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5.3, 5.4, 5.5 ,--Q --"\ ( X ey of Item#'s 5.3, 5.4. & 5.5 Elk/1' • River MEMORANDUM TO: Planning Commission FROM: Scott Harlicker, Planning Assistant` DATE: May 27, 1997 SUBJECT: Request by Larry Morrell for Rezoning, Preliminary Plat and Conditional Use Permit, Public . Case No.'s ZC 97-2, P 97-10, and CU 97-12 Request • Rezone approximately 23.5 acres from I-1 (Light Industrial) to PUD (Planned Unit Development) • Preliminary plat to subdivide approximately 23.5 acres into one industrial III lot • Conditional use permit for site plan review of the proposed planned unit development Location The southwest corner of 171st Avenue and the Burlington Northern Railroad tracks Zoning/Land Use I-1 (Light Industrial) / LI (Light Industrial) Attachments • Zoning map • Preliminary plat • Development plans • Memo from City Engineer dated May 21, 1997 • 13065 Orono Parkway • P.O. Box 490 • Elk River, MN 55330 • TDD & Phone: (612) 441-7420 • Fax: (612) 441-7425 Memo to the Planning Commission/Morrell May 27, 1997 Page 2 • Background The current ordinance prohibits new industrial or commercial development of property within the urban service area without be served by municipal utilities. Exceptions to the ordinance include expansion of existing structures or the addition of a second principal structure. This project could not happen according to the ordinance. However, because of the unique circumstances surrounding this application, the PUD, although not an option staff would want everyone to utilize, will permit this development to proceed. Overview Morrell Transfer is proposing to construct a 50,690 square foot trucking facility. The project is located on 171st Avenue and the Burlington Northern Railroad tracks. The site is within the urban service area but is not currently served by sewer and water. The site is triangular, about 23.5 acres in area and includes a wetland that is located in the center of the site. The transfer facility will be placed near the front of the site, oriented towards 171st Avenue. The dock portion of the building will consist of 60 loading docks that will be oriented away from the road and partially screened by the office area of the building. There is currently some confusion with regards to a strip of land, approximately 700 feet long and 56 feet wide, along the west side of the Burlington Northern Railroad tracks. Cargill currently uses this strip to access its property on the east side of the railroad tracks. It appears as if Cargill owns the strip of land outright or has an easement across it. Ownership of this strip of land will have to be determined in order to accurately assess its impact on the proposed development. Rezoning The rezoning from light industrial to planned unit development will allow Morrell Transfer to proceed will their plans for development of this site even though there is no municipal services currently available. The proposed planned unit development zoning will apply to the 25.5 acres Morrell parcel. To address issues regarding future connection to sewer and water and the payment of sewer and water charges, specific conditions can be made part of • the planned unit development agreement and developers agreement. Conditions may include: • f:\shrdoc\planning\scott\cu97-12.doc Memo to the Planning Commission/Morrell May 27, 1997 Page 3 • • Developer sign a waiver of rights to appeal future assessment for sewer and water based on the new structure or the sufficiency of the existing well and septic. • Developers agree to pay trunk water and sewer costs based on the determined rate for the eastern area. • Developers agree to hook up to city sewer and water within 2 years after service becomes available. The proposed rezoning from light industrial to planned unit development can be considered based on the following findings: • The rezoning and proposed development is consistent with the Comprehensive Plan to establish an industrial corridor along 171st and the new north/south corridor. • The rezoning will allow Morrell Transfer to move their operations from their current site at the corner of Jackson Avenue and School Street which poses a health and safety issue. • The rezoning is consistent with the city's economic development strategy to promote business retention within the community. Preliminary Plat • The preliminary plat includes about 25.5 acres