6.5. SR 09-22-1997 (2)~ty of
iver
Item # 6.5.
MEMORANDUM
TO:
FROM:
DATE:
Mayor and City Council
Scott Harlicker, Planning Assistant~
September 22, 1997
SUBJECT:
Request by Larry Morrell for
Amendment to Conditional
Use Permit
Request
Consider a request by Larry Morrell to delete or defer installation of certain
improvements required as part of their approved site plan
Attachments
· Minutes from June 16, 1997 City Council meeting
Issue
The applicant was to have submitted a letter by Wednesday of last week
requesting that certain improvements, shown on their approved site plan or
required as a condition of their conditional use permit, either be deleted or
their installation deferred. As of Friday morning the applicant had not
submitted his letter. At this time, it is not clear what items the applicant
wishes to delete and which improvements the applicant wishes to complete in
phases.
s:\planning\scott\cu9712rv.doc
13065 Orono Parkway · P.O. Box 490 · Elk River, MN 55330 · TDD & Phone: (612) 441-7420 · Fax: (612) 441-7425
Elk l~iver City Council Meeting
June 16, 1997
Page l0
7.2.
7.3.
7.4.
7.5.
Pinnacle Foods (Perkins Restaurant) Request for Appeal to Conditional Use Permit,
Public Hearinq Case No. CU 97-1
City Planner Steve Ach indicated that Pinnacle Foods, LP is requesting a
conditional use permit to amend Elk River Retail Planned Unit Development
Agreement to install a 70 foot high structure located at the Perkins Restaurant at
the northeast corner of Elk Hills Drive and US Highway 169. Steve Ach stated that
the 7O foot structure is a flag pole. Steve Ach further stated that the Council
heard this issue once before and recommended that it be reconsidered by the
Planning Commission. Steve Ach stated that the Planning Commission
recommended denial of the request.
Mayor Duitsman opened the public hearing. There being no one for or against
the matter, Mayor Duitsman closed the public hearing.
COUNCILMEMBER FARBER MOVED TO APPROVE THE REQUEST FOR A CONDITIONAL
USE PERMIT BY PINNACLE FOODS, LP TO INSTALL A 70 FOOT HIGH STRUCTURE.
COUNClLMEMBER THOMPSON SECONDED THE MOTION. THE MOTION CARRIED 3-2.
Councilmember Dietz and Mayor Duitsman opposed.
Larry Morrell Request for Zone Chanqe from I1 to PUD, Public Hearin.q Case NO. ZC
97-2
Larry Morrell Request for Preliminary Plat, Public Hearinq Case No. P 97-11
Larry Morrell Request for Conditional Use Permit, Public Hearinq Case No. CU 97-1 ?
Planning Assistant Scott Harlicker indicated that Morrell Transfer is requesting to
rezone approximately 3.5 acres from light industrial to planned unit development.
Morrell Transfer is further requesting a preliminary plat to subdivide approximately
23.5 acres into one industrial lot. Scott Harlicker stated that Morrell Transfer is
requesting a conditional use permit for site plan review of the proposed planned
unit development to be located at the southwest corner of 171st Avenue and the
Burlington Northern Railroad tracks. He explained that Morrell Transfer is
proposing to construct a 50,690 square foot trucking facility. Scott Harlicker
reviewed the staff report on these issues.
Mayor Duitsman opened the public hearing for these three items. There being no
one for or against these matters, Mayor Duitsman closed the public hearings.
Planning Commission Representative Tom Mesich indicated that the Planning
Commission recommended approval, however, the Planning Commission felt
that this would add a lot more truck traffic to Highway 10.
COUNCILMEMBER FARBER MOVED TO ADOPT ORDINANCE 97-14, 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, 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.
Elk River City Council Meeting
June 16, 1997
Page 11
2. 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.
3. THE REZONING IS CONSISTENT WITH THE CITY'S ECONOMIC DEVELOPMENT
STRATEGY TO PROMOTE BUSINESS RETENTION WITHIN THE COMMUNITY.
COUNCILMEMBER HOLMGREN SECONDED THE MOTION. THE MOTION CARRIED 5-0.
