment is and we have designed our store to comply with all state and federal
regulations. We also know it's the right thing to do.
Nature's Dry Cleaning's statement of benefit; what distinguishes us from other dry
cleaners is offering the customers an environmentally safe dry cleaning and European
fished garments.
The people in Europe have been dry cleaning their clothes this way for years and I would
like to bring this cleaning concept to the people of Elk River.
2.) Hours of Operation:
The doors would open approximately 5:30am machines would run from approximately
6:OOam -7:OOpm Monday -Friday. Saturday hours of operation would be 6:OOam -
l :00pm.
3). Number of Employees:
Starting staff would be approximately 5-7 full time employees; with growth of the
company to 8 to 12 full time employees.
4). Number of Parkin Sg_talls:
3 parking spots in front of the building will be reserved with signage for our customers.
Additional parking spots available in non- designated parking area designed by Briggs
Properties as shown on approved site plan.
5). Proposed Screening of Site:
See attached approved site plan regarding the landscape requirements provided by Briggs
Properties' engineering firm.
6). Proposed Building Materials:
See attached approved structural notes as provided by Briggs Properties' engineering
firm.
7). Signage:
(As stated in my lease with Briggs Properties) The signs will comply with the
requirements of the governmental authorities having jurisdiction over the building. The
sign will be placed on a designated portion of landlord's sign panel, and on the entrance
door of my suite.
8). Outdoor Storage:
I do not foresee any need for outdoor storage at this time.
Natare's Drv Cleaning's Lavout
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~UL 1 ~ 2006
DEAR JEREMY BARNHART:
I AM WRITING IN OPPOSTTION TO CRYSTAL AND TIMOTHY THOMSEN'S REQUEST FOR A
ZONE CHANGE REGAURDING CASE NUMBER ZC 06-04.
I FIND IT HARD TO FATHOM THAT THE RESIDENTS IN THIS AREA WILL BE SUPPORTIVE OF
ANOTHER APARTMENT BUILDING IN OUR NIEBORGHOOD. I BOUGHT MY HOME UNDER
THE LOGICAL ASSUMTION THAT THERE WOULD $E NO FUTHER DEVLOPMENT IN THIS
AREA. I WOULD LIKE YOU TO CONSIDER THE FEELINGS OF THE PERMENENT RESIDENTS,
WHO'S ENTENTIONS, ARE TO REMAIN HERE. GRANTING THIS ZONE CHANGE WILL ONLY
CREATE MORE TRAFFIC ON OUR ALREADY BUSY MEADOWVALE ROAD. I HOPE THAT THE
BOARD WILL TAKE IN CONSIDERATION MY VIEWS AND OPINIONS BEFORE GRANTING THIS
REQUEST.
SINCERELY, JENNIFER HICKMAN
935 XENIA AVE.
ELK RIVER MN.55330