bounded by 171st Avenue on the north, Burlington Northern Railroad tracks on the east and undeveloped property owned by Cargill on the west and south. The proposal involves platting the 25.5 acres into one lot. The proposed plat shows the north boundary of the plat as the edge of the right-of-way of 171st Avenue. The actual north boundary of the plat is 16 feet south of the north line of S 1/2, NE 1/4 , Section 11. The city owns the property from the edge of the right-of-way to a line 16 feet south of the above described line. The plat should be revised to show this. The plat also includes a strip of land, approximately 700 feet long and 56 feet wide, along the west side of the Burlington Northern Railroad tracks. The strip is owned by Cargill and used to access their property on the east side of the railroad tracks. The plat should be revised to show this. Access to the property will be from 171st Avenue. Improvements to 171st Avenue were included as part of the Lefebvre Companies development at the corner of 171st Avenue and Ulysses Street. The property is currently undeveloped but contains an unimproved dirt drive that Cargill uses to • access it's property on the east side of the railroad tracks. The railroad crossing that is accessed by this drive is proposed to be eliminated as part of • f:\shrdoc\planning\scott\cu97-12.doc Memo to the Planning Commission/Morrell May 27, 1997 Page 4 • the scheduled improvements and the new railroad crossing included with the extension of 171st Avenue. The property contains a large wetland and three smaller ones. The proposed development for this site requires filling in a portion of the large wetland. The applicant has submitted wetland mitigation plans that are currently being reviewed. All the necessary drainage and utility easements will have to be in place. Appropriate permits from the local RGU and Corps of Engineers will be required. Conditional Use Permit Morrell Transfer is proposing to construct a 50,690 square foot trucking facility. The facility will include 28,800 square feet of dock space, 5690 square feet of office area, 4,000 square feet of warehouse space and a 12,200 square foot maintenance area. The proposed building will be L-shaped with the office and maintenance area located in the front and the docks extending • back towards the rear of the site. The dock area will consist of 60 loading docks, 30 on each side; the overhead doors of the loading docks will face the railroad tracks and the undeveloped property to the west. The 4,000 square foot warehouse will be located at the end of the dock area. There are below • ground fuel tanks and fuel pumps to serve vehicles associated with the business along the east side of the property, approximately 90 feet from the railroad tracks. Access and Parking A single driveway is proposed from 171st Avenue. Because of the amount of truck traffic, the applicant is proposing a 40 foot wide access. Two parking areas are proposed on either side of the driveway into the site; 73 parking spaces are proposed. As shown, part of the parking area on the east side of the entrance into the site is located on property that is not owned by the applicant. Depending on the outcome of this property being sold to the applicant, the parking area will need to be modified. All of the site that will be utilized for access or parking will be paved. Concrete curb and gutter is proposed throughout the site. There is an area near the proposed retention pond that will not have curb and gutter. The following are recommended changes to the site plan: • The maximum width allowed for a driveway is 36 feet; in order to • accommodate truck traffic, what is typically done is flare the curb cuts to allow for the wider turning radius that trucks require. f:\shrdoc\planning\scott\cu97-12.doc Memo to the Planning Commission/Morrell May 27, 1997 • Page 5 • • The parking area on the east side of the driveway will have to be revised so that it is entirely on property owned by the applicant and complies with the required 10 foot setback from the property line. • The access to the parking area on the west side of the entrance, which is closest to the road, should be eliminated and the proposed landscaped area should be extended. Outdoor Storage The applicant shows a paved driveway leading to the southeast corner of the lot but does not show how that portion of the lot will be developed. There