COUNCILMEMBER HOLMGREN MOVED TO APPROVE THE PRELIMINARY PLAT
REQUESTED BY MORRELL TRANSFER TO PLAT 23.5 ACRES INTO ONE LOT WITH THE
FOLLOWING CONDITIONS:
1. A DEVELOPERS AGREEMENT BE PREPARED AND EXECUTED OUTLINING THE
TERMS AND CONDITIONS OF APPROVAL.
2. A PLANNED UNIT DEVELOPMENT AGREEMENT IS PREPARED AND
EXECUTED.
3. SURFACE WATER MANAGEMENT FEE BE PAID PRIOR TO RELEASING THE PLAT
FOR RECORDING.
4. THE BOUNDARIES OF THE PLAT BE REVISED TO SHOW THE PROPERTY OWNED
BY THE APPLICANT.
5. 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.
8. 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.
COUNCILMEMBER FARBER SECONDED THE MOTION. THE MOTION CARRIED 5-0.
COUNClLMEMBER HOLMGREN MOVED TO APPROVE A CONDITIONAL USE PERMIT
REQUESTED BY MORRELL TRANSFER FOR SITE PLAN APPROVAL TO DEVELOP A 50,690
SQUARE FOOT TRUCKING FACILITY WITH THE FOLLOWING CONDITIONS:
1. ALL THE COMMENTS IN THE CITY ENGINEER'S MEMO DATED MAY 21, 1997 BE
ADDRESSED.
Elk River City Council Meeting
June 16, 1997
Page 12
7.6.
2. 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.
4. 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.
5. 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.
6. THE PAVEMENT SETBACK ALONG THE WEST PROPERTY LINE IN THE TRUCK
PARKING AND LOADING AREA SHOULD BE 12 FEET SO THAT THE OVERHANG
OF THE TRUCKS AND TRAILERS DOES NOT DAMAGE EXISTING AND PROPOSED
VEGETATION.
7. THE LANDSCAPE PLAN WILL HAVE TO BE REVISED SO THAT IT COMPLIES WITH
THE CITY'S LANDSCAPING STANDARDS.
8. ADDITIONAL EVERGREEN TREES SHOULD BE PLANTED ALONG THE EAST
PROPERTY LINE AS A SUPPLEMENT TO THE EXISTING VEGETATION.
9. 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. TEST PITS AND BORINGS SHOULD BE DONE IN ORDER TO ASSURE THE
SUITABILITY FOR THE PROPOSED SEPTIC SYSTEM.
12. THE BUILDING SHOULD BE DESIGNED TO HOOKUP TO MUNICIPAL UTILITIES
WHEN THEY ARE EXTENDED INTO THIS AREA.
13. SPRINKLING THE BUILDING MAY BE REQUIRED DEPENDING ON THE BUILDING
PERMIT REVIEW.
14. CURBING SHALL BE EXTENDED ON THE EAST SIDE OF THE TRUCK PARKING
AREA ALONG THE DRAINAGE POND.
COUNCILMEMBER THOMPSON SECONDED THE MOTION. THE MOTION CARRIED 5-0.
Consider Sale of City Property to Morrell Transfer
City Planner Steve Ach indicated that Larry Morrell is requesting the city to
consider selling property on the south side of 171st Avenue. He stated the
property is a triangular piece measuring approximately 6,000 square feet. The
sale of the property will allow more parking area for Morrell Transfer. Steve Ach
~ty of
MEMORANDUM
iver
FROM:
DATE:
SUBJECT:
Mayor and City Council
Steve Ach, City Planner
September 22, 1997
Request by Morrell Transfer to
Amend Conditional Use Permit
The information staff was awaiting from Morrell Transfer was mistakenly
routed to Steve Rohlfs office and by the time the information hit my desk, it
was late Friday afternoon after the packets had gone out. As Scott Harlicker
mentioned in his memo to the Council, staff has not had the opportunity to
review Morrell's request, however, we will try to be prepared Monday night
to discuss this issue with the City Council. If any of the Council members
have any questions regarding this request by Morrell Transfer, please feel
free to call me prior to Monday night's meeting at 441-4902.
13065 Orono Parkway · P.O. Box 490 · Elk River, MN 55330 · TDD & Phone: (612) 441-7420 · Fax: (612) 441-7425
$EP-18-97 THU 10;23 RN NORRELL OONPRNIES FR× NO, 16124414~27 P, O1
MORRELL TRANSFER, INC.
