5.8, 5.9, 5.10 � ) ITEM 5.8. , 5.9. , 5.10.
MEMORANDUM
ty of TO: Planning Commission
lkRi•
ver FROM: Steven B. Ach, City Planner.
DATE: July 23, 1996
SUBJECT: Rezoning, Preliminary Plat, and
Conditional Use Permit by Lefebvre
Companies, Inc., Public Hearing Case
Nos. ZC 96-13, P 96-8, and CU 96-18
Request
A. Rezoning of approximately 3 acres from I-1 (light industrial) to PUD (planned
unit development).
B. Preliminary Plat to subdivide approximately 11 acres into one industrial lot and
two outlots.
C. Conditional Use Permit for site plan review of the proposed planned unit
development.
Location
The northeast corner of Ulysses Street and 171st Avenue.
Zoning/Land Use
I-1 (light industrial)/LI (light industrial)
Attachments
• Memo from the City Engineer dated July 17, 1996
• Location Map
• Zoning Map
• Land Use Plan Map
• Preliminary Plat
• Development Plans
Project Overview
Lefebvre Companies is proposing to construct approximately a 16,000 square foot office
and truck terminal at the corner of Ulysses Street and 171st Avenue. The location of the
• proposed development is within the urban service area, however services are not
13065 Orono Parkway • P.O. Box 490 • Elk River, MN 55330 • (612) 441-7420 • Fax: (612) 441-7425
Lefebvre Companies Page 2
July 23, 1996
• presently available. The City Council will be holding a public meeting on July 29th to
discuss the extension of city water and sewer into the eastern area of the city.
The proposed project will include approximately three (3) acres of property at the
northeast corner of Ulysses and 171st Avenue. The proposed building will be oriented
towards 171st Avenue with access off both 171st and Ulysses. Since this is a trucking
related business an area to the rear of the facility will be used for truck storage. The
proposed surface material will consist of a chipped granite.
Rezoning
The rezoning from light industrial to planned unit development will allow the Lefebvre
Companies development proposal to move forward even though there is no municipal
sewer and water available. The planned unit development zoning designation will apply
only to the three acre Lefebvre parcel. As part of the rezoning, certain conditions can be
incorporated into the planned unit development agreement and developers agreement to
address issues regarding the future connection and payment of sewer and water charges.
For example some of the conditions will include:
• Developer shall sign a petition and waive their rights to appeal future assessments.
• Developers agree to pay trunk water and sewer costs based on the determined rate for
1111 the eastern area. Some"cap"or not to exceed clause will be included in this
condition.
• Developers agree to hook up to city water and sewer within 2 years after the service is
made available.
The rezoning to PUD in order to accommodate Lefebvre Companies request to
development can be considered based on the following findings:
1. The rezoning and development of the land is consistent with the land use found in
the Comprehensive Plan.
2. The proposed development is consistent with existing uses and will provide for
the construction of Ulysses Street to 171st improving emergency accessibility to a
developed industrial park.
3. The rezoning is consistent with the city's Economic Development strategy to
promote business retention within the community.
Preliminary Plat
As mentioned earlier, the preliminary plat involves about 11 acres of property. The
• property is bounded by 171st Avenue on the south, Ulysses Street on the west, and Rail
10 Industrial Park on the north. The property is currently vacant with two unimproved
roads (Ulysses and 171st) servicing the property. The proposed lot to accommodate
Lefebvre Companies Page 3
July 23, 1996
• Lefebvre Companies' development plans will be approximately 3 acres in size, exceeding
the minimum lot size in the light industrial zoning district. The balance of the plat will be
comprised of two outlots. Outlot A lies west of Ulysses Street and includes a 75 foot gas
line easement and the balance of Lefebvre Companies' property. Outlot B is
approximately 6 acres in size and has the possibility of a one acre lot being created just
north of the proposed lot fronting on Ulysses Street and another larger lot having access
on 171st Avenue.
