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HomeMy WebLinkAbout#27 - Heppner's CUPSTAFF REPORT DATE: 10/18/22 REGULAR MOTION TO: City Council FROM: Ben Hetzel, Lake Elmo City Planner AGENDA ITEM: Crossroads East CUP Request – Heppner’s Auto Body INTRODUCTION: Heppner’s Auto Body recently submitted a conditional use permit application for a commercial vehicle repair use at the northeast quadrant of intersection Hudson Boulevard N and Lake Elmo Avenue N (PID 3602921330020). The proposed use would be located in the Crossroads East First Addition Business Park PUD development. City Council approved the Crossroads East First Addition final plat and final planned unit development (PUD) on November 3, 2021. As part of the PUD approval, there are specific uses that are readily permitted that would normally require conditional use permit approval. This proposed use was specified as conditional use in the final approval. No additional buildings or structures are being proposed as part of this request. The request is to allow the use to operate and occupy space within the approximate 150,000 square foot Crossroads East Office Warehouse that has already been approved on Block 1 Lot 1 of the Crossroads East First Addition Plat. ISSUE BEFORE THE CITY COUNCIL: Should City Council approve the requested conditional use permit for a commercial vehicle repair use? REQUEST DETAILS/ANALYSIS: Applicant: Heppner’s Auto Body Property Owner: Crossroads East LLC Location: 11160 Hudson Blvd N, Suites 215-220 Request: Conditional Use Permit for commercial vehicle repair Site Area: 12.9 acres Existing Land Use: Large commercial building under construction Existing Zoning: Business Park/ Light Manufacturing PUD Surrounding: North - Low Density Residential PUD South - NA East – Rural Transitional West – Rural Transitional 2 Comprehensive Plan: Business Park Deadline for Action: Application Complete – 8/25/22 60 Day Deadline – 10/25/22 Extension Letter - NA Regulations: Article XV Commercial Districts LEC 105.12.110(b)(6) LEC 105.12.410 Off-Street Parking PROJECT ANALYSIS Heppners’s Auto Body is a metro wide auto body repair company. No actual body repair or painting work will be conducted at this location. This location is only intended to provide camera and sensor calibration services for vehicles as well as alignment services for the other auto body shops. Vehicles arriving onsite will already have had body work completed and just need calibration services performed. The vehicles must be transported to the location as they cannot safely be driven without proper calibration. All vehicles and services will be located and conducted inside the building. The Heppner’s Auto Body space will be located in suites 215-220 and consist of 8,220 square feet of total floor area. 672 square feet will consist of office space, while the remaining 7548 square feet is dedicated to warehouse. There will be 6-8 employees onsite daily. If approved, this and future commercial vehicle repair uses must comply with the adopted Conditions of Approval and intensification of the use would require approval by the City Council. Parking The final plat and planned unit development approval has a condition that there must be a breakdown of the types of uses and their floor spaces with a detailed parking calculation for each. The Lake Elmo City Code requires 1 parking space per 250 square feet of gross floor area used for sales or customer service, plus two spaces per service bay for a commercial vehicle repair use. This proposal does not require any sales space, customer service space, or service bay. The only parking spaces needed are for the 6-8 full time employees. 3 REVIEW COMMENTS Fire Department (Summary of Memo dated September 9, 2022) 1. Building address numbers and suite identification shall be plainly visible from the street and have contrasting color from the background. Size and placement shall be approved by the Fire Department. 2. The fire sprinkler system shall be installed compliant with code. 3. Dry chemical fire extinguishers shall be provided and installed. 