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7 (Weicht) PCSR 06-22-1993 ,-� ITEM 7 COP� •ity of " TO: PLANNING COMMISSION Elk'; River FROM: STEPHEN ROHLF, BUILDING AND ZONING ADMINISTRATION s4 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, 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. • . ~ - _� ^ 7 _~ . '. L __ __ -- / _ ' / .~�/ ' H SHERB URNE COUNTY ABSTRACT & TITLE CO. PAT RASMUSSON • PRESIDENT CATHY BAILEY May 7, 1993 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 • se er. C. d ,;„ -,'-•i'.ti`i'.y7'. • 317 KING AVENUE • ELK RIVER, MINNESOTA 55330 • (612) 441-3280 rTA� clew.r.w 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. / • I Terry J. a rer, 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 TJM:tp 179-1913.may 'A L ,to/aK5 NQ.1 19 conn+ J \ s 5. .,, ., - --—_ -- ..n (. ..lic. \ ..„... ,,.. 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JOHN OLI\'ER & r.S50CIATES INC RLS (jl�a 9EY L/lo/03• I /.�, 2e. T0+ n. / p 6u6R3URNE LO !Lt Y•n 5 • DE1-TOTES 2 Ro''1 PIPE I [It RI••r 65550 �pJ No z/10/ 93 �,-,,.___ ----- T ea Mel"tOTtl I'ax Nel.5fe6 '5541 tg1••••I5t M- 2 °)c S-I _••e s:••u8 I,1';,'1!WII.:Ill 111.,1 I'.,1 I ,1i t!IC .till l la'.,:•1 ie..1,I,'1 ,.I .,., .. .•. -,,ulht•I Iv ill said lt•ntt•IIIuo al C,wlly SLa1e Aid IIiii,In,nv \u. I ,1111: till. E,,sll•I It' I iul. of lilt. I1 gill'al-way of Ow 1111 vii Burl'Intl"II Nal I Itt• Northern) I',Iilluad Company, now discontinued. Together with that part ul the Southeast Quarter of the Southwo easterly of said Castt•I ly line of the railroad right-of-way and lylnl• "A" to be Inn oimat or dost r ibed. Iogelher w•ilh that 1a11 0i the v:,n111west Quarter of rho Suutho, westerly at said centerline of County State Aid Ilighw.n :.o, I and the following described Line "A": Commencing at the Southeast turner of said Southwest of the thence north along the Cast line thereof for a distance of actual I'or11t UI Beginning of Line "A" to be hereby described: Ih, point on the West line of said Southwest Quarter of the Southeast of 1O91.59 north of the Southwest corner thereoi, as measured al to terminate said Line "A" at its intersection with said East railroad right-of-way. AL1. in Section 28, Township ill, Range SU, Sherburne County, Minnesrn Containing 25.t12 acres, more or less. Subject to that. part till. County State Aid Highway No. I over and across the northeasterly feet thereof as measured at right angles to said centerline. Also Pow•c'r Association electric transmission line easement. Also at ,\ Natural Cas Company pipe line easement. Also subject to other east 4 any. i SC 115: :nleckl ,\ ,1 s. I helrbv ,,'rt ifv that this survey was prepared by me ul undt'i my ,. ti .are.I to the Icsl of my knowledge and be!iv(• and that I ., Cnd. pg Naa 7 ; I_.n"I :mil tetai under the Lars of life St.1le 111 itinueiul,1. (Be.o.tnd, A lc5i4aT,.1es . J t , N 10W. ut.itIT s ASSOCIATES. INC. \ ) Ivo. •y 71 '' 1 c _ _ -- — \ .. . • I ., Ht: Lira, ii. Oliver. I.and Surveyor • , Anil, .,,t„ 1.11. .,o. !WU. \7 .. . _. -- •- ...... . - .— . - . . ? pool,•. 1:010'(wry III, 11i113 • V. t 3 .......\ 1. tt:(4' 1th \\ \ d E 1 i \ a 3. \\p \ O ' N sa G SE cov...ieee • t of NWI/4�s 1!v�' SEI/4 6 re59 �+-�' rt+ LIVE t.9 4,, _, -555.00• 34.251'.�/ OOP coRUE¢ r.... 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