HomeMy WebLinkAboutPC Packet 01.25.18AGENDA
HUGO PLANNING COMMISSION
THURSDAY, JANUARY 25, 2018
HUGO CITY HALL
7:00 p.m.
A. ROLL CALL (Arcand, Derr, Kleissler, Lessard, Luchsinger, McRoberts, Tjernlund)
B. PLEDGE OF ALLEGIANCE
C. APPROVAL OF MINUTES
1. December 21, 2017
D. PUBLIC HEARING
E. NEW BUSINESS
1. TGK Automotive Concept Plan
F. OLD BUSINESS
1. Approval of 2018 Goals
G. ADJOURNMENT
If you need accommodations for the Planning Commission meeting please contact
Rachel Juba at (651) 762-6304 or rjuba(a ci.hugo.mn.us, thank you.
Minutes for the Planning Commission Meeting of Thursday, December 21, 2017
Commissioner Kleissler called the meeting to order at 7:07 p.m.
PRESENT: Arcand, Derr, Kleissler, Lessard, Luchsinger, Tjernlund.
ABSENT: McRoberts.
STAFF: Rachel Juba, Planner
Kendra Lindahl, Planning Consultant
Bryan Bear, City Administrator
Approval of Minutes for the Planning Commission Meeting of October 26, 2017
Commissioner Arcand made a motion, seconded by Commissioner Lessard, to approve minutes for the meeting
of October 26, 2017.
All Ayes. Motion carried.
Commissioner Kleissler abstained.
Schwieters Properties, LLP. — Concept Plan
Juba presented a concept plan for a development to be located at the southwest corner of 140th Street and
Fenway Blvd N, in the Bald Eagle Industrial Park. The plan shows four buildings on 30 acres, including a
manufacturing building, a cold storage building and two office buildings. The property is zoned Business Park
and contains wetlands. Juba described access to the site and explained how 140th Street could be constructed
through a cost sharing arrangement. The plan does not show sufficient parking to meet ordinance standards,
however deferred parking is possible in the outdoor storage area. Exterior storage is proposed and requires a
Conditional Use Permit. The Business Park zoning district does not allow exterior storage of raw materials.
Juba explained that while the applicant is proposing to store raw materials (wood) on site, it seemed appropriate
in this setting. A 350 -foot buffer, including landscaping, berms and a cold storage building, is provided for
residential property owners to the north. Juba mentioned that park dedication fees do not apply to industrial
projects. The buildings are proposed to be constructed with concrete tilt -up panels. Wetlands on the site make
development of the property difficult. The applicant is proposing wetland impacts, and is working with the
Technical Evaluation Panel, which hasn't approved the impacts so far. Because of the wetlands, it is possible
that the plan will change. Juba concluded by mentioning that the EDA reviewed the plan earlier in the week
and were supportive of the concept. The applicant was requesting feedback on the layout, exterior storage,
parking and other factors.
Mike Brass from Colliers approached the podium and introduced Pat and Blake Schwieters, as well as Eli
Rupnow, engineer from AMI. Brass explained the manufacturing process, the operations plan, including
deliveries and pick-ups, and outlined possible project phasing. Brass also mentioned that the applicants met
with neighbors to the north of the site to explain the project and answer questions.
Arcand asked about fencing.
Brass said the plan shows a security fence around the yard, but they have not yet determined the height of the
fence and the type of fencing material.
Arcand asked about the office buildings.
Brass said the offices could be occupied by Schwieters in the future, or they could be leased to other tenants, but
this hasn't been decided yet.
Planning Commission
December 21, 2017
Page 2
Lessard asked about screening along the north property line.
Brass confirmed that a berm would be constructed with landscaping.
Luchsinger requested clarification on phasing.
Brass responded that the phasing will be market driven. He anticipated that the large, 108,000 square foot
building would be constructed in the first phase. Half the building would initially be used for cold storage with
the other half being used for manufacturing. Eventually, they anticipate that the manufacturing component will
expand into the entire building. As that occurs, the cold storage building would be constructed.
