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item 5.6 ��/ \1 - Item #5.6. ity of ,/ .lk • Raver MEMORANDUM TO: Planning Commission FROM: Michele McPherso irector of Planning DATE: July 25, 2000 SUBJECT: Case No. CU 00-28 Request by ANC/Opus Northwest(Softpac) for a Conditional Use Permit to Allow Above-Ground Storage Tanks; Public Hearing • Request The applicant requests approval of a Conditional Use Permit to allow construction of five 12'x37' above-ground storage tanks to be constructed in conjunction with a manufacturing facility. iLocation Generally in the southwest corner of Business Center Drive and Joplin Street. Zoning/Land Use Business Park/ Light Industrial Attachments Location Map Site Plan Concept Landscape Plan Floor Plan Elevations Narrative from the applicant Memo from the City Engineer dated July 21, 2000 Overview The applicant is proposing to construct a 64,000 square foot manufacturing facility. The facility is extremely high tech in nature, as it will manufacture and fill IIIflexible packing with various types of juice drinks. The above-ground storage 13065 Orono Parkway • P.O. Box 490 • Elk River, MN 55330 • TDD &Phone: (612) 441-7420 • Fax: (612) 441-7425 Memo to Planning Commission/CU 00-28 July 25,2000 Page 2 tanks are to be used for the storage of liquid fruit syrups, fruit concentrates and IIIother liquid ingredients for incorporation into the finished product as part of the filling process. Analysis Existing Conditions The subject property is located slightly west of the southwest corner of the intersection of Business Center Drive and Joplin Street. The property is currently vacant with a line of mature trees along the west property line. The property is zoned Business Park and guided Light Industrial. It is north of Country Crossing Townhomes, an area zoned PUD and comprised of single level townhome units. The southwesterly 310' of the subject parcel abuts Sandpiper Estates which is zoned R1 b (Single Family Residential) and guided Low Density Residential. The site is laid out such that the building is located within the north one-half of the property. Two entry drives are proposed from Business Center Drive; one each on the east and west property lines. There will be no access onto 183rd Avenue NW. A future expansion is proposed. This expansion will occur to the south and ultimately, the two entry drives will create a ring drive around the full building, once it is completed. IIICompliance with the Ordinance Requirements The site plan as proposed meets the building setbacks and front parking setbacks as required by the Business Park zoning. The east and west parking setbacks, however, have not been met and will need to be adjusted to meet the 20' parking setback requirement. A 50' hard surface setback is proposed along the property line adjacent to 183rd Avenue. This will allow for construction of a berm and landscaping to help screen the structure from the adjacent residential structures. For Phase One, 64 parking spaces are proposed. The amount of building being constructed, however, requires 162 spaces to be constructed. This is based on the following: Office space 17,600 s.f. 59 spaces (includes mezzanine space) Warehouse space 15,600 s.f. 8 spaces Manufacturing space 44,724 s.f. 95 spaces TOTAL 162 parking spaces The plan shows an expansion area of 96,480 square feet and associated proof of parking. Staff estimates that for future expansion the following number of parking spaces would be required: III S:\PLANNING\MICHMC\PLREPRTS\C000-28.doc Memo to Planning Commission/CU 00-28 July 25,2000 Page 3 Warehouse space 37,768 s.f. 17 spaces III Manufacturing space 62,712 s.f. 129 spaces TOTAL 146 spaces The future expansion will require 146 spaces. The required number of parking spaces for the parking for Phase One and future phases is 308. The submittal indicates 368 parking spaces on site, exceeding the number required by 60 spaces. Building Materials and Elevation As stated earlier, Softpac proposes to construct a very high-tech manufacturing facility. The architect will be present at Tuesday's meeting to explain the extension of this high-tech concept into the design of the building. A color rendering will be available to visually express this concept to the Commission. The structure is proposed to be constructed of concrete tip-up panels with a uniform rib finish. The office space will protrude forward in the northwest corner of the structure. The eight (when expanded) stainless steel storage tanks will be located in front of the building centered on the front elevation. The architect explained that additional details such as stainless steel wrapped, oversize columns would accent the office area and the flashing to cap the top of the building would also be metallic (aluminum) in nature. The tip-up panels are • proposed to be painted to emulate an industrial high-tech feel, expressing the high-tech equipment found within the building. The above-ground tanks are slightly higher than the building itself. The building is proposed to have an interior clear height of 30'. The top of the wall will be 34' and the tanks are proposed to be 37' high. The tanks will not be screened, as it is the intent of the architect and the building owner to express the nature of the tanks as part of the overall architectural detailing of the building. The area in front of the tanks will have parking and will be landscaped with a variety of trees such as crab apples and honey locusts. Landscape Plan A landscape plan was submitted by the applicant. The