7 PCSR 05-25-1993 r(( ITEM 7
y of . � TO: PLANNING COMMISSION
AkSTEPHEN ROHLF,FROM: ADMINISTRATION BUILDING AND ZONING
D
DATE: MAY 18, 1993
SUBJECT: CONDITIONAL USE PERMIT REQUEST TO
CONSTRUCT AND OPERATE A BUS
TERMINAL BY JOHN WEICHT/PUBLIC
HEARING, CASE NO. CU 93-13
APPLICANT
John Weicht, Post Office Box 368, Elk River, MN.
REQUESTED ACTION
A conditional use permit to build and operate a bus terminal .
SITE ZONING
Il/Light Industrial
SURROUNDING ZONING
• North and east - R-lc, Single Family Residential
South and west - I1, Light Industrial
LEGAL DESCRIPTION
Parts of the W 1/2 of the NW 1/4 of the SE 1/4 ; the NE 1/4 of
the SW 1/4; the SE 1/4 of the SW 1/4; the SW 1/4 of the SE 1/4,
lying south and west of the center line of C.S.A.H. No. 1 and
east of the former Burlington Northern Railroad right-of-way,
now a City trail . All in Section 28, Township 33, Range 26,
Sherburne County, MN. A complete legal description is
available at City Hall . A map is attached showing the affected
property.
OVERVIEW
The applicant is requesting a conditional use permit for a bus
terminal . The terminal will be for Dickenson Bus Company,
which is a school bus company.
Attached is a site plan showing the layout of the proposed
site. The site contains 22 acres and has access to County
State Aid Highway No. 1 .
•
P.O. Box 490 • 13065 Orono Parkway • Elk River, MN 55330 • (612) 441-7420 • Fax: (612) 441-7425
Conditional Use Permit, John Weicht Page 2
May 18, 1993
•
PROCESS
It is staff ' s interpretation that the closest similar use to a
bus company in the City ordinance is a truck terminal . Truck
terminals are allowable in an I-1 zone as a conditional use.
PARKING AND DRIVES
One access off of County Road 1 is proposed. A permit will be
required for this driveway from the County Engineering
Department. The driveway is 24 feet wide and leads to a 34
stall parking lot for employees and an 84, 000 square foot ( 1 . 9
acres) crushed bituminous parking area presumably for busses .
Staff refers the Planning Commission to Section 900 .24 "Parking
and Loading Regulations . " This section of the City ordinance
does not specifically detail parking requirements for a truck
or bus terminal . The closest requirements would be under
Subsection k "Warehouse/Manufacturing. " Both the parking
requirements for warehouses and manufacturing require one
off-street parking space for each company motor vehicle
customarily kept on the premises . This would mean one parking
stall for each school bus kept on site. Staff feels this is an
• appropriate requirement, however, we have no information on how
many busses are included with this business or how many
office/shop personnel will be employed at this business .
Staff does not have a problem with crushed bituminous being
used for the bus parking area. However, it is impossible for
us to determine if it is adequately sized due to the lack of
information from the applicant.
Staff recommends the following regarding parking and drives :
1 . Employee/customer parking and the associated drive be
hard surfaced and stripped.
2 . A County driveway permit is obtained.
3 . The employee/customer parking be sized accordingly;
one stall for each company motor vehicle kept on site
(busses) , plus one for each additional non-bus
driving employee and anticipated customers .
4 . The maximum number of busses anticipated on this site
be used to size out the bus parking area.
SIGNAGE
• Staff recommends signage be allowed as per City ordinance for
the I-1 zone.
Conditional Use Permit, John Weicht Page 3
May 18, 1993
•
ARCHITECTURAL STANDARDS
No dimensions for the building were given on the site plan,
however, it appears to be 100 ' x 95 ' for a total of 9,500
square feet.
No detail has been provided regarding the outside materials for
this building, although it has been indicated to staff that it
would probably be precast concrete. Section 900 . 30 (5) (b)
"Exterior Building Finishes" would preclude the use of metal
skin on three sides; the sides facing County Road No. 1 and the
side facing the City hiking trail . Precast concrete or another
architecturally approved exterior building finish would be
appropriate on these three sides .
Roofing materials have not been indicated to City staff . The
City Council recently approved John Weicht ' s request for an
ordinance amendment, therefore, if this roof is a 1/2 pitch or
less, it could be non-colored metal .
LANDSCAPING
With the exception of the note on the site plan adjacent to the
City trail, which indicates transplanted pines, no details are
•
given for landscaping associated with this request. Staff
anticipates the bulk of the site remaining undisturbed and
naturally vegetated.
At a rate of 1 tree for each 40 feet of lot perimeter, this
site would be required 108 trees with credit being given for
larger existing trees . The 108 trees could easily be used just
to screen the business from the City hiking trail . Staff would
recommend the transplanted pines not be placed as it appears on
the site plan, in the right-of-way of the City hiking trail .
Staff further recommends all areas disturbed during
construction be stabilized with grass in the same season as the
construction.
LIGHTING
No lighting details were provided. City code should suffice as
standards . Staff does anticipate unique lighting issues
regarding this site due to the location.