Derr explained that he lives nearby and asked about future traffic on 140th Street.
Brass explained that they like the future road connections, but they are not critical at this time. Deliveries and
pick-ups will occur by truck from 8am-5pm, Monday through Friday. He expected noise from the site to be
limited.
Derr confirmed that minimal noise currently coming from the existing Schwieters buildings is acceptable.
Arcand asked about the number of employees.
Pat Schwieters said that there are currently 200 employees. There would be 100 additional employees with full
build -out of the manufacturing space.
Derr asked if construction of the building would look like the other buildings.
Brass confirmed that they would be compatible and will look pleasing.
Kleissler questioned the phasing and noted that while outdoor storage will be used in the first phase, the
anticipated screening of the storage areas will occur with future buildings that will not be built until later
phases.
Brass discussed the possibility of adding pine trees with phase 1.
Rupnow added that there will also be a significantly wide buffer zone, a wetland, and a berm.
Arcand asked about future plans north of 140th Street.
Juba summarized area development plans and future road improvements.
Kleissler asked the Commissioners to provide comments
Tjernlund suggested that the parking as shown should be sufficient. He pointed out that state agencies will
address any environmental contaminants, and felt the Commission should focus on aesthetics rather than
environmental issues.
Luchsinger commented that good thought has been put into the plan related to screening. She would like to see
connections to the trails and natural amenities within Clearwater Creek Preserve.
Derr said that he was comfortable with the proposed parking layout and noted that additional parking for this
campus is available on the east side of Fenway.
Arcand asked staff about conditions that might be proposed under a CUP for the outdoor storage.
Planning Commission
December 21, 2017
Page 3
Juba anticipated conditions relating to circulation of emergency vehicles, the height of the materials being
stored, and the screening methods.
The applicants thanked the Commission.
Discussion on Draft 2040 Comprehensive Plan
Lindahl summarized the results of the public open houses and reminded the Commission of the procedural
steps. She began presenting the draft plan and summarized changes, specifically noting that the future land use
plan remains nearly unchanged, and discussed the status of studies and public feedback related to Eastern Hugo.
Arcand asked about the public's preferences for development in Eastern Hugo.
Lindahl reviewed the options that are available to the City, and commented that the public's preference was to
finish the next phase of the eastern Hugo study before making land use changes.
Arcand wondered if the timing was important, and specifically asked if there would be a point in time when it
could be too late to make a decision about Eastern Hugo.
Lindahl mentioned that the City will review it again in ten years with the next update.
Tjernlund asked about the process for deciding where boundaries are created between land uses
Juba and Lindahl explained the public process surrounding the comprehensive plan update, the history of
established land use and zoning boundaries, and the process for landowners to initiate their own change. Juba
further commented on the Planning Commission's role in the process.
Lindahl continued with her presentation and highlighted various sections of the plan including a summary of
how the city can meet its affordable housing goals. She also focused on mixed-used areas, the housing plan, the
economic development plan, parks and open space, resiliency, transportation, and water supply. She
emphasized the extensive work on the parks chapter and noted how transportation planning was being
integrated with parks and trails planning. She finished by outlining the next steps which include drafting the
implementation chapter, and holding an open house on February 26. She anticipated a public hearing at the
Planning Commission on March 8, with possible approval by the City Council on April 2. Following Council
approval is a six month review by surrounding jurisdictions and agencies, leading to formal adoption by the
City and submission to the Met Council by early November 2018.
Tjernlund initiated a discussion about whether eastern Hugo influences planning goals in western Hugo.
Lindahl and Juba responded that the affordable housing and density goals apply to areas of western Hugo that
are developing with city utilities. Land within eastern Hugo does not factor into density calculations.
Arcand asked what happens if the City doesn't meet the affordable housing goals.
Lindahl responded that the only requirement is to set the goal. Implementation of the goal is not required.
