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HomeMy WebLinkAbout2016-08-16 PC Packet AGENDA CITY OF MAPLEWOOD PLANNING COMMISSION Tuesday, August 16, 2016 7:00 PM Council Chambers - Maplewood City Hall 1830 County Road B East 1. Call to Order 2. Roll Call 3. Approval of Agenda 4. Approval of Minutes a. July 19, 2016 5. Public Hearing a. 7:00 p.m. or later: Consider Approval of a Conditional Use Permit Resolution for a Proposed Indoor Storage Building, Northeast Corner of English Street North and Cope Avenue East b. 7:00 p.m. or later: Consider Approval of a Conditional Use Permit Resolution for a Nonconforming Use, 1136 Frost Avenue East 6. New Business 7. Unfinished Business 8. Visitor Presentations 9. Commission Presentations a. August 8, 2016 city council meeting Commissioner Desai Proposed Ordinance Regarding Temporary Family Health Care Dwelling Units b. August 22, 2016 city council meeting Commissioner Arbuckle Proposed Indoor Storage Building, English Street North and Cope Avenue East Proposed Nonconforming Use, 1136 Frost Avenue East 10. Staff Presentations 11. Adjournment MINUTES OF THE MAPLEWOOD PLANNING COMMISSION 1830 COUNTY ROAD B EAST, MAPLEWOOD, MINNESOTA TUESDAY, JULY 19, 2016 7:00 P.M. 1. CALL TO ORDER A meeting of the Commission was held in the City Hall Council Chambers and was called to order at 7:00 p.m. by Chairperson Arbuckle. 2. ROLL CALL Paul Arbuckle, Chairperson Present Frederick Dahm, Commissioner Present Tushar Desai, Commissioner Present John Donofrio, Commissioner Present Allan Ige, Commissioner Present Bill Kempe, Commissioner Present Staff Present: DuWayne Konewko, Parks & Recreation Director/ Interim Environmental & Economic Dev Dir Melinda Coleman, City Manager Ellen Paulseth, Finance Director Alan Kantrud, City Attorney Staff Absent: Michael Martin, Economic Development Coordinator 3. APPROVAL OF AGENDA Commissioner Kempe moved to approve the agenda as submitted. Seconded by Commissioner Dahm. Ayes All The motion passed. 4. APPROVAL OF MINUTES Commissioner Dahm moved to approve the June 7, 2016, PC minutes as submitted. Seconded by Commissioner Donofrio. Ayes All The motion passed. 5. PUBLIC HEARING a. 7:00 p.m. or later: 2017 2021 CIP Discussion/Review i. City Manager, Melinda Coleman gave an introduction to the 2017 2021 CIP Discussion/Review and answered questions of the commission. ii. Finance Director, Ellen Paulseth gave the presentation on the 2017 2021 CIP Discussion/Review and answered questions of the commission. iii. Park & Recreation Director/Interim Economic & Environmental Director, Duwayne Konewko addressed and answered questions of the commission. iv. Public Works Director, Michael Thompson addressed & answered questions of the commission. July 19, 2016 1 Planning Commission Meeting Minutes Chairperson Arbuckle moved to open the public hearing. There were no visitors to address the commission for the 2017- 2021 CIP Discussion/Review. Chairperson Arbuckle moved to close the public hearing. Commissioner Desai moved to approve the 2017 2021 CIP. Seconded by Commissioner Dahm. Ayes - All The motion passed. This item goes to the city council in September. 6. NEW BUSINESS a. Consider Approval of Ordinance Opting Out of Recently Passed Legislation Requiring Cities to Permit Temporary Family Health Care Dwelling Units. i. City Attorney, Alan Kantrud gave the introduction and background to the ordinance opting out of the recently passed legislation requiring cities to permit temporary family health care dwelling units and answered questions of the commission. Commissioner Donofrio moved to approve the ordinance opting out of the temporary family health care dwelling units. Seconded by Commissioner Kempe. Ayes - All The motion passed. This item goes to the city council in August. 7. UNFINISHED BUSINESS None. 8. VISITOR PRESENTATIONS None. 9. COMMISSION PRESENTATIONS a. June 27, 2016 city council meeting Commissioner Ige Proposed Medical Office Building, Hazelwood Street North and Beam Avenue East which was passed by the city council. b. August 8, 2016 city council meeting Commissioner Desai Proposed Ordinance Regarding Temporary Family Health Care Dwelling Units 10. STAFF PRESENTATIONS None. 11. ADJOURNMENT Chairperson Arbuckle adjourned the meeting at 8:00 p.m. July 19, 2016 2 Planning Commission Meeting Minutes MEMORANDUM TO:Melinda Coleman, City Manager FROM:Michael Martin, AICP, Economic Development Coordinator DATE:August 10, 2016 SUBJECT:ConsiderApproval of a Conditional Use Permit Resolution for a Proposed Indoor Storage Building, Northeast Corner of English Street North and Cope Avenue East Introduction Project Description JJ Jenkins,of NorthPoint Development,is requestingapproval to build a 108,150-square-foot indoor, self-storage facility on the vacant lot on the northeast corner of Cope Avenue East and English Street North, east of the Holiday store and west of MG McGrath Inc.The applicant requirescity council approval for a conditional use permit(CUP)and design reviewin order to move forward with the project. Discussion Conditional Use Permit Conditional Use Permit Revision Proximity to Residential Districts City code requires a CUP forinterior storage facilities and anystructure in a light manufacturing (M1) zoningdistrict within350 feet ofa residential lot. In this instance, the proposedbuilding would be approximately260 feet from the nearest residential property line.The lot where the proposed building would be built has a lower elevation than the homes to the south and the applicant would leave much of the existing berm along Cope Avenue in place providing sufficient screening. CUP Findings for Approval The zoning ordinance requires that the city council find that all nine “standards” for CUP approval be met to allow a CUP. Inshort, these state that the use would (refer to the resolution for the complete wording): Comply with the city’s comprehensive plan and zoning code. Maintain the existing or planned character of the neighborhood. Not depreciate property values. Not causeany disturbance or nuisance. Not cause excessive traffic. Be served by adequate public facilities and police/fire protection. Not create excessive additional costs for public services. Maximize and preserve the site’s natural and scenic features. Not cause adverse environmental effects. The proposal would meet these CUP conditions with the proposed screening methods. English Street and Cope Avenue are designed to handle the traffic that would be expected by this use. Design Review Architectural The proposed self-storage facility will consist of three stories at approximately 36,050 square feetper floor. There will be1,200square feetof office spaceon the southeast corner of the first floor. Both the officecorner and the corner closest to Highway 36 will be highlighted with brick andglass. The balance of the building will have prefinished metal with variations in color and profile. Thelighter trim and darker corrugated accents will provide variation along the elevations. Occasional windows will also provide variation. Userswill utilize an internal drive-thru to pick up anddrop off their storage materials. The glass entry door is located on the east sideof the buildingand the exit door is located on the southside. Staff recommends additional elements be added to the elevations –particularly the west elevation. This could include adding additional windows or brick elements. While the site is at a lower elevation and much of the building will be screened, portions of the west and north elevations will be visible from English Street and Highway 36 and need to have enhanced elevations. Site Design and Setbacks The proposed building setbacks meet city ordinance requirements. The building will be setback approximately 45 feet from English Street and 210 feet from Cope Avenue –well beyond the minimum requirements. Parking lots are required to be setback at least 15 feet from front property lines and the proposed parking areas with this project are also well beyond this minimum. The site will be accessed from a single drive off of Cope Avenue on the east side of the site. Users will pull in and park inside the building to access their storage spaces. Parking The site plan shows the inclusion of seven parking spaces. The office space area of the building will be 1,200 square feet. For office space, the city requires one parking space for every 200 square feet. Meaning, this development requires six spaces and is providing seven. Other storage facilities in the city have not been required to provide for parking for the square footage dedicated to storage. Acorn Storage –located at 2457 Maplewood Drive North –was required to provide seven parking spaces just for its office space. U-Haul Self Storage –located at 1195 Viking Drive East –was required to originally provide four parking spaces but in 2012 added two more for a total of six parking spaces. In addition to the seven spaces outside, there will be roomfor at least eight cars to be parked inside of the facility. Sidewalks There areexisting sidewalksegments in place to the east and west of this proposed development. The applicant will be requiredto put in a sidewalk along Cope Avenue. Landscaping The applicant is not proposing to remove any significant trees and will be planting 31 new trees on site. The