Loading...
HomeMy WebLinkAbout2005.05.02 RESO 2005-0028I I RESOLUTION 2005 - 28 APPROVING A SITE PLAN, CONDITIONAL USE PERMIT AND VARIANCE FOR PAVEMENT GUYS HOLDINGS LLC FOR PROPERTY LOCATED EAST OF FREELAND AVENUE NORTH IN THE PELOQUIN INDUSTRIAL PARK WHEREAS, Pavement Guys Holdings LLC has requested approval of site plan approval for 15,065 -square foot building on a 1.7 -acre property legally described as follows: That part of the west half of the southeast quarter of Section 17, Township 31, Range 21, Hugo, Washington County, Minnesota, described as follows: Commencing at the south quarter corner of said Section 17, thence north 0 degrees 36 minutes 16 seconds west, assumed bearing, along the quarter section line a distance of 1321.70 feet, thence north 88 degrees 55 minutes 41 seconds east a distance of 796.66 feet, thence south 1 degrees 29 minutes 36 seconds east a distance of 200 feet to the point of beginning of property herein to be described: thence south 1 degrees 29 minutes 36 seconds east a distance of 145 feet; thence north 88 degrees 66 minutes 41 seconds east a distance of 517.88 feet; thence north 0 degrees 36 minutes 27 seconds east a distance of 145 feet along the east line of west half of said southeast quarter, thence south 88 degrees 55 minutes 41 seconds west a distance of 520.22 feet to the point of beginning. Washington County, Minnesota, Abstract Property. WHEREAS, the Planning Commission has reviewed the request at a duly called Public Hearing and recommends approval, and; NOW, THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF THE CITY OF HUGO, MINNESOTA, that it should and hereby does approve the request by Pavement Guys Holdings, LLC for a site plan, conditional use permit and variance for a building, subject to the following conditions: 1. The site plan is approved according to the plans received on April 19, 2005 and April 25, 2005, except as amended by this resolution. 2. All sides of the building addition shall be finished with rockface block and stucco as shown on the plans. The block must be integral colored. 3. The 29 proposed parking spaces are adequate for the proposed use, but any change to the building use will require review of the parking requirements in the ordinance. The City may require construction of additional parking spaces at that time. 4. No outside storage is allowed on site until all conditions of approval have been met. Existing materials be stored on site must be removed until such time as they may be stored on site in compliance with the conditions of approval in this resolution. 5. No junk or junk vehicles shall be stored on site. I Resolution 2005-28 Page 2 6. No exterior storage of trash, recycling or trash/recycling materials shall be allowed outside. All such materials must be stored in the enclosure located on the northeast corner of the building. 7. Signage shall be allowed in compliance with ordinance standards. 8. A variance is approved to allow a 30 -foot side yard setback on the south where 40 feet is required, based on the following findings: a. The variance as requested is permissible by law. The Zoning Ordinance allows applicants to request setback variances and the setback variance is needed to allow development of this site as proposed by the applicant. b. The strict enforcement of the ordinance would cause undue hardship because of circumstances unique to the individual property not caused by the landowner. The site is very narrow (145' x 520') and would be difficult to develop in compliance with the building setback requirements. The narrow lot width creates the hardship. c. The granting of the variance would be in keeping with the spirit and intent of the ordinance. The requested setback variance would allow the building to be set back a similar distance from the lot line as the building to the south. Approval of the variance would allow development of an office/warehouse building, which is allowed in the I-3 zoning district. d. The property cannot be put to reasonable use without the granting of the variance. The lot is very narrow and would be difficult to develop as an industrial property in compliance with the 40 -foot side yard setback requirements. The setback variance is needed to allow development as proposed by the applicant. e. The variance, if granted, would not alter the essential character of the locality in which it would be located. The variance would allow development similar to what already exists in the Peloquin Industrial Park. f. The variance, if granted, shall not have the effect of allowing, in any district, any use prohibited in the district. The variance would allow development of an officetwarehouse building, which is a permitted use in the I-3 district. g. The variance, if granted, would not permit a lower degree of flood protection than required by this ordinance. h. The sewage treatment system and water system of the subject property is in compliance with city and state codes. Resolution 2005-28 Page 3 9. A conditional use permit is approved to allow outside storage in the area shown on the plans, subject to the following conditions which must be shown on a revised set of plans to be submitted for city review and approval prior to issuance of building permits: a. Concrete curb and gutter must be provided around the entire perimeter of the parking/storage area, including the east edge. At the City Engineer's discretion, curb cuts may be allowed to provide surface drainage to the eastern infiltration area. b. Outside storage shall only be allowed on the blacktop area shown on the approved site plan. c. The exterior storage area shall be screened. A screen fence shall be installed on the east, north and south sides of the outside storage area to provide screening from adjacent properties. Fence details must be submitted for review and approval by City staff. d. The applicant shall submit details on the asphalt tank area for review and approval by the City. This area shall comply with all federal, state and local standards. 10. Prior to release of the resolution for filing at Washington County, the applicant must comply with the following conditions: a. The applicant must submit an accurate boundary survey and legal description. b. The plans must be revised to provide drainage and utility easements over the ponds on site. 11. Prior to issuance of building permits, the applicant must comply with the following conditions: a. Park dedication shall be cash in lieu of land ($4,152=$2,400 x 1.73 acres). b. A revised landscape plan shall be submitted for staff review and approval prior to issuance of a building permit: i. All areas not proposed for paving or building shall be landscaped, seeded or sodded. ii. Ornamental trees shall be a minimum of 1.5 -inches in diameter and shall be noted as such on the plans. c. The applicant must submit building material samples for review and approval by City staff. d. Parking areas must be 5 feet from the property line. e. The architectural plans must be revised to identify the trash and recycling enclosure. Resolution 2005-28 Page 4 f. The exterior trash enclosure must be constructed out of materials to match the building. Details shall be submitted for review and approval by staff. g. The applicant must comply with conditions from the fire chief regarding emergency access and hydrant locations. h. The applicant must comply with conditions in the City Engineers memo dated April 25, 2005. i. A lighting plan must be submitted for review and approval by staff. The lighting shall include fixture cutoffs and shall comply with the lighting standards in the Zoning Ordinance. Pole heights shall be limited to minimize the impact on the adjacent residential properties. j. A sign plan must be submitted for City review and approval. ADOPTED by the City Council this 2"d day of May 2005 r n, Mayor ATTEST: Mary ttreager, City Cler