Luchsinger commented on the layout of the document. She was pleased with the addition of the visuals and
thought the document was well organized. She appreciated the blend of text with graphics and felt the
document was very readable. The format worked for her while reading it on a computer screen.
Derr asked about the online format.
Lindahl answered that it will likely be downloadable as a pdf.
Planning Commission
December 21, 2017
Page 4
Schedule Goal Setting Workshop
Juba talked to the Commission about scheduling a workshop for the purpose of setting goals for 2018. Juba
suggested a date of Thursday, January 11, 2018 at 6pm. Staff suggested an informal workshop including a
potluck dinner. The Commission agreed to the potluck workshop at the date and time suggested.
Adjournment
Commissioner Lessard made a motion, Commissioner Arcand seconded, to adjourn at 8:31 p.m.
All Ayes. Motion carried.
Respectfully Submitted,
Bryan Bear, City Administrator
Agenda Number: E.1
CITY OF HUGO COMMUNITY
DEVELOPMENT DEPARTMENT
PLANNING AND ZONING APPLICATION
STAFF REPORT
TO: Hugo Planning Commission
FROM: Rachel Juba, Planner
SUBJECT: TGK Automotive — Sketch Plan for the property located at 13891 Forest Blvd.
DATE: January 19, 2018, for the Planning Commission Meeting of January 25, 2018
ZONING: Neighborhood Service (NS)
COMPREHENSIVE PLAN: Commercial (COM)
60 -DAY REVIEW DEADLINE: March 11, 2018
1. BACKGROUND:
The applicant is seeking comments on a sketch plan for a 13,950 square foot motor vehicle repair
business on a 3 acre property formerly known as the "End Zone" site. They would like to expand
their business from their existing leased space at 5241 130th Street in Hugo. The subject property
is currently vacant and zoned Neighborhood Service (NS). In order for the use to be located on
the property it would need to be rezoned to General Business (C-2). The applicant would like
feedback on the site plan, architecture, and rezoning of the property. The applicant has the
property under contract.
2. SKETCH PLAN:
Rezoning
The City's Comprehensive Plan identifies the subject parcel as Commercial. The
Comprehensive Plan identifies three types of commercial land uses that are reflected in the
zoning regulations. The regulations specifically list three types of commercial zoning as;
Neighborhood Service (NS), Central Business (C-1), and General Business (C-2.)
The purpose of the Neighborhood Service (NS) zoning district is to provide a location for
commercial and service businesses to conveniently serve the needs of an identified residential
neighborhood. The NS District provides for those neighborhood commercial uses, but it does not
TGK Automotive, Sketch Plan
Page 2
allow for restaurants, auto sales, or other uses intended primarily to draw traffic from outside the
neighborhood. The NS district does allow for neighborhood food service, different from
restaurants, which has several regulations in regards to hours of operation and outdoor noise.
The purpose of the Central Business (C-1) zoning district is to provide for the establishment of a
downtown which is a blend of cultural, recreational, civic, entertainment, retail, sales, and office
uses. The C-1 district allows restaurants and taverns as well as a series of other uses that are not
allowed in the NS District. The C-1 District allows more commercial uses, with a lesser amount
of restrictions than the NS district. A motor vehicle repair business is not allowed in the C-1
zoning district.
The General Business (C-2) is the zoning that is being proposed by the applicant. The purpose
of the C-2 zoning district is to provide for the establishment of service and freestanding
commercial businesses, including retail sales, offices, and restaurants, which are oriented toward
motorists and require high volumes of traffic and visibility from major roads. The C-2 district
allows restaurants and auto oriented businesses as well as a series of other uses that are not
allowed in the NS District. The C-2 district allows more commercial uses, with a lesser amount
of restrictions than the NS district. A motor vehicle repair business, excluding an auto body shop,
paint shop, or tow lot, is allowed in the C-2 zoning district.
