6.5. SR 05-17-1999
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Ell{ River TO:
Item # 6.5
MEMORANDUM
FROM:
The Mayor and City Council
Stephen Wensman, Planner t7 ,J
May 17, 1999
DATE:
SUBJECT:
Request by Gopher State Mini-
Storage for a Conditional Use Permit,
Public Hearing Case No. CU 99-10
Request
Please consider a request by Gopher State Mini-Storage for a conditional use
permit to expand existing mini-storage buildings and construct a new mini-
storage building in the II zoning district.
Location
e Lot 5, Block 1, McChesney Industrial Park
Zoning/Land Use
II (Light Industrial) / LI (Light Industrial)
Attachments
. Location/zoning map
. Site/landscape plan
. Grading plan
. Elevations
. Howard R. Green memorandum
Overview
This request required a variance from the parking setback which was denied
by the Board of Adjustments on March 23, 1999, and approved by the Council
on April 19 with revisions to the site plan.
e
The applicant is requesting a conditional use permit to add onto existing
mini-storage buildings and to construct an additional mini-storage building
13065 Orono Parkway · P.O. Box 490 · Elk River, MN 55330. TDD & Phone: (612) 441-7420. Fax: (612) 441-7425
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Memo to the City Counci1lCU99-10
May 17, 1999
Page 2
in the II zoning district. The site is located at the end of a cul-de-sac and
adjacent the Burlington Northern Railroad. Presently, there are 3 storage
buildings on the site. The applicant is proposing to join two of the existing
buildings, expand one, and construct one entirely new structure.
Curb and Gutter
The Elk River City Ordinance requires curb and gutter adjacent the public
right-of-way extending back to the building wall as indicated on the site plan.
Parkine:
The Elk River City Ordinance requires a minimum of 4 on-site parking stalls
as indicated on the site plan.
Emergency Vehicle Access and Driveway Widths
In several places, the pavement widths are too narrow for two-way traffic on
site (an existing condition). The applicant will be required to post the site
with one way traffic signs in these areas.
This issue was a concern of the Fire Chief and City Engineer at the Board of
Adjustments, however, the applicant has again met with staff and has
revised the site plan to address those concerns.
Lie:htine:
The police department was concerned about security lighting. The applicant
has provided building wall lighting for security.
Drainae:e and Utilitv Easements
The proposal necessitates the moving of an existing utility pole guy-wires. A
5 foot easement is required under the relocated guy-wire across the site as
indicated on the site plan. Also, a ten foot drainage easement is required to
be granted to the City along the north line of the site as indicated on the site
plan.
Site Grading
Since the Planning Commission public hearing, the applicant has submitted
a new grading plan; as he was unable to secure permission to grade on the
two adjacent properties. The new plan has all the grading on site with a
retaining wall along the railroad property and steeper slopes on the eastern
f:\shrdoc\planning\stevewen\ccmmo\cu991 a.doc
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Memo to the City CouncillCU99-1O
May 17, 1999
Page 3
property edge. Staff is concerned that the constructing the retaining wall at
the property line will necessitate some excavation and backfilling on the
railroad property. Furthermore, the location of the wall near the drive lane
might interfere with driving movements and snowplowing causing damage to
vehicles and/or the wall. On the east edge of the property the slopes shown
are steeper than the 33% allowed by code and will necessitate another wall
adjacent a drive lane and property line (See attached Howard R. Green
memorandum).
Site Drainage
On the grading plan, a small sedimentation pond is proposed. The City
Engineer has concerns regarding this proposal and recommends alternatives
to the pond be implemented (See attached Howard R. Green memorandum).
Sign
The police department and Fire Department have requested that the
driveway extend around the proposed building addition near the entrance of
the site to facilitate emergency vehicle access. This paving conflicts with the
location of the existing pole sign. A new location has been shown. The new
sign will be required to conform the Sign Ordinance and will require a sign
permit prior to construction.
Landscapin!!
