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5.3. PCSR 07-08-2008REQUEST FOR ACTION To Item Number Plannin Commission 5.3. Agenda Section Meeting Date Prepared by Plannin Items ul 8, 2008 erem Barnhart, Plannin Mana er Item Description Reviewed by Request by Chris Carlson (Sportech) fox Interim Use Permit - Elk River Extreme Motor Park, Public Hearing -Case No CU Reviewed by 08-16 Action Requested Staff supports a Planning Commission recommendation of approval of the Interim Use Permit request, as illustrated on drawings dated June 2, 2008, with the following conditions: 1. All MnDOT comments outlined in the letter dated June 25, 2008 shall be addressed. 2. Provision of a spectator safety plan, to be approved by ERFD. 3. Provision of an on-site traffic/ distribution plan that demonstrates: • Logical on-site distribution of participants, spectators, and public safety • Adequate on-site stacking for admission and egress • Adequate off-site stacking for access and egress without impacting US highway 169. 4. As an Interim Use Permit is not a Building Permit, the applicant shall apply for all require permits. 5. The development shall meet all applicable fire codes. Background/Discussion Chris Carlson and Todd Plaisted have submitted an application for an Interim Use Permit to operate a motor cross facility on the former Elk River Bituminous site on Highway 169. In July 2007, the Council established a Commercial Reserve zoning district. The intent behind the CRT district was to allow existing uses to continue in the area, while maintaining the rural character until such time as the Council approves a future land use plan and public and private investment can be maximized toward a final, shared vision. As part of the Commercial Reserve, many higher intensity uses were allowed as interim, with a time frame of 5 years. Many of these intense uses do not require substantial site improvements. This project represents the first official interim use application in the area. Financial Impact None Attachments • Location Map Case File: CU 08-16 Page 2 • Memo from MnDOT dated June 25, 2008 • Memo from Fire Chief dated June 5t", 2008 • Memo from Police Chief dated June 5`", 2008 • Staff comment letter dated June 20, 2008 • Applicant's Narrative • Site Plan General Information ilk River Motocross Interim Use Pemvt Applicant Chris Carlson 60 Day Rule The application has been deemed complete as of June 2, 2008. The City must take action by August 2, 2008 Requested Action Interim Use Permit Approval to permit Commercial Recreation Location and Size Approximately 13 acres east of Hwy 169, south of 217th. Location Existing Use Land Use Plan Designation Current Zoning Subject Property Abandoned musing Commercial Reserve CRT North Undeveloped Commercial Reserve CRT South Undeveloped Commercial Reserve CRT East Undeveloped Commercial Reserve CRT West Mining Mining I1 across 169 Overview The applicants propose to use the former Elk River Bituminous site fora "family based, multi- purpose motorsports park." The site would host 4- 12 sanctioned events throughout the year in a variety of events, snow-cross, ATV, and motorcycle races. In addition the site would be available for other similar events, i.e. swap meets, auctions, power sports demonstrations, etc. A full description is attached as part of their narrative. The races would be similar to those hosted at the fairgrounds in the recent past. The applicant feels the use fills a market niche not elsewhere provided in the twin cities market. Applicable Regulations Zo~inn The Zoning Ordinance lists Commercial Recreation as an interim use. As with all interim uses, the Planning Commission and Council are asked to evaluate the proposed use with the future long term use of the property, and if those uses are compatible or conflicting. S:\PLANNING MAIN\Case files\CUP\CU 08-1G LR T:xtrcme Motor Park\Staff rc~ort to PC 7-8-08.doc Case File: CU 08-16 Page 3 Conditional Use Permit F.Ik River Motocross Interim Use Pernut The issuance of an Interim Use Permit can be ordered only if the use at the proposed location: 7. iYlill not endanger, injure or detrimentally ajfect the use and enjoyment of other property in the immediate vicznity or the public health, safety, morale', comfort, convenience orgeneral welfare of the neighborhood or the cry. Staff has raised concerns with potential for noise. Recent area mining operations have been limited to 7-7 M-F 8:00 to 4:30 on Saturday. The proposal indicates the majority of activities would follow this time frame. However, the applicant has indicated that there may be some night events. 