5.5. PCSR 05-24-2005
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Item # 5.5.
MEMORANDUM
TO: Planning Commission
FROM:
Chris Leeseberg, Planner c...
DATE: May 24, 2005
SUBJECT: Case No. CU 05-07
Request by the City of Elk River for Consideration of
Modifications to Public Works Site and a Conditional Use
Permit to Construct Salt/Sand and Cold Storage Buildings.
Request
The City of Elk River requests approval of a Conditional Use Permit to construct salt/ sand
and cold storage buildings and approval of the modifications to the Public Works site.
Location
19000 Proctor Road
Zoningl Land Use
11 (Light Industrial)
60 Day Rule
In order to comply with Minnesota Statute 15.99 (60 - Day Requirement), action must be
taken on this request by June 24, 2005
Attachments
. Location Map
. Existing Site Plan
. Proposed Site Plan
. Building Plans
Planning Department Mission: the orderly development of a livable and sustainable E.lk River community.
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Planning Commission / CU 05-07
May 24, 2005
Page 2
Existing Conditions
The subject property is zoned 1-1 (Light Industrial) with 1-2 (Medium Industrial) and Rl-c
(Single Family Residential) districts adjacent to the property. The existing site contains an
18,500 square foot precast concrete building that currently provides storage space for both
the streets and parks departments with a small office space for the street department. The
site includes a large fenced yard that is used to store vehicles, equipment and products used
for street and park maintenance. A great deal of this equipment is stored outdoors year
round. On the south side of the yard (outside the fence) are concrete bunker/bins for
compost drop off which have continuous public access.
The surrounding uses include an industrial park to the west, vacant industrial land to the
north and to the south of the project area are Oak Knoll Park and the High School baseball
diamond. A large wetland complex and a baseball field (which will become public works
maintenance yard in the future) are located along the western portion of the property.
Overview
The Public Works Department is proposing to construct a cold storage facility to store
maintenance equipment. They are also proposing to construct a new salt/sand storage
building, as the current structure is not structurally sound and needs to be removed for
safety purposes. A majority of the yard is currently a Class-V surface that will be covered
with an asphalt surface.
The compost and brush drop off area will be enlarged at the south end of the yard. This
area will be screened with vegetation on a small berm.
Analysis
The proposal includes the removal of the existing salt/sand storage building and the removal
of a small bunker style storage facility.
The 80' x 100' salt/sand storage shed will consist of 16-foot tall poured-in-place concrete
walls with a metal gable roof. This building meets the ordinance requirements for approved
materials.
The 65' x 120' cold storage shed will consist of 4-foot tall poured-in-place concrete walls
with 12-feet of metal panels (pole building) above that. The building will also include a
metal gable roof. This building meets the ordinance requirements for approved materials.
Both building colors and style will be the same with the roofing and metal panels being gray
with a royal blue accent trim.
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Planning Commission / CU 05-07
May 24, 2005
Page 3
Parking and Circulation
There is adequate parking on site and circulation will be improved with the proposal.
Landscaping
Landscaping and a small berm will be provided to screen the compost site as well as the yard
from Oak Knoll Park adjacent to the property.
Grading. Drainage and Utilities
The site will include three new holding ponds. One will be located close to the salt/sand
shed, which will receive the run-off from around that building only as required by Minnesota
Pollution Control Agency rules. A smaller holding pond will be located just south of the oil
drop off which in turn will be connected to the largest pond area between the wedand
complex and baseball field. These last two ponds will collect the majority of the surface
run-off water form the yard.
Standards for Issuance of a Conditional Use Permit
The issuance of a Conditional Use Permit can be ordered only if the use at the proposed
location:
1. Will not endanger, i,!jure or detrimentallY ciffect the use and e1'!JQYment r!f other property in the
immediate viciniry or the public health, sqfery, morals, comfort, convenience or general we!fare r!f the
neighborhood or the ciry.
2. Will be consistent with the comprehensive plan.
3. Will not impede the normal and orderlY development and improvement r!f surrounding vacant
property.
4. Will be seroed adequatelY ly and will not adverselY ciffect essential public facilities and seroices
including streets, police and fire protection, drainage, refuse disposal, water and sewer !)stems, parks
and schools; and will not, in particular, create trqffic congestion or inteiference with trqffic on
acjjacent and neighboring public thoroughfares.
5. Will not involve uses, activities, processes, materials, equipment and conditions r!f operation that will
be detrimental to a'!} persons or property because r!f excessive trqffic, noise, smoke, fumes, glare,
odors, dust or vibrations.
6. Will not result in the destruction, loss or damage r!f a natural, scenic or historic feature r!f mqjor
importance.
7. Will fullY complY with all other requirements r!f this Code, including a'!} applicable requirements
and standards for the issuance r!f a license or permit to establish and operate the proposed use in the
ciry.
If denial of such a permit should occur, it shall accompany recommendations or
determinations by findings or a report stating how the proposed use does not comply with
the standards set forth in Section 30-654.
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Planning Commission / CU 05-07
May 24, 2005
Page 4
Recommendation
Staff recommends that the Planning Commission recommend approval of the request with
the following condition:
1. The buildings shall comply with applicable building and fire codes.
S:\pLANNING\Case Files\2005\CU 05-07 Public Works\CU 05-073C.doc
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SCALE:
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