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6.14. SR 05-17-2004Item# 6.14. MEMORANDUM TO: FROM: DATE: SUBJECT: Mayor and City Council Scott Harlicker, Senior Planne May 17, 2004 Case No. CU 04-08 Request by Olson General Contractors for a Conditional Use Permit for Outdoor Storage Request Consider a request by Olson General Contractors for a conditional use permit for outdoor storage. Location Lot 2, Block 1, Cascade Industrial Park; Jarvis Street and 169th Avenue alignment. Zonin.q/Land Use 12 (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 May 28, 2004 Attachments · Location Map · Memo from the City Engineer · Development Plans Memo to Mayor and City Council/CU 04-08 May 17, 2004 Page 2 Overview The applicant is proposing to construct a 12,000 square foot building for a masonry contractor business with accessory outdoor storage. The outdoor storage 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 is a mini-storage facility; the property to the north is undeveloped; 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 land use designation of MI (Medium Industrial). Analysis Site Plan · Parking and Access The site plan includes one driveway on Jarvis Street, located on the north side of the lot. A 23 space parking lot is proposed in front of the building. There is no specified parking requirement in the zoning code for a contractor business. The applicant is providing parking at a ratio of 1 space for every 520 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 outdoor storage is provided via a 24 foot wide driveway along the north side of the building. The driveways and parking area will be paved with concrete curb and gutter. · Outdoor Storage The outdoor storage area will be located at the rear of the building. It will be about 155 feet wide and 245 feet deep 08,000 sr.). It will have a Class V surface and will be setback 20 feet from the south property line and 10 feet from the north property line. The drain field for the septic system will be located between the storage area and the rear property line. The storage area will be enclosed with a 6 foot high chain link fence. The storage area will be used to store vehicles and masonry equipment. To reduce the possibility of incremental expansion of the Class V, the edges of the storage area should be permanently defined with landscaping ties. The applicant is proposing to screen the storage area with a mix of pines, ash and maples. A row of 6 pines is proposed along the north side of the storage area and a row of 6 pines is proposed along the south side of the storage area. Five overstory trees are also proposed along the north side of the storage area and four overstory trees are also proposed along the south side. Because of the distance between the storage area and the rear property line, no screening is proposed in that area. · Grading, Drainage and Utilities S:\PLANNING\Case Files\2004\CU 04-08 Olson General Contr\CU04-08CC5-17.doc Memo to Mayor and City Council/CU 04-08 May 17, 2004 Page 3 Grading, drainage and utility issues are addressed in the City Engineer's memo · Landscaping The applicant is requesting a variance to the landscaping ordinance to plant fewer than the required number of trees. The ordinance requires 44 trees with a mix of 50% (22) overstory, 25% (11) evergreens and 25% (11) ornamental. The applicant has submitted a landscape plan that includes 43 trees, 20 over story, 11 ornamental and 12 evergreen. One additional overstory should be added. The landscaped areas will include sod. The landscape ordinance requires that all landscaped areas be irrigated. With the additional overstory tree, the landscape complies with the landscape ordinance. Signage A freestanding sign is proposed along Jarvis Street. The sign will have to be setback 10 feet from the property line and must comply with the sign requirements of the I2 zoning district. A sign permit will be required. No wall signs are shown on the plans. · Building Elevations The building will be 12,000 square feet in size and will be used for office space, warehousing and garage space. The exterior will be concrete tip-up panels with a ribbed finish. The front entrance will be enhanced with a decorative metal canopy. The exterior finishes exceed the requirements of the I2 district. Planninq Commission Meefin.q At the Planning Commission meeting held on April 27th, two neighbors spoke at the public hearing. Because