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HomeMy WebLinkAbout06/21/1999MAPLEWOOD PLANNING COMMISSION Monday, June 21, 1999, 7:00 PM City Hall Council Chambers 1830 County Road B East 1. Call to Order 2. Roll Call 3. Approval of Minutes 4. Approval of Agenda 5. Public Hearings 6. New Business a. Tax-increment Financing Plan Amendment - Schoeder Milk (2080 Rice Street) b. Menards Conditional Use Permit Revision (2280 Maplewood Drive) c. Feed Products and Service Conditional Use Permit Revision (1300 McKnight Road) d. Knollwood Circle Preliminary Plat (Cypress Street, south of County Road C) 7. Visitor Presentations 8. Commission Presentations a. June 14 Council Meeting: Ms. Fischer b. June 28 Council Meeting: Mr. Pearson c. July 12 Council Meeting: Mr. Frost 9. Staff Presentations 10. Adjournment MINUTES OF THE MAPLEWOOD PLANNING COMMISSION 1830 COUNTY ROAD B EAST, MAPLEWOOD, MINNESOTA JUNE 21, 1999 I. CALLTO ORDER Chairperson Fischer called the meeting to order at 7 p.m. II. ROLL CALL Commissioner Commissioner Commissioner Commissioner Commissioner Commissioner Commissioner Commissioner Commissioner Lorraine Fischer Present Jack Frost Absent Matt Ledvina Present Paul Mueller Absent Gary Pearson Absent William Rossbach Present Michael Seeber Present Milo Thompson Present Dale Trippler Present III. APPROVAL OF MINUTES There were no minutes. IV. APPROVAL OFAGENDA Commissioner Ledvina moved approval of the agenda as submitted. Commissioner Thompson seconded. The motion passed. Ayes--all V. PUBLIC HEARING VI. There were no public hearings. NEW A. BUSINESS Tax-Increment Financing Plan Amendment--Schroeder Milk (2080 Rice Street) Melinda Coleman, director of community development, presented the staff report. Ms. Coleman clarified that the commission would be voting to expand the tax-increment financing area to include the entire city of Maplewood. She explained that when these projects start paying back taxes, the money goes into a separate fund that can be used to help other businesses or do housing programs. Commissioner Ledvina moved the Planning Commission recommend approval of the resolution for the tax-increment financing for the expansion of the Schroeder Milk processing plant at 2080 Rice Street. Commissioner Seeber seconded. Ayes--all The motion passed. Planning Commission Minutes of 06-21-99 -2- B. Menards Conditional Use Permit Revision (2280 Maplewood Drive) Melinda Coleman, director of community development, presented the staff report. Commissioner Trippler was concerned about the amount of traffic congestion at the intersection of County Road B East and Maplewood Drive. He envisioned most of the traffic exiting from the south, if the parking spaces on the north are removed, which will increase the severity of this problem. Ken Haider, city engineer, said a recent project involved the various property owners in an attempt to arrive at a better solution for movement of traffic at this corner. The best solution, according to Mr. Haider, would be to move the frontage read further east. The cost would be excessive and the city is not prepared to make that much investment. He felt "the direction of approach to Menards is probably more defined by where people are coming from, rather than where they are parking." Chairperson Fischer stated that a provision for additional parking, if needed in the future, is usually a condition for a parking variance. This condition was not included for Menards. Ms. Coleman wasn't sure where parking could be added but said this condition could be included. Commissioner Rossbach recommended against having this requirement included. He felt it was better to have the landscaped area. Commissioner Ledvina pointed out a conflict in the recommendation where, in one place, no material would be allowed to extend above the fence and, in another, Menards is to be responsible for neighbor safety in regard to materials stored over the height of the fence. Ms. Coleman thought the intention was that nothing would be allowed over 14 feet. Commissioner Rossbach commented that this was a much better plan that the one previously submitted. He anticipated that there could still be a problem with semi trucks parking in the lot at the southwest corner. Ms. Coleman said that Menards worked with the nearby residents to find a solution to this problem. She has not received any complaints about the noise from the trucks in over a year. Gregory Ewig of Menards was present. Mr. Ewig clarified that the pallet reck and fencing is 14 feet tall and there is a roof-screening structure that limits stacking above the 14 feet. He said it was a consensus at the neighborhood meeting that the curbing in the southwest parking lot might deter semis from parking in this area. Mr. Ewig said they anticipated having some employee parking in the spaces on the east side of the building. Commissioner Rossbach moved the Planning Commission recommend: Adoption of the resolution which approves a conditional use permit revision for a 33,769- square-foot addition at 2280 Maplewood Drive. The city bases this approval on the findings required by the code. Approval of this CUP revision is subject to the following conditions (additions are underlined and deletions are crossed out: Adherence to the site plan date-stamoed May 5. 1999. dated March 15, ~'°° thc, ~1~;~;~1 II IUUO~:~ [JIGII UGL~U UOIIUGI~ UI I~l Ulll~O0 ~ ~ll~ll~ I0 ~IUV~M ~ /11~ ~IL~ ,. community d~siOn,~v,~,: .... ~,~.~---~ The director of community development may approve minor changes. Compliance with the following screening-fence requirements: a. The property owner shall continue to have and keep, in a maintained condition, wooden screening-fences as follows: ~ The eight-foot-tall screening fence west of 1071 County Road B and running east- Planning Commission Minutes of 06-21-99 -3- west behind 1071= 1081 and part of 1101 County Road B shall remain. All other screening fences that abut the residential lots shall be 14 feet tall. All screening fences shall be constructed of vertical boards of the same dimension, color and material. ,-,,, o,~,,,-,w,-,o,, fe,,,.