HomeMy WebLinkAboutItem 7 - Launch PC ReportPLANNING COMMISSION
DATE: 3/24/14
AGENDA ITEM: 4C – PUBLIC HEARING
CASE # 2014-17
ITEM: Launch Properties Zoning Map Amendment and PUD Concept Plan for a
Light Industrial Business Park
SUBMITTED BY: Kyle Klatt, Community Development Director
REVIEWED BY: Nick Johnson, City Planner
Jack Griffin, City Engineer Mike Bouthilet, Public Works Director
Jim Sachs, Public Works/Water
Greg Malmquist, Fire Chief
SUMMARY AND ACTION REQUESTED:
The Planning Commission is being asked to consider a request from Launch Properties (Dan Regan), 1875 Highway 36 West, Suite 200, Roseville, MN for a Zoning Map Amendment and Planned Unit
Development (PUD) Concept Plan related to a two-phase, 385,000 square foot light industrial
development that will be located at the intersection of Lake Elmo Avenue and Hudson Boulevard
North. The initial phase will include the construction of a 125,000 square foot building on the western portion of the site, which will be occupied by a tire distribution business. The proposed zoning of BP – Business Park/Light Industrial allows for a range of office, light industrial, and non-
production industrial uses on the site.
GENERAL INFORMATION
Applicant: Launch Properties (Dan Regan), 1875 Highway 36 West, Suite 200, Roseville,
MN
Property Owners: Reco Real Estate, LLC, 1875 Highway 36 West, Suite 200, Roseville, MN
Location: Southwest Quarter of the Southwest Quarter of Section 36. Northeast quadrant of
the intersection of Lake Elmo Ave. N. and Hudson Blvd. N. PID Number
36.029.21.33.0001
Request: Zoning Map Amendment and Planned Unit Development Concept Plan
Existing Land Use: Vacant/agricultural fields
Existing Zoning: RT – Rural Transitional
Surrounding Land Use: Agricultural fields, single family residential, golf driving range, drive-in theater
Surrounding Zoning: RT – Rural Transitional, RS – Rural Single Family Residential
Comprehensive Plan: Business Park
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Proposed Zoning: BP – Business Park/Light Industrial
History: The site has been used for agricultural fields for a long time. The property has been
placed on a holding zone since the adoption of the 2005 Comprehensive Plan.
Deadline for Action: Application Complete – 3/6/14 60 Day Deadline – 5/6/14 Extension Letter Mailed – No
120 Day Deadline – 7/6/14
Applicable Regulations: 154.051 – BP Business Park Zoning District 154.800 – Planned Unit Development (PUD) Regulations
154.105 – Zoning Amendments
REQUEST DETAILS
The City of Lake Elmo has received a request from Launch Properties (Dan Regan), 1875 Highway
36 West, Suite 200, Roseville, MN for a Zoning Map Amendment and Planned Unit Development (PUD) Concept Plan for property located northeast of the intersection of Lake Elmo Avenue North and Hudson Boulevard North. The details concerning the two different aspects of the request are as
follows:
• The zoning map amendment would change the zoning designation of the parcel from RT –
Rural Transitional to BP – Business Park/Light Industrial. This zoning is consistent with the City’s land use plan for the I-94 Corridor.
• A request for a PUD Concept Plan to allow the construction of two light industrial buildings
with a net area of 385,000 square feet. A PUD has been requested in order to allow for a zero
lot line build out of what will eventually be two separate parcels and to allow for a waiver of
the City’s current setback requirements for certain portions of the property.
If the City decides to approve the request, the applicant may then proceed with the preparation of
preliminary development plans and preliminary plat for the site. Under the City’s PUD Ordinance,
the applicant must also submit final development plans as part of the review process. The applicant has requested to submit the preliminary and final development plans at the same time, which may be allowed by the City for smaller development projects. Because the proposed development is
confined to one existing parcel and will not require the construction of any public roads through the
project area, Staff is supportive of a combined preliminary and final plan submission should the concept plan be approved.
The attached application narrative and site plans provide an overview of the applicant’s request,
which will be built out in two phases. The first phase will include the construction of a 125,000
square foot building for a perspective tenant that intends to use the space for a tire distribution center.
