7.6. SR 03-17-2014 City of
Elk=' Request for Action
River
To Item Number
Mayor and City Council 7.6
Agenda Section Meeting Date Prepared by
Public Hearinj March 17, 2014 Zack Carlton—Planner I
Item Description Reviewed by
Conditional Use Permit: Great River Energy for Jeremy Barnhart,Deputy Director, CODD
Outdoor Storage at 17845 Highway 10, Case No. Reviewed by
CU 14-09 Cal Portner, City Administrator
Action Requested
Approve,by motion,the Conditional Use Permit (CUP) request for outdoor storage in the I-1 zoning
district,with the following conditions:
1. The CUP is not a building permit and the applicant must apply for and receive approval of
required building and sign permits before construction may begin.
2. Any structures shall meet all building and fire codes.
3. Security lighting shall not increase the level of illumination on any adjacent residential property by
more than 0.1 foot-candle in or within 25 feet of a dwelling or by more than 0.5 foot-candle on
any part of the property.
4. Subject to the successful rezoning of the property to I-1.
Background/Discussion
Great River Energy (GRE) is requesting to store a variety of equipment and materials outdoors at 17845
Highway 10, on a currently vacant parcel. The new outdoor storage area is needed due to the expansion
of the adjacent Elk River Wastewater Treatment Facility. The wastewater facility is expanding and
displacing GRE's current outdoor storage area.
The subject property is a 5.51 acre parcel located between a multi-family residential development and a
commercial development. The southern half of the property will be used for outdoor storage and the
north half, nearest the residential development,will remain largely untouched.
Public Hearing
No one spoke during the public hearing, and no comments have been received for or against the
application.
Planning Commission
The Planning Commission had no concerns with the application, and unanimously recommended
approval.
Financial Impact
None
Attachments
■ Planning Commission Packet dated March 11, 2014
P a w E A E U s r
NaA f RE]
City of
El Request for Action
,iVer
To Item Number
Planning Commission 7.4
Agenda Section Meeting Date Prepared by
Planning Items March 11, 2014 Zack Carlton -Planner
Item Description Reviewed by
Request by GRE for a Conditional Use Permit to Jeremy Barnhart, Deputy Director, CODD
allow outdoor storage at 17845 Highway 10, Reviewed by
Case NO. CU 14-09 —Public Hearing
Action Requested
Recommend, by motion, approval of the Conditional Use Permit (CUP) with the following conditions:
1. The Conditional Use Permit is not a building permit and the applicant must apply for and receive
approval of required building and sign permits before construction may begin.
2. Any structures shall meet all building and fire codes.
3. Security lighting shall not increase the level of illumination on any adjacent residential property by
more than 0.1 foot-candle in or within 25 feet of a dwelling or by more than 0.5 foot-candle on
any part of the property.
Background/Discussion
Great River Energy (GRE) is requesting approval to be allowed outdoor storage on the subject property.
GRE will by providing the city needed land for their expansion of the Wastewater Treatment Facility. In
doing so, GRE will be reducing the size of useable land at their current facility and need to replace it with
the land they own adjacent to the subject property.
The subject property is a 5.51 acre parcel located between a multi-family residential development and a
commercial development. They will use the southern half of the property.
Outdoor storage
The storage area will consist of crushed gravel surface with security fencing and lighting. The following is
a list of potential equipment stored on the property:
• Transformers
• Pole anchor assemblies
• Circuit breakers
• Wire
• Control building foundations
• Substation control foundations
• Switches
• Pole top assembly kits
• Circuit switcher
• 8'x8'x8' aluminum building
• Cross arms in various lengths up to 40'
• Braces
• Spare hardware
P 0 W E H E 0 8 'P
NATUREI
• Metering sets
• Aluminum crates
The quantity of these items stored on site may fluctuate as they are used during the course of a year.
Landscaping/Screening
The subject site is covered with numerous trees and scrub brush. A significant portion of the south end
of the property will be cleared for the storage area. The existing vegetation on the north portion will be
left intact providing continued screening for the properties to the north.
To help screen the proposed project from the existing residential properties adjacent to the site, the
applicant is proposing to plant 64 trees (coniferous, overstory and ornamental trees) mixed in with the
existing trees in an area that will run north and south along the western property line. The screen will be
approximately 30'wide x 450' long. A majority of the plantings will be coniferous trees to provide year
round screening.
It should be noted that the GRE is proposing plantings to work around accessory structures/fences of
homes in Vernon Estates that appear to be on GRE property.
Access/Circulation
Access to the outdoor storage area will be from the south from the adjacent GRE property. No access
to the site is being proposed from Carson Court.
Security
An eight foot high chain link fence is proposed around the perimeter of the outdoor storage area. The
site plan shows five security light poles around the perimeter. Barbed wire is not permitted.
Hours of Operation
The site operates from 7:00 a.m. to 4:30 p.m.