According to the Elk River Landscape Ordinance, the applicant is required to
plant 28 trees. As proposed, the site is mostly paved leaving little area for
landscaping. The applicant has indicated (9) conifers and (12) deciduous
trees planted roughly 30 feet on center. The tree species, sizes and planting
details have not been indicated on the site plan. Staff is satisfied with the
landscape plan, however species and quantities should be provided to staff
prior to construction.
Plannin!! Commission
At the May 11, 1999, Public Hearing, no one from the public spoke for or
against this proposal. The Commission was primarily concerned about curb
and gutter on site, site drainage and the retaining wall. The Commission
approved the request such that the concerns of the City Engineer be
addressed.
f:\shrdoc\planning\stevewen\ccmmo\cu9910.doc
Memo to the City Counci1lCU99-10
May 17, 1999
Page 4
. Recommendation
Staff and the Planning Commission recommend that the City Council
approval the request by Gopher State Mini-Storage for a conditional use
permit to add onto and construct an additional mini-storage building in the
II zoning district with the following conditions:
1. THAT THERE BE NO OUTSIDE STORAGE.
2. THE DRIVEWAYS LESS THAN 24 FEET WIDE BE POSTED ONE-WAY.
3. THAT ANY NEW SIGNS CONFORM TO THE ELK RIVER SIGN ORDINANCE
AND THAT A SIGN PERMIT BE OBTAINED PRIOR TO INSTALLATION OF
ANY NEW SIGNS.
4. THAT A TEN FOOT DRAINAGE AND UTILITY EASEMENT BE GRANTED TO
THE CITY ALONG THE NORTH PROPERTY LINE.
5. THAT A FIVE FOOT EASEMENT BE GRANTED TO THE CITY ACROSS THE
SITE UNDER THE RELOCATED UTILITY GUY-WIRE.
6. THAT WRITTEN PERMISSION FROM THE PROPERTY OWNERS IS
PROVIDED PRIOR TO ANY CONSTRUCTION OR GRADING ON ADJACENT
PROPERTIES.
. 7. THAT ALL CONCERNS OF THE CITY ENGINEER BE PRIOR TO
CONSTRUCTION OR GRADING.
8. THAT A MINIMUM SIZE OF 6 FOOT CONIFERS, 2" BB DECIDOUS
OVERSTORY TREES AND 1.5" BB ORNAMENTAL TREES BE PLANTED ON
SITE AS REQUIRED BY CITY ORDINANCE.
.
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ZONING
MAP
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13065 Orono Parkway' P.O. Box 490
Elk River. MN 55330
CASE NO. V 99-2, CU 99-10
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Howard R, Green Company
CONSULTING ENGINEERS
May 13, 1999
File: 806510J-0240
Honorable Mayor and City Council
City of Elk River
13065 Orono Parkway
P.O. Box 490
Elk River, MN 55330-0490
RE: GOPHER STATE MINI-STORAGE
Dear Councilmembers:
We have reviewed the revised plans for the proposed expansion of the Gopher State Mini-
storage. Based on our review, we would offer the following comments:
1.
The grading plan still proposes the construction of a pond along the south property line.
This pond does not currently have an outlet. If the pond ever overflows, it would drain
onto the property to the south. We recommend that an outlet be provided which would
direct overflow to the north into the railroad ditch.
.
2. A concrete valley gutter is proposed to carry drainage from between the most easterly
existing building and the new proposed building. This valley gutter is shown flowing both
to the east and the northwest onto private property and the Burlington Northern Railroad
right-of-way. The existing drainage from this site sheets onto these adjacent properties.
Now, with the proposed construction of this valley gutter and the expansion of the site,
the drainage will be increased and channelized onto the two adjacent properties. We
recommend that some method of preventing erosion and disbursing the flow be provided
at each end of the concrete valley gutter.
3. The proposed plan shows a modular block retaining wall to be constructed along a
portion of the north property line. Additional elevations need to be shown in this area to
indicate the height of the proposed wall and how the remaining area will be graded to
match the existing grade of the adjacent property without grading off of the project site.
If you have any questions regarding the above comments, please call.
Sincerely,
Howard R. Green Company
~~
Terry J. Maurer, P.E.
.
TJM:tw
O:\PROJ\80651 0-1303 .may99.doc
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