4.4. SR 08-28-2000
Item # 4. 4 .
MEMORANDUM
TO:
FROM:
Mayor and City Council
Michele MCPherso~tor of Planning
DATE:
August 21, 2000
Case No. CU 00-28
Request by ANC/Opus Northwest (Softpac) for a Conditional Use
Permit to Allow Above-Ground Storage Tanks; Public Hearing
SUBJECT:
ReQuest
The applicant requests approval of a Conditional Use Permit to allow
construction of five 12'x37' above-ground storage tanks to be constructed in
conjunction with a manufacturing facility.
Location
Generally in the southwest corner of Business Center Drive and Joplin Street.
Zoning/Land Use
Business Park I Light Industrial
Attachments
. Location Map
. Site Plan
. Concept Landscape Plan
. Floor Plan
. Elevations
. Narrative from the applicant
. Memo from the City Engineer dated July 21,2000
Overview
The applicant is proposing to construct a 64,000 square foot manufacturing
facility. The facility is extremely high tech in nature, as it will manufacture and fill
flexible packing with various types of juice drinks. The above-ground storage
13065 Orono Parkway' P.O. Box 490' Elk River, MN 55330' TDD & Phone (763) 441-7420' Fax (763) 441-7425
Memo to Mayor and City Council/CU 00-28
August 21, 2000
Page 2
tanks are to be used for the storage of liquid fruit syrups, fruit concentrates and
other liquid ingredients for incorporation into the finished product as part of the
filling process.
Analvsis
ExistinQ Conditions
The subject property is located slightly west of the southwest corner of the
intersection of Business Center Drive and Joplin Street. The property is currently
vacant with a line of mature trees along the west property line. The property is
zoned Business Park and guided Light Industrial. It is north of Country Crossing
Townhomes, an area zoned PUD and comprised of single level townhome units.
The southwesterly 310' of the subject parcel abuts Sandpiper Estates which is
zoned R1b (Single Family Residential) and guided Low Density Residential.
The site is laid out such that the building is located within the north one-half of
the property. Two entry drives are proposed from Business Center Drive; one
each on the east and west property lines. There will be no access onto 183rd
Avenue NW. A future expansion is proposed. This expansion will occur to the
south and ultimately, the two entry drives will create a ring drive around the full
building, once it is completed.
Compliance with the Ordinance Requirements
The site plan as proposed meets the building setbacks and front parking
setbacks as required by the Business Park zoning. The east and west parking
setbacks, however, have not been met and will need to be adjusted to meet the
20' parking setback requirement. A 50' hard surface setback is proposed along
the property line adjacent to 183rd Avenue. This will allow for construction of a
berm and landscaping to help screen the structure from the adjacent residential
structures.
For Phase One, 64 parking spaces are proposed. The amount of building being
constructed, however, requires 162 spaces to be constructed. This is based on
the following:
Office space
Warehouse space
Manufacturing space
17,600 s.f.
15,600 s.f.
44.724 s.f.
TOTAL
59 spaces (includes mezzanine space)
8 spaces
95 spaces
162 parking spaces
The plan shows an expansion area of 96,480 square feet and associated proof of
parking. Staff estimates that for future expansion the following number of parking
spaces would be required:
S:\PLANNING\MICHMC\CCREPRTS\CUOO-28.DOC
Memo to Mayor and City Council/CU 00-28
August 21, 2000
Page 3
Warehouse space
Manufacturing space
37,768 s.f.
62.712 s.f.
TOTAL
17 spaces
129 spaces
146 spaces
The future expansion will require 146 spaces. The required number of parking
spaces for the parking for Phase One and future phases is 308. The submittal
indicates 368 parking spaces on site, exceeding the number required by 60
spaces.
BuildinQ Materials and Elevation
As stated earlier, Softpac proposes to construct a very high-tech manufacturing
facility. The architect will be present at Tuesday's meeting to explain the
extension of this high-tech concept into the design of the building. A color
rendering will be available to visually express this concept to the Commission.
