7.3. - 7.5. SR 06-16-1997c~ty of
Request
ver
MEMORANDUM
Item #7.3, 7.4, & 7.5.
TO:
FROM:
DATE:
SUBJECT:
Mayor & City Council
Scott Harlicker, Planning Assistant/~
June 16, 1997
Morrell Transfer Requests
Case Nos. ZC 97-2; P 97-11; & CU 97-12
Rezone approximately 23.5 acres from I-1 (Light Industrial) to PUD
(Planned Unit Development)
Preliminary plat to subdivide approximately 23.5 acres into one industrial
lot
Conditional use permit for site plan review of the proposed planned unit
development
Location
The southwest corner of 171st Avenue and the Burlington Northern Railroad
tracks
Zoning/Land Use
I-1 (Light Industrial) / LI (Light Industrial)
Attachments
Ordinance No. 97- , granting rezoning
Report to the Planning Commission dated May 27, 1997
Overview
Morrell Transfer is proposing to construct a 50,690 square foot trucking
facility. The project is located on 171st Avenue and the Burlington Northern
Railroad tracks. To facilitate their development of this project, a rezoning to
13065 Orono Parkway · P.O. Box 490 · Elk River, MN 55330 · TDD & Phone: (612) 441-7420 · Fax: (612) 441-7425
planned unit development, preliminary plat and conditional use permit are
being requested.
The plat includes approximately 23.5 acres which will be platted as one lot.
The property is triangular with wetlands located in the center of the site. A
wetland mitigation plan has been developed and is currently being reviewed.
The trucking facility will be oriented towards 171st Avenue with the loading
docks extending back towards the rear of the property.
The proposed plat shows the north boundary of the plat as the edge of the
right-of-way of 171st Avenue. The actual north boundary of the plat is the
North line of the South 1/2 of the Northeast 1/4 of Section 11, which cuts
across the northern tip of the property. The City owns the property from the
edge of the right-of-way to this north line. The applicant is requesting that
the City sell this area north of the section line and south of the right-of-way.
Rezoning
The rezoning from light industrial to planned unit development will allow
Morrell Transfer to proceed with their plans for development of this site even
though there is no municipal services currently available. The proposed
planned unit development zoning will apply to the entire 23.5 acre parcel. As
part of the rezoning, specific conditions can be incorporated into the planned
unit development agreement and developers agreement to address future
connection to municipal services and the payment of sewer and water
charges.
The proposed rezoning from light industrial to planned unit development can
be considered based on the following findings:
· The rezoning and proposed development is consistent with the
Comprehensive Plan to establish an industrial corridor along 171st and
the new north/south corridor.
· The rezoning will allow Morrell Transfer to move their operations from
their current site at the corner of Jackson Avenue and School Street which
poses a health and safety issue.
· The rezoning is consistent with the city's economic development strategy
to promote business retention within the community.
Prelimina~ plat
The preliminary plat includes approximately 23.5 acres bounded by 171st
Avenue on the north, Burlington Northern Railroad tracks on the east and
undeveloped property owned by Cargill on the west and south. The proposal
involves platting the 23.5 acre parcel into one lot.
The proposed plat shows the north boundary of the plat as the edge of the
right-of-way of 171st Avenue. The actual north boundary of the plat is 16 feet
south of the north line of S 1/2, NE 1/4, Section 11. The city owns the
property from the edge of the right-of-way to that north section line. As part
of this proposal the applicant is seeking to purchase this piece so that they
can proceed with their project as proposed. There is also and old cartway
easement that extends 16 feet south of the section line that will have to be
vacated.
The plat also includes a strip of land along the west side of the Burlington
Northern Railroad tracks over which Cargill has an access easement. The
applicant is currently working out an agreement with Cargill so that they
can utilize this strip of land. The applicant should provide documentation
that the easement for Cargill has been vacated or documentation authorizing
the applicants use.
There is an existing railroad crossing that that is utilized by Cargill in
connection with the access easement that runs along the west side of the
railroad tracks. In discussions with Burlington Northern, they have indicated
that this crossing will have to be closed prior to the creation of the crossing
for 171st Avenue. As a condition of approval of this plat, the railroad crossing
should be closed.
The property contains a large wetland and three smaller ones. The proposed
development for this site requires filling in a portion of the large wetland.
The applicant has submitted wetland mitigation plans that are currently
being reviewed. All the necessary drainage and utility easements will have to
be in place. Appropriate permits from the local RGU and Corps of Engineers
will be required.
Access to the site is from 171st Avenue; 171st has been constructed to a point
just to the east of the proposed access into this site. The Council may wish to
consider having the applicant construct the remainder of 171st to the eastern
boundary of the plat ( the Burlington Northern Railroad property) and the
acceleration lane. A second option might be to have the applicant establish an
escrow account to cover the cost of construct at a later time.
Conditional Use Permit
Planned Unit Developments require a conditional use permit be submitted
together with the application for site plan review. Morrell Transfer is
proposing to construct a 50,690 square foot trucking facility. The facility will
include 28,800 square feet of dock space, 5690 square feet of office area, 4,000
square feet of warehouse space and a 12,200 square foot maintenance area.