is some concern that this portion of the lot will be used as outdoor storage. • The development plans should include how this southeast corner of the lot will be developed. The outdoor storage of trailers is proposed along the west property line. There is existing vegetation along that property line that should be preserved in order to screen the outdoor storage from adjacent properties and the road. A ten foot setback is proposed along the west property line • The setback along the west property line should be adjusted so that the overhang of the trailers does not damage the vegetation. • Additional evergreen trees should be planted along this property line as a supplement to the existing vegetation. Landscaping Landscaping includes trees to be planted along 171st Avenue and a landscaped area in front of the building. The zoning code requires 18 trees be planted and the landscape plan shows 8. An additional 10 trees will be needed. In order to screen the loading dock and trailers from the street, the additional trees should include evergreens planted along 171st and used to supplement the existing vegetation on the west property line. There is existing vegetation along the west property line that should be preserved. These trees will screen the use from the adjacent property to the west and buffer the view of the loading docks from 171st Avenue and Highway 10. An under ground irrigation system will need to be in place in all front yard landscaped areas. • f:\shrdoc\planning\scott\cu97-12.doc Memo to the Planning Commission/Morrell May 27, 1997 Page 6 • The area along 171st Avenue and adjacent to the entrance will be sodded. The remainder of the disturbed areas will be seeded. Six pole mounted lights are proposed. Three will be located on the west property line and three along the east property line The development plans include a chain link fence enclosing the loading docks and the undeveloped southeast corner of the lot. The fence is shown as crossing within the wetland area. • The fence should be placed along the edge of the pavement so that it does not go through the wetland. By placing the fence outside the wetland, it will help prevent debris from getting deposited in the wetland. Trash Enclosure No trash enclosure is proposed. The applicant has indicated that a trash compactor will be located in one of the loading docks; however, the location is not shown on the site plan. • The preferred location for the trash compactor would be on the east side of the loading docks so that it is not visible from the street. • Building Elevations The loading docks and maintenance sections of the building will be. constructed of split face blocks. The office portion will be split face blocks with vertical windows. Recommendation It is recommended that the Planning Commission recommend approval of the following: A. Rezoning 25.5 acres from I-1 (Light Industrial) to PUD (Planned Unit Development) based on the following findings: 1. THE REZONING AND PROPOSED DEVELOPMENT IS CONSISTENT WITH THE COMPREHENSIVE PLAN TO ESTABLISH AN INDUSTRIAL CORRIDOR ALONG 171ST AND THE NEW NORTH/SOUTH CORRIDOR. 2. THE REZONING WILL ALLOW MORRELL TRANSFER TO MOVE THEIR OPERATIONS FROM THEIR CURRENT SITE AT THE CORNER OF JACKSON AVENUE AND SCHOOL STREET WHICH POSES A HEALTH AND SAFETY ISSUE. • 3. THE REZONING IS CONSISTENT WITH THE CITY'S ECONOMIC DEVELOPMENT STRATEGY TO PROMOTE BUSINESS RETENTION WITHIN THE COMMUNITY. f:\shrdoc\planning\scott\cu97-12.doc • Memo to the Planning Commission/Morrell May 27, 1997 Page 7 • B. Preliminary plat to plat 25.5 aces into one lot 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 IS PREPARED AND EXECUTED. 3. SURFACE WATER MANAGEMENT FEE BE PAID PRIOR TO RELEASING THE PLAT FOR RECORDING. 4. THE BOUNDARIES OF THE PLAT BE REVISED TO SHOW THE PROPERTY OWNED BY THE APPLICANT. 5. THE NECESSARY DRAINAGE AND UTILITY EASEMENTS BE DEDICATED ON THE PLAT AS REQUIRED BY THE CITY. 6. THE UPA POWER LINE EASEMENT BE SHOWN ON THE PLAT. 7. ALL THE COMMENTS OF THE CITY ENGINEER BE ADDRESSED. 8. ALL APPROPRIATE WETLAND PERMITS MUST BE OBTAINED PRIOR TO • COMMENCING WORK ON THE SITE C. Conditional Use Permit for site plan approval to develop a 45,490 square foot trucking facility with the following conditions: 1. ALL THE COMMENTS IN THE CITY ENGINEER'S MEMO DATED MAY , 1997 BE ADDRESSED. 2. THE WETLAND MITIGATION BE APPROVED AND WETLAND PERMITS APPROVED. 