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HomeMy WebLinkAbout2017.04.27 PC MinutesMinutes for the Planning Commission Meeting of Thursday, April 27, 2017 Chair, Kleissler called the meeting to order at 7:01 p.m. PRESENT: Arcand, Kleissler, Knauss, Lessard, McRoberts, Tjernlund, Rosenquist. ABSENT: None. STAFF: Rachel Juba, Planner Rachel Leitz, Community Development Assistant Approval of Minutes for the Planning Commission Meeting of March 23, 2017 Commissioner Rosenquist made a motion, seconded by Commissioner McRoberts, to approve minutes for the meeting of March 23, 2017. All Ayes. Motion carried. Western Spring – Lot 2, Block 1, Bald Eagle Industrial Park Sixth Addition– Site Plan Leitz presented on a site plan application proposed for Western Spring on Lot 2, Block 1, Bald Eagle Industrial Park Sixth Addition. She stated the applicant is requesting approval of a site plan to construct a 36,854 square foot manufacturing, warehouse, and office facility on a 4.7 acre lot generally located north of 130th Street and east of Fenway Boulevard. Leitz described the site plan in more detail in regards to setbacks, building height, lot coverage, landscaping and lighting, mechanical equipment screening, street access and vehicle circulation, parking, drainage/grading, building architecture, and utilities. Leitz stated that the Commercial and Industrial Design Guidelines require all roof top mechanical equipment to be screened from view of adjacent properties and staff had concerns that the proposed method of screening will not adequately screen the equipment. She stated it was in staff’s opinion that the parapet wall should be raised or some architecturally integrated element proposed to adequately screen the roof top mechanical equipment. Leitz concluded that staff has reviewed the site plan for consistency with ordinance standards and the commercial/industrial design guidelines and staff finds the proposed development complies with both. Leitz recommended that the Planning Commission discuss the proposed screening for the rooftop mechanical units. She also stated that staff recommends approval of the site plan for Western Spring, subject to the conditions listed in the resolution. Chair Kleissler invited the applicant to the podium to speak. Jack Shaw, Contractor with Shaw Construction, approached the podium. He stated that the owners are excited about this project. He discussed the proposed screening of the rooftop mechanical units and wanted to receive further feedback on the requirements for screening these units. Leitz stated that the applicant has provided sight line drawings and elevations for the rooftop mechanical units. She stated that previous projects that have proposed minimal parapets have had easily visible rooftop mechanical equipment. Leitz described that staff is willing to work with the applicant as the project moves forward on how to screen these units, however do recommend something architecturally is changed, like raising the parapet, to ensure adequate screening. Commissioner McRoberts asked the applicant to describe their screening proposal for the mechanical equipment further. Mr. Shaw stated that if the rooftop mechanical units are not adequately screened, the applicant would propose to paint the units the top coping color of the roof edge, which is a dark bronze. Mr. Shaw said that the owners Planning Commission March 23, 2017 Page 2 would rather paint the metal units, themselves, rather than installing a metal shroud around the units and have that as an extra cost and maintenance issue. Commissioner Tjernlund stated that he was comfortable with staff continuing to work with the applicant on adequate screening for those units. Commissioner McRoberts asked staff if they were comfortable with continuing to work with the applicant on adequate screening for the rooftop mechanical units. Leitz stated that the Commercial and Industrial Design Guidelines suggests having an architectural element that adequately screens the equipment from view, compared to the installation of a metal shroud if the mechanical equipment is not adequately screened. She stated that it is in staff’s opinion that the parapet is increased to solve this issue ahead of time, however would continue to work with the applicant if the parapet is not raised to ensure the mechanical units are screened. Commissioner Arcand asked if the parapet was part of the main structure of the building. Mr. Shaw stated that the height of the parapet varies because the roofline slopes to the south. He stated that they are proposing to locate the units towards the center of the building to help with screening, as well. Commissioner McRoberts asked if there was a visibility issue with the mechanical units, if it would most likely be from the north elevation. Mr. Shaw stated there would more likely be a visibility issue from the north compared to the south elevation. He stated if there was an issue with screening, they would propose to paint those units the same color of the roof edge. Commissioner Rosenquist asked if low profile units were being installed and suggested those are looked into to help with the screening issue. Mr. Shaw stated he would be happy to look into low profile units and if something was still visible, he would be willing to paint the units the