The structure is proposed to be constructed of concrete tip-up panels with a
uniform rib finish. The office space will protrude forward in the northwest corner
of the structure. The eight (when expanded) stainless steel storage tanks will be
located in front of the building centered on the front elevation. The architect
explained that additional details such as stainless steel wrapped, oversize
columns would accent the office area and the flashing to cap the top of the
building would also be metallic (aluminum) in nature. The tip-up panels are
proposed to be painted to emulate an industrial high-tech feel, expressing the
high-tech equipment found within the building.
The above-ground tanks are slightly higher than the building itself. The building
is proposed to have an interior clear height of 30'. The top of the wall will be 34'
and the tanks are proposed to be 37' high. The tanks will not be screened, as it
is the intent of the architect and the building owner to express the nature of the
tanks as part of the overall architectural detailing of the building. The area in
front of the tanks will have parking and will be landscaped with a variety of trees
such as crab apples and honey locusts.
Landscape Plan
A landscape plan was submitted by the applicant. The landscape plan proposed
110 trees, where 84 are required by the ordinance. A number of trees are
proposed for the front of the property. Staff recommended to the applicant that
boulevard trees, spaced at regular intervals, be planted along Business Center
Drive similar to those planted in front of the Sherburne County Government
Center. The applicant intends to maintain the trees along the west property line
to the greatest extent possible. Staff recommends that more of the "extra" trees
be planted along and on the berm proposed for the area adjacent to 183rd
Avenue. This will provide additional screening for the town home residents. At
this time, the landscape plan has a substantial gap in the center of this area to be
S:\PLANNING\MICHMC\CCREPRTS\CUOO-28.DOC
Memo to Mayor and City CouncillCU 00-28
August 21,2000
Page 4
screened. The size of the trees and the species meet the ordinance
requirements.
GradinQ and DrainaQe
The applicant did not submit a grading and drainage plan due to the fast track
nature of the project, as well as the City's desire to incorporate permanent
ponding within its business parks to create an improved aesthetic. This issue
was discussed during the marketing plan recently completed by the EDA and
HRA. The City is working closely with the applicant as well a developer for the
adjacent property to the east to develop ponding schemes that would allow water
to become a permanent feature in this business park area. The City Engineer
addresses the general grading and drainage concepts that will be addressed by
the required plan in his attached memo.
SiQnaQe
No signs were indicated on the site plan, however, any sign proposed will need
to be monument-style, not to exceed 10 feet in height and to be set back 10 feet
from the property line. An Elk River sign permit will also need to be issued prior
to construction of a sign on the property.
Planninq Commission Action
The Planning Commission conducted a public hearing at its July 25, 2000
meeting regarding this issue. There were several neighbors in attendance at the
meeting. Their questions centered on noise and the number of trucks. One
resident asked about the food quality of the tanks. The Planning Commission
voted unanimously to recommend approval of the request to the City Council.
Recommendation
Staff recommends that the City Council concur with the Planning Commission
recommendation and approve the request to allow above-ground storage tanks
with the following conditions:
1. THE LANDSCAPE PLAN BE REVISED TO INCREASE SCREENING ALONG 183RD AVENUE.
2. THE WESTERLY DRIVEWAY BE LOCATED CLOSER TO THE PROPERTY LINE TO ALLOW FOR
FUTURE SHARED DRIVEWAY OPPORTUNITIES.
3. THE APPLICANT SHALL WORK WITH CITY STAFF TO DEVELOP A GRADING AND DRAINAGE
PLAN TO ALLOW JOINT PONDING ON THE SITE.
4. ALL COMMENTS OF THE CITY ENGINEER BE ADDRESSED.
S:\PLANNING\MICHMC\CCREPRTS\CUOO-28.DOC
Memo to Mayor and City Council/CU 00-28
August 21, 2000
Page 5
In order to address the concerns raised by the adjacent residential property
owners regarding noise and odors, the following conditions are also
recommended:
5. THE NOISE LEVELS FROM THE PLANT SHALL BE MONITORED FOR SIX MONTHS AFTER START
UP TO ENSURE COMPLIANCE WITH MPCA NOISE STANDARDS. THE APPLICANT SHALL
REMEDY ANY VIOLATIONS OF THE NOISE STANDARDS WITHIN 10 DAYS OF
NOTIFICATION BY THE CITY.