4. Rooms containing controls for air-conditioning systems, roof access, elevator equipment, sprinkler risers and valves, or other fire detection/suppression equipment shall be identified for the use of the fire department. Landscape Architect The applicants would be tenants with the Crossroads east development with no additional exterior improvements/changes being proposed. These CUP applications do not require landscape or tree preservation review. RECCOMMENDED CONDITIONAL USE FINDINGS Conditional use means a land use or development as defined by ordinance that would not be appropriate generally but may be allowed with appropriate restrictions as provided by official controls only upon a finding that all of the following provisions are met. Staff recommends the following findings: 1. The proposed use will not be detrimental to or endanger the public health, safety, comfort, convenience or general welfare of the neighborhood or the city. The use will not endanger the public health, safety, comfort, convenience or general welfare of the neighborhood or the City. 2. The use or development conforms to the City of Lake Elmo Comprehensive Plan. The site has already been rezoned to the zoning guided by the 2040 Comprehensive Plan. 3. The use or development is compatible with the existing neighborhood. The proposed use is within the Crossroads East First Addition development. The lot directly to the east is also within the Crossroads East First Addition development, which is allowed similar permitted or conditionally permitted uses. The property to the west is undeveloped, but is guided for Mixed-Use Commercial zoning which has the ability to incorporate vehicle related uses as well. As proposed with this particular business, the use will have little to no impact on Low Density Residential development to the north as the use is contained indoors and does not produce excessive noise, fumes, glares, or odors. The developer is improving the screening along the residential development by placing a 6 foot high opaque fence on top of the existing berm and relocating trees by December 31, 2022. 4. The proposed use meets all specific development standards for such use listed in the Zoning Code. The use meets all the specific development standards for a commercial vehicle repair use set forth in LEC 105.12.110(b)(6). Because the conditional use permit will run with the land, any future commercial vehicle repair use must also meet the standards. 5. If the proposed use is in a flood plain management or shoreland area, the proposed use meets 4 all the specific standards for such use listed in Article XIX (Shoreland Management) and Title 100 (Flood Plain Management). The proposed use is not in a flood plain management or shoreland area. 6. The proposed use will be designed, constructed, operated, and maintained so as to be compatible in appearance with the existing or intended character of the general vicinity and will not change the essential character of that area. The proposed use does not require the construction of any new buildings or change in appearance of the Crossroads East Office Warehouse. The building has already been approved and near completion. All work and storage of vehicles will be indoors. 7. The proposed use will not be hazardous or create a nuisance as defined under this Chapter to existing or future neighboring structures. The use is not hazardous and will not create a nuisance. Vehicles arriving onsite have already had body work completed and just need sensor calibration inside the building. The conditions of approval are designed to prevent nuisances. 8. The proposed use will be served adequately by essential public facilities and services, including streets, police and fire protection, drainage structures, refuse disposal, water and sewer systems and schools or will be served adequately by such facilities and services provided by the persons or agencies responsible for the establishment of the proposed use. The proposed use will be served adequately by essential public facilities and services. 9. The proposed use will not create excessive additional requirements at public cost for public facilities and services and will not be detrimental to the economic welfare of the community. The proposed use will not create excessive additional requirements at a public cost. 10. The proposed use will not involve uses, activities, processes, materials, equipment, and conditions of operation that will be detrimental to any persons, property, or the general welfare because of excessive production of traffic, noise, smoke, fumes, glare, or odors. As proposed, the use will not produce excessive traffic, noise, fumes, glare, or odors. Vehicles will be transported onsite intermittently throughout the day and immediately brought indoors. The work does not include activities that produce noise, smoke, fumes, glare, or odors. 