MORRELL ~ MORRELL, INC.
809 dAC'KSON AVE
ELK RIVER, MN 55.330
6 t 2-441-201 I PHONE
61 ;~-441-452:'7 FAX
TO'iAI,. OF PAG~'-',~ INCI.LIOiNG COVER PAGE;
SEP-18-@~ THU 10:2S ~ NORRELL O0~P~IES
FAX NO, 16124414527
P, 02
80'.'~ JAO}4.t~Orq AVENL)E -ELK RIVEr1, MINNESOTA 55330
To; crr¥ ¢)F ELK RIVER
RE: ADDITIONAL COSTS INCURRED IN BUILDING IN ELK RIVER
8rl'E KEI.,A'I.I~ O - "I'HIS IS THE ONLY Silt[ AVAILABLE FOR MORRELL iN ELK RIVER."
A). EXCAVATION - THE ADDrrlONAL cogrs FOR SITE PREPARATION BECAUSE OF
'13.{E WE']'LAND ISSUES AND POND KEQUIKEMEN'rS. 180,000
B). $1'IE PLAN
C). SOIL 'i'EKnNO
D).. PAVING REQUIREMENTS ( 7 ACRES ).
ti). CONCRE'IE CUR.B AND GUI3~.R ( ENTIRE PERIMETER
F), CONCRETE DOLLY PADS (DUE 'IX) PAVING).
10,000
5,000
13,000
*3'FIE ADDrI'IONAL CO5~1'S INCLrRKED NEEDED TO BUILD IN ELK RIVER WILL KEEP
- Mfi)KI].ELI, COMPANY'S FROM VACATING TItE PRESENT SITE. THE ADDrrlONAL
COST.q WILl. FORCE US TO LOOK FOR ALTERNATIVES TIIAT WILL PROVIDE PARTIAL
HOUS[NO 'iX) FULFILL OUR IMMEDIATELY NEEDS, WHICH WILL ALSO DEIJkY OP.
POSSfBLY END OtJl~ NEED TO BUILD.
~,,.,./ 'I. ARRY V, MORRELL ' TODD A. ~ORItF, LL TER~ ~.
DIRECT - DAILY - SERVICE
612-441-3395
SEP-18-9? THU 10:24 AH HORRELL O0~PANIES FAX NO, 1612441452? P, 03
MGT, NOTES FOI~ MONDAY WfDI T?IE CITY OF I;;LK RIVEF,, 9/0g/97
SPOK ESPEiYSON -'i't~l~[~Y, EUPPOI~T - TRENT, REINFOI~CEMENT - I,AARY, VE~IFICA'rION - GRADY
1). q'~Mg FRAME FOI~ REEPONgE TO ISSUES ADDRESSED (1 WEEK MAX.)
2), TIME FRAME FOR BUILDING PEKM~ ~'IAS BEEN ~KNED ~ FOR C)VEt~ 2 WEEKS)
3). MUST Cl.,EARLY STATE ItOW MORRELL COMPANIES WA~'S 'ID MOVE AND
VACATE I'I[ESE~r SITE ALONG wrrH S'FAYING ~ ELK RIVE~.
4). TI IB CO'Y 1IRS TO ~DERgI'AND I]{KI' IF 'D{IS DE~ ~N'T COME 'I'OGETHEI{
TI. IERE IS A EXTREMELY GOOD C~CE THAT MOR~LL ~LL OCCUPY THE
I:'R. ESliNT Sr['g FOR A LONG PERIOD OF TIME.
5). MORRI.~LL COMP~IES IS OPEN TO ANY StJGGESIlONS FROM THE CB'Y T[IAT
COUI,i.) RIgSUI,T IN A COgF SAVINGS.
6). MOKREI,L HAS FEASIBLE OI~ONS OF EXIffFING PROPEK~'DIA'F IS
AVAII,ABI,E TO KENT.
