6.6 (
Item# 6.6.
Ity of / MEMORANDUM
1kRiverTO: Planning Commission
FROM: Stephen Wensman, Planner
DATE: March 23, 1999
SUBJECT: Request by Gopher State Mini
Storage for a Conditional Use Permit,
Public Hearing Case No. CU 99-10
Request
Please consider a request by the applicant for a conditional use permit to
construct additional mini-storage buildings in the I1 zoning district.
Location
Lot 5, Block 1, McChesney Industrial Park
• Zoning/Land Use
I1 (Light Industrial) / LI (Light Industrial)
Attachments
• Location/zoning map
• Site/landscape plan
• Grading plan
• Elevations
• Howard R. Green memorandum
Overview
The applicant is applying for a conditional use permit to construct additional
mini-storage buildings in the I1 zoning district. The site is located at the end
of a cul-de-sac and adjacent the Burlington Northern Railroad. Presently,
there are 3 storage buildings on the site. The applicant is proposing to join
two of the existing buildings, expand one, and construct one entirely new
structure. The proposal will require a slight variance of the building setback
•
13065 Orono Parkway • P.O. Box 490 • Elk River, MN 55330 • TDD&Phone: (612)441-7420 • Fax: (612)441-7425
Memo to Planning Commission/CU99-10
March 23, 1999
Page 2
• in the direction of the railroad property and a larger parking setback
variance.
Curb and Gutter
The Elk River City Ordinance requires curb and gutter adjacent the public
right-of-way extending back to the building wall as indicated on the site plan.
Parking
The Elk River City Ordinance requires a minimum of 4 on-site parking stalls
as indicated on the site plan.
Emergency Vehicle Access and Driveway Widths
In several places, the pavement widths are too narrow for two-way traffic on
site. The applicant will be required to post the site with one way traffic signs
in these areas.
Furthermore, the single storage stall addition near the center of the site will
restrict emergency vehicles from turning between the buildings. The
. proposed western most drive lane is too narrow to permit emergency vehicle
turns.
Lighting
The police department was concerned about security lighting. The applicant
has provided a lighting scheme for security.
Drainage and Utility Easements
The proposal necessitates the moving of an existing utility pole guy-wires. A
5 foot easement is required under the relocated guy-wire across the site as
indicated on the site plan. Also, a ten foot drainage easement is required to
be granted to the City along the north line of the site as indicated on the site
plan.
Site Drainage
The applicant proposes to construct a small sedimentation pond adjacent the
parking stalls (See attached Howard R. Green memorandum).
•
\\elkriver\sys\shrdoc\planning\stevewen\pcmmo\cu9910pc.doc
Memo to Planning Commission/CU99-10
March 23, 1999
Page 3
• Sign
The police department and Fire Department have requested that the
driveway extend around the proposed building addition near the entrance of
the site to facilitate emergency vehicle access. This paving conflicts with the
location of the existing pole sign. A new location has been shown. The new
sign will be required to conform the Sign Ordinance and will require a sign
permit prior to construction.
Grading
The grading plan shows grading on the Railroad property and the DNK
property to the east. The approval shall be contingent on written approvals
from the adjacent property owners.
Landscaping
According to the Elk River Landscape Ordinance, the applicant is required to
plant 28 trees. As proposed, the site is mostly paved leaving little area for
landscaping. The applicant has indicated (9) conifers and (12) deciduous
trees planted roughly 30 feet on center. The tree species, sizes and planting
• details have not been indicated on the site plan.
Recommendation
Staff recommends that the Planning Commission recommend approval a
request by the applicant for a conditional use permit to construct additional
mini-storage buildings in the I1 zoning district with the following conditions:
1. THAT THERE BE NO OUTSIDE STORAGE.
2. THAT A VARIANCE BE GRANTED FOR THE BUILDING AND PARKING
SETBACKS.
3. THE DRIVEWAYS LESS THAN 24 FEET WIDE BE POSTED ONE-WAY.
4. THAT ANY NEW SIGNS CONFORM TO THE ELK RIVER SIGN ORDINANCE
AND WILL REQUIRE A SIGN PERMIT.
5. THAT A TEN FOOT DRAINAGE AND UTILITY EASEMENT BE GRANTED TO
THE CITY ALONG THE NORTH PROPERTY LINE.
6. THAT A FIVE FOOT EASEMENT BE GRANTED TO THE CITY ACROSS THE
SITE UNDER THE RELOCATED UTILITY GUY WIRE.