landscape plan proposed 110 trees, where 84 are required by the ordinance. A number of trees are proposed for the front of the property. Staff recommended to the applicant that boulevard trees, spaced at regular intervals, be planted along Business Center Drive similar to those planted in front of the Sherburne County Government Center. The applicant intends to maintain the trees along the west property line to the greatest extent possible. Staff recommends that more of the "extra" trees be planted along and on the berm proposed for the area adjacent to 183rd Avenue. This will provide additional screening for the townhome residents. At • this time, the landscape plan has a substantial gap in the center of this area to be S:\PLANNING\MICHMC\PLREPRTS\C000-28.doc Memo to Planning Commission/CU 00-28 July 25,2000 Page 4 screened. The size of the trees and the species meet the ordinance • requirements. Grading and Drainage The applicant did not submit a grading and drainage plan due to the fast track nature of the project, as well as the City's desire to incorporate permanent ponding within its business parks to create an improved aesthetic. This issue was discussed during the marketing plan recently completed by the EDA and HRA. The City is working closely with the applicant as well a developer for the adjacent property to the east to develop ponding schemes that would allow water to become a permanent feature in this business park area. The City Engineer addresses the general grading and drainage concepts that will be addressed by the required plan in his attached memo. Signage No signs were indicated on the site plan, however, any sign proposed will need to be monument-style, not to exceed 10 feet in height and to be set back 10 feet from the property line. An Elk River sign permit will also need to be issued prior to construction of a sign on the property. Recommendation IIIStaff recommends that the Planning Commission recommend approval of the request to allow above-ground storage tanks to the City Council, with the following conditions: 1. THE LANDSCAPE PLAN BE REVISED TO INCREASE SCREENING ALONG 183RD AVENUE. 2. THE WESTERLY DRIVEWAY BE LOCATED CLOSER TO THE PROPERTY LINE TO ALLOW FOR FUTURE SHARED DRIVEWAY OPPORTUNITIES. 3. THE APPLICANT SHALL WORK WITH CITY STAFF TO DEVELOP A GRADING AND DRAINAGE PLAN TO ALLOW JOINT PONDING ON THE SITE. 4. ALL COMMENTS OF THE CITY ENGINEER BE ADDRESSED. • S:\PLANNING\Ml CH M C\P LREPRTS\C000-28.doc t= li lowitftrami ;NI, ....,,.....ADD;v04 ilima• ii 0/.0• 111,■ i ,.QIT Num'El • i ,, � �Ff�' ,1114410"...7,t411190111-a 11710 ii � ����1 �� ���sem.; • •�! 1Sc�'!� X11 1 VFP� 4i .. - • f i 11 tr 7. iii 412 me 4 ti/ �9�+ , rm Fa ses7,4,1-Aff firMINI,Q4Jrq; -4, 1Tre ri ' KE O i1 a: • 44 Y�9 zz,ii,,,17,;:, -- A"-,, iv -/ilia �`4w�;� �� a ` '7.ill Fey". '� ��o - +(.■r'_ 1��� ORONO •� r. 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Box 490 CASE: C U 00-28 Elk River, MN 55330 07/0 /2060 15: 24 6124254399 ADV NUTRITIUNALS • rapt el Ill ANC / PouchPac Industries, Inc. ANC/PouchPac Industries, Inc. intends to build a new, state of the art flexible packaging plant in Elk River, Minnesota. This plant will produce, package and distribute beverage products in stand-up flexible pouches(similar to the Capri Sun"drink pouch produced by Kraft Foods Corporation). The creation of new technological advances in packaging machinery has allowed this company to breakthrough into the high speed manufacturing of these products. It has been noted by the packaging industry trade press that this new technology (owned by ANC /PouchPac Industries, Inc.)will revolutionize the way beverages are packaged in North America. Products produced at the Elk River plant will include common name brand products in the following categories:juice drinks, children's beverages and sport drinks. National distribution of these products will predominantly be through grocery and convenience stores. The Elk River facility will be built by Opus Northwest and will consist of a premium Fabcon concrete structure standing 34—36 feet in height and totaling approximately 75,000 square feet after its first phase of construction. The building will also have five to six 37-foot tall stainless-steel syrup storage tanks architecturally integrated into the facade. Further expansion is anticipated as part of a multi-phase build-out. The interior will be finished to consider employee satisfaction, while exceeding all governmental III regulations set by the USDA and FDA. ANC/PouchPac Industries, Inc., will eventually employ 180 -200 people in administrative and manufacturing positions. The production department will consist of many higher paying technically oriented employment opportunities. ANC /PoucbPac Industries Inc., has planned an aggressive training program to help place new employees in these higher pay scale positions. • r,t - i1Howard R. Green Company L_ CONSULTING ENGINEERS July 21, 2000 File: 810970J-0325 Ms. Michele McPherson Director of Planning City of Elk River 13065 Orono Parkway Elk River, MN 55330 RE: POUCH PAC INDUSTRIES SITE PLAN REVIEW CITY OF ELK RIVER, MINNESOTA Dear Ms. McPherson: As requested, we have reviewed the site plan submitted by Opus Architects and Engineers, Inc., for the proposed Pouch Pac Industries building to be located in Country Crossing Business Park. The site is an approximately 14-acre piece of property between Business Center Drive and 183rd Avenue, located just west of Joplin Street. The proposal is to construct a Phase I • building of approximately 