2. mill be consistent with the comprehensive plan. The proposed use is consistent with the Comprehensive Plan. 3. Will not impede the normal and orderly development and improvement of surrounding vacant property. It is unclear if this project will impede orderly development; however, the IUP lasting 5 years allows the City, and inform the property owner of the ,intent to redevelop the property in the future. In 5 years, it is unlikely that the market will reach the surrounding properties to the point where the proposed use impedes growth. 4. Will 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 will not, in particular, create tra~c congestion or interference with tra~c on adjacent and neighboring public thoroughfares. It is unclear if the existing infrastructure is sufficient to support the peak use. The site will not impose on the city's water or sewer system. S. lY/ill 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. Noise issues have been discussed in #1 above. The Council could limit the hours if deemed necessary. It should be noted that the noise tone will likely carry further than adjacent mining operations, and could be deemed more injurious. 6. lY/ill not result in the destruction, loss or damage of a natural, scenic° or historic feature of major importance. The project will not destroy a scenic, natural or historic feature, based on the information provided to date. S:APLANNING MAIN\Case Files\CUP\CU 08-1G ER ]istreme ~'fotor Park\StaEf report to PC 7-8-08.doc Case File: CU 08-16 Page 4 Elk River Motocross Inteum Use Perrnit 7. lYlill 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. 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 IUP as outlined, it appears that the request is consistent with all of these standards, given conditions are addressed. Analysis As noted previously, the proposal marks the first formal application in the Commercial Reserve area. In the Commercial Reserve district, the focus on interim uses it to maintain the general character of the area, and temper investment (public and private) until a land use and development plan is in place. This application represents no significant investment, other than a metal building in the future. The applicants also acknowledge the future potential of the area for commercial and industrial. However, it is often difficult to remove a successful use if the owners do not wish to move. In the review of the motorsports park, staff noted that potential use of the property could be intensive, given the ability to rent the facility, concerts, swap meets, etc, open up the facility above and beyond the prescribed 2-6 events per season. It appears these events could be handled on site with the existing improvements. The existing bituminous pad will provide a dust (and mud) free parking surface, and minimal building construction is proposed. The concern lies in the access to the site. In the review, MnDOT did not require improvements to the intersection, however, on site visits to the property, egress was problematic, which is expected to be compounded given event peak traffic. Access is the main concern staff has with the project. To address this concern, staff is suggesting that the applicant prepare an access/ distribution plan, to be reviewed by Public Safety, and if necessary, MnDOT to provide: • Logical on-site distribution of participants, spectators, and public safety • Adequate on-site stacking for admission and egress • Adequate off-site stacking for access and egress without impacting the US highway. Action 1~lotion by Second by Vote Follow Up ti:\1'I,ANNING MAIN\Case files\CUP\CU OS-1( ER Estrcmc Dlotor Park\Staff report to PC 7-&(18.doc ~ ~ .I 3 > > . ZI cl J a c ~ EI ~~ .I -. i ¢I ~ w u ~ m m _ Q Qi r T 3I > 7 ~ v~l ¢ J ri '!' _ _ I ~ ~ ~ ur+oriu I / I MBE0.UND \\\ ~ ! /. ~~ ' I ~ I i ~~ I ~ ~ / j/ / n "`~ \ ~ i r ~' ~~ // JIB I // ~ ~ ' i/ _~ ~~' ~ ~j run / i ~~ ~ (/ 1 // lI II II~ ~ I ~ i I ` / / i 1~ 9La~ EPPY ( ~ I ~ I \~_ ~\\\~ ~ /~ /~ / I usi i ~ I / / ~ ~ I ~ ~ ~ ~ / I SITE a e ~~~ I .