the area is zoned I2 and industrial uses surrounded this lot, the neighbors did not see the need to plant all the trees required by the code. The Commission held a lengthy discussion regarding the need for complying with the landscape ordinance. They felt that the applicant could spread the required trees around the site or reduce the number of trees and plant oversized trees. Recommendafion The Planning Commission and staff recommend that the City Council approve the Conditional Use Permit for outdoor storage based on the following findings that the request: (1) Will not endanger, injure or detrimentally affect the use and enjoyment of other property in the immediate vicinity or the public health, safety, morals, comfort, convenience or general welfare of the neighborhood or the city. (2) Will be consistent with the comprehensive plan. &\PLANNING\Case Files\2004\CU 04-08 Olson General Contr\CU04-08CCS-17.doc Memo to Mayor and City Council/CU 04-08 May 17, 2004 Page 4 (3) Will not impede the normal and orderly development and improvement of surrounding vacant property. Will be served adequately by and will not adversely affect essential public facilities and services including streets, police and fire protection, drainage, refuse disposal, water and sewer systems, parks and schools; and will not, in particular, create traffic congestion or interference with traffic on adjacent and neighboring public thoroughfares. (5) Will not involve uses, activities, processes, materials, equipment and conditions of operation that will be detrimental to any persons or property because of excessive traffic, noise, smoke, fumes, glare, odors, dust or vibrations. (6) Will not result in the destruction, loss or damage of a natural, scenic or historic feature of major importance. (7) Will fully comply with all other requirements of this Code; including any applicable requirements and standards for the issuance of a license or permit to establish and operate the proposed use in the city. The conditional use permit is subject to the following conditions: 1. All comments of the City Engineer shall be addressed. 2. All signage shall comply with the sign ordinance and the freestanding sign shall be setback 10 feet from the property lines. 3. All landscaped areas shall be irrigated. 4. The edges of the outdoor storage area shall be permanently defined with landscaping ties. 5. One additional overstoty tree be planted. S:\PLANNING\Case Files\2004\CU 04-08 Olson General Contr\CU04-08CC5-17.doc ' CA.GILL 170TH 164TH 162ND 156 x~ 15~TH River Case Number:. Location Map CU 04-08 OLSON GENERAL CONTRACTORS N owar-d R, Green Company April 21, 2004 File: 823450J-0240 Mr. Scott Harlicker Senior Planner City of Elk River 13065 Orono Parkway Elk River, MN 55330 RE: MAJESTIC MASONRY SITE PLAN Dear Mr. Harlicker: As requested, we have reviewed the submittal package for the proposed Majestic Masonry Development in the Cascade Industrial Park. The site is proposed to be constructed on an approximate three-acre site fronting on Jarvis Avenue. The site plan we reviewed was prepared by Passe Engineering, Inc., and included storm drainage calculations. Based on our review, we would offer the following comments: The building is proposed to be 12,000 square feet with a bituminous parking area and drive area, including concrete curb and gutter in the front and north side of the building. The rear of the building is proposed to be a parking area approximately 1 65 feet long by 100 feet that will be gravel surfaced. Immediately beyond the gravel surface area is a proposed swale, which will convey surface drainage from the rear of the building to the regional ponding area. At the extreme rear of the lot is the proposed drain field area. Given the size of this site, it will require an NPDES permit. General requirements of that permit are that sediment and erosion protection needs to be in place before any work begins on the site, and areas disturbed by grading and construction operations need to have turf established within 14 to 21 days. There is a minimal amount of silt fence shown along the rear of the grading operation and slightly along the north property line. Given the grading and construction activities in proximity to the property boundaries, silt fence will be required around the entire site to protect from erosion onto adjacent properties until the parking areas and tuff are fully established. It is