64,000 square feet which would have four receiving docks and eight shipping docks. Expansion is shown for up to another 96,000 square feet, for a total of 160,000 square feet. The expansion would add four additional receiving docks and up to 16 additional shipping docks. Based upon our review, comments received at the staff review meeting, and our discussion with the developers, we would offer the following comments: A. Water Pouch Pac Industries is very water intensive. They estimate that under full development they will use approximately 250,000 gallons of water per day. For this reason, it is essential that the development have a dependable, redundant source of water. Fortunately, this site has excellent water service. There is a 16" trunk watermain located along 183rd Avenue and a 12" trunk watermain located along Business Center Drive. As you are aware, just east of this site, there is a million-gallon water tower and a well with a treatment facility. Watermain is stubbed into the site from both Business Center Drive and 183rd Avenue. Water service could be easily provided by looping these two stubs along the west side of the building. Adequate fire protection can be accomplished by strategically placing hydrants along this watermain loop. Additional hydrants needed on the east side of the building can be accomplished by stubbing in from the existing watermains in 183rd Avenue and/or Business Center Drive. B. Sanitary Sewer Under full development, Pouch Pac Industries anticipates a sewage flow of up to 50,000 gallons per day. It is our understanding that the waste stream will be similar to domestic sanitary sewage waste in its strength. There is an 8" lateral sanitary sewer located in • Ltr-072100-McPherson.doc 1326 Energy Park Drive • St. Paul, MN 55108 • 651/644-4389 fax 651/644-9446 toll free 888/368-4389 Ms. Michele McPherson • July 21, 2000 Page Two Business Center Drive. There is an 8" sewer stub extended into the property from this lateral line. From here, the lateral line flows down Joplin Street to a trunk line located in Orono Parkway and easterly to the City Hall site where a large lift station pumps it across the Main Street Bridge. The existing sanitary sewer facilities are adequate to provide service to Pouch Pac Industries. C. Storm drainage The site on which Pouch Pac Industries proposes to locate is relatively flat. At this point, a detailed grading plan has not been prepared, but it is safe to assume that approximately half of the site would flow to the north toward Business Center Drive and the remaining half would flow to the south toward 183rd Avenue. Ponding will be needed for flow in both directions. The ponding will need to accomplish both quality control and also some rate control. For the portion that flows northerly to Business Center Drive, the ultimate outlet would be under Trunk Highway 10 and through the existing trunk storm sewer facility which flows between the Guardian Angels and Tom Hartman properties. For the portion of the site that flows to the south, there is an existing trunk storm sewer facility in Orono Parkway that ultimately outlets into Lake Orono. D. Traffic As you are aware, Business Center Drive is a 52'-wide, four-lane facility. It is certainly • capable of handling all of the traffic, both employees and trucks, that Pouch Pac Industries is anticipated to generate. The intersection of Business center Drive and Joplin Street has four-way stop sign control. The intersection of Joplin Street and Trunk Highway 10 is signalized. This should provide for safe vehicle movements to and from the site. The site plan for Pouch Pac Industries proposes two driveway accesses: one on the east side and one on the west side of the site. Both of these driveway accesses are off of Business Center Drive. There is no proposed access to 183rd Avenue. Our discussion with the developers about accesses to business Center Drive consisted of two items. First, the easterly driveway needs to be aligned with the existing accesses north of Business Center Drive into the strip mall. Second, regarding the driveway at the west side of the site, we will continue to work with the developers to explore location the driveway further to the west such that it could be used as a joint access when the Gagne Property develops immediately west of this site. We discussed a common drive on the east side of the property for the undeveloped parcel in the northeast corner of this area. However, since that undeveloped property parcel is zoned commercial and this obviously is an industrial use, it is reasonable to believe that these two types of traffic will not mix very well. Another item we are exploring and will have some more information available later is the possibility of restriping Business Center Drive from four lanes to three lanes. The idea here is to provide a center left turn lane so that all vehicles entering Pouch Pac Industries, including large semis, would be able to make their left turn from a turn lane • rather than a through lane. This situation will likely occur continuously as the property all Ltr-072100-McPherson doc Howard R.Green Company CONSULTING ENGINEERS r g 1: i LI lill !if!' ,ip, li gli II , , I oQ � \\\\\ I z l �� CCC 1\106°C' 'M'N 133�l1S NIldO' p rt W .MN /�— I w \ \ I U -, I W \ I wv I - 33\3 - �� I ii CI .fn r - _— ---- //// (09) ONIN21tld .J0 JOO d / / / rr J 4 % C I L J oz 1'Z • - 1 r 0 I n c)ED, >w x� \ �I I lcI "C oW o�W I I • Et w ' I I 1 T isi T 7 —11 z W I ',..-7 Il. 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