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HomeMy WebLinkAboutPC Packet 11.21.19AGENDA HUGO PLANNING COMMISSION THURSDAY, NOVEMBER 21, 2019 HUGO CITY HALL 7:00 p.m. A. ROLL CALL (Arcand, Derr, Fry, Kleissler, Lessard, Luchsinger, Mulvihill, Tjernlund) B. PLEDGE OF ALLEGIANCE C. APPROVAL OF MINUTES 1. October 10, 2019 D. PUBLIC HEARING 1. ISD #624 White Bear Lake Area Schools — Sketch plan review and conditional use permit. E. NEW BUSINESS F. OLD BUSINESS G. ADJOURNMENT If you need accommodations for the Planning Commission meeting please contact Rachel Juba at (651) 762-6304 or riuba(&ci.hugo.mn.us, thank you. Minutes for the Planning Commission Meeting of Thursdav, October 10, 2019 Vice Chair Arcand called the meeting to order at 7:00 p.m. PRESENT: Arcand, Derr, Lessard, Luchsinger Mulvihill, Tjernlund. ABSENT: Fry, Kleissler. STAFF: Rachel Juba, Community Development Director Emily Weber, Community Development Assistant Pledge of Allegiance. Approval of Minutes for the Planning Commission Meeting of September 12, 2019 Commissioner Derr made a motion, seconded by Commissioner Tjernlund to approve minutes for the meeting of September 12, 2019. All ayes. Motion carried. Public Hearing: LaMacchia Group, Heartland Credit Union — Site Plan and PUD Amendment Staff provided background on the site plan and PUD amendment applications submitted by LaMacchia Group for a Heartland Credit Union Bank. The proposed site is located within the Victor Gardens North Village development and is on the corner of Victor Hugo Boulevard North and Frenchman Road. The property is zoned PUD and is labeled as commercial in the 2030 Land Use Plan. The applicant is requesting approval for a PUD amendment in the Victor Gardens development. Staff finds that the application is consistent with the Victor Gardens PUD general plan and meets the criteria outlined in the Victor Gardens North Village 4th Addition conditions. Staff used the standards outlined in the Comprehensive Plan and Zoning Ordinance requirements to evaluate the site plan. Staff provided details on the parking, lighting, and landscaping plans submitted by the applicant. Staff also determined that the architecture and building materials proposed for the building will be cohesive with the existing buildings within the development and stated that the applicant has done a good job in complying with the spirit and intent of the Victor Gardens PUD general plan. Staff presented conditions listed in the resolution, which the applicant will be required to meet before applying for a building permit. Staff stated that the proposed site plan and PUD amendment are consistent with the standards outlined in the Comprehensive Plan, City Ordinances, and Victor Gardens PUD general plan. Staff recommended approval of the site plan and PUD amendment, subject to the conditions listed in the resolution. Staff also recommended the Planning Commission open the public hearing and take any public comment. The Planning Commission invited Tim Niemiec, the LaMacchia Group representative, forward to address any comments or questions. October 10, 2019 PC Minutes Page 2 Tim Niemiec, 1824 E Van Beck Avenue, Saint Francis, Wisconsin 55235, addressed the Planning Commission and is the lead designer on the Heartland Credit Union project and has previous experience designing banks and credit unions. Commissioner Tjernlund asked the applicant to locate the rooftop mechanical equipment on the building. Niemiec stated that the mansard styled roof is deigned to create a six foot ledge along the roof to screen any equipment. The equipment is shown in a birds eye view rendering of the building. Commissioner Mulvihill asked to see the materials board. Juba stated that the materials are consistent with the materials of the Victor Gardens Development and colors and styles are very close. Vice Chair Arcand opened the public hearing at 7:12pm. No one was in the audience and no one spoke. Vice Chair Arcand closed the public hearing at 7:12pm. Commissioner Derr stated that the lot has been vacant for a long time and the bank will be a good use of that space. Lessard agreed with Arcand that the building is well designed. Commissioner Tjernlund made a motion to approve the site plan and variance request for LaMacchia Group, Heartland Credit Union, subject to the conditions listed in the resolution. Motion seconded by Lessard. All Ayes. Motion carried. Adiournment Commissioner Lessard made a motion, Tjernlund seconded, to adjourn at 7:15 pm. All Ayes. Motion carried. Respectfully Submitted, Emily Weber, Community Development Assistant Agenda Number D.1 CITY OF HUGO COMMUNITY DEVELOPMENT DEPARTMENT PLANNING AND ZONING APPLICATION STAFF REPORT TO: Hugo Planning Commission FROM: Emily Weber, Community Development Assistant SUBJECT: ISD #624 White Bear Lake Area Schools. Sketch Plan Review and Conditional Use Permit for exterior storage for a property located at 13XXX Fenway Boulevard North. DATE: November 14, for the Planning Commission Meeting of November 21, 2019 ZONING: General Industrial District (I-3) REVIEW DEADLINE: December 7, 2019 1. DESCRIPTION OF REQUEST: ISD #624 White Bear Lake Area Schools has applied for a sketch plan review of a potential transportation and maintenance facility located on Fenway Boulevard, north of 130th Street N. The school district is also requesting approval of a conditional use permit for exterior storage exceeding the size of the principal building on site. The proposed sketch plan shows the building square footage totaling approximately 15,000 square feet and the exterior storage area totaling approximately 46,000 square feet, including the drive aisles. The applicant is looking for the Planning Commission to provide comments on the sketch plan. The applicant's next steps would include submitting a formal application for site plan approval. At the time the application is submitted, staff will provide a more detailed review of the site plan in compliance with the Comprehensive Plan and Zoning Ordinance requirements. 