• 7. THAT WRITTEN PERMISSION FROM ADJACENT PROPERTY OWNERS IS
PROVIDED PRIOR TO CONSTRUCTION OR GRADING OFF-SITE.
\\elkriver\sys\shrdoc\planning\stevewen\pcmmo\cu9910pc.doc
Memo to Planning Commission/CU99-10
March 23, 1999
Page 4
• 8. THAT THE DRAINAGE, GRADING AND SNOW STORAGE ISSUES BE
ADDRESSED WITH THE CITY ENGINEER'S APPROVAL PRIOR TO
CONSTRUCTION OR GRADING.
9. THAT A MINIMUM SIZE OF 6 FOOT CONIFERS, 2"BB DECIDOUS
OVERSTORY TREES AND 1.5"BB ORNAMENTAL TREES BE PLANTED ON
SITE AS REQUIRED BY CITY ORDINANCE.
•
•
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•
Howard R. Green Comcany
CONSULTING ENGINEERS
March 15, 1999
File: 806510J-0240
The Honorable Chairman and Planning Commission
City of Elk River
13065 Orono Parkway
P.O. Box 490
Elk River, MN 55330-0490
RE: GOPHER STATE MINI STORAGE EXPANSION
Dear Planning Commission Members:
As requested, we have reviewed the plan for the proposed expansion of the Gopher State Mini
Storage facility. This site is located in the McChensey Industrial Park. The plan we reviewed
was prepared by D'Heilly Engineering & Associates, Inc. It consisted of two sheets, a site plan
• and a grading and erosion control plan. Based on our review and comments received at the
staff review meeting, we would offer the following comments.
1. Currently the site has three free standing mini storage buildings. The proposal is to
connect two of the buildings together, put small expansions of the third building and
construct a new fourth building on the site.
2. The grading and erosion control plan shows a significant amount of grading north of the
site on the Burlington Northern/Santa Fe Railroad property. It also shows some grading
and the installation of silt fence east of the site on adjacent property. A permit will be
needed from the Railroad Company to allow the grading in their right-of-way. Without
the grading it will be difficult to build the proposed new building. Permission will also be
needed from the property owner to the east to install the silt fence and do the small
amount of grading shown on their property.
3. A small pond has been shown along the southerly property line. It takes drainage from
about a quarter of the site. There have been no calculations submitted for this pond.
One problem we see is that the only emergency overflow from this pond would be to the
south on to the adjacent property into a currently existing pond there. There is an
existing storm sewer system which flows along the western line of this property to the
ditch system north of the property along the railroad. We questions whether it would be
better to either tie into this storm sewer system and eliminate the pond or possibly build
and independent storm sewer system on the site which would drain to the north. We
believe that a land locked pond that can only overflow onto the neighboring property
should not be allowed.
4. Glen Sundeen from the Elk River Municipal Utilities indicated at the staff review meeting
that he needs a 10-foot utility easement running north and south through the center of
the site for guy wires from an existing power pole shown along the north property line.
o./p roj./806510J/0240/510-0312 m a rch 99
1326 Energy Park Drive • St. Paul, MN 55108 • 651/644-4389 fax 651/644-9446 toll free 888/368-4389
• The Honorable Chairman and Planning Commission
March 15, 1999
Page Two
5. The bituminous along the north site of the proposed new building does not meet the City
set back requirement of 10 feet from the property line.
6. It will be difficult if not impossible for a fire truck to move around all buildings on this site.
We will be reviewing this issue with the fire chief prior to the planning commission
meeting and can report on it at that time.
7. At the staff review meeting the Police Department representative requested that security
lights be placed throughout the site.
8. There appears to be little or no room on the site after the proposed expansion for snow
storage. We question where the owner will pile snow. Part of the drainage system
through the center of site consists of a concrete valley gutter with a half of percent slope
which drains both westerly and then northerly to the railroad property and a portion of it
drains east to the neighboring property. If the eastern part of the site is used for snow
storage the drainage system will not work in the spring when it may be need most. Also,
even if there is no snow stored at this end, off of the end of the concrete valley gutter,
there is approximately 80 feet, which is at a grade of just over one percent. We question
whether this will adequately drain the site. After the proposed expansion, this site will be
nearly all impervious. A great portion of this site is expected to runoff to the east. We
also question whether the owner even has the right to send a concentrated flow greater
than existing conditions to the east onto a neighboring property.
If you have any questions regarding any of these comments, please call.
Sincerely,
HOWARD R. GREEN COMPANY
Terry . aurer, P.E.
•
o./proj./806510)/0240/510-0312march98 warc R. Green Corncany
CONSULTING ENGINEERS