5.7 PCSR 12-13-2005
.
Item # 5.7.
MEMORANDUM
TO:
FROM:
Planning Commission /lY
Scott Harlicker, Senior Planne~
DATE:
December 13, 2005
SUBJECT:
Case No. CU 05-26
Request by Christian Commercial on behalf of JT Land
Company for Conditional Use Permit
Request
.
Consider a request by JT Land Company for a conditional use permit to construct a concrete
product manufacturing facility
60-Day Rule
In order to comply with the 60-day requirement, this item needs action by December 30,
2005.
Location
The site is located on the west side of Highway 169 at the 211 th Avenue alignment
Zoningl Land Use
12 (Medium Industrial) / MI (Mining)
Attachments
. Location Map
. Site Plan
. Building Elevations
. Letter from Applicant
. . Memo from City Engineer
.
.
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Christian Commercial/JT Land Company/CD 05-26
December 13, 2005
Page 2
Overview
Existing Conditions
The facility is proposed to be located on a 10 acre site. There is currently a residence, three
accessory buildings and a silo on the property. The residence is occupied by employees of
Plaisted Companies; they are caretakers of the mining pit during off hours. The property
shares an access from Highway 169 with two adjacent residences. The site is a mix of woods
and open area. The northwest comer of the site is wooded. The properties to the south and
west are part of the Plaisted mining operation; the properties to the east and north are large
lot residences.
Proposal
Operations
The business will operate from 6AM to 6PM seven days a week. All production will take
place inside the building. The applicant has indicated that there will be six employees per
shift.
Building
The applicant is proposing to construct a 12,000 square foot concrete product
manufacturing facility. The building will be 80' X 150'. The exterior of the building will be
pre-finished metal panels, which are on the acceptable materials list for the 12 district. There
are three loading doors, one on the south, north and west sides, and a service door on the
north side. There will be a 10 foot wide concrete pad around the building. There will be
some downcast lights on the outside of the building. No other site lighting is proposed.
Access. Parking and Storage
Access to the site will be from the south through the Plaisted mining pit. The applicant and
the City have had conversations with MNDOT regarding using the existing residential
driveway as a commercial access to this facility. The existing driveway from the north, off of
Highway 169, can not be used by this facility. Per MNDOT, the access can only be used by
the current single family residences. The site plan will have to be revised to eliminate the
connection to the existing driveway from Highway 169. The area around the building will be
used for storage of products and employee parking. There is sufficient room available to
accommodate parking for the anticipated 6 employees per shift. There are 11 aggregate bins
located north of the building. Bobcats will be used to transport aggregate from the bins to
the inside of the building.
Grading. Drainage and Utilities
Grading, drainage and utilities are addressed in the City Engineer's memo.
S:\pLANNING\Case Files\2005\CU 05-26 Christian Commercial\CU05-26PC12-13.doc
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Christian Commercial/JT Land Company/CD 05-26
December 13, 2005
Page 3
Landscaping
The applicant has agreed to provide screening along the east property line, to screen the
facility from the adjacent residence. The screen will consist of evergreens 6 to 8 feet high.
No other landscaping is proposed. There are sufficient trees on the site to meet the
landscaping requirements.
Existing Residence
The existing residence is occupied by employees of Plaisted Companies. They have the
responsibility of caretakers of the pit and maintaining security and safety when the pit is
closed. Caretaker residences are allowed in the 12 district. It is staffs recommendation that
the exiting residence be allowed to remain provided that the occupants are employees of
Plaisted Companies or JT Land Company and there job is that of caretaker of the mining pit
and or production facility.
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, it!Jure or detrimentallY qffect the use and e,!jqyment rif other property in the
immediate viciniry or the public health, scifery, morals, comfort, convenience or general we!fare rif the
neighborhood or the ciry.
2. Will be consistent with the comprehensive plan.
3. Will not impede the normal and orderlY development and improvement rif surrounding vacant
property.
4. Will be served adequatelY ry and will not adverselY qffect essential public facilities and services
including streets, police and fire protection, drainage, refuse disposal, water and sewer !)1st ems, parks
and schools; and will not, in particular, create trqffic congestion or intetftrence with trqffic on
acfjacent and neighboring public thoroughfares.
5. Will not involve uses, activities, processes, materials, equipment and conditions rif operation that will
be detrimental to a'!Y persons or property because rif excessive trqffic, noise, smoke, fumes, glare,
odors, dust or vibrations.
6. Will not result in the destruction, loss or damage rif a natural, scenic or historic ftature rif mqjor
importance.
7. Will fullY complY with all other requirements rif this Code, including a'!Y applicable requirements
and standards for the issuance rif 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.
