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MEMORANDUM
TO: Planning Commission
FROM: Scott Harlicker, Planning Assista Irak
DATE: May 28, 1996
SUBJECT: Request by Independent School District
#728 for Conditional Use Permit, Public
Hearing Case No. CU 96-10
Request
Independent School District#728 has requested a conditional use permit for
outdoor storage at their maintenance grounds facility.
Location
• 19072 Triangle Road, Elk River, MN., Lot 8, Block 1 Elk River Industrial Park
Zoning/Land Use
I1 (Light Industrial) / LI (Light Industrial)
Attachments
• Location Map
• Zoning Map
• Site Plan
Background
In October 1995, I.S.D. #728 was granted a Conditional Use Permit to construct
a 21,000 square foot public works building at this site. The approved site plan
showed an area that was going to be utilized at a future time for outdoor
storage. One of the conditions of approval was that no outdoor storage would be
allowed unless a CUP amendment was approved by the City Council. At the
public hearings two adjacent property owners objected strongly to the outdoor
storage part of the facility. A representative from Tescom was concerned that
•
13065 Orono Parkway • P.O. Box 490 • Elk River, MN 55330 • (612) 441-7420 • Fax: (612) 441-7425
Memo to Planning Commission 2
May 28, 1996
given the nature of their business, they had an image to uphold and they did not
• want to be located next to a storage facility. Mr. Pommeroy, owner of Pommeroy
Tool, was also opposed to the facility and the outdoor storage in particular. He
was concerned that the outdoor storage would detract from his property. The
Economic Development Authority (EDA), the initial owner of this site, had some
concerns regarding outdoor storage at this site. They were concerned about
screening the storage from view and that the screening be consistent with the
intent of the Zoning Ordinance.
Evaluation of Request
Paving and Access
The applicant has indicated that they wish to use class 5 aggregate to surface
the storage area. The zoning code requires that access and parking areas be
paved and loading areas surfaced with a hard, all weather, dust free, durable
surfacing material. Essentially, all areas used by vehicles shall be surfaced with
material as setforth in the ordinance. The zoning code does not specifically
address surfacing for outdoor storage areas.
The surfacing of outdoor storage areas is a difficult issue to pin down. It could be
viewed as a continuum with a company like Kober Excavating, which will use
• the storage area to store track vehicles, at one end and someone storing
automobiles or contractor's material at the other. Kober Excavating has a
strong case for class 5 surface of the storage area and the automobile or material
storage does not. In the middle of this continuum would be this application. In
this particular instance the school district will be utilizing the storage area to
park trailers. The decision regarding the type of surface required for this
outdoor storage area could be interpreted as setting a precedent. This could have
implications beyond just this application for outdoor storage; there is the
situation at Tailwind Trailers which is a commercial use involving outdoor
storage of trailers on a gravel surface. The Commission may wish to give staff
some direction with respect to surfacing material for future outdoor storage
applications.
Staff does not believe the storing of trailers in this area would be detrimental to
a bituminous surface. The concern about trailer supports sinking into the
pavement could be addressed by installing concrete pads on which the supports
could sit. The plans show a type D4 surmountable curb around the parking and
loading area adjacent to the outdoor storage area.
•
Memo to Planning Commission 3
May 28, 1996
Screening and Landscaping
• A chain link fence with slats is proposed around the outdoor storage area. It will
extend from the west side of the loading area, around the outdoor storage area
and retention pond, along the east side of the driveway to a gate that crosses the
driveway and finally attaches to the east side of the building. No details
regarding the height or color of the fence have been provided. The zoning code
requires a fence to be 100% opaque and not less than five feet high.
Landscaping is also required and should be used to supplement the screening
that the fence provides. Five conifers along the west property line, adjacent to
the rear loading area and four deciduous trees to the rear of the storage area are
proposed as part of an overall landscaping plan for the site. However, two of the
four deciduous trees are to be planted in the area that will be utilized for the
retention pond. No landscaping is shown around the storage area. Given the
concerns raised by adjacent property owners, the EDA, the City Council and the
Planning Commission during the review of the Conditional Use Permit for the
public works facility, landscaping should be included as part of the screening for
the storage area. In order to best screen the storage area from affected property
owners, landscaping should include approximately 20 scotch pine and white
pine planted along the east and west sides of the proposed fenced area and along
the east side of the driveway leading back to the loading and storage areas.
• Recommendation
This request was compared to the seven criteria listed in Section 900.20 of the
Zoning Ordinance and it was found to be in compliance with those criteria. Staff
is recommending approval of the conditional use permit to allow outdoor storage
to be located at 19072 Triangle Road in the Elk River Industrial Park with the
following conditions:
1. The applicant shall submit fence details and a landscape plan for approval.
The fence details shall include height and type of durable slats and landscaping
plan shall include number and types of trees.
2. The approved fence and landscaping shall be in place prior to the utilization
of the outdoor storage area.
3. Bituminous surfacing be installed in the outdoor storage area.
• s:\planning\scott\cu96-10.doc
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13065 Orono Parkway • P.O. Box 490
Elk River, MN 55330
ZONING
MAP
CASE: CU C10-10