6.4. & 6.5. SR 06-20-2005
-
Item # 6 . 4 . & 6.5.
MEMORANDUM
TO:
FROM:
Mayor and City Council J
Scott Harlicker, Senior Plann~
June 20, 2005
DATE:
SUBJECT:
Case No's. P 05-05 and CU 05-11
Request by Rock Solid Realty for a Simple Plat and a
Conditional Use Permit for Outdoor Storage
Request
Consider a request by Rock Solid Realty for a simple plat for one industrial lot and a
conditional use permit for outdoor storage.
Location
12669 Meadowvale Road
Zoning/Land Use
11 (Light Industrial) / LI (Light Industrial)
Attachments
· Location Map
· Plat/Site Plan
· Memo from the City Engineer
· Memo from the Utilities Manager
· Letter from Sherburne County Public Work Department
Rock Solid Realty, CD 05-11
June 20, 2005
Page 2
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
building is a permitted use subject to site plan review. The applicant is also be platting the
property.
Existing Conditions
The property is currently 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 wetland located in the northeast corner 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).
Simple Plat
The applicant is requesting a simple plat for one lot. The lot is 5.38 acres in size and has to
be platted prior to being redeveloped. The proposed lot complies with all the dimensional
requirements of the 11 zoning district. Park and Recreation Commission recommended cash
to meet the park dedication requirements.
Proposed Outdoor Storage
The applicant is proposing outdoor storage as an accessory use to an office/warehouse
building. The storage area will be located in the rear of the property and along the east
property line.
The storage area will be paved. The storage area will be screened from the road by the
building. Landscaping should be installed along the property lines, adjacent to the proposed
storage area, 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 northwest corner of the
building. Per the Utilities Manager's memo, the water line should be looped from the fire
hydrant to the west property line so that it can be connected to the water main on York
Street in the McChesney Industrial Park.
Rebecca Haug, Environmental Technician has reviewed the proposal and recommends a 20
foot setback from the wetland. The applicant should provide a method, that is acceptable to
S:\pLANNING\Case Files\2005\CU 05-11 Orono Commons\CU05-11CC6-20.doc
Rock Solid Realty, CD 05-11
June 20, 2005
Page 3
staff, that will prevent runoff from the storage area from flowing into the wedand. The
applicant will have to provide a wetland delineation to accurately assess the wetland setback.
Planninl: Commission Meetinl:
At the Planning Commission meeting held on May 24th, the applicant discussed the need for
a fire hydrant, to pave the storage area and landscape screening. The Commission believed
that the storage areas should be screened from adjacent properties and that Rebecca Haug's
comments needed to be addressed.
Recommendation
Staff recommends that the City council approve the simple plat for Orono Commons with
the following conditions:
1. All comments of the City Engineer shall be addressed.
2. Park dedication in the amount of$10,760 be paid prior to releasing the plat for
recording.
3. Surface water management fee in the amount of $5,306.83 be paid prior to releasing
the plat for recording.
4. All comments of Sherburne County Department of Public Works shall be addressed.
The Planning Commission and staff recommend that the City Council approve the request
for a conditional use permit for outdoor storage with the following conditions:
1. All comments of the City Engineer, which are applicable to the CUP for outdoor
storage, shall be addressed
2. Screening shall be installed along the property lines, adjacent to the proposed
outdoor storage.
3. A wetland delineation will have to be provided and the wetland boundary accurately
shown on the site plan.
4. The paved areas shall be setback a minimum of 20 feet from the wetland.
5. No runoff from the storage area shall flow directly into the wetland.
6. All comments of the Fire Chief shall be addressed.
7. The water line shall be extended from the fire hydrant, to the west boundary of the
property.
8. The property shall be platted.
9. 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\CU05-11CC6-20.doc
Location Map
Case Number: CU 05-11
ROCK SOLID REALTY
AVDI
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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:
As 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
cap. be looped in the future if the Municipal Utilities so desire.
Phone: 763.635.1000
Fax: 763.635.1090
www.ci.elk-river.mn.us
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,
~97J!~
T eny J. Maurer, PE
City Engineer
S:\PLANNING\Case Files \200S\CU 05-11 Orono Commons \05 18 OS 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.
Sherburne County
PUBLIC WORKS DEPARTMENT
June 8, 2005
13880 Highway 10 West
Elk River, MN 55330
(763) 241-7013.800-594-5208
City of Elk River
Attn: Scott Harlicker
13065 Orono Parkway
P.O. Box 490
Elk River, MN 55330
dUll! I
, <'17171
RE: Orono Commons
Dear Mr. Harlicker;
We have reviewed the revised proposal for Orono Commons located within the City of Elk River and
adjacent to County Highway 44. An access permit will be approved for the removal ofthe existing
easterly access and reconstruction/upgrade of the existing westerly access. The permit access and
signage fees ($750) must be paid before construction may begin.
Based on the City of Elk River's comments and recommendations a right turn lane will not be a
requirement of the permit. An additional seven feet, for a total of forty (40) feet, of right of way
dedicated in fee title will be acceptable.
Any proposed utility construction in our right of way will require a utility permit(s) from our office.
The developer is responsible for all costs associated with the construction of the access and utility work.
The developer must address any issues necessary to meet our construction standards.
If you have questions or comments call me at 763-241-7030.
Sincerely,
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Rhonda F. Lewis P.E.
Sherburne County Engineer
Cc: Ron Touchette Rock Solid Realty
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15050 23rd A venue North
Plymouth Minnesota 55447
phone 763/476-6010
fax 763/476-8532
E-Mail: mfratflmfra.com
ELK RIVER, MN
ROCK SOUD REALTY MN. LlC
RONALD J, TOUCHETTE
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I hereby certify that this plan was prepared by
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SIQnoture
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Designed
Drawn MRO
Dale 4/25/05
Checked
Approved
, Engineering .
IIFRA
McCombs frank Roos
Associates, Inc.
Client
Project
Planning . Surveying
ROCK SOUD REALTY MN, LLC
RONALD J. TOUCHETTE
ORONO COMMONS
ELK RIVER, tAN
15050 23rd A""nue North
Plymouth Minnesota 55447
phone 763/476-6010
fax 763/476-8532
E-Mail: mfratlmfra.com
ELK RIVER, tAN
PRELIMINARY PLAT