As part of the development to serve Lefebvre Companies, various road improvements
will be necessary. First of all, 171st Avenue will need to be upgraded from Highway 10
to the eastern limits of the plat. This improvement will include a 52 foot wide street with
curb and gutter designed for four lanes of traffic as it extends east of Highway 10. As
shown in the draft transportation plan, 171st Avenue will be a minor arterial extending
from Highway 10 eastward across the railroad tracks,then turning north to eventually
connect with 173rd Avenue and, ultimately, County Roads 13 and 12.
The second street improvement will include the extension of Ulysses Street from its
termination in Rail 10 Industrial Park southward to 171st Avenue. This street connection
will provide additional access opportunities for the existing businesses in Rail 10
Industrial Park to 171st Avenue as well as the opportunity for Lefebvre Companies traffic
to utilize 171st Avenue or 173rd Avenue. The Ulysses Street connection is also
• important from a public safety stand point as it will provide a secondary access for
emergency vehicles.
Please refer to Terry Maurer's memo for additional information.
Conditional Use Permit
As with all planned unit developments, a conditional use permit is required to facilitate
the review and approval of proposed development plans. Lefebvre Companies is
proposing a 16,380 square foot trucking facility which has approximately 4,500 square
feet of office space and 11,880 square feet dedicated to a truck warehouse. The truck
warehouse will be comprised of four separate bays. These bays will generally be used for
storage, a wash bay, and two service bays. Three of the four service bays will have the
opportunity to be entered from either side of the building which allows for flexibility with
the on site circulation.
The site plan's general layout consists of two entrance points into the facility. One off of
171st Avenue and another off of Ulysses Street. The parking area in front of the building
along 171st Avenue as well as the parking area along Ulysses Street will need to be paved
and bounded by concrete curb and gutter. This is a standard requirement in the industrial
area and is also recommended for this development. Lefebvre Companies is proposing to
have a gravel surface to the rear of the building that will consist of a chipped granite for
• the storage and parking of tractor trailer trucks. There is also an on site fuel tank and
dispensing pump to serve vehicles associated with the business.
Lefebvre Companies Page 4
July 23, 1996
• The orientation towards 171st will present the office portion of the building. The
warehouse will be to the rear. Overhead doors into the warehouse space will face Ulysses
Street and the vacant property to the east. Since the overhead doors facing Ulysses and
outdoor storage area may be visible from Highway 10, additional landscaping should be
provided along this street.
Site Plan Review
Staff has conducted a full site plan review of the proposed development plans and would
offer the following specific comments:
• Parking and Circulation
1. All parking areas in front of the building along 171st Avenue and Ulysses Street
be bounded with concrete curb and gutter as set forth in the zoning ordinance.
This area should also be improved with a bituminous surface. The exceptions to
this will include the proposed chipped granite surface intended for tractor trailer
storage as well as allowing a bituminous curb along the east side which is
identified for a future access and expansion opportunities. The concrete curb and
gutter should also extend north of the driveway along Ulysses separating the
gravel area from the landscaped area.
• 2. The driveway around the front of the building will need to maintain a width of 24
feet. The width of the driveway at the southeast corner appears to be narrower
than the 24 feet,therefore this should be increased.
3. Traffic control/landscaped islands shall be provided at the end of each row of
parking stalls in front of the office space.
• Outdoor Storage
1. The storage of all tractor trailers and any other additional storage associated with
the business shall be kept to the rear(north side) of the facility. The landscaping
plan should also be modified to include some screening along Ulysses Street to
buffer the storage area from the Highway 10 corridor.
2. If outdoor storage is expected to occur on-site provisions should be made to
adequately screen it from public view.
• Landscaping
1. Additional landscaping will have to be provided throughout the site in accordance
with the city's development standards.
•
Lefebvre Companies Page 5
July 23, 1996
• 2. As mentioned above, particular attention should be given to providing additional
screening of the outdoor storage area from Ulysses Street. This can be
accomplished by using conifers and/or berming along with other material.
3. According to the development plans, it appears as though the areas dedicated to
green space will be seeded. This is acceptable, however, staff would recommend
along the curb edge a five foot strip of sod be provided to immediately stabilize
the area and prevent erosion around the curb.
