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9 PCSR 04-26-1994 AGENDA ITEM 9 y of t tMEMORANDUM lkRi• ver TO: PLANNING COMMISSION FROM: GARY SCHMITZ, PLANNING ASSIST. (9(" DATE: APRIL 26, 1994 SUBJECT: CONDITIONAL USE PERMIT REQUEST BY KRAUS ANDERSON, PUBLIC HEARING, CASE NO. CU 94-13 REQUESTED ACTION Kraus Anderson is requesting a conditional use permit to construct a bus terminal which would be owned and operated by Bill Dickenson, and to have multiple principle buildings on one lot. LOCATION Parts of the west half of the northwest quarter of the southeast quarter; the • northeast quarter of the southwest quarter; the southeast quarter of the southwest quarter; the southwest quarter of the southeast quarter, lying south and west of the center line of CSAH No. 1 and east of the former Burlington Northern Railroad right of way, Section 28, Township 33, Range 26, Sherburne County, MN. A complete legal description is available at City Hall. ZONING/LAND USE L1 (Light Industrial)/ LI (Light Industrial) ATTACHMENTS Memo from City Engineer, Location Map, Zoning Map, Site Plan, Property Owners List OVERVIEW Kraus Anderson is requesting a conditional use permit to construct a bus terminal which would be owned and operated by Dickenson Bus Company. The request also involves a proposal to have multiple principal buildings on one parcel. The overall site consists of approximately 22 acres, however, the bus terminal will encompass approximately 5 acres of this site. Mr. P.O. Box 490 • 13065 Orono Parkway • Elk River, MN 55330 • (612) 441-7420 • Fax: (612) 441-7425 Kraus Anderson, CUP Page 2 April 21, 1994 • Dickenson's existing bus terminal located on Jackson Avenue will be relocated to make room the Elk Park Center project. This same item was presented to the Planning Commission by a different party last year, but was denied by the City Council due to a lack of information and the option agreement with the property owner had expired. There have been several proposed changes to this site plan since the Planning Commission reviewed this request last year. MULTIPLE PRINCIPAL BUILDINGS The site plan shows that the operation of the bus terminal will take place from two structures. A 60 feet by 115 feet office/service building and an 80 feet by 200 feet bus garage. The applicant has indicated that all the school busses will be stored overnight inside the bus garage. Smaller school bus vans will be parked outside the garage under the 10 foot overhang. Multiple principal buildings can be allowed through the conditional use permit process. LANDSCAPING • The proposed 5 acre site is heavily wooded with various sizes of Scotch Pine. The eastern boundary of the bus terminal area is defined by several rows of large mature Scotch Pine. These trees are indicated on the landscape plan and will be preserved. Staff is requesting that many of the nicer, smaller trees west of the mature trees be relocated to other areas of the site and primarily along the City Trail immediately west of this site. The Park and Recreation Board has reviewed this proposal due to the close proximity to the City hiking trail. The Park Board has recommended that three staggered rows of transplanted Scotch Pines be placed along the western property line along the City trail to screen the bus terminal. The Park Board has indicated that one row of the Scotch Pines could be placed within the trail right of way. Other trees could be planted in various locations throughout this site. If this request is approved, staff would also recommend that all disturbed areas be sodded and seeded as presented on the landscape plan to minimize erosion. An updated landscape plan will be distributed at Tuesday night's meeting. PARKING AND DRIVES The applicant is proposing to overlay the entire parking area, drives, and • yard with a bituminous surface. The entry drive and employee parking area to the fence gate is shown to be bound by concrete curb and gutter. Terry kraus.planning Kraus Anderson, CUP Page 3 April 21, 1994 • Maurer, City Engineer, is requesting that the current concrete curb and gutter be extended from the entrance gate to the bus garage to help facilitate drainage. In addition, the curb and gutter will protect the landscaped area and provide an aesthetic appearance in front of the