5.1. SR 07-08-1996~ity of
ITEM 5.1.
'ver
TO:
FROM:
DATE:
MEMORANDUM
Mayor and City Council
.I
Scott Harlicker, Assistant Planner~
July 8, 1996
SUBJECT: Request For Conditional Use Permit,
ISD #728, Case #96-10
Request
Independent School District # 728 has requested a conditional use permit for
outdoor storage at their maintenance grounds facility
Attachments
· Report to City Council dated June 17, 1996
· Report to Planning Commission dated May 28, 1996
Overview
At the June 17, 1996 City Council meeting the Council considered a request by
Independent School District # 728 for a conditional use permit for outdoor
storage at their maintenance facility located in the Elk River Industrial Park.
During the public hearing, the Council heard from representatives of Tescom,
the adjacent property owner to the west. They spoke out against the outdoor
storage claiming that it would be detrimental to the high tech image that they
present to clients. They also felt that it is not in keeping with the intended
image of the industrial park.
There seemed to be three issues that remained to be addressed:
the appropriateness of outdoor storage at this facility
how should the outdoor storage area be screened
what type of material should be used to surface the storage area
The school district is proposing to enclose the storage area with a six foot high
chain link fence with heavy duty tube slat inserts and use a mixture of class five
and class two gravel as a surface for the storage area. In order to better screen
the storage area from Tescom's visitor parking area and picnic area, they did
13065 Orono Parkway · P.O. Box 490 · Elk River, MN 55330 · (612) 441-7420 · Fax: (612) 441-7425
Mayor and City Council
July 8, 1996
2
agree to cluster some of the proposed landscaping in the area adjacent to
Tescom.
There are two other facikities in the industrial park that currently have outdoor
storage visible from the street; All Tool and Nary Manufacturing have pallets
and trailers that they are storing outdoors near their loading area. Custom
Conveyor Corporation has some metal that they are storing in the rear of the
building that is not visible from the road. In a related matter that touches on
the issue of the appropriateness of outdoor storage in the light industrial zone,
the Planning Commission, at their June 25, 1996 meeting, recommended
approval of an ordinance amendment that included outdoor storage as a
conditional use in the I1 zone.
Please refer to the attached copies of the report to the City Council dated June
17, 1996 and the report to the Planning Commission dated May 28, 1996 for
additional information.
Recommendation
The Planning Commission recommended approval of the conditional use permit
to allow outdoor storage at the I.S.D. # 728 maintenance facility located at 19072
Triangle Road with the following conditions:
1. The applicant shall submit fence details of a decorative wood fence to be in
place on all sides except the frontage along the railroad track, which shall be
chain link with slats. The fence shall be a minimum of 6 feet high
2. The approved fence and landscaping shall be in place prior to the utilization
of the outdoor storage area.
3. Bituminous surfacing be installed in the outdoor storage area.
4. The height of items stored shall not exceed the height of the fence.
Staff supports the Planning Commission's recommendation, but feels that
further consideration should be given to the suitability of utilizing a chain link
fence with slats to screen all sides of the proposed storage area, not just the side
facing the railroad tracks. The landscaping plan should include the following:
· There should be some clustering of the landscaping on the Tescom side of the
storage area near the picnic area and visitor parking area.
The zoning code requires that conifers be 6 feet in height; consideration
should be given to requiring 4 trees be 8 feet high to provide an immediate
screen.
ITEM 6.7.
MEMORANDUM
'verso:
FROM:
DATE:
Mayor and City Council
Scott Harlicker, Planning Assistan~L/
June 17, 1996
SUBJECT: Conditional Use Permit Request by
Independent School District #728,
Public Hearing Case No. CU 96-10
Request
Independent School District # 728 has requested a conditional use permit for
outdoor storage at their maintenance grounds faciliW.
Location
19072 Triangle Road, Lot 8, Block 1 Elk River Industrial Park
Zoning/Land Use
I1 (Light Industrial) / LI (Light Industrial)
Attachments
Report to Planning Commission dated May 28, 1996
Overview
The school district is proposing an outdoor storage area adjacent to the loading
area in the rear of their maintenance facility. They indicated that they plan on
storing trailers which will contain mowing and other maintenance equipment.
A chain link fence with slats is proposed to enclose the storage area.
