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HomeMy WebLinkAbout08-15-2018 PLANNING COMMISSION REGULAR MEETING AGENDA August 15, 2018 - 7:00 P.M. 1. Call to Order 2. Roll Call 3. Special Order of Business A. (none) 4. Citizens Requests and Comments Relating to Planning and Zoning Issues Not Already on the Agenda. (Before speaking, please give your full name and address for the record.) 5. Planning Cases A. Resolution 1086-18, Recommending Approval of a Development Review for Central Sandblasting, located at 2299 Co Rd H 6. Other Planning Activity A. (none) 7. Reports A. Upcoming Planning Cases & Activity B. Staff Updates C. Council Updates D. Planning Commissioner Reports 8. Approval of Minutes: August 1, 2018 9. Next Planning Commission Meetings: A. Wednesday, September 5, 2018 B. Wednesday, September 19, 2018 10. Meeting Conclusion 1 Item No: 05A Meeting Date: Aug 15, 2018 Type of Business: Planning Case DE2018-001 City of Mounds View Staff Report To: Mounds View Planning Commission From: Jon Sevald, City Planner/Supervisor Item Title/Subject: Resolution 1086-18, Recommending Approval of a Development Review for Central Sandblasting, located at 2299 Co Rd H (Planning Case DE2018-001) Introduction Central Sandblasting is requesting approval of a Development Review for a building addition, located at 2299 Co Rd H. The property currently consists of two buildings. The east building will be removed, and the west building will be added onto, expanding from 9,450 sq ft to 29,500 sq ft. Central Sandblasting does sandblasting and applies protective coatings onto structural metals. The business has operated at this location since 1973, employs 38 persons on two shifts at this property, with plans of growing to 45 employees after the building addition. This application excludes the adjacent property to the east, 2297 Co Rd H, Metal Finishers Inc. (MFI). Both businesses are owned and operated by the Herbst family. Discussion A Development Review is required for building construction or expansion, exceeding 10% or 10,000 sq ft. The proposed building expansion will be 16,000 sq ft (178% addition). A Development Plan …“shows proposed plans for utility service, surface water drainage consistent with the most recently adopted Local Surface Water Management Plan subject to subsequent revisions, erosion and sediment control consistent with current City standards, streets, driveways, trails, parking, landscaping, screening and buffering, lighting, setbacks, exterior construction design and materials, trash disposal, construction timetable”...1 The City approved a Development Review in 2007 (Resolution 7057) for the west building, which will be added onto. Analysis Zoning The property is zoned I-1 Industrial, and guided as Regional Commercial (RC-PUD) in the Comprehensive Plan (2010). The primary use (e.g. treatment of metals) is a permitted use within the I-1 district. 1 City Code, section 1006.06, Subd 3(a) (Development Plan) 2 Item 05A Central Sandblasting Page 2 “Open and outdoor storage as an accessory use” is a Conditional Use within the I-1 district. However, this is considered to be a pre-existing use, which has not significantly expanded since established at this site in 1973. A CUP will not be required. The southwest area of the property is partially within the 0.2% Annual Chance Flood Hazard zone (i.e. 500-year flood zone), but is not within the construction area. Utility Service Public utilities are existing. Surface Water Drainage Surface waters drain into an existing private storm sewer located under the proposed building addition. The storm sewer daylights into a city maintained pond, west of the property. Erosion & Sediment Control Rice Creek Watershed District has provided a conditional approval of a proposed Erosion and Sediment Control plan (RCWD Permit #18-052). Streets & Driveways The property accesses Co Rd H. No changes are proposed. The existing driveway widths (34’ and 50’) exceed city standards (32’). However, since no work is proposed within the right-of-way (ROW), Staff recommends the widths stay. Ramsey County has reviewed the plans, and is not requiring any changes. According to the survey, dated April 9, 2018, a fence and marquee sign are located within the Co Rd H ROW. Ramsey County has not indicated if they will require that they be removed from the ROW. Trails There are no existing or proposed trails affecting the property. A regional trail is located across Co Rd H. Parking Requirements2 are calculated using one of two formulas, based on the number of employees on shift, or building size, whichever results in the larger number. In this case, the need is for 16 stalls or 58 stalls (larger number). Parking may be reduced by 15% (58-9), if “proof of parking” is provided, where space may be converted into parking if needed. 20 stalls are proposed. It is Staff’s opinion that 20 stalls is adequate, and that requiring 49 stalls for 16 employees (on-shift) would be excessive. 