same color as the roof edge. Commissioner Rosenquist suggested looking into the low profile units and providing staff with elevations and site line drawings with those units to see if those would be adequately screened. Mr. Shaw stated he would be willing to do that. Commissioner Arcand asked the applicant if it would be possible to lower the portion of the roof where the mechanical units are proposed to be. Mr. Shaw stated that would not be feasible. Commissioner Tjernlund stated that he believed it was important to keep in mind that this is an industrial area. Mr. Shaw directed the Planning Commission to the site line visual provided in their packets. He stated that view was from Fenway. Mr. Shaw stated that he is trying to avoid having to burden the owners at the end of the project with screening these units further with costly upgrades and maintenance. Planning Commission March 23, 2017 Page 3 Commissioner Lessard suggested looking into the low profile units. Commissioner Rosenquist agreed. Mr. Shaw stated that he would be willing to look into the low profile units and if they can be seen, he would propose to paint those units. Commissioner McRoberts stated he agreed that low profile units should be installed and asked the applicant if that is possible for this building. Mr. Shaw stated he would have to look into it to ensure they would work for a building this size. Commissioner Tjernlund asked the applicant if the largest unit would be air conditioning units. Mr. Shaw stated yes. Commissioner Tjernlund stated he has experience with those units and they are generally about 4 ft. tall and are relatively large units. He believed it would be difficult, without knowing the makes and models, to ensure those are screened from view. He stated that he is unsure, knowing how large those units would have to be for a factory, if raising the parapet wall a couple of feet would screen the equipment from view. He stated that it was his opinion, with the location of the building from the road and the surrounding properties, he would be willing to be somewhat flexible on screening. Juba stated that the resolution states that staff will continue to work with the applicant to ensure the rooftop units are adequately screened. She stated she didn’t believe the Planning Commission has to get into the details of the units at this time. Juba described that she is relatively cautious of site distance illustrations because no one knows what the height of the units will be and what is installed could be different. She stated that staff would typically recommend raising the parapet height in order to screen the rooftop mechanical units, which has more of a certainty that the units will be adequately screened. She stated that it was up to the Planning Commission to recommend the applicant to raise the parapet or continue to work with staff on how the units will be screened in the future. Juba stated she would not recommend painting the units to match the color of the roof. She described that usually roof top equipment is painted a light grey to blend in better with the sky. Chair Kleissler asked if the applicant has looked into raising the parapet. Mr. Shaw stated they have looked into that, however, there is a substantial cost with doing so. Commissioner McRoberts asked how much cost would be associated with raising the parapet out of the total project cost. Joe Alstatt, Western Spring Owner, approached the podium. He stated the cost is significant to them and they are trying to make an investment into the community with the proposed building. He described this area as an industrial area and stated he doesn’t want the project to get caught up on screening of these units. Commissioner Arcand stated that they have had projects in the past that have had minimal screening of the rooftop mechanical units, so just want to ensure this project complies with the intent of the guidelines. Planning Commission March 23, 2017 Page 4 Mr. Shaw stated that they are working to screen the units and will continue to work with staff. He stated that would like some more clarification on the requirements because would rather not install a shroud if the units are visible. Commissioner McRoberts made a motion, Commissioner Rosenquist seconded, to recommend approval of the Western Spring site plan, subject to the conditions listed in the attached resolutions and the applicant to continue to work with staff on screening of the rooftop mechanical units. All Ayes. Motion carried. Commissioner Knauss asked the applicant what the intent was with the building they currently operate out of. Mr. Alstatt stated that it was their intention to vacate it. The Commissioners agreed that the building was a nice building and was excited for their growth in Hugo. 2040 Comprehensive Plan Update Juba gave an update on the ongoing 2040 Comprehensive Plan Update. She discussed the first open house, which was held on April 19th at City Hall. She stated that 130 people attended and gave a summary of the responses to the SWOT survey. Juba gave a quick notice of some of the upcoming meetings to look forward to. Adjournment Commissioner Rosenquist made a motion, Commissioner McRoberts seconded, to adjourn at 7:51 p.m. All Ayes. Motion carried. Respectfully Submitted, Rachel Leitz, Community Development Assistant