11. Vehicular approaches to the property, where present, will not create traffic congestion or interfere with traffic on surrounding public thoroughfares. The amount of traffic produced by this use alone should not create congestion on approaches to the property or interfere with traffic on surrounding public thoroughfares. Approval of the Crossroads East development required the installation of turn lanes into the property entrance, minimizing the chances for traffic congestion. 12. The proposed use will not result in the destruction, loss, or damage of a natural or scenic feature of major importance. The use will not result in the destruction, loss, or damage of a natural or scenic feature of major importance. FISCAL IMPACT: None 5 RECOMMENDED CONDITIONS OF APPROVAL 1. The applicant must obtain all other necessary City, State, and other governing body permits and approvals before receiving a certificate of occupancy. 2. Intensification of the use beyond what is proposed and approved will require City Approval of a Conditional Use Permit Amendment. 3. All conditions in the Fire Chief’s memorandum dated September 9/9/22 must be met before receiving a certificate of occupancy. 4. The approval is for a commercial vehicle repair use in suites 215-220 only. Any expansion beyond the designated suites will require approval from the City of Lake Elmo. 5. All work shall be conducted indoors. 6. Overhead doors must remain closed unless vehicles are entering or leaving. 7. All serviced vehicles shall be stored indoors. 8. No additional outdoor lighting shall be added without City approval. 9. The hours of operation shall be limited to 7:30 AM to 5:30 PM Monday through Friday. 10. The Fire Department must review if there is a change of use in the space in the future. PUBLIC COMMENT: A public hearing notice was sent to surrounding property owners on September 14, 2022 and published in the Stillwater Gazette on September 26, 2022. Staff has received two comments via email stating that they did not have issues with the proposed use as long as overhead doors are closed during working hours except for vehicle entering and exiting. The public hearing on September 26th produced comments and concerns mainly concerning the ongoing construction onsite such as inadequate screening, closed roads, fumes dust control and not following working hours. There were concerns that there would be an inability to control tenants. OPTIONS: The City Council may: • Approve the request. • Approve the request with conditions. • Deny the request, citing findings of fact for denial. RECOMMENDATION: The Planning Commission recommended approval of the proposed use at the September 26, 2022 meeting. Staff recommends that the City council approve the conditional use permit request from Heppner’s Auto Body to allow a commercial vehicle repair with conditions in suites 215-220 at 11160 Hudson Blvd N. “Motion to approve Resolution No. 2022-097 with conditions, approving the subject conditional use permit for a commercial vehicle repair use in suites 215-220 at 11160 Hudson Boulevard N.” ATTACHMENTS: 1) Land Use Application 2) Written Statements 3) Location Map 6 4)Site Plan5)Suite Location6)Fire Department Memo dated September 9, 20227)Public Comments Tenant: Heppner’s Auto Body Property: 11160 Hudson Blvd, Lake Elmo, MN Suite(s): 215-220 Description: Heppner’s is a metro-wide autobody repair shop. This location will specialize in camera and sensor calibration and alignment. There is no paint booth or body repair occurring at this location. This location would provide these specialized services to the other Heppner’s locations in the metro area. All vehicles and services are located within the building. Suite is fully temperature controlled. Small office area will serve primarily as a reception where other Heppner employees will be coming to drop off or pick up vehicles to bring back to the body shop for customer pickup. Website: https://heppnersautobody.com/ No of Employees: They will start with 6 FTE and eventually have 8 FTE. Office SF 672 SF Warehouse 7548 SF Parking Requirements 