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4.6. SR 10-06-1997ity of River TO: FROM: DATE: MEMORANDUM Item # 6.6. Mayor and City Council Scott Harlicker, Planning Assistant~ October 6, 1997 SUBJECT: Morrell Transfer Site Plan Modifications Issue Morrell Transfer is requesting modifications to their approved site plan for their transfer facility. Overview On September 22nd the City Council heard Terry Morrell's request for modifications to the approved site plan for Morrell Transfer. Staff was directed to meet with the Morrells and discuss the proposed changes. Staff met with the applicant and reviewed the 9 changes that were outlined in Terry Morrelrs letter dated 9/18/97. The following comments are offered on the proposed changes: 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 physically closed. In addition, the appropriate documentation, including a letter from Cargill should be submitted further verifying the closure. Limit the number of trees along 171st Avenue to between 8 and 10 trees A landscape plan that complies with the city landscape standards will 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. 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 October 6, 1997 Page 2 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 this site. The applicant would like to limit the fence to the area around the wetlands. Providing curb and gutter or some other type of barrier is installed around the perimeter all surfaced areas, fencing around just the wetlands would be acceptable. 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 preliminary 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. · 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 curb and gutter. The applicant would like to limit the paving and the curb and gutter to the front portion of the site extending along the east side of the maintenance portion of the facility and the west side of the loading \\elkriver\sys\shrdoc\planning\scott\moroct6.doc Memo to Mayor and City Council October 6, 1997 Page 3 dock. The area to the south and east of the loading dock would be surfaced with crushed asphalt. Curb and gutter would be installed along 171st, the west side of the paved area extending back to the southwest corner of the paved area near the wetland and along the east side extending back to the northern corner of the drainage pond. No curb or gutter is proposed along the west side of the drainage pond. The strip between the surfaced travel area and the pond is proposed to be covered with rip rap. Drainage is intended to sheet flow across the surfaced area and into the pond over the rip rap. In order to direct drainage to the pond and to serve as a backstop for trailers, the applicant is proposing to place 36" diameter concrete drainage pipe along the south side of the area proposed to be surfaced with crushed asphalt. The area to be surfaced with crushed asphalt and bordered with the concrete pipe should not be visible from the road or adjacent properties. The City Engineer will be commenting on the durability of the proposed crushed asphalt and the impact of the proposed changes on drainage. · 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 foot wide driveway width was approved and now the applicant is asking for an even wider driveway. The applicant indicates the 50 foot wide driveway is needed in order to have enough room for the trucks to enter and exist the site without driving over the curb or hitting each other (see turning radii diagram provided by applicant). The need to accommodate the wide turning movements is a result of the way that the trucks approach the access. If the trucks approach the access straight on, as is provided on the approved plan, the need to accommodate the extremely wide turn movements diagrammed by the applicant is reduced (see suggested layout). The 40 foot wide driveway can 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. 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 \\elkriver\sys\shrdoc\planning\scott\moroct6.doc Memo to Mayor and City Council October 6, 1997 Page 4 define what areas are going to be utilized for outdoor storage, protect the wetlands and ensure that the storage area does not encroach into the required setbacks. The applicant also has to provide a water quality pond to accommodated the runoff from the storage area. It is recommended that if this area is to be used for storage, a water quality pond be constructed, the area surfaced, the boundaries defined by some type of curbing, fence, landscaping or other method that has been determined will work to ensure that the storage area will not encroach into any setbacks.. The applicant has indicated that the storage area will not encroach into the setbacks and would like to use existing vegetation to delineate the boundaries of the storage area. In addition to the above changes, the applicant has changed the interior circulation and parking layout on the site. The revised plan has parking in the middle of the paved area in front of the building. Trucks do not have straight access out of the site and must drive around the parking area and approach the driveway from the side, this creates the need for extremely wide turn movements. Trucks going north out of the site almost have to make a U- turn on to 171st. and an S-turn to go south on 171st. With the approved plan, trucks had a straight approach to the driveway and the turning movements are simpler and not as wide. It is staffs opinion that the approved plan offers better parking layout, better approach to the access on to 171st and additional opportunities for landscaping. \\elkriver\sys\shrdoc\planning\scott\moroct6.doc ST AVENUE CO~$T \ \ \ .