S:\pLANNING\Case Files\2005\CU 05-26 Christian Commercial\CU05-26PC12-13.doc
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Christian Commercial/JT Land Company/CD 05-26
December 13, 2005
Page 4
Recommendation
Staff recommends that the Planning Commission recommend approval of the conditional
use permit for a concrete product manufacturing facility based on the finding that it
complies with the standards found in Section 30-654 and with the following conditions:
1. The existing access from Highway 169 can not be utilized by this facility. The
proposed connection to the existing driveway shall be eliminated from the site plan.
2. All comments of the City Engineer shall be addressed.
3. The existing residence be allowed to remain provided that the occupants are
employees of Plaisted Companies or JT Land Company and their job is that of
caretaker of the mining pit and or production facility.
4. Screening shall be provided along the east property line, between the facility and the
adjacent residence.
5. Downcast building lights only, no other site lighting is allowed.
S:\PLANNING\Case Files\2005\CU 05-26 Christian Commercial\CU05-26PC12-13.doc
9 213TH AVENUE
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Case Number: CU 05-26
CHRISTIAN COMMERCIAL
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PLAISTED COMPANIES
PRECAST FACILITY
PERSPECTIVES
10-31-2005
CC0502
MILLER DUNWlDDIE ARCHITECTURE
.
. CHRISTIAN COMMERCIAL, LLC
21025 Commerce Blvd, Suite 900 Rogers, MN 55374 p.763.428.8988 f.763.463.0290
DESCRIPTION OF PROJECT - REVISED 11/17/05
General Information
This Conditional Use Permit (CUP) Application is for the construction of a new Steel Engineered
Facility on the 10 acre PlaUParcel for JT Land Company (Building Owner) and a precast
manufacturing business. This parcel 'currently contains one (1) house, two (2) garages and one
(1) barn, a dedicated easement for access to TH169. The site is in one zoning category: 1-2,
Medium Industrial. The current occupants of the home on the proposed site are employees of
Plaisted Companies. These employees have the responsibility of the caretakers of the pit during
off hours and maintain safety within the pit during off hours. For this reason JT Land Company
and Plaisted Companies requests that the dual usage (residential/industrial) be granted for this
site.
11/17/05 Revision - JT land Company is willing lease the home to only employees of either
Plaisted Companies or the new precast company.
. Intended Use - New Facilitv
The intended use of the facility is for precast concrete material production for the building
construction industry. The processes occurring within the building enclosure will include but not
limited to; wood form building, mixing of concrete, pouring and finishing concrete, pressure
washing/sandblasting, stacking of parts and palletizing, loading/unloading trucks, office related
functions and some metal fabrication and welding.
Buildina Information
The building construction will be less than 12,000 square feet. The site surrounding the building
will be used for aggregate storage, precast product storage prior to shipping, old forms prior to
recycling/disposal, forklift operation and power-washing/sandblasting operations.
.
EmploveelTraffic/Deliverv Information
It is anticipated that approximately six (6) employees will be on site or within the facility, seven (7)
days a week from 6am to 6pm. The conveyance of materials to and from the facility will occur on
the common access provided to the site and the adjacent properties to and from Hwy 169 and/or
through the Plaisted Companies existing site to the south. In discussions with Mark Renn of
MnDOT - St. Cloud, 211th Avenue will remain a right in / right out for the foreseeable future,
however, when improvements are made to Hwy 169 the intersection will be eliminated and access
to these existing properties will have to be provided through a different means from connections
county roads to the west. 211th Avenue is not described in a plat and appears to be a city street
providing access to the three properties off Hwy 169. Representatives from Christian Commercial
and JT Land Company will be meeting with Mr. Renn prior to the Planning and Zoning meeting on
November 22nd and will submit additional information for consideration at that time.
.
.
.
Emplovee/Traffic/Delivery Information continued
At a minimum, MnDOT has represented that if 211th is allowed for commercial usage additional
improvements will be necessary. These may include a 12' wide turn lane for 680 feet and
possibly an acceleration lane. It is anticipated that approximately 5-7 semi load deliveries and
pickups will be made each week to the site.
11/17/05 Revision - We have had further discussions with Mark Renn of MnDOT
subsequent to the submittal for CUP. Mr. Renn has indicated that although the 211th
Avenue access exists, this access will be removed in the future (possibly 10-20 years) and
a new access will be provided in the future to this site and others under separate
ownership from the north or west from CR77. This property and company is under
separate ownership and will require separate access in the future in order to use the site as
it is zoned Industrial 1-2. In the event that the precast business or the JT land Company
site is sold, access to Hwy 169 or CR 77 is imperative and the temporary access though
Plaisted Companies would go away. This is also important for the other sites adjacent to
this property.
Screening/Neighborhood Issues
Screening of adjacent properties are in existence through the large oak trees that exist around the
residences. We will have spoken to the adjacent land owners prior to the Planning and Zoning
meeting to attempt to gain their support for this project.
Utilities:
City Sanitary sewer and water main do not exist to the property, and the property will be served by
a new well and a septic system. Preliminary locations have been shown on the site plan for these
items.
