6.9. SR 04-19-1999
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Item # 6. 9 .
MEMORANDUM
RiverTO:
FROM:
The Mayor and City Council
Stephen Wensman, Planner ~
April 19, 1999
DATE:
SUBJECT:
Request by First Step Preschool for a
Conditional Use Permit, Public
Hearing Case No. CU 99-13
Reauest
Consider a request by First Step Preschool for a Conditional Use Permit to
operate a preschool in a C4 (Neighborhood Commercial) zoning district.
Location
19277 Vernon Street NW, Elk River, Lot 1, Block 2, Meadowvale Commercial
Park.
. Zoninf!/Land Use
C4 (Community Commercial)/ CC(Community Commerical)
Attachments
. Location map
. Site / Grading Plan
. Landscape Plan
. First Step Preschool information
. Letter from UP A
. Memorandum from Howard R. Green
Overview
This item is contingent on a zone change and land-use map amendment.
The property is located in the Meadowvale Commercial Park bound by the
City Trail and County Road 1 and Vernon Street. The applicant is
requesting a conditional use permit to allow First Step Preschool as a tenant
in a proposed addition to his building.
.
13065 Orono Parkway · P.O. Box 490 · Elk River, MN 55330. TDD & Phone: (612) 441-7420. Fax: (612) 441-7425
Memo to the Mayor and City Council/CD 99-13
April 19, 1999
Page 2
.
In 1994, R & D Sales Inc. constructed their existing 2,304 SF building on the
roughly 1.5 acre parcel. The applicant is now proposing to expand the
building to a total of 5,760 SF. The expansion is to contain R&D's growing
business which will utilize the existing structure and the rear of the proposed
addition. The proposed new tenant is First Step Preschool which would like
to operate a preschool /daycare facility at the site.
At present, daycare is prohibited in the II zoning district, but a conditional
use in the C4 zoning district.
R &D Sales Inc. is an embroidery shop with in-house art department and
customer service staff and retail sales. The applicant feels that embroidery
business is a land use closely aligned to that of a print shop which is a
permitted use in the C4 zoning district (See the applicant's attached letter).
ProDosed Davcare Facilitv
.
First Step Preschool is proposing to consolidate its preschools into one
location. The school will provide preschool/daycare for children between 33
months and Kindergarten, and presently serve 188 children. The hours of
operation are Monday - Friday, between 9-3 PM. As part of its operation, the
daycare proposes to have a fenced in play yard on the east side of the
building. Access will be from a door near the R&D loading docks.
Existing Conditions
The existing 2,304 SF building was constructed in 1994 on a roughly 1.5 acre
parcel. At present, the parking lot contains 8 parking stalls, one of them
handicap accessible, and has one access point onto Vernon Street. The
parking lot is a dead-end and has a small back-up area. The landscaping
installed for the existing building differs from the approved site/landscape
plan and does not to conform to the landscape ordinance. The site has more
trees than required, however, the trees are smaller than required.
Furthermore, many of the existing trees are in the UP A easement and will
grow larger than 20 feet and need to be removed.
UP A Easement
A UPA easement crosses the northern quarter of the property. No structures
are allowed in this area and none are proposed. Landscaping is limited to
ornamental trees and shrubs of less than 20 feet tall at maturity (See
attached letter from UPA).
.
\ \elkriver\sys\shrdoc\p lanning\stevewen \ccmmo \cu9913 cc. doc
Memo to the Mayor and City Council I CD 99-13
April 19, 1999
Page 3
. LandscavinI!
The Elk River City Ordinance requires (13) 2" BB deciduous overstory trees,
(7) 6' BB conifer trees and (7) 1 Y:l"BB ornamental trees. Because of the UP A
easement, locating all the required conifers proves difficult. The applicant
proposes to move the conifers and deciduous overstory trees out of the UPA
easement and donate them to the adjacent school, and replace them with
crab apples.
Staff is satisfied with the landscape plan with the donation of trees to the
school.
Parking
The applicant shows adequate parking for the existing and proposed building
and has shown handicap stalls in close proximity to the building entrances.
Concrete curb and gutter is required around the parking lot to the property
line.
.
All parking stalls will be required to be a minimum of 18 feet long with a
drive lane of a minimum of 24 feet wide. The site/grading plan does not
account for the planting bed adjacent the building wall. The parking lot will
have to be adjusted away from the building. All parking will require a
setback often feet from the property line. The dead end parking lots will need
back up stalls to allow easy vehicular movement.