building. The employee parking lot shows 47 parking stalls. The applicant has indicated that the maximum number of employees, including drivers and mechanics, on any one shift is 33 drivers and 3 mechanics. Therefore, the employee parking lot should be adequate. DRAINAGE AND GRADING Terry Maurer, City Engineer, has reviewed the grading and drainage plan for this property (attached is a letter outlining his comments). FUEL TANK The site plan does indicate a 10,000 gallon, above ground fuel tank located in the center of the site. The State Fire Marshall's office requires above ground fuel tanks larger than 6,000 gallons to receive a State Variance. A • component of the State Variance is City approval. The variance will address issues such as setbacks from property lines, buildings, and road right of way. Last year Mr. Dickenson went through the State Variance procedure and received approval for an above ground 10,000 gallon fuel tank at his existing bus terminal location. Since the variance is site specific, the applicant will be required to repeat this procedure for the new location. ARCHITECTURAL STANDARDS The applicant has shown building elevations of metal skin with a 4 foot decorative stucco wall around the entire office/service building and bus garage. Elk River City Code requires that in the I1 zoning district, 25% of the exterior building finish must be of an approved finish (such as brick, stucco, wood, etc.). If this proposal is approved, staff would recommend that the side of the buildings facing County Road No. 1 be revised to an approved finish. FENCING The site plan does indicate a six foot chain link fence with a lockable gate around the entire yard including Pond A and Pond B. The fence will provide • security for business operation and the fuel dispenser. From an aesthetic standpoint, the fence along County Road No. 1 could be pulled back to the kraus.planning Kraus Anderson, CUP Page 4 April 21, 1994 • front of the buildings. This would enhance the appearance of the front yard area. LIGHTING No lighting details are shown on this site plan. The developers should be required to provide lighting at the intersection of the driveway with County Road No. 1. This lighting should be privately owned and maintained and meet Elk River City Code. SIGNAGE No signage plan was submitted with this request. Staff recommends that any freestanding signage be architecturally compatible with the building. RECOMMENDATION Staff recommends approval of the conditional use permit request by Kraus Anderson to construct a bus terminal and to have multiple principal buildings on one lot with the following conditions: Ill 1. THE DRAINAGE PLAN BE REANALYSED TO MEET THE REQUIREMENTS OF BEST MANAGEMENT PRACTICES BY INCREASING THE DEPTHS OF THE PONDS TO INCLUDE A NORMAL POOL ELEVATION TO ASSIST WITH THE SETTLING OUT OF MATERIAL CONTAINED WITHIN THE RUN-OFF. 2. AN EROSION PROTECTION PLAN BE REQUIRED FOR THE OUTLET FROM POND B. 3. THE STORM SEWER INLET INTO POND A SHOULD INCLUDE CATCH BASINS AND SMALL DIAMETER PIPES. 4. A TEMPORARY/PERMANENT EROSION CONTROL PLAN SHALL BE REQUIRED AND APPROVED PRIOR TO CONSTRUCTION. 5. B612 CONCRETE CURB AND GUTTER BE EXTENDED TO MEET THE BUS GARAGE AND OFFICE BUILDING. • 6. THE WETLAND LOCATED AT THE SOUTH END OF THE SITE BE DELINEATED ON THE SITE PLAN. kraus.planning Kraus Anderson, CUP Page 5 April 21, 1994 • 7. SIGNAGE BE ARCHITECTURALLY COMPATIBLE WITH THE BUILDING. 8. THREE STAGGERED ROWS OF SCOTCH PINE WITH A 15 FOOT SPACING BE PLACED ALONG THE WESTERN PROPERTY LINE WITH ONE ROW BEING SITUATED WITHIN THE CITY HIKING TRAIL RIGHT OF WAY. 9. ALL AREAS DISTURBED BY CONSTRUCTION ARE STABILIZED WITH SOD AND/OR SEED AS SET FORTH IN THE APPROVED LANDSCAPING PLAN. THIS IMPROVEMENT MUST BE COMPLETED IN THE SAME GROWING SEASON THAT THE CONSTRUCTION TAKES PLACE. 10. THE PROPOSED BUILDINGS MEET CITY CODE REQUIRING ARCHITECTURAL STANDARDS. SPECIFICALLY, THE NORTH ELEVATION FACING COUNTY ROAD NO. 1. • 11. THE ABOVE GROUND FUEL TANK OBTAIN A STATE VARIANCE AND MEET ALL APPLICABLE BUILDING AND FIRE CODES. 12. A LIGHTING PLAN BE SUBMITTED TO STAFF PRIOR TO THE CITY COUNCIL ACTING ON THIS REQUEST. 