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HomeMy WebLinkAbout06-21-2017 PLANNING COMMISSION REGULAR MEETING AGENDA June 21, 2017 - 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. MU2017-002: St. Cloud Industrial Products, Inc: Resolution 1073-17, Recommending Approval of a Conditional Use Permit for Automobile Assembly and/or Major Repair for property located at 4821 Mustang Cir. 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: June 7, 2017 9. Next Planning Commission Meetings: A. Wednesday, July 5, 2017 B. Wednesday, July 19, 2017 10. Meeting Conclusion Item No: 5A Meeting Date: June 21, 2017 Type of Business: Planning Case MU2017-002 City of Mounds View Staff Report To: Mounds View Planning Commission From: Jon Sevald, Planner Item Title/Subject: Resolution 1073-17, Recommending Approval of a Conditional Use Permit for Automobile Assembly and/or Major Repair for property located at 4821 Mustang Cir. Introduction St. Cloud Industrial Products, Inc. (SCIPI) has purchased three properties with two buildings, located at 4821 and 4825 Mustang Cir. The building located at 4821 Mustang Cir. is intended to be used for the customization, maintenance and repair of school buses and commercial vehicles. Discussion St. Cloud Industrial Products, Inc. is the parent company of North Central Bus & Equipment, and Parts Midwest. The businesses will be relocating from Minneapolis to Mounds View in summer, 2017. North Central Bus & Equipment will operate from 4821 Mustang Cir (south building), while Parts Midwest will operate from 4825 Mustang Cir. (north building). The parent company is located in St. Cloud. Bus sales will occur at their St. Cloud location and at customers’ locations. Buses and commercial vehicles will be customized in Mounds View (e.g. installing wheelchair lifts on buses, snow plows on 1- ton trucks, etc.), and delivered to customers. The building was previously used by Tyson Trucking for truck maintenance. The property received a CUP for a Motor Freight Terminal in 1981 (Resolution 1324), and a CUP for Open or Outdoor Storage as an Accessory Use in 2011 (Resolution 7857). St. Cloud Industrial Products has applied for multiple applications. The following is the “tentative” meeting schedule: Application Planning Commission City Council Development Review 6-7-2017 Res 1071-17 6-21-2017 Res 8765 CUP – Storage of Flammable Liquids Over 800 Gallons Above Ground 6-7-2017 Res 1072-17 6-26-2017 Res 8766 CUP - Automobile Assembly and/or Major Repair 6-21-2017 Res 1073-17 6-26-2016 Res 8768 Variance – Fence Height within a Front Yard 7-5-2017 Res # TBD N/A N/A Planning Case MU2017-002 June 21, 2017 Page 2 Analysis The property at 4821 Mustang Cir. is zoned I-1 Industrial, and is guided for Light Industrial in the Comprehensive Plan. “Motorized vehicle or recreational equipment sales and service and rental” is a permitted use within the I-1 district.1 “Automobile assembly and/or major repair” is a conditional use within the I-1 district.2 The following definitions are applicable: Minor Automobile Repair: Minor repairs, including body and fender work, minor painting and upholstering service, replacement of parts and engine service to passenger vehicles and trucks not exceeding a one (1) ton chassis design.3 Major Automobile Repair: General repair, rebuilding or reconditioning engines, motor vehicles or trailers, collision service, including body, frame or fender straightening or repair, overall painting or paint job and vehicle steam cleaning.4 The applicant has stated that planned work to take place on-site will be consistent with minor automobile repair, but does not want to be prohibited from conducting major repair. The criteria5 for approving a Conditional Use Permit are described in detail within the resolution (Findings). In summary, the proposed use (major auto repair) is consistent with the I-1 Zoning District, the Comprehensive Plan, and is compatible with existing land uses along Mustang Cir. Summary The applicant, St. Cloud Industrial Products, Inc., is requesting approval of a Conditional Use Permit for Automobile Assembly and/or Major Repair for property located at 4821 Mustang Cir. Recommendation The Planning Commission is requested to consider the following options: 1 Mounds View Municipal Code, Section 1116.02 (Permitted Uses) 2 Mounds View Municipal Code, Section 1116.04 (Conditional Uses) 3 Mounds View Municipal Code, Section 1102.02, Subd 6 (Definitions; Automobile Repair, Minor) 4 Mounds View Municipal Code, Section 1102.02, Subd 5 (Definitions, Automobile Repair, Major) 5 Mounds View Municipal Code, Section 1125.01, Subd 3(b) (Criteria for Granting Conditional Use Permits) 1. Resolution 1073-17, recommending approval the Conditional Use Permit is attached, if the Commission chooses this action. 