2. CONTEXT: A. Surrounding Land Use and Zoning The property is guided for Industrial in the 2040 Land Use Plan. The properties to the north, east, and south are zoned General Industrial District (I-3) and are occupied by industrial users. To the west of the property is zoned PUD and is the Creekview residential development. Sketch Plan Review and Exterior Storage CUP Page 2 B. Natural Characteristics of Site The property is currently vacant and consists of a mixture of open and wooded land. The site has a general slope downward from east to west. C. BACKGROUND The proposed use of the property will be a transportation facility for the White Bear Lake Area School District and is a permitted use as an essential public service. As the District is preparing for an increase of over 2,000 students in the next ten year, they are planning to maximize the use of the District's existing buildings while expanding other facilities. The District is proposing to relocate the District's maintenance and transportation operations to a new site in Hugo with appropriate services and support operations as the current site has operational challenges and limitations. The proposed facility in Hugo will include: • Bus and van/shuttle parking of approximately 75 varying vehicles; • Building space for offices for transportation and maintenance staff (approximately 5,000 square feet); • Building space to perform vehicle maintenance operations (approximately 10,000 square feet); • Fueling for vehicles; and • Parking for staff. The district is proposing that the vehicle parking be located outside as exterior storage, which exceeds the total square footage of the proposed building and therefore requires approval of a conditional use permit. The vehicles proposed to be stored on site are for specific transportation needs such as special education transportation vehicles and buses for field trips. The buses that are used for standard bus routes will be stored at a different location. As a result, on average, ten buses would begin routes at around 6:30 AM, with other vehicles having staggered start times to their routes. Some vehicles stored at the proposed site will be spare vehicles for backup purposes. 3. SKETCH PLAN: Lot Size The minimum lot size in the General Industrial (I-3) zoning district is 15,000 square feet. The proposed parcel is 300,639 square feet or 7.06 acres. Setbacks The applicant will be required to meet all setback requirements for the General Industrial zoning district. The setbacks are as follows: Sketch Plan Review and Exterior Storage CUP Page 3 Minimum front yard building setback 30 ft Minimum side yard building setback from industrial zoned properties Equal to height of building, in no case less than ten feet Minimum side yard building setback from properties not zoned industrial 40 ft Minimum rear yard building setback 30 ft Maximum building height 50 ft Building Coverage and Lot Coverage The ordinance limits lot area to be covered by buildings to 40% and lot area to be covered by impervious surface to 80%. The sketch plan proposes 196,000 square feet of impervious surface and 15,000 square feet of building. Per the sketch plan, 65% of the site is to be covered by impervious surface and 5% by building. This complies with the ordinance. Landscaping and Lighting Section 90-181 of the City Code provides landscaping requirements for industrial development. In order to meet the landscape requirements for a 15,000 square foot building or an approximately 2,325 foot site perimeter, 24 overstory deciduous trees, 12 coniferous trees, 12 ornamental trees, and 78 shrubs would need to be installed. The applicant will be required to submit a full landscape plan with a site plan application. The ordinance requires lighting to consist of cut-off fixtures and for light cast on adjacent property and roads to not exceed a half foot candle measured at the property line or one foot candle measured at the street's centerline. The applicant has not proposed any lighting at this time but shall comply with the ordinance standards at the time a site plan application is submitted. Fencing and Screening The applicant is proposing fencing along the perimeter of the vehicle parking pad. The applicant has stated that they will use an opaque metal fencing to provide screening. The fence will be located along the perimeter of the exterior storage area. The applicant has also stated that landscaping will be placed along the fencing to provide additional screening. The building will also provide screening from the front property line. Upon submittal of a site plan application, the material and color of the fencing will be reviewed and approved by staff. The ordinance requires all exterior storage areas be screened from the adjacent properties. All exterior storage areas are required to be on pavement. The sketch plan does not show an area for a trash enclosure. Staff recommends that the trash enclosure be integrated into the building. Sketch Plan Review and Exterior Storage CUP Page 4 Streets and Access The site has access from Fenway Boulevard North. The applicant is proposing two entrances into the site. The plan shows two right in, right out entrances however, the applicant has stated that buses and vans will be arriving to and departing from both the north and south entrances. Staff has asked for further clarification on circulation throughout the site and has asked the applicant to create an emphasis on interior circulation. Staff has also asked for a plan showing bus movements. Per the engineer's comments, the northern entrance is appropriately aligned with 134th Street North and the proposed southern entrance is directly adjacent to the access for the property to the south. Staff would like to better understand the circulation needs within the site to determine if the southern entrance can be relocated or eliminated. Parking According to the Section 90-253 Parking and Loading, based on the use and the size of the building