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Home My WebLink AboutEDA Packet 01.16.18AGENDA CITY OF HUGO ECONOMIC DEVELOPMENT AUTHORITY TUESDAY, JANUARY 16, 2018 5:00 PM 5:00 pm 1. Call to Order 5:01 pm 2. Roll Call (Denaway, Gallivan, Houle, Klein, Petty, Puleo, Weidt) 5:02 pm 3. Approval of Minutes • EDA Meeting of December 19, 2017 5:03 pm 4. TGK Automotive Concept Plan 5:45 pm 5. Discussion with Katie Riopel on Hugo Economic Development 6:05 pm 6. Discussion on 2018 EDA Goals 6:40 pm 7. Update on Downtown Redevelopment 6:45 pm 8. Adjournment BACKGROUND MEMO FOR THE EDA MEETING OF TUESDAY, JANUARY 16, 2018 3. APPROVAL OF MINUTES Staff recommends approval of the minutes from the December 19, 2017, EDA meeting as presented. 4. TGK AUTOMOTIVE CONCEPT PLAN TGK Automotive has submitted a concept plan to receive informal comments from the various Commissions and City Council prior to moving forward with the formal development approval process. Staff will present to the EDA the concept plan and requests the EDA review and comment. 5. DISCUSSION WITH KATIE RIOPEL ON HUGO ECONOMIC DEVELOPMENT Katie Riopel submitted a letter to the Citizen regarding economic development efforts within the City. On the meeting of December 19, 2017, the EDA requested staff to invite Mrs. Riopel to the next meeting to discuss her concerns. 6. DISCUSSION ON 2018 EDA GOALS Enclosed are the 2017 EDA Goals. The EDA will discuss and create goals for 2018. 7. UPDATE ON DOWNTOWN REDEVELOPMENT Staff will provide an update on downtown redevelopment at the meeting. MINUTES FOR THE EDA MEETING OF DECEMBER 19, 2017 Weidt called the meeting to order at 5:00 pm. PRESENT: Denaway, Gallivan, Houle, Klein, Petty, Puleo, Weidt ABSENT: None. STAFF: Bryan Bear, City Administrator Rachel Juba, Planner Rachel Leitz, Community Development Assistant APPROVAL OF MINUTES FOR THE EDA MEETING OF OCTOBER 17, 2017 Klein made a motion, Houle seconded, to approve minutes for the EDA meeting of October 17, 2017. All Ayes. Motion carried. SCHWIETERS CONCEPT PLAN Juba introduced the concept plan submitted by Schwieters Companies, LLP for an industrial development on approximately 30 acres located west of Fenway Avenue and south of 140th Street N. The concept plan includes a 108,000 sq. ft. manufacturing building, with associated outdoor storage, a 45,000 sq. ft. warehouse building, a 17,000 sq. ft. office building, and a 13,000 sq. ft. office building. The applicant is proposing to manufacture floor panels and roof trusses to complement their existing business in the Bald Eagle Industrial Park. She described the applicant was looking for feedback from the EDA on the general layout and request for outdoor storage. The EDA was comfortable with the site layout, exterior storage, and land use for the property. They talked about the importance of phasing for the site and screening of the exterior storage. There were also comfortable with the City Code zoning amendment to allow raw materials as exterior storage. The EDA expressed their excitement for the business to expand in Hugo. DISCUSSION ON 2040 COMPREHENSIVE PLAN Juba introduced the draft of the Economic Development Chapter in the 2040 Comprehensive Plan. She noted the key updates of the plan, implementation practices that will be completed post approval, and the next steps for the 2040 Comprehensive Plan process. Juba asked the EDA if there was anything that should be included or revised within the Economic Development Chapter. The EDA agreed that staff should make sure the verbiage in the Economic Development Chapter is positive and encourages development within the City. They also encouraged staff to look at how water reuse could be