applicant is working to keep the site conditions along Cope Avenue and English Street as untouched as possible to provide screening between the new facility and the neighboring properties. Department Comments Engineering Please see Jon Jarosch’s engineering report, dated August 8, 2016, attached to this report. Building Official, Nick Carver Applicant must meet all Minnesota State Building Code requirements. Fire Department, Fire Marshall Butch Gervais Fire protection and alarm monitoring will be required, there will need to befire department standpipes inside and a fire department lockbox. All work must be done by licensedcontractors and permits must be applied for and obtained. Police Department, Chief Paul Schnell No issues Commission Review August 16, 2016: The planning commission will review this projectat its meeting. August 16, 2016:The community design review board will review this project at its meeting. Budget Impact None. Recommendations A.Adopt the resolution approving a conditional use permit for an indoor storage building to be located at the northeast corner of English Street North and Cope Avenue East. This CUP allows the building to be constructed closer than 350 feet to a residential district. Approval is based on the findings required by ordinance and subject to the following conditions: 1.Adherence tothesubmitted plans dated August 5, 2016. Staff may approve minor changes. 2.Thelandscape plan shall berevised for staff’s approvalshowing: a.Size, species, and location of all significant trees on the property; location of trees protected and measures for protection. 3.Outdoor storage and sales are not allowed anywhere on site. 4.Any rooftop equipment installed on the building must be screened from the residential properties to the south. 5.If parking shortages develop, applicant will be required to install additional parking spaces. 6.The proposed use must be substantially started within one year of council approval or the permit shall become null and void. The council may extend this deadline for one year. 7.The city council shall review this permit in one year. B.Approve the plans date-stamped August 5, 2016, for the indoor storage building to be located at the northeast corner of English Street North and Cope Avenue East. Approval is subject to the applicant doing the following: 1.Repeat this review in two years if the city has not issued a building permit for this project. 2.Prior to issuance of a grading or building permit, the applicant must submit to staff for approval the followingitems: a.A revised landscaping plan showing the size, species, and location of all significant trees on the property; location of trees protected and measures for protection. b.Revised building plansshowing additional design elements added to the west andnorth elevations c.A revised photometric plan which meets all city lighting requirements. d.An irrevocable letter of credit or cash escrow for all required landscaping. The amount shall be 150 percent of the cost of the work. The city shall hold this escrow until it has been shown that the landscaping has survived one full growing season. 3.Signage on the property is not part of the design review approval. The applicant shall apply for sign permits to be reviewed by staff. 4.Comply with all requirements of the engineering report dated August 8, 2016. 5.All work shall follow the approved plansand these conditions.Staff may approve minor changes. Citizen Comments Staff surveyed the 48surrounding property owners within 500 feet of the proposed site for their opinion about this proposal. Of the threereplies, one wasin favorone was opposedand one have comments. In Favor 1.We are excited to have such quality developers on this lot. This is a great fit for the site and a wonderful improvement to the area. This will add a very quality service for Maplewood’s residents. (Linn Investment Properties, 1789 Woodland Drive, Woodbury, MN –current owner of the subject property and the Holiday Store to the west) Opposed 1.I have lived in Maplewood a long time and lately it seems like everything being built is “low- income housing” or some other form of multi-housing. As a first-ring suburb I think better use of property at Cope and English could be developed. Storage will add to the tax base but do little else to improve the community. A strip mall with various shops or an office building would be better use of the land. I would like to see the city have its own ice arena like Roseville, White Bear Lake and Woodbury have. (Kevin andDiane Halweg, 2234 McAfee Circle North) Comments 1.As executer for the estate of Roger A Franz, I do want to comment –but on the Holiday Station, which was pushed through by the city council as a 24-hour operation, against the wishes of the neighbors. I have been trying to sell the house at 1282 Cope Court since May. Every negative comment has been regarding the Holiday Station at its 24-hour status. The price of the house has been reduced several times (house is in perfect condition). Now the price is $10,000 below the Zillow “zestimate” of its value. Still no interest. When the neighborhood begged to require the applicant for the gas station to close at midnight, Holiday called the city council’s bluff. The city council caved to the station owner, with absolutely no regard for the longtime residents of the neighborhood, who had been paying taxes for 50 years. To think that in the current real estate market it is impossible to sell this threebedroom, two bath ranch style house on a cul-de-sac, hardwood floors, all appliances, fenced-in backyard and even a riding lawn mower. Truth is, nobody wants to live a few thousand feet away from a 24 hour gas station no matter what the price. The project was approved with minimal berming and minimal screening. The facility is brightly lighted, with a high placed lighted sign –24-hours a day. Apparently, being a loyal resident paying property taxes for 50 years means nothing to the Maplewood City Council when Holiday comes to town. I am almost glad Roger Franz is not here to witness the fiasco regarding trying to sell his house. He would be angry all over again. (Carole MacCarter, 1282 Cope Court) Reference Information Site Description Site Size:3.2Acres Existing Land Use: Vacant Land Surrounding Land Uses North: Highway 36 South: Cope Avenue East and single family homes East:MG McGrath Inc West:English Street North and Holiday Store Planning Existing Land Use:Commercial (C) Existing Zoning:Light Manufacturing(M1) Application Date The city deemed the applicant’sapplications complete on August5,2016. The initial 60-day review deadline for a decision wasOctober 4, 2016. As stated in Minnesota State Statute 15.99, the city is allowed to take an additional 60 days if necessary in order to complete the review of the application. Criteria for Approvals Findings for CUP Approval Section 44-1097(a) requires that the city council base approval of a CUP on nine findings. Refer to the findings for approval in the resolution. DesignReview Section 2-290 of the city code requires that the community design review board make the following findings to approve plans: 1.That the design and location of the proposed development and its relationship to neighboring, existing or proposed developments, and traffic is such that it will not impair the desirability of investment or occupation in the neighborhood; that it will not unreasonably interfere with the use and enjoyment of neighboring, existing or proposed developments; and that it will not create traffic hazards or congestion. 2.That the design and location of the proposed development is in keeping with the character of the surrounding neighborhood and is not detrimental to the harmonious, orderly and attractive development contemplated by this article and the city's comprehensive municipal plan. 3.That the design and location of the proposed development would provide a desirable environment for its occupants, as well as for its neighbors, and that it is aesthetically of good composition, materials, textures and colors. Attachments 1.Location Map 2.Land Use Map 3.Zoning Map 4.Applicant’s Narrative and Background 5.Proposed Site Plan 6.Proposed Landscape Plan 7.Proposed Building Elevations 8.Jon Jarosch, Engineering comments, dated August 8,2016 9.Conditional Use Permit Resolution 10.Applicant’sPlan Set (separate attachment) Attachment 1 Maplewood Heights Kohlman Lake Hazelwood Sherwood Glen Parkside Western Hills Gladstone Hillside Beaver Lake Battle Creek Vista Hills Highwood Carver Ridge Maplewood, City of Maplewood Maplewood, City of Maplewood, Source: Esri, NE Corner of Cope Avenue East and English Street North - DigitalGlobe, GeoEye, Earthstar Geographics, CNES/Airbus DS, USDA, USGS, AEX, Getmapping, Beyond Self Storage Aerogrid, IGN, IGP, swisstopo, and the GIS User Community, Esri, HERE, DeLorme, MapmyIndia, © Conditional Use Permit and Design Review - Overview Map OpenStreetMap contributors, and the GIS user community Attachment 2 Maplewood, City of Maplewood, Source: Esri, DigitalGlobe, GeoEye, Earthstar Geographics, CNES/Airbus DS, USDA, USGS, AEX, Legend Getmapping, Aerogrid, IGN, IGP, swisstopo, and the GIS User Community, NE Corner of Cope Avenue East and Esri, HERE, DeLorme, MapmyIndia, © OpenStreetMap contributors, and Commercial