the required number of parking spaces for the 15,000 square foot building is 65. The applicant is proposing I10 parking spaces to accommodate the estimated number of staff. The proposed parking spaces exceed the ordinance requirements. Trails There is a City trail along Fenway Boulevard North. The applicant is not proposing any sidewalks or trails with this development. Building Architecture The sketch plan review application does not require elevations of the building. The applicant has submitted images of similar projects and has stated that the materials will likely be a mix of integrally -colored split -face rock, brick, precast panels, glass, and metal as an accent. The materials will be of a cohesive color scheme that is compatible with the surrounding uses. The applicant is aware that the building will have to meet the Commercial and Industrial Design Guidelines. The Commercial and Industrial Design Guidelines includes using four sided design, the use of high quality durable materials, and having a clearly defined and visible entrance. Staff will evaluate the final design, building materials, and color palette once a site plan application is submitted. Signage The applicant is not showing any signage at this time. The applicant will be required to submit a sign permit application and gain staff approval should they want to install a sign. Drainage/Grading The applicant has stated that there is an existing pond used for stormwater management that was developed in 2006 that will be incorporated into the design. Additional stormwater management Sketch Plan Review and Exterior Storage CUP Page 5 is likely required. The applicant will need to obtain a permit from the City for their Stormwater Management Plan within the site that includes the appropriate storage, rate control, treatment, and volume reduction. There is a high likelihood that the site can support water reuse and this should be explored in greater detail upon site plan submittal. Per the City Engineer's comments, the low floor elevation of the building shall be three feet above the 100 year high water level and one foot above drainage emergency overflow areas. The applicant shall submit a grading plan as part of a site plan review. Utilities City sewer and water connections are available and the applicable trunk and connection fees will apply. The applicant shall comply with the engineer's comments and will need to verify the locations for connections. Wetlands The applicant will be required to complete a wetland delineation, however, there are no wetlands identified in the National Wetland Inventory. The property is not located in a FEMA flood plain or flood way area. Park Dedication Park dedication is not required for commercial and industrial developments. 4. ANALYSIS OF CONDITIONAL USE PERMIT: A. Level of City Discretion in Decision -Making The City's discretion in approving or denying a conditional use permit is limited to whether or not the proposed application meets the standards outlined in the City's Comprehensive Land Use Regulations. If it meets these standards, the City must approve the conditional use permit. B. Conditional Use Permit Exterior Storage The applicant is proposing an outdoor storage area that exceeds the size of the principal building on site. In the General Industrial District exterior storage exceeding the size of the principal building may be allowed by a conditional use permit. The Planning Commission must review the application for a conditional use permit with the standards provided in Section 90-37 of Zoning and Land Use Regulations. Staff used these standards to review the application and found that the request meets all applicable standards as follows: Sketch Plan Review and Exterior Storage CUP Page 6 1. The proposed use is permissible bylaw. The proposed use is permissible by law. 2. The proposed use is keeping with the spirit and intent of the ordinance. The spirit and intent of the ordinance is to allow exterior storage, as long as it's adequately screened from view of adjacent properties. The applicant is proposing to screen the exterior storage areas. The exterior storage area will be located behind the principal building and staff is comfortable with the proposed location of the outdoor storage area. Additional landscaping may be required to screen the locations on the east side of the property. 3. The proposed use is compatible with the City's Comprehensive Plan and the character of the surrounding area. The property is guided as Industrial in the 2040 Land Use Plan with residential properties to the west. The character of the area is mostly industrial. There are industrial users to the north, east, and south of the property that also utilize exterior storage on site. The surrounding industrial users have similar ratios of buildings to exterior storage and is compatible with the land use of the surrounding area. In addition to Fenway Boulevard, the building and proposed screening will act as a buffer between the residential neighborhood and the industrial park. It is in staff's opinion that the proposed use is compatible with the character of the surrounding area. The applicant is cognizant of the residential neighborhood within close proximity of the site. Staff has asked the applicant to create an emphasis of interior circulation on site to limit the traffic on public streets. 4. The proposed use has adequate drainage, water supply, electrical, gas, and sewage treatment facilities. The property has adequate utilities available to the site and will utilize stormwater management on site. 5. The proposed use has adequate road access. The property has adequate access from Fenway Boulevard North. 6. Technical Evaluation of Floodplain. The applicant is not proposing to impact any floodplain. 