6-8 daily employee parking spots and occasionally a need for customer parking. There will be 8-10 vehicles going through the adjustment and calibration services. All vehicles will be indoors or within the secured fenced area waiting for calibration. Noise Concerns: All vehicle work is performed within their space. No loud noises are generated by the work. Lighting Nothing beyond the standard exterior lighting that we have proposed for the project. Public Health Concerns There are no concerns related to endangering public health or welfare for the neighborhood or city. Confirms to Comprehensive Plans The development conforms to the city comprehensive plan LEC 105.12, art IX The proposed use meets all specific development standard for such use listed in LEC 105.12, art. IX Floodplain This is not applicable for this development. Exterior Character of Project The proposed use does not modify the current look and construction of the CR East project. Hazard or Nuisance The use of this tenant will not be hazardous or create a nuisance, as defined, to existing or future neighboring structures. All vehicles have completed exterior and interior repairs, there are not ‘crash’ vehicles onsite. They are road ready except for the required calibration of sensors and cameras. Public Facilities Service The proposed use will be adequately supplied by the public facilities as per the CR East plan requirements Add’l Public Costs There are no additional requirements at public cost for public facilities and services and will not impact the economic welfare of the community. Traffic, Noise, smoke, etc. This business does not produce excessive traffic, noise, smoke, fumes, glare or odors. Vehicle Congestion This business will not create any traffic congestion or interfere with traffic on the surrounding Hudson Blvd and Lake Elmo Ave roadways. Destruction Nature This business will not damage or remove any natural or scenic feature of major importance. From PUD Allowed Uses 2.e.i Automobile maintenance and repairs, interior only CITY OF LAKE ELMO WASHINGTON COUNTY STATE OF MINNESOTA RESOLUTION 2022-097 A RESOLUTION APPROVING A CONDITIONAL USE PERMIT WITH CONDITIONS FOR A COMMERCIAL VEHICLE REPAIR USE IN SUITES 215-220 AT 11160 HUDSON BOULEVARD N. WHEREAS, the City of Lake Elmo is a municipal corporation organized and existing under the laws of the State of Minnesota; and WHEREAS, Heppner’s Auto Body (the "Applicant") has submitted an application to the City of Lake Elmo (the "City") for a Conditional Use Permit for a commercial vehicle repair use in suites 215-220 at 11160 Hudson Blvd N (PID# 3602921330020) (the "Property"); and WHEREAS, the Lake Elmo Planning Commission held a public hearing on said matter on September 26, 2022; and WHEREAS, the Lake Elmo Planning Commission has submitted its report and recommendation to the City Council as part of a Staff Memorandum dated October 18, 2022; and WHEREAS, the City Council considered said matter at its October 18, 2022 meeting; and NOW, THEREFORE, based on the testimony elicited and information received, the City Council makes the following: FINDINGS 1) That the procedures for obtaining said Conditional Use Permit are found in the Lake Elmo Zoning Ordinance, Section 105.12.290. 2) That all the submission requirements of said Section 105.12.290 have been met by the Applicant. 3) That the proposed Conditional Use Permit is for a commercial vehicle repair use. 4) The approved Planned Unit Development for Crossroads East First Addition lists a commercial vehicle repair as a conditional use. 5) The proposed use will not be detrimental to or endanger the public health, safety, comfort, convenience or general welfare of the neighborhood or the city. The use will not endanger the public health, safety, comfort, convenience or general welfare of the neighborhood or the City. 6) The use or development conforms to the City of Lake Elmo Comprehensive Plan. The site has already been rezoned to the zoning guided by the 2040 Comprehensive Plan. 7) The use or development is compatible with the existing neighborhood. The proposed use is within the Crossroads East First Addition development. The lot directly to the east is also within the Crossroads East First Addition development, which is allowed similar permitted or conditionally permitted uses. The property to the west is undeveloped, but is guided for Mixed-Use Commercial zoning which has the ability to incorporate vehicle related uses as well. As proposed, the use will have little to no impact on Low Density Residential development to the north as the use is contained indoors and does not produce excessive noise, fumes, glares, or odors. The developer is improving the screening along the residential development by placing a 6 foot high opaque fence on top of the existing berm and relocating trees by December 31, 2022. 