5.1. PCSR 05-25-2004 Item # 5.1.
a
River
MEMORANDUM
TO: Planning Commission
FROM: Chris Leeseberg, Planner
DATE: May 25, 2004
SUBJECT: Case No. CU 04-14
Request by BMS Investments for a Conditional Use Permit for
Truck Terminal
Request
Consider a request by BMS Investments for a Conditional Use Permit for Truck Terminal.
Location
Lot 1, Block 1, Cascade Industrial Park
Zoning/ Land Use
I2 (Medium Industrial) / MI (Medium Industrial)
60 Day Rule
In order to comply with Minnesota Statute 15.99 (60 -Day Requirement), action must be
taken on this request by June 25, 2004
Attachments
• Location Map
• Memo from the City Engineer
• Site Layout and Utility Plan
• Grading, Drainage&Erosion Control Plan
• Landscape Plan
• Building Elevations
Memo to Planning Commission/CU 04-14
May 25,2004
Page 2
Overview
The applicant is proposing to construct a 6,000 square foot building in conjunction with a
truck terminal. The truck terminal component of the use requires a conditional use permit.
The property is located on Jarvis Street, north of the railroad tracks,in the Cascade
Industrial Park
The property is currently undeveloped. The lot to the south will be a masonry business; the
property to the west is a pipe yard, and single family residences are on the east side of Jarvis
Street in Ramsey. The surrounding properties, on the west side of Jarvis, have a zoning of I2
(Medium Industrial) and a land use designation of MI (Medium Industrial).
The building will be used to store two trucks and up to five trailers could be parked in the
outdoor storage area. There is an area in the building for a small office space, but currently
the office activities happen off site.
The hours of operation vary from job to job and from day to day as well as season to season.
The applicant stated that trucks could leave as early as 4:30 a.m. on rare occasions.
Analysis
Site Plan
Parking and Access
The site plan indicates two driveways onto Jarvis Street. The site should be limited to one
access point with an internal connection of the driveway and the parking area. A 14 stall
parking lot is proposed south of the building,with 15 additional stalls marked as future.
There is no specific parking requirement in the zoning code for a truck terminal business.
The applicant is providing parking at a ratio of 1 space for every 315 square feet of floor
area. For comparison, the parking requirement for a warehouse is 1 space per 2000 square
feet of floor area and for office it is 1 space for every 300 square feet. Parking should be
sufficient for the proposed use. Access to the area behind the building is provided via a drive
isle through the parking lot. The driveways and parking area will be paved and have concrete
curb and gutter.
Truck Terminal
The outdoor trailer parking area will be located at the rear of the building. Although no
surface material was indicated on the plan,it minimally will have to have a Class V surface.
The drain field for the septic system will be located between the building and the north
property line. The trailer parking area will have a fence along the eastern edge and along
both the north and south property line with it terminating in the drainage and utility
easement. No fencing is shown along the west end.
S:APLANNINGVCase Files\2004VC.0 04-14 BMS INvestmentsACU 04-14_PC.doc
Memo to Planning Commission/CU 04-14
May 25,2004
Page 3
Landscaping
The ordinance requires 48 trees with a mix of 50% (24) overstory, 25% (12) evergreen and
25% (12) ornamental trees. The applicant has proposed 48 trees, 33 overstory, 7 evergreen
and 8 ornamental. They meet the total number of trees,but the specific quantity of each
needs to meet the ordinance.
Grading, Drainage and Utilities
Grading, drainage and utility issues are addressed in the City Engineer's memo
Signage
There is no indication of any signage on the building or any freestanding signs. The
ordinance allows:
One on premises freestanding business sign per premises, not to exceed two square feet in sign area
for each /inear foot of street frontage up to a maximum of 64 square feet. Such signs shall not exceed
a height of 20 feet.
One on-premises business wall sign per occupancy, not to exceed two square feet in sign area for each
linear foot of building frontage, up to a maximum of 128 square feet per occupancy.
Building Elevations
The building will be 6,000 square feet in size and the exterior will have a metal panel finish.
The front entrance will be covered with a metal canopy. The elevation facing Jarvis will
have a four foot high rock wainscoting.
Recommendation
Staff recommends that the Planning Commission recommend approval of the Conditional
Use Permit for a truck terminal with the following conditions:
1. ALL COMMENTS OF THE CITY ENGINEER SHALL BE ADDRESSED.
2. THE LANDSCAPE PLAN SHALL BE REVISED TO INCLUDE THE
REQUIRED AMOUNT OF SPECIFIC TYPES OF TREES.