The proposed building will be L-shaped with the office and maintenance area
located in the front and the docks extending back towards the rear of the site.
The dock area will consist of 60 loading docks, 30 on each side; the overhead
doors of the loading docks will face the railroad tracks and the undeveloped
property to the west.
Access to the site will be from 171st Avenue. An employee and visitor parking
area is located in front of the building along 171st Ave.; another parking area
is located on the side of the building, along the west property line. Truck
parking and storage is located on either side of the loading docks. All of the
site that will be utilized for access and parking will be paved. Concrete curb
and gutter is proposed throughout the site.
The applicant is proposing to enclose the loading and truck parking area with
a chain link fence around the perimeter of the property. In order to ensure
that the vegetation along the west property line is not damaged by trucks
and to allow for the rear overhang of the trailers, the pavement in the truck
parking and loading area should be setback an additional 5 feet, for a total of
15 feet, from the west property line.
The applicant is proposing an area for outdoor storage in the southeast
corner of the site. Because of the proximity to wetlands, this area should be
fenced and a minimum 20 setback should be maintained from the wetlands
as well as a 10 setback from the property line. The applicant is proposing a
crushed concrete surface.
Because of the long range plans for 171st being a north south arterial,
landscaping along 171st Avenue is an important aspect of this site plan. In
order to provide an effective landscaped screen along 171st, a 25 foot
landscaped area should be in place along 171st. This area should include a
three foot high berm with evergreen trees. Additional landscaping should
also be planted along the east property line.
The loading docks and maintenance sections of the building will be
constructed of split face blocks. The office portion will be split face blocks and
vertical windows.
Please refer to the City Engineer's memo dated May 21, 1997 for information
regarding drainage and utilities issues.
Planning Commission Meeting
At the Planning Commission meeting held May 27, 1997 no one spoke at the
public hearing. Planning Commission discussion included drainage and
stormwater management and the need for this site to present a pleasing
visual impact.
Please refer to the Planning Commission report dated May 27, 1997 for
additional information on the rezoning, preliminary plat and conditional use
permit.
Recommendation
The Planning Commission and staff recommend the City Council approve the
following requests:
ho
Ordinance No. 97- rezoning 23.5 acres from I-1 (Light Industrial)
to PUD (Planned Unit Development) based on the following findings:
THE REZONING AND PROPOSED DEVELOPMENT IS CONSISTENT WITH THE
COMPREHENSIVE PLAN TO ESTABLISH AN INDUSTRIAL CORRIDOR ALONG
171ST AND THE NEW NORTH/SOUTH CORRIDOR.
THE REZONING WILL ALLOW MORRELL TRANSFER TO MOVE THEIR
OPERATIONS FROM THEIR CURRENT SITE AT THE CORNER OF JACKSON
AVENUE AND SCHOOL STREET WHICH POSES A HEALTH AND SAFETY ISSUE.
THE REZONING IS CONSISTENT WITH THE CITY'S ECONOMIC DEVELOPMENT
STRATEGY TO PROMOTE BUSINESS RETENTION WITHIN THE COMMUNITY.
Preliminary plat to plat 23.5 aces into one lot with the following
conditions:
A DEVELOPERS AGREEMENT BE PREPARED AND EXECUTED OUTLINING THE
TERMS AND CONDITIONS OF APPROVAL.
A PLANNED UNIT DEVELOPMENT AGREEMENT IS PREPARED AND
EXECUTED.
o
SURFACE WATER MANAGEMENT FEE BE PAID PRIOR TO RELEASING THE PLAT
FOR RECORDING.
THE BOUNDARIES OF THE PLAT BE REVISED TO SHOW THE PROPERTY OWNED
BY THE APPLICANT.
o
THE NECESSARY DRAINAGE AND UTILITY EASEMENTS BE DEDICATED ON THE
PLAT AS REQUIRED BY THE CITY.
6. THE UPA POWER LINE EASEMENT BE SHOWN ON THE PLAT.
7. ALL THE COMMENTS OF THE CITY ENGINEER BE ADDRESSED.
o
ALL APPROPRIATE WETLAND PERMITS MUST BE OBTAINED PRIOR TO
COMMENCING WORK ON THE SITE.
9. THE CARGILL EASEMENT BE RESOLVED IN FAVOR OF THE APPLICANT
10.
THE APPLICANT FILE A REQUEST THAT THE CITY VACATE THE 16 FOOT
CARTWAY EASEMENT ALONG 171ST AVENUE.
11. AN NPDES PERMIT WILL BE REQUIRED PRIOR TO GRADING ON THE SITE
12. CLOSING OF THE RAILROAD CROSSING BE DONE PRIOR TO FINAL PLAT
Co
Conditional Use Permit for site plan approval to develop a 50,690
square foot trucking facility with the following conditions:
ALL THE COMMENTS IN THE CITY ENGINEER'S MEMO DATED MAY 21, 1997 BE
ADDRESSED.
o
THE WETLAND MITIGATION BE APPROVED AND WETLAND PERMITS APPROVED
PRIOR TO COMMENCING WORK ON SITE.
