5.5. SR 08-21-2006
City of Elk River
REQUEST FOR CITY COUNCIL ACTION
Agenda Section Meeting Date
Plannin / En . eerin Items Au st 21,2006
Item Description
Request by Kalway Construction on behalf of Waste
management for a conditional use permit to construct office/
ara e. Case No CD 06-21
Item Number
5.5
Prepared by
erem Barnhart, Plannin
Reviewed by
Location
22460 Highway 169 North
Introduction
The applicant desires to construct a 6,400 square foot building housing both offices and a garage at the
Elk River landfill.
Attachments
. Request for Action
. Location Map
Site Plan
. Building elevations
Action Requested
Staff is recommending the Planning Commission recommend approval with the conditions as outlined.
City Council Action
Motion by ~
Second by _
Vote
Follow Up
Case File: CD 06-21
Page 2
Kalway ConstrUction/ waste management
Zoning:
Adjacent
Zoning:
A-l (lvIE/SWF) overlay
N-A1
E-Al
S-Al
W-Al
Floor Area: Building = 6,400 sq ft
Land Use:
Adjacent
Land Use:
Land Fill
N - Livorua Township
E - Commercial Reserye
S - :Mining
W - Rural Residential
Parking: Required: 9 stalls
Proposed: 9 stalls, existing
Conforms: Land Use Plan - Yes
Zoning Code - Yes
Subdivision Code - Yes, with conditions
60 Day Rule:Action must be taken on this request by September 30, 2006
Proposal
In the area ommeclialtey ~vest of the po\ver plant at the land fill, Waste Ivlanagement proposes to
relnO\Te dle existing red metal building and constluct a new concrete building in its place.
The building is proposed to be 2 story, with an interior mezzanine. The structure will be
constructed of tilt up, precast concrete panels. Staff would encourage the panels match the existing
precast building at the site.
All building construction in the Solid Waste Facility Overlay district requires a conditional use
permit.
Parkina and Circulation
Access. Users of the site \vill access the site from an existing drive off of High\vay 169. No changes
are proposed or recommended for this entrance.
Parking. The parking requirement, for the use is determined based on the square feet of office
space. The 2,580 square feet of office space requires 9 spaces.
The narrative outlines the intent to utilize existing parking areas. Prior to issuance of a building
permit, the site plan should be revised to illustrate "proof of parking" for 22 spaces, including at
least 1 handicapped parking space. The applicant has stated that they agree with this condition.
S:\PL-\1"'JNING\Case Files\2006\CUP\CU 06-21 Kalway-\\laste ivfgmt\Staff Report to CounciLdoc
Case File: CU 06-21
Page 3
Kalway Construction/ \vaste management
Landsccpina
Landscaping requirements are based on the perimeter of the property. Due to the large size of the
lots, se,Teral llundred trees would be required. No landscaping is proposed for the proposed
building. Staff would recommend that 5 overstory trees be pro\rided in the rear surrounding dle
building and paring area for shade and 'visual interest. The applicant has stated no objection to tllls
suggestion
Gradina, Drainaae and Utilities
No utility extensions are planned or proposed.
Fire Department
The Fire Department reviewed the proposed site plan with respect to access, circulation, and fire
suppression. TIle Fire Department expressed no concern with access or circulation around dle
building, and noted that any internal fire suppression requirements will be satisfied in the review of
the building.
Architecture
The owner is proposing to utilize tilt-up concrete panles. In order to establish a campus feel in the
immediate area, staff and the Planning Commission suggested that the panels maintain a consistent
theme \vith the existing gas power plant. The applicant agreed, but noted that the power plant is
block consuuction, and the office/ garage building is tilt-up concrete panel. Staff can support the
materials being a color similar, rather that requiring identical building materials.
Setbacks
Based on the re,rie\v of tlle sU1\Tey, it appears that the building encroaches O\Ter the property line. To
a\Toid Ilaving to meet established setback requirements, this property line should be adjusted, either
by removal, or relocation. Waste Management owns the property on both sides of this line.
standards for Issuance of a Conditional Use Permit (Section 30-654)
The issuance of a Conditional Use Permit can be ordered only if the use at the proposed location:
1. tf7illnot endangel~ il!/tlre or detliJJlentalfy affect the 1Ise and el!}OylJlcnt of other propertY ill the iJJ1Jliediate
vicinity or the public health, safery, morals, comf01t, convenience or general lve!fare of the neighborhood or the
city.
The proposed building is seen as an accessory component to the land fill operations, and
does not increase the impacts on adjacent properties.
2. IVili be consistent with the cOJJprehensive pian.
The proposed building and land use is consistent ,vith the comprehensive plan.
3. lV""i//llot inpede the llo1FJJal and orderb' developJlien! and ZIJprOVeJJlellt of Stll7YJtl11dillg vacant property.
The proposed building does not appear to impede the development of surrounding
property.
S:\PLA...NNING\Case Files\2006\CUP\CU 06-21 Kalway-\Vaste lvIgmt\StaffReport to CounciLdoc
Case File: CU 06-21
Page 4
Kalway Construction/ waste management
4. Will be served adequatelY by and wil! 110t adverselY affect essential public facilities and services including
streets, police and fire protectiol1, drainage, refuse disposa~ water and selver [YstelJls) parks and schools; and
lvz/1110t, in palticular, create traffic congestion or inteifereJlce with traffic on aef/acent and neighboling public
thoroughfares.