2 City Code, Section 1121.13 (Schedule of Off-Street Parking Requirements; Manufacturing…) 3 Item 05A Central Sandblasting Page 3 The Planning Commission/City Council should consider if the proposed 20 stalls (vs. 49 stalls) is adequate. City Code requires that the perimeter of parking lots include a B-6-12 curb & gutter.3 It is Staff’s interpretation that this requirement be applied to new or expanded parking lots. In this case, this applies to; (1) area between the west parking lot and the building sidewalk; and (2) front of the SE parking lot. The applicant proposes to install concrete curb stops for each parking stall instead of B-6-12 curb & gutter. It is Staff’s opinion that the curb stops would serve the same purpose of preventing vehicles from encroaching beyond the parking stall, and that if curb & gutter were installed only along a small portion of the perimeter, it would look piecemeal. The Planning Commission/City Council should consider if concrete curb stops are acceptable, and not require curb & gutter along the expanded parking area. Landscaping Required Proposed Overstory deciduous shade tree 11 0 Coniferous tree 11 7 Understory shrub 40 0 Ornamental tree 11 0 The property is all impervious surfaces, with the exception of a 15’ wide infiltration area along the western property line. Vegetation has not been able to become established because of shade. The Planning Commission/City Council should consider if it is practical for the site to comply with landscaping requirements. Screening and buffering The property is adjacent to industrial uses to the north and east. South, across Co Rd H, is Long Lake Regional Park. To the west is a regional storm water pond. The property is screened along Co Rd H by existing trees within the ROW, and by a 6’ chain-link fence with slats, also located within the ROW. 3 City Code, Section 902.04 (Curbing Standards) 4 Item 05A Central Sandblasting Page 4 Within a front yard, 4’ is the maximum fence height allowed. However, as part of a Development Review or CUP, the City Council may approve up to 8’ if used as a buffer (e.g. chain-link fence with slats). The Planning Commission/City Council should consider it if is appropriate for a 6’ chain-link fence with slats to be located along the SE parking area, for the purposes of buffering/screening. Lighting Exterior lighting may be reviewed administratively during the building permit review. The City Code requires exterior lighting to be down-cast, and limits the amount of light- trespass into the street. Setbacks Required Proposed Building Front 40’ 46’ Building Side 20’ 35’ Building Rear 40’ 74’ Parking Lot/Drive Aisle Front 40’ 0’, 16’ Parking Lot/Drive Aisle Side/Rear 5’ 13’ (est) The existing paved area (to be parking drive aisle) in front of the west building has a 0’ setback , and is a non- conforming use. As such, the use can continue, but cannot be expanded (no expansion proposed). The east building to be removed, will have a parking lot in its place. The building is set back 28’ from the front property line. The proposed parking lot is set back 16’ (40’ required). This is an expansion of a non-conforming use, and requires a Variance to encroach further into the front yard setback. The applicant is considering revising the Site Plan such that the parking lot will have the same setback as that of the building to be removed (e.g. 28’, not 16’). If this is done, Staff is comfortable interpreting this as a continuation of a non-conforming use, and not requiring a Variance. Exterior Materials There are no architectural requirements within the I-1 district. The office area will have rock-faced block below the window-line, and metal paneling elsewhere. The rest of the building will be metal paneling. Trash Disposal A dumpster enclosure will be located in the NW corner of the property. 5 Item 05A Central Sandblasting Page 5 Construction Timetable Construction is estimated from September 2018, to be completed in spring 2019. Summary Central Sandblasting proposes to remove a 16,000 sq ft building (east building), and add a 20,000 sq ft addition onto the west building, requiring approval of a Development Review. A Development Review is a review of proposed plans for compliance with the City Code. The proposed Site Plan, dated July 19, 2018, does not comply with minimum standards for; (1) minimum number of parking stalls; (2) curb & gutter; (3) landscaping; and, (4) parking lot setback. Staff Recommendation Staff recommends approval of the Development Review, subject to: 1. Minimum Number of Parking Stalls: Proposed parking (20 stalls) is adequate. The City Code requires a minimum number of parking stalls based on land use. In this case, it is 16 stalls, or 49 stalls (+ 9 proof of parking stalls), whichever is greater. The Development Review process provides the Planning Commission/City Council with some discretion. 2. Curb & Gutter: The applicant’s request to use concrete curb stops for every parking stall, and NOT install B-6-12 curb & gutter is reasonable considering the partial area of the lot that curb & gutter would be required. If permitted, this should not be interpreted as setting a precedence for other projects. 3. Landscaping: Additional landscaping should be installed in front of the SE parking lot. Because of the amount of impervious surface area, it is not practical for the site to comply with the required landscaping standards, but the site should comply as much as practical. 