6.3. SR 07-16-2007
REQUEST FOR ACTION
To
Ci Council
Agenda Section
Communi Develo ment
Item Description
Request by Elk River Municipal Utilities for a Conditional Use
Permit for a Well House, Case No. CU 07-17
Meeting Date
ul 18, 2007
Reviewed by
Action Requested
Staff and the Planning Commission recommend approval of the Conditional Use Permit request, as
illustrated on drawings dated May 29, 2007, with the following conditions:
1. All comments of the City Engineer's memo dated June 27, 2007 shall be addressed.
2. A NPDES and SWPPP permit is required prior to final approval of construction
drawings.
3. Additional sumac and grasses be planted to increase the landscaped buffer between
the development and the adjacent homes, to be approved by Community
Development.
4. Building shall match Option 1, with the following changes:
Lower the roof line two feet
Increase the roof pitch to 8/12.
Introduce foundation plantings around the well house structure to break up the
walls facing the residential units, to be approved be Community Development
Staff.
Backlround/Discussion
Elk River Municipal Utilities is requesting a Conditional Use Permit to construct a well house adjacent to
the proposed well in Oudot K of Twin Lake Estates. A well is considered an "Essential Service", and
does not require City Council approval. However, a well house, a building housing equipment to pump
and treat the water is not an essential service, requiring a conditional use permit.
The subject parcel was platted at part of Twin Lake Estates plat in 2004. Outlot K was encumbered with
a drainage and utility easement, anticipating the future well on the property. A sign has been placed on
the property indicating a future well.
Financial Impact
None
Attachments
· Memo from City Engineer dated June 27, 2007
· Applicant's Narrative dated received May 29,2007
Case File: CU 07-17
Page 2
Well House Twin Lakes Estates
Elk River Municipal Utilities
. Location Map
. Site Plan dated May 29, 2007
. Civil Drawing
. Architectural Drawing
General Information
Applicant
60 Day Rule
Requested Action
Elk River Municipal Utilities
The application has been deemed complete as of May 29, 2007.
The Ci must take action b Jul 29,2007
Conditional Use Permit approval to construct a well house on
Outlot K, Twin Lakes Estates.
Approximately 10 acres west of Twin Lakes Parkway, and S/SE
of the homes of Smith Drive.
Location and Size
Location Existing Use Land Use Plan Designation Current Zoning
Subject Vacant Urban Residential PUD
Property
North Single Family Urban Residential PUD
Homes
South Wetland Urban Residential PUD
East Single Family Urban Residential PUD
Homes
West Single Family Urban Residential PUD
Homes
Overview
Elk River Municipal Utilities is requesting a Conditional Use Permit to install a 12 x 24 cement board
sided chlorination building on Outlot K or Twin Lakes Estates plat.
The planned building would house chemicals to be added to the water after it is pumped from a nearby
well. The attached site plan and applicant's narrative provide further information regarding the
proposal. Access to the site will be via a single driveway from Twin Lakes Parkway. A retaining wall
will need to be constructed to gain the necessary 12 foot drive lane. A fence or railing will be necessary
to mark the edge.
Applicable Regulations
Conditional Use Permit
Case File: CU 07-17
Page 3
Well House Twin Lakes Estates
Elk River Municipal Utilities
The issuance of a Conditional Use Permit can be ordered only if the use at the proposed location:
1. Will not endanger, injure or detrimentallY tiffect the use and en./qyment of other properry in the immediate
vicini!J or the public health, stife!J, morals, comfort, convenience or general welfare of the neighborhood or the
ci!J.
2. Will be consistent with the comprehensive plan.
3. Will not impede the normal and orderlY development and improvement of sUfTOunding vacant properry.
4. Will be seroed adequatelY ~ and will not adverselY tiffect essential public facilities and seroices including
streets, police and fire protection, drainage, refuse disposa4 water and sewer .[Ystems, parks and schools; and
will not, in particular, create trcifJic congestion or inteiference with trcifJic on adjacent and neighboringpublic
thoroughfares.
5. Will not involve uses, activities, processes, materials, equipment and conditions of operation that will be
detrimental to af!Y persons or properry because of excessive trcifJic, noise, smoke, fumes, glare, odors, dust or
vibrations.
6. Will not result in the destruction, loss or damage of a natura4 scenic or historic feature of mCfJor importance.
7. Will fullY complY with all other requirements of this Code, including af!Y applicable requirements and
standards for the issuance of a license or permit to establish and operate the proposed use in the ci!J.
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.
