5.2. PCSR 12-19-2017City of
Elk az
—
River
Request for Action
To
Item Number
Planning Commission
5.2
Agenda Section
Meeting Date
Prepared by
Public Hearings
December 19, 2017
Chris Leeseber , Senior Planner
Item Description
Reviewed by
Vanman/LeFebvre Companies —10895 171" Ave.
Zack Carlton, Planning Manager
NW
Reviewed by
■ Conditional Use Permit for building addition,
Case No. CU 17-37
Action Requested
Recommend, by motion, approval of the Conditional Use Permit with the following conditions:
1. The authorized Conditional Use Permit shall be recorded.
2. The city's Building Official and Fire Marshal shall inspect the building for compliance with all
state and local building codes.
3. The authorized Conditional Use Permit shall not be recorded until the aforementioned conditions
have been completed.
4. The authorized use shall not begin until the Conditional Use Permit is recorded.
5. No more than one access shall be allowed on Twin Lakes Road or Ulysses Street.
6. The temporary trailer shall be removed from the site by December 31, 2018.
7. An escrow, equal to the value of the required landscaping, shall be submitted prior to releasing a
building permit.
8. The required landscaping shall be installed by June 21, 2018.
9. All driving areas and parking areas shall be bounded by B612 concrete curb and gutter. This shall
be installed by June 21, 2018.
10. If the proposed work described in the application and Conditional Use Permit has not been
substantially completed within two years after the Conditional Use Permits date of issuance, the
permit shall expire and become void.
11. If the authorized use ceases for more than six months, the Conditional Use Permit shall expire.
12. The applicant must apply for and receive approval for all required permits before any
construction may begin.
13. All comments in the Stormwater Coordinator Memo dated December 6, 2017, shall be addressed.
Background/Discussion
The property is zoned Planned Unit Development (PUD) where amendments to previously approved
Conditional Use Permits (CUP) require a new CUP.
The applicant is seeking a CUP to construct an additional 2,000 square feet of office space to the existing
company facility. The addition would include eight offices and a breakroom. The new addition will be
similar in height to the existing building. The exterior finish will be fiber cement panels and stone.
The Elk River Vision
A nelcoming community nvith revolutionary and spirited resourcefulness, exceptional p o w E A E u e r
service, and community engagement that encourages and inspires prosperity ,� g /�
This addition will replace the temporary trailer office space currently on site. The temporary trailer is
allowed via an approved Interim Use Permit (CU 15-22) which is set to terminate December 31, 2018.
Analysis
Comprehensive Plan
The subject property has a land use designation of Focused Area Study (FAST). There is a diverse range
of uses envisioned within the FAST.
Parking/Access
Six parking stalls will be removed to provide green space around the front of the building. These stalls
will be replaced with 15 new parking stalls south of the building. There will be a total of 70 parking stalls
on site, meeting the ordinance requirements. Tractor and trailer parking also occurs on approved
surfacing.
The site is currently accessed at two locations, one from Twin Lakes Road and the other from Ulysses
Street. No new accesses are proposed.
Section 30-901(a) states all driving areas and parking areas shall be bounded by B612 concrete curb and
gutter. Staff recommends Section 30-901 (a) be met.
Grading/ Drainage
Stormwater management requirements will need to be met as listed in ordinance Sec. 78-503. Post
construction stormwater management for new or redeveloped impervious surfaces will need to be met as
listed in ordinance Sec. 78-504.
Landscaping
The approved CUP from 1998 required 64 trees. It appears that this condition was never enforced as
there are no trees on site. Per section 30-934, the number of trees required is 59. This will result in 29
overstory, 15 ornamental, and 15 deciduous trees. A landscape plan was not submitted but will be
required prior to the January 16, 2018, city council meeting.
Signage
The applicant is proposing a new monument sign to replace the existing sign on site. The new sign will
incorporate materials used on the building to create a comprehensive look. Monument/ freestanding
signs shall be setback 10 feet from all property lines. Signage shall require a building permit.
Applicable Regulation
The issuance of a Conditional Use Permit can be ordered only if the use at the proposed location:
7. mill 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 orgeneral are of the neighborhood or the city.
This CUP application is for an office addition. The use 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.
N:\Departments\Community Development\Plaiuung\Agendas\PC Packets\12-19-2017\Done\5.2 pcsr 12-19-2017.docx
2. mill be consistent n ith the comprehensive plan.
There is a diverse range of activities envisioned within the FAST. The proposed project is
consistent with the comprehensive plan.
3. mill not impede the normal and orderly development and improvement of surrounding vacantproperty.
Although there are several undeveloped parcels in the vicinity, the proposed use of office space
will not impede the normal and orderly development and improvement of surrounding vacant
property.
4. mill be served adequately by and will not adversely affect essential public facilities and services including streets,
police and fire protection, drainage, refuse disposal, mater and sewer systems, parks and schools; and will not, in
particular, create traffic congestion or interference with traffic on adjacent and neighboring public thoroughfares.
The use 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. bill 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.