4. Parking Lot Setbacks: The SE parking lot should be moved back to match the setback of the building to be removed (28.4’). If done, this would be a continuation of a non-conforming use (vs. an expansion). An alternative is a Variance to reduce the minimum front yard setback from 40’ to 16’ (Site Plan, dated Jul 19, 2018). Recommendation The Planning Commission is requested to consider the following options; 1. Resolution 1086-18, recommending approval is attached. 2. The Planning Commission may choose to recommend denial of the Development Review. If the Commission chooses this option, Staff would need to be directed to draft a resolution of denial with findings of fact appropriate to support the denial. 6 Item 05A Central Sandblasting Page 6 3. Table the request. If additional information is needed before a decision can be rendered or if more discussion is needed, the Commission can simply move to table the request until such information has been provided. Because of the 60-day requirements (Deadline: October 2, 2018) the Commission would need to act upon the request as soon as reasonably possible to avoid an inadvertent approval. Respectfully submitted, ________________________ Jon Sevald, AICP City Planner/Supervisor Attachments 1. Resolution 1086-18 2. Zoning Map 3. Aerial Map 4. Site Photos 5. Survey, dated April 9, 2018 6. Site Plan, dated July 19, 2018 7. Building Elevations, dated Dec 29, 2017 7 MOUNDS VIEW PLANNING COMMISSION RESOLUTION 1086-18 CITY OF MOUNDS VIEW COUNTY OF RAMSEY STATE OF MINNESOTA RESOLUTION RECOMMENDING APPROVAL OF A DEVELOPMENT REVIEW FOR CENTRAL SANDBLASTING, LOCATED AT 2299 COUNTY ROAD H, PLANNING CASE DE2018-001 WHEREAS, City Code Section 1006.06 requires a Development Review be approved by the City Council for construction activity that increases the gross square footage of the principal building by ten percent (10%) or more, provided that the area of expansion exceeds ten thousand (10,000) square feet; and, WHEREAS, Dennis Chartrand of Steel Structures, representing property owner Five H Partnership, LLC, and operating as “Central Sandblasting”, has applied for a Development Review to expand the west building by 16,000 square feet (178%), and to demolish the east building, on property located at 2299 County Road H, and legally described as: PID: 08-30-23-43-0012 Lot 3, Block 1 HERBST ENTERPRISES, RAMSEY COUNTY, MINNESOTA WHEREAS, the property is zoned I-1 Industrial, and guided as Regional Commercial (RC-PUD) in the Comprehensive Plan (2010); and, WHEREAS, the existing use (e.g. treatment of metals) is a permitted use within the I-1 district, and the existing accessory use (outside storage) is a conditional use within the I-1 district, which may continue but not expand without a Conditional Use Permit; and, WHEREAS, the Planning Commission has reviewed the following documents: 1. Staff Report, dated August 15, 2018 2. Site Plan, dated July 19, 2018 NOW, THEREFORE, BE IT RESOLVED, that the Mounds View Planning Commission recommends approval of the Development Review subject to the following conditions: 8 Resolution 1086-18 Page 2 1. Prior to the distribution of City Council packets, the applicant shall submit a revised Site Plan to include: A. The southeast parking lot shall have a 28.4’ front yard setback, matching that of the building to be removed. B. The southeast parking lot shall include a bituminous drive aisle with a minimum 20’ width. C. All parking stalls shall include a curb stop, in lieu of B-6-12 curb & gutter. D. Additional landscaping shall be placed in front of the southeast parking lot. 2. The storm sewer and storm water facilities onsite are considered private utilities. 3. The Applicant shall conform to the requirements of the Rice Creek Watershed District, and shall obtain all necessary permits. 4. Barbed wire fencing shall be removed from the existing fence, prior to the Certificate of Occupancy being issued. 5. Vegetation shall be established in the infiltration area along the western property line, within one-year of the date of the Certificate of Occupancy. 6. All landscaping shall be installed within one-year of the Certificate of Occupancy being issued. 7. The project shall be completed, consistent with the Site Plan, dated July 19, 2018 (to be revised). 8. The applicant shall reimburse the City for all fees and costs related to this Development Review, including, but not limited to; City Attorney, and engineering consultants. BE IT FINALLY RESOLVED, that the Mounds View Planning Commission directs Staff to forward this resolution to the City Council prior to approval of the minutes. Adopted this 15th day of August, 2018. ______________________________ Angelica Klebsch, Chair ATTEST: Jon Sevald, City Planner/Supervisor (SEAL) 9 Item 05A Central Sandblasting Page 10 Zoning Map 10 Item 05A Central Sandblasting Page 11 Aerial Map 11 Item 05A Central Sandblasting Page 15 Site Photos 1: West building, to be expanded (Jul 28, 2018) 2: East building (at right), to be removed (Jul 28, 2018) DRAFT PROCEEDINGS OF THE MOUNDS VIEW PLANNING COMMISSION CITY OF MOUNDS VIEW RAMSEY COUNTY, MINNESOTA Regular Meeting August 1, 2018 Mounds View City Hall 2401 County Road 10, Mounds View, MN 55112 ______________________________________________________________________________ 1. Call to Order The meeting was called to order by Chair Klebsch at 7:00 p.m. for August 1, 2018. ______________________________________________________________________________ 2. Roll Call Members Present: Commissioners Farmer, French, Klebsch, Monn, Rundle, and