3. THE MAXIMUM WIDTH ALLOWED FOR A DRIVEWAY IS 40 FEET.
THE PARKING AREA ON THE EAST SIDE OF THE ENTRANCE WILL HAVE TO BE
REVISED SO THAT IT IS ENTIRELY ON PROPERTY OWNED BY THE APPLICANT
AND MAINTAINS A 10 FOOT SETBACK FROM THE PROPERTY LINE AND A 25
FOOT SETBACK FROM THE RIGHT OF WAY FOR 171ST AVENUE.
o
THE DEVELOPMENT PLANS SHOULD INCLUDE HOW THE SOUTHEAST CORNER
OF THE LOT WILL BE DEVELOPED. THE AREA SHOULD BE SURFACED AND
FENCED IN ORDER TO CONTAIN THE STORAGE TO A SPECIFIC AREA. THE
FENCE SHALL NOT BE LOCATED CLOSER THAN 20 FEET TO ANY WETLAND OR
10 FEET TO ANY PROPERTY LINE
THE PAVEMENT SETBACK ALONG THE WEST PROPERTY LINE IN THE TRUCK
PARKING AND LOADING AREA SHOULD BE 15 FEET SO THAT THE OVERHANG
OF THE TRUCKS AND TRAILERS DOES NOT DAMAGE EXISTING AND PROPOSED
VEGETATION.
o
THE LANDSCAPE PLAN WILL HAVE TO BE REVISED SO THAT IT COMPLIES WITH
THE CITY'S LANDSCAPING STANDARDS.
o
ADDITIONAL EVERGREEN TREES SHOULD BE PLANTED ALONG THE EAST
PROPERTY LINE AS A SUPPLEMENT TO THE EXISTING VEGETATION.
AN UNDER GROUND IRRIGATION SYSTEM WILL NEED TO BE IN PLACE IN ALL
FRONT YARD LANDSCAPED AREAS.
10. THE TRASH COMPACTOR SHALL BE LOCATED ON THE EAST SIDE OF THE
LOADING DOCKS.
11.
12.
13.
14.
TEST PITS AND BORINGS SHOULD BE DONE IN ORDER TO ASSURE THE
SUITABILITY FOR THE PROPOSED SEPTIC SYSTEM.
THE BUILDING SHOULD BE DESIGNED TO HOOKUP TO MUNICIPAL UTILITIES
WHEN THEY ARE EXTENDED INTO THIS AREA.
SPRINKLING THE BUILDING MAY BE REQUIRED DEPENDING ON THE BUILDING
PERMIT REVIEW.
CURBING SHALL BE EXTENDED ON THE EAST SIDE OF THE TRUCK PARKING
AREA ALONG THE DRAINAGE POND.
\\elkriver\sys\shrdoc\planningXscott\cu9712cc.doc
ORDINANCE 97-
CITY OF ELK RIVER
AN ORDINANCE AMENDING THE
CITY OF ELK RIVER ZONING MAP TO REZONE CERTAIN
PROPERTY FROM LI (LIGHT INDUSTRIAL) TO
PUD (PLANNED UNIT DEVELOPMENT)
CASE NO. ZC 97-2
The City Council of the City of Elk River does hereby ordain as
follows:
Section 1. The duly adopted Zoning Map of the City of Elk River is
hereby amended to rezone the property described as:
See Attached Exhibit A
Section 2. The rezoning is being approved based on the following
findings:
THE REZONING AND PROPOSED DEVELOPMENT IS CONSISTENT WITH THE
COMPREHENSIVE PLAN TO ESTABLISH AN INDUSTRIAL CORRIDOR ALONG
171ST AND THE NEW NORTH/SOUTH CORRIDOR.
THE REZONING WILL ALLOW MORRELL TRANSFER TO MOVE THEIR
OPERATIONS FROM THEIR CURRENT SITE AT THE CORNER OF JACKSON
AVENUE AND SCHOOL STREET WHICH POSES A HEALTH AND SAFETY ISSUE.
o
THE REZONING IS CONSISTENT WITH THE CITY'S ECONOMIC DEVELOPMENT
STRATEGY TO PROMOTE BUSINESS RETENTION WITHIN THE COMMUNITY.
Section 3. That this Ordinance shall take effect and be in full force
from and after the date of its publication.
Passed and adopted this __ day of
Council of the City of Elk River.
., 1997 by the City
ATTEST:
Henry A. Duitsman, Mayor
Sandra A. Thackeray, City Clerk
s:\document\ordinanc\zc97-2.doc
EXHIBIT A
A!I ~:hat part of the ~outh Ilalf of %ha t.lor.~'_heant Quartet' of gocE~on 11, To~n.h~p 32,
ltan~ 26, lying ~outhwent~rly of tho rnllrond r~gh~ of way, excep~ ~ha~ par~ de.cribed
Southennter]y al.o~g ti,. Sr~ut:hwenterly 1~11o o[ ~n~d r~gh~ oE why ~o n po~n~ 700 ieee
of r~ght of way 5G feet to n point; thence Northwonter]y ~o a po[n~ on the ea~d North
line, which poJ. n~ Jo 71 feet alottg nni(1 l~.e In n Wen~erly direcbio~ from ~he place of
beginningl thence along nnid line ~o ~ho placo of beginning.