7. The proposed use may not create a danger that materials may be swept onto other lands, or downstream to the injury of others, or block bridges, culverts, or other hydraulic structures. The proposed use will not have materials swept downstream. Sketch Plan Review and Exterior Storage CUP Page 7 8. The proposed use will not damage or reduce the benefits the public receives from public waters. The site is not located adjacent to the public waters. 9. If located in the shoreland overlay district, the waterbody will be able to safely accommodate the number, type, and uses of the watercraft the project will generate. The property is not located within the shoreland overlay district and does not involve watercrafts. 10. If located in the shoreland overlay district, all structures and facilities are screened from view from public waters. The property is not located within the shoreland overlay district. 11. If the permit is to approve a wetlands replacement plan, the plan is in conformance with the rules of the state board of soil and water resources for such plans. The use would not impact any wetlands. 12. The applicant or operator shall obtain all necessary state and local permits for the conditional use. The applicant shall be responsible for all necessary state and local permits. 13. The proposed use is adequately buffered and screened from noncompatible land uses and public rights-of-way. The exterior storage area will be fully screened with an opaque fence and additional landscaping from the surrounding properties. The location of the proposed exterior storage area is behind the principal building and will be located far from the public street. The surrounding properties are industrial users and have similar building to exterior storage ratios on site. The building and proposed screening will create a buffer between the residential and industrial uses. 5. CONCLUSION/ STAFF RECOMMENDATION: The applicant is asking for the Planning Commission to provide comments on the sketch plan. Staff is recommending that Commissioners provide comments on the circulation of the site, the proposed fencing and screening, and access to the site. It is in staff opinion that the application meets of the standards and requirements for approval of a conditional use permit. Staff recommends approval of the conditional use permit subject to the conditions listed in the resolution and draft conditional use permit. Sketch Plan Review and Exterior Storage CUP Page 8 ATTACHMENTS: 1. Location Map 2. Resolution 3. Conditional Use Permit 4. Sketch Plan 5. Applicants Narrative revised November 14, 2019 6. Engineers Memo dated November 14, 2019 7. Email from Resident i CFFY OF EST. 180E WBL Transportation Facility CUP Location Map Hugo, MN Roads Hugo Border Parcel Boundary N 0 300 Feet 1 in = 300 feet RESOLUTION 2019 -XX APPROVING A CONDITIONAL USE PERMIT FOR ISD #624 WHITE BEAR LAKE AREA SCHOOLS TO ALLOW EXTERIOR STRORAGE ON THE PROPERTY LOCATED ON FENWAY BOULEVARD NORTH, NORTH OF 130TH STREET NORTH WHEREAS, ISD #624 White Bear Lake Area Schools, requested approval of a conditional use permit to allow exterior storage exceeding the size of the principal building on the property located on Fenway Boulevard North and north of 130th Street North. Lot 3, Block 1, Bald Eagle Industrial Park 4th Addition WHEREAS, the Planning Commission has reviewed said conditional use permit at a duly called public hearing on November 21, 2019, and recommends approval subject to the conditions listed in this resolution. NOW, THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF THE CITY OF HUGO, MINNESOTA, that it should and hereby does approve the conditional use permit for ISD #624 White Bear Lake Area Schools to allow exterior storage exceeding the size of the principal building on the property located on Fenway Boulevard North, north of 130th Street North with the following findings: 1. The use is permissible by law. 2. The spirit and intent of the ordinance is to allow exterior storage as long as it is adequately screened from view of adjacent properties. The applicant is proposing to screen the exterior storage area. The proposed use is keeping with the spirit and intent of the ordinance. 3. The property is guided as Industrial in the 2040 Land Use Plan with industrial users to the north, east, and south of the property. The proposed use is compatible with the City's Comprehensive Plan and the character of the surrounding area. 4. The property has adequate utilities available to the site and will utilize stormwater management on site. 5. The property has adequate access from Fenway Boulevard North. 6. The applicant is not proposing to impact any floodplain or wetlands. 7. The proposed use will not create a danger that materials may be swept downstream. 8. The proposed use will not damage or reduce the benefits the public receives form public waters. 9. The property is not located within the shoreland district. Resolution 2019-xx Page 2 10. The applicant shall be responsible for all necessary state and local permits. 11. The exterior storage area shall be fully screened with fencing around the perimeter of the exterior storage area and additional landscaping along the fence. The building along with the proposed screening will create a buffer between the residential and industrial uses. The proposed use shall be adequately buffered and screened from non -compatible land uses and public rights-of-way. ADOPTED by the City Council this 2nd day of December, 2019. Tom Weidt, Mayor ATTEST: Michele Lindau, City Clerk CITY OF HUGO CONDITIONAL USE PERMIT DATE OF APPROVAL: OWNER: ISD #624 White Bear Lake Area Schools 4855 Bloom Avenue White Bear Lake, MN 55110 PROPERTY FOR WHICH CUP IS GRANTED: 30.031.21.41.0016 LEGAL DESCRIPTION: Lot 3, Block 1, Bald Eagle Industrial Park 4th Addition ZONING DISTRICT: General Industrial District (I-3) THIS CONDITIONAL USE PERMIT ALLOWS FOR THE FOLLOWING: Exterior storage exceeding the size of the principal building for the proposed ISD #624 White Bear Lake Area Schools transportation and maintenance facility as an essential public service on the above property. THIS CONDITIONAL USE PERMIT IS APPROVED SUBJECT TO COMPLIANCE WITH THE FOLLOWING CONDITIONS: 1. The development shall comply with Resolution 2019-xx. 2. The applicant shall comply with the engineers comments dated November 14, 2019. 