7.2. SR 01-16-2018 EOty1� ,.,�� Request for Action
River
To Item Number
Mayor and City Council 7.2
Agenda Section Meeting Date Prepared by
Public Hearin� lianuary16, 2018 Chris Leeseber , Senior Planner
Item Description Reviewed by
Conditional Use Permit: Vanman/LeFebvre for Zack Carlton,Planning Manager
Building Addition at 10895 171"Avenue Reviewed by
Cal Portner, City Administrator
Action Requested
Approve,by motion, a Conditional Use Permit (CUP) with the following conditions:
1. The authorized Conditional Use Permit shall be recorded.
2. The city building official and fire marshal shall inspect the building for compliance with all state and
local building codes.
3. The authorized CUP shall not be recorded until the aforementioned conditions are complete.
4. The authorized use shall not begin until the CUP 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 CUP has not been substantially completed within
two years after the CUP's date of issuance, the permit shall expire and become void.
11. If the authorized use ceases for more than six months, the CUP shall expire.
12. Applicant must 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 where amendments to previously approved CUPs
require a new CUP. The applicant seeks a CUP to construct 2,000 sf of additional office space to replace
a temporary trailer office permitted as an Interim Use Permit which will expire on December 31, 2018
Planning Commission
The applicant spoke during the public hearing and noted they do not have concerns with the conditions.
The Planning Commission unanimously recommended approval of the request.
Statutory Review Period
Per State Statute, 15.99 the required 60-day review period ends on January 26, 2018.
Attachments
■ Planning Commission Memo dated December 19, 2017
The Elk River Vision
A PehoMing community 2a itb revolutionary and spirited resourcefulness, exceptional POWERED By
service, and community engagement that encourages and inspires prosperity INAWRE1
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Elk
River
Request for Action
To
Item Number
Nanning Commission
5.2
Agenda SectionMeeting
Date
Prepared by
Public Hearings
December 19, 2017
Chris Leesebcr , 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 d -ie Conditional Use Permit with the following conditions:
L 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 G, 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 hreakroom. 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 nelc'oming comzz Juni y ?n1h i-em1uhonay aad spi1xted les ul efillners, exceptional p p w E R E Y eT
Set Vice, and corms unity engagement that mvaragex and inv11es' pinsfiv ty NATURE
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 stills 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:
1. Will not enclrrngcr; infui v o dct9gmentally affect the use and enjoyment of othe9'p9i?pe9 f
y 111 the immediate iiddnPty or
Me public health, safety, morals, comfoii, conrvnience orgeneia/ melfaiv of the wighboihoorl 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:\Deparrmeuts\Commuaq Development\PIauniug\Agendas\PC Packets\12-19-2017\Doue\5.2 pcsr 12-19-2017.docx
2. WIN be consistent n4lb the comprehensive plan.
There is a diverse range of activities envisioned within the FAST. The proposed project is
consistent with the comprehensive plan.
3. Will not impede the normal and orrderly development and improvement of surrl?undiiag vacantprlgperxy.
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. WIN be served adequateyby and Yvill not adven-6# affect essential public facilities and services irrcluning streets,
police andfire- drainage, refuse disposal, water and sen e�•syslems, parks- and sclaools, anr! �� ill not, in
par7icular, a rate ti of c congestion or interference n4th tr uffc• on ad- jacent and neighbofing public t1?oroughfaIes.
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.
x. WIN not involve arses, activities, pinc-esses, materials, equoment and conditions of oper-ation that will be detrimental
to any persons orproperty because of excessive traf c, noise, smoke, filmes; 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.
G. Will not result in the rlestarrction, lass or damage of a matin -al, scenic or historic feature of ma• jor• ivodance.
The office use will not result in the destruction, loss or damage of a natural, scenic or historic
feature of major importance.
7. Wldl fully comply nwb all other requirements of this Code, including an applicable iegariaements and standards for
The issuance of a license or permit to establish and operate theproposed 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:\Deparrmeuts\Commuaq Development\PIanning\Agendas\PC Packets\l2-19-2017\Done\5.2 pcsr 12-19-2017.docx
Attachments
■ Location Map
■ Applicants Narrative
■ Site Plans
■ Building Pians and Elevations
■ Stormwater Coordinator memo dated December b, 2017
■ Partial Planning Commission Minutes from December 24, 1998
N:\Deparrmeuts\Commuaq Developnieut\PIaunwg\Agendas\PC Packets\12-19-2017\Doue\5.2 pcsr 12-19-2017.docx
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11/23/2017
Conditional Use Permit Narrative
Scope of Project
P9
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LIA IP U P'J'
VAN MAN
architects and ouilders
RECEIVED
NOV 27 2011
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, G parking stalls will be removed to provide green space around the front of the
building. These stalls will he 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 54. 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 sigm 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: 753.541.9552 • Fax: 753.541.9857
www.vanmanab.com
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River
To:
From:
Date:
Subject:
Memorandum
Planning Department
Brandon Wisner, Stormwater Coordinator
December G, 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:llmn-\
elk-n'ver.civicplus.com/DocumentCenr.er/View/3180
2. Case # CU 17-35, P 17-21 & ZC 17-08 — Paxrnar (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 pian.
3. Case # P 17-22 & EV 17-05 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-1 elkriver.civicplus.com/[)ocumentCenter/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 CommissiontZA2, 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 revit w. 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 Pian 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 1715' Ave. NAV
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
18 evergreen trees
18 ornamental trees with not more that 50% of the trees
comprised of one species
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111( )16
rmnsportina Conerete Products for Three Generations
January 12, 2018
To the City of Elk River,
This letter pertains to the addition and remodel of the LeFebvre Companies facility at
10895 171 st Ave NW, Elk River, Minnesota.
The current Elk River code requires adding fifty-nine trees to the site. Due to the use of
the site, Vanman Architects and Builders and LeFebvre Companies would request that the city
reduce the number to nineteen (6 Overstory 6 Ornamental and 7 deciduous) trees. We feel that it
poses a safety issue for local drivers and the operators, as the trees grow and get taller it will
continue to impair the drivers view and cause safety issues at the access points. Also, LeFebvre
Companies uses the site for semi -truck cleaning and repair and storage and due to the turn radius
of semi -trucks, there is concern about the survival of the trees. In addition, neighboring sites in
this industrial area appear to not meet city requirements for tree density. We ask that this be
taken into consideration with this request.
Additionally, the requirement for curbing around all parking on the site appears to be
above and beyond adjacent properties. The site functions as -is for the owner and adding curbing
around the entire site will be detrimental to the site's usefulness. Vanman Architects and
Builders and LeFebvre Companies has planned to add curbing at the new parking area, but
would request that it be allowed for the existing parking lot to remain as it is. Our concern is with
run off on the site and weather or not adding curbing would create undue pressure on the existing
system. Additionally, the new curbing would create traffic flow and site maintenance issues for
its current use,
Thank you for your review and consideration of these items. We look forward to your
response.
Sincerely,
x
Charles LeFebvre, President
LeFebvre Companies, Inc.
10895 171° Avenue NW, Elk River, Minnesota 55330-6324
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