8) The proposed use meets all specific development standards for such use listed in the Zoning Code. The use meets all the specific development standards for a commercial vehicle repair use set forth in LEC 105.12.110(b)(6). Because the conditional use permit will run with the land, any future commercial vehicle repair use must also meet the standards. 9) If the proposed use is in a flood plain management or shoreland area, the proposed use meets all the specific standards for such use listed in Article XIX (Shoreland Management) and Title I 00 (Flood Plain Management). The proposed use is not in a flood plain management or shoreland area. 10) The proposed use will be designed, constructed, operated, and maintained so as to be compatible in appearance with the existing or intended character of the general vicinity and will not change the essential character of that area. The proposed use does not require the construction of any new buildings or change in appearance of the Crossroads East Office Warehouse. The building has already been approved and near completion. All work and storage of vehicles will be indoors. 11) The proposed use will not be hazardous or create a nuisance as defined under this Chapter to existing or future neighboring structures. The use is not hazardous and will not create a nuisance. Vehicles arriving onsite have already had body work completed and just need sensor calibration inside the building. The conditions of approval are designed to prevent nuisances. 12) The proposed use will be served adequately by essential public facilities and services, including streets, police and fire protection, drainage structures, refuse disposal, water and sewer systems and schools or will be served adequately by such facilities and services provided by the persons or agencies responsible for the establishment of the proposed use. The proposed use will be served adequately by essential public facilities and services. 13) The proposed use will not create excessive additional requirements at public cost for public facilities and services and will not be detrimental to the economic welfare of the community. The proposed use will not create excessive additional requirements at a public cost. 14) The proposed use will not involve uses, activities, processes, materials, equipment, and conditions of operation that will be detrimental to any persons, property, or the general welfare because of excessive production of traffic, noise, smoke, fumes, glare, or odors. As proposed, the use will not produce excessive traffic, noise, fumes, glare, or odors. Vehicles will be transported onsite intermittently throughout the day and immediately brought indoors. The work does not include activities that produce noise, smoke, fumes, glare, or odors. 15) Vehicular approaches to the property, where present, will not create traffic congestion or interfere with traffic on surrounding public thoroughfares. The amount of traffic produced by this use alone should not create congestion on approaches to the property or interfere with traffic on surrounding public thoroughfares. Approval of the Crossroads East development required the installation of turn lanes into the property entrance, minimizing the chances for traffic congestion. 16) The proposed use will not result in the destruction, loss, or damage of a natural or scenic feature of major importance. The use will not result in the destruction, loss, or damage of a natural or scenic feature of major importance. 