Together with the perpetual right to the u.e of an easement in the South 2 rods of
tile Northeast Quarter of the Northwest Quarter and the North Half of the Northeast
Quarter of Section 11, Township 32, Range 26,.extending from the west line'Of the
said Northeast Quarter of the Northwest Quarter to the right of way of the Great
Northern and Northern Pacific Railways.
17533-I
175RD
172ND
171ST
170TH
169TH
168TH
16633[ '
'\ 'i
165'i'~H
16,3RD
162.ND
I
I
-I
I
I
I
I
I
I
I
I
I
I
LOCATION
I1
City of
er
13065 Orono Parkway · P.O. Box 490
Elk River, MN 55330
ZONING
MAP
CASE:
CU97- 12
City of
vet
TO:
FROM:
DATE:
MEMORANDUM
Item #'s 5.3, 5.4. & 5.5
Planning Commission
Harlicker, Planning As~istan~t~
Scott
May 27, 1997
SUBJECT:
Request by Larry Morrell for
Rezoning, Preliminary Plat and
Conditional Use Permit, Public
Case No.'s ZC 97-2, P 97-10, and
CU 97-12
Request
· Rezone approximately 23.5 acres from I-1 (Light Industrial) to PUD
(Planned Unit Development)
Preliminary plat to subdivide approximately 23.5 acres into one industrial
lot
Conditional use permit for site plan review of the proposed planned unit
development
Location
The southwest corner of 171st Avenue and the Burlington Northern Railroad
tracks
Zoning/Land Use
I-1 (Light Industrial) / LI (Light Industrial)
Attachments
· Zoning map
· Prehminary plat
· Development plans
Memo from City Engineer dated May 21, 1997
13065 Orono Parkway · P.O. Box 490 · Elk River, MN 55330 · TDD & Phone: (612) 441-7420 · Fax: (612) 441-7425
Memo to the Planning Commission/Morrell
May 27, 1997
Page 2
Background
The current ordinance prohibits new industrial or commercial development of
property within the urban service area without be served by municipal
utilities. Exceptions to the ordinance include expansion of existing structures
or the addition of a second principal structure. This project could not happen
according to the ordinance. However, because of the unique circumstances
surrounding this application, the PUD, although not an option staff would
want everyone to utilize, will permit this development to proceed.
Overview
Morrell Transfer is proposing to construct a 50,690 square foot trucking
facility. The project is located on 171st Avenue and the Burlington Northern
Railroad tracks. The site is within the urban service area but is not currently
served by sewer and water.
The site is triangular, about 23.5 acres in area and includes a wetland that
is located in the center of the site. The transfer facility will be placed near the
front of the site, oriented towards 171st Avenue. The dock portion of the
building will consist of 60 loading docks that will be oriented away from the
road and partially screened by the office area of the building.
There is currently some confusion with regards to a strip of land,
approximately 700 feet long and 56 feet wide, along the west side of the
Burhngton Northern Railroad tracks. Cargill currently uses this strip to
access its property on the east side of the railroad tracks. It appears as if
Cargill owns the strip of land outright or has an easement across it.
Ownership of this strip of land will have to be determined in order to
accurately assess its impact on the proposed development.
Rezoning
The rezoning from light industrial to planned unit development will allow
Morrell Transfer to proceed will their plans for development of this site even
though there is no municipal services currently available. The proposed
planned unit development zoning will apply to the 25.5 acres Morrell parcel.
To address issues regarding future connection to sewer and water and the
payment of sewer and water charges, specific conditions can be made part of
the planned unit development agreement and developers agreement.
Conditions may include:
f.'\shrdoc\planning\scott\cu97-12.doc
Memo to the Planning Commission/Morrell
May 27, 1997
Page 3
· Developer sign a waiver of rights to appeal future assessment for sewer
and water based on the new structure or the sufficiency of the existing
well and septic.
· Developers agree to pay trunk water and sewer costs based on the
determined rate for the eastern area.
· Developers agree to hook up to city sewer and'water within 2 years after
service becomes available.
The proposed rezoning from light industrial to planned unit development can
be considered based on the following findings:
· The rezoning and proposed development is consistent with the
Comprehensive Plan to establish an industrial corridor along 171st and
the new north/south corridor.
· The rezoning will allow Morrell Transfer to move their operations from
their current site at the corner of Jackson Avenue and School Street which
poses a health and safety issue.
· The rezoning is consistent with the city's economic development strategy
to promote business retention within the community.
Preliminar~ Plat
The preliminary plat includes about 25.5 acres bounded by 171st Avenue on
the north, Burlington Northern Railroad tracks on the east and undeveloped
property owned by Cargill on the west and south.' The proposal involves
platting the 25.5 acres into one lot.
