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HomeMy WebLinkAbout1072-17RESOLUTION 1072-17 CITY OF MOUNDS VIEW COUNTY OF RAMSEY STATE OF MINNESOTA RESOLUTION RECOMMENDING APPROVAL OF A CONDITIONAL USE PERMIT FOR ST. CLOUD INDUSTIRAL PRODUCTS, INC., FOR THE STORAGE OF FLAMMABLE LIQUIDS OVER 800 GALLONS ABOVE GROUND FOR PROPERTY LOCATED AT 4821 MUSTANG CIRCLE PLANNING CASE MU2017-002) WHEREAS, the City of Mounds View Municipal Code, Section 1116.04, Subd 9 allows the Storage of flammable liquids over 800 gallons above ground, upon approval of a Conditional Use Permit (CUP); and, WHEREAS, St. Cloud Industrial Products, Inc., owner of North Central Bus and Equipment, Inc., and represented by Dean Wick (Outsource Architecture, LLC), has requested approval of a Conditional Use Permit for (1) 1,000 gallon propane tank, (1) 2,000 gallon gasoline tank, and (1) 2,500 gallon diesel tank above ground, for property located at 4821 Mustang Cir. This property is legally described as: PID: 17-30-23-13-0008 Lot 6, Block 1, Mounds View Industrial Park No. 3 WHEREAS, the City of Mounds View Municipal Code, Section 1125.01, Subd. 1(e), states that the Planning and Zoning Commission shall consider possible adverse effects of the proposed conditional use. Its judgement shall be based upon (but not limited to) the following factors (Findings in italics): 1. Relationship to [the] Municipal Comprehensive Plan. Findings: Above ground fuel tanks are not specifically addressed within the Comprehensive Plan. Industrial uses are addressed in numerous sections, including (where applicable): Resolution 1072-17 June 7, 2017 Page 2 Industrial (p. 3-11) Goal 1: Consider new industrial development in order to provide a broad tax base and an expanded employment base in the city. Policies (b) Cooperate with industrial developers and property owners to ensure that industrial land uses are an asset to the City and that such uses meet city standards. e) Ensure industrial development and redevelopment occurs in designated industrial areas. Goal 2: The City will ensure that industrial development is compatible with adjacent land uses and that any such projects preserve desirable environmental features and natural amenities. Policies (a) Industrial development must adequately provide for storm water drainage and surface water management. b) The City will require buffering to protect adjacent and nearby residential neighborhoods from industrial land uses. d) Mounds View will carefully consider all potential physical implications, public services and facility demands (e.g. traffic generation, sewer/water demands, etc.) when reviewing proposals for industrial development or redevelopment. 69 The City shall restrict and carefully regulate industrial development on or near wetlands, flood plains, shore land, and other natural features that, in their natural state, perform public protection functions. 2. The geographical area involved. Findings: The above ground fuel tanks will be located on the property at 4821 Mustang Cir., and within an industrial area. The approximate distance to the nearest non -industrial uses include: Resolution 1072-17 June 7, 2017 Page 3 260' wetlands, within the 4821 Mustang Cir. property 440' Town's Edge Mobile Home Park 490' Rice Creek Regional Park 1,300' Rice Creek 1,400' Skyline Motel 1,460' Single-family homes within the City of New Brighton 1, 630' Irondale Senior High School property These non -industrial uses will be screenedfrom the proposed above ground fuel tanks by existing buildings and wooded areas. 3. Whether such use will tend to or actually depreciate the area in which it is proposed. Findings: Any appreciation or depreciation ofproperty values is speculative. The installation of the above ground fuel tanks is expected to have no effect on area property values. 4. The character of the surrounding area. Findings: The property is zoned I -I Industrial, as is the adjacent properties to the north, east, and south. These adjacent properties are industrial in use. The adjacent property to the west is located within the City ofNew Brighton, and zoned R-1 Single Family Residential. This property is within the Rice Creek Regional Park, operated by Ramsey County Parks and Recreation. 5. The demonstrated need for such use. Findings: The property is owned by St. Cloud Industrial Products, Inc., and will be operated by its subsidiary, North Central Bus and Equipment Sales, Inc. The property will be used for the maintenance, light repair, and outside storage of buses. On -site fueling of buses is needed as part of the business operation. A Conditional Use Permit (CUP) was approved in 1981 for a Motor Freight Terminal (Res. 1324) for this property and the adjacent properties at 4825 Mustang Cir. A CUP was approved in 2011 for Open or Outdoor Storage as an Accessory Use (Res. 7857) for the same properties. Resolution 1072-17 June 7, 2017 Page 4 WHEREAS, the City of Mounds View Municipal Code, Section 1125.01, Subd 3(b) states that in granting a conditional use permit, the City Council shall consider the advice and recommendation of the Planning and Zoning Commission and the effect of the proposed use on the Comprehensive Plan and upon the health, safety and general welfare of occupants of surrounding lands. Among other things, the City Council shall make the following findings where applicable (Findings in italics): The use will not create an excessive burden on existing parks, schools, streets and other public facilities and utilities which serve or are proposed to serve the area. Findings: The proposed use (above ground fuel tanks) will have no burden onto parks, schools, streets and public facilities. 2. The use will be sufficiently compatible or separated by distance or screening from adjacent residentially zoned or used land so that existing homes will not be depreciated in value and there will be no deterrence to development of vacant land. Findings: The above ground fuel tanks will be screened from adjacent residential uses (Towns Edge Mobile Home Park and residential neighborhood in New Brighton) by existing buildings and wooded areas. 3. The structure and site shall have an appearance that will not have an adverse effect upon adjacent residential properties. Findings: The appearance of the above groundfuel tanks will not have an adverse effect upon adjacent residential properties. 4. The use, in the opinion of the City Council, is reasonably related to the overall needs of the City and to the existing land use. Findings: The above ground fuel tanks are a reasonable use. The use is consistent with the purposes of the Zoning Code and the purposes of the zoning district in which the applicant intends to locate the proposed use. Findings: The above groundfuel tanks are consistent with the Zoning Code, and the I-1 Industrial district. 6. The use is not in conflict with the Comprehensive Plan of the City. Findings: The above ground fuel tanks are consistent with the Comprehensive Plan. Resolution 1072-17 June 7, 2017 Page 5 7. The use will not cause traffic hazards or congestion. Findings: The above groundfuel tanks will have no effect on traffic or congestion. 8. Adequate utilities, access roads, drainage and necessary facilities have been or will be provided. Findings: There are adequate existing utilities, access roads, and drainage. NOW, THEREFORE, BE IT RESOLVED, that the Planning Commission recommends approval of this Conditional Use Permit request by St. Cloud Industrial Products, Inc., subject to the following conditions: 1. A fire permit shall be obtained prior to installation of the fuel tanks. 2. The applicant shall register the gasoline and diesel tanks with the MPCA, and abide by applicable regulations. 3. The fuel tanks shall be located where shown on the Site Plan, date stamped May 30, 2017, unless required otherwise by the Fire Marshal or MPCA. NOW, THEREFORE, BE IT FINALLY RESOLVED, that the Planning Commission directs staff to forward this resolution to the City Council prior to approval of the minutes. Adopted this 7th day of June, 2017 r J lianne Love, Vice -Chair ATTEST: AkAA& JdWes Ericson, City Administrator SEAL)