5.6. SR 07-21-2008Elk REQUEST FOR ACTION
River
To Item Number
Ci Council 5.6.
Agenda Section Meeting Date Prepared by
Communi Develo ment ul 21, 2008 erem Barnhart, Plannin Mana er
Item Description Reviewed by
Request by Chris Carlson (Sportech) fox Interim Use Permit -
Elk River Extreme Motor Park, Case. No CU 08-16 -Public Reviewed by
Hearing
Action Requested
Staff and the Planning Commission recommend 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 the Elk River Fire Department.
3. Provision and approval 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
required permits.
5. The development shall meet all applicable fire codes.
6. Hours of operation shall be limited to 7 a.m. to 7 p.m., Monday through Friday; 8 a.m. to
4:30 p.m. Saturday and Sunday
7. No overnight parking in spectator lot.
Summary
The Planning Commission held a public hearing to review the proposed interim use permit on July 8,
2008. This is the first project in the Commercial Reserve Transitional (CRT) area. The interim use is
reviewed for not only compliance with the typical conditional use permit concerns, but also the intent of
the future use of the district. Any new development in the CRT area has the potential to alter or impact
the planning or final development efforts.
Plannin$ Commission Discussion
The Planning Commission had concerns with traffic on and off site, security, noise generation. At the
meeting, the Commission learned that there is a variety of events, from single day practice sessions to
three-day competition events. Traffic leaving the events is typically staggered throughout the day so there
is no one time rush. The applicants indicated no plans to add lighting.
C:\Documents and Settings\jjoluzson\Local Settings\Temporary Internet Files\OLK49\Staff report to CC 7-21-08.doc
The applicants currently operate a sno-cross event at the fairgrounds, and to their knowledge, have not
received any complaints. This has not been verified.
Public Comment
No one spoke at the public hearing, but staff has received some comments regarding concern for noise.
Attachments
• Staff Report to Planning Commission dated July 8, 2008
Action Motion by Second by Vote
Follow Up
C:\Documents and Settings\jjohnson\I,ocal Settings\Temporary Internet Files\OLK49\Staff zeport to CC 7-21-08.doc
FILE COPY
REQUEST .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) for 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 fox 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 total character until such
time as the Council approves a future land use plan and public and private investment can be maxuied
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.
1=financial Impact
None
Attachments
• Location Map
Case File: CU 08-1G
Page 2
• Memo from MnDOT dated June 25, 2008
• Memo from Fire Chief dated June 5`'', 2008
• Memo from Police Chief dated June 5r'', 2008
• Staff comment letter dated June 20, 2008
• Applicant's Narrative
• Site Plan
General Information
Ell: River Motocross
Interim Use Permit
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
'mpg 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
fox 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
Zoning
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 ER Extreme Motor Park\Staff report to PC 7-8-08.doc
Case File: CU 08-16
Page 3
Conditional Use Permit
Ell: Rig*er Motocross
Interim Use Pemut
The issuance of an Interim Use Permit can be ordered only if the use at the proposed location:
7. Till not endanger, injure or detrimentally affect the use and enjoyment of other property in the immediate
~ricinity or the public health, safety, morals, comfort, convenience orgeneral welfare of the neighborhood or the
city.
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. mill 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. mill be served adequately by and will not adversely affect essential public facilities and services including
streets, police and fzre protection, drainage, rise disposal, water and sewer systems, parks and schools; and
wild not, in particular, create trajfic congestion or interference with traf~ic on adjacent and neighboring parblic
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.
5. mill not involve uses, activities,. processes, materials, equipment and conditions of operation that will be
detrimental to any persons or property because of excessive tra~ic, 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. Dill not resarlt 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:\PLANNTNG MATH\Case Files\CUP\CU 08-16 ER Ettreme motor Park\Staff report to PC 7-8-08.doc
Case File: CU OS-1G
Page 4
Elk River Motocross
Interim Use Pemut
7. Dill fully comply aarith 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 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 const~.-uction 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 dist~bution 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.
ACtlon Motion by Second by Vote
Follow Up
S:\PLANNING MAIN\Case Files\CUP\CU 08-16 ER Eitreme 1\Iotor Park\Staff report to PC 7-8-08.doc
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Case Number: CU 08- 16 EXTREME MOTOR PARK
~o~~""ES°'9y° Minnesota Department of Transportation
~ r
District 3
3~ti,. a~a° 7694 Industrial Park Road
OF TRP
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 2 7 2008
Tel: 218/828-5700
Fax: 218/828-5814
Toll Free: 1/800/657-3971
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 169right-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
ver
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 City has completed its prelinvnary review of your proposed Elk River Motor park facility located at
217 and Hwy 169. Based on tlvs, 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, participants, 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 hearing is scheduled for July 8~ at the Planning Commission.
As we discussed, the term of the Interim Use Permit will be a polity discussion by the City Council. The
Ordinance does allow an interim use for 5 years or until the property is platted, I understand you may
desire additional time. Because of the 5 year term in the ordinance, and Staff's understanding of the
Council's future goals for the area, I can only support 5 pears.
The bringing of potentially hundreds of spect<tors 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 Chief 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 emergency vehicle usage.
Phone: 763.635.1 Q00
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 fairly well removed from
residential properties, the sound will carry, likely resulting in complaints, with little remedy. The Coundl
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
Planning Manager
Phone: 763.635.1000
Fax: 763.635.1090
vvww.ci.el k-river.mn.us
ver
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. Elk River Motor Park, request for Interim Use Permit by Sportech, Case No
CU 08-16
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 ~/2 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
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Interim Use Project Appl-ication
Submitted by: Todd Plaisted and Chris Carlson, June 2nd, 2008
DESCRIPTION OF PROJECT
General Site Information
Legal Description: TRACT 1192 FT ALONG NELY LINE OF HWY 169 IN SE
1-40FNW1-4&INNE 1-40FSW1-4.
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 1.69. 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 Prot~erty
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
217t" Avenue in the NE corner of the property. The access from Hwy 169 to
217t" 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 si#e.
Screening
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.
Storrnwater/Drai roaae
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 efFciently 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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