The bulk of the building will be used as a warehouse/distribution area, with a smaller office area located at the front of the building facing Hudson Boulevard North. The plan includes the reservation of space on the site for a future 25,000 square foot expansion of this building, along with
an automobile parking area for employees near the front entrance and a truck loading area along the
western portion of the building. Because the proposed tenant is expected to need a relatively small amount of customer/employee parking, the applicant is proposing to depict a portion of the parking area as “proof of parking” that could be constructed at a later date when needed.
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The second phase of the project includes a much larger building of 235,000 square feet that would be
located in the western portion of the lot. There is no specific use identified for the building, but it is
being planned to handle businesses looking for “flexible, functional space in an accessible location
along the I-94 corridor” in accordance with the applicant’s project narrative. Both buildings would be accessed via a shared driveway entrance off of Hudson Boulevard North, with ancillary access provided through driveway in the extreme western and northern portions of the site. The site plan
includes shared storm water facilities that will be located along Hudson Boulevard North and along
the western boundary of the property.
As part of the application for a PUD, the applicant has requested flexibility from some of the current BP zoning district requirements as follows:
• The establishment of a zero lot line configuration for the parking lot between the two
proposed buildings and lots. If the zero lot line configuration was not approved as part of the
project, the applicant would need to set the parking areas back 15 feet from the adjoining lot
line (which would leave 30 feet of space between the two parking areas). The PUD will allow the creation of a common parking and truck loading area, all of which will be internal
to the proposed development.
• A reduction from the required setbacks along the northern property boundary and the area
guided for urban low density residential development. The applicant is proposing a building setback of 96 feet from this property line, with a drive aisle (fire lane) located 56 feet from
this line. The Zoning Ordinance requires a minimum building setback of 150 feet from
residential zones for buildings and 100 feet for parking areas (which would include
maneuvering lanes and driveways). The applicant is proposing a berm and landscaping along this line to help compensate for the reduced setbacks.
BACKGROUND
The proposed development site is 29 acres in size and located within the City’s I-94 corridor
planning area. This property, as well as the property to the north, west, and east is included in the
City’ future sewer service area, with these parcels being guided for urban low density residential,
commercial, and business park respectfully. The site has historically been used for agricultural fields except for the southern portion, which is lower in elevation and covered with vegetation. The surrounding existing uses include the Vali-Hi drive in theater, the Country Air golf practice facility,
and the Forest residential subdivision. All but the Forest subdivision are guided for future public
sewer service and are expected to be redeveloped at some point in the future. The City has recently reviewed a sketch plan for the property immediately north of the applicant’s site (the golf practice facility) for a 50-unit residential subdivision.
A portion of the City’s trunk sewer line extension project that will provide sanitary sewer service to
the Village Area crosses the western portion of the applicant’s property. This portion of the sewer is
a gravity line that will allow the applicant to immediately connect to service the proposed buildings. The City Engineer has noted that this service line will need to be extended to Lake Elmo Avenue in order to provide service to other properties in the area. Any properties that use the sewer connection
will need to plan for the future extension of service through their properties as a requirement for
being allowed access to the service. Water service is not to the site, but will be extended to the eventual location of 5th Street as part of a planned City project later this year. The applicant will be responsible for providing a plan for the connection to public water service as part of the preliminary
plan submissions.
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The City’s future land use plan guides the subject parcel for Business Park, and this land use
classification extends for the entire length of Hudson Boulevard North between Lake Elmo Avenue
and Manning Avenue. The specific description for the land use category from the Comprehensive
Plan reads as follows:
BUSINESS PARK – The Business Park land use category is intended to encourage the creation of significant employment centers that accommodate a diverse mix of office and
light industrial uses and jobs. Specific desired attributes of this land use include a diversity of
jobs, high development densities and jobs per acre, high quality site and building
architectural design, and increased tax revenues for the community. Office, office showroom/warehousing, research and development services, light and high-tech electronic
manufacturing and assembly, and medical laboratories are typical uses appropriate for this
land use category. Some retail and service uses may be allowed as supporting uses for the
primary office and light industrial uses of the employment center. In addition to the Eagle Point Business Park, much of the land between Manning Ave and Keats Ave adjacent to I-94
is guided for this land use classification. [Corresponding Zoning District(s): BP]
As part of the request, the applicant is asking that the City rezone the parcel to the BP – Business
Park/Light Manufacturing District consistent with the Comprehensive Plan. The proposed activities are either permitted or conditional uses within this district. As part of the request for a planned development, Staff is recommending that the City structure the PUD so that the allowed uses within
the development are consistent with the permitted and conditional uses within the BP zoning district.