English Street North - Beyond Self Storage the GIS user community Low Density Residential Conditional Use Permit and Design Review - Land Use Map Government Attachment 3 Maplewood, City of Maplewood, Source: Esri, DigitalGlobe, GeoEye, Earthstar Geographics, CNES/Airbus DS, USDA, USGS, AEX, Legend Getmapping, Aerogrid, IGN, IGP, swisstopo, and the GIS User Community, NE Corner of Cope Avenue East and Light Manufacturing (m1) Esri, HERE, DeLorme, MapmyIndia, © OpenStreetMap contributors, and English Street North - Beyond Self Storage the GIS user community Single Dwelling (r1) Double Dwelling (r2) Conditional Use Permit and Design Review - Zoning Map Planned Unit Development (pud) Attachment 4 2550 University Avenue W. Suite 238N St. Paul, MN 55114 To:Michael Martin City of Maplewood From:JJ Jenkins NorthPoint Development Trisha Sieh, P.E. Kimley-Horn th Date:July 26, 2016 Subject:Proposed Development Beyond Self Storage at Maplewood Southeast corner Hwy 36 and English Street Maplewood, MN INTRODUCTION NorthPoint Development seeks to build a high quality self-storage facility in the City of Maplewood, MN. Operated as Beyond Self Storage, NorthPoint Development focuses on Class A self-storage facilities in strong urban and suburban markets at prime locations with good drive-by traffic and great visibility. Our properties will boast outstanding professionals who have excellent management skills including sales, customer service, and marketing. This 100% climate-controlled enclosed self-storage facility, approximately 108,150 SF within 3 stories, will have modern amenities including self service automation, a drive-in feature for loading and unloading within the building, a conference center for the tenants’ to utilize for convenience, and the latest access control and security features to protect the facility and our tenant’s possessions. Example pictures, to provide context into the character of the building NorthPoint is proposing, are at the end of this letter for your review. SITE AND BUILDING ORIENTATION The current zoning of the Site is Light Manufacturing (m1) and while the proposed use of the property as self-storage fits within the character of the zoning district, a Conditional Use Permit is required for interior storage. The surrounding properties consist of light manufacturing to the east, Cope Avenue and residential to the south, English Street and the Holiday Stationstore to the west and Highway 36 to the north. There is currently 32 feet of fall across the site, with the footprint of the building sitting in the low spot approximately 60 horizontal feet from the northern property line and 210 horizontal feet from the southern property line. The 3-story building is approximately 39’ high to the parapet line and 44’ in total height to the top of the feature wall line. A natural berm currently exists on the south side of the property, ranging up to 10’ higher than the elevation of Cope Avenue. The berm will remain, and be enhanced with additional landscaping to provide screening from the residences on the south side of Cope Avenue. Between the southern berm and the building, an infiltration area for stormwater treatment and attenuation, the parking stalls, and mechanical pad area will be constructed. In lieu of the mechanical units being on the rooftop, and potentially viewed from the adjacent higher streets, the mechanical units will be constructed at grade and screened with landscape material. BUILDING DESIGN This self-storage facility will consist of three stories at approximately 36,050 SF per floor. There will be approximately 1,200 SF of office and amenities on the southeast corner of the first floor. Both the office corner (southeast) and the corner closest to Highway 36 (northeast) will be highlighted with brick and glass. The balance of the building will have prefinished metal with variations in color and profile. The lighter trim and darker corrugated accents will provide relief and variations along the elevations. Occasional windows will also provide variation. Clients will utilize an internal drive-thru to pick up and drop off their belongings. The drive-thru glass entry door is located on the east side and the drive-thru exit door is located on the south. 1 Attachment 4 PARKING Seven exterior parking stalls are proposed for staff members and customers. At 1,200 SF of office, six parking stalls are required by City Code. Additionally, up to eight vehicles can park along the interior drive-thru aisle, while still allowing thru access for other vehicles, to adequately serve the individual storage units. The parking area and building exterior will be adequately lit for safety and in accordance with the City’s guidelines. SUMMARY The proposed self-storage facility will fit nicely into the community by establishing a quality building on a vacant site, consistent with the zoning district guidance, while maintaining a low intensity use to be harmonious with the adjacent residential. The Site and Architectural design meets the City of Maplewood District Regulations, thus no variances or deviations are requested. A Conditional Use Permit for interior self-storage and consideration by the Community Design Review Board are respectfully requested. Should you have any questions or comments, please do not hesitate to contact me at (651) 643-0470, or by email at trisha.sieh@kimley-horn.com Modern Buildings 100% Climate Control 2 Attachment 4 High-Tech Security Systems Access ControlledSecurity Cameras w/Intercom System FacilitiesDVR Convenient Amenities Business Center W/Moving Supplies and Drive-Thru Free WiFiServices Loading/Unloading 3 Attachment 4 CORPORATE PROFILE beyond the contract Attachment 4 WHO WE ARE NorthPoint Development is a Kansas City based real estate development, management employees are highly motivated, we share 25% Attachment 4 PUT PEOPLE FIRST The relationships with our customers, employees, LIVE GENEROUSLY and investors are our most valuable assets. We We believe we have an obligation to give back will strive to always take care of each other and to the community through charitable efforts and, to operate our business so that we maintain our as a token of our appreciation to those who have culture of appreciation, respect, transparency, and helped us succeed, we will pay it forward. CORE MAINTAIN OUR TAKE OWNERSHIP OF FINANCIAL DISCIPLINE EVERY SITUATION VALUES We will approach every deal with Every individual shall take ownership, an appropriate margin of safety and be accountable, and take responsibility while avoiding blame, excuses, and never stretching for a deal or becoming denial. We will always strive to admit, greedy. learn, and grow from failure and mistakes. DO THE RIGHT THING EVERY TIME As we conduct our business, we will operate with the highest integrity and we shall strive to live by the Golden Rule. JUST A FEW OF THE MANY CHARITIES WE SUPPORT DOING RIGHT FOR OUR COMMUNITY We will help support our employees’ charitable endeavors by matching 100% of the charitable donations that all of our employees make. This allows the charity of our organization employees. We will make the goal of helping people who are less fortunate to be a part of the fabric of our company; it will be an active goal of our company to seek out and help others. We want to look back over our careers and be proud of the good that we have done. TOTAL CHARITABLE CONTRIBUTIONS // OVER $1,325,000 Attachment 4 (when asked to name the main reason for NorthPoint’s success) 2015 1st Place Winners in Medium Sized Company - Kansas City Business Journal’s Best Place to Work Attachment 4 OUR TEAM Jenna Patterson Nathaniel HagedornGrant Barnes Multi-family Asset Manager CEOProject Manager Tiffany Harris Rob AlumbaughJJ Jenkins Multi-family Area Manager PartnerProject Manager Jennifer Edwards Chad MeyerAaron Burks Lease Administrator President / COOProject Manager Amber Claxton Larry LapinskiKristen Johnson Operations Specialist - Multi-family VP of DevelopmentProject Administrator Renee Halterman Brent Miles Amy Smith VP of Economic DevelopmentProject Administrator Heather Pfender Patrick RobinsonSuzanne Leach Executive Assistant VP of DevelopmentProject Administrator Ann Erdmann Robert Gude, CCIM Paula Sage Administrative Assistant VP of DevelopmentProject Administrator Philecia Markovich Mark PomerenkeBrett Grady, Administrative Assistant VP of Operations Ramona Suter John ThomasTammy Tappana VP of DevelopmentAccounting Manager Marissa Denton Johan HenriksenDavey Krause Creative Director VP of DevelopmentController Jake Adams Robb Waters, Jeremy Davis Graphic Design & Marketing Specialist Director of ArchitectureProject Accountant Sarah Rogers Sarah MiklichBrett Brase Graphic Design & Marketing Specialist VP of Senior Living OperationsProject Accountant Chris Reeves Ian McDonaldTaylor Jessup Administrative Assistant / Marketing General Counsel / Project ManagerProperty Accountant Darin Glaze John BeasleyMelissa Fry Director of Facilities Director of LogisticsProperty Accountant Jesse Perez Brad HaymondMelanie Glidewell Building Engineer Project ManagerdAccounting Associate Jeremy Jones R.J. AgeeBrian Votava, CCIM Building Engineer Project ManagerSupervising Broker Benjamin Hagedorn Eric WattsJayme Miller Self-Storage Operations Manager Project ManagerLeasing Associate Brett