3. The property shall comply with exhibit A. 4. A site plan shall be submitted for review and approval by the City Council prior to any site improvements or exterior storage. 5. The layout, geometrics, and interior circulation of the site plan shall be furthered review and approved by City staff prior to the issuance of a building permit. 6. All exterior storage shall be screened form view from adjacent properties, non- compatible uses, and public rights-of-way. Staff shall review and approve the fencing material and landscape plan. 7. Exterior storage of vehicles shall be located on a paved surface and contained to the area defined in exhibit A. 8. The number of entrances into the site shall be reviewed and approved by City staff. 9. The building architecture is subject to further review and approval by the City. Tom Weidt, Mayor STATE OF MINNESOTA ) ) ss. COUNTY OF WASHINGTON) On this day of , 2019, before me, a Notary Public, personally appeared TOM WEIDT, Mayor of the City of Hugo, a Minnesota municipality within the State of Minnesota, and that said instrument was signed on behalf of the City of Hugo by the authority of the City Council of the City of Hugo, and TOM WEIDT, mayor, acknowledge said instrument to be the free act and deed of said City of Hugo. Notary Public STATE OF MINNESOTA ) ) ss. COUNTY OF WASHINGTON) On this day of , 2019, before me, a Notary Public within and for said County, personally appeared , to me known as the person described in and who executed the foregoing instrument, who stated that they are the owners of the property this permit applies to, and acknowledged that they executed the same as their free act and deed. Notary Public This document was drafted by: Hugo City Council 14669 Fitzgerald Ave N Hugo, MN 55038 nwo, 134-r[jSrN 1 1 1 1 / STORMWATER POND T1+, u WATE MR O AIN _ SANITARY ' 1 /�, SEC1rER PIPE OFFICES 00 _ Q I I SPARKING z � S �(j LLJn L / n SGATEG�T � 1 � � FUEL TANK /i INDEPENDENT SCHOOL DISTRICT #624 - WHITE BEAR LAKE AREA SCHOOLS 2019 REFERENDUM PLANNING October 1, 2019 NOTE: THIS IS A \\ CONCEPTUAL TEST FIT PLAN. PRAKING FGR 72 BUSES CE AT PERIMETER NORDLING PROPERTY - DRAFT TRANSPORTATION &SITE PLAN 1 " = 100-0" 0 75' 150' 10/1 /2019 12:14:58 PM S:\ISD6242018 Planning\Revit\2019 Referendum Scope Diagrams Transponation. rvt Comm No: 182154 I SLIDING % GATE C -f GARAGE / \ SLIDING GATE C �� u FUEL � ISLAND � MAINTENANCE SGATEG�T � 1 � � FUEL TANK /i INDEPENDENT SCHOOL DISTRICT #624 - WHITE BEAR LAKE AREA SCHOOLS 2019 REFERENDUM PLANNING October 1, 2019 NOTE: THIS IS A \\ CONCEPTUAL TEST FIT PLAN. PRAKING FGR 72 BUSES CE AT PERIMETER NORDLING PROPERTY - DRAFT TRANSPORTATION &SITE PLAN 1 " = 100-0" 0 75' 150' 10/1 /2019 12:14:58 PM S:\ISD6242018 Planning\Revit\2019 Referendum Scope Diagrams Transponation. rvt Comm No: 182154 wu `White Bear Lake e • Area Schools Revised November 14, 2019 Rachel Juba Community Development Director City of Hugo 14669 Fitzgerald Ave. N. Hugo, Minnesota 55038 Re: White Bear Lake Area Schools — ISD #624 Independent School District #624 White Bear Lake Area Schools 2019 Referendum Projects Revised November 14, 2019 Nordling Property — Potential Transportation Facility Narrative for Sketch Plan Review; Conditional Use Permit (outdoor storage exceeding total building area) ISD #624 Facilities Plan Overview Independent School District #624, White Bear Lake Area Schools, has a bond referendum on November 5, 2019 to address facility needs across the entire District, including additional space to accommodate projected enrollment growth; safety and security updates for all schools; creation of flexible learning spaces to support student -centered instruction; and the creation of a unified, single 9-12 high school at the current North Campus site. This plan was recommended to the School Board after nearly a year of study by the Facility Planning Committee, a group of over 90 staff, parents, students and community members. This plan addresses growth across the entire District, including a proposal to build a new Elementary School in Hugo, as the District is projected to reach approximately 10,800 students in the next ten years, an increase of over 2,000 students from the current Fall 2019 enrollment of 8,702 students. A significant element of this request includes the creation of a single -site 9-12 high school via additions and renovations to the current North Campus building that is located near downtown White Bear Lake, MN. After carefully considering many options for how to best address growth at the secondary level, educational programming needs, and how to resolve issues related to the current split -campus high school model, the Committee recommended to the School Board to expand North Campus to create a single -site high school that accommodates projected enrollment and will allow for expanded opportunities for students. The North Campus site was selected for several reasons, including expandability of the building, site size, and geographic location within the District. It was a high priority of the Committee to find a solution that best served high school students across the entire District, and the central location of North Campus best met this criteria. As a result of this, Sunrise Park Middle School will move to the current South Campus site, creating additional capacity at the Middle School level. Central Middle School will expand into the current District Office space to create additional space for classrooms, and the District Center will move to the current Sunrise Park building along with the Transition Education Center (currently in leased space) and Early Childhood programming for the south part of the District. This plan maximizes use of the District's existing buildings and provides solutions to space needs across all of ISD #624. Page I Independent School District #624 WT White Bear Lake