11/17/05 - locations for the well and septic have been identified on the new site plan
Storm Water / Drainage:
Storm water runoff will be managed on site in conformance with the City of Elk River Erosion
Control & Stormwater Management Standards,the MPCA, National Pollutant Discharge
Elimination System (NPDES) " requirements, and the current Watershed Rules. A SWPPP is
included with this submittal as a basis for all construction related erosion control items. Erosion
control items are also shown on the grading plans.
Temporary and permanent methods will be employed to mitigate storm water runoff according to
the above referenced requirements.
11/17/05 - The new site plan shows the location of the new storm water pond necessary for
the project
13065 Orono Parkway
Elk River, MN 55330
November 29,2005
File: 226-104P
:Mr. Scott HarIick.er
Senior Planner
City of Elk River
13065 Orono Parkway
Elk River MN 55330
RE: CHRISTIAN COMMERCIAL PROPOSAL
CONCRETE MANUFACTURING BUll.DING
.
Dear:Mr. HarIicker:
As requested, we have reviewed the proposal from Christian Commercial for the concrete
manufacturing building located north of County Road 33 and west of rn 169. Based on
our review and comments received at the staff review meeting, we would offer the following
comments:
1. MnDOT has already reviewed this proposal relative to the existing access onto rn 169.
MnDOT's response indicates that for an industrial type use, this access would not be
allowed to be used. Therefore, a condition on the proposal must be that the access be
provided by easement through the Plaisted Companies' property to the south. Unless
MnDOT commits in writing that the existing highway access can be utilized for
employees and/ or customer traffic, the parking lot connection to the existing driveway
must be eliminated and constructed in such a manner that direct access to the existing
driveway onto rn 169 is not allowed.
2. There is an existing house and three outbuildings on the property. According to City
ordinance, this can continue to be a rental operation as long as the renter is an employee
of the company.
.
3. The on-site septic system is shown to be constructed in an area that has a wooded
symbol on the site plan. A condition of the approval should be that the septic site be
tested prior to any work on the site to ensure that it is compatible with an on-site system.
Once it is determined to be compatible, it should be protected from all other types of
construction activities.
Phone: 763.635.1000
Fax: 763.635.1090
www.cLelk-river.rnn.us
Christian Commercial CUP
November 29,2005
Page 2
.
4. The site is large enough to require a NPDES permit and a Storm Water Pollution
Prevention Plan (SWPPP), however, the site has been granted a grading permit only,
which also requires a NPD ES permit and a SWPPP. These can simply be transferred,
once the grading is complete, to the building contractor for continuation of the erosion
protection elements.
5. A storm water pond is proposed to be constructed near the northeast corner of the site,
however, most of the flow arrows on the building and parking area indicate that storm
water runoff will not get to the pond. More detail is necessary to indicate how the storm
water ponding will work on the site including drainage calculations.
6. A condition of approval of this proposal should be that all construction materials and
construction traffic enter and exit the site via the Plaisted Companies' access and not off
the existing TH 169 driveway.
If you have any questions regarding any of these comments, please call.
Sincerely,
.
~~
Terry J. Maurer, PE
City Engineer
.
S:\PLANNING\Case Files\2005\CU 05-26 Christian Commercia1\ll 29 05 engr's memo.doc
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December 8, 2005
Mr. Scott Harlicker
Senior Planner
City of Elk River
13065 Orono Parkway
Elk River, MN 55330
Dear Scott:
Thank you for sending a copy ofthe Staff Report, dated 12/13/05, and received via email
on 12/5/05, for the Conditional Use Permit for the property at 728 Railroad Drive.
I wanted to provide you with our comments to recommendations outlined on page 3 of
the report.
Item # 1.
Item #2.
Item #3.
Item #4.
We will agree to paving the internal farking and drive aisles as well as
removing the concrete ramp along 4 t Street.
We respectfully disagree with this recommendation. We would not agree
to the closing of the entrance driveways along Railroad Drive. The
circulation of our customer pick up and drop off has been designed around
the entrance on Railroad Drive and the exit on 4th Street as we have
submitted in our site plan. An entrance off of 4th Street would force our
customers to enter through our storage yard.
We will agree to the painting of the existing buildings to improve their
appearance. This painting shall be limited to the front of the building on
Railroad Drive and the side of the building fronting King A venue, as well
as the end ofthat building along 4th Street. We also agree to repair or
replace the fencing where needed.
We agree to revise the landscaping plan as requested. Unfortunately, we
were not able to have the site plan revised by today. Specifically, we agree
to add 6 ornamental trees along King Avenue, 6 oversized and 1 regular
sized overstory trees, ;md 6 evergreen trees along 4th Street. We would
like to have the specific caliper inches of the trees in your
recommendation defined and agreed upon prior to planting. We would
also ask that any replacement provisions in the City's code be waived
with respect to the ongoing survivability of the planted trees. The property
does not have water/irrigation service to the City's right-of-way areas and
this creates an undue hardship for us.
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