PowellKelly Clark Project ManagerDirector of Property Management Ron Schauwecker Greg Norris Project ManagerCommercial Property Management Jed MomotLonnie Garrett CPM Project ManagerCommercial Property Management Adam FrankenbergCara Northup Project ManagerAssistant Commercial Property Manager Attachment 4 KEY PRINCIPALS Chad Meyer Founder / CEOPresident / COOVP of Development VP of Development With 14 years of commercial With 18 years of industrial John has over 18 years During his 15-year career, real estate experience, Nathaniel engineering and construction of engineering, design & Patrick has been involved is responsible for the overall experience, Chad is responsible construction experience. His in the development and strategy of the company and is for the general oversight primary responsibility relates to planning of over 2,700 acres principally focused on guiding & growth of development, the infreastructure and industrial of commercial and residential development, leasing and building development and projects throughout the United management activities for the and Design Build industrial construction at Logistics Park States, with a primary focus on construction for NorthPoint Kansas City. John also supports the Kansas City Metropolitan Development projects NorthPoint’s industrial space area. Over the past eight Nathaniel has raised over nationwide. Currently, redevelopment team. years, Patrick has had direct $1,400,000,000 in capital in the NorthPoint has over 20,100,000 responsibility for some of the last three years for our various SF of industrial projects Prior to joining NorthPoint largest residential and industrial real estate projects and has completed, and is on track Development, John served as developments in Kansas City. emerged as one of Kansas to double industrial deliveries the Kansas City area Operations In his current role, Patrick City’s most active commercial nationally in the next twenty four Manager for Terracon is focused on identifying, real estate developers. Our months. Consultants.v evaluating, and executing new real estate development excess of 20,100,000 sq. ft. Prior to joining NorthPoint opportunities. of commercial space and over Development, Chad served as 2,000 apartments. the Regional Director of ARCO National Construction and an Industrial Systems Engineer at GE. Attachment 4 KEY PRINCIPALS Kelly Clark Director of Property Management VP of Economic DevelopmentVP of DevelopmentDirector of Architecture As Director of Property With 14 years of economic With 30 years in real estate Robb brings over 20 years of Management, Kelly is responsible development experience, Brent construction, brokerage and experience in the design and for overseeing the property is responsible for development development, Bob is responsible management of a wide variety management operations for a prospects, incentive offers and for the site development and of project types. His unique portfolio of over 2,000 apartment approvals, and governmental project management of new balance of design, technical units and 8 million square feet relations. Brent’s day to day warehouse construction. and administrative skills has of commercial space. Kelly has tasks include contracts for Current projects are located contributed to many successful over 15 years of successful incentives, real estate and land at Logistics Park Kansas projects in the industrial, property management and development negotiations, City, Columbus, Ohio and manufacturing and cold storage business development experience Indianapolis.divisions. He is NCARB including an extensive background structures. In addition to his role in portfolio management at NorthPoint Development, reciprocal registration allowing and property operations. Brent is President of NorthPoint design and oversight in most US Kelly’s expertise includes Incentive Consultants (NPIC) and Canadian jurisdictions. new construction, lease-ups, which assists businesses with acquisitions, renovations and Federal, State, Local, and Utility dispositions. She is a CAPS Incentive packages. During his designate through the National career, Brent has procured more Apartment Association and is a than 600 incentive programs for recent graduate of the Lyceum clients. Program. Kelly actively serves on the Board of Directors as the Vice Chairman and co-chair for the Legislative Committee for the Apartment Association of Kansas City. Attachment 4 NORTHPOINT BY NUMBERS FINANCIAL APPROACH //EMPLOYEE PROFITS // To limit our leverage to no more than 65% loan to cost. Often times our Loan to Value is less than 50%employee bonus pool 25% with our example employees $10m PROJECT 65% LOAN TO COST $6.5m MAX LOAN MAXIMUM We will never purchase land using debt; ONLY CASH $ EMPLOYEE OWNED 30% C A O L L MAXIMIZE INCENTIVES // Proven track record of leveraging S L T A A T R Over $100 MILLION E E$ D in incentives negotiated for our clients E F Attachment 4 KEY PROJECTS LOGISTICS PARK KANSAS CITYRIVERSIDE HORIZONS EDGERTON, KANSASRIVERSIDE, MISSOURI SPRING HILL LOGISTICS CENTERLORDSTOWN LOGISTICS CENTER SPRING HILL, TENNESSEELORDSTOWN, OHIO CENTRAL INDUSTRIAL PARKFORT WAYNE LOGISTICS CENTER FAIRFAX, KANSAS CITY, KSFORT WAYNE, INDIANA LEBANON 65COLUMBUS GROVEPORT I & II INDIANAPOLIS, INDIANACOLUMBUS, OHIO WENTZVILLE LOGISTICS CENTERARLINGTON MANUFACTURING CENTER WENTZVILLE, MISSOURIARLINGTON, TEXAS Attachment 4 AWARDS&RECOGNITIONS Kansas City Business Journal // Best Places to Work 2013 - 2nd Place Small Company Category 2014 - 1st Place Medium Company Category 2015 - 1st Place Medium Company Category Kansas City Business Journal // Capstone Awards 2012 - Multi-family Briarcliff City Apartments 2013 - Industrial Horizons Industrial I • • •• • • • 2013 - Industrial Premium Waters • • • • 2013 - Industrial Premium Waters • 2014 - Retail Mosaic at Shoal Creek 2016 - Industrial Kaw Point Industrial Building • • • • • • • • Apartment Association of Kansas City // Awards 2010 Best Community Brochure Briarcliff City Apartments Best Property Website Briarcliff City Apartments Briarcliff City Apartments 2011 Assistant Manager Of The Year April Binfet, Briarcliff City Apartments White Glove Award Anita Wirth, Briarcliff City Apartments Rookie Of The Year Briarcliff City Apartments Best Landscaping Briarcliff City Apartments 2012 Best Magazine Advertisment Briarcliff City Apartments Property Of The Year Briarcliff City Apartments 2013 Best Property Marketing Plan The Residences At Burlington Creek Best Landscaping Briarcliff City Apartments Best Model Under 5 years The Residences AT Burlington Creek 2014 Company Management Team Of The Year NorthPoint Development Owner of The Year Nathaniel Hagedorn, NorthPoint Development Best Resident Services/Concierge Nicholle Pyle, 45 Madison Model of The Year Village West Luxury Apartments Manager Of The Year Suzanne Congrove, 45 Madison Leasing Professional Of The Year Amy Middleton, 45 Madison Clubhouse/Leasing Of The Year Village West Luxury Apartments Amenities of The Year Village West Luxury Apartments White Glove Award Kimberly Osbourne, 45 Madison Local Management Company Of The Year NorthPoint Development 2015 Management Team Of The Year NorthPoint Development Owner of The Year Nathaniel Hagedorn Multi-site Supervisor of the Year Jenna Patterson Property Manager of the Year Pam Lakey Marketing Director of the Year Nicholle McKenzie Leasing Professional of the Year Melissa Allinder Rookie of the Year Amy Hood White Glove of the Year Christy Jackson Earnst Young Entrepreneur of the Year // 2014 - Nominee Nathaniel Hagedorn Greater Kansas City Chamber // 2015 - Top 10 Small Business Attachment 4 INDUSTRIAL PROJECTS RELEVANT EXPERIENCE Attachment 4 OUR EXPERTISE INDUSTRIAL SERVICES // Logistics // Intermodal // Rail Solutions // Refrigerator / Freezer Warehouses // Transportation Logistics // Automotive Manufacturing // Core Distribution // Local & State Incentives // Property Management Attachment 4 INDUSTRIAL CLIENTS References available from our clients; a few are “... On a handshake represented below NorthPoint started construction at-risk before contract was issued, in order to preserve the critical path timeline of the project demonstrating that they are a true partner.” - Tim Conder General Motors LLC Global Real Estate Investments “... we were impressed with NorthPoint’s in-house technical capabilities and industrial construction experience which resulted in lowering the total project costs...” - Dan Walker Yanfeng USA Automotive Trim Systems “... NorthPoint delivered on every they made to Magna. Our commitment relationship with NorthPoint Development has been categorically positive, and we look forward to partnering with them on many future projects nationally.” - Jeff Fuller General Manager - Magna Spring Hill Attachment 4 INDUSTRIAL PROJECTS // LOGISTICS PARK KANSAS CITY | EDGERTON, KANSAS Attachment 4 INDUSTRIAL PROJECTS // LOGISTICS PARK KANSAS CITY | EDGERTON, KANSAS // 15,000,000 SF Masterplanned Industrial Park // $750,000,000 Total Project Cost Attachment 4 INDUSTRIAL PROJECTS // CENTRAL INDUSTRIAL PARK | KANSAS CITY, KANSAS Inergy Automotive Plant // Tier 1 Gas Tank Manufacturing Facility // 80,000 SF // 75 FTE // $24,000,000 Total Project Cost Attachment 4 INDUSTRIAL PROJECTS // RIVERSIDE HORIZONS INDUSTRIAL PARK | RIVERSIDE, MISSOURI // 250 Acre Masterplanned Industrial Park // 4,000,000 SF // Joint venture with Northwestern Mutual Life Insurance // $300,000,000 Total Project Cost Attachment 4 INDUSTRIAL PROJECTS // KAW POINT INDUSTRIAL PARK | KANSAS CITY, KANSAS Site - Pre-demolition Site - Pre-demolition Site - During Construction // 25 Acre Redevelopment // Demolition of 8 existing buildings // 396,000 SF Attachment 4 INDUSTRIAL PROJECTS // EDEN ROAD LOGISTICS CENTER | YORK, PENNSYLVANIA // 755,721 SF // Re-development of old Harley Plant // Currently UNDER CONSTRUCTION // Available December 2016 Attachment 4 INDUSTRIAL PROJECTS // GROVEPORT PARK, COLUMBUS OHIO // 1,527,844 Total SF // Building 1: 1,001,344 SF - Fully Leased // Building 2: 526,500 SF - Under Construction Attachment 4 INDUSTRIAL PROJECTS // 25 KEYSTONE BLVD. | POTTSVILLE, PENNSYLVANIA Attachment 4 INDUSTRIAL PROJECTS // INTERIOR FINISHING SAMPLES Attachment 4 Attachment 4 Spring Hill Seating Systems 701 Beechcroft Rd Spring Hill, TN 37174 Tel: (931)548-3079 www.magna.com Date: December 29, 2014 Subject: NorthPoint Development Please accept this as a letter of recommendation for NorthPoint Development. Magna Seating recently selected NorthPoint for the development of a new 122,500 square foot JIT manufacturing facility in Spring Hill, Tennessee. After the initial green-light of the project, NorthPoint was able to negotiate with local authorities to reduce planning approvals from 12 weeks to under 1 month. Through NorthPoint’s careful and detailed management, the project site progressed from a farm field to a fully operational manufacturing facility in an unbelievably short 6 month time frame. Construction activities were started on a handshake, at risk, to ensure adherence to the extremely aggressive schedule. NorthPoint carefully coordinated with their design team, FM Global, State & local jurisdictions and contractors to keep the project progressing as the building design was being finalized. NorthPoint’s engineering and construction expertise with modern manufacturing facilities was evident, as the facility was completed ahead of schedule and with all the functionality that Magna required. The fast track delivery of the facility was not at the expense of quality or our budget. NorthPoint efficiently and aggressively worked to find Value Engineering opportunities, controlled project costs and met all financial goals established at the outset. In summary – NorthPoint delivered on every commitment they made to Magna. Our relationship with NorthPoint Development has been categorically positive, and we look forward to partnering with them on many future projects nationally. Sincerely, Jeff Fuller General Manager Magna Spring Hill Attachment 4 Global Real Estate General Motors LLC 300 Renaissance Center Mail Code 482-C19-GRE Detroit, MI 48265-3000 Tel: (313) 665-6606 E-mail: timothy.conder@gm.com Via Email February 21, 2014 Mr. Dan Infusino Mr. Rocco Marinaccio Mr. Jason Vermeiren Martinrea Re: General Motors/NorthPoint Dear Messrs: Please let this letter serve as a recommendation for NorthPoint Development on behalf of General Motors (GM). GM has contracted directly with NorthPoint to Design, Engineer, Permit and Construct the new Gas Tank manufacturing facility in Fairfax, KS. This particular project was extremely budget constrained from the start, has a high level of complexity due to the Blow Molding manufacturing process and has an extremely tight, yet critical timeline. Their in-house engineering capabilities, accounting and bond processing staff, experience with local utility companies and municipalities, as well as their ability to handle the negotiation and administration of our State incentives and reporting requirements have made the process seamless and more cost effective for the GM team. Their experience, professionalism, strong local presence, scale and stellar reputation in the community has been able to leverage protection on pricing, avoidance of change orders, and aggressive scheduling for our project. On a handshake, NorthPoint started construction at-risk before a contract was issued, in order to preserve the critical path timeline of the project demonstrating that they are a true partner. NorthPoint has consistently delivered on every commitment that they have made to GM. We look forward to the opportunity to continue our long term partnership with the NorthPoint team in Kansas City, and at our other plant locations in the near future. Regards, Tim Conder Attachment 4 Attachment 4 Attachment 4 Mr. Dan Infusino Mr. Rocco Marinaccio Mr. Jason Vermeiren Yanfeng USA was awardedan automotive supply contractfor the 31XX program at General Motor’s WentzvilleAssembly Plant, and we recently opened a 243,000 +/- square foot production facility at NorthPoint’s Horizons Business Park. As an operational company with limited real estate experience, we relied on NorthPoint for its expertise in design, entitlements and development. Prior to the commencement of construction, we were impressed with NorthPoint’s in-house technical capabilities’ and industrial construction experience which resulted in lowering the total project costs, while improving on the functionality of our new manufacturing facility. They were able to increase our state and local incentive package, manage the IRB & State filing & reporting process and theprocessing of all of our monthly construction draws, tax exempt equipment & bond requisitions and accounting functions for this project. Throughout the predevelopment and development processes, NorthPoint was successful in expediting the project schedule includingbuilding permits, inspections, and a temporary certificate of occupancy (TCO). NorthPoint has an exceptional working relationship with the City of Riverside, Fire Department & Building Codes staff. NorthPoint was able to facilitate TCO’s for the critical path areas of the building, which allowed us to receive and start the installation of our injection molding and process equipment while the balance of the warehouse and office spaces were still under construction. This was absolutely critical to the success of our project and the only way we were able to meet our aggressive timing commitments with GM. I am pleased to report that NorthPoint exceeded our expectations, and I would recommend them for similar manufacturing facilities with expedited schedules. We look forward to working with the NorthPoint team on our upcoming expansion in Riverside as well as future projects in other automotive markets. Sincerely, Dan Walker Yanfeng USA Automotive Trim Systems, Inc. Address: 4110 NW Helena Riverside, Mo 64150 Attachment 4 Attachment 4 Telephone 816-920-7070 Fax 816-920-7171 Seattle Fish CompanyIntl. Quality Since 1918 FRESH FISH AND SEAFOODS 4300 N Mattox Rd Riverside MO 64150 December 21, 2015 Re: Recommendation for NorthPoint Development To Whom It May Concern: Seattle Fish Company recently partnered with NorthPoint on the development of a new 30,000 square foot production and cold storage facility in Riverside, Missouri. Through NorthPoint’s thorough and technical management, the project progressed from an undeveloped parcel into a fully designed and operational facility with a 38F production suite, -10F freezer and refrigerated dock in six months. NorthPoint diligently worked with local authorities to minimize the duration of planning and zoning approvals. Construction activities were started and long lead time refrigeration equipment items were released early to ensure adherence to the aggressive schedule. NorthPoint’s engineering and construction expertise was evident, as the facility was completed on schedule and with the functionality necessary to meet our requirements. NorthPoint did not allow the aggressive schedule to impact the budget. NorthPoint acted as valued partner, continuously providing updated and transparent accounting throughout the project. Our relationship with NorthPoint Development has been very enjoyable, and we hope to partner with them on future projects. Sincerely, Scott Godke General Manager Seattle Fish Company Attachment 5 N 00°02'07" E 433.88 ±36,050 SF FOOTPRINT ±11,600 SF N 8 9 N° 5 8 8 ' 9 0 ° 7 4 " 9 E ' 5 3 0 2 " 3 W . 0 30 2 3 . 0 0 N 00°02'07" E 435.02 35,400 ±SF FOOTPRINT, 3-4 STORIES3.22 ±ACRES © Attachment 6 LOCAL CONDITIONS. TREES SHALL BE AT LEAST 2½ INCHES IN DIAMETER FOR DECIDUOUS TREES AND EIGHT FEET TALL FOR SMALL DECIDUOUS (ORNAMENTAL) TREES, 1½ INCHES IN DIAMETER, BALLED AND BURLAPPED.LARGE DECIDUOUS TREES, 2½ INCHES IN DIAMETER, BALLED AND BURLAPPED.A PLANTING SCREEN SHALL CONSIST OF EVERGREEN PLANTINGS. TREES SHALL BE A MINIMUM OF 2½ INCHES IN TRUNK © Attachment 7 DRAWING INFORMATION PHASESHEET DESCRIPTIONREGISTRATIONARCHITECTPROJECT NAME ISSUE RECORD Attachment 8 Engineering Plan Review PROJECT: Beyond Self Storage - Cope Avenue at English Street PROJECT NO: 16-23 COMMENTS BY: Jon Jarosch, P.E. – Staff Engineer DATE: 8-8-2016 PLAN SET: Engineering plansdated 7-26-2016 REPORTS: Storm Water Management Report – Dated 7-26-2016 Theapplicant is proposing toconstruct a 3-story self-storage facility at the northeast corner of Cope Avenue and English Street.The applicant is requesting a review of the current design. As theamount of disturbance on this site is greater than 0.5 acre, the applicantis requiredto meet the City’s stormwater quality, rate control, and other stormwater management requirements.The submitted stormwater management plan depicts the project meeting the City’s requirements via the use of an infiltration basin. This review does not constitute a final review of the plans, as the applicant will need to submit construction documents for final review.Thefollowing are engineeringreview comments on the design and act as conditions prior to issuing permits. Drainage and Stormwater Management 1)The project shall be submitted to the Ramsey-Washington Metro Watershed District (RWMWD) for review. All conditions of RWMWD shall be met. Permit coverage from the RWMWD is required prior to the issuance of a City grading permit. 