The NS and C-2 zoning districts have different permitted, accessory, and conditional uses. The
C-2 district allows for more intense commercial uses that may include additional traffic, lighting,
and noise. The construction limitations are the same, except the lot coverage requirements. The
applicant has stated that he would like the property to be zoned C-2 because of the expanded
uses, which allows for the motor vehicle repair business, compared to the NS zoning district. The
property to the north at Highway 61 and 140th St (CSAH 8) was rezoned to C-2 from NS in
2012. The property to the west across Highway 61 has a conditional use permit for an auto body
shop, but is zoned NS. These uses would be allowed in the C-2 zoning district. The property has
been marketed by a commercial real estate firm as a NS zoning district. The property now has a
purchase agreement for a use that is not allowed in the NS district. The expanded uses may help
occupy the vacant property.
The property is close to an important intersection adjacent to Highway 61 and 1401h Street
(CSAH 8), with high traffic counts. Any use on the property would likely draw people from
several areas of the City, other than the surrounding neighborhoods. The area is consistent with
what would be desired for uses in the C-2 district to locate. Rezoning the property General
Business (C-2) would be in compliance with the land use guide plan.
While the properties to the east are developed with town homes, they are separated from this
property by a small wooded area. With additional work on transitions in the site layout the
wooded area could help serve as an acceptable transition to a proposed commercial development.
The properties to the north and south are vacant, zoned NS, and will likely be developed as
commercial uses. The properties to the west, across Highway 61 are occupied by Schwieters
Companies and are zoned General Industrial (I-3). It's staff opinion that this property can
accommodate the expanded uses without having an adverse impact on the surrounding
properties.
TGK Automotive, Sketch Plan
Page 3
Staff is comfortable with the request, as long as there are proper transitions between the land
uses and the impact on the surrounding residential properties is minimized. Further analysis of
the transitions would be evaluated during the site plan approval process. If the rezoning of the
property is supported, then it may be reasonable to expect other property owners to the north and
south of this site to request the same zoning. Staff would be comfortable with these properties
also being rezoned to C-2 as well.
General Layout
The applicant is showing a 13,950 square foot motor vehicle repair business with an associated
parking lot. There seems to be enough area on the plan to accommodate the required number of
parking spaces by City Code. The applicant has stated that they will be repairing personal
vehicles and medium duty trucks. Most of the overhead doors are on the north and south side of
the building, with one being on the east side of the building. The applicant has stated that the
medium duty trucks will be using the overhead doors on the north side.
The plan is showing a stormwater pond in the northeast corner and landscaping along the east
property line to further provide a transition/buffer from the residential properties to the east. The
applicant will be required to meet the landscaping requirements in the City Code.
The sketch plan is a rough draft of how the site could be laid out. There are still several items in
regard to the general layout that need to be worked on as the projects moves forward and a
formal application is submitted. The applicant is showing additional landscaping to provide a
transition/buffer to the residential properties to the east. If the Planning Commission is
comfortable with the rezoning of the property, staff recommends that the Commission provide
comments to the applicant on what items are important if the property is rezoned. Some of these
items may include:
• Buffer/screening methods
• Building design and architecture
• Limits to vehicle storage
• Lighting
• Noise abatement
• Other...
Access
There are three existing access points into the property. The applicant is showing one proposed
access. MnDOT has a plan to expand Highway 61 into a 4 -lane divided Highway. The plan
shows a median at this access location. The short term the access into the site would be a full
access, but long-term the access into the site will be right-in/right-out only. As the project moves
forward MnDOT will be provided the opportunity to comment on the plan. They may require
turn lanes on Highway 61 to access the site, as per the comments received from another project
previously proposed on this site. It will also be required that 39 feet of right-of-way along
Highway 61 be dedicated to the City for the future expansion of the highway per the
Memorandum of Understanding (MOU) between the City and MnDOT.
TGK Automotive, Sketch Plan
Page 4
Staff has encouraged the applicant to evaluate cross access between the properties to the north
and south to limit the number access points onto Highway 61. Staff will continue to work with
the applicant on this as the project moves forward.