3. THE MAXIMUM WIDTH ALLOWED FOR A DRIVEWAY IS 36 FEET. 4. THE PARKING AREA ON THE EAST SIDE OF THE ENTRANCE WILL HAVE TO BE REVISED SO THAT IT IS ENTIRELY ON PROPERTY OWNED BY THE APPLICANT AND COMPLIES WITH THE REQUIRED 10 FOOT SETBACK FROM THE PROPERTY LINE. 5. THE ACCESS TO THE PARKING AREA ON THE WEST SIDE OF THE ENTRANCE, WHICH IS CLOSEST TO THE ROAD, SHOULD BE ELIMINATED AND THE PROPOSED LANDSCAPED AREA SHOULD BE EXTENDED. 6. THE DEVELOPMENT PLANS SHOULD INCLUDE HOW THE SOUTHEAST CORNER OF THE LOT WILL BE DEVELOPED. THE AREA SHOULD BE SURFACED WITH CLASS V AND FENCED IN ORDER TO CONTAIN THE STORAGE TO A SPECIFIC • AREA. f.\shrdoc\planning\scott\cu97-12.doc Memo to the Planning Commission/Morrell May 27, 1997 Page 8 • 7. THE SETBACK ALONG THE WEST PROPERTY LINE SHOULD BE ADJUSTED SO THAT THE OVERHANG OF THE TRAILERS DOES NOT DAMAGE THE VEGETATION. 8. THE LANDSCAPE PLAN WILL HAVE TO BE REVISED SO THAT IT COMPLIES WITH THE CITY'S LANDSCAPING STANDARDS. 9. ADDITIONAL EVERGREEN TREES SHOULD BE PLANTED ALONG THE WEST PROPERTY LINE AS A SUPPLEMENT TO THE EXISTING VEGETATION. 10. AN UNDER GROUND IRRIGATION SYSTEM WILL NEED TO BE IN PLACE IN ALL FRONT YARD LANDSCAPED AREAS. 11. THE CHAIN LINK FENCE SHOULD BE PLACED ALONG THE SOUTH EDGE OF THE PAVEMENT SO THAT IT DOES NOT GO THROUGH THE WETLAND. 12. THE TRASH COMPACTOR SHALL BE LOCATED ON THE EAST SIDE OF THE LOADING DOCKS. 13. TEST PITS AND BORING SHOULD BE DONE IN ORDER TO ASSURE THE SUITABILITY FOR THE PROPOSED SEPTIC SYSTEM. 14. THE BUILDING SHOULD BE DESIGNED TO HOOKUP TO UTILITIES WHEN THEY ARE EXTENDED. • 15. SPRINKLING THE BUILDING MIGHT BE REQUIRED TO DEPENDING ON THE BUILDING PERMIT REVIEW. • f:\shrdoc\planning\scott\cu97-12.doc • A) i r , , , , LARRY MOR ...... / , s j % iii' ` -' ii • ..> 1 1 r. IR2ew N \ ;. LOCATION MAP , ► )► o ,'‘`. t . \\‘ ` LEGAL DESCRIPTION 1 ° `" --- 1 ‘-'7'-:L'-%.1„. ..___.__ _:, .% .. \-N\s\‘:‘,‘ ,:li All that part of Lh.south Will of the Northeast quarter of Motion 11. Township 32, --__ _pk - �` '`````,, Mage 26, lying eoath..t.tly of tho railroad right of toy, estop!that pert de..ribed _ - _ - on -- ` ---- am ---� \ an follows. seglnning at a point whore the eoothweaterly line of the railroad right ,.1 --- 7- -•• "-- -\ ` of way intereeete the North line of the south Wil[of the hartbeest quarter, Lbeee. <ya-\ Muthownterly along the soethwatstly line of told right of ray tee point 700!eek ^. I i -'� `�\ �=•;:: soothe aat.rly fro.mold to tersaotie., thence.00thwaterly at right engl.s to told Ii.. ' of right of' way S6 feet to a polnth thele.Northwesterly to a point oe the told North J F I a tom .r \ r \` \`� \`�`\` floe, which point is 71 feet along told lime in a Noeterly dirnotion from the pine.of J 1 .�I�, \ begineing, long wild lino to the plane of begi..ing. �l U • I I `- \`� \ �\ ___ •1C i j • \ I \ N. Together with the perpetual right to the use.f aa eeaar.t in the Moth 2 rods of \ U ll ' '-" 1 \ \ the Northeast Quarter of the Northwest()sorter and the North Ralf of the NortMut aaaiii = ,,5± • Quarter of Section 11. Township 32. Range 26.•.+tending from the wet lioe•ef the ' � /ARE :I2 1 ACI\1}.� said Northeast Quartos of the Northwet Quarter to the right of toy of the Groat I y I / Northern and Northern Pacift.sailrp. I rr it , ` 4 • r .�. a SUBJECT To FINAL BO-MARY SURVEY _,,\ NO -1 ,' . .... \Is.,\,_/- `` \ i '1 C , \\.\ `�i \� I ..A ��- g ', \`� `\ \'`•\' \ I / i'• �' " .-\ ..... •N, WETLAND REPLACEMENT -./RERAND 't-_ `,I \,\ -. .�1 k PRESERVED UPLAND AREA q "..` C pf MIT E[IVIRO IUIONS y I; 0 REPLACEMENT PLAN) .:i.:."7, -'/ _) Y1 -\ '- i / Vt.' ,,/ 1\ ..`.,>. •.....- -deo- �, � -�'- . ( 1.. ,ma1" ��—� j ... / .P.-..'-.------'-- -----1,18912'254V----------- / 'Iw.�' I '' III �,\ `` `\\ r 1 - ^- • A Christian/Kinghom, Ina Project / / i i _. 97,4PP 1 l /% /I/ !! (•' DESIGNED: I HEREBY CERTIFY THAT THIS PLAN WAS PREPARED RAA BY ME CR UNDER MY DIRECT SUPERVISION AND THAT ROGER A. ANDERSON AND DRAYdI: I AM A DULY REGISTERED PROFESSIONAL ENGINEER UNDER`,lyE�,ALfj 7YIF� OF NNESDTA PM i4//.','.' r /.f✓/ wIewS Land Development Munici4 CHECKED BY: Y W74+5 WAYZATA Bo .,SUIT IV. ,EAvau N0. DATE DESCRIPTION Of REMS/ONS DATE 5/7/97 REG.NO. 13659 RELL ADDITION A -•• , NORTH \ �, $ . » .." _-- 2 " �- - -r_, I (/ " 1... FEET _ _ i -. �. PLAN SYMBOLS `, /', 7 EW�L t' \` �. \...1. -_- i FIGHT-Gs-rAr LME - - — LOT UK ---,,,r.,w,- *ACING>zTw« — — -- - /" / — — —` / / PARAINO SE111A0( — i 1 C:.. " - ` \ " \ -��> 1 1 RETANNO vIAIL ` / RALLAOAO . / CULVERT >– " ---- --J S FENCE IJNE —'-`-'-'-A- \\ -. ..