5.5. PCSR 08-08-2006City of Elk River Item Number
REQUEST FOR PLANNING COMMISSION 5.5
ACTION
Agenda Section Meeting Date Prepared by
Plannin Items Au st 8, 2006 erem Barnhart, Plannin Mana er
Item Description Reviewed by
Lefebvre Properties, Temporary Office Scott Clark, Community Development
Director
Location
10895 171" Ave NW
Introduction
Conditional Use Permit to permit the placement of a temporary office unit on their property.
Attachments
Location Map
• Narrative from applicant
• Site Plans and elevations dated July 7, 2006.
Action Requested
Approve a Conditional Use Permit CU 06-22 for LeFebrve Properties , 10895 171'` Ave NW, and
improvements outlined on plans dated July 7, 2006.
Planning Commission Action Motion by second by vote
Follow Up
Case File: 06-22
Page 2
LeFebrve Temporary Offices
Zoning: PUD Land Use: Light Industrial
Adjacent N - Lt Industrial Adjacent N -Light Industrial
Zoning: E - Lt Industrial Land Use: E -Public Semi Public
S - Lt Industrial S -Light Industrial
W - Lt Industrial W -Light Industrial.
Parking No additional parking provided.
Conforms: Land Use Plan -Yes
Zoning Code -Yes
Subdivision Code -Yes
60 Day Rule: Action must be taken on this request by September 25, 2006.
Analysis
The applicant is requesting a conditional use permit to permit the placement of a 12' by 44' office
trailer on the west side of the building. The trailer would house one `permanent' office, and 2-3
additional workspaces. The trailer would be placed in the property for 3 years, allowing LeFebrve to
fully evaluate their space needs.
The trailer would be located on existing green space adjacent to the building. The applicant
proposes to plant some shrubbery around the trailer.
Fire Hydrants/ Water
In the review of the project, it was determined that additional fire hydrants are necessary to serve the
new addition. These hydrants would be located on the north and east sides of the addition, although
the final locations have not been determined by the Fire Chief.
Parking and Circulation
No additional parking is proposed.
Landscaping
As noted above, some small shrubs are proposed around the temororay office trailer. No other
landscaping is proposed or removed.
Grading, Drainage and Utilities
No grading or utility work is proposed.
CU 06-22 LeFebrve Temporary Office
Case File: 06-22
Page 3
LeFebrve Temporary Offices
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:
1. Will not endanger, injure or detrimentally of fat the use and enjoct of other property in the imma~e
ucrnity or the public health, safety, morals, cam, fort, con~ience or g~reral welfare of the neighlx~.rarxl or the
czty
The trailer does not appear to negatively impact the surrounding properties.
2. L~rll be arnsistentwith the camprz~ezsizeplan.
The Comprehensive Plan guides the existing use at Light Industrial. The addition does not
represent a change from the original use.
3. Will not inzp~de the no»nal and orzlerly d'e~opma~t and improrune~rt of surr~rrrding zarant properCy.
The temporary trailer does not appear to impede the orderly growth of adjacent properties.
4. Will be serc~el adequately by and will not adzersely affErt essential public facilitres and sen~s isulu~ig
struts, police and fzre prot«ziora, drainage, refuse disposal, z~zter and seceer- systens, parks and schools; and
wrll nod in parties-rlar, ornate tra~ic mngestton or irtterferrmce with tra~~c on adjacprtt and neighlx~rtrcg public
thornughfares.
The trailer should not significantly increase pressure on adjacent roadways.
S. Will not ir~r~ uses, activities, processes, materials, equipment and c~zditions of op~er-atron that will l~
detrimental to arty persons or properCy bcrause of exmssize traffic, noise, smoke, formes, glare, odors, dust or
vibrations.
It does not appear that the noise, traffic, smoke, etc causes negative impacts to the
surrounding property.
6 Will not result in the destruction, loss or darna~ of a natural, scenic or historic featun? of major »nportanc~
To staff's knowledge, there are no natural features in danger with the addition.
7. Will fully cr~rrply with all other requirenertts of this Cade, including arty applicable requits and
standards for the issuance of a lurozse or permit to establish and opierate the prr~pnse~ use in the city.
It is expected that the applicant will comply with all other requirements, including the Fire
Code, Plumbing, and building code.
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.
CCT 06-22 LeFebrve Temporary Office
Case File: 06-22
Page 4
LeFebrve Temporary Offices
Recommendation
Because the request is consistent with the Standards for a Conditional Use Permit, Staff
recommends the Planning Commission approve the conditional use permit and site plan dated July
7, 2006, subject to several conditions:
1. The Conditional use permit shall expire on December 31, 2009.
2. All Fire and building code requirements shall be addressed.
3. If the applicant desires the temporary CUP to be extended beyond date above, the
CUP shall be amended by the Planning Commission and City Council.
CU 06-22 LeFebrve Temporary Office
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Location Map N
City of
E1
River Case Number: CU 06-22 LEFEBVRE
July 18, 2006
City of Elk River, City Council
Madam Mayor, Council members
Matter at hand:
• LeFebvre Companies Inc. and LeFebvre Properties LLP respectfully
present the following matters for your consideration:
Need:
A temporary office trailer parked adjacent and parallel to the western wall
of our existing office building on 171St Ave. NW. This trailer will be 12
ft by 44 ft. and fit perfectly in the lawn area between the existing building
and the curb, as seen in the architect's sketch. This trailer is new, and will
be fitted with skirting around the bottom. A few small shrubs will be
planted on the sides facing the streets. This office trailer contains one
fully private office, plus space for two to three work space cubes.
Duration
• We are seeking a 36 month term of this temporary permit to give adequate
time to fully evaluate our future needs for staffing and permanent space.
Summary of motivating factors:
• A substantial increase in gross sales
• A dramatic increase in the number of outlying, in state and out of state
satellite locations.
• An increase of almost 180% in our Elk River home office support staff.
(since 1997 when we moved into our present offices)
• The hiring of our first full time Human Resources director.
• The need for privacy for that HR person to perform their duties.
• Time to fully evaluate our future needs for office space and staffing.
The present over-crowded condition of our office is not conducive to good employee
morale or efficient production. It is particularly important, as you business people know,
to provide very private space for the Human Resources department.
Thank you for your consideration of our rather critical request and your prompt handling
of the matter.
Sincerely,
Bob Strong, Mgr. Real Estate
LeFebvre Companies, Inc.
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