5.1. PCSR 03-11-2008'' Elk\~~--~-~ REQUEST FOR ACTION
ver
To Item Number
Plannin Commission 5.1
Agenda Section Meeting Date Prepared by
Planning Items March 11, 2008 Sheila Cartney, Senior Planner
Item Description Reviewed by
Request by Great River Energy for a building addition case# erem Barnhart, Plannin Mana er
CU 08-05 Reviewed by
Action Requested
Staff recommends that the Planning Commission recommend approval of the Conditional Use
Permit for a building replacement, as illustrated on drawings dated received February 26, 2008, with
the following conditions:
1. All comments of the City Engineer's memo dated February 27, 2008 shall be
addressed.
2. As a Conditional Use Permit is not a Building Permit, the applicant shall apply for all
require permits.
3. A NPDES permit is required prior to final approval of construction drawings.
4. Parking lot landscape be installed as illustrated.
5. Any trees removed for the fire lane shall be replaced on site.
Bac kgrou nd/Discussion
Amcon Construction is proposing to replace an existing high bay garage area, parking area, and office
area, with a 43,000 square foot building of the same nature. This is an update for Great River Energy's
campus in Elk River.
Attachments
• Location Map
• Memo from City Engineer dated February 27, 2008.
• Applicant's Narrative
• Site Plan(s) dated received February 26, 2008
• Architectural Drawing(s) dated received February 26, 2008
General Information
Case File: CU 08-OS
Page 2
GRh: Addition
Amcon Construction
A licant Amon Construction (GRE)
60 Day Rule The application has been deemed complete as of February 26,
2008. The City must take action by A ri128, 2008
Re nested Action Conditional Use Permit
Location and Size GRE campus east of TH 169.
Location Existing Use Land Use Plan Designation Current Zoning
Subject GRE Light Industrial I1
Property
NOrth Multi family and Light Industrial/Old Town R3
commercial
SOUth Commercial ROW C3
East Commercial and Highway Business PUD, BP, C3
office/warehouse
West River NA NA
Overview
The existing high bay garage area and office will be removed as part of this project; one parking stall
will be gained with the new building.
Applicable Regulations
Conditional Use Permit
The issuance of a Conditional Use Permit can be ordered only if the use at the proposed location:
7. 1Vill not endanger, injure or detrimentally affect the use and enjoyment of other property in the immediate
~ncinity or the public health, safety, morals, comfort, convenience orgeneral welfare of the neighborhood or the
city.
2. Dill be consistent with the comprehensive plan.
3. 1-Ylill not impede the normal and orderly development and improvement of surrounding vacant property.
4. 1-Ylill be served adequately by and will 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 tra~c congestion or interference with tra~c on adjacent and neighboring public
thoroughfares.
S:\PLANNING MAIN\Case Files\CUP\CU 08-05 GRE addition\PC report.doc
Case File: CU 08-05
Page 3
GRE Addition
Amcon Construction
5. Will not involve uses, activities, processes, materials, equipment and conditions of operation that will be
detrimental to any persons or property because of excessive tra~c, 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. 1-iVill 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
A 43,000 square foot building is being proposed to replace and existing high bay garage area, the
parking lot will also be revised and will consist of 101 parking stalls which is consistent with what is
there already with one additional stall.
A Conditional Use Permit is required for new buildings on this site. Although the request is to
replace an existing building, staff reviews the site for any improvements that may be necessary. The
new parking lot configuration plan does not show landscaping in the parking lot. Staff has suggested
that some type of landscaping be planted in front of the building to break up the parking lot. The
applicant indicated in his correspondence that is not feasible due to truck traffic and maneuvering.
With that in mind staff suggests some type of landscaping in the parking lot to break up the parking
lot of 101 parking stalls.
The building will be finished in precast concrete wall panels to match the other building on the
campus.
A new fire lane is proposed northwest of the building. Sidewalk and trees will be removed for this
drive. Any trees that are removed should be replaced on site.
Recommendation
Staff recommends approval of the Conditional Use Permit as presented with the five conditions
listed.
Action Motion by Second by Vote
Follow Up
S:\PLANNING MAIN\Case Files\CUP\CU 08-05 GRE addition\PC report.doc
- __._
~~
1
~~~~~ T~H
~~ ~ ~~TH
__ _ _ ~_ z_~ r ,_-- - -_.
. ~~'
~'
;,-
~ ~--
----~
~,
Private Drives ~
' J' Location Map
cry or N
El -~.-_.
R1Ver Case Number: CU 08-05 GRE
\~----
~~~AMCON
DESIGN/BUILD I CONSTRUCTION MANAGEMENT I GENERAL CONTRACTING
January 28, 2008
Mr. Jeremy Barnhart, Planning Manager
City of Elk River
13065 Orono Pkwy
Elk River, MN 55330
Re: Great River Energy
Dear Mr. Barnhart:
Amcon Construction is proposing to build a 43,000 square foot combination office,
garage, and high bay garage area facility on Great River Energy's existing campus in Elk
River. The construction process will include the demolition of an existing high bay
garage area, parking area, and office area. The proposed site will result in a net gain of
(1) one parking stall. There are no proposed signs for this building other than door and
parking signage. There are no plans for any building screening.
The new facility will be constructed with 12" insulated Fabcon precast panels matching
the style and color of the warehouse/garage/office facility built on this campus in 2005.
The roof lines will vary in height was the tallest wall panel at 34' which is the same
height as the 2005 project.
Great River Energy will have 31 employees using this facility during normal working
hours. -
Should you have any questions or comments, I can be reached at 952-200-4740.
Regards,
AMC CONSTRUC .ON COMPANY
a utson
Project Manager
1715 Yankee Doodle Road, Suite 200 I Eagan, Minnesota 55121-1616 I Tel: 651.379.9090 ~ Fax: 651.379.9091
Email: custserv@amconconstruction.com I Website: www.amconconstruction.com
MEMO
To: Sheila Cartney
From: John Anderson
Great River Energy
Subject: High Bay Addition
Date: February 27, 2008
I have reviewed the construction plans dated February 22, 2008 and Storm water management plan
dated February 22, 2008 prepared by Hakanson Anderson Inc
1. The plan meets the City of Elk River standards for Storm Water management.
2. A NPDES Construction permit will be required for this work. As part of that permit a Storm
Water Pollution Prevention Plan (SWPPP) will be required. The SWPPP should be provided
to the City of Elk River for Review prior to submittal to the MPCA. The SWPPP and NPDES
permit must be completed prior to issuing a building permit for this work. Also all perimeter
controls and construction entrances need to be inplace prior to issuing a building permit for
the site.
3. A permit from the Minnesota Department of Health may be required for the relocation of the
watermain on the site.
4. Asbuilts and GIS data will be required to be provided to the city of all storm sewer, sanitary
sewer, watermain and services installed or modified in conjunction with this project.
C:\Users\scartney\AppData\Local\Microsoft\Windows\Temporary Internet Files\OLK1C46\MEM-2-27-08 GRE high
bay addn.doc
~~
3t
.~.~
p-
~IvB~
~~
~~
L~i
~i ~pY.
p
m I
4~
~~~
~a~
Fi t~
ion
_;~`~