4. Underground irrigation will also be required in all front yard landscaped areas.
• Trash Enclosure
1. The proposed trash enclosure is a 10 x 10 fenced area. Staff has discussed this
enclosure with Lefebvre Companies and have recommended that the trash
enclosure be large enough to meet the company's needs. This would include an
enclosure large enough to store all of their miscellaneous equipment and debris as
well as recyclables.
2. Consideration should also be given to relocating the enclosure to the rear of the
facility and constructing the walls with more of a durable (concrete) material.
• • Building Elevations
1. The proposed building is proposed to be a pre-cast concrete building with a
combination of prefinished metal panels around the office and above the overhead
doors. It is anticipated the pre-cast panels will be random rib, smooth concrete
finish and is not anticipated to be painted at this time.
It is recommended the Planning Commission recommend approval of the following:
A. Rezoning of approximately 3 acres from I-1 (light industrial)to PUD (planned
unit development)based on the following findings:
1. The rezoning and development of the land is consistent with the land use
found in the Comprehensive Plan.
2. The proposed development is consistent with existing uses and will
provide for the construction of Ulysses Street to 171st improving
emergency accessibility to a developed industrial park.
3. The rezoning is consistent with the City's Economic Development strategy
• to promote business retention within the community.
Lefebvre Companies Page 6
July 23, 1996
• B. Preliminary Plat to subdivide approximately 11 acres into one industrial lot and
two outlots with the following conditions:
1. A developers agreement be prepared and executed outlining the terms and
conditions of approval.
2. A planned unit development agreement be prepared and executed.
3. Appropriate right-of-way be dedicated along 171st Avenue to facilitate the
construction of that street.
4. Surface water management fee,which applies to Lot 1, Block 1 be paid
prior to releasing the final plat for recording.
5. A seal coating fee be paid for Ulysses Street prior to releasing the plat for
recording.
6. The replatting of the outlot to the east will require a redesign of the surface
water drainage pattern.
7. Approval from affected agencies (i.e.Northern Natural Gas) be
received.
• 8. The street name be changed from Roosevelt to Ulysses.
g
9. The plat shall include all of the property owned by Lefebvre
Companies along 171st Avenue including the property west of
Ulysses Street.
10. Necessary drainage and utility easements be dedicated on the plat as
required by the City.
C. Conditional Use Permit for site plan approval to develop a 16,380 square foot
trucking facility with the following conditions:
1. All of the comments listed under the site plan review section of the staff
report dated July 23, 1996 be incorporated into the revised site plan.
2. Comments list in Terry Maurer's memo dated July 17, 1996, be
incorporated into the site plan.
s:planning/pc/lefebvre
•
•
CliSt
ONSCtTING ENGINEERS July 17, 1996
1326 Energy Park Drive File: 230-310-11
St.Paul,MN 55108
612-644-4389 Mr. Steve Ach
1.800.888-2923 City Planner
Fax:612-644-9446 City of Elk River
13065 Orono Parkway
P.O. Box 490
Elk River, MN 55330
RE: LEFEBVRE ADDITION AND TRUCKING COMPANY SITE PLAN
Dear Mr. Ach:
As requested, we have reviewed the Preliminary Plat for the Leon LeFebvre Addition as
CIVIL ENGINEERING: prepared by E. G. Rud and Sons, and the Site Plan for the LeFebvre Trucking Company
ENVIRONMENTAL as prepared by VanMan Companies. It should be noted that we met with LeFebvre's and
MUNICIPAL their architects on July 15, 1996, to review our comments. Based on our review,
•PLANNING comments received at the staff review meeting, and comments from meeting with the
SOLID WASTE applicants, we would offer the following comments:
STRUCTURAL
SURVEYING A. PRELIMINARY PLAT
TRAFFIC
TRANSPORTATION • We believe that the Preliminary Plat does not include all the land owned
by Leon LeFebvre. We believe that there is additional property to the
ELECTRICAL/MECHANICAL west that should also be included in the plat.
ENGINEERING.