The office use 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. mill not result in the destruction, loss or damage of a natural, scenic or historic feature of major importance.
The office use will not result in the destruction, loss or damage of a natural, scenic or historic
feature of major importance.
7. mill fully comply with all other requirements of this Code, including any applicable requirements and standards for
the issuance of a license orpermit to establish and operate the proposed use in the city.
The office use 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.
If denial of such a permit should occur, it shall accompany recommendations or determinations by
findings or a report stating how the proposed use does not comply with the standards set forth in Section
30-654.
Financial Impact
None
Statutory Review Period
Per State Statute 15.99 the required 60 day review period ends on January 26, 2018.
Council Meeting
If acted on, this item will go to the January 16, 2018, City Council meeting.
N:\Departments\Community Development\Plaiuung\Agendas\PC Packets\12-19-2017\Done\5.2 pcsr 12-19-2017.docx
Attachments
■ Location Map
■ Applicants Narrative
■ Site Plans
■ Building Plans and Elevations
■ Stormwater Coordinator memo dated December 6, 2017
■ Partial Planning Commission Minutes from December 24, 1998
N:\Departments\Community Development\Plaiuung\Agendas\PC Packets\12-19-2017\Done\5.2 pcsr 12-19-2017.docx
75-467-0230
I&Febwe-Va-riman
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e
Case No: CU 17-37 River
11/23/2017
Conditional Use Permit Narrative
VANMAN
architects and builders
gECEIVED
NOV 21 2011
Scope of Project
The proposed plan for LeFebvre Companies will add an additional 2,000 square feet of
office space to the existing company facility. The addition would include eight offices
and a breakroom. The new addition will be similar in height to the existing building. In
addition, 6 parking stalls will be removed to provide green space around the front of the
building. These stalls will be replaced 15 with new parking stalls on the site. The exterior
finish shall be fiber cement panels and stone to add visual interest to the area and the site
in accordance with Architectural Standards of Elk River city code Section 30 - 938.
Comprehensive Plan applicability
The removal of the existing office trailer and addition to the facility will benefit both
LeFebvre Companies and the neighborhood. The proposed improvements would benefit
the approximately 30 employees that currently work there with added space better
proximity, and an updated look and feel. The addition will not change the operation &
will comply with the city comprehensive plan.
Hours of operation for the facility — 8:00 AM to 5:00 PM Monday through Friday
Proposed Uses
LeFebvre Companies operates trucking services. The facility is used for semi -truck
maintenance and cleaning, while the offices provide dispatch and administrative support
for the company. The current parking stall count is 55 and the expected total parking lot
count at the completion of the project will be 64. The parking modification will be
incorporated with the existing lot.
Proposed Signage
There will be a new monument sign to replace the existing sign on site. The new sign will
incorporate materials used on the building to create a comprehensive look. The sign shall
not exceed city size and lighting standards.
Construction Schedule
LeFebvre Companies anticipates a construction start in early 2018 to be completed within
the year.
Outdoor storage/Screening
No additional exterior storage is being provided and nothing requiring screening will be
added.
9600 54th Ave N, Suite 180 • Plymouth, MN 55442
Toll Free: 888.327.2817 • Local: 763.541.9552 • Fax: 763.541.9857
www.vanmanab.com
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EROSION CONTROL NOTES
Contractor hall confine construction operations to the
action/grading limits shown.
z. ire see so erosion aneseaiment control moainls shall
a�alied prbr to ony demolition cr grading operations
mamtor— to -If— .Oh the stontlards speaeed
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3. Cntrac_ shall Inspect lelnlafI'y erosion control measu s
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4. All grading top—timshshlll�be conductedr in a moons to
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5. Eros an1,1I,= shall be mstlld prior the
eisti,�eo�Ie of anyantl m intaineuntil .all
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6. The Contractor shdlrbe responsible for there oval of all
Iotrol mea urnclutling sill fence and bales,
upon establishment of pennonanl vegetation in said
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Lefebvre Trucking
for
Vanman Architects & Builders, Inc.
Lot i Block I LEON LEFEBVRE SECOND ADDITION
City of Elk River, Sherburne County, MN
GRAD/NG GENERAL NOTES X
L Contractor shall taken Iry precautions to prevent sill
and debris ran -off daring gading operations (i.e. sill
alrawsbolastc.).
2. Contractor hall ify critical elevations to ensure
with gto no op, particularly wllM1 w
and/omDavements to re n. Meet evisling gratles along
streets, property lines and driveway entrances. Restore oil
pavements that roma:. lc -r ofiginaI If not better
condition. Notify owner of any conflicts prior to bidding the
project. 0 40'
3. Areas nal paved Intl to ba landscaped shall receive
If 4" depth of top -L
4Allomele ti— a ocuof rb v SCALE: I" = 40'
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erwise indied. (P) denoleseme
too of pavntselevotion,
(G) denotes gutter elevation, and (M) denolee match
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SITE GENERAL NOTES
1. A ra fv top bock o, curb unixa
oharwisesnated.