The proposed plat shows the north boundary of the plat as the edge of the
right-of-way of 171st Avenue. The actual north boundary of the plat is 16 feet
south of the north line of S 1/2, NE 1/4, Section 11. The city owns the
property from the edge of the right-of-way to a line 16 feet south of the above
described line. The plat should be revised to show this.
The plat also includes a strip of land, approximately 700 feet long and 56 feet
wide, along the west side of the Burlington Northern Railroad tracks. The
strip is owned by Cargill and used to access their property on the east side of
the railroad tracks. The plat should be revised to show this.
Access to the property will be from 171st Avenue. Improvements to 171st
Avenue were included as part of the Lefebvre Companies developnient at the
corner of 171st Avenue and Ulysses Street. The property is currently
undeveloped but contains an unimproved dirt drive that Cargill uses to
access it's property on the east side of the railroad tracks. The railroad
crossing that is accessed by this drive is proposed to be eliminated as part of
f:\shrdoc\planningkscottkcu97-12.doc
Memo to the Planning CommissionfMorrell
May 27, 1997
Page 4
the scheduled improvements and the new railroad crossing included with the
extension of 171st Avenue.
The property contains a large wetland and three smaller ones. The proposed
development for this site requires filling in a portion of the large wetland.
The applicant has submitted wetland mitigation plans that are currently
being reviewed. All the necessary drainage and utility easements will have to
be in place. Appropriate permits from the local RGU and Corps of Engineers
will be required.
Conditional Use Permit
Morrell Transfer is proposing to construct a 50,690 square foot trucking
facility. The facility will include 28,800 square feet of dock space, 5690
square feet of office area, 4,000 square feet of warehouse space and a 12,200
square foot maintenance area. The proposed building will be L-shaped with
the office and maintenance area located in the front and the docks extending
back towards the rear of the site. The dock area will consist of 60 loading
docks, 30 on each side; the overhead doors of the loading docks will face the
railroad tracks and the undeveloped property to the west. The 4,000 square
foot warehouse will be located at the end of the dock area. There are below
ground fuel tanks and fuel pumps to serve vehicles associated with the
business along the east side of the property, approximately 90 feet from the
railroad tracks.
Access and Parking
A single driveway is proposed from 171st Avenue. Because of the amount of
truck traffic, the applicant is proposing a 40 foot wide access. Two parking
areas are proposed on either side of the driveway into the site; 73 parking
spaces are proposed. As shown, part of the parking area on the east side of
the entrance into the site is located on property that is not owned by the
applicant. Depending on the outcome of this property being sold to the
applicant, the parking area will need to be modified.
All of the site that will be utilized for access or parking will be paved.
Concrete curb and gutter is proposed throughout the site. There is an area
near the proposed retention pond that will not have curb and gutter.
The following are recommended changes to the site plan:
· The maximum width allowed for a driveway is 36 feet; in order to
accommodate truck traffic, what is typically done is flare the curb cuts to
allow for the wider turning radius that trucks require.
fi\shrdoc\planning\scott\cu97-12.doc
Memo to the Planning Commission/Morrell
May 27, 1997
Page 5
The parking area on the east side of the driveway will have to be revised
so that it is entirely on property owned by the applicant and complies with
the required 10 foot setback from the property line.
The access to the parking area on the west side of the entrance, which is
closest to the road, should be eliminated and the proposed landscaped
area should be extended.
Outdoor Storage
The applicant shows a paved driveway leading to the southeast corner of the
lot but does not show how that portion of the lot will be developed. There is
some concern that this portion of the lot will be used as outdoor storage.
· The development plans should include how this southeast corner of the lot
will be developed.
The outdoor storage of trailers is proposed along the west property line.
There is existing vegetation along that property line that should be preserved
in order to screen the outdoor storage from adjacent properties and the road.
A ten foot setback is proposed along the west property line
· The setback along the west property line should be adjusted so that the
overhang of the trailers does not damage the vegetation.
· Additional evergreen trees should be planted along this property line as a
supplement to the existing vegetation.
Landscaping
Landscaping includes trees to be planted along 171st Avenue and a
landscaped area in front of the building. The zoning code requires 18 trees be
planted and the landscape plan shows 8. An additional 10 trees will be
needed. In order to screen the loading dock and trailers from the street, the
additional trees should include evergreens planted along 171st and used to
supplement the existing ~egetation on the west property line.
There is existing vegetation along the west property line that should be
preserved. These trees will screen the use from the adjacent property to the
west and buffer the view of the loading docks from 171st Avenue and
Highway 10. An under ground irrigation system will need to be in place in all
front yard landscaped areas.
f:\shrdoc\planning\scott\cu97-12.doc
Memo to the Planning Commission/Morrell
May 27, 1997
Page 6
The area along 171st Avenue and adjacent to the entrance will be sodded.
The remainder of the disturbed areas will be seeded. Six pole mounted hghts
are proposed. Three will be located on the west property line and three along
the east property line
The development plans include a chain hnk fence enclosing the loading docks
and the undeveloped southeast corner of the lot. The fence is shown as
crossing within the wetland area.