The maintenance facility was issued a conditional use permit in October 1995.
At that time outdoor storage was not included but it was indicated as a possible
future use. During the review for the conditional use permit for the maintenance
facility, the appropriateness of outdoor storage in this industrial park was
questioned by representatives of Tescom and Dick Pommeroy, an adjacent
property owner. Concerns regarding screening of the storage area were also
raised by the Planning Commission, EDA and the City Council. A condition of
13065 Orono Parkway · P.O. Box 490 · Elk River, MN 55330 · (612) 441-7420 · Fax: (612) 441-7425
Memo to Mayor and City Council Page 3
June 17, 1996 :
The applicant has indicated that they would like to enclose the area with a
chain link fence with vinyl slats. They feel that the chain link fence would be
more durable and require less maintenance, and when combine with
landscaping, would provide an effective, attractive and long lasting screen.
· Paving
The issue of what material should be used to surface the storage area was
discussed. Two options were considered. The applicant requested that class 5
gravel be used and staff recommended that the storage area be paved. There
was some discussion regarding past practice and the implications on future
projects. The Commission opted to require paved surface.
Please refer to Planning Commission report for additional information.
Recommendation
The Planning Commission recommended approval of the conditional use permit
to allow outdoor storage at the I.S.D. # 728 maintenance facility located at 19072
Triangle Road with the following conditions:
1. The applicant shall submit fence details of a decorative wood fence to be in
place on all sides except the frontage along the railroad track, which shall be
chain link with slats. The fence shall be a minimum of 8 feet high
2. The approved fence and landscaping shall be in place prior to the utilization
of the outdoor storage area.
3. Bituminous surfacing be installed in the outdoor storage area.
4. The height of items stored shall not exceed the height of the fence.
Staff supports the Planning Commission's recommendation, but feels that
further consideration should be given to the suitability of utilizing a chain link
fence with slats to screen all sides of the proposed storage area, not just the side
facing the railroad tracks. The landscaping plan should include the following:
Landscaping should be increased along the west side of the storage area.
Sixteen conifers planted 15 feet on center in two rows would provide a
substantial landscape screen between the storage area and Tescom's
property.
The zoning code requires conifers to be 6 feet in height; consideration should
also be given to requiring the trees to be a height that will provide an
immediate screen.
s:\planning\scott\cu96-10c.doc
~.ity of
MEMORANDUM
ITEH 5.6.
TO:
FROM:
DATE:
Planning Comml ssion
Scott Harlicker, Planning Assista~~
May 28, 1996
SUBJECT: Request by Independent School District
#728 for Conditional Use Permit, Public
Hearing Case No. CU 96-10
.Request
Independent School District #728 has.requested a conditional use permit for
outdoor storage at their maintenance grounds facility.
Location
19072 Triangle Road, Elk River, MN., Lot 8, Block 1 Elk River Industrial Park
Zoning/Land Use
I1 (Light Industrial) / LI (Light Industrial)
Attachments
· Location Map
· Zoning Map
· Site Plan
Background
In October 1995, I.S.D. #728 was granted a Conditional Use Permit to construct
a 21,000 square foot public works building at this site. The approved site plan
showed an area that was going to be utilized at a future time for outdoor
storage. One of the conditions of approval was that no outdoor storage would be
allowed unless a CUP amendment was approved by the City Council. At the
public hearings two adjacent property owners objected strongly to the outdoor
storage part of the facility. A representative from Tescom was concerned that
13065 Orono Parkway · P.O. Box 490 · Elk River. MN 55330 · (612) 441-7420 · Fax: (612) 441-7425
Memo ~ p]~ni~g Commmsion 2
M,~y 28, 1996
given the nature of their business, they had an image to uphold and they did not
want to be located next to a storage facility. Mr. Pommeroy, owner of Pommeroy
Tool, was also opposed to the fao. illty and the outdoor storage in particular. He
was concerned that the outdoor storage would detract from hi~ property. The
Economic Development Authority (EDA), the initial owner of this site, had some
concerns regarding outdoor storage at this site. They were concerned about
screening the storage from view and that the screening be consistent with the
intent of the Zoning Ordinance.
