Item 5.4 --fir
\4
Item # 5.4.
ity of �
.lkRiver MEMORANDUM
TO: The Planning Commission
•
FROM: Stephen Wensman, Planner 7
/61
DATE: July 25, 2000
SUBJECT: Request by Sherburne County Public Works for a
Conditional Use Permit to Construct a Cold Storage,
Public Hearing Case No. CU 00-27
Request
Sherburne County Works requests a conditional use permit to construct a cold
storage building in the Cl zoning district.
• Location
425 Jackson Avenue, Auditor's No. 4, the north 123 feet of the east 270 feet of
Lot 1 and part of the east 270 feet of the southwest 1/4 of the northwest 1/ of
Section 34, Township 33, Range 26 (PID #'s 75-404-0020 and 75-134-2301).
Zoning/Land Use
Cl (Central Commercial) / CB (Central Business)
Attachments
• Location Map
• Site Plan
• Annotated Site Plan
Overview
Sherburne County Public Works owns and operates a highway maintenance
facility on two lots (1.4-acres) located on Jackson Avenue in the Central
• Business District consisting of a 3060 SF office and a 5510 SF garage. The
County would like to construct an additional 3,072 SF cold storage building in
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/CU 00-29
August 22,2000
Page 2
order to store vehicles indoors. Construction or expansion of governmental
• buildings and facilities in the Central Business District requires a conditional
use permit.
Analysis
Lots
The Public Works facility is presently on two lots. The existing building and
most of the paved area is on the .76-acre lot with street frontage. The
proposed location of the new storage building is partially on the front lot and
partially on the rear lot without street frontage. City Ordinance requires that
the two lots be combined.
Parking
Over half of the site is presently paved with bituminous and there is enough
space to accommodate the required 10 parking stalls. City Ordinance requires
that the parking stalls, including a 13 ft wide handicap stall, be striped.
Parking Setbacks
• City Ordinance requires parking to be setback 10 feet from the property lines.
Presently, parking extends into the setback area along the front and side
property lines. In some locations, the pavement is continuous with the
adjoining properties. The Elk River Fire Department utilizes the southerly
drive to access the back of their facility. Where cross access is not needed,
excess pavement should be removed and the ten-foot setbacks should be
restored.
Curb and Gutter
Presently, the parking lot has no curb or gutter. City Ordinance requires curb
and gutter around the perimeter of the parking lot, however a provision in the
City Ordinance allows lesser curb and gutter (up to the building face) for
industrial uses. The Public Works facility is an office/industrial use in the C1
zoning district.
Building Materials
The building as proposed is a typical pole building. City Ordinance requires
that 100% of the exterior building finish shall be of an approved building
finish, i.e., wood, stucco, brick, ...other approved architectural metal siding.
•
\\elkriver\sys\shrdoc\planning\stevewen\pcmmo\cu00-29.doc
Memo to the Planning Commission/CU 00-29
August 22,2000
Page 3
Grading and Drainage
• Presently, storm water run-off drains to adjoining properties, and to a wetland
behind the property. The new building will increase the hard surface on the
site and increase run-off. Any increase in storm water run-off will have to be
collected on site.
Landscaping
Presently, there are (2) 20-foot Ash trees and (5) 6-foot conifers located at the
rear of the property. The open space at the rear of the property, in part where
the new building is proposed, is presently used for soil storage. Soil storage
and debris should be separated from landscaped areas to prevent erosion and
damage to landscaping.
With the removal of paving, some additional green space can be created and
additional trees planted for shade and screening. The City Boulevard between
the sidewalk and Jackson St. all along Jackson is presently bituminous. This
area should be restored to turf.
Access Easement
• An access easement agreement should be provided to allow the Elk River Fire
Department access across the County property.
Annotated Site Plan
An annotated site plan has been prepared and attached that demonstrates
staffs recommendations.
Recommendation
Staff recommends that the Planning Commission recommend approval of the
request for a conditional use permit to construct a 3,072 SF cold storage
building with the following conditions:
1. THAT THE NEW BUILDING CONFORMS TO THE EXTERIOR BUILDING
FINISH REQUIREMENTS AND ALL BUILDING CODES.
2. THAT CONCRETE CURB AND GUTTER BE INSTALL AROUND THE
PERIMETER OF THE PARKING LOT UP TO THE FRONT BUILDING FACE.
3. THAT WHERE POSSIBLE,TEN-FOOT PARKING LOT SETBACK SHALL BE
RESTORED AND MAINTAINED.
Ili
\\elkriver\sys\shrdoc\planning\stevewen\pcmmo\cu00-29.doc
Memo to the Planning Commission/CU 00-29
August 22,2000
Page 4
4. THAT THE TWO LOTS BE COMBINED.
• 5. THAT THE PARKING STALLS BE STRIPED,INCLUDING A HANDICAP
PARKING STALL.
6. THAT A LANDSCAPE PLAN BE PROVIDED THAT INCLUDES TREES IN
THE FRONT OF THE BUILDING FOR SCREENING AND SHADE.
7. THAT SOIL AND DEBRIS STORAGE BE ON A PAVED SURFACE
SEPARATED FROM LANDSCAPED AREAS TO MINIMIZE EROSION AND
DAMAGE OF LANDSCAPING.
8. THAT ANY INCREASE IN STORM WATER RUN-OFF BE COLLECTED ON
SITE.
9. THAT AN EASEMENT BE PROVIDED TO ALLOW THE ELK RIVER FIRE
DEPARTMENT ACCESS ACROSS THE COUNTY PROPERTY.
•
•
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