The final PUD should also specify any of the zoning exceptions being sought by the applicant as
described in the preceding section.
PLANNING AND ZONING ISSUES/STAFF COMMENTS
Members of the Community Development, Public Works, Engineering, and Fire Departments have reviewed the proposed PUD Concept plan and provided comments in the following areas:
• Land Use. The proposed Concept Plan and the buildings/uses proposed are consistent with
the Comprehensive Plan and Zoning Ordinance concerning the Business Park land use category. The PUD Ordinance does provide for flexibility form the underlying zoning standards with the understanding that this flexibility will help a developer better utilize site
features and obtain a higher quality development. The objectives related to a PUD are noted
in the findings section below.
• Zoning. With the extension of sewer and water service to the site, the City is able to take action rezone this parcel in a manner consistent with the future land use designation of
Business Park.
• Lake Elmo Theming Study. The applicant is proposing to incorporate design elements form
the City’s Theming Study, including an enhanced corner treatment (signage and landscaping) at the intersection of Lake Elmo Avenue and Hudson Boulevard North and the installation of white horse fencing extending out from this corner area.
• Impervious Coverage: The proposed coverage of the parcel falls well within the allowable
amount of impervious coverage (75%) for a BP zoning district. The site plan preserves 39%
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of the site as open space, including storm water ponds, screening buffer areas, and general
landscaping.
• Access/Driveways. The City Engineer has noted that the driveways will need to comply with the City’s access spacing requirements and that the entrances along Hudson Boulevard North will likely need to be modified to meet these requirements. The County has questioned the
future usage of the Lake Elmo Avenue access point, and has requested that a traffic study be
conducted to more fully understand the expected traffic impacts from the development. Staff
is recommending that access to the Lake Elmo Avenue driveway be limited to automobiles, and that all truck traffic be required to use the Hudson Boulevard entrance.
• Setbacks. The proposed buildings and driveway areas will comply with the setback
requirements of the BP zoning district with the exception of the internal side yard parking
setback and the building and parking area setbacks from the northern property line. The
applicant is proposing to mitigate the northern property line setback by constructing a berm and additional landscaping in this area.
• Screening and Buffering. Because the northern property line represents the boundary
between a light industrial and residential development, Staff is recommending that the
proposed berm and landscaping as proposed be incorporated as a requirement of the PUD. The applicant should submit additional details, including a proposed cross section view of the
berm, as part of the preliminary and final plan submittal.
• Design Standards. The proposed buildings will be subject to the City’s Architectural and
Design Standards and Guidelines Manual. The Planning Commission will be the reviewing body for the design review associated with these buildings, which will be incorporated as part
of the preliminary and final plan review for the site. The applicant will need to provide the
required information to complete this review with as part of any future plan submissions to
the City.
• Water and Sewer Services. The applicant will need to submit a plan for the extension of water services to the site as part of the preliminary and final plan submission. The Engineer
has noted that the applicant will be responsible for extending these service across the site as
part of these plans.
• Storm Water and Erosion Control. The applicant will need to submit detailed storm water and erosion control plans with the preliminary and final development plans. These plans will
need to conform to City of Lake Elmo and Valley Branch Watershed District (VBWD)
requirements. The applicant is strongly encouraged to meet with VBWD to review the
district requirements prior to preparing this plan. The applicant and City will also need to determine whether or not the proposed ponds will be deeded to the City or left under private control.
• Parking. The City’s Parking Ordinance would require 60 parking stalls for the proposed use,
including 18 associated with the office area and 42 for the warehouse portion of the building.
The applicant has depicted 47 stalls adjacent to the first phase building, with another 85 stalls shown as “proof or parking”. The parking ordinance does state that the Planning Commission may allow parking requirements for a particular use to be relaxed or lessened in
response to an expected demand that is lower than the required standard in this section,
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provided that sufficient open area is set aside on the parcel to meet the required standard, if
determined to be necessary at a later date. With the expected demand for parking to be low
for the proposed use, Staff is recommending that the site plan be approved as presented with
the proof of parking concept.
