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5.1. BASR 11-24-2020 �� Request for Action Elk River To Item Number Board of Adjustments 5.1 Agenda Section Meeting Date Prepared by Public Hearing November 24, 2020 Zack Carlton,Planning Manager Item Description Reviewed by City of Elk River—Fire Station #3, 9921 1915`Ave Brandon Wisner, Stormwater Coordinator NW, Case No. 20-17 Reviewed by ■ Driveway width variance allowing two driveways to exceed the 30-foot width limit ■ Variance to allow two additional driveways Action Requested Approve,by motion, a variance to allow two driveways at 60-feet and 85-feet wide for the following reasons: 1. The general purpose and intent of the ordinance are met. 2. The property has a land use of Public/Institutional and the use is consistent with the comprehensive plan. - 3. The proposed use is reasonable and is permitted in the " CR sa zoning ordinance. P 4. The plight of the petitioner is due to circumstances unique to the property not a consequence of the petitioner's own action or inaction. RR 5. The variance will not alter the essential character of the locality. Hwy ID CR 12 Approve,by motion,a variance permitting construction of four driveways for the fire station property, for the following reasons: 1. The general purpose and intent of the ordinance are met. 2. The property has a land use of Public/Institutional and �9 the use is consistent with the comprehensive plan. yw 3. The proposed use is reasonable and is permitted in the y%69 zoning ordinance. 4. The plight of the petitioner is due to circumstances unique to the property not a consequence of the Figure i petitioner's own action or inaction. 5. The variance will not alter the essential character of the locality. The Elk River Vision A Y�elcoming community nvith revolutionary and spirited resourcefulness, exceptional P o w E e E o s r service, and community engagement that encourages and inspires prosperity ,g /` UR Background/Discussion The City of Elk River has proposed construction of a new fire station to improve service to the north- east area of the city to be known as fire station three. The location, adjacent to Twin Lakes Elementary School,was identified by a service area study that was completed by the city, and the land was deeded to the city as part of the original approval for the Miske Meadows subdivision, formerly known as River Park. The proposed fire station includes two separate parking/circulation areas. The north ingress/egress driveways will service the apparatus bays, and both driveways are proposed to be larger than the 30-foot width limit outlined in the ordinance. These driveways serve as the entrance/exit for fire trucks and the wide turning radius of these vehicles require larger driveways to ensure they can quickly and efficiently enter and exit the parcel. The southern parking area has two driveways below the city ordinance width limits, but the addition of the driveways exceeds the two-driveway limit. The southern parking area separates the general site parking from the fire truck movements. The separation improves safety and reduces potential conflicts in the case of an emergency. Applicable Regulation Front Yard Setback Variance The city is requesting a 30-foot and 55-foot deviation from the required 30-foot driveway width. Variances may be granted when the petitioner establishes that the variance satisfies all five of the criteria described below. The variance is: 1. Is in harmony with the general purpose and intent of the ordinance,and The intent of the ordinance is to limit curb-cut widths to ensure,in part, snow storage,parking along public streets, and utility placements. The wider driveways impact a storm sewer catch-basin,which will be modified as part of this project. Remaining impacts are limited along public streets and both the Sherburn County and City of Elk River Public Works departments are comfortable with the proposed locations. 