~ I i~ ~ ~ ~ ~ ~ ~~~ ~ ~ r ~~~~~ ;i ~ ~ ~ _,, , 7 ~ ~~ , -~ ~ ~ ~'~ ~~~~ ~ ~~~~ ~ ~ ~ it ~I ~ ! ' ~ L ~ ~ ~v,' 1 m~~~ 1/ ~ / ,~~ I ~ $ ' I I I I NE i~~r ~ .o,.~ ~ , ~~ ~r a~ ~ / ~ ' I ~ i - ~ II l i I ~ I i 1 ~1 - N I I I ~ F i -~~,I I I NeN LV 'Xj -I + _ ` ` `, I J 1 ~~ / I ~ ~ ~ \ / ,0 EflTte II P rivate Dr' ive s ~~ " Location Map ~;t of N Y El -~-. R1VeY' Case Number: CU 08-16 EXTREME MOTOR PARK ~ ~~p1NESOT9ZO Minnesota Department of Transportation n a o District 3 ~M.oF~P~SQ 7694 Industrial Park Road Baxter, MN 56425-8096 June 25, 2008 Mr. Jeremy Barnhart Community Development/Planning 13065 Orono Parkway Elk River, MN 55330-5600 RE: C.S. 7106 (TH 169) ERX Motor Park Dear Mr. Barnhart: JUN ~ 7 Zoos Tel: 218/828-5700 Fax: 218/828-5814 Toll Free: 1/8001657-3971 We have received the above-referenced development for review and have the following comments- 1. The plan shows all storm water flowing away from Minnesota State Highway 169 right-of- way. 2. A permit is required to perform work within the right of way or construct any entrances. Contact Mark Renn at our St. Cloud office at (320) 223-6522 for more information. Please feel free to contact me at (218) 828-5780 if you have any questions regarding our review or comments detailed above. Sincerely, Mary Safgren Senior Planner cc: Mark Renn - St. Cloud An equal opportunity employer .VE'r MEMORANDUM TO: Jeremy Barnhart, Planning Manager FROM: Bruce A. West, Fire Chief DATE: June 5, 2008 SUBJECT: Additional Site Plan Item I would like to make the following comments regarding the additional site plan item: 1. EIk River Motor Park request for Interim Use Permit by Sportech, Case No CU 08-1G a) The Elk River Fire Department is requesting the applicant to submit to the Elk River Fire Department a spectator safety plan. b) The participant truck trailer entrance located along the east side of the proposed site shall be maintained as a 20 foot clear fire lane for emergency vehicle usage. If you have any other questions, please feel free to call me at the Elk River Fire Department at 763.635.1105. Page 1 of 1 Barnhart, Jeremy From: Beahen, Jeff Sent: Thursday, June 05, 2008 5:28 PM To: Barnhart, Jeremy Subject: CU 08-16 I have reviewed the Interim Use Permit request by Sportech-and would offer a brief opposition to this use. That is based on the noise and potential complaints that may be generated by the moto-cross or sno-cross events that take place at this proposed location. Although there are no residences adjacent this property-the potential for noise issues is still there. These types of race vehicles typically have tuned exhaust system capable of loud noises that are capable of traveling far distances. The sno-cross race at the fairgrounds during the winter can be heard for over ~/z mile and even further at times. Noise mitigation and control will be a necessary part of this approval process-or I am confident that will be getting a multitude of noise complaints from residents-that will be very difficult to respond to. Jeffrey A. Beahen Chief of Police Elk River Police Department 13077 Orono Parkway Elk River, MN 55330 763-635-1201 6/6/2008 Kiver 13065 Orono Parkway Elk River, MN 55330 June 20, 2008 Chris Carlson 157 Jarvis Street NW Elk River, MN 55330 VIA EMAIL ccarlson@sportechinc.com Dear Mr. Carlson: The Ciry has completed its preliminary review of your proposed Elk River Motor park facility located at 217 and Hwy 169. Based on this, please consider the following comments. The proposal includes a desire to host an event annually, with the hope of bringing a large population as spectators, partidpants, support personnel, etc. Staff is still waiting for formal comment from MnDOT. Staff anticipates that these comments may have a large impact on the site plan, or the use of the property. For that reason, we cannot hold the public hearing until comment is received. Because Staff does expect comments by the end of the month, a public hewing is scheduled for July 8~ at the Planning Commission. As we discussed, the term of the Interim Use Permit will be a policy discussion by the City Council. The Ordinance does allow an interim use for 5 years or until the properly is platted, I understand you may desire additional