• County Review. Washington County has submitted its review comments, which are attached
for consideration by the Planning Commission. The most significant of the County’s
comments is the request for a traffic study, which Staff is recommending be included as part
of a preliminary and final plan submission.
• City Engineer Review. The City Engineer has reviewed the concept plan and provided comments in a review letter to the City dated March 18, 2014. The applicant will need to
address the Engineer’s comments as part of the preliminary and final plan submission for the
site.
• Sidewalks and Trails. The concept plan does not include any trails or sidewalks within or adjacent to the development area. Although this is a commercial development, Staff is
recommending that the plans be amended to include a trail along Lake Elmo Avenue within
the County right-of-way. This trail will provide a connection to the planned multi-purpose
trail along 5th Street immediately to the north of the subject property. At this time, the City’s plans do not include any trails or trail corridors along Hudson Boulevard North.
• Landscaping. The applicant has not provided any details concerning landscaping for the site,
which must be submitted at the time of preliminary and final plan submission. The applicant
will also need to submit a tree preservation and protection plan as part of this application.
• Environmental Review. The proposed project does not meet any threshold for a mandatory
Environmental Assessment Worksheet.
• Fire Chief Review. The Fire Chief has asked that the fire lanes within the development be
designed in accordance with Minnesota Fire Code standards. The fire chief will need to review the placement of fire hydrants within the project site.
• Park Land Dedication. The City has established a fee in lieu of land dedication for
commercial land development. This fee will need to be paid at the time a final plat is
approved by the City.
• Lighting. A specific lighting plan has been not been submitted and should be included with the preliminary and final development plans.
• Signs. The applicant has not provided a signage plan, which will be needed as part of future
submissions to conform to the City’s Sign Ordinance.
REVIEW AND ANALYSIS
Staff is recommending that the Planning Commission recommend approval of the request for a
Zoning Map Amendment and Planned Unit Development (PUD) Concept Plan related to a two-phase, 385,000 square foot light industrial development that will be located at the intersection of Lake Elmo Avenue and Hudson Boulevard North. The proposed use of the site is consistent with the
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City’s Comprehensive Plan, and the applicant’s use of a PUD will provide the applicant with
flexibility to design a more unified and cohesive development than could be accomplished with the
underlying zoning district. In particular, the proposed setback waivers will allow the loading areas to
be configured to the center portion of the site and internally screened from adjacent properties. The proposed location of the buildings will also provide for a shared main access point to Hudson Boulevard, while eliminating truck traffic at the peripheral access driveways. The project includes a
substantial buffer from the residential property north of the site, which in conjunction with the
expected landscaping within the proposed residential subdivision will provide for an effective
transition between these uses.
The proposed use will be subject to the recently revised required findings for Planned Developments.
When reviewing requests for approval of a planned unit development, the PUD Ordinance notes that
the City should consider whether one or more of the objectives listed below will be served or
achieved:
1) Innovation in land development techniques that may be more suitable for a given parcel than
conventional approaches;
2) Promotion of integrated land uses, allowing for a mixture of residential, commercial, and public facilities;
3) Provision of more adequate, usable, and suitably located open space, recreational amenities
and other public facilities than would otherwise be provided under conventional land
development techniques;
4) Accommodation of housing of all types with convenient access to employment opportunities
and/or commercial facilities; and especially to create additional opportunities for senior and
affordable housing; 5) Preservation and enhancement of important environmental features through careful and
sensitive placement of buildings and facilities;
6) Preservation of historic buildings, structures or landscape features; 7) Coordination of architectural styles and building forms to achieve greater compatibility
within the development and surrounding land uses;
8) Creation of more efficient provision of public utilities and services, lessened demand on transportation, and the promotion of energy resource conservation;
9) Allowing the development to operate in concert with a redevelopment plan in certain areas of the City and to ensure the redevelopment goals and objectives will be achieved; and
10) Higher standards of site and building design than would otherwise be provided under
conventional land development technique.
Please note that the Staff recommendation includes the following conditions of approval:
1) The preliminary and final development plans shall address all comments from the City Engineer in his review letter dated March 18, 2014.
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2) The applicant shall prepare a traffic impact study prior to the submission of preliminary and
final plans that addresses the concerns and comments included as part of the review letter
from Washington County dated March 19, 2014. This study shall clarify the intended use of
the secondary access driveways providing access to the automobile parking areas.