2 AN propose0 ulrb to be MNOOT Design 9-612
1 where noted
J. All parking lot striping to be marked with white
olxlltl-bosetl point and MnDDT 1584 specific at
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5. Tdplc<l full size g0' parking still is A' X 10'
uNess otherwise noted.
6. fosemen[s sh wn per record plot.
No title records we -e supplied
Lefebvre Trucking
for X
Vanman Architects & Builders, Inc.
Lot I Block 1, LEON LEFEBVRE SECOND ADDITION RECEIVED
City of Elk River, Sherburne County, MN
0 40'
SCALE: I" = 40'
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F t Yard 30'
SNe Yard: 25'
\ Rear Yard: 20'
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MINNESOTA TOLL FREE 1-900-243-1166 OR 911
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i FLOOR PLAN
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architects and builders
CQP.R GNr <, =o.,
LeFebvre Companies 11/27/17
a =ELEVATION
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EAST ELEVATION
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COPYRIGHT ( ) -7
LeFebvre Companies CONDITIONAL USE PACKAGE 11,27,17
t i • Aveve.
TITLE SHEET
PROJECT TEAM:
SHEET INDEX:
OWNER: LeFebvreTranspertaion A-1 TITLE SHEET
10895 171 Ave. NW, A-2 SITE PLAN
Elk River, MN, 55330 A-3 FLOOR PLANS
A-4 EXTERIOR ELEVATIONS
0Cf' VES
w21TV
ARCHITECT: Vanman Architects and Builders
9600 54th Ave N, Suite 180
Plymouth MN, 55442
Phone: 763-541-9552
Fax: 763-541-9857
Architect: Angie Knodel, AIA
(Angie@van m ana b. com )
CONTRACTOR: Architects and Builders
VANMAN
9600 54
9600 54th Ave N, Suite 180
/�
.n4�
Plymouth MN, 55442
Project Manager: Brandt Dinger
* J
a r c h i t e c t s and builders
(Brandt@vanmanab.com)
-
CORYRIGHT i_1 aoa1
Liver
To:
From:
Date:
Subject:
Memorandum
Planning Department
Brandon Wisner, Stormwater Coordinator
December 6, 2017
Site Plan Review Meeting —12-4-2017
The department listed above has reviewed the application(s) listed below and has the following
comments:
1. Case # CU 17-37 — Vanman/LeFebvre Companies
1. Stormwater management requirements would need to be met as listed in Ordinance
Sec. 78-503. - Stormwater and urban runoff control. and Sec. 78-504. - Post
construction stormwater management for proposed new or redeveloped
impervious surfaces. http: / /mn-\
elkriver.civici2lus.com/DocumentCenter/View/3180
2. Case # CU 17-35, P 17-21 & ZC 17-08 — Paxmar (Miske Meadows South)
The proposed change will be reviewed to ensure city stormwater management
requirements are being met once the applicant submits a full development plan.
3. Case # P 17-22 & EV 17-06 Hidden Creek Farms Second — Nathan Funk
1. No concerns or issues with the application as proposed.
4. 1. Stormwater management requirements would need to be met as listed in Ordinance
Sec. 78-503. - Stormwater and urban runoff control. and Sec. 78-504. - Post
construction stormwater management for proposed new impervious surfaces.
http://mn-\ elkriver.civici2lus.com/DocumentCenter/View/3180
2. If soil disturbance is over 1 acre, an NPDES permit must be issued prior to work
starting on-site.
Memo to Planning Commission/W02, P 98-9 and CU 98-29 •
December 24, 1998
Page 3
• The planned unit development agreement outlining the terms and
conditions of the plat approval and installation of improvements be
prepared, signed and executed prior to releasing the plat for recording.
• A temporary easement for construction of sewer and water be granted
to the city in exchange for ownership of the City parcel prior to
releasing the plat for recording.
Conditional Use Permit Amendment
The conditional use permit is required to facilitate the review and approval of
proposed development plans. The applicant has not provided staff with
adequate information to conduct a proper review. The applicant presently
has a conditional use permit to operate the existing office and truck terminal
(CU 96-18). The existing conditional use permit shall be amended to include
the newly platted land. Based on what was submitted, the following
additional information needs to be provided:
The Site Plan shall include:
• Identification of actual existing conditions and proposed
including actual and proposed tractor trailer storage area
with proper setbacks.
• Identificaton of the surface material of the tractor trailer
storage area (should be identified as gravel).
• Identify the location of existing and proposed concrete
curb and gutters. Curb and gutter should extend along
the tractor trailer storage area parallel to 171s' Ave. MV
to separate the gravel areas from landscaped areas.
• Location of dumpster and enclosure
• Location of fuel vault
• Location of monument sign
• Location of utilities
• Striped parking with handicap stalls
• Existing retaining wall to the north of the building
• Any parking lot lighting
The Landscape Plan shall include:
32 overstory trees with not more that 50% of the trees
comprised of one species
16 evergreen trees
16 ornamental trees with not more that 50% of the trees
comprised of one species
\\elkriver\sys\shrdoc\plannin;\stevcwen\pcmmo\lefvrcpc.doc