5.4. PCSR 05-24-2005
.
Item # 5.4.
MEMORANDUM
FROM:
Planning Commission ~
Scott Harlicker, Senior Planne~
May 24, 2005
TO:
DATE:
SUBJECT:
Case No. CU 05-11
Request by Rock Solid Realty for Conditional Use Permit for
Outdoor Storage
Request
. Consider a request by Rock Solid Realty for a conditional use permit for outdoor storage.
Location
12669 Meadowvale Road
Zoning/Land Use
I1 (Light Industrial) / LI (Light Industrial)
Attachments
. Location Map
. Site Plan
. Memo from the City Engineer
. Memo from the Utilities Manager
Overview
Background
The applicant is requesting a conditional use permit for outdoor storage. The storage will be
. accessory to an office/warehouse building that he is planning to construct. The proposed
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Rock Solid Realty, CD 05-11
March 24, 2005
Page 2
building is a permitted use subject to site plan review. The applicant will also be platting the
property.
Existing Conditions
The property is currendy home to Meadowvale Construction/Viking Asphalt. There is a
building that is used as an office. Most of the site is used for outdoor storage of equipment,
trailers and assorted vehicles. There is a wedand located in the northeast comer of the
property. McChesney Industrial Park is located to the west, a single family home is located to
the east and the Burlington Northern Railroad tracks and the Elk River Industrial Park are
located to the north. The property has frontage and access from Meadowvale Road
(CR#44).
Proposed Outdoor Storage
The applicant is proposing a 9,270 square foot outdoor storage area. The storage area will be
located in the rear of the property. The storm pond will be to the north, the wedand to the
east, the proposed building will be to the south and McChesney Industrial Park to the west.
The storage area proposed to be unpaved with a Class V surface. The site plan indicates that
it will be enclosed on 3 sides by a fence, the type of fence has not been specified. The
storage area will be screened from the road by the building. Landscaping should be installed
along the west side of the storage area, adjacent to the industrial park, to screen the storage
area from the adjacent properties.
Grading and drainage issues are addressed in the City Engineer's memo.
The Fire Chief has requested that a hydrant be located near the storage area. Per the Utilities
Manager's memo, the water main should be looped from Meadowvale Road, through this
property, to the water main on York Street in the McChesney Industrial Park. The applicant
will be responsible for extending the water main to the west boundary of the his property
Rebecca Haug, Environmental Technician has reviewed the proposal and recommends a 20
foot setback from the wedand. The applicant should provide a method, that is acceptable to
staff, that will prevent runoff from the storage area from flowing into the wedand.
Recommendation
Staff recommends that the Planning Commission recommend approval of the request for a
conditional use permit for outdoor storage with the following conditions:
1. All comments of the City Engineer shall be addressed
2. Screening shall be installed along the west side of the storage area, adjacent to
McChesney Industrial Park.
3. The storage area shall be setback a minimum of 20 feet from the wedand.
4. No runoff from the storage area shall flow into the wedand.
S:\pLANNING\Case Files\2005\CU 05-11 Orono Commons\CU05-11PC5-24.doc
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Rock Solid Realty, CD 05-11
March 24, 2005
Page 3
5. The water main shall be extended from Meadowvale Road, through the site, to the
west boundary of the property.
6. The property shall be platted.
7. The storage area will have to be an accessory use to the office/warehouse building.
S:\PLANNING\Case Files\2005\CU 05-11 Orono Commons\CU05-11PC5-24.doc
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Location Map
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Case Number: CU 05-11
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Client
Project
ORONO COMMONS
ELK RIVER, loiN
PRELIMINARY PLAT
, Engine,ering . Planning . SurVf1ying
II FRA 15050 2.Jrd A"",ue North
Plymouth Minnesota 55447
phone 763/476-6010
McCombs Frank Roos fax 763/476-8532
Associates, Inc. E-MaU: mfratlmfra.com
Designed
Drawn MRO
Oat. 4/25/05
Checked
Approved
ROCl< SOLID REAL TV MN. llC
RONAlD J. TOUCHET\'E
ELK RIIiER, MN
Sh:moture
Name
Oat. 4 /25 /05 L1c.n..,
13065 Orono Parkway
Elk River, MN 55330
May 18, 2005
File: 825410J-02040
Mr. Scott Harlicker
Senior Planner
City of Elk River
13065 Orono Parkway
Elk River MN 55330
RE: ROCK SOLID REALTY PROPOSAL
Dear Mr. Harlicker:
.
.& requested, we have reviewed the proposed Rock Solid Realty site plan for the .
construction of a building along Meadowvale Road (County Road 44), just east of the
McChesney Industrial Park. The plan we reviewed was prepared by McCombs Frank Roos
Associates, Inc. and dated April 25, 2005. I understand that the action before the Planning
Commission is only a conditional use permit for the outside storage component of the
proposal, however, there are a number of relatively significant issues with this development
that the applicant should be aware of. Therefore, I will briefly touch on these issues as well
as the outside storage.
1. In the memo offered by Rebecca Haug, Environmental Assistant, dated April 27, 2005
she suggested a minimum setback of 20 feet for the outside storage from the adjacent
wetland. She also suggests a similar setback for the parking lot. I would add to that
suggestion that because of the close proximity to the wetland, the outside storage area
should be hard-surfaced with bituminous or concrete to prevent any seepage or spills
into the soil that could seep into the wetland. Design of the outdoor storage area should
include some type of barrier curb to ensure that all runoff is directed to the proposed
detention pond and not allowed to drain directly into the wetland.
.
2. It is my understanding that the Fire Chief will ask for a hydrant to be located near the
north end of the proposed building. This hydrant would be a long dead-end off of the
existing watermain in Meadowvale Road. I would add to that condition that watermain
should be extended to the west property line of the site at a point that lines up with the
lot line easements in the McChesney Industrial Park to the west, so that the watermain
can be looped in the future if the Municipal Utilities so desire.
Phone: 763.635.1000
Fax: 763.635.1090
www.d.elk-river.mn.us
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Orono Commons/Rock Solid Realty CUP
May 18, 2005
Page 2
3. When the project comes forward at the platting stage, we will require that additional
right of way along Meadowvale Road be dedicated so that the right of way on the north
side of Meadowvale Road is similar to that adjacent to McChesney Industrial Park.
If you have any questions regarding any of these comments, please call.
Sincerely,
-:ky~~
T eny J. Maurer, PE
City Engineer
S:\PLANNING\Case Files\2005\CU 05-11 Orono Cornmons\05 18 05 Engr memo.doc
. Elk River ___
Municipal Utilities
13069 Orono Parkway
Elk River, MN 55330
phone: 763.441.2020
Fax: 763.441.8099
May 19,2005
To: Michele McPherson
~A
From: Bryan Adams
Subject:
Rock Solid Realty
Conditional Use Permit
.
Rock Solid Realty is proposing outdoor storage and a simple plat for an industrial lot at
12669 Meadowvale Road. The fire chief has requested a fIre hydrant be located at the
back of this lot by the outdoor storage area. To facilitate this hydrant, a water main will
need to be constructed from Meadowvale Road north through this property then extend
west through side lot easements and tie into the water main on York Street. Looping of
this water main will prevent a long dead end main along with enhancing the fIre flow.
The owner, at his expense, should provide the necessary easement and construct the
water main through his property. The Elk River Municipal Utilities will complete the
water main loop from the west property line to York Street.
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