- � .--- - SC.ROAMo ,\ \ -- MOGE �� \ \ -• - 1 EX COMMA '3 ,^ EL ELEV. ` / (� �--_ --'-' IDRAINAGE moor \ \ l :\�. \'t- •-___,,, r \ IX STORY SEVER —„____ :,X., � %. l-_- '---. ., ■r■ _ EX FES 4 j \ :. \ .sem _______`.- - EX SAN. -_. ^ • EX WATERMAN _-_� �i•\ \'\ tA(2CILL 1,.... EX HYDRANT II"; �l - \� �` ,,,--:=.-----r•'-'77---- _-�- -- ,\ EX GATE VALE Y ,\ \;\\tr `\ ) W a \`\` \\\V J TELEPHC K T— `1.\\. _• O O€ POLE RNEAO CABLE a— OR POVERLNE _ \\.. ��� RETUNING TALL " A igipir . \\,, ,„‘ ,„\\ -_,..,..„-_,... .....____________ :_,_ . ,. ...._ -,--„,..,,,, ---,,,, OWNER: " I / \`• •:,:'‘ 1 \• LARRY MORRELL ---aeo-- ..:, ``:s4.-L, yycc��Albk • �o�� ` 841 UNE AVE NW ". \" `;.- _ ELK RIVER, MN 55330 / ,." ,ri :���0\ \\+� _— -- ,,I.. DEVELOPER: "-- s;.,;,3 .•,..A.,„ �' \ -- CHRISTIAN & KINGHORN, INC. :\\ - 21000 ROGERS DRIVE \ h' ROCERS, MN 55374 " " -\ ,,\ � . �"_ (612) 428-8323 :'`,` \ '�O-,� - GRADY KINGHORN r \ " . c_ \`. `" s --- SURVEYOR: \\ - " ♦ s\\\\ \`\�� -- LOT SURVEYS. INC. /" 7601 73RD AVE. N. ! ! 426 ,", t319,3-] _ e- // I s. \.4 ��'�'\ ROGER A. ANDERSON & ASSOC. -_--"""`PE'""i"�6 \s:.`. "\`".\\ 7415 WAYZATA BLVD.. SUITE 107 -----,.-_--- --�/ / \�'.t``. ``\\'`", \ MINNEAPOUS, MN 55426 i--`\ \ \ ‘‘‘,.\\\\\ 546-7035 - - -„D \ \\ Cow. NO. PLOTTED: ASSOCIATES INC. LARRY MORRELL ADDITION 9364 NG l Railroads ELK RIVER, MINNESOTA PRELIMINARY PLAT DRAM1 NO NNESOTA (Ma) a"e-Toss CHRISTIAN & KINGHORN P1 • / '; i�1 ; II ; ' „\ i \ / , , , , , i '\ I 71 %/ j I / / a / i \\ \ 7 i �; ® 1 I i SEC. 17 +� i / _� �SQ' \\ / i \ T.32N R.26W y '/ I , !� '' 'N� .' \ $ , 14t\ b — LOCATION MAP v\1 "" f j�lGiiov v mit w::�, 4' \. 1 \ \ �� v --IZ,L , Ilt:N \ \,,, _ A � 4�Z moi' \ \\ . \ -- , ale \ `\-, 1 / I*/ :..e ,GW � , ' � � : ,! � A� • POO r,� •\ • PZ\ I�__, 1 j ' i-- 1 ._ __.......- \ 1 \ „� erg 0 _ I / -�� i i� \ / -- _ tiQff.S. �i `\�\ '\\\.�_5_- �,(,�-(\' _ / •.oma \�•"...4•L' ••"'4”..>'i SILT ,� ,\ �,\ _ / `WETLAND REPLACEMENT �./ r��i ,__C 1. PROVIDE CON FENCE E OTHER r &PRESERVED UPLAND AREA \ Wr+11 EROSION CONTROL ITIEMS AT 1 NETLANp REPLACEMENT E ENdNEER _ ----� \ `� I' ME S NIT EPLACEMEN PLAN)TONS ' '..^<�" • AS DIRECTED BY SEE SHEET C2 FOR EROSION CONTROL LOC�ATIONS)L /" --________ .,.�, •-- _ `-. \1 2. OWNER TO PROVIDE CONSERVATION �� %f "-7.- s I i EASEMENTS OVER PRESERVED / / _ _ 1�1 _ eeo_ _ ). UPLAND AREAS // // ��---- �,.�'� _ 't' -^� —j.' 3. TRASH CONTAINERS AT DOCK 71 r' ( —� �I w. % �/1 I (( ' (" ----` '---__.= _ ' r C J/ �" - t 1 • 0Y 9364_1 DESIGNED: I HEREBY CERTIFY THAT THIS PLAN WAS PREPARED TJG BY ME OR UNDER MY DIRECT SUPERNSION AND THAT ROGER A. ANDERSON AND A DRAWN: I AM A Why REGISTERED PROFESSIONAL ENGINEER 2 5-15-97 RELOCATE BUIDNC,ETC PSH UNDER /EC/a-LAWS LAW Int MINNESOTA Land Development Municipal I 4-30-97 SUBMITTAL SET CHECKED BY: /7' •T`/^..G 7410.AYZATA&SV..SUM 107,uwN[APOUS.uN NO. DATE DESCRIPTION OF RENSIONS DATE 4-25-97 REC.NO. 23137 A Christian/Kinghorn, Ina Project .a. NORTH �\ \`\ \`\ _- _.-V: $ e SO 100 200 SCALE IN FEET l l / '-`' PLAN SYMBOLS i \V' -^ ELL ..., �• C1 ... `\�I x) I/ RIGHT-OF-WAV UNE — - - — NWNN9i,I:91Z RC VA 'r-�_ `\ \\ III"' LOT UNE �'vti� ` '��'�.'VwYvti T` BUILDING SETBACK - - - - TS f __ \ -� �- PARKING SETBACK - - C�—�� `� `I ```/ RETAINING WALL ` -�� I RMR0AD \ - \` --T- 0' RIVER OR CREEL( 7- ..-- ' \\✓ •,• __- -�' CULVERT )- -( •� i-_J „u TFT---1 FENCE UNE -X-X-11-x-K• \ i SILT FENCE `\ \ i\ /......_- �- WETLAND �.`� \\ \\ \ 1�\ BRIDGE TA. N \\\` ,1 / -- /'l • . ,%'. \ DITCH BALES A.A \ .G' / SOIL BORING 0 .\ ®� \\ \\ `� __ ; . IX.LONTTIIW ,`N L,- ----.. ,- j ,\ PROP.CONTOUR �901� `- v.., R � -,.....s, /' —l� \\ z......,-.11-' �' - PROP.Elf v. QED \\\' \ `.�5 \` - -i DRAINAGE ARROW V.. PROP CB • V` �As� vs.- - EC worm sEWcx >— \\; , `{\� \ \ \ ip___ x PROP.STORM SEWER �PR— s\\ \\ -``, \\�_ W x •\\\ \ - ��``\ Ex FTS 4 ```.`, \\�1`\ _-_ _ --44-4''-- - 1______ PROP.FES / ' 1 \`\` ;\ �\\ CC NN O �. •\ \ ``1 \� ; �� •.. PROP.MH • ------ \� `�sA \` I ` _ EJC SIN. — PROP.SIN. - �. \1. r- ______- FX WATERYAN -I— : `l`\�.,� �.n - _________11 _______,___, �_� PROP.WATER/ANN -I- lel� ` •; ...,, ��� PROP.HYDRANT HYDRANT Zt \`�\ ♦♦ 1:.°''..... `� E%.H`IDRANT \ `\ •"�.'ti T`���-1 IX GATE VALVE 1%k I I Ir \\\��` PROP.GATE VALVE • sc L---RRO / \\:: ` CAS } \\t� � 17DEPHONE ---..