The proposed building does not appear to significandy impact public services, and the
building by itself "\vill not be a significant user of the water, sewer, and traffic systems of the
community.
.J. Will not involve uses, actzvztzes) processes, !Jlatelials) eqtlip!Jlent and conditions of operatiol1 that will be
detrilJlelltal to aJ!} persons orproperry because of excessive traffic, noise, slJJoke, filJJ1es, glare, odors, dust or
vibratio ns.
The office building proposed is not expected to add noise, odor, smoke or fumes to the area.
The landfill and gas reclamation plant do produce odors and fumes, consistent with their
approved use.
6. IPil1 not result in the destl7lction, loss or daJJlage of a na/urah scenic or histotic feattlre of tJJqjor illzpOttance.
The building site currendy includes a hill with some marginal trees. This hill and trees will
be removed.
7. Will fulfy C01J;Pfy lvith all other reqllire!J1ents of this Code, including aIry applicable requireJJlellts and
standards for the isstlance of a license or pem1it to establish and operate the proposed tlse in the ciry_
It does not appear that the applicants are wishing a ,.rariance from any requirement of tlle
city.
If denial of suell a petmit should occur, it shall accompany recommendations or determinations by
findings or a report stating how the proposed use does not COmpI}T with the standards set forth in
Section 30-654.
Recommendation
Staff and the Planning Commission recommend approval of the Conditional Use permit and
improvements outlined in plans dated July 31, 2006 with the following conditions:
1. 5 trees be added at and near the building site to help satisfy the landscaping
requirements in a level consistent with the planned improvement.
2. The property line running through the proposed building be adjusted or removed.
3. Concrete panels match (in color) the existing gas reclamation plant.
4. Revision of site plan to show proof of parking for 9 additional spaces.
5. A letter of credit in the amount of 100/0 of the cost of the installed improvements
(Trees, sidewalk, etc.) not to exceed $50,000 shall be provided as a guarantee for the
completion of the site improvements.
S:\PL.A_NNING\Case Files\2006\CUP\CU 06-21 Kalway-\Vaste j\lgmt\Staff Report to CounciLdoc
3
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Case Number: CU 06-21 KALWAY-WASTE MANAGEMENT
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WASTE
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I HEREBY CERTFYniATTH&S FV.H.
SPEClFJCAllOH. Cfl REParrWMJ PREPAReD
BY ME OR UNDER U't"DIiECT 8UPER\'lSIOH
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DATE: 7nf'.l!Jm REG. NO.: 23488
U'fFORMAnoN:
PROJECT NO.: 08-&49
DRAWN BY: RCS
CHECKED BY: BHM
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DATE: 7nl'JJ:m
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APPROXIMA TE: ONLY. OiriER UTlU ilES MAY
EXIST WHICH HAVE NOT BEEN SHOWN.
CONTACT GCPHER STATE ONE CAll. AT
(651) 454-0002 FOR EXACT LOCA nONS
SEFORE BEGINNING CONSTRUCTION.
. DENOTES IRON MONUMENT FOUND
o DENOTES IRON MONUMENT SET
@ DENOTES MANHOLE
Cb. DS~Oi'ES EL::CTRJC METER
M DENOTES HYDRANT
tXJ DENOTES WATERVAL'IE
LEGEND
~ DENOTES POWER POLE r;", . i DENOTES CONCRETE
OV' DENOTES LIGHT POLE -5- DENOTES SANITARY SE\\'ER
~ DENOTES TELEPHONE BOX-ST- DENOTES STORM SEWER
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q. DENOTES CATCH BASiN .. DENOTES ELECTRIClTY
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LEGAL DESCRIPTION:
THE NORTH 470 FEET OF THAT PART OF THE NORTHEAST QUARTER OF THE
NORTHWEST QUARTER OF SECTION 3, TOWNSHIP 33. RANGE 26. SHERBURNE COUNTY.
MINNESOTA, L YlNG EAST OF A LINE DESCRIBED AS BEGINNING AT A POINT ON THE NORTH
LINE OF SAID NORTHEAST QUARTER OF THE NORTHWEST QUARTER A DISTANCE OF 650
FEET WESi OF THE INTERSECTION OF SAID NORiH UNE WITH THE WESTERLY LINE OF THE
RIGHT-OF-WAY OF U.S. HIGHWAY NO. 169; THENCE SOUTH PARALLEL \\1TH THE WEST UNE
OF THE NORTH HAlf OF SAID NORTHWEST QUARTER TO INTERSECT THE SOUTH LINE OF
SAID NORTHEAST QUARTER OF iHE NORTH'NEST QUARTER AND THERE TERMINA TlNG.
filE COpy
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WWW.CARLEY-TORGERSEN.COM
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YT~~<:J:1\.l IAll"' 0- QUALITY SERVICE SINCE 19480
I hereby certify that this survey. plan or report was
prepared by me or under my direct supervision and
that I am a duly Registered Land Surveyor under
the leAS of the State of Minnesota.
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DaVId ..... Torgersen, P.L.S.
Minn. Reg. No. 17551 Date ~ -,/~ - "''''
70 W COUNTY ROAD "c" SUITE 703
UTILE CANADA, MN. 55117
FAX: (651) 765-9729
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