added to the chapter. UPDATE ON DOWNTOWN REDEVELOPMENT The EDA discussed a letter written to the Citizen regarding economic development within the City of Hugo. The EDA recommended staff invite the person who wrote the letter to the paper to the next EDA meeting to discuss their concerns. Staff provided an update to the EDA on downtown redevelopment. ADJOURNMENT Klein made a motion, seconded by Puleo, to adjourn at 6:25 pm. All ayes. Motion carried. Agenda Number: 4 CITY OF HUGO COMMUNITY DEVELOPMENT DEPARTMENT PLANNING AND ZONING APPLICATION STAFF REPORT TO: Hugo Economic Development Authority FROM: Rachel Juba, Planner SUBJECT: TGK Automotive — Sketch Plan for the property located at 13891 Forest Blvd. DATE: January 11, 2018, for the EDA Meeting of January 16, 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. CONCEPT 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 TGK Automotive, Sketch Plan Page 2 neighborhood. The NS District provides for those neighborhood commercial uses, but it does not 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 1401h St (CSAH 8) was rezoned in 2012 to C-2 from NS. 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 140th 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 wooded area, that with additional work on transitions in the site layout, could 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 property 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. 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. The applicant has done a good job trying to provide a transition/buffer to the residential properties to the east. If the EDA 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 • others 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, so 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. Staff has encouraged the applicant to evaluate cross access between the properties to the north and south. Staff will continue to work with the applicant on this as the project moves forward. TGK Automotive, Sketch Plan Page 4 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. All roof top and ground mounted mechanical equipment are required to be screened. The applicant will be required to meet the commercial and industrial construction standards and design guidelines. 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 EDA 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 EDA is comfortable with the rezoning, they should discuss items that are important to general layout and the how the property is used in regards to transitions between uses. Attachments: 1. Location Map 2. Zoning Map 3. Sketch Plan 4. Renderings of Buildings 5. Example of Building Exterior TGK Automotive Sketch Plan Site Map NN + F s •-Lpe �h fIF r , �1 t Site Legend Right_of_Way Parcel—Boundary Y N (C-1) Central (RI -1) Density Multiple Zoning Districts (R-3) Single A (LA) Long Term Family Detached Residential Agricultural Residential n (AG) Agricultural (CR -3) Central HUG0 Central Residential Service (RR) Rural (R-4) Low (RC -1) Residential Density Multiple Restricted (R-1) Large Lot Family January 12, 2018 Single Family Residential Map Powered byDataLink Residential Water from WSB & Associates 1 inch = 376 feet (R-5) Medium (C-1) Central (RI -1) Density Multiple Business Restricted Family (C-2) General Industrial Residential Business (1-3) General (NS) (FCB) Future Industrial Neighborhood Central (FUS) Future Service Business Urban Service (RC -1) (BP) Business (PUD) Planned Restricted Park Unit Commercial Development Water N 00 N O m Z 9 0-0 >n V r- ;a m;a C)m >mn rm a M 0m 0 Z C 0 mm m0 -C 1 218 i 90 W 218 205.86 31 CA co oa rn r 3 z 102.17 95.74 37 co CA W � 0 Ln W 0 N CD N d N iG 3ses_4 8o Q Q Q --+%� --j - -- NQ� cn- C N NZT � v cn :DQ CO - Vj (Q cn Q m — ZT Q Q CD CD C: M (n Q cn ril cn 0 M 0 cD zr 0 ij CD N c Q Q v CD `� a Q v0�Z3 (D CD W Z5 M CD -0 ED o ca C) CL (n Q "C Z5 Z 9 0-0 >n V r- ;a m;a C)m >mn rm a M 0m 0 Z C 0 mm m0 -C 1 218 i 90 W 218 205.86 31 CA co oa rn r 3 z 102.17 95.74 37 co CA W � 0 Ln W 0 N CD N d N iG 3ses_4 8o w bs. - -- w C N � 406CnNLn 0 ril ij n n N 013 1 It? ti�� 5247 37.81 co -4. 