The fence should be placed along the edge of the pavement so that it does
not go through the wetland. By placing the fence outside the wetland, it
will help prevent debris from getting deposited in the wetland.
Trash Enclosure
No trash enclosure is proposed. The applicant has indicated that a trash
compactor will be located in one of the loading docks; however, the location is
not shown on the site plan.
· The preferred location for the trash compactor would be on the east side of
the loading docks so that it is not visible from the street.
Building Elevations
The loading docks and maintenance sections of the building will be.
constructed of split face blocks. The office portion will be split face blocks
with vertical windows.
Recommendation
It is recommended that the Planning Commission recommend approval of the
following:
Rezoning 25.5 acres from I-1 (Light Industrial) to PUD (Planned Unit
Development) based on the following findings:
THE REZONING AND PROPOSED DEVELOPMENT IS CONSISTENT WITH THE
COMPREHENSIVE PLAN TO ESTABLISH AN INDUSTRIAL CORRIDOR ALONG
171ST AND THE NEW NORTH/SOUTH CORRIDOR.
THE REZONING WILL ALLOW MORRELL TRANSFER TO MOVE THEIR
OPERATIONS FROM THEIR CURRENT SITE AT THE CORNER OF JACKSON
AVENUE AND SCHOOL STREET WHICH POSES A HEALTH AND SAFETY ISSUE.
THE REZONING IS CONSISTENT WITH THE CITY'S ECONOMIC DEVELOPMENT
STRATEGY TO PROMOTE BUSINESS RETENTION WITHIN THE COMMUNITY.
f:\shrdoc\planning\scott\cu97-12.doc
Memo to the Planning Commission/Morrell
May 27, 1997
Page 7
Preliminary plat to plat 25.5 aces into one lot with the following
conditions:
A DEVELOPERS AGREEMENT BE PREPARED AND EXECUTED OUTLINING THE
TERMS AND CONDITIONS OF APPROVAL.
A PLANNED UNIT DEVELOPMENT AGREEMENT IS PREPARED AND
EXECUTED.
SURFACE WATER MANAGEMENT FEE BE PAID PRIOR TO RELEASING THE PLAT
FOR RECORDING.
THE BOUNDARIES OF THE PLAT BE REVISED TO SHOW THE PROPERTY OWNED
BY THE APPLICANT.
THE NECESSARY DRAINAGE AND UTILITY EASEMENTS BE DEDICATED ON THE
PLAT AS REQUIRED BY THE CITY.
6. THE UPA POWER LINE EASEMENT BE SHOWNON THE PLAT.
7. ALL THE COMMENTS OF THE CITY ENGINEER BE ADDRESSED.
ALL APPROPRIATE WETLAND PERMITS MUST BE OBTAINED PRIOR TO
COMMENCING WORK ON THE SITE
Co
Conditional Use Permit for site plan approval to develop a 45,490
square foot trucking facility with the following conditions:
ALL THE COMMENTS IN THE CITY ENGINEER'S MEMO DATED MAY , 1997 BE
ADDRESSED.
THE WETLAND MITIGATION BE APPROVED AND WETLAND PERMITS
APPROVED.
3. THE MAXIMUM WIDTH ALLOWED FOR A DRIVEWAY IS 36 FEET.
THE PARKING AREA ON THE EAST SIDE OF THE ENTRANCE WILL HAvE TO BE
REVISED SO THAT IT IS ENTIRELY ON PROPERTY OWNED BY THE APPLICANT
AND COMPLIES WITH THE REQUIRED 10 FOOT SETBACK FROM THE PROPERTY
LINE.
THE ACCESS TO THE PARKING AREA ON THE WEST SIDE OF THE ENTRANCE,
WHICH IS CLOSEST TO THE ROAD, SHOULD BE ELIMINATED AND THE
PROPOSED LANDSCAPED AREA SHOULD BE EXTENDED.
THE DEVELOPMENT PLANS SHOULD INCLUDE HOW THE SOUTHEAST CORNER
OF THE LOT WILL BE DEVELOPED. THE AREA SHOULD BE SURFACED WITH
CLASS V AND FENCED IN ORDER TO CONTAIN THE STORAGE TO A SPECIFIC
AREA.
f:\shrdoc\planning\scott\cu97-12.doc
Memo to the Planning Commission/Morrell
May 27, 1997
Page 8
7. THE SETBACK ALONG THE WEST PROPERTY LINE SHOULD BE ADJUSTED SO
THAT THE OVERHANG OF THE TRAILERS DOES NOT DAMAGE THE
VEGETATION.
o
THE LANDSCAPE PLAN WILL HAVE TO BE REVISED SO THAT IT COMPLIES WITH
THE CITY'S LANDSCAPING STANDARDS.
ADDITIONAL EVERGREEN TREES SHOULD BEPLANTED ALONG THE WEST
PROPERTY LINE AS A SUPPLEMENT TO THE EXISTING VEGETATION.
10.