2)Emergency overland overflows shall be identified on the plansfor the underground infiltration system. 3)High water level for the proposed infiltration basin shall be shown on the grading plan. Grading and Erosion Control 4)All slopesshall be 3H:1V or flatter. 5)Inlet protection devices shall be installed on allexistingand proposedonsite storm seweruntil all exposed soils onsite are stabilized.This includes storm sewer on adjacent streets that could potentially receive construction related sedimentor debris. Attachment 8 6) Bio-roll or silt-fencing shall be installed at intervals along the slopes and left in place until vegetation is established. 7)Adjacent streetsand parking areasshall be swept as needed to keep the pavement clear of sediment and construction debris. 8)All pedestrian facilities shall be ADA compliant. 9)A copy of the project SWPPP and NDPES Permit shall be submitted prior to the issuance of a grading permit. 10)The total grading volume (cut/fill) shall be noted on the plans. 11)All emergency overland overflows shall contain adequate stabilization to prevent soils from eroding during large storm events. 12)Construction details shall be provided for the proposed infiltration basin. 13)Plant establishment phasing details shall be provided to ensure a successful establishment of plants within the infiltration basin area. The concern is that the seeded areas could have difficulty establishing with runoff Sanitary Sewer and Water Service 14)The applicant shall be responsible for paying any SAC, WAC, or PAC charges related to the improvements proposed with this project.A SAC determination is required prior to the issuance of permits. 15)Water system modifications shall bereviewed by Saint Paul regional Water Services. Other 16)Sidewalk shall be installed along the property frontage on Cope Avenue. 17)The plans shall be signed by a professional engineer currently licensed in the State of Minnesota. 18)The Owner shall submit a signedcopy of the joint storm-water maintenance agreement beingprepared for the Ramsey-Washington Metro Watershed Districttothe Cityprior to the issuance of a grading permit. 19)The applicant shall satisfy the requirements of all other permitting agencies. Please provide copies of other required permits and approvals. Attachment 8 Public Works Permits The following permits are required by the Public Works Department for this project. The applicant should verify the need for other City permits with the Building Department. 20)Grading and erosion control permit 21)Sanitary Sewer Permit 22)Storm Sewer Connection Permit 23)Right-of-way permit for work on Cope Avenue -END COMMENTS - Attachment 9 CONDITIONAL USE PERMIT RESOLUTION WHEREAS, JJ Jenkins of NorthPoint Development, applied for a conditional use permit to build a new indoor storage building that is within 350 feet of residential property. WHEREAS, this permit applies to thevacant property at the northeast corner of English Street North and Cope Avenue East. The legal descriptions for the property are: Parcel A: All that part of the West 398 feet of the South Half of the Northwest Quarter of the Southwest Quarter inSection 10, Township 29, Range 22, City of Maplewood, County of Ramsey, State of Minnesota, lyingSoutherly and Westerly of the following described dividing line:Commencing at the Southwest comer of the South Half of the Northwest Quarter of the SouthWestQuarter, thence South 89 degrees 51 minutes 56 seconds East 342.00 feet, along the South line of saidSouth Half of the Northwest Quarter of the Southwest Quarter of the point of beginning of the followingdescribed dividing line; thence North 91.66 feat along a line parallel to and 342.00 feet East of the West line of said South Half of the Northwest Quarter of the Southwest Quarter; thence North 45 degrees 00minutes 00 seconds East 29,70 feet; thence North 64,71 feet along a line parallel to and 363,00 feetEast of said West line; thence South 89 degrees 56 minutes 00 seconds West 128.50 feet along a lineparallel with the South right-of-way line of Trunk Highway No. 36: thence North 125.00 feet along a lineparallel 10 and 234.50 feet East from the said West line:thence South 89 degrees 56 minutes 00seconds West parallel to said South right-of-way line of Trunk Highway No. 36 to the West line of the Northwest Quarter of the Southwest Quarter. Parcel B: All that part of the West 398 feet of the South Half of theNorthwest Quarter of the Southwest Quarter inSection 10, Township 29, Range 22, City of Maplewood, County of Ramsey, State of Minnesota, lyingNortherly and Easterly of the following described dividing line:Commencing at the Southwest corner of the South Hail of the Northwest Quarter of the South WestQuarter; thence South 89 degrees 51 minutes 56 seconds East 342.00 feet, along the South line of saidSouth Half of the Northwest Quarter of the Southwest Quarter of the point of beginning of the followingdescribed dividing line; thence North 91.86 feet along a line parallel to and 342,00 feet East of the Westline of said South Half of the Northwest Quarter of the Southwest Quarter; thence North 45 degrees 00 minutes 00 seconds East 29,70fee1; thence North64,71 feet along a line parallel to and 363.00 feet East of said West line; thence South 89 degrees 56 minutes 00 seconds West 128.50 feet along a line parallel with the South right-of-way line of Trunk Highway No. 36; thence North 125.00 feet along a line parallel to and 234.50 feet East from the said West line: thence South 89 degrees 56 minutes 00 seconds West parallel to said South right-of-way line of Trunk Highway No. 36 to the West line of the Northwest Quarter of the Southwest Quarter. Subject to public right-of-way for Cope Avenue and English Street. Attachment 9 WHEREAS, the history of this conditional use permit revision is as follows: 1.The planning commission held a public hearing on August 16, 2016. City staff published a notice in the Maplewood Review and sent notices to the surrounding property owners as required by law. The planning commission gave everyone at the hearing an opportunity to speak and present written statements. The council also considered reports and recommendations from the city staff. The planning commission recommended that the city council ________ this conditional use permit revision. NOW, THEREFORE, BE IT RESOLVED that the city council _________ the above- described conditional use permit based on the building and site plans. The city approved this permit because: 1.The use would be located, designed, maintained, constructed and operated to be in conformity with the City's Comprehensive Plan and this Code. 2.The use would not change the existing or planned character of the surrounding area. 3.The use would not depreciate property values. 4.The use would not involve any activity, process, materials, equipment or methods of operation that would be dangerous, hazardous, detrimental, disturbing or cause a nuisance to any person or property, because of excessive noise, glare, smoke, dust, odor, fumes, water or air pollution, drainage, water run-off, vibration, general unsightliness, electrical interference or other nuisances. 5.The use would not exceed the design standards of any affected street. 6.The use would be served by adequate public facilities and services, including streets, police and fire protection, drainage structures, water and sewer systems, schools and parks. 7.The use would not create excessive additional costsfor public facilities or services. 8.The use would maximize the preservation of and incorporate the site's natural and scenic features into the development design. 9.The use would cause no more than minimal adverse environmental effects. Approval is subject to the following conditions (additions underlined, deletions crossed out): 1.Adherence tothesubmitted plans dated August 5, 2016. Staff may approve minor changes. 2.Thelandscape plan shall berevised for staff’s approvalshowing: a.Size, species, and location of all significant trees on the property; location of trees protected and measures for protection. 3.Outdoor storage and sales are not allowed anywhere on site. Attachment 9 4.Any rooftop equipment installed on the building must be screened from the residential properties to the south. 5.If parking shortages develop, applicant will be required to install additional parking spaces. 