Number of employees
10 employees
Applicable Regulation
The issuance of a Conditional Use Permit can be ordered only if the use at the proposed location:
7. WIN not endanger, injure or detrimentally affect[be use and enjoyment of otherproperty in the immediate
vianity or the public health, safety, morals, comfort, convenience orgeneral welfare of the neighborhood or the city.
2. Till be consistent wi[b [be comprebensive plan.
3. V ill not impede the normal and orderly development and improvement of surrounaing vacanI roperty.
4. Till be served adequately by and mill not adversely affect essential public facilities and services including
streets,police and fireprotection, drainage, refuse disposal, water and sewer systems,parks and scbools;and
mill not, in particular, create traffic congestion or interference with traffic on adjacent and neigbboringpublic
tborougbfares.
3. V ill not involve uses, activities,processes, materials, equipment and conditions of operation [bat Xll be
detrimental to any persons orproper[y because of excessive traffic, noise, smoke,fumes,glare, odors, dust or
vibrations.
N:ADepartments\Community Development\Planning\Case Files\CUP\CU 14-09 GRE\CU 14-09 SR GRE PC 03-11-14.docx
6. 1Y ill not result 'n the destruction, loss or damage of a natural, scenic or historic feature of major importance.
7. 1Ylill fully comply n ith all other requirements of this Code, includzng any applicable requirements and
standards for the issuance of a license orpermit to establish and operate the proposed use in the city.
If denial of such a permit should occur, it shall accompany recommendations or determinations by
findings or a report stating how the proposed use does not comply with the standards set forth in Section
30-654.
In the review of the standards for CUP as outlined, it appears that the request is consistent with all of
these standards.
Financial Impact
None
Attachments
• Location Map
• Applicants Narrative
• Site Plan
• Grading, Drainage, Utility and Erosion Control Plan
• Lighting Plan
• Landscape Plan
• Render Landscape Plan
• Tree Preservation Plan
N:ADepartments\Community Development\Planning\Case Files\CUP\CU 14-09 GRE\CU 14-09 SR GRE PC 03-11-14.docx
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GREAT RIVER ENER G Y
Outdoor Storage
Project Narrative
Project Description
Great River Energy ("GRE") proposes to change the zoning classification of a portion of its Elk River
Headquarters Generating Plant from R3 (Townhome District) to 11 (Light Industrial District). GRE has
also applied for a Conditional Use Permit to request that the expansion parcel be used as an Outdoor
Storage Area which is an allowable conditional use within the 11 Zoning District.
The expanded GRE parcel contains approximately 5.51 acres. The project area includes storage areas
and a crushed rock surface and a small detention pond to the east of the storage area. The total
impervious area is 2.34 acres or approximately 42% of the site leaving 57%or 3.17 acres of the site as
wooded landscape area. No development is proposed north of the Vernon Cemetery property leaving
approximately 2.18 acres wooded and undeveloped as shown on the Site Plan.
The proposed detention pond will contain all of the runoff for the storage area and there are no
proposed utility extensions or buildings planned for this site. See the attached Grading and Utility
Plans for all specific design details.
An eight foot high chain link perimeter fence is shown on the site plan surrounding the storage area to
secure the site. From the Landscape Plan and Illustrative Plan, you can see that 64 additional trees will
be planted on-site to further screen the existing Vernon Estate homeowners from the storage area.
The GRE Plant operates between the hours of 7:00 a.m. and 3:30 p.m. and the expanded storage area
could have fork lifts or front end loaders moving materials during those hours.
Reason/purpose of the zone change
The Great River Energy Plant is located adjacent to the City of Elk River's Wastewater Treatment
Facility as shown on the Vicinity Map. (See Figure 1) Recently, it was determined that additional land
Page 115
Great River Energy—Outdoor Storage Narrative
is required so the City of Elk River can expand their
existing treatment facility to meet new effluent
permit limits from the MPCA and also accommodate
{
growth. The new permit limits and planned growth
will require the City to expand existing processes
and add new treatment processes. The existing
wastewater treatment facility site is not large
enough to accommodate the proposed
improvements and requires the City to expand their `
facility to the south to accommodate the new V�
processes. The expansion of the Wastewater
Facility will consume an area currently used by GRE .
for their outdoor storage of materials. Therefore, fir: `
GRE needs to construct another area on their site for � ..
outdoor storage.
What has changed to warrant the zone change?
GRE is requesting to expand their property use at Figure 1- Vicinity Map
this time due to the City's Wastewater Expansion
Project that is set to be constructed in the summer of
2014 which will eliminate their current outdoor storage site
area.
Is the change consistent with the City of Elk River _
C Industrial Land use
Comprehensive Plan?
The City of Elk River's Comprehensive Plan shows the
expansion project area for GRE as a part of a large
industrial corridor along the east side of Highway 169.
(See Figure 2) Industrial properties span from Main
Street,just north of the expansion site, south to 1651 h -
Avenue NW. Eerr.