7). MORRELl, M AIN'FA lng THE S'I'AND~DS ~E CFFY IS EXPE(~G MOI[KEI,L 'l~)
MI~ET AI{E [~REASONAB1,E AND pOSSIBLE DISCRIM~All)RY BASED ON
N E [G I.IBOI{! N G PROPERTY AND B[JILDINGS.
a) WATER RU'N-OFF ~D SNOW PLOWING ACTIVrHES VS. BUSINESSES
USING PONDS AND ~TLANDS FOR SNOW MELT AND WATE~ I<~-OFF
b) Bgl~ ~I) LANDSCAPING IN FRONT OF O~[ 2.3 MILLION DOLLAI[
BtJII.,DING
o) PAVING (7 ACRES) IMMEDIATELY VS. PAVING AND CRUSIIED ASPI I~,T
COMBINATION.
d) CONCRETE CURBING I;'OK EN'I1RE PROPERTY VS. MINIMAL ASPHALT
CURB[NO
c) S'IDt[M WATER ~%X ? VS. I,ARGE NUMBER OF BUILDINGS WrrH THE
WA~'ER PROBI.EMS NE~R HAD TO PAY. I,ET TI{EM PAY FOR ~'~EIR
Mlii'AKES AND PROBLEMS NOT THE BUSINESS ~AT I,~VE PAID TO MAKE
SURE IT WAS DONE RIGHT.
8). MORRELL COMPANIES ARE AL~AI.)Y ~LLING 'ro '~JRN DO~ OFFERS BY
N EIGIIBORING 'fO~S AN O COMM~YHES Tf~T PROMISE I,At[GE COSt SAVINGS.
a) TAX ~CENTIVES ~. 5 YEARS 'i~ FREE.
b) L~D I'NCEN'I1VES ex. F~E OR I~DUCED PRICES.
c) PROPERTY IMPROVEMENTS ~. PA~O, LANDSCAPING, STREET
ACCESSES.
d) R.ELOCA'IION COSTS.
9), I,AI[KY MORRELL }[AV~G LIVED HEI~ ALL OF HIS LIFE, WI-lO HAS SERVED ON
'DIE I,OCAL VOI,UNTEER FIRE DEPT. FOR O~R 30 YEARS, WHO HA8 DONKD~D TO
ARIMA YOUTII AC'I1Vfl]ES AND ~IAS 60+ VEIHCLES AS CLE~ POLISHED
REPI~ESENTAT[VES OF O1~ COM~rI'Y WOULD LIKE 'lb REMAIN DEDICATED
E1,1( RIVER, I ASK YOU PI,EASE ~D RENEW OUR ~IQUE SrI~A~ION AND FIND
WORKABLE SOI,UrlONS FOI{ BO~ 'DIE MOKRELLS ~D TItE
lO). WE WA}I'f THANK-YOU FOR. YOUR 'I'IME, ENEI(GY AND A'ITEN'I1ON
CONC EllNING THIS MAETER AND WE I,OOI( FORWarD TO YOUR RESPONSE.
SEP-18-97 THU 10:26 AN MORRELL OOMPANIES F~X NO, 16124414527
,S~(]-~'~ .~AC:l":t:.~C~l',i AVI-.:NI..I[j. PI_t( GiVFR, MINNF.C-;O'rA 553:40
TO:
1)
2.)
4)
5)
6)
9)
CITY OF ELK RIVER
PROPOSED CIIAN(; ES TO I11511,I) lNG SITE
At',ilib' v) clos:~ fi~c mitroad crossing wi~'bh~ 30 days office stml of ?jadi~L~5
'.1 h,::~ .fence linc i.,a Ift~ southe;,s!' comer will bo for we/brat o,'t!y and wilt not
~,,~;rcoun.~t I]l,~ .pi'opmy. Surf:x[~ will b~ d(m~ on a Becel [o bo 1.~asi.'~ as ~k~ ~s
pa'~ii{g will be dono in tho ii-oat a[s;a. Thc, back l)Orfion
dock and parking ::mas ,,:.'ill b: crashed a.,pba:t
'l'r¢c~ a!ot'~g 171 st re(h,.c ed to allow MqP,,iHty of 'fi~
Prc.,i)os~d 8-10
'l'i~; c;;t.hc mu:~ alung 171st sccdccl, inslcad of sccd/sod co.mbJna~iorl. Ix>ag tcrtn
,.:.i'i'5.:rs aw m'?,ch bel1'¢r.
'i"hc f~'nccs will sm'round wetbnds only.
For thu an'~otml ot." Irall~c wc need a 50' &ivoway access.