White Bear Lake Area Schools Area Schools 2019 Referendum Projects ell Revised November 14, 2019 In order to provide appropriate space on-site at North Campus for the building addition, expanded parking and drop off areas, and athletic fields, the plan proposes to relocate the District's maintenance and transportation operations to a new site with appropriate services to support operations. The facilities currently serving this function on the North Campus / Central Middle School site do not provide adequate parking, access to maintenance resources, or office space for relevant staff, leading to operational challenges and limitations. This facility has been located in a residential area for many years and the District has not received complaints related to these operations from neighbors, several of whom are within very close proximity. Preliminary Engineering Review and Property Description ISD #624 has been studying potential sites to support these functions and has identified the 7 -acre property located at 13XXX Fenway Blvd, Hugo, MN to relocate these functions (PID 30.031.21.41.0016). The District has been in contact with the landowner and have a signed purchase agreement, pending the outcome of the bond referendum and planning processes (these applications). The site is zoned 1-3 General Industrial and is proposed to continue to be used for industrial purposes per the City of Hugo's 2040 Comprehensive Plan. The location is advantageous operationally and would be a complimentary use to the surrounding properties. This property consists of approximately 7 acres of vacant land located on the east side of Fenway Boulevard North between 13419 and 13285 Fenway Boulevard North (Lot 3, Block I of the Bald Eagle Industrial Park, 4TH Addition). The property current consists of a mixture of open and wooded land. No wetland areas have been identified on or directly adjacent to this property. This property is not located in a FEMA flood plain or flood way area. No natural streams, ponds, or other bodies of water are located near this property. The closest body of water is about 500 feet to the northwest of this property and consists of a stormwater detention basin. A review of the elevation contours provided for this site in the Minnesota DNR Topography website indicate that the site has a general slope downward from east to west, with elevations varying from about 934 to 928. The website also indicates a small hill near the center of the site near the north property line with the highest elevation being about 946 which is about 12 feet above the adjacent surround land surface. There is an existing pond used for stormwater management that was developed in 2006 that will be incorporated into the design. Information about this pond has been included with our application for reference. Information available at the USDA Web Soil Survey website, along with previous soil borings performed at this site in 2006 indicate that fine sandy soils are predominate consisting of silty sands and sands with silt. About 6 inches of topsoil existing at the surface over the sandy soils. Water encountered in the soil borings was at such a depth (about 8 feet or more) that it is not anticipated to negatively impact the proposed construction. Page 2 wu `White Bear Lake e • Area Schools Transportation and Maintenance Facility Overview The functions that would be located on this site include: Independent School District #624 White Bear Lake Area Schools 2019 Referendum Projects Revised November 14, 2019 • Bus and van/shuttle parking (approx. 75 vehicles total of varying sizes, outdoors) • Building space for offices for transportation and maintenance staff (approx. 5,000 SF) • Building space to support maintenance of buses and other vehicles (approx. 10,000 SF), including vehicle lifts, parts/tools/work areas and storage • Fueling for vehicles (diesel and unleaded) • Parking for staff and drivers (approx. 100 stalls) Given that these uses require parking, maintenance/vehicle service, and fueling, the District proposes that these uses would be best characterized as an Essential Public Service, which is a permitted use. The District proposes that the vehicleparking be located outside, which exceeds the total area of proposed buildings and requires a Conditional Use Permit. The vehicles proposed to be stored at and operated out of this site are used for specific transportation needs, including special education transportation vehicles and buses that serve to meet the needs of field trips / activities. Buses that are used for standard bus routes are provided through a contract with First Student and are stored on a separate site (not proposed to be relocated to this site as a part of this request). As a result, on average, about 10 buses would begin routes at the start of the day (6:30 AM), with other vehicles having staggered start times to their routes. Some vehicles serve as backup / spare vehicles, and as such would not always leave the site unless another vehicle was not in service. Approximately 60% of the vehicles proposed to be stored at this site are diesel and the other 40% use unleaded fuel. Sketch Plan Narrative The attached sketch plan represents a conceptual layout for the site, locating all intended elements as well as preliminary engineering information, including areas for stormwater management, connection to city utilities (per documents provided by the City of Hugo), and conceptual grading/topography. Below is a table of allowable areas and proposed areas. Total Site Area 300,639 SF Allowable Impervious Area 240,51 1 SF (80%) Impervious Area shown on Sketch Plan 196,000 SF Proposed Building Area 15,000 SF Proposed Exterior Storage 45,957 SF Allowable Exterior Storage 15,000 SF Additional Exterior Storage (CUP) 31,347 SF Page 3 wu `White Bear Lake e • Area Schools Building and Site Design Independent School District #624 White Bear Lake Area Schools 2019 Referendum Projects Revised November 14, 2019 The proposed buildings will not exceed