1 DRAWING5 PROVIDED BY: HAN55N ENGINEER/NG 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-4 w r.� w C N � 406CnNLn ti�� 5247 37.81 co -4. 1 DRAWING5 PROVIDED BY: HAN55N ENGINEER/NG 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-4 u up 42' 132'-8" 121-611 �/ 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 I Ln 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 --------------- I I 3060FX 30bOFX 3060FX bF+ 3060FX I I O I b�+ bpb 1 – I I O oX� a OL UNISE 19'-11"x24'-2" 465 sq ft 150514" GLG. TILE I I X M O� L m O X 12, CONFERENCE ROOM 0 0 L 402 sq ft 132" GLG. CARPET F15H TANK F15H TANK MEN'S NLOMEN'S Ta'xEN TILE 13T LEG 3068 3068 _ HALL 15'-3" x 4'-0" /III x x 0 0 61 sq ft 132"GLC. TILE 3080 L,.. ., .. ..... .. ,.;, LL LL m 120140 120140 120140 120140 RECEPTION OFFICE OFFICE VTILE 571 sq ft 132", 144 3/4" LLC, s 12-0" x 12'-0" 12-0" x 12'-0" 144.q ft 144.q R 132" GLG. 132" LLC. CARPET CARPET I L I L I L �\ XN LL m Z93068 3068 —_ HALLJ J 20'-9" x 4'-T' ' 95.q ft OIF- ch -- — 132"GLG. TILE _ y F M� 3068 3068 L L SHOP . UTIL. GL5T HALL 6'4" x 12'-4" 5'-0" x 12'-2" 78 sq ft 61 sq ft 132" GLG. 132' LLC. OFFICE 12'-T" x 12 0" 150 sq ft 132' GLG. OFFICE 15'-0" x 12'-0" . ". 181 sq ft 132" LLC. bb' -b" x 30'-0" 2059 sq ft 14 � •. TILE TILE CARPET CARPET 20'-0" GLC. m UP ,. 3068 3068 3080 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, 1 JI UP 3068 1 I I o w 0 m O of v N w 1 I SHOP L ' 103'-4" x 84'-0" "1121 sq ft 20'-0" CL6. mp ❑❑ 0500 - o0 I o I 5068 mp ❑ ❑ ILI o EQUIPMENT it i Il - --- - : 5TORAGE - 20'-11" x 19'-5" 405 sq ft - _ i 144 3/4" GLG. AIR rU ,gyp GOMP N 3'dti'x Td J W N 2'X b'NORKSENCH 2'X6'WORKBENCH _1 n 'GLG ° BRAKE BRAKE WASHERT5R [NA5HER 120140 LATHE LATHE 3080 �/ 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 I Ln 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 _�. _ ,;•47, ..�� . ,� i• _ fie* ,i M1 - � a '` -;.•_ IMMENEW womm" "Iowa !Irl 0� 'Ain` / "tee/ `''� `/ /�ftt / / .. 0 11 VSMOOOA�,9100lp M -..M ARM 10 to 'ANN dw fA4 4'-wL# t,. 100 00I• : mftS�. I r - � FM -11 ln..- .. + oil 2017 Goals Agenda Number: 6 Economic Development Authority (EDA) Approved by the EDA at its Tuesday, January 17, 2017, meeting -Continue strategic plan to market the City owned property in downtown • Reach out to commercial real estate brokers to promote redevelpoment of the Egg Lake Property -Assist and encourage redevelopment of other properties in downtown -Evaluate broker options for City owned property • Continue low development costs -Continue partnering with local businesses -Continue business visits • Encourage the extension of high speed internet through -out the City -Continue memberships of economic devleopment associations • Encourage moving forward with installing City entrance monument signs -Encourage businesses to identify themselves as being located in Hugo • Review Economic Development section and make recommendations for changes and improvements -Continue partnering with local businesses *Continue to partner with Washington County on its Economic Development Strategic Plan •Invite Economic Development experts to EDA meetings for education and training on certain topics -Meet with property owners with property for sale to see if there is any way the City can help