2. The Planning Commission may choose to recommend denial of the Conditional Use Permit. 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. 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: Aug, 12, 2017) the Commission would need to act upon the request as soon as reasonably possible to avoid an inadvertent approval. Respectfully submitted, ________________________ Jon Sevald, AICP Planner Attachments 1. Applicant’s Narrative 2. Site Plan, June 12, 2017 3. Zoning Map 4. Aerial Map 5. Site Photos 6. Resolution 1073-17 Applicant’s Narrative Zoning Map 4821 Mustang Cir Aerial Map SITE PHOTOS Figure 1: Front of 4821 Mustang Cir, looking W-NW Figure 2: Back of 4821 Mustang Cir, looking SE RESOLUTION 1073-17 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 AUTOMOBILE ASSEMBLY AND/OR MAJOR REPAIR FOR PROPERTY LOCATED AT 4821 MUSTANG CIRCLE (PLANNING CASE MU2017-002) WHEREAS, the City of Mounds View Municipal Code, Section 1116.04, Subd 7 allows for Automobile Assembly and/or Major Repair, upon approval of a Conditional Use Permit (CUP); and, WHEREAS, St. Cloud Industrial Products, Inc., owner of North Central Bus and Equipment, Inc., has requested approval of a Conditional Use Permit for Automobile Assembly and/or Major Repair, 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: Automobile Assembly and/or Major Repair is not specifically addressed within the Comprehensive Plan. The requested use is consistent with applicable areas of the Comprehensive Plan, including the following: Resolution 1073-17 June 21, 2017 Page 2 The Comprehensive Plan guides this property for Light Industrial. LI: Light Industrial (p. 3-21). Land used primarily in the manufacture, processing, fabrication, assembly, packaging, incidental storage, sales, and distribution of predominantly previously prepared materials, finished products or parts. Light industrial uses would typically have all processing within buildings, require limited exterior storage, generate limited amounts of truck traffic, and be free of hazardous or objectionable elements such as noise, odor, dust, smoke, glare or other pollutants. Examples include greenhouses, food and drink processing plants and storage, light manufacturing and assembly, small machine and tool and die shops, flex industrial centers, miniwarehouses, and research and development facilities. Findings: The proposed use (major auto repair) is consistent with the property’s Light Industrial designation. General Land Use (p. 3-3) Goal 1: Maintain a cohesive land use pattern that ensures compatibility and functional relationships between activities and uses. Findings: The proposed use (major auto repair) will be screened from adjacent residential areas by existing trees and by additional screening along the north property line of 4825 Mustang Cir., approved as part of the Development Review, June 12, 2017 (Res. 8765). The requested use is compatible with adjacent uses. 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. 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. Resolution 1073-17 June 21, 2017 Page 3 Findings: The proposed use (major auto repair) will be served by existing storm water and surface water drainage infrastructure, and will have no negative impact to public infrastructure. 2. The geographical area involved. Findings: The proposed use will be located on the property at 4821 Mustang Cir., and within an industrial area. Adjacent land uses include: Direction Address Occupant Use Zone Comp Plan N 4825 Mustang Cir St Cloud Industrial Products warehouse/office I-1 Industrial Light Ind. NE 4860 Mustang Cir Del-Com office/utilities I-1 Industrial Light Ind. E 4860 Mustang Cir Del-Com vacant I-1 Industrial Light Ind. SE 4800 Mustang Cir J & W Instruments manufacturing I-1 Industrial Heavy Ind. S (unaddressed) Fed Tech parking lot I-1 Industrial Light Ind. SW (unaddressed) Ramsey County regional park R-1A SF Res. Open Space W (unaddressed) Ramsey County regional park R-1A SF Res. Open Space NW (unaddressed) Ramsey County regional park R-1A SF Res. Open Space 3. Whether such use will tend to or actually depreciate the area in which it is proposed. Findings: Any appreciation or depreciation of property values is speculative. The proposed use is expected to have no effect on property values. 4. The character of the surrounding area. Findings: The property is zoned I-1 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 of New 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, repair, and outside storage of buses and commercial vehicles. Resolution 1073-17 June 21, 2017 Page 4 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. 