- -T- -t— off% r9�/ \ \\;; `.`` �\\•d._ '-\..I ELECTRIC —0 • -\ �:` ;\ ...) POWER PO(E {/ L---880- .1 K \: \ \ - ami. x �� .::� `:.� 2 Lear POST # r v n OR ROWERUNE FUTURE TRAILER ANGFCG(lTAINER \\'s \:`:- \� RETAgNc WALL STORAGE AREA ) \\ ``. \ OR DRAINAGE ARROW .r ` .. ( \ les \11\\ � OWNER/DEVELOPER: \\\ / CHRISTIAN do KINGHORN, INC. ,.T' �\ '.' ® I 21000 ROGERS DRIVE ® / - ` (612) 4 ROGERS, MN 55374 , s. R\\ GRAD KINGHORN �5 , �o. \ \ \$ �_sooWiur.K,t..fc„ i' iRgO' \:.`. \�. ,;.. \ SURVEYOR: - i --- --- --- / / \\�'`. �'`,'s• C:\.‘,, LOT SURVEYS. INC. - - - " --�__.- L.:I �'\ ' '\ 7601 73RD AVE. N. '`\ `L�\`\ \ MINNEAPOUS, MN 55426 x_ \` `\`''`,`` \\ GREG PRASCH I i \` \\ 560-3093 RGaL-, -� \ \ \ `` • ENGINEER: '-• I `` \` ROGER A. ANDERSON & ASSOC. 7415 WAYZATA BLVD., SUITE 107 MINNEAPOLIS, MN 55426 546-7035 COMM.N0. PLOTTED: ;SOaATES INC. MORRELL TRANSFER 9364 Rollroods ELK RIVER, MINNESOTA SITE PLAN DRAWING NO. .TA (612) 6i6 CHRISTIAN & KINGHORN r� y C1 , . R / ooo__ NATE PAR G CONSTRUCTION $1AVENUE - GTH ET INP .'a ENT SCHEDULE ' \ Bee 5 _ TEMP. ROCK .of. ',� CONST. ..JJ- 0 - --- - .�� ,i= • `.�0 oy=.•. «;: ' •933 T- :A ____ Koritiplti „ ,....?..-_s-,....\7w,1FlF,�DRAINAt v 1Y 24044. ':::.•4�,.'� -AR_� ®. MIER�� (`\ `\ TR A \ -• I �•• \ 1 CONSTRUCT 40'ENTRANCE DRIVE AV r� WITH 50'RADIUS FOR TRUCK TRAFFIC ` yo. '�I� 888.7 �� �, A ♦♦ 90 �ITiP�FENCE' '''''/ 602,,, e—',--)i \,4\ \\ ' 881.1 \.\\‘‘\\: ‘,. ' ‘,s,,,\ \ s.,::‘‘..,:::,,,‘‘,.,. .2,2,,,:\„... ,,, ,.‘, --- �`t ,,., \ SHOP �` '. ♦�` \ ilinnICIEN. \ 12.200 SF ti _�► gra ♦ .\ � 107 ._=. 1 OFFICE -a42 ♦ �V�\` 1 o I 5.890 SF v V �itt ♦ 1 �� ,� 30' L1XHT POST 1 I 1Nw''''''sea uAg.E w _ �_` _ to,.r L'-`, , .�\v '' o rm.. 6°cm.rF I se soot mm ■ f 8... 4------1- ---- —''.4 , ` ♦9E3 4••\•.. 'C -1 1 .3.94 .n�• -L 'a.�� w 14' ,oNC SPI�WArr, • , a , ' ''Qr e84.0 83t_ SEE,DETAIL ''�'. 1 3s4. I 59Npt�+ I ,/ • �) \\` • 0 ----1 , lir\‘‘-- Id!Iit �NM I �[U I N\\,\‘•II yyi , • I ao So � L • SEPTIC FIELDS- To �> BE PROTECTED FROM % ;//, �/ ',884.50 . 1..._ 1 I - w r-�v✓ CONST. TRAFFIC& P /,',.'„, �.0 -T GRADING AT ALL TIMES 1' 'jX -� I F �a5.81 �{_�� 1 o I 1� I - DATA, I eOMTNa 08une¢nuA.16! . ' -P. ua3Bm POOL 1.vw 1 `' /..- . \. • ROOF I PROMO.POOL VOL.-232 IF `� \ t'/// �I J CRAM ea 1 I Q I BOTTOM-6720 ,^ C,i. 7I _ TOP MN-ease �\ C'- gp I 1 CAPLET OPP.•NV.62 \, e r- ? \ I _______y __ ROOF w ' SAAB• OULU n 72 CURB 1 ss - if --- O.vmOw SPILLWAY°Nv.sex U6tATIER $491 '4.000 SF �I283.49 .8.A.PAL -sue 80' 0.e2 33 l1• • _ c� CONE.VALLEY.TIER m• �. 1 83C 3' e'CH*” FENCE w _/ —` ,�_--c. I 23as i9A"wmE POND OVERFLOW % 882.8 C r //(/ ^/ 8828 ♦ ►�,�w, (SEE.O �LI,WAY ,j-- 1 SILT FENCE(TYP) 2-18.CMP I ®♦ )) j�. �I „.„8/13 37 EOUAIJZER •` 1 _- / CULVERTS - - aeo.e I 11i X O 0 , \; ' _ e • (,)-11 Na 1 1 r ���1��'G \. �� ( ;I f i A 801 23 • 88125 681 73 9364-2 .; DESIGNED: I HEREBY CERTIFY THAT THIS PLAN WAS PREPARED TJX BY ME CR UNDER MY DIRECT SUPERNSION AND THAT ROGER A. ANDERSON AND AS I AM A DULY REGISTERED PROFESSIONAL ENGINEER 2 'S -t5-97 RELOCATE BLUING,ETC THE LAWS OF 114E STATE OF MINNESOTA Land Development Municipal 1 4-30-97 SUBMITTAL SET 7418*485*7A 0.W.,SUITE 107,MMEAPOUS,MNNC CHECKED BY: NO. DATE DESCR!PP.ON OF REASONS DATE 4-28-97 REG.NO. 23137 i A Christian/Kinghorn, Inc. Project 8804 i , X EWEL'L x 88,: \\ _ \ 30,=-•a--R NORTH,'LINE, S 1/2, NE 1/4, SEC.-11 \`,\ / II _��� -�,—� -v-,, �—fir--,, —vim ti—w ..a n.. II NORTH - / / s 15 w 100 ......2.--- T -i l ,1 `\ A i L / 1 883.3 X \ li uR•. PLAN SYMBOLS '\ J-J TYRCAL INST..,I ATM FOR C1 T FINK RIGHT-OF-WAY LITE — - - \ moo K 10.1 tilt amoosar IW..v 9 L_____t LOT L8 - _ BUILDING SETBACK — — — — PARKING SETBACK - - RETAINING WALL 98.9 RAILROAD r X , \\ �" o BUSIER OR CREIX _ CULVERT Y- r > F %, / l ' /� -i i {� FEIGE UNE , ------------ - 1.41x.t' SILT FENCE � •• bog/ WETLAND `-l (,. c ',\, BRIDGE \ ROCK CCNSTTRpll1CCM FNTRANC; HA9BM 0 �'" X Dual BALES v • \ ' \�� 991.A SO[.BORINO .\ 1``T _-____ CO CONTOUR --901 e025 ra rR.NM. e6a1-[u= PR[P'.CONTOUR —901— ,� \ \I / Nv.ew EX El-EV. x 901.0 \ i X MOM ,v I\ /� EXDR CB E ARROW "',-----X '\ Q\Q 1 ® `^ \ I / oao POND OlJ11FT 'C X PROP.CB ■ �"__ •\ / "Ca TO'F"� CO STORK SERER \' .`� \ \'K `V\ \___ PROP.STORM SEWER —►>— ` —_- �____ EX FES C ss` \‘‘`....../' .�-^ l Fu`9181°WORM Nn sc. PROP.1111 • 2\` IPA '� �+wo.v 01 110511.•155101K RUM a..m icom.�cim wsrx COairmeca SAN. —>— \ ..