HVAC • It was our understanding from meeting with the LeFebvre's and discussing
POWER DISTRIBUTION the options, that they would plat one lot of a size needed for their trucking
SCADA company and the remainder of the area would be platted as an outlot.
SYSTEM CONTROLS Currently, the entire area north of 171st Avenue and east of Roosevelt
Street is all one lot with no outlot provided.
■ The right-of-way shown for 171st Avenue is not quite correct. This is due
to the fact that the plat does not include all of the property owned by Leon
LeFebvre. As you are aware, we are currently working on plans for the
upgrade of 171st Avenue and, through that process, we provided
computations regarding the 171st Avenue right-of-way to E. G. Rud.
Those computations were based on a starting point at the extreme west end
of the property. Since part of this property was not shown in the
OFFICES IN: Preliminary Plat, therefore the right-of-way as shown is slightly off.
•MINNEAPOLIS • The street name "Roosevelt Street" should be changed to "Ulysses Street".
PRIOR LAKE
ST.PAUL
WASECA
An Equal Opportunity Employer
Mr. Steve Ach
July 17, 1996
Page Two
B. SITE PLAN
• The Site Plan does reflect one lot and the area not needed for the trucking
company being provided as an outlot.
• The Site Plan shows two driveway accesses, one on 171st Avenue and one
on Roosevelt Street. Both of these driveway accesses are wider than the
30-foot maximum provided for in the City Ordinance. The one off of
Roosevelt Street is shown at 36 feet and the one off of 171st Avenue
measures the same. In discussing this with LeFebvre's, they feel they
need 36 feet to get large trucks into their site.
• This site is being developed essentially on a corner lot with 171st Avenue
on the south side and Roosevelt Street on the west side. Because it is a
corner lot, we would recommend that the concrete curb and gutter cover
the areas from the office building to the south as shown on the plans, but
also cover the paved areas from the west side of the building to Roosevelt
Street, which is not shown on the plans. LeFebvre's agreed to make this
change.
• There is a 60' x 120' gravel area on the west side of the building outside
• of the 40-foot bituminous pavement adjacent to the west side of the
building. This area is intended for maneuvering trucks into the overhead
doors. We would suggest that this area be paved and surrounded with
curb and gutter, since this is one of the sides that fronts onto the public
street of the corner lot. LeFebvre's agreed to make this change. They
will reduce the size of the gravel area, pave it, and provide concrete curb
and gutter.
• Prior to final approval, a detailed Drainage Plan will need to be provided.
The concept shown is to collect the drainage from the site and convey it
to an existing low area to the east, contained within the outlot. This will
be an acceptable interim drainage solution. In the future, when the outlot
is to be developed, the drainage will once again need to be looked at and
a sedimentation pond large enough for the entire area be provided along
with some detention prior to discharging to the City storm sewer system
to be located in 171st Avenue.
• There is a large gravel area located to the north of the building. This area
is approximately 100 feet deep by 310 feet wide. LeFebvre's indicated
that this is for trailer storage. They also said they intend to use a surface
such as crushed granite to eliminate dust.
• The Site Plan shows the outlot area north of the trucking company lot to
be 90 feet wide. LeFebvre's indicated they will adjust the site plan to
• make this area 100 feet wide, which is the minimum lot width in this zone.
Mr. Steve Ach
July 17, 1996
Page Three
• This area is within the City's Urban Service District, but currently does
not have municipal utilities. It would be a good idea as this area is
developed to provide sewer and water stubs from the building through the
paved and landscaped areas so that in the future these areas will not need
to be disrupted in order to connect to municipal utilities.
• We have reviewed the proposed grades for the site as compared to our
preliminary plans for the upgrading of 171st Avenue and the construction
of Roosevelt Street. We have found that the grades match fairly well.
• The developers should pay a seal coating fee of$700 for Roosevelt Street.
If you have any questions regarding these comments, please call.
Sincerely,
MSA, CONSULTING ENGINEERS
Terry J.Maurer, P.E.
111
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• ,.� KNOW AR MEN Eft THEE PRESENTS: That LeFeb we - r pi!met. a Minnesota corporation, owner, of the fetiowidg do„-nted pr:pmt _.,.... .