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): 1. 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 (major auto repair) 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 proposed use (major auto repair) will be located in an industrial area, and screened from residential uses to the north (Towns Edge Mobile Home Park) and west (Rice Creek Regional Park) as approved through the Development Review process (Res. 8765). 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 use 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 proposed use (major auto repair) is consistent with previous use on this site (truck maintenance). Resolution 1073-17 June 21, 2017 Page 5 5. 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 proposed use (major auto repair) is 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 proposed use (major auto repair) is consistent with the Comprehensive Plan. 7. The use will not cause traffic hazards or congestion. Findings: The proposed use (major auto repair) 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. Use and development of the property for major auto repair shall be consistent with the approved Development Review (Resolution 8765), and compliant with applicable building and fire codes. 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 21st day of June, 2017 Gary Stevenson, Chair ATTEST: James Ericson, City Administrator (SEAL) -DRAFT- PROCEEDINGS OF THE MOUNDS VIEW PLANNING COMMISSION CITY OF MOUNDS VIEW RAMSEY COUNTY, MINNESOTA Regular Meeting June 7, 2017 Mounds View City Hall 2401 County Road 10, Mounds View, MN 55112 ______________________________________________________________________________ 1. Call to Order The meeting was called to order by Vice Chair Love at 7:01 p.m. for June 7, 2017. ______________________________________________________________________________ 2. Roll Call Members Present: Commissioners French, Klebsch, Love, Rundle, and Schiltgen. Absent and Excused: Commissioners Klander, and Stevenson. Also Present: Planner Jon Sevald and Council Member Gary Meehlhause. ______________________________________________________________________________ Index to Minutes Page MU2017-002 - St. Cloud Industrial Products, Inc. Development Review 1 and Conditional Use Permit Approval of Minutes 4 _____________________________________________________________________________ 3. Special Order of Business None. 4. Citizens Requests and Comments on Items Not on the Agenda None. ______________________________________________________________________________ 5. Planning Cases A. MU2017-002: St. Cloud Industrial Products, Inc: Resolution 1071-17, Recommending Approval of a Development Review for property located at 4821 Mustang Circle. Mounds View Planning Commission June 7, 2017 Regular Meeting Page 2 ________________________________________________________________________ Planner Sevald stated the applicant, St. Cloud Industrial Products, was requesting approval of a Development Review for the property at 4821 Mustang Circle. He reviewed the plan for the parcel in detail with the Commission, commenting on the building expansion, parking and landscaping plans. Staff recommended the Planning Commission approve the Development Review as requested. Vice Chair Love stated she met the applicant, Jim Schiffler this morning and understood he had concerns regarding the landscaping requirements. She explained she had concerns with the location of the fuel tanks given the fact they would drain into Rice Creek. Commissioner Schiltgen requested further information on the parking situation. Planner Sevald explained the shared parking easement would tie the three properties together and would remain in place even if one of the sites were sold to another user. Commissioner Klebsch questioned if the trash enclosure should be located directly adjacent to one of the fuel tanks. Planner Sevald discussed the setbacks for fuel tanks and stated this would be reviewed by the Fire Chief. Commissioner Klebsch stated she would like to see additional buffering put into the plan along the property line with the mobile home park. Jim Schiffler, President of St. Cloud Industrial Products, thanked the Planning Commission for their time. He introduced himself to the Commission along with the companies that would be relocating to this property. He reported the company was entirely employee owned and he prided himself on being a good steward. He explained that the company was moving to Mounds View because they had grown out of his current facility. He reviewed in detail with the Commission how the fuel tanks would have double wall construction. He discussed the contamination cleanup work that had already been completed on the site. He stated the