The parking stalls, handicap stalls, and loading area will be need to be
striped as required by the City ordinance.
Pedestrian Access
Sidewalks are proposed only in front of the entrances to the parking lot. The
daycare is anticipated to generate mostly drop-off guests and the parking to
be mostly utilized by staff.
The preschool proposes an outdoor play area at the back of the building with
access in the parking lot near the loading docks. A rear access is not possible
due to the separation of the two businesses.
Drainage and Utilities
.
The applicant will be providing a grading plan for review by the City
Engineer (See attached Howard R. Green Memo).
\ \elkriver\sys\shrdoc\planning\stevewen \ccmmo \cu9913 cc. doc
Memo to the Mayor and City Council I CD 99-13
April 19. 1999
Page 4
. LightinI!
No site or building lighting has been indicated at this time. The applicant
will be required to conform to the City ordinance regarding site lighting.
Signage
No new signs are proposed at this time. All signs must conform to the Elk
River City Ordinance and require a sign permit
Planning Commission
The planning commission unanimously moved to recommend approval of the
applicant's request. Several Commissioners questioned whether or not the
parking would provide more safety if it were up against the building with a
sidewalk parallel to the building wall. The applicant stated that the Fire
Chief was in support of the site plan as is for emergency vehicle access to the
building. The Commission discussed a proposed location and access to the
proposed outdoor play area and asked that the preschool show the on the site
plan. No one from the public attended the public hearing.
.
Recommendation
Staff recommends that the Planning Commission recommend approval of a
request by First Step Preschool for a Conditional Use Permit to operate a
preschool in a C4 (Neighborhood Commercial) zoning district with the
following conditions:
1. THAT THE EXISTING CONIFERS BE MOVED FROM THE POWER EASEMENT
OR REPLACED WITH TREES OR SHRUBS REACHING A MAXIMUM HEIGHT
OF 20 FEET.
2. THAT THE PARKING LOT, HANDICAP STALLS, AND LOADING AREA BE
STRIPED AS REQUIRED BY CITY ORDINANCE.
3. THAT THE PARKING LOTS INCLUDE AREAS FOR BACKING UP AT THE
DEAD-ENDS.
4. THAT THE PARKING LOT BE CONTAINED WITH CONCRETE CURB AND
GUTTER.
5. THAT THE PARKING LOT DRIVE ISLE BE A MINIMUM OF 24 FEET AND
PARKING STALLS A MINIMUM OF 18 FEET AS REQUIRED BY CITY
ORDINANCE.
.
6. THAT THE SITE BE ILLUMINATED AS PER CITY ORDINANCE.
\ \elkriver\sys\shrdoc\planning\stevewen \ccmmo \cu9913 cc. doc
.
.
.
Memo to the Mayor and City Council/CD 99-13
April 19, 1999
Page 5
6. THAT ANY SIGNS CONFORM THE CITY ORDINANCE AND REQUIRED
PERMITS.
7. THAT ALL COMMENTS OF THE CITY ENGINEER BE ADDRESSED.
8. THAT ANY OUTDOOR PLAY AREA BE FENCED AND SHOWN ON THE SITE
PLAN INCLUDING ANY SIDEWALKS OR PAVING.
\\elkriver\sys\shrdoc\pl anning\stevewen \ccmmo \cu9913 cc. doc
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City of ~
Ell{ River
LOCA TION
MAP
N
13065 Orono Parkway. P.O. Box 490
Elk River. MN 55330
LU 99.2
CASE: CU 99-13, ZC 99-3
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UPA
2412488
P.01
~~
United Power Association
P.O.BOllBOO . ElkRlver,MN55330-QBOO . (612)441-3121
October 22, 1993
Mr. John C. Weicht
John C. Weicht & Associates
PO Box 368
Elk River, MN 55330
Subject: Landscaping Within UPAEasement EW-E-70
Lot I. Block 2 Meadowvate Commercial Park
Dear Mr. Weicht:
You have requested United Power Association (UPA) approval to do certain landsc~pe
work within UPA's easement area covered by the above-referenced easement and on
the above-described Lot. As I understand it you plan. to remove 2-4 feet of dirt
between Structures EW-58 and EW-59. As it appears on the drawing you submitted to
UPA this dirt removal win occur near mid-span. Accordingly, UPA does not object to
this grading work provided that under no circumstances do you remove any material
within 30 feet of either of UPA's structures,
I also understand you may do certain tree planting within UPA's easement. UPA's
policy on this is "Owners agree that they will not plant, cause to be planted or allow to
grow within ten (10) feet of the vertical centerline of UPA's electric transmission line
c.onducto(S any tree, shrubs or other vegetation, upon reaching maturity could reach a
height in access of twenty (20) feet. Owners further agree that any trees, shrubs or
other vegetation planted by owners will not interfere with UPA's access to the
transmission line. "
By this letter you are put on notice that UPA's transmission line is energized at 69,000
volts and all necessary precautions must be taken that no person or piece of equipment
comes closer than twenty (20) feet to the conductor wires.