AN UNDER GROUND IRRIGATION SYSTEM WILL NEED TO BE IN PLACE IN ALL
FRONT YARD LANDSCAPED AREAS.
11.
THE CHAIN LINK FENCE SHOULD BE PLACED ALONG THE SOUTH EDGE OF THE
PAVEMENT SO THAT IT DOES NOT GO THROUGH THE WETLAND.
12.
THE TRASH COMPACTOR SHALL BE LOCATED ON THE EAST SIDE OF THE
LOADING DOCKS.
13.
TEST PITS AND BORING SHOULD BE DONE IN ORDER TO ASSURE THE
SUITABILITY FOR THE PROPOSED SEPTIC SYSTEM.
14.
THE BUILDING SHOULD BE DESIGNED TO HOOKUP TO UTILITIES WHEN THEY
ARE EXTENDED.
15.
SPRINKLING THE BUILDING MIGHT BE REQUIRED TO DEPENDING ON THE
BUILDING PERMIT REVIEW.
f:\shrdoc\planning\scott\cu97-12.doc
LOCATION MAP
A Christian/Kinghom, Inc, Project
LARRY
MORRELL ADDITION
A
NORTH
PLAN S'ffdBOLS
LARRY blORRFI I
84.1 UNE AVE NW
DJ( RIV[R, MN 55550
D E V~.LOPER:
CHRISllAN & KIN(HORN, INC.
2100O ROGERS DRIVE
ROGERS, UN 55574
(612) 426-832,3
C,R AD¥ KINGHORN
LOT SURVEYS, INC.
7601 73RD AVE. N.
klINNEAP(XJS, MN 55426
GREG PRASCH
ENCdNEER:
RC)GER A. ANDERSON & ASSOC.
7415 WAYZATA BLVD.. SUITE 107
MINNEAP(X. JS, UN 55426
546-7055
I~:SIC44ED:R AA
DRAWN: ~
CHECKED BY:
OAT .~/7/!a7 REC. NO t,~.~?
ROGER A. ANDERSON AND ASSOCIATEs INC.
Lo~d Oevelopm~t MuA~cipol Railrood--
LARRY MORRELL ADDITION
ELK RIVER, MINNESOTA
CHRISTIAN &: KINGHORN
PRELIMINARY PLAT
A Christlan/Kinghom, Inc. Project
, .~. ':, ' '~ J ' ' ' ' ", ,-" '~ '/ ' ", .. ---- I /
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LOCA~ON
MAP
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~ ~NT~N~
u~o ~ , , , - . .... _ .... L-~:-~ .......... -~ -- _- ___~ ...........
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,'/ ~"h' / .' /-''' ~' [ '' ," 'l~ ~ ~, '~ ~ '" " "- ....... ~-- CARGILL ." "' ..........~ ~~},,/ , ,~&, x,, '(h','
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MINN~P~S. MN 5~26
5~-7035
~: I H~Y ~ ~AT ~IS ~ W~ ~
1
,~ e~ ~ m u.~ .v omc, ~,~ ~ ~,, R~ ~ ~D~ ~D ASS~A~S ~NC. MORRELL ~ANSFER
~*~: ~~~ ,~.~, ~.,:~ .o,.~ ELK Ri~R, MINNESOTA SITE PLAN
2 ~1~-97 R~A~ ~ ITC
NO.DA~ ~ ~ ~S DA~ ~-~7 REG, NO. 2~1~
',3 ..- .~ . - / A Chrlstlan/Kir~hom, Inc. ProJect
----~~~~'~% '~ % ', ~, -' ' ~ ...... ' -~ ' ' ' ~ ~/ ' ~ ' ' ',' ~ ~ "-. ', ' . /~
~~/~/~,~ ._ ', % % . % ¢ % - - . , .................... PLAN S~BOLS
, ' ' ~ ~ ." .-" - /.?~1~
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%'- , ,,"< ~Re - ' "~- ' "=~" I ' ¢ ............. ~, - .....
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~- -, , ¢ , %~ ~- , 3 ~ ,,,', ,,,
,¢0 ,,.[mu.om.,o,~cr*~,.m~om*, ROaR A. ~DERSON ~D ASS~A~S iNC. MORRELL ~ANSFER GRADING DRAINAGE
~,~, ~ ~ ~ ~ ~,.~ ~ .,~c~,* ~..~ o.~o~ .~.~ .,,~ ELK RI~R, MINNESOTA '
"~.. ....... ,-~" .',, ~-~ CHRIS.AN · KINGHORN EROSION CONTROL PLAN C2
BUILDING CODE ANALYSIS
BUILDING COOE t994 UBC.
OCCUPANCY G~0UP S2
CONSTRUCTION TYPE 2N
BASIC ALLOWABLE AREA 18.000 SF.
OPEN 4 SLOES 60' UNLIMITED
TOTAL ALLOWABLE AREA UNLIMITE0
OFFICE AREA 6.400SF.
SERVICE SHOP 13.200 SF
WAREHOUSE 29.B00 Sr.
TOTAL ACTUAL 6UILOING AREA49.400 SF.
