5.9. PCSR 06-12-2007REQUEST FOR ACTION
To Item Number
Plannin Commission 5.9.
Agenda Section Meeting Date Prepared by
Plannin Items une 12, 2007 erem Barnhart, Plannin Mana er
Item Description Reviewed by
Request by City of Elk River for Conditional Use Permit for Scott Clark, Community Development
YMCA, Institutional use Director
Reviewed by
Action Requested
Staff supports a Planning Commission recommendation for approval of the Conditional Use Permit
CU 07-14 request, as illustrated on drawings dated April 30, 2007, with the following conditions:
1. All comments of the City Engineer's memo dated June 6, 2007 shall be addressed.
2. The development shall meet all applicable fire codes. The Fire Chief shall verify the
location of all fire hydrants, and may require additional hydrants necessary to
preserve the health and safety of the residents.
3. A NPDES permit is required prior to final approval of construction drawings.
Background/Discussion
In September, 2006, City voters approved a referendum to build a YMCA. Since then, City Staff have
been working closely with the YMCA leadership on developing the project. This development has been
completed with a clear understanding of City goals and ordinances.
The YMCA proposes to construct a two story, 56,000 square foot (39,219 footprint YMCA on a newly
created platted parcel in Civic Campus Addition, northwest of the City Hall campus, south of Highway
10. The YMCA will include a lap pool and `play pool' gymnasium space for two basketball courts, and
office space o the first floor, with studio spaces and a fitness area on the second floor.
A YMCA was considered an institutional use for the purposes of the zoning ordinances, and is a
conditional use in the R-1c zoning district
Financial Impact
None.
Attachments
Location Map
Case File: CU 07-14
Page 2
Memo from City Engineer dated June 6, 2007
Site Plan drawings dated Apri130, 2007
• Civil Drawing dated Apri130, 2007
Architectural Drawing dated April 30, 2007
General Information
YMCA
City of Elk River
A licant City of Elk River
6O Day RUIe The application has been deemed complete as of April 30, 2007.
The City must take action by June 30, 2007
Re nested Action Conditional Use Permit approval
Location and Size Approximately 7.66 acres south of Hwy 10, west of Lake Orono
Park, north of Orono Road.
Location Existing Use Land Use Plan Designation Current Zoning
Subject Vacant Open Space R-1c
Property
North Across Hwy 10, Community Commercial C-3
Hotel, fmr
bowling alley
SOUth Sherburne Cty Public/ Semi Public R-1c
fairgrounds
East Lake Orono Park Open Space R-1c
West Auto repair and Community Commercial C-3
sales
Overview
The City is requesting Conditional Use Permit approval on behalf of the YMCA to build a YMCA.
The YMCA will, among other features, include gymnasium space for use by City residents.
Apalicable Re4ulations
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, injure or detrimentally a~ect the use and enjoyment of other property in the immediate
vicinity or the public health, safety, morals, comfort, convenience orgeneral welfare of the neighborhood or the
city.
S:\PLANNING\Case b'iles\CUP\CU 07-14 YMCA\CU 07-14 PC staff report.doc
Case File: CU 07-14
Page 3
YMCA
City of Elk River
2. Will be consistent with the comprehensive plan.
3. Will not impede the normal and orderly development and improvement of surrounding vacant property.
4. Dill be served adequately by and avill not adversely affect essential public facilities and services including
streets, police and fire protection, drainage, refuse disposal, water and sewer systems, parks and schools; and
will not, in particular, create traffic congestion or interference zarith tra~c on adjacent and neighboring public
thoroughfares.
5. Will not involve uses, activities, processes, materials, equipment and conditions of operation that will be
detrimental to any persons or propery because of excessive tra~ic, noise, smoke, fumes, glare, odors, dust or
vibrations.
6. Will not result in the destruction, loss or damage of a natural, scenic or historic feature of major importance.
7. Dill fully comply with all other requirements of this Code, including any applicable requirements and
standards for the issuance of a license or permit to establish and operate the proposed use in the city.
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
As noted above, the development of the site plan and building has been completed with upfront
discussions between the YMCA development team and City Staff, to address any issues with
ordinances and policies early in the process. The layout as developed has received support from
staff.
The building sits at an angle to Orono Rod, on the eastern portion of the building. This orientation
provides maximum visibility from Orono Road and Highway 10, while maximizing the parking lot in
the SW corner of the site.