In the review of the standards for CUP as outlined, it appears that the request is consistent with all of
these standards.
Analysis
In a review of the Conditional Use Permit application, and the standards outlined by the City Ordinance
(above), it appears that all standards are generally met, although there will be visual impact to the
adjacent parcels, most notably the homes immediately adjacent to the proposed well house.
Additionally, the proposed grading anticipated will require the removal of several trees, moving the tree
line approximately 8-20 feet south of its current location.
In working with the applicant, other locations were considered for the placement of the building and the
well, to avoid the tree impact, but were discarded due to service needs or wetland impacts.
Based on this analysis, it appears that the visual impact by placing the well house on site is unavoidable;
protective screening and building materials were reviewed.
Landscaping: The applicant has prepared a landscaping plan that attempts to screen the building as
much as practical from the adjacent residential dwellings. A mix of maple, birch, and evergreen trees
provide a mix of all year screening effects. Additional shrubbery and grasses could be introduced to
screen the lower levels of the development, until the trees take over. It is suggested that a condition be
added that additional sumac and grasses be added to the landscape plan, to be approved by Community
Development Staff.
Building: The building will be 12 x 24 feet, single story, and will have electricity service for the
pumps and other machinery. Noise is not expected to be a concern. The applicant has prepared three
Case File: CU 07-17
Page 4
Well House Twin Lakes Estates
Elk River Municipal Utilities
options for building design. In reviewing potential buildings designs, its cohesiveness with the adjacent
dwelling units, its visual impact from the adjacent dwellings, its long term weathering characteristics
should all be considered. Of the three options presented by the applicant, Staff would support option 1,
with a couple minor modifications:
Lower the roof line as much as possible. The applicant had indicated that the interior needs 8 foot
ceilings. Lowering the roof two feet (from 10) reduces the visual impact of the blank wall.
Increase the roof pitch to one more consistent with the adjacent structures, likely 8/12. This will
introduce a residential character to the buildings, being in the immediate rear yards of the adjacent
homes.
Introduce 'windows' on the walls facing the residential units. These need not be made of glass, but
framing and alternative wood patterns would reinforce the residential character of the improvements.
Natural Resources
Trees - The proposal has a fairly significant impact on the tree line, moving it south away from the
residential dwellings on the Smith 8-20 feet. There is no ordinance in place that requires the protection
of trees, staff has encouraged the applicant to develop a plan that minimizes this impact.
Wetlands - There are three wetlands in the immediate area. Their location and setback defines a limited
area of potential sites for the well and well house structure. Additional wetland concerns are addressed
in the attached City Engineer's memo dated June 27, 2007.
Utilities
The attached City Engineers memo dated June 27, 2007 addresses the utilities, and their impact on the
streets and wetlands.
Planninl Commission Discussion
No person approached the Planning Commission during the public hearing with support or opposition
to the request. To date, staff has not received any comments. Staff verified public notice was published
and postcards mailed out.
The Planning Commission discussed the building materials, but concurred that since the building cannot
be completely screened, the "hiding in plain sight" approach was better.
At the meeting, Staff recommendation was to use a fake window treatment to break up the monotony
of the walls facing the adjacent residences. Upon closer review, staff is recommending to the City
Council that foundation plants would be more effective. Staffs recommendation is that a landscaping
plan be approved by staff prior to construction.
Case File: CU 07-17
Page 5
Well House Twin Lakes Estates
Elk River Municipal Utilities
Recommendation
Staff and the Planning Commission recommend approval, subject to the conditions outlined above.
Respectfully Submitted
Jeremy Barnhart
Planning Manager
Action
Motion by _
Second by _
Vote
Follow Up
MEMORANDUM
TO: Jeremy Barnhart, Planning Manager
FROM:
Terry Maurer, City Engineer r(p1'--
DATE: June 27, 2007
SUBJECT: Elk River Municipal Utilities proposed well and treatment
facility in Twin Lake Estates
As requested, we have reviewed the submittal for the proposed well and treatment
building to be located in Twin Lake Estates. Based on our review, we would offer the
following comments:
1. Twin Lakes Parkway needs to be open cut to provide access to the existing
water main and sanitary sewer. The restoration section shown is adequate.
However, the plans should indicate that restoration of the street must occur
within a reasonable amount of time. It would seem with the placement of
concrete curb and gutter and pavement, that full restoration within 7 working
days would be possible. Also, a signing plan, which includes a detour around
the site during construction, will be necessary.