13. THE CHAINLINK FENCE BE PULLED BACK TO ALIGN WITH FRONT OF THE PROPOSED BUILDINGS. • kraus.planning 11 1111St CONSULTING ENGINEERS April 18, 1994 File: 230-179-11 Mr. Steve Ach City Planner City of Elk River 13065 Orono Parkway CMI ENGINEERING: Elk River, MN 55330 ENVIRONMENTAL RE: DICKENSON BUS GARAGE SITE PLAN REVIEW MUNICIPAL Dear Mr. Ach: PLANNING As requested, we have reviewed the submittal package for the Dickenson Bus Garage site. Based on our review, we would offer the following comments: •�iRUCTURAI 1. The information we reviewed included a Grading and Drainage Plan and a Site Plan, SURVEYING both prepared by John Oliver and Associates; a Building Elevation Plan and a Landscaping Plan, both of those prepared by Douglas A. Moe Architects, Inc. Also, TRAFFIC we received and reviewed a set of drainage calculations prepared by John Oliver and Associates. TRANSPORTATION 2. The Drainage Plan for this site shows two ponds, Pond A at the northerly end and Pond B at the southerly end of the site. The site is approximately divided in half with the northerly portion flowing to Pond A and the remainder of the site flowing to Pond B. Both ponds are relatively shallow and would most likely be dry ponds. It is difficult to determine for sure since no soil borings were submitted. It would be much better to provide a greater depth of ponds to allow for greater opportunity for settling of materials out of the runoff. According to Best Management Practices, these types of ponds are recommended to be 4 to 10 feet in 1326 Energy Park Drive depth with a normal pool elevation. We would recommend that the Drainage Plan St.Paul,MN 55108 for this site be reanalyzed in an effort to meet the requirements of Best Management Practices by increasing the depths of the ponds to include a normal pool elevation to 612-644-4389 assist with the settling out of material contained within the runoff. Fax:612-644-9446 3. The outlet from Pond B at the southern portion of the property needs some type of 000 Shelard Parkway erosion protection. Minneapolis,MN 55441 612-546-0432 Fax:612-544-6398 • Mr. Steve Ach April 18, 1994 Page Two 4. This area is very close to 5 acres in total disturbed area and will likely require an MPCA permit. One of the requirements of this permit is that the sedimentation basins be designed as wet ponds. 5. The storm sewer inlet into Pond A should include catchbasins and small diameter pipes, rather than overland flow which can cause erosion problems. 6. A temporary/permanent Erosion Control Plan should be required. This is also a requirement of the MPCA permit application. 7. Glenn Sundeen of the Elk River Municipal Utilities would like to see a 10-foot wide easement along the frontage of County Road 1; in fact, Glenn would like to see that 10-foot easement along the entire length of County Road 1 if this property is all under one ownership. 8. Concrete curb and gutter should be extended to meet the bus garage and the office building. • 9. Sanitary sewer is available in the abandoned railroad bed. The service extended from that line will be relatively deep and likely wet at the connection to the existing sanitary sewer. If the connection is made at the manhole, rather than directly into the main line, an outside drop would be required. 10. Water can be extended as shown from the existing facilities in Industrial Boulevard. However, it is likely this line will be looped some day in the future; therefore, we would recommend that an 8-inch line rather than a 6-inch line be extended. 11. No lighting is shown on the plan. The developers should be required to provide lighting at the intersection of the driveway with County Road 1. This lighting should be privately owned and maintained. If you have any questions regarding any of these comments, please call. Sincerely, MSA, CONSULTING ENGINEERS • Terry J. Maurer, P.E. TJM:tp 179-1804.apr ..,."----- 4...61 \ . 1.(147.PAII". 46"- • . •-• 4; ..: 2.53 . . - . • , ' -. : ,›.....': '7,..........''.:::.T*2. 1.!..::::.:::.7':-.:.:^37...7.';'t1::::':..i.,7-.'7::.:1-47:::: 0 i 24 , _ .. . _ , •.. . , ,.''.,.,.. ,, ..,„ ,,_ ,. , • .... .''''`,...._ . • -•,• • _., ..1 I. \ II 1 111 • I -----,- .. "IrlititNiw - ''•-• -',...„ • '''•,,,s,. ' .', . •. I II • i •-..... .. ..'....' - 1 I • .....- ;V?-.: ' . • C3/ s.. 'II*.."' ' :• 0 ._ As •... '. . - • ..^-•'• - '. - ' Pi 1.: e: • .4-n .. 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