The layout was also chosen to accommodate possible future expansion of the facility. This
expansion is anticipated to be located on the northwest and northeast corners of the facility.
A splash pad and playground area is also proposed on the southeast corner of the building.
Building
The two story building will utilize a variety of building materials, including precast concrete panels,
green tinted glass, metal shingles and metal siding.
Transaortation
Access - Access to the site will be from Orono Road, with two separate accesses. The western
access will provide access to the adjacent auto sales and repair facility (See File No. CU 07-15)
S:\PLANNING\Case Files\CUP\CU 07-14 YMCA\CU 07-14 PC staff report.doc
Case File: CU 07-14 YMCA
Page 4 Ciry of F.,lk River
Pam The plan provides parking for 276 vehicles, including 6 handicapped spaces with adjacent
aisles. Parking requirements for an athletic club or fitness center are 5/ 1000, or 197 parking spaces
for the proposed facility. The parking layout exceeds this requirement.
Parking Lot Lighting. Alighting plan for the parking lot has been developed, showing full cut off
fixtures, and the lighting concentrated on the parking lot. The maximum light at ground level off
site will to the west, with one point at .7
Sidewalks - A sidewalk is proposed along Orono Road. This sidewalk will connect to the internal
sidewalk system along the building. The sidewalk will also connect to the proposed splash pad on
the east side of the building
Utilities
Water -City water will serve the site, and loop through the site, connecting the water tower to a
main along Orono Road. Fire hydrants will be provided as required by the fire Chief, as will
necessary fire access route within 150 feet of all corners.
Sanitation -Sanitary sewer will connect to the main in Gary Avenue, east of the site.
Storm Sewer/water -Storm water will be collected and routed to a pond on the south side of the
site. In the parking lot, water will be collected and routed through arain/ infiltration garden in the
middle of the parking lot. Additionally, an existing water retention pond (for backwashing of the
water tower pumping station) will be removed and consolidated with the proposed storm water
pond.
Gas - An existing Gas service is proposed to be routed to the east of its existing location.
S:\P1,ANNING\Case Files\CUP\CU 07-14 YMCA\CU 07-14 PC staff report.doc
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City of N
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"" Case Number: CU 07- 14 YMCA
River
ver
MEMORANDUM
TO: Jeremy Barnhart, Planning Manager
FROM: Terry Maurer, City Engineer
DATE: June 6, 2007
SUBJECT: YMCA Site Plan
File #226- 16 I P
As you are aware, we have worked closely with BWBR, the architects for the YMCA site and
their engineer, Bogart Pederson, to arrive at the proposed site plan. From a utility
standpoint, the building is proposed to be served by sanitary sewer extended from the
existing sewer in Orono Park, just east of Gary Street. Watermain will be looped from the
existing water tower just north of the proposed YMCA building westerly to the intersection
of Joplin Avenue and TH 10 to create an additional loop in the water system. Appropriate
hydrant locations will be placed off of this watermain loop to provide fire-fighting
capabilities for the proposed building. Storm sewer is accomplished through a series of
small diameter pipes leading to a pond along the TH 10 frontage of the site: The pond
incorporates the existing pond for the water treatment facility backwash discharge. The
pond is sized to hold 100-year runoff without discharge. In the event of a larger frequency
storm, an emergency overflow will spill into the TH 10 highway ditch and eventually find its
way to Lake Orono.
Access to the parking lot will be from two driveways off of Orono Road. There will be no
direct connection to TH 10. The most westerly driveway along Orono Road will also
provide access to the Matthews Auto Sales building located just west of the YMCA site. The
site plan calls for a sidewalk to be constructed on the YMCA site adjacent to the Orono
Road right of way between the two driveways. This sidewalk will then be in place for future
extensions.
The City is platting the property. The property will be divided into three lots. One lot will
contain the existing water tower, well and treatment facility built several years by the Elk
River Municipal Utilities. The largest lot will contain the YMCA site and the holding pond.
Lot 3 is along the east side (Gary Street) of the property. It is being cut out to be reserved
for potential future Orono Park development.
If you have any questions regarding any of these comments, please contact me.
S:\PLANNING\Case Files\Plat\P 07-07 Civic Campus Addition\06 06 07 Engr's commenu.doc
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