-
2. A portion of the existing sidewalk will also need to be removed and replaced.
Most of the sidewalk will become part of the driveway into the well/treatment
site. Therefore, the sidewalk needs to be replaced with concrete at least 6
inches thick to support the heavier loads. It may be advisable to construct the
portion of the driveway between the sidewalk and the back of curb out of
concrete also.
3. The driveway is proposed at 12 feet wide. It skirts an existing wetland on the
south side. There is a proposed retaining wall that appears to have a
maximum height of approximately 8 feet. Given the height of the wall, a
fence on top will be required to protect pedestrians. The fence is shown but is
noted as designed by others. The type of fence and the installation should be
provided in the plans or supplemental submittal. It also appears to be very
tight between the wetland, retaining wall and driveway. How will the wall
construction proceed without impacting the wetland? Finally, the type of
material between the top of the retaining wall and the edge of the driveway is
unclear. This area should either be paved or a low maintenance material such
as rock rather than some type of turf that cannot be maintained.
4. An additional clean-out will be needed in the sanitary sewer service due to the
length. City ordinance requires clean-outs at least every 100'.
5. The construction of the well will require an area for development material to
be stockpiled and test pumping water to be discharged prior to flowing into
the wetland. The ultimate outlet for this water needs to be the wetland nearest
Twin Lakes Parkway since there is an outlet from this area The plan should
provide for a clear description of where material is to be stockpiled and what
precautions need to be taken for test pumping water to protect adjacent
properties and the wetlands.
6. It appears that over one acre will be disturbed. Therefore, this site will require
an NPDES permit and a Storm Water Pollution Prevention Plan (SWPPP). As
is city policy, the SWPPP needs to be in 8 ~ x 11 inch format and signed by
the owner, engineer, and contractor. Given the two different types of
contractors that will work on the site (first the well contractor and second the
treatment facility and building contractor) the SWPPP responsibility will need
to be passed from one to the other.
If you have any questions regarding any of these comments, please contact me.
Elk River
Municipal Utilities
13069 Orono Parkway
Elk River, MN 55330
phone: 763.441.2020
Fax: 763.441.8099
Project Narrative - Well and Treatment Building
Elk River Municipal Utilities is proposing to construct a 1,000 gpm well and corresponding
treatment building on Outlot K of the Twin Lake Estates Plat. The building is proposed to be 12-
feet wide by 24-feet long. Treatment will consist of the addition of chloride, fluoride, and poly
phosphates. A 12-foot wide bituminous driveway will be paved for access to the building.
Based on current demand projections, another water production facility is needed by the summer of
2008. In anticipation of this need, Elk River Municipal Utilities conducted water quality tests at
multiple sites. It was determined that the water at Twin Lake Estates required the least amount of
treatment. The Municipal Utility obtained the property in May 2006 with the intention of using the site
for a well. A sign was placed on the property informing the public that it was the future home of an
Elk River well. At this time the well house is excluded from the defined Essential Services and a
conditional use permit is requested for the construction.
Maintenance at the well will be performed from 8:00 am to 4:30 pm, except in cases of
emergency. No employees will be stationed at the building. No parking stalls will be added.
The bituminous driveway will be constructed with a hammerhead end to provide for a turn
around.
.A. portion of the site is currently wooded. In order to provide a level pad for the well drilling
operations and equipment, clearing and grubbing will be necessary as shown on the attached
plans. Approximately 10% of the trees will be removed from the site as part of the grading
operations. A landscaping plan is attached that provides for replacement of the trees in a
manner that will aid in screening the adjacent properties from the building. Screening of the site
will include the addition of seven red:maple trees, seven paper birch trees, and nine Colorado
spruce trees.
There are three wetlands on-site. The wetlands were delineated by Miller Environmental, Inc.
on April 23, 2007. No fill of the wetlands is proposed. However, to install a driveway access to
the property a retaining wall wi!1 need to be constructed two-feet from the delineated edge of
one of the wetlands. Construction methods will be utilized to minimize disturbance during
construction. A sift fence will be installed at the delineated edge.
Three options for the exterior treatment of the building are attached to the application. The
applicant is recommending that Option 1 be approved. The cement board siding and gable roof
will blend into the neighborhood and appear as an accessory structure. If desired, the building
could be constructed with a face brick finish and/or a flat roof to minimize the profile as shown in
Options 2 and 3. Lighting is proposed over both doors on the east side. The lights will be
screened by the proposed building for the properties to the west and by the vegetation for the
properties to the east.
There will be no signage or outdoor storage on the site.
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