trees on the wetland would remain in place. He indicated he would be making a request to the City to allow his facility to have major engine repair. Planner Sevald explained the major engine repair request would be reviewed by the Planning Commission on June 21st. Vice Chair Love questioned how the City and the applicant would like to see the landscaping plan amended. Planner Sevald reviewed how the applicant would like to spread the landscaping along the front of the three properties. He stated the north property line was fairly long. Mr. Schifler reported the north property line currently had a six-foot chain link fence in place. He suggested additional trees be planted along the north property line that will not alter the fence. Commissioner Klebsch supported this recommendation and noted the City required only that the parking lot be screened and not the entire property line. MOTION/SECOND: Commissioner Klebsch/Commissioner Rundle. To approve 1071-17, Recommending Approval of a Development Review for property located at 4821 Mustang Mounds View Planning Commission June 7, 2017 Regular Meeting Page 3 ________________________________________________________________________ Circle; Planning Case No. MU2017-002, recommending the Council consider additional screening and buffering along the north property line, and additional plantings near the new building expansion. Mr. Schiffler asked if he could install a front yard fence that was six feet in height. Planner Sevald stated this request would require a variance as front yard fences were only allowed to be four feet in height. Ayes – 5 Nays – 0 Motion carried. _________________________________________________________________________ Resolution 1072-17, Recommending Approval of a Conditional Use Permit for the Storage of Flammable Liquids Over 800 Gallons Above Ground for property located at 4821 Mustang Circle. Planner Sevald stated the applicant, St. Cloud Industrial Products, was requesting to locate three above ground tanks on the property at 4821 Mustang Circle. He reviewed the location of the fuel tanks on the site map. He explained each tank would be required to have a fire permit from the City and be registered with the MPCA. Staff discussed the findings of fact and recommended the Planning Commission recommend approval of the conditional use permit as requested. MOTION/SECOND: Commissioner Rundle/Commissioner Schiltgen. To approve Resolution 1072-17, Recommending Approval of a Conditional Use Permit for the Storage of Flammable Liquids Over 800 Gallons Above Ground for property located at 4821 Mustang Circle; Planning Case No. MU2017-002. Ayes – 5 Nays – 0 Motion carried. _____________________________________________________________________________ 6. Other Planning Activity None. ______________________________________________________________________________ 7. Reports A. Upcoming Planning Cases & Activity Planner Sevald discussed upcoming planning cases that would be addressed by the Planning Commission on June 21st. B. Staff Updates Planner Sevald provided the Commission with an update from staff. C. Council Updates Mounds View Planning Commission June 7, 2017 Regular Meeting Page 4 ________________________________________________________________________ Council Member Meehlhause provided the Planning Commission with an update from the City Council. He explained the State of Minnesota would now allow for Sunday liquor sales beginning in July and noted the Council had amended its code to allow for this change. He noted the Council had removed Agenda Sessions from the Planning Commission Bylaws. He discussed the sewer repairs on County Road H2 that would be made this summer. Lastly, he reported the Council had changed their meeting start time to 6:00 p.m. D. Planning Commissioner Reports Commissioner Schiltgen stated he would be moving out of the City for his job. He indicated he would be moving to Atlanta, Georgia in August. Planner Sevald reported staff would be posting this open position. 8. Approval of Minutes April 5, 2017. MOTION/SECOND: Commissioner Rundle/Commissioner Schiltgen. To approve the Minutes of the April 5, 2017 regular Planning Commission meetings as presented. Ayes – 5 Nays – 0 Motion carried. 9. Next Planning Commission Meeting: A. Wednesday, June 21, 2017 B. Wednesday, July 5, 2017 ______________________________________________________________________________ 10. Adjournment There being no further business before the Planning Commission, Vice Chair Love adjourned the meeting at 7:57 p.m. ______________________________________________________________________________ Respectfully submitted, Jon Sevald Planner Transcribed by: Heidi Guenther, TimeSaver Off Site Secretarial, Inc.