Stevenson. Absent and Excused: Commissioner Klander. Also Present: City Planner/Supervisor Jon Sevald and Council Member Bill Bergeron. ______________________________________________________________________________ Index to Minutes Page Resolution 1085-18, Recommending Approval of a Conditional Use 2 Permit for an Accessory Building exceeding 952 square feet located at 2210 Bronson Drive Approval of Minutes 3 _____________________________________________________________________________ 3. Special Order of Business None. 4. Citizens Requests and Comments on Items Not on the Agenda None. ______________________________________________________________________________ 5. Planning Cases Mounds View Planning Commission August 1, 2018 Regular Meeting Page 2 ________________________________________________________________________ A. Resolution 1085-18, Recommending Approval of a Conditional Use Permit for an Accessory Building exceeding 952 square feet located at 2210 Bronson Drive City Planner/Supervisor Sevald stated the applicant, Doug Watson, requests to build an addition onto a detached garage, located at 2210 Bronson Drive. A Conditional Use Permit (CUP) is required for a garage to exceed 952 square feet (1,536 square feet is proposed). The property is zoned R-1 Single-Family Residential, and includes a single-family home, detached garage, and shed. The City Code allows up to three accessory buildings, totaling 1,800 square feet. The garage addition will be set back 33’ from the side property line (5’ is the minimum). The garage addition will have a garage door facing the side yard. It will not be connected to the driveway, and is not required to, unless used “regularly”. The garage addition will be used for storage of recreational vehicles and tools. Commissioner Stevenson asked what the garage peak height would be. City Planner/Supervisor Sevald reported the maximum height allowed was 18 feet. Doug Watson, 2210 Bronson Drive, commented the maximum height would be just under 17 feet. Chair Klebsch questioned if Mr. Watson would be constructing the garage. Mr. Watson explained this was the case, and that he is a contractor. Commissioner Monn inquired if the garage would have exterior building materials that match the existing home. Mr. Watson stated the siding would match the home. Chair Klebsch encouraged Mr. Watson to speak with his neighbors and inform them of the proposed garage addition. MOTION/SECOND: Commissioner Rundle/Commissioner Stevenson. To approve Resolution 1085-18, a Resolution Recommending Approval of a Conditional Use Permit at 2210 Bronson Drive. Ayes – 6 Nays – 0 Motion carried. _____________________________________________________________________________ 6. Other Planning Activity None. ______________________________________________________________________________ 7. Reports A. Upcoming Planning Cases & Activity • Development Review: Central Sandblasting, 2299 County Road H Mounds View Planning Commission August 1, 2018 Regular Meeting Page 3 ________________________________________________________________________ City Planner/Supervisor Sevald provided the Commission with an update on the request being made by Central Sandblasting and explained this item would come before the Planning Commission on August 15th. B. Staff Updates City Planner/Supervisor Sevald provided the Commission with an update from staff. He commented on the work being completed on the Comprehensive Plan. C. Council Updates Council Member Bergeron provided the Planning Commission with an update from the City Council. He explained the City Council was appraising the value of the Crossroad Pointe property. He noted the Council would be meeting for a worksession meeting on Monday, August 6th. He invited the public to participate in the National Night Out Pre-Party on Sunday, August 5th from 2:00 p.m. to 4:00 p.m. at City Hall Park, which was being sponsored by the Mounds View Police Department. He encouraged the public to also participate in National Night Out on Tuesday, August 7th. He invited the public to attend the City’s 60th Anniversary Street Dance on Friday, August 17th which would be held in the City Hall parking lot from 5:00 p.m. to 10:00 p.m. He reported Festival in the Park would be held on Saturday, August 18th and reviewed the list of events being planned for this celebration. He noted the local primary election would be held on Tuesday, August 14th. D. Planning Commissioner Reports None. 8. Approval of Minutes April 4, 2018. MOTION/SECOND: Commissioner French/Commissioner Monn. To approve the Minutes of the April 4, 2018 regular Planning Commission meetings as presented. Ayes – 6 Nays – 0 Motion carried. 9. Next Planning Commission Meeting: A. Wednesday, August 15, 2018 B. Wednesday, September 5, 2018 ______________________________________________________________________________ 10. Adjournment Mounds View Planning Commission August 1, 2018 Regular Meeting Page 4 ________________________________________________________________________ There being no further business before the Planning Commission, Chair Klebsch adjourned the meeting at 7:18 p.m. ______________________________________________________________________________ Respectfully submitted, Jon Sevald City Planner/Supervisor Transcribed by: Heidi Guenther TimeSaver Off Site Secretarial, Inc.