\ I theooirt,!y ri Sherbsrre, State .'f Minnesota to wit.
• I i- That part of the southSO2.31 tet of the Northeast C -mer of the Northwest Quarte S tiAI I. Townarp Rau 2b Ste L
ZO F' Minnesota tying east of the nest 44r6 On feet .Feast Oiarter of the Northwest (inter and lying erly c the Soc.tr
401.:,f the right of way of Burlington Northern, iris Railway. t :opt, the South 33 feet thereof.
'y �y
,[� 2 r;, Hone .cased the someto Le curie red cryo: platten no:EON Let-fan/RC ADDITION and as re;eby dxne ane azd,:ane IC e.e public
l-p i i0
forever tor. street avenue and the e r ernents as shax h this plat for drainage and •tidy purposes. -�
4
I in witness whereat said Lefebvre Ccrrpan,es, a Minna_ata Corporation. has caused these present to he signed t y its :
i __-__-.-__-day of
2U, \ i
lh�o ,I .-- ._
isPaul L. Lefebvre,
\ .l
'�,/ I .\, STATE. OF MINNESOTA
v ` PO • The fat egoina gain') Instry tin•tnf was acl:n,wledged before me this day ;.f _. Ig5 ._._ by Pool i.
L.:Febvre. .—__ of LeFebvre Companies, on behalf of the company.
`4 \ 1
0., • I Notary Pubiic. _�_._------_ _County Minnesota
My Commission Expire,
I i hereby certify that l have surveyed aria platted the p therty described on this plat as LEON LeEEBThE ACLiiIGN that J:., poets .s : ..,
0 ‘ I representation of the Survey, that all distances are _a:reotly shown on the plat in feet and hundredths of a foot. that iii 'our...:-nc.is .e bee, c::re.:C}
Cn \ I placed in the ground a: shown, that the outside boor tar lines of L'met:by designated On the plat and That there are iia wet i s a-. :e.1 Ln.
1
Minnesota Statutes Su5l12 Subd. No. 1, or public highna,s to be designated no the plat, caber than us stows.
\
•t tI Ernest G Rud, Land Surveyor---��---
Minnesota License Number 5808
I \
f
STATE OF MINI'JESO rA
Il, 1``. COUNTY GF
' 1 I n, the foregoing Surveyor r.er-U ,ate was acknowledged bear, Mu,un esotg License hhn-r.bcr 98,08. fore ire this_.----._._-.—day of tti$ ___ by Ernest•
Red. Land Suraeg':
C.C,
i
Notary Public, P.nuka County Minnea;tin
My Commission Enpres January 3I. 2600
Id
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;,t; to CV -pprored by bre Fir;nring Commission of the City of Ed. River, Minnesota, Ut a rnre[ir,.l herd trig
1.14 I In N 'I98 -
:;'y,.4 i CO'd"
'� I N o Choirpera:n------------
1
ut ' �0n Approved and accepted by the City Council of the Cit,of Elk River, Sh€rbuure County, Minnesota, at a oeetita rheld ,,r at
I Mayor Cierri
to —
(yj '1J A.pprr:.ved as to norm and e,ecuted thisN VV
1 City Attorney
Cay of Elp. River
Chi u,
cr e reedy ,
def orsoraved as to compliance with Chapter ``F, Mir,nesolo Statutes this l'
I 1
r:j County Surveyor. Sherburne County, Minnesota
.., Ito delinquent Laves due and transferentered this o
___._.._.._ day Of ___._.__.___.• Ir.,
1 County Auditor, Sherburne County, Minnesota
I hereby certify tares payable in the year_._ ______•no lands herein described are paid in too this a.,, ;.1
153 ....
County Treasurer, Sherburne County. Minnesota
I hereby certify that this instrument woe filed in the chide of the County Recarder for rec.:rd on this o.:v ui
149 _, at ___.__. o'clock .._.__. M., and was duly resoidea inn Gocwnur.t Number ___ . ._
C:cun ty Recorder-. Sherburne County, Minnesota
•
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:d on the
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