Architecture
The building is not simply a square and can provide some interest as the architecture comes
together. The applicant has provided elevations, renderings, and an example of what they
envision the building will look like. The applicant has stated the majority of the building material
would be brick. The entrance will be defined and the overhead doors do not dominate the
appearance of the building. Staff recommends the applicant further break up the large building
walls with additional architectural details and windows. The applicant will be required to meet
the commercial and industrial construction standards and design guidelines. The applicant has
some work to do in order to comply with the design guidelines. All roof top and ground mounted
mechanical equipment are required to be screened. All of these items will be worked through
with a formal site plan application submittal.
3. CONCLUSION/RECOMMENDATION:
The applicant has provided a sketch plan for the Planning Commission to review. The applicant
would like feedback on the site plan, architecture, and rezoning of the property.
There are details on the plan that have not been fully evaluated since this is a sketch plan
application. At the time a site plan application is submitted, they will be further evaluated with
additional information that will be required. It's in staff's opinion that the important question is
the rezoning of the property from NS to C-2. If the Planning Commission is comfortable with the
rezoning, they should discuss items that are important to the general layout and the how the
property is used in regards to the transitions between uses.
Attachments:
1. Location Map
2. Zoning Map
3. Engineers Memo dated January 19, 2018
4. Sketch Plan
5. Renderings of Buildings
6. Example of Building Exterior
TGK Automotive
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WSB
Building a legacy—your legacy.
January 19, 2018
Ms. Rachel Juba
City Planner
City of Hugo
14669 Fitzgerald Avenue North
Hugo, MN 55038
Re: Concept Plan Review
TGK Automotive
WSB Project No. 3288-00
Dear Ms. Juba:
701 Xenia Avenue South
Suite 300
Minneapolis, MN 55416
Tel: 763-541-4800
Fax: 763-541-1700
We have reviewed the concept plan for TGK Automotive located on the east side of Highway 61
approximately 600 -ft south of 140th Street. Our review is based on the Sketch Plan dated 1/7/18. We will
provide a more in-depth review of this project once detailed plans are provided by the applicant.
Based on our review, we offer the following comments regarding the concept plan:
Grading and Drainage
1. Storm Water Management: The applicant will need to obtain a permit from the City for their Storm
Water Management Plan within the site, including the appropriate storage, rate control, treatment, and
volume reduction. A drainage and utility easement will need to be dedicated over the proposed pond up
to the 100 -year high water level of the pond and any propose outlet piping. The site can potentially
support water reuse for landscaping around the buildings, and this should be explored in greater detail
moving forward. Stormwater management requirements are listed below:
a. The site must meet volume reduction requirements of treating 1.1 inches off new
impervious areas.
b. Rate control from the site must be less than existing for the 2 -year, and 10 -year rainfall
event. Rate control for the 100 -year event must be limited to 0.1 cfs/acre.
c. If the existing wetland is to be used for stormwater treatment, pretreatment must be
provided prior to discharge into the wetland.
d. Based on the wetland characteristics described in the NOA, the wetland is classified as
"Slightly Susceptible". Bounce requirements and inundation period requirements are as
follows:
Permitted storm bounce for 2 -year and 10 -year event is existing plus 1 foot.
Inundation period for the 2 -year event is existing plus 2 days. Inundation period for
the 10 -year event is existing plus 14 days.
e. Lowest building opening must be 3 feet above the 100 -year HWL of the existing wetlands
and/or stormwater BMPs.
Equal Opportunity Employer
wsbeng.com
S:�Users�R_Juba �RocheADEVELOPMENT PROJECTS TGK Auto TGK Auto Concept Eng Memo 011918.docx
Ms. Rachel Juba
January 19, 2018
Page 2
f. An easement must be established over stormwater management facilities, stormwater
conveyances, ponds, wetlands, on-site floodplain up to the 100 -year flood elevation.
g. Any offsite drainage must be included in the submitted drainage maps and models.