SETBACKS
The building is 110 feet at its closest point to the
right-of-way of County Road No. 1 . The parking drives are 10
feet from the property line, therefore, the parking, drives,
111 and buildings meet the City ordinance regarding setbacks .
Conditional Use Permit, John Weicht Page 4
May 18, 1993
•
SCREENING
It has not been indicated to staff whether this building will
have rooftop mechanical units . Staff recommends wherever the
mechanical units are placed, they are screened and the type of
screening is reviewed by the Planning Commission.
Staff is also recommending a dumpster location be identified on
the site plan. Further, this dumpster must also be screened.
All screening should be architecturally harmonious with the
building design.
DRAINAGE
Not much land is being used for the proposed building and
parking compared to the total area included in the site. Staff
is confident the drainage from this use can be contained on
site. However, no elevations or drainage plans were provided
making it impossible to interpret if the increased run-off is
retained on site. There are also two wetlands on the site that
are not identified on the site plan that could be used for
storm water retension.
• Terry Maurer, City Engineer, will be reviewing this site plan.
Staff recommends his comments are incorporated in the Planning
Commission' s recommendation to the Council regarding this
proposal .
OUTSIDE STORAGE
Staff recommends that no outside storage be allowed unless it
is screened. If screened, outside storage is requested, the
location and type of screening should be specifically reviewed.
RECOMMENDATION
Obviously, there is not enough detail included on this site
plan for the Planning Commission to do anything other than
table this request. Tabling requests such as this, which could
be relatively easy to review, adds extra agenda items and time
at the next meeting.
In an attempt to keep this request moving ahead, staff will
inform Mr. Weicht of the insufficiencies of this request.
Hopefully, the site plan attached to this memo will be
subsidized with the additional information that is needed or
Mr. Weicht will able to adequately explain his request at the
meeting. If nothing else, the required information is clearly
identified for Mr. Weicht to prepare for a future meeting.
•
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SHERB URNE COUNTY ABSTRACT & TITLE CO.
• PAT RASMUSSON
PRESIDENT May 7, 1993
CATHY BAILEY
SEC./TREAS.
BONI CULLEN
MANAGER
Based on the examination of real estate records I find the following are property
owners within 350 foot radius of the land described on attached Exhibit A:
Lois Carton, 19231 Proctor Rd NW, Elk River, MN 55330
James Nystrom, 19232 Proctor Ave NW, Elk River, MN 55330
Independent School District No. 728, 400 School St, Elk River, MN 55330
Daniel Kreuser, 18593 Simonet Dr NW, Elk River, MN 55330
City of Elk River, 720 Dodge Ave NW, Elk River, MN 55330
Lyle Talbot, Box 1000, Dayton, MN 55327
James Talbot, 16216 Richardson St, Dayton, MN 55327
Economic Dev. Authority-Elk River, 720 Dodge Ave, Elk River, MN 55330
Kathryn Pomeroy, 13936 189th Ave NW, Elk River, MN 55330
T & R Limited, County R and Industrial Blvd. , Elk River, MN 55330
Modern Controls, Inc. , 7500 Boone Ave N. , Mpls. , MN 55428
Galiled Partners, 19131 Industrial Blvd. , Elk River, MN 55330
Elk River Municipal Utilities, 322 King Ave, Elk River, MN 55330
•
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317 KING AVENUE • ELK RIVER, MINNESOTA 55330 • (612)441-3280
minoursitment
/ML — I
Affiliated with American Land Title Association
CONSULTING ENGINEERS
• Maier Stewart & Associates Inc.
May 19, 1993
File: 230-179-11
Mr. Steve Rohlf
Building and Zoning Administrator
City of Elk River
P.O. Box 490
13065 Orono Parkway
Elk River, MN 55330
RE: DICKERSON BUS COMPANY SITE PLAN REVIEW
Dear Mr. Rohlf:
As requested, we have reviewed the information submitted regarding the Dickerson Bus Company
Site Plan. Based on our review, we would offer the following comments.
1. The information provided was a Certificate of Survey prepared by John Oliver & Associates
showing the proposed layout of the building and the parking areas. There were no
dimensions nor topographic information provided on the drawing, thus making it very
difficult to review.
2. The proposed driveway onto CSAH No. 1 will need to be reviewed by Sherburne County
Highway Department. This access should be a minimum of 24 feet wide and should have
sufficient radii at the intersection to provide for turning buses.
3. No drainage plan nor calculations were provided. As indicated before, no topographic
information is provided on the drawing. This makes it very difficult to review drainage
considerations. The site should be large enough to provide for on-site ponding of any
increased drainage generated by the parking area and building. If drainage is to leave the
site, I believe the flow from this area would be under the railroad bed into the industrial park
and ultimately through the Westwood Area to Lake Orono. The developer should provide
more detailed information regarding drainage considerations for this site.
If you have any questions regarding these comments, please call.
Sincerely,
MAIER STEWART & ASSOCIATES, INC.
•
• Terry J.f aurer, P.E.
1959 SLOAN PLACE, SUITE 200, ST. PAUL, MINNESOTA 55117 612-774-6021
9800 SHELARD PARKWAY, SUITE 102, MINNEAPOLIS, MINNESOTA 55441 612-546-0432 • Equal Opportunity Employer
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