5.9. SR 06-21-2004MEMORANDUM
Item
~5.9.
TO:
FROM:
DATE:
Mayor and City Council
Chris Leeseberg, Planner
June 21, 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
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 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
City Council]CU 04-14
April 21, 2OO4
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 ~tccess
The site plan indicates two driveways onto Jarvis Street. The Planning Commission felt that
the second access was needed for the circulation of the trucks and that it will only be used 2-
3 times a week. Staff continues to recommend that the site be limited to one access point
with an internal connection of the driveway from the building and the parking area. In the
future, Jarvis Street will be a major north-south corridor with an access management plan
that will regulate conflict points.
A 14 stall parking lot is proposed south of the building, with 15 additional stalls marked
"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 and will have a
reclaimed or recycled bituminous or bit-con surface. The drain field for the septic system
will be located between the building and the north property line. The trailer parking area will
S:\PLANNING\Case Files\2004\CU 04-14 BMS Investments\CU 04-14_CC.doc
City Council/CU 04-14
April 21, 2004
Page 3
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.
Landscaping
The ordinance requires 48 trees with a mix of 50% (24) overstory, 25% (12) evergreen and
25% (12) ornamental trees. The landscape plan meets the total number of trees required and
the specific quantity of each. Although the plan meets the requirements, the size of the trees
indicated on the plan does not meet the ordinance requirements. Overstory trees shall be 1
V2 inches in diameter and coniferous trees shall be balled and burlapped six feet in height.
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 perpremises, not to exceed tmo square feet in sign area
for each linear foot of street frontage up to a maximum of 64 square feet. Such signs shall not exceed
a height of 2Ofeet.
One on-premises business mall sign per occupancy, not to exceed tmo square feet in sign area for each
linear foot of building frontage, up to a maximum of 128 square feetper occupancy.
Building Ekvations
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.
Planning Commission Action
The Planning Commission did not have any issues with the two driveways and
recommended that the outdoor storage area be at a minimum Class-V surface.
The Planning Commission unanimously recommended approval of the request.
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.
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City Council/CU 04-14
April 21, 2004
Page 4
2. THE SIZE OF TREES SHALL COMPLY WITH THE REQUIREMENTS
IN THE ORDINANCE.
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.
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.
8. OUTDOOR STORAGE AREA SHALL BE A CLASS-V SURFACE.
S:\PLANNING\Case Files\2004\CU 04-14 BMS Investments\CU 04-14_CC.doc
SITE
AVE
165RD
162ND
161ST
160TH
159TH
158TH
157TH
156TH
155TH
IKiver
Case Number.
Location Map
CU 04-14 BMS INVESTMENTS
N
Howard R, Green Company
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:
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.
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 remain'lng site is to have grading accomplished on it.
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.doc
2550 University Avenue West · Suite 400N · St. Paul, MN 55114 · 651/644-4389 fax 651/644-9446 toll free 888/368-4389
Mr. Leeseberg
May 10, 2004
Page Two
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
TJM:sw
Lt~051004-Leesebe~.doc
I-In\^/~qrcl ~ ('~'~r~an Pnmnan~ /
250.02
/
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2~0.02
INTAK~
E~612 CONCRETE CURB &: GUTTER
HEAVY DUtY PAVEMENT DRIVEWAY
TYPICAL SECTION
PROPOSED FENCE
PROPOSED TURF AREA Imm
PROPOSED YARD AREA PERIMETER BUMPER
PROPOSED BUILDING
PROPOSED CONCRETE SUREAClNG
PROPOSED BITUMINOUS PAVEMENT
PROPOSED SETBACK LINE
PROPOSED RECLAIMED OR RECYCLED BITUMINOUS OR BIT-DON SURFACE 50 0
SCALE
PROPOSED B612 CONCRETE CURB &: GUTTER
DATE RECEIVED
PED.
STORM MANHOLE
RIM=SD5,90
tNV~RT WEST - 877.75
INVERT SOUTH ~ STT.7o
33~ 40
. '/
30 6O
I
FEET
4O
EXISTING ~c PROPOSED ZONING: [-2 - MEDIUM INDUSTRIAL
BUILDING SETBACK REQUIREMENTS:
*FRONT - $0'
*SIDES - 25'
*BACK - 20'
PARKING SETBACK REQUIREMENTS: *ALL SLOES - t0'
PARKING STALL REQUIREMENTS:
1 STALL PER 2000 SF OF' FLOOR AREA
*No. REQUIRED
.3 STALLS
*No. PROVIDED - 29 STALLS INCLUDING 2 HANDICAP STALLS 14 STALLS IMMEDIATELY
15 FUTURE STALLS (IF NEEDED)
Ass0c.,Inc. POWELL PgERSON, INC.
o.e Lo.e S.~.yo~ ELK R~ER, SHERBURNE COUNt, MINNESOTA 3
./
LEGEND
~) = SANITARY SEWER MANHOLE
~ - HYDRANT
(~ - ST0~M SEWER MANHOLE
i - CATCH
~ = ELEC~IC BOX
~ = LI~T
o . F~ND IRON W~UMENT
~ UCEN~ NO.