6.The proposed use must be substantially startedwithin one year of council approval or the permit shall become null and void. The council may extend this deadline for one year. 7.The city council shall review this permit in one year. The Maplewood City Council ___________ this resolution on ____________, 2016. MEMORANDUM TO: Melinda Coleman, City Manager FROM:Michael Martin, AICP, Economic Development Coordinator DATE: August 11, 2016 SUBJECT:Consider Approval of a Conditional Use Permit Resolution for a Nonconforming Use,1136 FrostAvenue East Introduction Brian Ness, of Nessco LLC, is proposing to move his business – Production Resources – into the Maplewood Marine buildinglocatedat 1136 Frost Avenue East. Mr. Ness has indicated he will also continue to operate Maplewood Marine and provide similar services as in the past. This site – 1136 Frost Avenue – has been guided by the city for medium density residential housing, meaning Maplewood Marine has been grandfathered in as a legal, nonconforming use for the past several years. In order to add an additional nonconforming use, the applicant is requesting city council approval for a conditional use permit (CUP)to move Production Resources on to the same site.Mr. Ness has already purchased the building and received approval to make minor exterior building and site improvements – including paving the parking lot and painting the building. Discussion Conditional Use Permit The applicant does not need any approval to continue operation of Maplewood Marine at 1136 Frost Avenue East – this is considered a preexisting legal nonconforming use. However, to add a new nonconforming use the applicant must demonstrate to the city council the new use is “of the same or more restrictive nature as the original nonconforming use”– Section 44-12. Accordingto the applicant’s letter, which is attached to this report, he indicated much of the operations of his company – Production Resources – are consistent with the operation of Maplewood Marine. This includes retail sales of parts, service and repair of machinery and equipment and exterior storage. Mr. Ness has indicated the site will continue to store boats outside, behind the building, during the offseason. In addition, Mr. Ness is requesting approval to keep 3 storage containers on site – each 20 feet in length – to store smaller pieces of equipment such as parts, smaller personal craft and other recreational items. These containers would be stored to the east of the building, behind a retaining wall that partially screens them from adjacent properties. Section 44-19requires screening for “exterior storage of goods or materials which could annoy or endanger property owners.” There is already sufficient screening on the west and south side of the property – adjacent to the single family homes. The addition of storage toward the north side of the site will be more visible from Frost Avenue East, however the affected properties include a vacant lot to the east and a city parkto the north. Staff is recommending the applicant be required to add screening elements between the access drive to the storage area and the retaining wall east of the building – see photo below. This could be done with a wood or vinyl fence or with vegetation.Screening is required to be six feet tall. Looking southwest into the site at 1136 Frost Avenue East The applicant has also indicated in his letter to the city that he is aware of the city’s land use plan and zoning controlling this site and that he sees the redevelopment of this site occurring in the next 7-10 years with additional housing being built. Department Review Fire Marshall, Butch Gervais – No changes required at this point, but if there is an increase to the square footage of the building, a change of occupancy or there is business being conducted other thanwhat has been listedfire protection will be required Commission Review On August 16, 2016, the planning commission will review theproposed conditional use permitfor this site. Budget Impact None. Recommendations Adopt the resolution approving a conditional use permit for Brian Ness, of Nessco LLC,at 1136 Frost Avenue East. Approval is based on the findings required by ordinance and subject to the following conditions: 1.All parking areas must be hard surface and the applicant is required to meet the city’s parking requirements. 2.No exterior site or building exterior changes, except signage, shall take place unless approved by the city. Signs shall follow the city’s sign ordinance. Signs shall not be installed unless the applicant first obtains sign permits. 3.Any and all trash receptacles shall be contained within an enclosed structure. Any design of a new structure shall be subject to the city’s design review process. 4.The proposed use must be substantially started within one year of council approval or the permit shall become null and void. The council may extend this deadline for one year. 5.The city council shall review this permit in one year. 6.The applicant shall submit to staff for approval, a plan for providing screening on the northeast corner of the site – between the access drive and the retaining wall. 7.Storage containers must be placed to the east of the building behind the existing retaining wall. Storage containers are not permitted to be placed anywhere else on the site. 8.This site is limited to three storage containers; each no more than 20 feet in length. 9.The applicant shall comply with all requirements of the building official, assistant fire chief and city engineer. Citizen Comments Staffsurveyed the 38property owners within 500 feet of this property for their comments about this proposal. Of the three replies, two had concerns and onehad no comment. Concerns 1.My yard over looks that back lot,right now I can see Gladstone park and I don’t mind the boats and stuff being storedover the winter, but do not want to see storage containers scattered about or another building built in three to seven years. I believe anything more than what’s there would be too much, with all the added truck and foot traffic. We have a nice quiet neighborhood and would like to keep it that way. (Raymond Bangert, 1890 Phalen Place North) 2.I have no objections to a renewable (yearly) conditional permit for “Production Resources” but I think that the “grandfathered” permit for “Maplewood Marine” should be canceled unless a significant percentage (25-50%) of the total business at this site is from the marine business. (Wayne Sachi, 1100 Frost Avenue East) No comments 3.I have no comments. (Scott Cardinal, 1904 Phalen Place North) Reference Information Site Description Site Size: 1.53acres Existing Land Use: Maplewood Marine – retail and service Surrounding Land Uses North: Frost Avenue and Flicek Park South: Single Family Homes East: Vacant Land and Gladstone Savannah West: Single Family Homes Planning Land Use Plan:Medium Density Residential (MDR) Zoning: Multiple-dwelling (R3) Application Date The city received a complete CUP application for this request onAugust 5, 2016. Minnesota Statutes, Section 15.99 requires that the city take action within 60 days of receiving a complete application for a land use proposal. Therefore, city action is required on this request by October 4, 2016. Criteria for Approvals Nonconforming buildings or uses Section 44-12(b) states: The substitution of one nonconforming use for another nonconforming use may be permitted by the city council by conditional use permit, as provided in article V (CUPs)of this chapter, provided that such nonconforming use is determined by the city council to be of the same or more restrictive nature as the original nonconforming use. Whenever a nonconforming use of a building or land has been changed to a use of a more restrictive classification or to a conforming use, such use shall not thereafter be changed to a use of a less restricted classification. Section 44-12(f) states: The city council may permit, through the issuance of a conditional use permit, as provided in article V (CUPs) of this chapter, the extension of a nonconforming use throughout those parts of a building which were manifestly designed or arranged for such use prior to the date when such use of such building became nonconforming, if no structural alteration, except those required by law, are made. Findings for CUPApproval Section 44-1097(a) requires that the city council base approval of a CUP on nine findings. Refer to the findings for approval in the resolution. Attachments 1.Location Map 2.Land Use Map 3.Zoning Map 4.Site Map 5.Applicant’s Narrative 6.Resolution fora Conditional Use Permit Attachment 1 Maplewood Heights Kohlman Lake Hazelwood Sherwood Glen Parkside Western Hills Gladstone Hillside Beaver Lake Battle Creek Vista Hills Highwood Carver Ridge Maplewood, Sources: Esri, HERE, DeLorme, Intermap, increment P Corp., GEBCO, USGS, FAO, NPS, NRCAN, GeoBase, IGN, Kadaster NL, Ordnance Survey, Esri Maplewood, City of Maplewood Japan, METI, Esri China (Hong Kong), swisstopo, MapmyIndia, © OpenStreetMap contributors, and the Maplewood Marine and Production Resources - 1136 Frost Ave E GIS User Community, City of Maplewood, Source: Esri, DigitalGlobe, GeoEye, Earthstar Geographics, Conditional Use Permit - Overview Map CNES/Airbus DS, USDA, USGS, AEX, Getmapping, Aerogrid, IGN, IGP, swisstopo, and the GIS User Community, Esri, HERE, DeLorme, MapmyIndia, © OpenStreetMap contributors, and the GIS user community Attachment 2 Maplewood, City of Maplewood, Source: Esri, DigitalGlobe, GeoEye, Earthstar