The site outlined near the northern edge of this
industrial corridor has a future land use of Industrial and
is consistent with the Comprehensive Plan. The
proposed use also contributes to several of the overall t. _ _I'
goals and Vision outlined in the Comprehensive Plan;
lot
Figw,E Land Use wthm the
Comprehensive Plan
Page 215
Great River Energy—Outdoor Storage Narrative
1) Community and economic development policies Site
will seek to attract employment opportunities and
goods and services needed by the community.
2) Providing community facilities that meet the needs ; commerical 8.
of Elk River residents s industrial Zoning
3) Rezone property to a zoning district compatible r
with a land use plan category
4) Locate industrial development next to adequate
transportation systems
5) Ensure capacity is reserved for potential high
demand industrial or office uses that may provide
positive economic development opportunities to
the community. ,t
6) Support collaborative solutions for local facility it
needs
/y 1
r*
Is the proposed use compatible with surrounding
properties? P
Vernon Estates is located along 15t Street NW and the
Vernon Cemetery are zoned R3 and are located to the
north and west of the proposed site. The nearest
townhome is approximately 180' from the proposed Figure 3-Current Zoning Nap- Commercial&
site improvements. The Carson Business Park, which Industrial Corridor
is zoned C3, is located to the east of the site and the
Great River Energy Plant and Elk River Wastewater s
Treatment Facility are located to the south of the site
and are zoned 11. (See Figure 3&4) R3
PUD
GRE-Expansion
The proposed expansion site is compatible with the site
existing C3 uses within the Carson Business Park which
include the back side of three commercial buildings, 20-
30 parking stalls, and Carson Court NW. The proposed
site is also compatible with the existing Wastewater
Treatment Facility and the rest of GRE's existing plant.
The Vernon Cemetery and Vernon Estates are uses that
need to be provided with an appropriate level of buffer
to be compatible. As you can see from the Landscape
Plan, Tree Preservation Plan, and Illustrative Plan, a 30'
wide x 450' long buffer with approximately 64 new
trees will be established to buffer the outdoor storage
area from both northern uses. The buffer will follow
the guidelines established in Elk River Zoning Figure 4-Surrounding Zoning Map
Page 3l5
Great River Energy-Outdoor Storage Narrative
Ordinance, Section 30-933-936. In addition to the planned buffer of additional trees and fencing, the
existing mature trees will not be disturbed north of the Vernon Cemetery Site which will provide an
additional level of noise and visual buffer from the proposed development.
Finally, according to Section 30-1292 of the Elk River Code of Ordinances, the 1-1 district shall serve as
a transition between more industrial uses and residential and other business uses. This district is
appropriate for manufacturing, warehousing, and similar industrial uses...These areas are intended to
encourage the development of industrial uses which are clean, quiet, and free of hazardous or
objectionable elements such as noise, odor, dust, smoke, glare, or other pollutants." The GRE parcel
stands as a buffer between the industrial facilities to the south, the business park to the east and the
residential uses to the west. GRE's development will provide for a more attractive and efficient use of
the currently vacant parcel while minimizing the aesthetic effects to residents and businesses. The
intended storage use by GRE is also compatible with the clean and quiet industrial uses intended by
the Zoning Ordinance.
What are the benefits to the City?
The City will benefit by allowing the Wastewater Treatment Facility to expand so that the facility can
meet the necessary state guidelines while also allowing for a more efficient use of the GRE property.
The City also benefits by reaching one of their goals which is to have their land use district be more
compatible with their zoning districts by rezoning the expansion parcel from residential to industrial to
match the land use plan.
Additional Questions for the CUP
Hours of Operation: The site operates from 7:00 a.m. to 3:30 p.m.
Number of employees: 10 employees
Number of parking stalls: No parking stalls are proposed
Screening of the site:
The majority of the existing trees along the eastern, western and northern portions of the site will be
preserved. There is single family residential properties adjacent to the northwestern property line. A
dense planting of coniferous, overstory and ornamental trees will be planted along this edge to provide
a visual buffer between the storage area and the residences. This landscape screen will consist of
approximately 64 trees mixed within the existing trees in an area, approximately 30' wide x 450' long,
running north/south along the western property line. The typical screening section will stagger three
rows of plantings within the 30' width to provide a dense landscape buffer. A majority of the
additional planting within the buffer will be coniferous trees to provide year round screening.
Proposed building materials &standards: No buildings are proposed for this site.
Page 415
Great River Energy—Outdoor Storage Narrative
Signage— how many, sizes, locations, type: No signs are proposed for this site.
Outdoor storage: The following is a list of potential equipment stored on-site. The quantity of these
items can go up and down as they are used during the course of a year.
■ transformers, pole anchor assemblies, circuit breakers, wire, control building foundations,
substation control foundations, switches, pole top assembly kits, circuit switcher, 8'x8'x8'
aluminum building, crossarms in various lengths up to 40', braces, spare hardware,
metering sets, and aluminum crates.
Page 515
Great River Energy—Outdoor Storage Narrative
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