time. Because of the 5 year teiin in the ordinance, and Staff's understanding of the Council's future goals for the area, I can only support 5 years. The bringing of potentially hundreds of spectators to the site raises some issues to be resolved. Will restroom facilities be provided? If so (either temporary or permanently) where? Will concessions be available? Any signage proposed? The Fire Department has requested the following. Please submit a spectator safety plan. Please contact Bruce West, Fire Clief at 763/ 635-1105 for more information The participant truck trailer entrance located along the east side of the proposed site shall be maintained as a 20 foot clear fire lane for emergenry vehicle usage. Phone: 763.635.1000 Fax: 763.635.1090 www.ci.elk-river.mn.us One of the concerns for a use of this type is generally noise. While the site is fav:ly well removed from residential properties, the sound will carry, likely resulting in complaints, with little remedy. The Council may impose hour or other restrictions. Once received, I will forward MnDOT comments to you. In the interim, please goive me a call if you have any questions. I can be reached at 763/ 635-1034. Sincerely, Jeremy Barnhart, AICP Plaruung Manager Phone: 763.635.1000 Fax: 763.635.1090 www.ci.elk-river.mn.us R .a ~~ a sa ~ 6 W~ . ~. °° o ~ v v C ,w . ~ tl ~~ 9 i~ 9~p 5B i m r ~m CA X m ~ AO ~~ Z Z V R1 D N ~ O T. D rn m mN ~~ a ~~ Z Z ~~ _ ` 4 Y F_ .- .->'9 ~~~ ~~~~ a ~ ~ ~ ~~ ~ ~ ~ s ~~ ~ ~ ~ ` g ~ ~ o ~ € ~ ~ ~ R § ~ R € 6 ~ w ~ ~ ~ s F ~ ~ ~ ~ ~ ~ ~ $ ~ ~1 ~ a ~ 0 d '~, ~ ~ ~~ F ~ ~ ~ ~~ ~ ~ ~ ~ £ 8 a § y gF v 6~~i ~~ ~ a ga$ g ~~ 87 ~ ~ ~ ~ ~ ~ ~ 7~ ~~~ ~ ~ ~ b G ' gFp ~6 p€~ 6 i ~ 8 y ~ ~ ~ B V ~ e Sx8 4 7 7.77 p ? 9 3 ~ ~ ~ 9 A ~ ' a ~ ~ ;_ ~ . 6 2-17)02 Interim Use Project Application Submitted by: Todd Plaisted and Chris Carlson, June 2nd, 2008 DESCRIPTION OF PROJECT General Site Information Legal Description: TRACT 1182 FT ALONG NELY LINE OF HWY 169 IN SE 1-40FNW1-4&INNE1-40FSW1-4. PID#75-110-2405 , This Interim Use Project Application is for the interim use of 13.6 acres of land located just north of Elk River on Hwy 169. The site was formerly home to Elk River Bituminous, Inc. The site consists of three (3) existing buildings, including one small wood structure which was used as a scale office, and two metal-sided pole buildings. The site has a history of being used for sand and gravel mining, as well as hot mix asphalt production. Intended Interim Use of Property This is an interim use application, and it is fully understood that there is a long- term plan in place for this area. All improvements made to the site will be done with the understanding that as the City of Elk River continues to expand up the 169 corridor, this site will most likely be best suited for commercial use. The intended use of the site is to create afamily-based, multi-purpose motorsports park, tentatively named Elk River Extreme Motorsports (ERX). This facility will host a variety of motorsports events, but will be primarily used for the following: 1. ERX will host snocross, ATV and motorcycle races. It is anticipated that there will be from two to six snocross races spread out over the winter season which runs from early December through mid-March. The ATV and Motorcycle races would be similar, with two to six events spread out between April and October. 2. ERX will serve as a practice facility for snocross riders in the greater Twin Cities region. Currently, there are no snocross practice facilities within 150 miles of Elk River. There will be open practice sessions held on select days, at specific times. The track could also be rented out to factory race teams or corporate groups looking to use the track. 