Transportation/ROW
1. Access Locations: A single access from Highway 61 is proposed with the sketch plan. This access will
require an access permit MnDOT before construction can begin in MNDOT right-of-way.
2. Right -of -Way: The site plan should include 39 -ft of right-of-way to be dedicated along the west edge of
the site in accordance with the Highway 61 corridor plan.
Sanitary Sewer Service
1. Sewer Improvements: Sanitary sewer service is available along the east side of the property with a 6"
service stub extended into the site.
Water Service
1. Watermain Improvements: Water service is available by connecting (wet tap) to the existing 6"
watermain located along the east side of Highway 61 and the 6" watermain located in Pineview
Meadows to allow proper looping of the watermain. A 20 -ft drainage and utility easement over the
watermain should be incorporated to allow proper City maintenance.
Thank you for the opportunity to comment on this concept plan. If you have any questions or items you wish
to discuss, you can contact me at 651-286-8463.
Sincerely,
WSB & Associates, Inc.
Mark Erichson, PE
City Engineer
Attachment
cc: Steve Duff, Senior Engineering Technician, City of Hugo
Scott Anderson, Public Works Director, City of Hugo
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651-555-2195
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PROJECT DE5GRIPTION:
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DATE:
1/l/2015
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ALIGNMENT ALIGNMENT 120140
MACHINE MACHINE
I
BATHROOM
2868 2868 24'-5" x 11'-0•
264 sq ft
144 3/4" GLG.
LOCKER5 X 5 LOLKER5 X 8
'
3068
BREAK RM
204 sq ft
144 3/4" LLC,
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3068
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SHOP
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103'-4" x 84'-0"
"1121
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20'-0" CL6.
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5TORAGE
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20'-11" x 19'-5"
405 sq ft
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144 3/4" GLG.
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120140
LATHE LATHE
3080
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132'-8"
FLOOR PLAN
5CALE: 1 /8" = V-0--
TOTAL
-0"TOTAL SHOP & OFFICE = 13,850 sq ft
TOTAL SHOP = 11,200 sq ft
TOTAL OFFICE = 2,150 sq ft
m
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DRAWING5 PROVIDED BY:
HAN55N ENGINEER/N6
and DE5I6N, LLC.
1464 SELBY AVE.
SAINT PAUL, MN 55104
651-555-2195
BUILDER:
PROJECT DE5GRIPTION:
TGK AUTOMOTIVE
CONCEPT PLAN FOR
NEN HUGO SHOP
DATE:
1/l/2015
SHEET 51ZE: 5HEET:
ARCH 0 (24" x 36") A-3
WEST ELEVATION
5 GAIL E : 1 /5" = V-011
BAST ELEVATION
5 GAEL E : 1 /5" = V-011
NORTH ELEVATION
5 GAEL E : 1 /5" = V-011
SOUTH ELEVATION
5 GAEL E : 1 /5" = V-011
DRAWING5 PROVIDED BY:
HAN55N ENGINEER/N6
and DE5I6N, LLC.
1464 SELBY AVE.
SAINT PAUL, MN 55104
651-555-2195
BUILDER:
PROJECT DE5GRIPTION:
TGK AUTOMOTIVE
CONCEPT PLAN FOR
NEN HUGO SHOP
DATE:
1/l/2015
SHEET 51ZE: 5HEET:
ARCH 0 (24" x 36") A-2
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2018 Goals
Agenda Number: F.1
Planning Commission
Approved by the Planning Commission at its Thursday, January 25, 2018, meeting
• Attend Comprehensive Plan Workshops.
• Review sections of the Comprehensive Plan and make
recommendations for changes and improvements.
• Hold Public Hearings on the 2040 Comprehensive Plan.
• Schedule regular Ordinance Review Committee (ORC)
meetings
• Evaluate and revise the shoreland, small cells, subdivision,
and PUD sections of the City Code
• Schedule Planning Commission Meeting Procedures and
Land Use Training
• Overview of White Bear Lake DNR order
• Overview of existing conditions and future of Highway 61
• Recap of design guildelines