unclear what will protect the west edge of the gravel parking area from washing into the swale and ultimately ending up in the regional pond. We would recommend that there be some kind of barrier to not only keep the gravel in the parking area, but to protect from vehicles parking and other materials being stored off of the gravel area and encroaching into the swale. Ltr~042104-Harlicker 2550 University Avenue West · Suite 400N · St. Paul, MN 55114 · 651/644-4389 fax 651/644-9446 toll free 888/368-4389 Mr. Scott Harlicker April 21, 2004 Page Two At the far west end of the property, a drain field area is shown approximately 140 feet by 90 feet. We assume this is large enough for a primary and secondary site. However, it is not noted as such on the plan. The southeast corner of the building shows a holding tank for non-domestic waste. It is unclear what this holding tank is for and how it will be dealt with. More information should be provided relative to this non-domestic waste holding tank. In addition, the well location is shown within approximately 25 feet of this tank. Is that sufficient setback between the tank and the well site? Based on our review of the drainage calculations, we have the following comments: · Additional information needs to be provided concerning the existing conditions 2, 10, and 100-year events, as well as the proposed conditions for the 2 and 10-year events. · The pond model does not match the regional pond information shown on the plan sheet. On the plan sheet, the HWL is shown at 877.78 while in the model, the HWL is shown as 874.58. This needs to be clarified. · The subcatchment routing does not show any storm sewer pipe prior to entering the pond, but there is storm sewer shown on the plan. This needs to be clarified in the model. · How will the rear parking area be made to drain directly west into the swale leading to the regional pond and be prohibited from draining either to the south or north onto the adjacent properties? More detail regarding this is needed on the plans. If you have any questions regarding any of these comments, please call. Sincerely, Howard R. Green Company Terry J. Maurer, TJM:sw Cc: Mark Kretschmer, Passe Engineering, Inc. 1611 Highway 10 NE Spring Lake Park, MN 55432 Ltr-042104-Harlicker 5ITE PLAN N E~IJILi~ING Rosa Architectural Group Inc. 1084 Sterling Street St. Pad, Minnesota 55119 tel: 651-739-7988 fax; 651-739-3165 MAJESTIC MASONRY ELK RIVER, MN 9201 52nd AVE. N. NEW HOPE, MN 55428 763-535-1481 FILE PROJECT NUMBER: 20404 DATE: MAR. 24, 2004 DRAWN BY: K. FAC'fOR CHECKED BY: R. ROSA REVISIONS: SITE PLAN A-1 REGIONAL POND HY~L = 877. 7£ NWL = 874.00 i '- .' . ~7~ ' ¢.' ~ :) ~ L ' "...' ".. .' ~ ~ - ~ ' .... ~ ..... ". ~ _ ~ ~ ~ I ' -- ~ ¢~ T~H~O~ ............ , ,, ,, I ~ ( J 702.~1 1250GALPUMPTANK EX BfTU ~~x~F~ / ~ ~~ ~~~~ -Building: ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ '- ' Front/Corner MANHOLE AT 879.10 11 INCH = 30 FEET (~2' X ..~4' SHEET} INCH = 60 FEET (11" x 17' SHEET) CORE DRILL CONNECT TO EXIS77NG 48" STORM LOCATION MAP PARKING LOT SECTION GPA VEL CONSTRUCTION ENTRANCE WITH BERM AND ~iLT FENCE NOT TC SCALE 7'Y'PIC. AL INSTALLATION FOR SILT FENCE ..... ~ r:HEP. K D~ DETAIL · 0~ rIEl/ glDE P~ ~lE~' ROSA ARCHITECTURAL GROUP 1084 STERLING STREET ST PAUL. MINNESOTA 5511~ PHONE: (651} 739-7988 PASSE ENGINEERING, INC. 1611 HIGHWAY I0 N.E SPRING LAKE PARK, MINNESOTA 55432 PHONE: (763) 780-4100 j N PLANT SC~E~ULE-L~NE)SC~PE PLAN CO[::)E QLJ~,NTIT'T' L~TiN NAME C, OMMON N~,ME SiZE ROOT S~ I~' ,~CER $AC~NA~IJM 'Q~,.~N MT.' $LJMMIT 550 5 MALtJ$, 5F~, 5F:'F~IN~ $NOLU Sf='~ING JTL ~, S'f'F41N~ RETICIJLATA ID 8, C. ORND5 5TOLONtFER,A 'IS.ANTI' 15ANTI Th' 8, TAXI J5 × MEDIA 'T,&tJNTONII' T,ADNTON YELU 5 ~.,A.L. ,~OT 5~F iZ JUNIPERUS Ci41NENSI5 'SEA C=~EEN' SEA GREEN JLiNIPER 5 C=AL. POT Rosa Architectural Group Inc. 1084 Sterling Street St. Paul, Minnesota 55119 tek 651-739-7988 fax: 651-739-3165 MAJESTIC MASONRY ELK RIVER, MN 9201 52nd AVE. N. NEW HOPE, MN 55428 763-535-1481 PROJECT NUMBER: 20404 DATE: MAR. 24, 2004 DRAWN BY: K. FACTOR CHECKED BY: R. ROSA REVISIONS: FILE CGPY LANDSCAPE PLAN L-1 / '1I II [ r Q.=AST _~L-~V'AT/ON Rosa Architectural Gcoup Inc. MAJESTIC MASONRY ELEVATION ELK RIVER, MN 9201 52nd AVE. N. NEW HOPE, MN 55428 763-535-1481 (~ I],~,ST ELEY,47'I~:I~I fill [' ~NDV PROJECT NUMBER: 20404 DATE: MAR. 12, 2004- DRAWN BY: K. FACTOR CHECKED BY: R. ROSA REVISIONS: E~EVA TION~ A-3