3. ERX will also consider other uses such as swap meets, auctions, powersports dealer demonstrations and possibly concerts. Description of Events The proposed snocross racing events would consist of from one to three sanctioned events through the International Series of Champions (ISOC), which is the sanctioning body of snocross racing. These events would be essentially the same as the races that have been successfully held at the Sherburne County Fairgrounds in Elk River over the past three years. They are three-day, weekend events. Typical hours of operation would be from gam to 5pm, with some evening racing under the lights as well. Grooming, snow making and maintenance will occur at various times seven (7) days a week during the event season. The other snocross races would be non-sanctioned, one-day events which are directed more at the grass-roots, amateur riders looking for an opportunity to try racing., These would be one or two day weekend events which would run from approximately gam to 5pm. Other Kev Points • There are no immediate plans for new buildings, but there is a request for permission to construct a building in the future which would be used for bathrooms and spectator viewing. This would be a 50'X100' steel- sided building. The plans for future grading are minimal and are included in the attached site plan. The intention is to properly grade the site for spectator and pit parking, while creating an effective drainage plan. The overall goal of the project is to create a facility which will ultimately prove to be both a benefit to the local community and an excellent interim use of the property. Elk River is a motorsports enthusiast hotbed, and the applicants are confident that a facility of this nature will be very well received by the community. Access There are currently two (2) accesses to the property. One access is located off 217th Avenue in the NE corner of the property. The access from Hwy 169 to 217th Avenue has turn lanes from the north and from the south. The other access is at the SW corner of the site and was the main entrance for Elk River Bituminous. This access also has turn lanes from the north and the south off Hwy 169. It is anticipated that the SW access would primarily be used by spectators and the NE access would be for the participants, however, the site would be able to be exited at both locations no matter where you were on site. Scr We are anticipating a storage area in the SE corner of the site for snow making and grooming equipment. This area of the site is screened fairly well today by the trees on the site; however additional fencing could be added for screening and security, if needed. Utilities No utility modifications are anticipated to be needed Stormwater/Drainage The existing site contains a relatively large land-locked pond which receives run- offfrom the majority of this site in addition to portions of the TH 169 Right-of-way and westerly site. It appears that the on-site pond overflows to the west at an elevation approximately 4 feet above the proposed track elevation of 958.5; the current elevations and characteristics of the site make it difficult for water to run off the site. Infiltration basins are proposed as the primary method of water quality and a means to reduce run-off volumes to the existing land-locked pond. Based on the highly permeable gravel/sand soils within the site, it is expected that the infiltration basins will work efficiently to minimize additional discharge to this pond. A culvert outlet will be installed from the infiltration basins to the pond so that in the event of large storm events, the available detention volume within the site will be maximized. The 100 year and back-to-back 100 year storm events have been modeled and demonstrate that the site will maintain drainage within the pond areas of the site; the adjacent properties are unaffected. Storm water runoff will be managed on site in conformance with the City of Elk River Erosion and Stormwater Management Standards, the MPCA, National Pollutant Discharge Elimination System (NPDES) II requirements and the current Watershed rules. A SWPPP (Storm Water Pollution Prevention Plan) will be developed prior to grading operations along with erosion control provisions. Temporary and permanent methods will be employed to mitigate storm water runoff -including the aforementioned infiltration basins. Tree Preservation The site plan attached represents that the majority of the significant existing trees will be maintained and preserved on the site. Most of these trees are located within the green space between the upper spectator parking lot and the lower participant lot. Portions of the existing scrub/brush areas near the TH 169 Right- of-way will be removed during the grading of the track, parking lots and spectator areas. 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