3. ALL SIGNAGE SHALL COMPLY WITH THE SIGN ORDINANCE.
4. ALL LANDSCAPED AREAS SHALL BE IRRIGATED.
5. THE EDGES OF THE TRUCK TERMINAL AREA SHALL BE
PERMANENTLY DEFINED WITH SOME FORM OF LANDSCAPE
PRODUCT THAT WILL NOT ALLOW FINE GRAVEL MATERIAL TO
WASH INTO THE PONDING AREA.
6. THE EXTERIOR BUILDING MATERIALS SHALL COMPLY WITH
THE ORDINANCE REQUIREMENTS.
S:APLANNING\Case Files\2004\CU 04-14 BMS INvestrnentsVCU 04-14_PC.doe
Memo to Planning Commission/CU 04-14
May 25,2004
Page 4
7. IF MORE THAN 5 TRUCKS AND/OR 10 TRAILERS ARE TO BE ON
SITE, THE APPLICANT SHALL APPLY FOR AN AMENDMENT TO
THE CONDITIONAL USE PERMIT.
S:APLANNING\Case Files\2004\CU 04-14 BMS INvestmentsVCU 04-14_PC.doc
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Location Map P N
River Case Number. CU 04-14 BMS INVESTMENTS
r ri a
1,2a I fowarc R. Greer Compary
May 10, 2004
File: 823650J-0240
Mr. Chris Leeseberg
City of Elk River
13065 Orono Parkway
Elk River, MN 55330
RE: POWELL PETERSON, INC.
BMS INVESTMENTS, LLC.
Dear Mr. Leeseberg:
As requested, we have reviewed the site plan information submitted for the proposed Powell
Peterson truck terminal to be located on Lot 1, Cascade Industrial Park off of Jarvis Street.
Hakanson Anderson Associates, Inc., of Anoka, Minnesota, prepared the information we reviewed.
Based on our review, we would offer the following comments:
1. The site is proposing two access points onto Jarvis Street: one that leads directly into
the 6,000 square foot building, and the second that leads into the parking lot to the
south of the building. We would recommend that this site be limited to one driveway
access off of Jarvis and have an internal connection to the parking lot.
2. The primary and secondary drain field sites are shown just north of the building near the
front of the lot. It will be important that this area be well-protected during the grading of
the site, since the majority of the remaining site is to have grading accomplished on it.
3. The parking area and the drive to the proposed building appeared to have curb and
gutter around them and appear to be hard-surfaced, although it is not called out what
type of material. The material type should be noted along with the type of concrete curb
and gutter. The remaining portion of the site, again, is not noted as to the type of
surfacing. At this point, we can only assume that it will be some sort of gravel surfacing.
There are proposed yard bumpers around the perimeter. The site is graded to drain
from east to west into the large ponding area located on the rear of the lot. A major
concern would be what will keep the fine gravel material from washing into the ponding
area under heavy rainfalls, and essentially plugging the pond bottom, eliminating
infiltration? Some means of protecting against the gravel material ending up in the
pond needs to be provided on this site.
It appears that a portion of the north part of the gravel yard area will actually drain off to
the north onto the adjacent property. Some adjustments to the proposed grading plan
need to take place to ensure that the drainage will stay on the site and/or follow the
drainage and utility easements along the perimeter to the ponding area.
Ltr-051004-Leeseberg.doe
Mr. Leeseberg
May 10, 2004
Page Two
4. There is an existing storm sewer line, which runs along the frontage of the lot and then
the north property line into the ponding area. This takes drainage from the lots further
to the south. We would suggest that this lot tap into that existing storm sewer, a catch
basin be put in the proposed parking area, and the flow be picked up internally from the
parking area, rather than allowing to run into the ditch along Jarvis Street.
If you have any questions regarding any of these comments, please call.
Sincerely,
Howard R. Green Company
Terry J. Maurer, P.E.
TJM:sw
Ltr-051004-Leeseberg.doc
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DESIGNED BY PROJECT: POWELUPETERSON DAROLD DAUDT CONSTRUCTION
DAROLD DAUDT TRUCKING COMPANY GENERAL CONTRACTORS - LIC. 8905
CONSTRUCTION LONGVILLE, MINNESOTA N)
LOCATION: ELK RIVER, MINNESOTA 218-363-3085 FAX 218-363-2289
DATE; 04/21/04
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DESIGNED BY: PROJECT: POWELL/PETERSON • DAROLD DAUDT CONSTRUCTION
DAROLD DAUDT TRUCKING COMPANY GENERAL CONTRACTORS - LIC. 8905
CONSTRUCTION LONGVILLE, MINNESOTA (13
LOCATION: ELK RIVER, MINNESOTA 218-363-3085 FAX218-363-2289
DATE; 04/21/04