17) That, in accordance with City Code Section 105.12.290, the commercial vehicle repair use is permissible under the Conditions 1-10 as provided in the decision below, and incorporated herein: DECISION NOW, THEREFORE, BE IT FURTHER RESOLVED, and based upon the information received and the above Findings, that the City Council of the City of Lake Elmo hereby approves the request by Heppner’s Auto Body for a Conditional Use Permit for a commercial vehicle repair use in suites 215-220 on the property located at 11160 Hudson Blvd N, and grants the same, subject to the following conditions of approval: 1. The applicant must obtain all other necessary City, State, and other governing body permits and approvals before receiving a certificate of occupancy. 2. Intensification of the use beyond what is proposed and approved will require City Approval of a Conditional Use Permit Amendment. 3. All conditions in the Fire Chief’s memorandum dated September 9/9/22 must be met before receiving a certificate of occupancy. 4. The approval is for a commercial vehicle repair use in suites 215-220 only. Any expansion beyond the designated suites will require approval from the City of Lake Elmo. 5. All work shall be conducted indoors. 6. Overhead doors must remain closed unless vehicles are entering or leaving. 7. All serviced vehicles shall be stored indoors. 8. No additional outdoor lighting shall be added without City approval. 9. The hours of operation shall be limited to 7:30 AM to 5:30 PM Monday through Friday. 10. The Fire Department must review if there is a change of use in the space in the future. Passed and duly adopted this 18th day of October, 2022 by the City Council of the City of Lake Elmo, Minnesota. ____________________________________ Mayor Charles Cadenhead ATTEST: _______________________________ Julie Johnson, City Clerk Delwin-345 Carden -140-145 Heppner’s -215-220 100' PRKG SETBACKFROM RESIDENTIAL150' BLDG SETBACKFROM RESIDENTIALLAKE ELMO AVE NHUDSON BLVDBUILDING B36,480 SFFFE: 930.5BUILDING D149,100 SFFFE: 930.0STORMWATERMANAGEMENTBUILDING A56,995 SFFFE: 930.5BUILDING C56,995 SFFFE: 930.5STORMWATERMANAGEMENTLOT 1LOT 2OUTLOT AOUTLOT BOUTLOT C50' BLDG SETBACKFROM ROW92' R.O.W.DEDICATIONEXISTING 40'SEWER EASEMENTMONUMENT SIGNAAAAAAAAPBBBBBBBOCDDDDDDDDEEEEEEEEFFFFFFFFGGGGGGGGHHHHIIJJJJKKKKKKLMLLLLLLMNMMMMNN30.0'30.0'30.0'18.0'24.0'18.0'6.0'18.0'24.0'18.0'6.0'18.0'24.0'18.0'6.0'30.0'18.0'24.0'18.0'9.5'18.0'24.0'18.0'10.0'15.0'90.0'11.0'70.0'130.0'50.0'R25.0'R25.0'R15.0'R11.5'R15.0'R12.0'R12.0'R12.0'R15.0'R15.0' R15.0'R15.0'R75.0'R40.0'R20.0'R15.0'R15.0'R28.0'R15.0'R15.0'R15.0'CACCESS GATESACCESS GATESR25.0'R25.0'PPPPPR36.0'This document, together with the concepts and designs presented herein, as an instrument of service, is intended only for the specific purpose and client for which it was prepared. Reuse of and improper reliance on this document without written authorization and adaptation by Kimley-Horn and Associates, Inc. shall be without liability to Kimley-Horn and Associates, Inc.SHEET NUMBER 2020 KIMLEY-HORN AND ASSOCIATES, INC.767 EUSTIS STREET, SUITE 100, ST. PAUL, MN 55114PHONE: 651-645-4197WWW.KIMLEY-HORN.COMK:\TWC_LDEV\LAUNCH PROPERTIES\LAKE ELMO - INDUSTRIAL\3 Design\CAD\PlanSheets\C4-SITE PLAN.dwg April 02, 2021 - 1:58pm©BYREVISIONSNo.DATEPRELIMINARY - NOT FOR CONSTRUCTIONPREPARED FORSITE PLANC401CROSSROADS LAUNCHBUSINESS PARKLAKE ELMOMNSITE PLAN NOTES1. ALL WORK AND MATERIALS SHALL COMPLY WITH ALL CITY/COUNTY REGULATIONS AND CODES ANDO.S.H.A. STANDARDS.2. CONTRACTOR SHALL REFER TO THE ARCHITECTURAL PLANS FOR EXACT LOCATIONS AND DIMENSIONSOF VESTIBULES, SLOPE PAVING, SIDEWALKS, EXIT PORCHES, TRUCK DOCKS, PRECISE BUILDINGDIMENSIONS AND EXACT BUILDING UTILITY ENTRANCE LOCATIONS.3. ALL INNER CURBED RADII ARE TO BE 3' AND OUTER CURBED RADII ARE TO BE 10' UNLESS OTHERWISENOTED. STRIPED RADII ARE TO BE 5'.4. ALL DIMENSIONS AND RADII ARE TO THE FACE OF CURB UNLESS OTHERWISE NOTED.5. EXISTING STRUCTURES WITHIN CONSTRUCTION LIMITS ARE TO BE ABANDONED, REMOVED ORRELOCATED AS NECESSARY. ALL COST SHALL BE INCLUDED IN BASE BID.6. CONTRACTOR SHALL BE RESPONSIBLE FOR ALL RELOCATIONS, (UNLESS OTHERWISE NOTED ONPLANS) INCLUDING BUT NOT LIMITED TO, ALL UTILITIES, STORM DRAINAGE, SIGNS, TRAFFIC SIGNALS &POLES, ETC. AS REQUIRED. ALL WORK SHALL BE IN ACCORDANCE WITH GOVERNING AUTHORITIESREQUIREMENTS AND PROJECT SITE WORK SPECIFICATIONS AND SHALL BE APPROVED BY SUCH. ALLCOST SHALL BE INCLUDED IN BASE BID.7. SITE BOUNDARY, TOPOGRAPHY, UTILITY AND ROAD INFORMATION TAKEN FROM A PRELIMINARYSURVEY BY FOLZ FREEMAN SURVEYING, DATED 02/08/2018.KIMLEY-HORN ASSUMES NO LIABILITY FOR ANY ERRORS, INACCURACIES, OR OMISSIONS CONTAINEDTHEREIN.8. PYLON / MONUMENT SIGNS