PC Nate Lundgren-Auto Repair Business Conditional Use Permit 9/7/11 Applicants

Transcription

1 PC Nate Lundgren-Auto Repair Business Conditional Use Permit 9/7/11 Applicants Nate Lundgren Triple K Partnership Mankato 105 LeSueur Ave 320 Mallard Lane Eagle Lake, MN Mankato MN Request and Location The applicants are requesting an after-the-fact conditional use permit to operate an auto repair business located in South Bend, Lots 10 and 11, Block 1, Worthley s Subdivision, South Bend Township, and Zoned Light Industrial. (T-108-N, R-27-W) Legal Description for Re-zoning Lots 10 and 11, Block 1, Worthley s Subdivision, Blue Earth County, Minnesota, subject to all easements of record, and further subject to all lease agreements. (T-108-N, R27-W). Zoning The current zoning classification of the property is LI, Light Industrial. General Site Description, Site History, and Land Use Plan Information The property is currently being used by Associated Finishing and Nate Lundgren (NL Autosports). The building measures 152 feet x 40 feet. Of this measurement 52 x 40 feet is leased to Nate Lundgren. This section of the building was constructed in 1988 and no new construction has happened. The business plan states that they will conduct general auto repair and auto body refinishing. Hours of operation will consist of Monday through Friday 8 am - 5 pm and Saturdays 8 am to 12 pm, Sunday closed. NL Autosports currently employs four people with a goal of hiring at least two more in the near future. Two employees are general auto repair techs and the other two are auto body repair techs. Currently there is no paint booth on site but with the granting of this Conditional Use Permit and the growth of the business the applicant is working with the property owner to install one inside the current building. All liquids on site are held in sealed holding tanks and professionally removed and disposed of. The future of the NL Autosports is to expand into more classic/muscle car restorations and custom fabrication. There is a business plan with site drawings (interior and exterior) attached for your viewing. On the exterior map, the north side of the building will have approximately nine cars parked in front of the building at any given time. Five of these are employee cars, the rest of the cars, are cars of customers. The South side of the building will consist of eight cars; these cars are project cars or customer cars. There will be a fence constructed around this area to keep the site from falling into the County s junkyard status. Existing Land Use within 1/4 Mile North: 36 Residences, Matthews St., Eleanor St., McKinzie St., LeHiller St., US Hwy. 169, Olive St., N. Hawley St., and McCauley St. East: 41 residences (part in the city of Mankato and Skyline), 3 businesses, Blue Earth River, Eleanor St., West River Dr., Lee Ct., and Anderson Ct. South: 8 businesses, Blue Earth River, and Fire Hall St.

2 PC Nate Lundgren-Auto Repair Business Conditional Use Permit 9/7/11 West: 7 businesses, South Bend Town Hall, 18 Residences, McKinzie St., and Mallard Lane Access Access to the site is to and from Mathews St., a township Road. NATURAL RESOURCES INFORMATION Topography The topography of the area is fairly flat. Floodplain The proposal is within the Levee protected Floodplain. Shoreland The proposal is not within a shoreland area. Wetland According to the National Wetlands Inventory, there are no know wetlands on the property. Township Review In an received June 14, 2011 from Steve Flo, South Bend Township Clerk, stated: Chuck Klammer had attended a meeting to discuss the rental of space to Nate Lundgren. The Board voted 4 to 1 in a preliminary vote and asked Mr. Lundgren to attend a future meeting. In a phone call August 29, 2011 from Steve Flo, South Bend Township Clerk, stated: Mr. Lundgren has not come before the board for approval yet. Mr. Flo will contact him about the time and location for the next meeting. STAFF REVIEW Environmental Health Review See attachment A-3. Opinions Based on the information submitted by the applicant, contained in this report, and as required in Sec of the County Code, the following opinions have been developed for this request: 1. That the proposed use conforms with the county land use plan. 2. The demonstrated need for the proposed use. 3. That the proposed use will not degrade the water quality of the county. 4. That the proposed use will not adversely increase the quantity of water runoff. 5. That soil conditions are adequate to accommodate the proposed use. 6. That the proposed use does not create a potential pollution hazard.

3 PC Nate Lundgren-Auto Repair Business Conditional Use Permit 9/7/11 7. That adequate utilities, access roads, drainage and other necessary facilities have been or are being provided. 8. That adequate measures have been or will be taken to provide sufficient off-street parking and loading space to serve the proposed use. 9. That facilities are provided to eliminate any traffic congestion or traffic hazard which may result from the proposed use. 10. That the conditional use will not be injurious to the use and enjoyment of other property in the immediate vicinity for the purposes already permitted. 11. That the establishment of the conditional use will not impede the normal and orderly development and improvement of surrounding vacant property for predominant uses in the area. 12. That adequate measures have been or will be taken to prevent or control offensive odor, fumes, dust, noise and vibration, so that none of these will constitute a nuisance, and to control lighted signs and other lights in such a manner that no disturbance to neighboring properties will result. NA13. That the density of proposed residential development is not greater than the density of the surrounding neighborhood or not greater than the density indicated by the applicable zoning district. 14. That site specific conditions and such other conditions are established as required for the protection of the public's health, safety, morals and general welfare. NA15. That the intensity of the proposed residential development is not greater than the intensity allowed in the Agricultural Zoning District. Section of the Agricultural District States: Owners of property, residents, other users of property in the agricultural zone, and neighboring properties adjacent to the agricultural zone may be subjected to inconvenience or discomfort arising from normal and accepted agricultural practices and operations including, but not limited to; noise, odors, dust, operation of aircraft and late night operation of farm machinery, the storage and application of manure, fertilizers, soil amendments, herbicides, and pesticides associated with normal agricultural operations. Recommendations Staff recommends approval of the request for an after-the-fact conditional use permit to operate an auto body repair shop located in South Bend, Lots 10 and 11, Block 1, South Bend Township, and Zoned Light Industrial. (T-108-N, R-27-W) The recommendation for approval is contingent upon the following conditions. 1. All activities shall be done in conformance with all applicable federal, state and county rules.

4 PC Nate Lundgren-Auto Repair Business Conditional Use Permit 9/7/11 2. All spills shall be reported to the state duty officer, the MPCA and Blue Earth County Immediately. 3. Blue Earth County may be allowed onsite to inspect the business once a year as needed. 4. The applicant shall construct a fence around the vehicles on the South side of the building. 5. The site is prohibited from becoming a junkyard as defined by the Blue Earth County Code of Ordinances. 6. Hours of operation will consist of Monday Friday 8 am to 5 pm and Saturday 8 am to 12 pm. 7. All automotive wastes must be disposed of in conformance with all applicable federal, state and county rules. Attachments A-1 General Site Map A-2 Site Map A-4 Environmental Health Staff Reviews A-3 Business Plan

5 Attachment A-1 General Location Map Site

6 A S Mckinzie St 215 Eleanor St 216 S Mckinzie St Eleanor St 220 S Mckinzie St 219 Eleanor St 220 Eleanor St Mathews St 302 S Mckinzie St 301 Eleanor St 300 Eleanor St 306 S Mckinzie St Fire Hall St 308 S Mckinzie St 310 S Mckinzie St 320 Eleanor St Feet Disclaimer: This map was created using Blue Earth County s GIS and was created for specific internal County uses. It is intended to be used for reference purposes only and does not represent a land survey. No liability is assumed for the accuracy of the data delineated herein, either expressed or implied by Blue Earth County or its employees.

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