2. Is consistent with the City of Elk River Comprehensive Plan. The property is guided for Public/Institutional uses and the proposed construction of a new fire station is consistent with the Comprehensive Plan. Variances may be granted when the petitioner establishes that there are practical difficulties in complying with the zoning ordinance. Practical difficulties mean that: 3. The petitioner proposes to use the property in a reasonable manner not permitted by the zoning ordinance; The additional driveway widths facilitate quick and efficient ingress/egress for emergency vehicles. Ensuring fire trucks can move efficiently during an emergency is a reasonable use of the site not permitted by the zoning ordinance. 4. The plight of the petitioner is due to circumstances unique to the property not a consequence of the petitioner's own action or inaction; and The fire station location was determined by an extensive study by the city's fire department. This location is the best parcel to ensure the continuation of reliable fire service in the north-east portion of the city as the area continues to see increased residential growth. 5. The variance,if granted,will not alter the essential character of the locality. Construction of the fire station will alter the character of the locality, but the proposal for wider driveways will not alter the essential character of the locality. The use is permitted within the River Park PUD,which was approved by the City Council. A fire station is also an allowed use within the urban residential land use designation. Drive Aisle Setback Variance The city is requesting a deviation from the ordinance limit of two-driveways per parcel. Variances may be granted when the petitioner establishes that the variance satisfies all five of the criteria described below. The variance is: 1. Is in harmony with the general purpose and intent of the ordinance,and The intent of the ordinance is to limit the number of curb-cuts to ensure,in part, snow storage, parking along public streets, and utility placements. Two of the curb-cuts are located along the driveway to Twin Lakes Elementary School, and the remaining two are on city streets. The Sherburn County and City of Elk River Public Works departments are comfortable with the proposed driveway locations. 2. Is consistent with the City of Elk River Comprehensive Plan. The property is guided for Public/Institutional uses and the proposed construction of a new fire station is consistent with the Comprehensive Plan. Variances may be granted when the petitioner establishes that there are practical difficulties in complying with the zoning ordinance. Practical difficulties mean that: 3. The petitioner proposes to use the property in a reasonable manner not permitted by the zoning ordinance; The additional driveways facilitate quick and efficient ingress/egress for emergency vehicles and separates general fire station traffic/parking. Ensuring fire trucks can exit efficiently during an emergency is a reasonable use of the site not permitted by the zoning ordinance. 