A,,iJi&>~a~ ~vcrgcecn trees w~ll be planted along thc 'wcsi si&: on an as ncwlcd
b,,~',.{,~. 'f'l'fis ~rca i~ hcnxSly wrmdcd anti tl'~c riced to add ~dd~5'.)n~! tr,:cs would
Tho ,~a;aa.,aac~c a.,'~;a v,i~l bc spri~ddcd.
_ity of
iver
TO:
FROM:
DATE:
MEMORANDUM
Item #
Mayor and City Council
Harlicker, Planning Assista~t/
Scott
September 22, 1997
SUBJECT:
Request by Morrell Transfer
for Amendment to Conditional Use
Permit
Issue
Morrell Transfer is requesting modifications to their approved site plan for
their transfer facility on 171st Avenue.
Overview
The applicant has submitted a letter outlining changes they wish to make on
their approved site plan. Those changes include the elimination of some
improvements and phasing the completion of others. The proposed changes as
outlined in Terry Morrell's letter are as follows:
· Close the railroad crossing within 30 days of the start of grading
One of the conditions of the approval of the plat was the closing of the
railroad crossing prior to recording the final plat. Staff suggests that the
closing of the railroad crossing could be tied to the issuance of the building
permit. The building permit would not be issued until the applicant provides
proof that the railroad crossing has been closed. In addition, the appropriate
documentation, including a letter from Cargill~should be submitted further
verifying the closure.
The fence in the southeast corner enclose the wetland only and
not surround the property and trailer and container storage area
be surfaced on an as need basis
The site plan shows a paved driveway accessing the southeast corner of the
site. The whole southeast corner of the site is shown as trailer and container
storage. The outdoor storage area in the southeast corner of the lot was to be
surfaced and enclosed with a fence. The surfacing and fence were intended to
define what areas are going to be utilized for outdoor storage, protect the
13065 Orono Parkway · P.O. Box 490 · Elk River, MN 55330 · TDD & Phone: (612) 441-7420 · Fax: (612) 441-7425
Memo to Mayor and City Council/Morrell Transfer
September 22, 1997
Page 2
wetlands and ensure that the storage area does not encroach into the
required setbacks. Staff does not recommend that this condition be changed.
· Curbing and paving will be done in the front area with the back
loading and parking areas surfaced with crushed asphalt.
The approved plan had the entire parking, access and loading areas paved
and include concrete curb and gutter. The apphcant would like to hmit the
paving and curb and gutter to the front portion of the site and extend it back
to the dock area on the west side and to the shop area on the east side. He is
proposing to surface the rear portion of the lot with crushed asphalt and
eliminate the curb and gutter. The crushed asphalt surface is not typically
used as surface material. The City Engineer would have to review the
proposal to determine its appropriateness in this situation. Staff has
reservations about ehminating the curb and gutter. The curb and gutter
serves several purposes; it helps direct drainage to the designated drainage
pond, they also define the boundaries of the parking and loading area and
help prevent encroachment into the required setbacks.
· Limit the number of trees along 171st Avenue to between 8 and 10
trees
A landscape plan that complies with the city landscape standards was to be
submitted for review and approval. Providing between 8 and 10 trees along
171st may work. However, the applicant will still be required to submit a
landscape plan that complies with the city landscape standards. Upon
receiving a plan the number of trees along 171st Ave. will be evaluated.
· The area along 171st be seeded instead of a seed and sod
combination
Seed only along 171st should be sufficient. However, staff would recommend
a couple of rows of sod along the curb be installed to guard against any
erosion. The underground irrigation system that will be installed will help
ensure the long term effectiveness of the seeding.
· Fencing to surround the wetlands only
The approved plan had fencing around the entire parking, loading and
storage area of the rear part of the site. The apphcant would hke to limit the
fence to the area around the wetlands. Besides providing security for the site,
the fence also served to protect the existing vegetation and landscaping
located around the parking and loading areas and made sure that vehicles
did not encroach into the required setbacks. It is important that either
s:\planning\scott\morrelrv.doc
Memo to Mayor and City Council/Morrell Transfer
September 22, 1997
Page 3
fencing or curb and gutter be provided around the perimeter of the surfaced
areas.
· 50 foot driveway access from 171st Avenue
The approved site plan shows a 40 foot wide driveway from 171st Avenue.