one story in height and will follow all required setbacks for the site, which is zoned 1-3 General Industrial. At this time, the District does not anticipate exceeding the permitted 80% of site area as impervious surfaces, as can be seen on the attached sketch plan layout. While the proposed design is conceptual in nature at this time, the District is committed to meeting the principles of the City of Hugo's Commercial and Industrial Design Guidelines, including: four-sided design; approved materials (likely a mix of integrally -colored split -face rock, brick, integrally -colored precast panels as permitted per 10.5, glass, and metal as an accent); a cohesive color scheme that is compatible with surrounding uses; and appropriate screening, among other aspects. As a part of this request, the District is requesting a CUP to allow for vehicle storage (parking) to exceed the allowed 1:1 ratio with building area. The indoor building needs for the District total approx. 15,000 square feet, which the "outline area" of bus and van storage totals approximately 46,000 SF (note: this includes drive aisles, etc.). To mitigate this, the District is committed to providing appropriate screening for the requested bus and vehicle storage through the use of opaque fencing and appropriate landscaping. The proposed fencing extents are indicated on the sketch plan and example fencing types/materials have been provided in the included Attachment B of this narrative. The sketch plan also includes areas available for landscaping with a dark green color. These areas and proposed solutions include landscaping along Fenway Blvd as well as continuous fencing around all four sides of the proposed exterior vehicle storage/parking along with areas for landscaping outside the fence perimeter as well. This memorandum serves as an addendum to the conditional use permit for additional exterior storage at 134XX Fenway to clarify the rationale for the conditional use permit and to address questions regarding the impact of this request. Additional Information — as of November 14, 2019 Narrative regarding Conditional Use Permit Findings: • This use is permissible by law and is in the spirit and intent of the City of Hugo's code. • The use is compatible with the City of Hugo's comprehensive plan and character of the surrounding area. Surrounding businesses have similar ratios of buildings to exterior storage, with buildings focused closer to Fenway Boulevard and storage on the west side of sites. • The proposed use has adequate drainage, water supply, electrical, gas and sewage treatment. • The road access is adequate, and the additional exterior storage will not reduce the safety or capacity of the public road system. There is no change in impact to the roadway system in proposing to store buses and vans outside (screened) in lieu of inside a building. • The proposed use does not create a danger that materials may be swept onto other lands, or downstream to the injury of others, or block bridges, culverts, or other hydraulic structures. The material to be stored is school buses and vans which will not create any of the mentioned hazards. • The proposed use nor the request for additional exterior storage will not damage or reduce the benefits the public receives from public waters. • The project is not located in a shoreland overlay district. Page 4 Independent School District #624 WT White Bear Lake White Bear Lake Area Schools Area Schools 2019 Referendum Projects ell Revised November 14, 2019 • There is not an anticipated need to pursue a wetlands replacement plan. • All necessary state and local permits will be secured for the project. • The District intends to avoid the concern of having visible exterior storage by committing to substantial screening around the entirety of the bus / van parking area, proposed to be made of opaque metal panel as is shown in the provided example images. Landscaping buffers are also proposed (indicated in green on the site plan) to create additional screening. This is particularly focused on the public rights of way. This is proposed to address any visual concerns with outdoor storage while avoiding the use of significant infrastructure (footings / walls, garage doors, roofing, etc). to accomplish a similar effect for those who can see or pass by the site. Elevations: The building has not been designed yet; the voters of ISD #624 approved the referendum on November 5, 2019, including funding to pursue full design. The design will be reviewed with City staff through the design process, and the District continues to be committed to meeting the principles of the City of Hugo's Commercial and Industrial Design Guidelines, including: four-sided design; approved materials (likely a mix of integrally -colored split -face rock, brick, integrally -colored precast panels as permitted per 10.5, glass, and metal as an accent); a cohesive color scheme that is compatible with surrounding uses. Below are images that represent the proposed character and aesthetics of the buildings based on similar examples. Page 5 Wu�'Nhite Bear Lake Area Schools Independent School District #624 White Bear Lake Area Schools 2019 Referendum Projects Revised November 14, 2019 Site Circulation: Buses and vans will be arriving to and departing this site from both the north and the south as they leave to cover special education bus routes, activities / field trips, etc. The buses and vans proposed to be located on this site are not used for general education standard bus routes; the District contracts with First Student to provide these services, and those vehicles are stored off-site. Buses and vans are intended to enter the site on the northern curb cut and proceed either to the storage area (all one-way traffic) or to the maintenance garage for servicing, etc. The Page 6 Independent School District #624 WT White Bear Lake White Bear Lake Area Schools Area Schools 2019 Referendum Projects ell Revised November 14, 2019 District is committed to working