Sincerely,
UNITED POWER ASSOCIATION
~~fl4~
J. Patrick Cairns. SR/W A, eRA
Land Rights Supervisor
JPC:lb:lnndsc:ap.cw
DIRECT bIAL---612/24 1-2221
FAX---612/241-2488
~PR-16-1999 09:35
651 644 2349 P.02/03
HR GREEN CO.
.
.
Howard R. Green Company
CONSULTING ENGINEERS
April 16, 1999
File: 806500J-0240
Mr. Steve Wensman
City of Elk River
. 13065 Orono Parkway
P.O. 80;( 490
Elk River, MN 55330-0490
RE: F:IRST STEP PRESCHOOL
Dear Mr Wensman:
As requested, we have reviewed the proposed expansion to the R & 0 Sales building
located on Vernon Street just north of CSAH 1. We understand the expansion of the
building is proposed for both an expansion of the existing business and a nSiW daycare
facility. Based upon our review, comments received at the staff review meeting, and a
meeting with the developer and his engineer, we would offer the following comments:
. The grading plan submitted for the site indicates that the existing parking area and
existing building will have runoff that flows to the southwest corner of the site. From
here. it will enter the ditch along County Road 1. The expansion of the building and
new parking facility will have runoff flowing to the north. Currently a curb cut is
shown near the norther1y driveway. We would suggest that this curb cut be moved
into tt~e lot somewhat and a low point created so that the water cannot bypass the
curb cut onto Vernon Street. A small pond is shown in the grassy area north of the
parking area. The size of the pond indicates that it will hold approximatel~' a 1o-year
stom1 runoff and allow that water to percolate into the soils. We would recommend
that 'the 920 contour be continued around the pond to ensure than when the pond
overn::lWS in larger rainfall or spring snowmelt situations, it will overflow through the
controlled outlet heading toward the catch basin on Vernon Street.
. Theroe- is parking shown along the north line of the parking lot with a drive isle
between the parking and the building. The dimension is shown to be 42 feet, which
woull~ provide for an 18-foot deep parking stall and 24-foot driving isle. However,
therE! is a sidewalk or planting area also shown within this 42 feet along the building.
No c.imension is given for this area. Whatever the dimension is of this area, the
parking lot should be expanded that far to the north to ensure that there are 42 feet
from l~urb line to curb line to provide adequate parking and drive isle widths.
. Vehil::les would have great difficulty getting in and out of the parking stalls at the
northeast corner and south corner of the site. We would suggest that thef'ie be some
type of turnaround provided on the ends of the parking lot to facilitate movements in
and out of these end stalls.
O:\PROJ\8~,~,OOj\SOO-l601.aF39.doc
1326 Energy Park Drive. St. Paul, MN 55108 . 651/644-4389 fax 6511644-9446 toll free 888/3684389
.
.
.
RPR-16-1999 09:36
HR GREEN CO.
651 644 2349 P.03/03
Mr. Steve Wensman
April 16, '1999
Page Two
. One of the issues that was discussed at the staff review meeting was the need for
lighting in the parking area, especially with the daycare facility utilizing a portion of
the t:uilding. There are no lights shown on the site plan.
. The existing building currently has a sanitary sewer and water service. This can
provide service to the expansion as long as it is in the same ownership. There was
some concern raised at the staff review meeting that the existing services may be
unde,1' the comer of the proposed new building. This issue should be discussed and
verified with the Sewer and Water Superintendents during construction, and any
modifications that .they require be made at that time.
If you have any questions regarding these comments, please call.
Sincerely,
HowarQ R. Green Company
~~~~
Terry J. M~urer, P.E.
T JM:tw
O:\PROJ\8Ot"~:OO.i\SOO'1601.apr99.l;loward R, Green Company
CONSULTING ENGINEERS
TOTRL P.03