4. The plight of the petitioner is due to circumstances unique to the property not a consequence of the petition's own action or inaction; and The fire station location was determined by an extensive study by the city's fire department. This location is the best parcel to ensure the continuation of reliable fire service in the north-east portion of the city as the area continues to see increased residential growth. 5. The variance,if granted,will not alter the essential character of the locality. Construction of the fire station will alter the character of the locality, but the proposal for two additional driveways will not alter the essential character of the locality. The use is permitted within the River Park PUD,which was approved by the City Council. A fire station is also an allowed use within the urban residential land use designation. Staff s analysis of the two variance requests shows compliance with the standards required for approval and recommends the Board of Adjustments approve both requests. Financial Impact None Council Meeting If denied, or an appeal is made by any interested party by December 4, 2020, this item will go to the December 21, 2020, City Council meeting. Attachments ■ Location Map ■ Applicant's Narrative ■ Site and Architectural Plans ■ Fire Chief Letter of Explanation V 20-17 Fire Station 3 was shown in the approved plat in 2005 to be sited on this property. The intent is for the fire equipment fleet to be separated from the south public parking entrances. The largest fire trucks are approximately 40’ in length, which requires the driveway width to be an appropriate size for the fire trucks to make the turn and not drive up into the greenspace areas. City ordinance allows for a maximum driveway width of 30’ at the property line. It is being requested to allow for the east driveway to be 50’ wide where the fire trucks would enter onto CR 40 when responding to emergencies. For the west returning access driveway, is requested to go to a 40’ driveway. (a) A variance may be requested only by the owner of the property (petitioner) to which the variance would apply. A variance may not be granted which would allow the use of property in a manner not permitted within the applicable zoning district, provided that the board may grant a variance for the temporary use of a single-family dwelling as a two-family dwelling. In granting any variance, the board may prescribe conditions to ensure substantial compliance with this article and to protect adjacent property, including, without limitation, an expiration date. The violation of any written condition shall constitute a violation of the ordinance. No request for a variance may be resubmitted sooner than six months following denial. A variance shall become void within two years following issuance unless substantial action has been taken by the petitioner in reliance thereon. (b) A variance may be granted by the board only if it finds that: (1) The variance is in harmony with the general purpose and intent of the ordinance. (2) The variance is in harmony with the ordinance as it fits the need based on the use of the property. (3) The variance is consistent with the City of Elk River comprehensive plan. (4) It is a permitted conditional use in harmony with the comprehensive plan. (c) Variances may be granted when the petitioner establishes that there are practical difficulties in complying with the zoning ordinance. Practical difficulties means that: (1) The petitioner proposes to use the property in a reasonable manner not permitted by the zoning ordinance; (2) The plight of the petitioner is due to circumstances unique to the property not a consequence of the petition's own action or