6. THE APPLICANT SHALL REMEDY VIOLATIONS OF THE STATE ODOR STANDARDS WITHIN 10
DAYS OF NOTIFICATION BY THE CITY.
7. FOR TRUCK TRAFFIC OCCURRING BETWEEN THE HOURS OF 7:00 P.M. AND 7:00 A.M.,
ALTERNATE WARNING DEVICES SUCH AS STROBES, MICROWAVES, OR CAMERAS SHALL
BE USED.
8. THE DRIVEWAY ON THE SOUTH SIDE OF THE BUILDING SHALL BE FOR EMERGENCY
VEHICLES ONLY.
S:\PLANNING\MICHMC\CCREPRTS\CUOO-28.DOC
Ei7/~ /~f_800)5; 24
5124254399
ADV NUTRITIONAL~
I-'Abl:.. 1::1"..::
ANC / PoucbPac Industries, Inc.
ANC I pouchPac Industries, Inc. intends to build a. new, state of the art flexjble packaging
plant in Elk River, Minnesota.. This plant win produce, package and distribute beverage
products in stand-up flexible pouches (similar to the Ca.pri Sun- drink pouch produced by
Kraft Foods Corporation). The creation of new technological advances in packaging
machinery has allowed this company to breakthrough into the high speed manufacturing
of these products. It has been noted by the packaging industry trade press that this new
technology (owned by ANC / PouchPac Industries, Inc.) will revolutionize the way
beverages are packaged in Nonh Amer1C&. Product:! produced at the Elk River plant win
include common name brand products in the following categories: juice drinks, children's
beverages and sport drinks. Na.tional distribution of these products will predominantly be
through grocery and convenience stores.
The Elk River facility will be built by Opus Northwest and '.Will consist of a premium
Fabcon concrete strUcture standing 34 - 36 feet in height and totaling approximately
75,000 square feet after its first phase of construction. The building will also have five to
six 37-foot tall stainless-steel syrup storage tanks architecturally integrated into the
fa.yade. Further expansion is anticipated a.s part of a multi-phase build-out. The interior
will be finished to consider employee satisfaction, while exceeding all governmental
regulations set by the USDA and FDA.
ANC / pouchPac Industries, Inc., will eventually employ 180 -200 people in
administra.tive and manufacturing positions. The production department will consist of
many higher paying technically oriented employment opportunities. ANC / PouchPac
Industries Inc., has planned an aggressive training program to help place new employees
in these higher pay scale positions.
Howard R. Green Company
CONSULTING ENGINEERS
July 21, 2000
File: 810970J-0325
Ms. Michele McPherson
Director of Planning
City of Elk River
13065 Orono Parkway
Elk River, MN 55330
RE: POUCH PAC INDUSTRIES
SITE PLAN REVIEW
CITY OF ELK RIVER, MINNESOTA
Dear Ms. McPherson:
As requested, we have reviewed the site plan submitted by Opus Architects and Engineers,
Inc., for the proposed Pouch Pac Industries building to be located in Country Crossing Business
Park. The site is an approximately 14-acre piece of property between Business Center Drive
and 183fd Avenue, located just west of Joplin Street. The proposal is to construct a Phase I
building of approximately 64,000 square feet which would have four receiving docks and eight
shipping docks. Expansion is shown for up to another 96,000 square feet, for a total of 160,000
square feet. The expansion would add four additional receiving docks and up to 16 additional
shipping docks. Based upon our review, comments received at the staff review meeting, and
our discussion with the developers, we would offer the following comments:
A. Water
Pouch Pac Industries is very water intensive. They estimate that under full development
they will use approximately 250,000 gallons of water per day. For this reason, it is
essential that the development have a dependable, redundant source of water.