ALLOWABLE BUILDING H'(. 1 STORIES 55 FT
ACTUAL BU[L0[NO HEIGHT I ST0~IES 25 FT
EXIT WIDTH REOUIRED 165 IN. (5 EXITS)
EXIT WIDTH PROVIDED lgB IN. (6 EXITS)
MAX. ALLOWABLE DISTANCE TO EXIT 150 FT.
MAX. PROVIDe0 DISTANCE TO EXIT 70 FT.
® ®
WIRTANEN
CLARK
LARSEN
Architects Inc.
MORRELL TRANSFER
ELK RIVER
MINNESOTA
DEVELOPED
CHRIS'nAN &
KINGHORN, INC.
GENERAL CONTRACTORS
21000 ROGERS DRIVE
ROGERS. MN
FLOOR PLAN
:::' L"'" A1
g:\chrJstan\g72109mt\mt_a~fp.dgn May. ~0, ~997 ~4:18:06
WIRTANEN
CLARK
LARSEN
Architects Inc.
MORRELL TRANSFER
QSOUTH ELEVATION
(~NscOR TH ELEVATION
~.1[ Yin' · r-o'
ELK RIVER
MINNESOTA
OEVELOPED BY:
CHRISTIAN &
KJNGHORN, INC.
GENERAL CONTRACTORS
21000 ROG[RS DRIVE
ROGERS, MN 55574
m
PROPOSE0 ELEVATIONS
g:\christan\972109mt\mt_a2eI.dgn May. 20. 1997 14:~4:16
Howard R, Green Qompany
CONSULTING ENGINEERS
May 21, 1997
File: 230-364-11
{'0lS[L'flll~ BI~IIEE~
Formerly MSA
Consulting Engineers
Mr. Steve Ach
City Planner
City of Elk River
13065 Orono Parkway
P.O. Box 490
Elk River, MN 55330
PROPOSED MORRELL TRANSFER SITE
171ST AVENUE
Dear Mr. Ach:
As requested, we have reviewed the various drawings submitted for the proposed Morrell
Transfer site to be located on 171st Avenue. Based on our review and comments received
at the staff review meeting, we would offer the following comments:
The drawings we reviewed consisted of a preliminary plat dated May 7, 1997; a site
plan with a revision date of May 15, 1997; and a grading, drainage, and erosion
control plan with a revision date of May 15, 1997. All three of these documents were
prepared by Roger A. Anderson and Associates, Inc.
It should be noted for the review of all these drawings that the property located north
of the section line is City-owned property which was purchased from Roger Eull for
the purposes of constructing 171st Avenue. The City also has the rights to 16.5 feet
(one rod) south of that section line. We believe that there is the likelihood that a
portion of this property could be sold or turned over to the Morrell site for purposes
of their development. It will likely not be totally utilized in the future for roadway
purposes. However, we are not sure of the mechanics to accomplishing this property
transfer.
o
It appears from the preliminary plat that Cargill Corporation owns a piece of the site
for purposes of accessing the railroad crossing about mid-point along the northeast
line of the Morrell site. It will be necessary for the Developer to deal with Cargill
to remove this restriction to the property, and also at that time the railroad crossing
should be closed.
1326 Energy Park Drive · St. Paul, MN 55108 ° 612/644-4389 fax 612/644-9446 toll free 800/888-2923
Mr,,Steve Ach
May 21, 1997
Page Two
4. We have the following comments regarding the proposed grading of the site:
· The entire site is shown to have concrete curb around the perimeter with the
exception of the pavement alongside the pond area. We question why this area
is not curbed also.
· It appears that the grading plan intended that some of the water sheet directly
into the pond, but the elevations do not indicate that this will happen.
Essentially, the entire site which will be impervious surface with pavement or
rooftop drains to one small bituminous swale located in the southeast corner.
We suggest that it is more appropriate to use a number of catch basins and a
section of appropriately sized pipe to get the runoff into the pond. This will
eliminate any erosion problems caused by this large quantity of water flowing
overland into the pond.
· The 100-year high water level in the pond is shown at 882.8. At that elevation,
a sizeable area of the parking lot will be flooded. We question whether or not
these numbers are correct.
Storm drainage calculations detailing the amount of runoff, pond calculations, erosion
protection at the outlets to the storm sewer, and sedimentation ponding details will
need to be provided at a later date.
The driveway access onto 171st Avenue scales 40 feet. City ordinance limits
driveway widths to 30 feet. As a comparison, the LeFebvre Trucking Terminal that
was recently constructed just west of this site was restricted to 36-foot driveway
openings with appropriately-sized radii. We suggest that this site also be restricted
to 36 feet.
.There should be drainage and utility easements provided around the perimeter of the
site. This would be particularly important along the 171st Avenue frontage.
o
There is no information provided about lighting for the site, location of trash
receptacles, or a landscaping plan.
If you have any questions regarding these comments, please call.
Sincerely,
HOWARD R. GREEN CONSULTING ENGINEERS
TJM:tw
364-2120.may
Howard R, Green Company
CONSULTING ENGINEERS