5.4. PCSR 07-08-2008REQUEST FOR ACTION
To Item Number
Plannin Commission 5.4.
Agenda Section Meeting Date Prepared by
Planning Items July 8, 2008 Jeremy Barnhart, Planning Manager
Item Description Reviewed by
Request by Exquisite Stone, Inc. for Conditional Use Permit to
allow stone fabrication business, Public Hearing -Case No. CU Reviewed by
08-15
Action Requested
Staff supports a Planning Commission recommendation of approval of the Conditional Use Permit
request, as described in the narrative dated May 27, 2008, with the following conditions:
1. No exterior modifications are included in the approval.
2. A building permit shall be provided for any interior modifications
Background/Discussion
Exquisite Stone, Inc. is requesting a conditional Use Permit to operate a stone fabrication business in the
C-3 zoning district. The applicant had previously discussed expanding the building, however in
preliminary meetings, staff had illustrated concerns with access, parking, and the need to plat the
property, among other issues. This application is for the use of the building only; no recommendation or
support is provided for any expansion based on the information provided to date.
Financial Impact
None
Attachments
• Location Map
• Applicant's Narrative
• Site Plan
General Information
Applicant Exquisite Stone, Inc, Lance Van Norman
60 Day Rule The application has been deemed complete as of June 16, 2008.
The City must take action by August 16, 2008
Requested Action Conditional Use Permit approval to operate an enclosed light
manufacturin and related retail sales.
Location and Size Approximately .65 acres south of Highway 10, west of Cleveland
Street.
Case File: CU 08-15
Page 2
Esyuisite Stone
Conditional Use Permit
Location Existing Use Land Use Plan Designation Current Zoning
Subject Minnesota Sofa Highway Business C-3
Property Mart
North Counseling Highway Business C-3
South Mix Plant Highway Business C-3
East Ag/ Highway Business C-3
undeveloped
West Better Yards Highway Business C-3
and Gardens
Overview
The applicant seeks approval for a light manufacturing business and ancillary showroom on an
existing building.
Applicable Regulations
Conditional Use Permit
The issuance of a Conditional Use Permit can be ordered only if the use at the proposed location:
>. 1-Vill not endanger, injure or detrimentally affect the use and enjoyment of otherproperty in the immediate
vicinity or the public health, safety, morals, comfort, convenience orgeneral welfare of the neighborhood or the
city.
2. lY/ill be consistent with the comprehensive plan.
3. I-Y/ill not impede the normal and orderly development and improvement of surrounding vacant property.
4. mill be served adequately by and will not adversely affect essential public facilities and services including
streets, police and fire protection, drainage, refuse disposal, seater and server systems, parks and schools; and
will not, in particular, create tra~ic congestion or interference with tra~c on adjacent and neighboring public
thoroughfas~s.
S. 1Vill not involve uses, activities, processee~, materials, equipment and conditions of operation that will be
detrimental to any persons or propes~y because of excessive traffic, noise, smoke, fumes, glare, odors, dust or
vibrations.
6. lYlill not result in the destruction, loss or damage of a natural, scenic or histoszc feature of major importance.
7. I~Vill 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 czty.
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.
S:\PLANNING MAIN\Case Files\CUP\CU 08-15 Exquisite Stone\Staff report to PC 7-8-08.doc
Case File: CU 08-15 Exquisite Stone
Page 3 Conditional Use Permit
In the review of the standards for CUP as outlined, it appears that the request is consistent with all
of these standards.
Analysis
Based on the information provided to staff, the building had not been used by light manufacturing
related retail sales within the last six months; therefore, a Conditional Use Permit is necessary. The
applicant is not proposing any exterior modifications to the building or to the site. Access will be
provided via the gravel Cleveland Street.
Exquisite Stone is a fabrication company of countertops, making final cuts and polishing from larger
blanks before delivery to the final consumer. An existing overhead door on the south side will be
used for shipping.
The business currently employs 7 people, 4 people primarily on site. The business is being relocated
from Jarvis Street. Hours of operation are currently 7 to 4 M-F. The business anticipates expansion
of the hours to 9 to 7 M-F, 10 to 5 Saturday.
The site is unique in that the property lines do not correspond with the development pattern. Based
on the aerial photograph, 4 parking spaces are provided on site, and 5 are provided in the adjacent
right of way. An additional 14 spaces are on an adjacent lot, and are available per agreement
between the respective property owners. The 9000 square foot industrial/ retail would require 22
parking stalls.
It was observed during a site inspection that the 14 spaces found on adjacent property will likely not
serve that property due to a large wall. While this is unique, staff supports this arrangement for this
application. If any additions were proposed, staff would recommend that the property line issue be
resolved as part of a platting process.
Comprehensive Plan
The use of the buildings, with the retail showroom, is consistent with the Highway Commercial
desired by the Comprehensive Plan.
Landscaping
The site was developed prior to the current city landscape ordinances, and no landscaping is
provided on site. Generally, staff recommends landscaping improvements commiserate with the
scale of improvements. In this situation, there are no exterior modifications proposed.
Action Motion by Second vy Vote
' Follow Up I~
S:\PLANNING MAIN\Case Files\CUP\CU 08-IS Exquisite Stone\Staff report to PC 7-8-08.doc
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Location Map
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R1VeY' Case Number: CU 08- 15 EXQUISITE STONE
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TELEPHONE: 763.633.3500 • FAX: 763.633.3501 _ ~ ` 15970 JARVIS STREET • ELK RNER, MN 55330
pREMIiTM STONE FABRICATION
Sranlte • marble .quartz . toncrett
27 May 2008
To Whom It May Concern:
Exquisite Stone is asking the planning commission and city council to approve a building
addition and a conditional use permit that would suit our usage.
Exquisite Stone is a stone fabrication company that is currently operating at 15980 Jarvis
Street in Elk River, Minnesota. We employ three shop personnel, two delivery personnel, one
office person and one outside sales person. With a total of seven employees at this time, we are
possibly looking to hire 2-3 more employees in the future. Our current business hours are lam -
4pm Monday through Friday. In the future we would like to maintain showroom hours of gam -
7pm Monday through Friday, and loam - Spm on Saturday.
Exquisite Stone primarily cuts countertops to size out ofpre-polished stone slabs, which
are approximately 60 inches wide and 110 inches long and 1 '/4 inches thick. The slabs are deliv-
ered on a flatbed straight truck. Then they are brought inside the building where they are cut to
size and the edges are polished. After completion, the countertops are delivered to customers via
cube van.
Exquisite Stone is proposing a 35-foot by 60-foot showroom addition, which includes
restrooms. The building addition will be constructed of rock face block, stucco and stone veneer
accents with glass windows around all three sides. The main entrance will be centered on the
front side of the building. Parking will be placed along the front and south side of the building,
totaling approximately 14 parking stalls.
Please contact me at 763.286.8165 with any questions. Thank you for your time, and I
look forward to hearing from you.
Sincerely,
Lance Van Norman
27
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