4.4 PCSR 09-22-2015 - Laserfiche WebLink

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LAND USE AMENDMENT APPLICATION NARRATIVE Big Tex Trailer World, Inc. d/b/a Big Tex Trailers would like to place before the Elk River Planning Commission and the Elk River City Council a request to allow a change in the current land use designation of the property located at 17354 Zane St. Elk River, MN formerly known as "Saxxon Motors" and amend the comprehensive plan designation to a more commercially favorable designation of Highway Business.This would be consistent with current land use along this section of Hwy. 10. This change is necessary for Big Tex Trailers to operate and, if approved, would return this property to its previous 25 year use utilizing the existing structures and parking lots. The property has been abandoned for the past six years. Its land use designation was changed after being included in the FAST Study for a direction toward high density residential use. Our use of this facility would be consistent with the mixed use nature of the Hwy 10 corridor and be seamless, with no additional environmental impact on the area. Less traffic impact to the townhome owners to the south of the property as opposed to a high density residential development is an added benefit of the change. We will be adding no new buildings or making any changes to the current site plan other than approved signage, updating and remodeling the interior of the buildings, landscape changes and any updates required by the City of Elk River to comply with current codes and standards. Big Tex Trailer World, Inc. is a national retail trailer sales, trailer parts and trailer service provider with over 40 locations across 15 states. Activities at these locations include trailer sales, trailer part sales and trailer servicing operations. At similar type locations, Big Tex provides between 10—20 jobs per location with the ability to generate over 20 million dollars in sales revenue. There is only one principal road serving direct access to this property from Highway 10, that currently being 173`d Ave. N.W. Minnesota DOT has planned the future closing of 173rd Ave. N.W., which will force all traffic down Yale Street to the 171st Ave. NW. intersection. We would provide less impact and traffic to the current residents living in the townhomes along Yale Street than a large high density real estate development as the current land use and FAST Study designation dictates. Based on our other facilities of similar size, including our employees, we expect 65 to 75 vehicle in and out trips over a 10 hour work day. Due to the close proximity to several new and used car sales and service facilities, tractor and equipment sales located along Hwy 10 and Hwy 169, as well as industrial and light manufacturing companies in the Twin Lakes Rd. area, we feel Big Tex Trailers would be a great addition to the Elk River business community. Comparable sized Big Tex facilities generate annual sales of 15 to 20 million dollars with an annual payroll of 750k to lm dollars, while creating between 18 and 25 new jobs when the facility is at its forecasted capacity. Our employees will be consumers as well as active members of the local community. The financial impact will be a substantial benefit to the City of Elk River and its citizens, based on the taxes generated and the Big Tex payroll spent with local merchants. Big Tex Trailers, as an organization, is a very civic and social minded company. Local sports team sponsorships, fundraiser donations, loaner trailers for use by civic groups and local schools and employee volunteer participation projects are just some of the things that Big Tex Trailers contributes to the community.