inaction; and (3) The variance, if granted, will not alter the essential character of the locality. (d) Economic considerations alone do not constitute practical difficulties. Practical difficulties include, but are not limited to, inadequate access to direct sunlight for solar energy systems. DRAINAGE AND UTILITY EASEMENTS PER THEPLATDRAI NAGE AND UTI LI TY EASEMENTS PER THEPLAT18 STALLS 17 STALLS DASHED LINE INDICATES FUTURE ADDITION MASONRY TRASH ENCLOSURE 14' - 0"8' - 0"18' - 0"126' - 0"12' - 0"24' - 0"24' - 0"24' - 0"15' - 0"18' - 0"24' - 0"18' - 0"20' - 0"10' - 0"9' - 0"20' - 0"25' - 0"31' - 7 3/8"30' - 0" SETBACKEASEMENT10' - 0"30' - 0" SETBACK 96' - 8"1 3 8 ' - 6 1 5 /1 6 " 10 STALLS N SITE PLAN 2368.01ELK RIVER FIRE STATION #3 10/26/2020 1" = 50'-0"1 ARCHITECTURAL SITE PLAN FUTURE WELL FUTUREPUMPHOUSE CLEVELAND ROADNWCONCRETEBITUMINOUSTRAIL KEY NOTES: GRAPHIC LEGEND: SURFACE TREATMENT 1, PLAIN BROOM FINISH CAST IN PLACE CONCRETE TURFGRASS: SOD, IRRIGATED (SEE SPEC) SURFACE TREATMENT 2, LIGHT BROOM FINISH COLORED CAST IN PLACE CONCRETE, CEMSTONE 'SPLIT ROCK CPC-142L' CRUSHED GRANITE SURFACING; GRAY COLOR, SIZE 3/4" MINUS HARDWOOD MULCH, 3" MIN . DEPTH, STEEL LANDSCAPE EDGER ADJACENT SOFTSCAPE SHORT DRY NATIVE PRAIRIE SEED MIX L100 2 L100 3 L3 L5L6 L3 L5 L6 L5 L6 L9 L9 L5 L6 L5L6 L3 L5 L6 L5 L9 L3 L5 L3 L5 L6 L3 L9 L3 L5 L7 L22 L7 L22 L7 L9 L5 L17 L17 L16 L14 L19 L17 L3L9L5 L21 L4 L9 L23 L23 L22 L3 L11 L11 L9 L18 L18 L18 L18 L9 L6 L5 L6 L4 L20 L20 L20 TRUE NORTH PLAN NORTH G Architecture Interior Design Landscape Architecture Engineering B K V R O U P 222 North Second Street Long & Kees Bldg Suite 101 Minneapolis, MN 55401 612.339.3752 www.bkvgroup.com © 2019 BKV Group SHEET NUMBER SHEET TITLE DRAWN BY CHECKED BY COMMISSION NUMBER PROJECT TITLE CONSULTANTS N O T FO R C O N S TR U C TIO N CERTIFICATION BIM 360://2368-01 Elk River-Public Safety/2368-01_Elk River-Public Safety Fire #3_LAND_2019.rvt10/26/2020 4:50:58 PMSB BH 2368.01 L100 SITE - LANDSCAPE PLANS ELK RIVER FIRE STATION #3 1/16" = 1'-0"L100 1 SITE - LANDSCAPE PLAN ISSUE # DATE DESCRIPTION 10-26-2020 C.U.P. SUBMITTAL 3/16" = 1'-0"L100 2 COURTYARD - LANDSCAPE PLAN 3/16" = 1'-0"L100 3 ENTRY PLAZA - LANDSCAPE PLAN L3 SURFACE TREATMENT #1; CAST IN PLACE PLAIN CONCRETE; BROOM FINISH-TYP; JOINTING PER SIDEWALK WIDTH AND ON LAYOUT AND SURFACING PLANS L4 SURFACE TREATMENT #2; CAST IN PLACE COLORED CONCRETE; "SPLIT ROCK CPC-142L" BY CEMSTONE; TOOLED JOINTS @2' O.C. SPACING EACH WAY, LIGHT BROOM FINISH L5 TURFGRASS; SOD; IRRIGATED, TYP. L6 NATIVE PRAIRIE SEED MIX: "SHORT DRY SEED MIX" BY PRAIRIE RESTORATIONS INC., SOIL PREP GUIDELINES BY MANUFACT. SPEC(S) L7 CRUSHED GRANITE SURFACING, 4" MIN. WITH FILTER FABRIC UNDERLAYMENT, SEE 4/L300 L9 PLANTING BED; 12" MIN.DEPTH PLAINTING SOIL MIX, 3" MIN DEPTH HARDWOOD MULCH; AUTOMATED DRIP IRRIGATION, 3/16" MILLED FINISH EDGER, SEE 3/L300 L11 BENCH; 'MELVILLE' BY LANDSCAPE FORMS(2 TOTAL UNITS), 'STORM CLOUD' POWDERCOAT FINISH WITH DSTMA WOOD, SURFACE MOUNT TO CONCRETE L14 BUILT-IN NATURAL GAS GRILL STATION, 2" GRAY GRANITE COUNTERTOP; STEEL FRAME WITH THIN BRICK CLADDING TO MATCH BUILDING SEE 5/L300 L16 BAR HEIGHT COMMUNAL TABLE AND STOOLS; "MORRISON" BY LANDSCAPE FORMS L17 MOVEABLE CAFE TABLES AND CHAIRS; "CHIPMAN" BY LANDSCAPE FORMS L18 BIKE RACKS; 'RIDE' BY LANDSCAPE FORMS L19 PERGOLA, TREX 'ELEMENT', 12' X 12' WITH CONCRETE MOUNTING KIT, 'JET BLACK' COLOR L20 FLAG POLE, TBD L21 MASONRY BLADE WALL, SEE ARCH. L22 FREE STANDING PLANTERS WITH SUBSURFACE IRRIGATION, TOURNESOL 'WILSHIRE' RECTANGLE (WR/WRC-483036), 48"L X 