SHALL BE CONSTRUCTED BY OTHERS. SIGNS ARE SHOWN FOR GRAPHICAL& INFORMATIONAL PURPOSES ONLY. CONTRACTOR TO VERIFY SIZE, LOCATION AND ANY REQUIREDPERMITS NECESSARY FOR THE CONSTRUCTION OF THE PYLON / MONUMENT SIGN.9. CONTRACTOR SHALL REFERENCE ARCH / MEP PLANS FOR SITE LIGHTING AND ELECTRICAL PLAN.10. NO PROPOSED LANDSCAPING SUCH AS TREES OR SHRUBS, ABOVE AND UNDERGROUND STRUCTURES,OR OTHER OBSTRUCTIONS SHALL BE LOCATED WITHIN EXISTING OR PROPOSED UTILITY EASEMENTSAND RIGHTS OF WAY UNLESS SPECIFICALLY NOTED ON PLANS OTHERWISE.11. ALL AREAS ARE ROUNDED TO THE NEAREST SQUARE FOOT.12. ALL DIMENSIONS ARE ROUNDED TO THE NEAREST TENTH FOOT.13. ALL PARKING STALLS TO BE 9' IN WIDTH AND 18' IN LENGTH UNLESS OTHERWISE INDICATED.BUILDING DATA SUMMARYAREASBUILDING A56,995 SF (4.61% OF TOTALPROPERTY AREABUILDING B36,480 SF (2.95% OF TOTALPROPERTY AREA)BUILDING C56,995 SF (4.61% OF TOTALPROPERTY AREA)BUILDING D149,100 SF (12.05 % OFTOTAL PROPERTY AREA)PARKINGREQUIRED PARKING1 SPACE PER 1,000 SF UP TO20,000 SF, PLUS 1 SPACEPER 2,000 SF IN EXCESS OR20,000 SF; SITE 1 = 95STALLS, SITE 2 = 85 STALLSPROPOSED PARKINGSITE 1: 398 STALLS @ 2.68RATIO; SITE 2: 189 STALLS @1.26 RATIOADA STALLS REQ'D / PROVIDED15 STALLS / 16 STALLSPROPERTY SUMMARYCROSSROADS LAUNCH BUSINESS PARKTOTAL PROPERTY AREA1,237,104 SF (28.40 AC)SITE 1 AREA564,973 (12.97 AC)SITE 2 AREA564,973 (12.97 AC)OUTLOT A AREA50,529 (1.16 AC)OUTLOT B AREA25,700 (0.59 AC)OUTLOT C AREA24,829 (0.57 AC)PROPOSED IMPERVIOUS AREA799,7661.60 SF (18.36 AC)PROPOSED PERVIOUS AREA437,342.40 SF (10.04 AC)TOTAL DISTURBED AREA1,237,104 SF (28.40 AC)ZONING SUMMARYEXISTING ZONINGBP (BUSINESS PARK)PROPOSED ZONINGBP (BUSINESS PARK)BUILDING SETBACKSFRONT = 50'REAR = 150'NORTHPROPOSED CURB AND GUTTERPROPERTY LINEPROPOSED FENCESETBACK LINEPROPOSED STANDARD DUTY ASPHALTPROPOSED STORMWATER MANAGEMENT AREAPROPOSED CONCRETE SIDEWALKLEGENDPROPOSED HEAVY DUTY ASPHALTKEYNOTE LEGENDB612 CURB & GUTTER9' X 18' STALL WITH 4" WHITE PARKING STALLSTRIPING11' X 60' TRAILER STALL WITH 4" WHITEPARKING STRIPINGACCESSIBLE PARKING SPACE, 9' WIDE WITH 9'ACCESS AISLEACCESSIBLE SIGNACCESSIBLE RAMPPROPOSED CONCRETE SIDEWALK. 4" THICKCONCRETEPEDESTRIAN HAND RAILSTOP SIGN AND PAINTED STOP BARTRASH ENCLOSURE (SEE ARCH. PLANS)LANDSCAPE AREASTANDARD DUTY ASPHALT PAVEMENTHEAVY DUTY ASPHALT PAVEMENTCOMMERCIAL DRIVEWAY ENTRANCE15' x 90' TRAILER STALL WITH 4" WHITE PARKINGSTRIPE4" ROLLED CURBABCDEFGHIJKLMNOPLAUNCH PROPERTIES/CROSSROADS PROPERTIESPROPOSED ROLLED CURB “Proudly Serving Neighbors & Friends” Lake Elmo Fire Department Memorandum To: Ben Hetzel, City Planner From: Dustin Kalis, Fire Chief Date: 9/9/22 Re: Conditional Use Permit: Crossroads East Warehouse at 11160 Hudson Blvd N Heppner’s Auto Body, Delvin Transfer, and Carden Equities _______________________________________________________________________________________ The Lake Elmo Fire Department has completed a Conditional Use Permit review for Crossroads East Warehouse at 11160 Hudson Blvd N (Heppner’s Auto Body, Delvin Transfer, and Carden Equities) based on submittals dated 8/25/22 with the following comments: 1) Building address numbers and suite identification shall be plainly visible from the street fronting the property and shall contrasting color from the background. Size and placement of address numbers and suite identification shall be approved by the fire and planning departments. 2) The fire sprinkler system shall be installed compliant with provisions of 2016 NFPA Standard 13, Installation of Sprinkler Systems based on the occupancy use and commodity storage within each individual tenant space. City permit required prior to initiation of work. 3) Provide and install dry chemical fire extinguishers certified for service and tagged as required. Service classification rating shall be a minimum 2A classification rating and maximum travel distance of 75 feet to extinguishers. The minimum classification rating may be upgraded for special or extra hazard areas within the occupancy. 4) Rooms containing controls for air-conditioning systems, roof access, elevator equipment, sprinkler risers and valves, or other fire detection, suppression or control elements shall be identified for the use of the fire department. Approved signs required to identify fire protection equipment and equipment location, shall be constructed of durable materials, permanently installed and readily visible. Codes and Standards Used for this Review This review is based on the following codes and standards as adopted and in effect in the State of Minnesota at the time of plan submittal.  