3) The applicant shall secure any required permits from the Valley Branch Watershed District prior to commencing any grading or construction activity on the site.
4) The final development plans shall include detailed landscape plans that conform to the Lake
Elmo Zoning Ordinance and that conforms to the City’s Tree Protection and Replacement
Ordinance. The applicant shall provide a cross section view of the proposed berm and landscaping along the northern property line as part of these plans.
5) The applicant shall submit detailed architectural plans at the time of the preliminary and final
development plan review by the City. These plans shall conform to the City’s Design
Guidelines and Standards Manual.
6) The final preliminary and final development plans shall include a signage plan.
7) The applicant shall pay a fee in lieu of park land dedication as determined by the City prior to
the final plat being released for recording.
8) The final plat shall include all easements for drainage and utility and other purposes as required by the City Engineer.
9) The storm water plans shall differentiate between storm water retention and storm water
infiltration areas.
10) The preliminary and final development plans shall include a specific land use plan for the
property clarifying the uses allowed under the PUD, the dimensional requirements for the site, including any deviations from the underlying zoning, and other information deemed
appropriate by the City.
DRAFT FINDINGS
Please refer to the comments in the previous section. Staff will review the recommended conditions
of approval with the Commission at the meeting.
RECCOMENDATION:
Staff recommends that the Planning Commission recommend approval of the request from Launch Properties (Dan Regan), 1875 Highway 36 West, Suite 200, Roseville, MN for a Zoning Map Amendment and Planned Unit Development (PUD) Concept Plan related to a two-phase, 385,000
square foot light industrial development that will be located at the intersection of Lake Elmo Avenue
and Hudson Boulevard North. This recommendation includes the following conditions of approval:
1) The preliminary and final development plans shall address all comments from the City Engineer in his review letter dated March 18, 2014.
2) The applicant shall prepare a traffic impact study prior to the submission of preliminary and
final plans that addresses the concerns and comments included as part of the review letter from Washington County dated March 19, 2014. This study shall clarify the intended use of the secondary access driveways providing access to the automobile parking areas.
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3) The applicant shall secure any required permits from the Valley Branch Watershed District
prior to commencing any grading or construction activity on the site.
4) The final development plans shall include detailed landscape plans that conform to the Lake
Elmo Zoning Ordinance and that conforms to the City’s Tree Protection and Replacement Ordinance. The applicant shall provide a cross section view of the proposed berm and landscaping along the northern property line as part of these plans.
5) The applicant shall submit detailed architectural plans at the time of the preliminary and final
development plan review by the City. These plans shall conform to the City’s Design
Guidelines and Standards Manual.
6) The final preliminary and final development plans shall include a signage plan.
7) The applicant shall pay a fee in lieu of park land dedication as determined by the City prior to
the final plat being released for recording.
8) The final plat shall include all easements for drainage and utility and other purposes as required by the City Engineer.
9) The storm water plans shall differentiate between storm water retention and storm water
infiltration areas.
10) The preliminary and final development plans shall include a specific land use plan for the property clarifying the uses allowed under the PUD, the dimensional requirements for the site, including any deviations from the underlying zoning, and other information deemed
appropriate by the City.
The suggested motion for taking action on the Staff recommendation is as follows:
“Move to recommend approval of the request for a Zoning Map Amendment and Planned Unit
Development (PUD) Concept Plan related to a two-phase, 385,000 square foot light industrial
development that will be located at the intersection of Lake Elmo Avenue and Hudson Boulevard North subject to the conditions of approval as recommended by Staff”
ATTACHMENTS:
1. Application Form
2. Legal Description 3. Application Description and Project Narrative 4. Existing Conditions Map
5. Concept Layout
6. Building Renderings
7. City Engineer Review Comments 8. Washington County Review Comments
ORDER OF BUSINESS:
- Introduction ....................................................... Community Development Director
- Report by Staff .................................................. Community Development Director
- Questions from the Commission ............................ Chair & Commission Members
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- Open the Public Hearing .................................................................................. Chair
- Close the Public Hearing .................................................................................. Chair
- Discussion by the Commission .............................. Chair & Commission Members
- Action by the Commission ..................................... Chair & Commission Members
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