-9! i�(y(i/^�.. I\X �Q PROP.SAN. —>— �0. \\L \ \ �- CO WATERMAIN - --_89-\,`\ \ F/' \ '\ CA,RGIL L �rm PROP.'PTOMAIN -I— `` _ owmn Iw,wc 1 PROP.HYDRANT X \ \ _ . m EX HYDRANT - \. \ + .. Q` ` \‘‘\7-\?...) � ` \ - am m ..w EX GATE VALVE \\ 1 \ `..\` c9. \ :� \ =`="741`44! PROP.GATE VALVE R `' ``\`� O`\` `. ( !� 0411.11 Di ciii141 5301111.101 Neu 1100 Min 15 CAS -.- - .+as.•l,.,na w.71.704-=.1 —T— •\\ `` `�.� \\ \\ '21X"."9#D1bElre0112,Y ELECTRIC [ Ac/\. \.` \\� \\''''s �` ' "\\\N \\ \ �� ,......uc w'"•m" : ®1 POWER POLE P" `.\\•s` \ \`.\ \\ 388.5 .a,nrme ,.c 1 ae,.a. LIGHT POST ‘;',.L..„.._ N --' •\``\ `. \\s,\\ \ \ \ •••corinacroes LIMO•00 aauv.r..,..A DVERNEAD CABLE w_a. '1\\ `\\ \ \ _ • .z7 u.am n ra OR POWERLI A5 r " 883.8>� \ \ `\ 1 a. cw.•,..o•e.o,r M RETARItlq 4A5.1. c......._,_........., .4 `\\` ` \•; ` „ \L.\ \ J `\I m'sr.n..` DRAINAGE ARROW TSI \:\\,,,,‘,,„ •‘ ‘` rr, .42' .+. REBIND FILL/IMPACT AREA ....892 �` 862.\\``\ �s ,, ` L`\ +,m.rnc«m wun.uw ru or n�.mnr�..cm orroon_ .% r.` 891.31 ---- _ `.�``.. \`\\ �; .J,9a sus ti L °'. ' 7 — EROSION nnNTRnL SCHFTIII#F \ ``\,-\`_- OF INSTALLATION k MAINTENANCE \ ` ` 88' \\`,�\DRAINAGE TO �� "' .`\ `, \ \ \+TROTT BROOK .,m7...a.............,,!.. 0' . F_ , 5"}'".`-. `-` \\\\ ` \ , - . arm o. .....nn ` ETLAf�D` -- ----- --- •'--`': \,6 All 29 \\ `\"' , . . .a0 � .�.... '.* illif \ \\‘‘I'N', \\N , / INV `�\ �\ ` >®.14.0. Ran n P.M. .\1 1,,9t .\\.0,5, .881 PGNMAW, vr 2.611. '1 \ 1 . \ \\\\A \\` o\ own o moVO+A 1191.10.1T 0.4.01.11151%. �O\\Beit. ) 1 1 -I \ . ` \‘‘‘,)i ; \ 88181 --- 880 �` 41 tai COMM.NO. PLOTTED: ;oaATEs INC. MORRELL TRANSFER GRADING, DRAINAGE & ERANR[c N0 Railroads ELK RIVER, MINNESOTA 'TA 161�1 844-7035 CHRISTIAN & KINGHORN EROSION CONTROL PLAN C2 • Q. / \ ,/ ;v 0/0/„.°- i , . ,/- , ` `. \ ,/v USN MT . ' \/ \ \ I • \ii 0 \�� /' \• V � / � v, • A X. � \ / /3 \ N/ \ • ,. � / ' / MpNICi W0�\ • \ ,' / vi , -1-- , 'IN .• ® � iv , \ / �:ta /\ I I I 6., • z•► l BUILDING CODE ANALYSIS BASIC ALLOWABLE AREA 18.000 SF. OPEN 4 SIDES 60' UNLIMITED BUILDING CODE 1994 UBC. TOTAL ALLOWABLE AREA UNLIMITED OCCUPANCY GROUP 52 CONSTRUCTION TYPE 2N NOTE: ADMINISTRATIVE AND CLERICAL OFFICES 00 NOT EXCEED 25 PERCENT OF THE FLOOR AREA. OFFICE AREA 6.400 SF. PER BUILDING CODE SECTION 302.1.2.2 SERVICE SHOP 13.200 SF THE OFF)CES DO NOT REWIRE AN OCCUPANCY WAREHOUSE 29.800 SF. TOTAL ACTUAL BUILDING AREA 49.400 SF. SEPARATION. ALLOWABLE BUILDING HT. 1 STORIES 55 FT ACTUAL BUILDING HEIGHT 1 STORIES 25 FT III EXIT WIDTH REOUIRED 165 IN.15 EXITS) EXIT WIDTH PROVIDED 198 IN.16 EXITS) MAX.ALLOWABLE DISTANCE TO EXIT 150 FT. MAX.PROVIDED DISTANCE TO EXIT 70 FT. )4 i f6/ ) 1 1/ g:\christan\972109mt\mt alfp.dgn May. 20, 1997 14: 18:06 L17_ WIRTANEN CLARK LARSEN Architects Inc. i O O 0 O 0 10 11 0 1 x-o. xs } >.•-o- I xc } x-a I x-P + iL•-o•• } x-L- 4 © MORRELL TRANSFER ELK RIVER MINNESOTA I I I I I + 5911[xODA I I I I I I I I I I DEVELOPED BY: CHRISTIAN& KINGHORN,INC. GENERAL CONTRACTORS 21000 ROGERS DRIVE ROGERS,MN 55374 momimmimome THAT THIS PL^N INNYSOTA 11292 wr..e• 'MOOR DAVO WARN. PRINT HISTORY DATE CRY SU09TTK 1-SD42 CRY ABATR. 530.17 FLOOR PLAN aa."Eo Al ,2 iy � 4110 RRC119E0 L(iM.EASCu RO[M FACE du ROCK EACE.SPOLE SCORE. T T T 9. odd',COLOR CW ALL.CUiMI WALL SYSTEM ,glSE $us r-eRARM / I J057 BEARCIGA • .'_TO BEARING SIC* v ELooR - kk G LO E,R -_ _ - _ - _-�.- ``��44ii``�'� MCREO Rhl CWKD RP= ROCK Flu,Swore scam. OWEST ELEVATION MiRcrxcaaauAcuMiRMo 1 SCALE 1/4,..•r-o• 12 cli 10 T T c) T T I I I I I I I I _____________ . I I f i I I I I I OEAST R EL• EVATION SCALE O O O PREM..LE,EAscu / RDU na.51101[SCORE.IA SEE ORM.,OR WRFC..INC" CW ACL[MT INC CLEVATOM FOR NOTES MO ID - BOOM CEYOIO ,:°: 1 ®SOUTH ELEVATION SCALE As"•1'-G" • /4 7/7 1 g:\christan\972109mt\mt a2el.dgn May. 20, 1997 14: 14: 16 10 11 12 WIRTANEN CLARK LARSEN Architects Inc. I I I I I i a 1433 llT1CIS AVEN11.10 SOW, Q Q Q 5 11E1,.rxox _1� =1111. =1 11 = = � - = ROC. SNOLE SCORE. xcx COLOR CIAO ACCENT axo MORRELL TRANSFER ELK RIVER 1.1 2.1 ® MINNESOTA PREF .crx.r.sw ROC%FACE ou OOCRE r. ORf SCORC,/ 1 .COLOR ACCEMTELEVATION axo SEE STRAIGX1 .Aa.c S:vO�iawiES.w MIMI ■■ I i ONORTH ELEVATION SCILE Ya"-T'o' a DEVELOPED BY: CHRISTIAN& KINGHORN,INC. GENERAL CONTRACTORS 21000 ROGERS DRIVE ROGERS.MN 55374 WA.PR...SIRED Sy MIR OR UNORR NIV UNC...wcmTA.o., 110141.SAO 5.51440. PRINT HISTORY DATE STY S tTx. 4-5-0 OTT WS1.R/ &20.07 Namaimm PROPOSED ELEVATIONS a..o.,.