Geographics, CNES/Airbus DS, USDA, USGS, AEX, Legend Getmapping, Aerogrid, IGN, IGP, swisstopo, and the GIS User Community, Maplewood Marine and Esri, HERE, DeLorme, MapmyIndia, © OpenStreetMap contributors, and Low Density Residential Production Resources - 1136 Frost Ave E the GIS user community Medium Density Residential Conditional Use Permit and Design Review - Land Use Map Park Mixed Use Attachment 3 Maplewood, City of Maplewood, Source: Esri, DigitalGlobe, GeoEye, Earthstar Geographics, CNES/Airbus DS, USDA, USGS, AEX, Legend Getmapping, Aerogrid, IGN, IGP, swisstopo, and the GIS User Community, Maplewood Marine and Multiple Dwelling (r3) Farm (f) Esri, HERE, DeLorme, MapmyIndia, © OpenStreetMap contributors, and Production Resources - 1136 Frost Ave E the GIS user community Open Space/Park Single Dwelling (r1) Conditional Use Permit and Design Review - Zoning Map Mixed Use (mu) Attachment 4 Attachment 5 Environmental & Economic Development Department Nessco LLC 1902 County Road B East 1136 Frost Ave Maplewood, MN 55109 Maplewood, MN 55109 July 28, 2016 To Whom It May Concern: Conditional Use Permit Application For years, 1136 Frost Ave has been owned and operated by the Johnson brothers but was recently purchased by Nessco LLC. Nessco LLC, now the parent company of Maplewood Marine, plans to continue operating under a non-conforming legal use provisionof light industrial operations at the property. Maplewood Marine’s continued use of the property allow s it to maintain the light industrial zoning code. Both Nessco LLC’s general contractor and realtor deem this property to have high potential for further development. In 7-10 years the site a s well as the economy should be ready for this development, allowing the site to mature into what the city and community envision. At this time, the market and developers are waiting due to economic conditions, making development a future endeavor. Nessco LLC, in working with the city and its economic development team, has been developing a plan on how best to rejuvenate the building,bringing new employment and business to the city. The company’s goal is to update the property and building’s exterior to reflect the quality and beauty of the surrounding neighborhood. Nessco LLC will continue to provide the community with many of the same services Maplewood Marine offered in the past, in addition to the services of Production Resources. The previous use and proposed use of the 1136 site are very similar. These uses are described below and are provided to show the current use and the proposed intended use with both Maplewood Marine and Production Resources operating at the site. The site will continue to operate under the previous uses which comprised of the following: Sales: Maplewood Marine used the upstairs of the building as a showroom and sales floor for different marine related products. The upstairs also provided office space for the employees working at the site. Service: The site was used as a point of service on machinery, motors and other items, either brought in by customers or purchased for resale. Storage: The site was used to store many different items on the large plot of fenced in property behind the building. Among the items stored were boats, trailers, vehicles, and storage containers. Repairs and Assembly: The site was used to perform repairs, assembly and prepping for delivery / shipment on those items sold or serviced by Maplewood Marine. Attachment 5 Proposed use moving forward at 1136 Frost Ave: Nessco LLC will manage the property for Maplewood Marine and its sister company Production Resources. At this property the following uses will be: Sales: The site will provide space for online and phone sales of both the products of Maplewood Marine and Production Resources on the top floor of the building. Products sold by the latter include, but not limited to, belts, motors, blades and light machinery for the food and packaging industries. Service: The site will provide service of machinery and equipment along with motors and boats. Storage: The site will provide storage for boats, trailers and other recreational equipment. For smaller pieces of equipment such as parts, smaller personal craft and other recreational items, storage containers will be provided to keep those items secure. Repairs and Assembly: The lower level of the building will continue to provide the repairs, assembly and prepping for delivery / shipment of items that were available at Maplewood Marine, along with those items repaired and assembled by Production Resources. This will include light machinery used in the food and packaging industries. Production Resources was previously located in Maplewood and now return s due to proximity to major customers such as 3M a s well as many vendors such as Custom Handling. The move of Production Resources into the building at 1136 Frost is expected to add little to no additional impact on the community and neighborhood. The company has fewer than 10 employees and operates Monday through Friday between normal business hours. We look forward to the open discussion of this proposed conditional use with the community and those elected officials that serve on the Maplewood City council. T he employees of Nessco LLC, Maplewood Marine, and Production Resources are excited to begin working in the city where they originated. Sincerely, Brian Ness Owner of Nessco LLC and Maplewood Marine Attachment 6 CONDITIONALUSE PERMIT RESOLUTION WHEREAS, Brian Ness, of Nessco LLC, applied for a conditional use permittoreplace a portion of a nonconforming use with another nonconforming use. WHEREAS, Section 44-12(2) of the city ordinances requires a conditional use permit for the substitution of one nonconforming use for another nonconforming WHEREAS, this permit applies to the property located at 1136 Frost Avenue North. The property identification numbers for this property are: 16.29.22.42.0003and 16.29.22.42.0004 WHEREAS, the history of this conditional use permit is as follows: 1.On August 16, 2016, the planning commission held a public hearing. The city staff published a notice in the paper and sent notices to thesurrounding property owners. The planning commission gave everyone at the hearing a chance to speak and present written statements. The planning commission also considered the report and recommendation of city staff. The planning commission recommendedthat the city council ______this permit. 2. On __________, 2016,the city council considered reports and recommendations of the city staff and planning commission. NOW, THEREFORE, BE IT RESOLVED that the city council __________ the above-described conditional use permit, because: 1.The use would be located, designed, maintained, constructed and operated to be in conformity with the City's Comprehensive Plan and this Code. 2.The use would not change the existing or planned character of the surrounding area. 3.The use would not depreciate property values. 4.The use would not involve any activity, process, materials, equipment or methods of operation that would be dangerous, hazardous, detrimental, disturbing or cause a nuisance to any person or property, because of excessive noise, glare, smoke, dust, odor, fumes, water or air pollution, drainage, water run-off, vibration, general unsightliness, electrical interference or other nuisances. 5.The use would not exceed the design standards of any affected street. 6.The use would be served by adequate public facilities and services, including streets, police and fire protection, drainage structures, water and sewer systems, schools and parks. 7.The use would not create excessive additional costs for public facilities or services. 8.The use would maximize the preservation of and incorporate the site's natural and scenic features into the development design. 9.The use would cause no more than minimal adverse environmental effects. Attachment 6 Approval is subject to the following conditions: 1.All parking areas must be hard surface and the applicant is required to meet the city minimum parking requirements. 2.No exterior site or building exterior changes, except signage, shall take place unless approved by the city. Signs shall follow the city’s sign ordinance. Signs shall not be installed unless the applicant first obtains sign permits. 3.Any and all trash receptacles shall be contained within an enclosed structure. Any design of a new structure shall be subject to the city’sdesign review process. 4.The proposed use must be substantially started within one year of council approval or the permit shall become null and void. The council may extend this deadline for one year. 5.The city council shall review this permit in one year. 6.The applicant shall submit to staff for approval, a plan for providing screening on the northeast corner of the site – between the access drive and the retaining wall. 7.Storage containers must be placed to the east of the building behind the existing retaining wall. Storage containers are not permitted to be placed anywhere else on the site. 8.This site is limited to three storage containers; each no more than 20 feet in length. 9.The applicant shall comply with all requirements of the building official, assistant fire chief and city engineer. The Maplewood City Council __________ this resolution on _________, 2016.