Evaluation of Request
Paving and Access
The applicant has indicated that they wish to use class 5 aggregate to surface
the storage area. The zoning code requires that access and parking areas be
paved and loading areas surfaced with a hard, all weather, dust free, durable
surfacing material. Essentially, all areas used by vehicles shall be surfaced with
material as sefforth in the ordinance. The zoning code does not specifically
address surfa~ng for outdoor storage areas.
The surfacing of outdoor storage areas is a difficult issue to pin down. It could be
viewed as a continuum with a company like Kober Excava~ng, which will use
the storage area to store track vehicles, at one end and someone storing
automobiles or contractor's material at the other. Kober Excavating has a
strong case for class 5 surface of the storage area and the automobile or material
storage does not. In the middle of this continuum would be this application. In
this particular instance the school district will be utilizing the storage area to
park trailers. The decision regarding the type of surface required for this
outdoor storage area could be interpreted as setting a precedent. This could have
implications beyond just this application for outdoor storage; there is the
situation at Tailwind Trailers which is a commercial use involving outdoor
storage of trailers on a gravel surface. The Commission may wish to give staff
some direction with respect to surfacing material for future outdoor storage
applications.
Staff does not believe the storing of trailers in this area would be detrimental to
a bituminous surface. The concern about trailer supports sinking into the
pavement could be addressed by inst~lling concrete pads on which the supports
could sit. The plans show a type D4 surmountable curb around the parking and
loading area adjacent to the outdoor storage area.
Memo to ?lsnning Comrrnssion
May 28, 1996
3
Screening and Landscaping
A chain link fence with slats is proposed around the outdoor storage area. It will
extend from the west side of the loading area, around the outdoor storage area
and retention pond, along the east side of the driveway to a gate that crosses the
driveway and finally attaches to the east side of the building. No details
regarding the height or color of the fence have been provided. The zoning code
requires a fence to be 100% opaque and not less than five feet high.
Landscaping is also required and should be used to supplement the screening
that the fence provides. Five conifers along the west property line, adjacent to
the rear loading area and four deciduous trees to the rear of the storage area are
proposed as part of an overall landscaping plan for the site. However, two of the
four deciduous trees are to be planted in the area that will be utilized for the
retention pond. No landscaping is shown around the storage area. Given the
concerns raised by adjacent property owners, the EDA, the City Council and the
Plannin g Commission during the review of the Conditional Use Permit for the
pubhc works facility, landscaping should be included as part of the screenin g for
the storage area. In order to best screen the storage area from affected property
owners, landscaping should include approximately 20 scotch pine and white
pine planted along the east and west sides of the proposed fenced area and along
the east side of the driveway leading back to the loading and storage areas.
Recommendation
This request was compared to the seven criteria listed in Section 900.20 of the
Zoning Ordinance and it was found to be in compliance with those criteria. Staff
is recommending approval of the conditional use permit to allow outdoor storage
to be located at 19072 Triangle Road in the Elk River Industrial Park with the
following conditions:
1. The applicant shall submit fence details and a landscape plan for approval.
The fence details shall include height and type of durable slats and landscaping
plan shall include number and types of trees.
2. The approved fence and landscaping shall be in place prior to the utilization
of the outdoor storage area.
3. Bituminous surfacing be installed in the outdoor storage area.
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CU 96-10
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13065 Orono Parkway-P.O. Box 490 CASE:
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City of
TO:
FROM:
DATE:
SUBJECT:
MEMORANDUM
Mayor and City Council
Steven B. Ach, City Planner
July 8, 1996
Conditions for Independent School
District #728's Conditional Use
Permit Request
The, following are conditions staff would recommend for approving the
conditional use permit request to allow outdoor storage at the Independent
School District #728's maintenance facility:
1)
A detail of the fence around the storage area be submitted for review.
This fence shall be a minimum of 6 feet high and be constructed of a
chain link with durable slats.
2)
The approved fence and landscaping shall be in place prior to utilizing
the outdoor storage area.
3) The outdoor storage area have a bituminous surface.
4)
A total of 8 conifers located ten feet on center m a staggered row be
planted along the west side of the outdoor storage area.
5)
The size of the conifers along the west side of the storage area include
four at 6 feet high and four at 8 feet high.
6) The outdoor storage shall not exceed the height of the fence.
s:\councilXisd728.doc
13065 Orono Parkway · P.O. Box 490 · Elk River. MN 5.5330 · (612) 441-7420 · Fax: (612) 441-7425