Fortunately, this site has excellent water service. There is a 16" trunk watermain located
along 183fd Avenue and a 12" trunk watermain located along Business Center Drive. As
you are aware, just east of this site, there is a million-gallon water tower and a well with
a treatment facility. Watermain is stubbed into the site from both Business Center Drive
and 183m Avenue. Water service could be easily provided by looping these two stubs
along the west side of the building. Adequate fire protection can be accomplished by
strategically placing hydrants along this watermain loop. Additional hydrants needed on
the east side of the building can be accomplished by stubbing in from the existing
watermains in 183fd Avenue and/or Business Center Drive.
B. Sanitary Sewer
Under full development, Pouch Pac Industries anticipates a sewage flow of up to 50,000
gallons per day. It is our understanding that the waste stream will be similar to domestic
sanitary sewage waste in its strength. There is an 8" lateral sanitary sewer located in
Ltr-072100-McPherson.doc
1326 Enerqv Park Drive. St. Paul, MN 55108 . 651/644-4389 fax 651/644-9446 toll free 888/368-4389
Ms. Michele McPherson
July 21, 2000
Page Two
Business Center Drive. There is an 8" sewer stub extended into the property from this
lateral line. From here, the lateral line flows down Joplin Street to a trunk line located in
Orono Parkway and easterly to the City Hall site where a large lift station pumps it
across the Main Street Bridge. The existing sanitary sewer facilities are adequate to
provide service to Pouch Pac Industries.
c. Storm drainage
The site on which Pouch Pac Industries proposes to locate is relatively flat. At this point,
a detailed grading plan has not been prepared, but it is safe to assume that
approximately half of the site would flow to the north toward Business Center Drive and
the remaining half would flow to the south toward 183rd Avenue. Ponding will be needed
for flow in both directions. The ponding will need to accomplish both quality control and
also some rate control. For the portion that flows northerly to Business Center Drive, the
ultimate outlet would be under Trunk Highway 10 and through the existing trunk storm
sewer facility which flows between the Guardian Angels and Tom Hartman properties.
For the portion of the site that flows to the south, there is an existing trunk storm sewer
facility in Orono Parkway that ultimately outlets into Lake Orono.
D. Traffic
As you are aware, Business Center Drive is a 52'-wide, four-lane facility. It is certainly
capable of handling all of the traffic, both employees and trucks, that Pouch Pac
Industries is anticipated to generate. The intersection of Business center Drive and
Joplin Street has four-way stop sign control. The intersection of Joplin Street and Trunk
Highway 10 is signalized. This should provide for safe vehicle movements to and from
the site.
The site plan for Pouch Pac Industries proposes two driveway accesses: one on the
east side and one on the west side of the site. Both of these driveway accesses are off
of Business Center Drive. There is no proposed access to 183rd Avenue. Our
discussion with the developers about accesses to business Center Drive consisted of
two items. First, the easterly driveway needs to be aligned with the existing accesses
north of Business Center Drive into the strip mall. Second, regarding the driveway at the
west side of the site, we will continue to work with the developers to explore location the
driveway further to the west such that it could be used as a joint access when the Gagne
Property develops immediately west of this site. We discussed a common drive on the
east side of the property for the undeveloped parcel in the northeast corner of this area.
However, since that undeveloped property parcel is zoned commercial and this
obviously is an industrial use, it is reasonable to believe that these two types of traffic will
not mix very well.
Another item we are exploring and will have some more information available later is the
possibility of restriping Business Center Drive from four lanes to three lanes. The idea
here is to provide a center left turn lane so that all vehicles entering Pouch Pac
Industries, including large semis, would be able to make their left turn from a turn lane
rather than a through lane. This situation will likely occur continuously as the property all
Ltr-G721 QQ-McPherson.doc
Howard R. Green Company
CONSULTING ENGINEERS
Ms. Michele McPherson
July 21,2000
Page Three
along Business Center Drive in the Gagne and Wilson parcels develop. We are
reviewing this possibility carefully and will have a definitive recommendation at a later
date.
If you have any questions regarding any of these comments, please call.
Sincerely,
Howard R. Green Company
~..
A1--?f// )fJ16it-t.;y,j
Terry J. rvfu~rer, P.E.
T JM/mjw
Ltr-0721 QQ-McPherson.doc
Howard R. Green Company
CONSULTING ENGINEERS
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