Typically driveways which accommodate 2 lanes are limited to 30 feet. In
this case a 40 driveway width was approved and now the applicant is asking
for an even wider driveway. A 40 foot wide driveway can easily accommodate
2 trucks and the turning radii can be widened to allow for the wider turns
that trucks make. Staff recommends that the 40 foot wide driveway be
maintained.
Additional evergreen trees planted on the west side on an as
needed basis. The need for additional trees to be evaluated after
excavation.
One of the conditions of approval was that additional evergreen trees be
planted on the west side to supplement the existing vegetation. The applicant
should inventory which trees they intend to save to get a prehminary count
on what might be needed along that property line. A final count of the
number of trees that will be needed can be done after grading is completed
and staff can assess what trees are remaining and what trees are likely to
die. Any additional evergreen trees that are needed can be incorporated into
an approved landscaping plan.
· The maintenance area will be sprinkled
The State Uniform Building Code requires that the maintenance area be
sprinkled. The applicant has met with the Building Inspector and the Fire
Chief regarding this matter.
In addition to the above changes, the applicant has changed the interior
circulation and parking layout on the site. The approved plan had parking on
the east and west side of the driveway. The parking areas were separated
from the driveway by landscaped peninsulas. The revise plan shows parking
in the middle of the paved area in front of the building. There is no
separation between the parking spaces and the driveway/access ways. There
is a 30 space parking area located along the east property that is separated
from the main drive area with a narrow peninsula. No landscaping is shown
on that peninsula. It is staffs opinion that the approved plan offers a better
parking layout, it creates parking areas that are separated from the flow of
trucks and allows additional opportunities for landscaping.
s:XplanningXscottXmorrelrv.doc
co~ST
6O'
S~O~
~2.200
'T~UC"nO~ ~3
APPROVED SITE PLAN
E ,
A Christlan/Kinghom, Inc.. Project
CA.R..GILL
L ........ 8co--' .,
MORRELL TRANSFER
ELK RIVER, MINNESOTA
CHRISTIAN & KINGHORN
NORTH
GRADING, DRAINAGE
EROSION CONTROL PLAN
A Christlan/Kinghom, Inc. Project
'C~RStLL
-,/
RC)GER k ANDERSON AND ASSOCIATES INC.~
MORRELL TRANSFER
ELK RIVER, MINNESOTA
f"-LJDI~"T'I &kt ~t, VI~I~LJr'~DINI
NORT]-i
oWNER,/DEVID-OPER:
CHRIS"~AN & KINGHORH,
21000 ROGERS DRIVE
RoGERS~ kin 55574
(612) 42B-S323
P...RADY KIN(HORN
sURVg'-YOR:
lOT SURVEYS, INC.
7601 73RD AVE. N.
kilNNEAPOUS, kin 55426
OREO PRA~
560--~O95
ENc~NE:ER:
ROGE~ A. ANDERSON & ASSOC.
7415 wAYZATA BLVD., SU1T[ 107
klllNN[AP0[JS, MN 55426
5~6-7035
SITE
PLAN
LOCAT1ON MAP
HOT[S:
1. PROMDE SILT I:~NCE & OTHER
I~ON CONlI~OI. l'rl~S AT
tAE11.AqD REPLACDd[NT SaDE
~ DIRECT[D BY 11.t[ E]~IONE::I~
(sac sH~r c2 FO. ~_.~t)_~
EROSION CONll~OL LOCATI~)
2. OVNER TO PROVIDE CONS~RVA~ON
UPLAND AREAS
3. 11~,,~1.1 CONTAINERS AT DOCK
A Christian/KJnghor~ ln~ Project
/
/
/
I I
NORTH
PLAN SYMBOLS
OWNER/O~VL=LOPE~:
CHRISTIAI~I ,t, Klfl(~IORN, INC.
21000 ROGERS DRIVE:
ROGERS, kin 55574.
(:612) 4.28-8323
GRADY KIN(HORN
SURVEYOR:
LOT SURVEYS, INC.
7601 73RD AVE. N.
MINNE~ MN ~26
~EG PRA~
ENGINEER:
ROGER A. ANDERSON & ASSOC.
74.15 WAYZATA BL~D.o SUI'rE 107
MINNF~S, MN 55426
546-7055
~ (~rr. CKED BY:
PLAN