�. nxw EIRRWN 1 MSt- Howaro R. Green Company CONSULTING ENGINEERS Formerly MSA Consulting Engineers May 21, 1997 File: 230-364-11 Mr. Steve Ach City Planner City of Elk River 13065 Orono Parkway P.O. Box 490 Elk River, MN 55330 RE: PROPOSED MORRELL TRANSFER SITE 171ST AVENUE Dear Mr. Ach: As requested, we have reviewed the various drawings submitted for the proposed Morrell • Transfer site to be located on 171st Avenue. Based on our review and comments received at the staff review meeting, we would offer the following comments: 1. The drawings we reviewed consisted of a preliminary plat dated May 7, 1997; a site plan with a revision date of May 15, 1997; and a grading, drainage, and erosion control plan with a revision date of May 15, 1997. All three of these documents were prepared by Roger A. Anderson and Associates, Inc. 2. It should be noted for the review of all these drawings that the property located north of the section line is City-owned property which was purchased from Roger Eull for the purposes of constructing 171st Avenue. The City also has the rights to 16.5 feet (one rod) south of that section line. We believe that there is the likelihood that a portion of this property could be sold or turned over to the Morrell site for purposes of their development. It will likely not be totally utilized in the future for roadway purposes. However, we are not sure of the mechanics to accomplishing this property transfer. 3. It appears from the preliminary plat that Cargill Corporation owns a piece of the site for purposes of accessing the railroad crossing about mid-point along the northeast line of the Morrell site. It will be necessary for the Developer to deal with Cargill to remove this restriction to the property, and also at that time the railroad crossing • should be closed. 1326 Energy Park Drive • St.Paul, MN 55108 • 612/644-4389 fax 612/644-9446 toll free 800/888-2923 Mr,.Steve Ach May 21, 1997 • Page Two 4. We have the following comments regarding the proposed grading of the site: ■ The entire site is shown to have concrete curb around the perimeter with the exception of the pavement alongside the pond area. We question why this area is not curbed also. ■ It appears that the grading plan intended that some of the water sheet directly into the pond, but the elevations do not indicate that this will happen. Essentially, the entire site which will be impervious surface with pavement or rooftop drains to one small bituminous swale located in the southeast corner. We suggest that it is more appropriate to use a number of catch basins and a section of appropriately sized pipe to get the runoff into the pond. This will eliminate any erosion problems caused by this large quantity of water flowing overland into the pond. ■ The 100-year high water level in the pond is shown at 882.8. At that elevation, a sizeable area of the parking lot will be flooded. We question whether or not these numbers are correct. 5. Storm drainage calculations detailing the amount of runoff, pond calculations, erosion protection at the outlets to the storm sewer, and sedimentation ponding details will • need to be provided at a later date. 6. The driveway access onto 171st Avenue scales 40 feet. City ordinance limits driveway widths to 30 feet. As a comparison, the LeFebvre Trucking Terminal that was recently constructed just west of this site was restricted to 36-foot driveway openings with appropriately-sized radii. We suggest that this site also be restricted to 36 feet. 7. There should be drainage and utility easements provided around the perimeter of the site. This would be particularly important along the 171st Avenue frontage. 8. There is no information provided about lighting for the site, location of trash receptacles, or a landscaping plan. If you have any questions regarding these comments, please call. Sincerely, HOWARD R. GREEN CONSULTING ENGINEERS • Terry J. aurer, P.E. TJM:tw Howard R.Green Company 364-2120.may CONSULTING ENGINEERS ;7/ ,d V l) .v mLymn . RW Imo^ � cm C}RM I N 1 I 6 1 y �� uaH.v1 O 1 Fft 176TH \ Want � ! 1 173R0 e City of Elkf River 13065 Orono Parkway • P.O. Box 490 Elk River, MN 55330 ZONING MAP CASE: CU 97 u FH$ 1 I 172ND 1 1 I 6 1 171ST 1 nom 1 169TH 1 -- n 166m i 1 %� 1 167TH W 166TH 'I 1 p ' cs -" 164TH I 1 v l 1 Rio 163RD � I 1 162ND � 1 1 � � 1 City of Elkf River 13065 Orono Parkway • P.O. Box 490 Elk River, MN 55330 ZONING MAP CASE: CU 97 u FH$