2020 Minnesota State Fire Code  Lake Elmo Fire Department Fire Code Policy  NFPA 13, 2016 edition 1 Ben Hetzel From:Britt Walker <brittnywalker@gmail.com> Sent:Sunday, September 25, 2022 3:10 PM To:Ben Hetzel Subject:PUBLIC HEARING INPUT: Planning Commision Meeting 9/26 Follow Up Flag:Follow up Flag Status:Flagged Caution: This email originated outside our organization; please use caution. Hello Mr. Hetzel, Thank you for the answers to my questions. I am unable to attend the Public Hearing at the Planning Commission Meeting. Below is my input and concerns on the Condition Use Permits Review for Heppner’s Auto Body, Delwin Transfer, and Carden Equities. Heppner's Auto Body and Carden Equities are fine. I am opposed to Delwin Transfer leasing space in the Crossroads/Launch Business Park. I disagree with this type of business being in a light industrial business park when it is more of heavy industrial with daily use. This is an inappropriate site selection for Delwin Transfer backing up to homes when there are several other business parks nearby more suitable for their business activity. The trees and landscaping plan are not grown up enough to shield it or create any type of buffer for the noise, and 16 – 17 idling diesel semis are an inappropriate use for this space, let alone with business hours beginning at 6 a.m. – which is far too early located directly adjacent to a residential area, and means that employee vehicles are arriving before then. What happens when their business gets busy and the days of the week/hours extend to meet demand? How does the City of Lake Elmo plan to monitor the companies, specifically Delwin, staying within the hours of the CUP? For over a year, there has been nonstop digging, construction, vehicle traffic, and noise at all hours of the day, seven days a week. Seriously – as I am writing this on a Sunday, there have been construction vehicles and activity behind my home today, as there is every weekend. And the frontage road closure has created more traffic into the neighborhood, as well as the development site being used as a cut-through to Lake Elmo Avenue. The City of Lake Elmo has been grossly ineffective in controlling the developer and general contractor following the rules laid out in the construction IUP. How is the City of Lake Elmo going to enforce the allowable use for the CUPs? Brittny Walker 11135 3rd Street N Lake Elmo, MN 55052 1 Ben Hetzel From:Brooke Vrieze <brooke.vrieze@gmail.com> Sent:Monday, September 26, 2022 2:02 PM To:Ben Hetzel Subject:Public Hearing Input- 9/26 Planning Commission Meeting Caution: This email originated outside our organization; please use caution. Dr. Mr. Hetzel‐     I am writing in regards to the proposed tenants in the Crossroads East Development in Lake Elmo.     I am ok with Heppner’s and Carden Equities, as long as  their garage doors are kept closed during all working hours,  unless a vehicle is going in or out.      I am completely opposed to Delwin Transfer. As it is, we have lived for a year with heavy vehicles coming and going at all  hours, all days of the week and every summer holiday. It is noisy, dusty and there is not proper screening between the  Hunter’s Crossing neighborhood to the north and the business park. As far as I am aware, the screening requirements of  a masonry wall and fence have not been met.  There has been absolutely no consideration and respect for the residents  that share a property line. My children are often woken up BEFORE approved working hours and kept up late after the  city states the work is to be done for the day. 6 am is WAY too early for semi‐trucks to be running behind our houses.  There are many other sites that are intended for this purpose and this development is not one of them.  The Crossroads  East development is approved for light industrial use.     As an added point, security is an issue. With vehicles and equipment sitting out, it is a draw for crime. We have  witnessed firsthand vehicles and people throughout the night at the site that do not belong there.     Thank you for your time,    Brooke Vrieze  11075 3rd Street N  Lake Elmo, MN 55042