with the City to eliminate the need for buses to circulate on the street and support interior circulation. A second curb cut shown as an exit; buses/vans will turn both right and left when leaving the site depending on their intended destination. Additional documents related to the site that have been made available the District are attached, including: • Topographic survey (dated 2006) • Geotechnical report (dated 2006) • Existing stormwater pond documents (dated 2007) Please feel free to call or email with any questions. Sincerely, Wold Architects and Engineers �" VLVO�e Sal Bagley I AIA, LEED AP BD+C Partner cc: Wayne Kazmierczak, ISD #624 Tim Wald, ISD #624 Paul Aplikowski, Wold Architects and Engineers Attachments: Attachment A: FEMA Flood Map Attachment B: Example photos — Opaque Fencing / Screening Page 7 Vhite Bear Lake 10.0 Area Schools Attachment A: FEMA Flood Map Independent School District #624 White Bear Lake Area Schools 2019 Referendum Projects Revised November 14, 2019 Page 8 wu White Bear Lake e • Area Schools Exhibit B: Example Photos — Opaque Fencing / Screening Independent School District #624 White Bear Lake Area Schools 2019 Referendum Projects Revised November 14, 2019 Page 9 wsb November 14, 2019 Ms. Rachel Juba Community Development Director City of Hugo 14669 Fitzgerald Avenue North Hugo, MN 55038 Re: Concept Plan Review ISD 624 Transportation Site Sketch Plan WSB Project No. 013272-000 Dear Ms. Juba: We have reviewed the concept plan for the proposed ISD 624 Transportation Site. Our review is based on the Sketch Plan submitted by the School District. 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 sketch plan: Grading and Drainage 1. Site Grading/Low-floor Elevations: Low opening of the building needs to be 3 -feet above the 100 -year high water level and 1 -foot above drainage emergency overflow areas. 2. 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. There is a high likelihood that the site can support water reuse, and this should be explored in greater detail moving forward. Transportation/Traffic Site Access Locations: The northerly entrance is appropriately aligned with 1341h Street. The proposed southerly entrance is directly adjacent to the access for the property to the south. Staff would like to better understand the circulation needs within the site to determine if this access can be relocated or eliminated. Sanitary Sewer Service A 42" MCES interceptor extends along Fenway Avenue. The proposed sanitary sewer service should be relocated to utilize the 8" stub that extends from the Manhole at 1341h Street. MCES will require a connection permit for direct connection as proposed but may not require a Ms. Rachel Juba November 14, 2019 Page 2 connection permit for connecting to the existing stub. Connection to the existing stub will be less impactful to Fenway Avenue. Water Service 1. Watermain Improvements: Water service is available by connecting to the existing system along Fenway Avenue. The Hugo Fire Department may request internal watermain with Hydrants for water suppression purposes. 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: Liz Finnegan, Senior Engineering Technician, City of Hugo Scott Anderson, Public Works Director, City of Hugo Thank you for the opportunity to provide comments on this project. If you have any questions, please do not hesitate to contact me at 651-286-8463. Sincerely, WSB & Associates, Inc. Mark Erichson, PE City Engineer From: David Rowley To: Emily Weber Subject: Public Hearing 11-21 re WBLAS Proposed transportation and maintenance facility Date: Friday, November 15, 2019 9:59:49 AM Dear Emily, Thank you for speaking to my daughter Lynda, who resides in our Creekview town home at 13377 Europa Court N Unit 4. As legal owner, I am in receipt of your notice of the upcoming hearing regarding the proposed maintenance facility directly across the street from our property on the east side of Fenway. The site plan of the proposed facility indicates it to be adjacent to and north of Northland Pallet's facility. We already experience noise from that facility with a line up of semi trucks on a regular basis, including predawn noise and a certain amount of traffic congestion on Fenway from parked trucks awaiting load up of pallets. We are greatly concerned about another facility adjacent to this one that will only compound existing noise and traffic, not to mention diesel emissions. If the City intends to consider granting a Conditional Use Permit to WBLAS for this facility including excessive exterior storage, what will it do to represent the interests of us residents who own homes that will be directly impacted by this facility? My main concerns are, noise, traffic, visual impacts and air quality. Please advise me if there will be any studies conducted to address these matters. Please consider what can be done to mitigate these should the CUP be granted. Many residents will be impacted by this. Have you reached out to our HOA to review this in detail to seek their feedback? Please consider doing so as they are a constituency already existing in the Hugo community, and the fact these are permanent residences with many impacted families we think it should hold a sense of duty by the City to have our best interests upheld in lieu of a business interest of another township. What other suitable locations have been considered to house this facility that is not in such close proximity to our homes? Does the City have other more suitable property for consideration? There seems to be other vacant land further west by 1-35 that seems a potential alternative. Please address this request to identify other locations not in such close proximity to our neighborhood. I am 86 years old and I am physically unable to attend the meeting so please present my concerns, comments and questions in my correspondence to the City authorities next Thursday evening. I appreciate your time and consideration. Yours truly, David F. Rowley Jr 13377 Europa Ct N #4 Hugo MN