---~5.59o SY ~ 2.200 S~'. APPROVED SITE PLAN · -' 882.8 S~LT FENCE (~)~/ 2-18' C: EOU~JZER DESIGNED: / ! SEE DET~J~ ROGER A. ANDERSON AND ASSOOIAll~S INC. ' CARO/LL \' ====================== A Christlan/Kinghom, Inc. Project A NORTH PLAN S~BOLS MORRELL TRANSFER GRADING, DRAINAGE & ...0.o, ELK RIVER, MINNESOTA CHRISTIAN & KINGHORN EROSION CONTROL PLAN C2 LOCATION MAP A Chdstlan/Klnghom, Inc. Project ' ,.' ~7~ AVENUE . , %--:, % ', I // APPROVED SITE PLAN .. CARGILL NORTH PLAN SYMBOLS OWNER,/DEVE~OPER: CHRISTIAN &: KING'HORN, INC. 21000 ROGERS DRIVE RO(;;~. MN 55574 (612) 4-28-8525 GRADY KINGHORN LOT ~RVET~ INC. 7601 73,RD AVE. N. MINN~..APOUS, MN55426 (~REG P R A.S~H 560--.3093 ENG~NE~:R: RO~ A. ANDERSON & ASSOC, 7415 WAYZATA BLV0., SUIT[107 MINNEAPOL.JS, kin 55426 54~--7035 I RC~ A. ANDERSON AND ASSOCIATES INC. MORRELL TRANSFER ELK RIVER, MINNESOTA SITE PLAN LOCA"~ON MAP V~c"~D RE~EHT SIDE AS DIRCC'/~ BY 'tHE ENGINEER (SEE ~ C2 F~ ~ ~ ~ L~A~S) Z 0~ TO ~0~ ~VA~ U~D ~E~ MODIFIED SITE PLAN A ChrJstian/KJnghorn, Inc. Project f NORTH PLAN SYMBOLS OWlER/DEVELOPE~: CHRISTIAN & KINOHORN. INC. 21000 ROGERS DRI~ ROGERS, MN 5.5574. (612) 42B-8323 G~AD¥ KINGHORN ~URVE~ LOT SURVEYS, INC. 7601 73RD AVE.. N. MINNEAPOUS, MN 55426 GREG PRASCH 56O--3O93 ENGINEER: ROGER A. AND~]~ & ASSOC. 7415 WAYZATA BL~., SUI1~ 107 546--7055 ROG~ A. ANDERSON AND ASSOOATES INC. MORRELL TRANSFER ELK RIVER, MINNESOTA CHRISTIAN A- KINGHORN SITE PLAN TU~NIIN6 RuADII APPROVED PLAN -- TEMP. FR CONST. ENTRANCI X/ / / CONSTRUCT 40' ENTRANCE DRIVE WITH 50' RADIUS FOR TRUCK TRPFFIC ~ 0 W TURNING~ RADII APPLICANT TEMP. ROCK CONST. ENTR - CONSTRUCT 40' ENTRANCE DRIVE WITH 50' RADIUS FOR TRUCK TRPFFIC / / 1 1 5 890 90.9\ POW \ \ x The following conditions were included as part of the original approval of the plat and the conditional use permit. The conditions in bold would need to be amended should the proposed changes to the site plan be approved. Preliminary plat to plat 23.5 aces into one lot with tl~e 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 Revised to allow closing to be done within 30 days of the start of grading. Building permit will not be issued until applicant provides proof that the railroad crossing has been physically closed C. Conditional Use Permit for site plan approval to develop a trucking facility with the following conditions: 1. ALL THE COMMENTS IN THE CITY ENGINEER'S MEMO DATED MAY 21, 1997 BE ADDRESSED. This condition will need to be revised to also include the City o 10. 11. Engineer's memo dated October 6, 1997 THE WETLAND MITIGATION BE APPROVED AND WETLAND PERMITS APPROVED PRIOR TO COMMENCING WORK ON SITE. THE MAXIMUM WIDTH ALLOWED FOR A DRIVEWAY IS 40 FEET. Revised to allow a maximum driveway width of 50 feet with proper signage and striping as approved by the City Engineer 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. 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 Revised so that only the wetlands are enclosed by fencing and the fence shall not be located closer than 20 feet to any wetland or ten feet to any property line, a water quahty pond will be constructed to handle runoff from the storage area, the area to be used for storage will be surfaced and delineated by fencing, landscaping or other physical barrier approved by staff to ensure that storage will not encroach into any setbacks. 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. THE LANDSCAPE PLAN WILL HAVE TO BE REVISED SO THAT IT COMPLIES WITH THE CITY'S LANDSCAPING STANDARDS. ADDITIONAL EVERGREEN TREES SHOULD BE PLANTED ALONG THE WEST 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. THE TRASH COMPACTOR SHALL BE LOCATED ON THE EAST SIDE OF THE LOADING DOCKS. TEST PITS AND BORINGS SHOULD BE DONE IN ORDER TO ASSURE THE SUITABILITY FOR THE PROPOSED SEPTIC SYSTEM. document3 12. 13. 14. 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. If the curbing along the west side of the storm drainage pond is eliminated, a grading and erosion plan illustrating the rip rap to be used shall be submitted to the City Engineer for review and approval If a 36" concrete pipe is to be used in place of curb and gutter along the south side of the bituminous surfaced area, a grade of at least 1% shall be maintained and installation approved by the City Engineer The approved site plan showed the entire travel area around the building surfaced with blacktop. If the apphcant is allowed to pave less than what was shown on the approved plan, all areas to be used for storage of trailers and trucks could be surfaced with crushed asphalt and all the remaining travel areas must be surfaced with blacktop. document3