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5.4. PCSR 08-08-2006City of Elk River Item Number REQUEST FOR PLANNING COMMISION s.4 ACTION Agenda Section Meeting Date Prepared by Plannin Items Au ust 8, 2006 erem Barnhart, Plannin Mana er Item Description Reviewed by Request by Kalway Construction on behalf of Waste Scott Clark, Com. Dev. Director management for a conditional use permit to construct office/ ara e. Case No CU 06-21 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 fox Action Location Map Action Requested Staff is recommending the Planning Commission recommend approval with the conditions as outlined. Planning Commission Action Motion by Second by Vote Follow Up Case File: CU O6-21 Page 2 Kalway Construction/ waste management Zoning: A-1 (ME/SWF) overlay Adjacent N - Al Zoning: E - Al S -A1 W -A1 Floor Area: Building = 6,400 sq ft Parking: Required: 9 stalls Proposed: 9 stalls, existing LQnd USe: Land Fill Adjacent N -Livonia Township LQnd USe: E -Commercial Reserve S -Mining W -Rural Residential 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 The building would be located north of an existing red metal garage building at the land fill. The proposed building is located west of the gas reclamation plant. 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. Parking and Circulation Access. Users of the site will access the site from Highway 169 North. No changes are proposed or recommended for this entrance. PaYklTlg. 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. S:\PLANNING\Case Files\2006\CUP\CU OG-21 Kalway-Waste Mgmt\Staff Report.doc Case File: CU OG-21 Page 3 Kalway Construction/ waste management Landscaping Landscaping requirements are based on the perimeter of the property. Due to the large size of the lots, several hundred trees would be required. No landscaping is proposed for the proposed building. Staff would recommend that 5 overstory trees be provided in the rear surrounding the building and paring area for shade and visual interest. Grading, Drainage and Utilities No utility extensions are planned or proposed. Fire Department The Fire Department will. provide comments at the Planning Commission meeting. Setbacks Based on the review of the survey, it appears that the building encxouaches over the property line. To avoid having to meet established setback requirements, this property line should be adjusated, either by removal, or relocation. 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: 7. 1Vill not endanger, injure or detrimentally affect the use and enjoyment of other propery in the immediate vicinity or the public health, safety, morals, comfort, convenience orgeneral welfare 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. lYlill be consistent with the comprehensive plan. The proposed building and land use is consistent with the comprehensive plan. 3. lY>ill not impede the normal and orderly development and improvement of surrounding vacant property. The proposed building does not appear to impede the development of surrounding property. 4. 1-Ylill be served adequately by and will not adversely a~ect 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 with traffic on adjacent and neighboring public thoroughfares. The proposed building does not appear to significantly impact public services, and the building by itself will not be a significant user of the water, sewer, and traffic systems of the community. S:\PLANNING\Case Files\2006\CUP\CU 06-21 Kalway-Waste Mgmt\Staff Report.doc Case File: CU OG-21 Page 4 Kalway Construction/ waste management 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. The office building proposed is not expected to add noise, odor, smoke or filmes to the area. The landfill and gas reclamation plant do produce odors and fumes, consistent with their approved use. 6. Will not result in the destruction, loss or damage of a natural, scenic or historic feature of major importance. The building site currently includes a hill with some marginal trees. This hill and trees will be removed. 7. Will fully comply with all other requirements of this Code, including any applicable requiroments and standards for the issuance of a license or permit to establish and operate the proposed use in the city. It does not appear that the applicants are wishing a variance from any requirement of 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. Recommendation Staff recommends that 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 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 10% 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:\PLANNING\Case Files\2006\CUP\CU 06-21 Kalway-Waste Mgmt\Staff Report.doc 3 ELK RIVER LAND~I~L 225TH AVENUE SITE ~ Location Map ~~ty of N El -~-~ "" Case Number: CU 06-21 KALWAY-WASTE MANAGEMENT River