30"W X 36"T, FRP 'PITCH' COLOR, DRAINAGE HOLES PROVIDED BY CONTRACTOR, WRAP INTERIOR WITH FILTER FABRIC, TYP. L23 DECORATIVE METAL FENCE; 4' TALL STEEL PICKET; SEE X/L300 8"WMCLEVELAND ROADNWCONCRETEBITUMINOUSTRAIL 13 Ee 1 GT 3 CO 2 GB 2 AS 26 To 32 Dl 2 AS 1 AS 3 AS 2 GB 2 GB 6 GT 1 AS 3 AS 3 GB 6 Ss 1 Sn 2 Am 1 Sn 2 Am 1 Sn 0 PS 2 Am 1 Sn L101 2 L101 3 2 Am 1 Sn 2 Am 1 Sn 2 Am 1 Ss 3 hs 3 hs 7 Ss 3 Am 5 Ss 2 Am 1 Sn 2 Am 1 Sn 2 hs 1 CO 4 GB 3 Ss 22 ss 2 PS 3 CO 4 CO PROPOSED PLANT SCHEDULE: GRAPHIC LEGEND: SURFACE TREATMENT 1, PLAIN BROOM FINISH CAST IN PLACE CONCRETE TURFGRASS: SOD, IRRIGATED (SEE SPEC) SURFACE TREATMENT 2, LIGHT BROOM FINISH COLORED CAST IN PLACE CONCRETE, CEMSTONE 'SPLIT ROCK CPC-142L' CRUSHED GRANITE SURFACING; GRAY COLOR, SIZE 3/4" MINUS HARDWOOD MULCH, 3" MIN . DEPTH, STEEL LANDSCAPE EDGER ADJACENT SOFTSCAPE SHORT DRY NATIVE PRAIRIE SEED MIX 6 ss 3 ss 3 ss 3 To 5 hs3 ss 3 ss 3 ss 3 ss 14 hd 1 PS 3 ss 5 Am 4 To 4 hd 23 hs 20 sh 2 To 4 hd 2 To 4 hd 1 To 2 hd 2 Am 0 Am 0 Sn 2 hs 2 hs 2 PS 17 ss 42 ss 9 Dl TRUE NORTH PLAN NORTH G Architecture Interior Design Landscape Architecture Engineering B KV R O U P 222 North Second Street Long & Kees Bldg Suite 101 Minneapolis, MN 55401 612.339.3752 www.bkvgroup.com © 2019 BKV Group SHEET NUMBER SHEET TITLE DRAWN BY CHECKED BY COMMISSION NUMBER PROJECT TITLE CONSULTANTS N O T FO R C O N S TR U C TIO N CERTIFICATION BIM 360://2368-01 Elk River-Public Safety/2368-01_Elk River-Public Safety Fire #3_LAND_2019.rvt10/26/2020 4:51:13 PMSB BH 2368.01 L101 SITE - PLANTING PLANS ELK RIVER FIRE STATION #3 1/16" = 1'-0"L101 1 SITE - PLANTING PLAN QTY SYM COMMON NAME SCIENTIFIC NAME PLANTING SIZE PERENNIALS/GROUNDCOVERS/GRASSES/VINES 28 hd DESIGNER GENES HOSTA Hosta 'Designer Genes' #1 CONT. 40 hs STELLA SUPREME DAYLILY Hemerocallis 'Stella Supreme' #1 CONT. 20 sh PRAIRIE DROPSEED Sporobolus heterolepis #1 CONT. 108 ss STANDING OVATION LITTLE BLUESTEM Schizachyrium scoparium 'Standing Ovation' #1 CONT. DECIDUOUS SHRUBS 26 Am IRIQUOIS BEAUTY BLACK CHOKEBERRY Aronia melanocarpa 'Morton' #5 CONT. 41 Dl DWARF BUSH HONEYSUCKLE Diervilla lonicera #5 CONT. 13 Ee COMPACT BURNING BUSH Euonymus elatus 'Compactus'#5 CONT. 9 Sn BLACK TOWER ELDERBERRY Sambucus nigra 'Eiffel' #5 CONT. 22 Ss SEM FALSE SPIREA Sorbaria sorbifolia 'Sem'(PP16,336) #5 CONT. DECIDUOUS CANOPY TREES 12 AS GREEN MOUNTAIN SUGAR MAPLE Acer saccharum 'Green Mountain' 2.5" CAL. 11 CO COMMON HACKBERRY Celtis occidentalis 2.5" CAL. 13 GB AUTUMN GOLD GINKGO Ginkgo biloba 'Gutumn Gold' 2.5" CAL. 7 GT SKYLINE HONEYLOCUST Gleditsia triancanthos var. inermis 'Harve' 2.5" CAL. 10 PS PINK FLAIR CHERRY Prunus sargentii 'JFS-KW58' 1.5" CAL. CONIFEROUS SHRUBS 38 To HOLMSTRUP ARBORVITAE Thuja occidentalis 'Holmstrup' 6' TALL ISSUE # DATE DESCRIPTION 10-26-2020 C.U.P. SUBMITTAL 3/16" = 1'-0"L101 2 COURTYARD - PLANTING PLAN 3/16" = 1'-0"L101 3 ENTRY PLAZA - PLANTING PLAN 13073 Orono Parkway Elk River, MN 55330 763.635.1100 www.ElkRiverMN.gov/Fire November 9, 2020 Dear Board of Adjustments: Please consider this letter as an explanation for the variance request regarding Fire Station 3 driveway width. The apron width on both the front and rear entrance of the apparatus bays (East and West), needs to be extended due to a one way driveway that connects to both sides of the aprons located on the north side of the building. This one-way drive is for firefighter use only for quick access to the buildings entrance. Sincerely, Mark Dickinson Fire Chief & Director of Emergency Management 13073 Orono Parkway Elk River, MN 55330 763.635.1105