~G~ = UNDERhaND ~LEPH~E LINE
-u~ = UNDERhaND ELEC~IC LINE
- [-~ O~RHEAD E~C~IC LINE
- T-= 0~RH[AD ~LEPH~E LINE
-~= GAS MAIN
~ ~LEPHONE ~DESTAL
= ELEC~IC TRAN~MER
- CA~ ~ BOX
= U~LI~ P~E
= S~L B~ING
= GA~ VAL~
~= [XlS~NG SANITARY ~R UNE
~- [XIS~NG STeM ~R LINE
--I--- ~OSED WA~R LINE
~= PRiDeD 5~ITARY SE~R LINE
~ PR~OSED ST~M ~R LINE
~85 PR0~SED C~TOU~
--5~-- ~NG CO.OURS
x 855.62 ~IS~NG S~T EL~
X 855.62 PROPOSED G~ER LINE ~T EL~ (UNLESS OTHE~ISE NOTED)
1.2~ ~ PROPOSED D~E ~OW
PROPOSED TI~ CURS
~ PROPOSED ~LT FENCE
PROPOSED TEMPORA~ ROCK CONSTRU~ON
x PROPOSED FENCE
~ ~ PROPOSED Y~D ~ PERIM~R BUMPER
PRO--ED BUILDING
PRaiSED 4' CONCR~E SIO~ALK (6' WIDE)
PRaiSED B~MINO~ PAVEME~
PRaiSED S~CK LINE
250.02
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~ST = 875.57
I
50 0 30 50
LOT 1
77,7 I SITE
SETBACK
LINE
-~STORM MANHOLE
R~IM~.BSS. 90
tNV[RT-y/[ST
INVEST SO~TH
BUILDING
FINISHED FLOOR
ELEVATION = 889.!
FOR BOTH SE
WAREHOUSE)
4O
ROCK CDNSTRUCTIDN DRIVE
-PROPDSEI] FEh~SE (TYP.)
i
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DATE RECEIVED
WASHED ROCK
SILT FENCE DETAIL
NO SC~L£
ROCK CONSTRUCTION ENTRANCE
I hereby certify that this plan, DATE REVtSION ~ ~ I-- SHED
specificoti ....... ~rt w.$ pre.redhil Hakanson GRADING, DRAINAGE, &
o..,.o, .... ~.~. .... . ~. Anderson EROSION CONTROL PLAN
of '~.~. State o~__n~sot~. MLH Assoc.,Inc. POWELL PETERSON, INC. oF
~ - o~a~m c;~il £.g;.e.~ ~.~ L~.d S.,~,~o~ ELK RlVER. SHERBURNE COUNt, MINNESOTA 3
Jam. . ~ns~. P.E. JEJ ~165-427-~ F~ 763-427-0520~ 4/25/0A RI[ ~. SHE~S
Da /23/ L~, No. ~2651 5256.03
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230.02
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--x x ~---~- x ~.x~,--
250.02
X--X-- --X--X--X--X--
REFUGE
LOT 1
- ;~ .... ,. - --,~-- - _
------.------.------.----.------.------.------.----.------.,
Note:
1. All Landscaped areas except Operational Septic sites, shall be irrigated.
--r .... m
F- -- ._~-~'-F r
I PRIMARY I
....
_
- -- -~uTu.'E' -
20 BUILDING
EXPANSION AREA
FUllJRE
20 BUILDING
EXPANSION AREA
STORM MANHOLE
RIM=885.90
INVERT WEST = 877.75
INVERT SOUTH = 87T.70
33 40
~AR~TNI~ I
DATE RECEIVED I
4O
12' MIN~ ~
PLANTING DETAIL FOR DECIDUOUS TREES
NO SCALE
TRIPOD METHOD
NO SCALE
PLANT MATERIAL SCHEDULE
TREE
SYMBOL KEY COMMON NAME QUANTITY SIZE ROOT
~ SA Frazinus Pennsylvanico lanceolalata 'Summit' 24 z~ 2-1/2" B&B
' (i:'~ f,~ Summit Ash
~j~ CS COLORADO SPRUCE PICEA PUNGENS 5-4" B&B
12
PSFC PINK SPIRE FLOWERING CRAB MALUS 'PINK SPIRE' 1-1/4" B&B
12A
,pe¢ifico(i ......m1 -1 Hakanson LANDSCAPING PLAN 3
, ~m a duly Lic.$. --': Anderson
Prolesmnal Ewi .... und~ the ~ws POWELL P~ERSON, INC. OF
,~, o~,0. .L. Assoc.,inc,
~ ~ m~im E~g~.~ o.d L~-a s.~.~o~ ELK R~ER. 5HERBURNE COUNt, MINNESOTA 3
Jom~E. ~ .... ~.E. JEJ ~;3-4Z7-58~ r~ 763-427-0520 ~TE 4/23/04 ) ~ ~. SHE~
FRONT ELEVATION - SCALE = 3/16
REAR ELEVATION -SCALE = 3/16
DATF. R~=CEIVE. D
2
0~0
LEFT ELEVATION - SCALE -- 1/8"
RIGHT ELEVATION - SCALE = 1/8"
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