~ runn;ng ~oot ,~ot f,,~,,, the northwest ,.,,,,,~, ~,, ,,~,, ........ ' 1101 '" ....... C~unty,'-'--'~,,.,o,~ D to thc no,~h'¢;6st ~.,~,,,~, ,.,, ,.,,.,,, ,,y ,..,.,o,~ B. (4) /Z3~. No material on the storage racks, adjacent to the fence behind 1101 and 1115 County Road B, shall extend above the 14-foot-tall fence. No more than 3 ¼ feet of the 17 ¼-foot-tall interior storage racks shall be visible from the homes to the south that are at street level along County Road B. This excludes those houses that sit higher on a hill. d. Menard's shall be responsible for the safety of the neighbors in regard to the materials stored over the height of the fence. 3. Hours of operation in the storage yard shall be limited to 7:00 a.m. to 10:00 p.m. 4. An exterior public address system shall not be allowed. 5. All lighting in the storage yard that is not needed for site security shall be turned off after business hours. 6. The city council shall review this permit in one year if the proposed retail-space addition 7. Plowed snow shall be stored away from the southern and eastern property lines to avoid runoff problems on residential property. 8. Menard's shall store all their materials within the fenced storage area.-Ptaf~"~isCays OlI°ll I~;~ ~/~11111%%~,l ~,/ULOIU~ LI I~;~ ~1~;;~;~1 I 9. Sanitation facilities shall be provided by Menard's for the employees. Planning Commission Minutes of 06-21-99 -4- 12. 10. 13. The proposed building addition and site work 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. 11. This permit terminates the approval for the temporary., seasonal greenhouse. The perimeter of the building must be kept accessible for fire emergencies. The ap_p_lJcaQt shall arrange with the fire marshal for access through the gate behind the b.uJJdJQg_iQ the case of emergencies. Approve a parking-reduction authorization for Menard's at 2280 Maplewood Drive to have 258 spaces fewer than the code requires. (The code requires 717 spaces on the site--29 for the indoor warehouse and 688 for indoor retail space. Menard's is proposing 459 parking stalls.) Approval is because: 1. The required number of spaces is excessive. Menard's has gotten by, essentially, with the main parking area in front of the building since 1988. Menard's customers do not typically use other available parking areas on the site. 2. The proposed retail addition would need 169 spaces according to the code. The existing easterly parking lot and the proposed 149-space parking lot (totaling 180 spaces)would provide enough parking for the new retail space. Commissioner Thompson seconded. Commissioner Rossbach asked for confirmation that A.2.c. is changed to 3 ¼ feet. This was confirmed. Ayes--all The motion passed. Feed Products and Service Conditional Use Permit Revision (1300 McKnight Road) Melinda Coleman, director of community development, summarized the staff report. Ms. Coleman answered questions from the commissioners. John Fallin of FP&S, the owner of the property, said this trailer would be put on the backside of the property and used for storage and as an area for employees to get warm in the winter. Mr. Fallin was not sure if the trailer would be permanent. He said it was a finished trailer and they did not plan any additional work on it. Commissioner Thompson said he visited the site and it was "much improved." Commissioner Trippler was indecisive about the gate situation. Mr. Fallin said they were in favor of the gate because it would prevent unauthorized vehicle access and people from dumping on the property. He felt trucks parking at the gate would be an issue for the neighbors. Commissioner Trippler suggested an unlocked gate with a latch, and possibly a surveillance camera, to inconvenience trespassers. Mr. Fallin said the gate was better for FP&S and "not so good "for the neighbors. He pointed out that the gate would have to be back far enough so a semitrailer could pull in and stop. Commissioner Ledvina had a concern about leaving the location of the trailer "open-ended." He felt this type of trailer should be temporary. Commissioner Rossbach thought Commissioner Planning Commission Minutes of 06-21-99 -5- Pearson (who was not in attendance at this meeting) would object to Mr. Ledvina's feelings that this could not be a permanent structure. Mr. Ledvina said that an employment situation was different than a residential one. Mr. Rossbach said he would be more comfortable in setting a time limit instead of making it part of a particular construction phase. Mr. Ledvina suggested a three or five year time limit. Commissioner Thompson proposed specifically including the trailer in the CUP review in one year. Mr. Rossbach said he thought this would depend upon how the city council handled the review. He "kind of agreed" with Mr. Ledvina in that it wouldn't be good to set too much of a precedent to use a trailer to expand a business. Commissioner Thompson pointed out that tax-increment financing was just passed by the commission for Schroeder Milk who uses "a substantial number of trailers" for warehousing. Ms. Coleman said Schroeder Milk was also under a conditional use permit and she surmised that the trailers were permitted as part of their business. Commissioner Ledvina was hesitant about making a decision in regard to the gate. Commissioner Seeber suggested that there might be a way to prevent unauthorized dumping without putting in a gate. Commissioner Trippler said the trailer "didn't bother him one way or another," but he was uncertain about the gate. He did not think it needed to be addressed in the recommendation to the city council. Mr. Trippler asked if the condition should be changed to require removal of the trailer before a building permit is issued for Phase II instead of Phase II1. Ms. Coleman said Maplewood has adopted an addendum to the building code which requires additions to buildings to be sprinklered or an equivalent. She did not think that, under these new codes, Phase III will be allowed to be constructed without sprinklering. Economically it will be almost infeasible to sprinkler this proposed building because of its size. Commissioner Rossbach moved the Planning Commission recommend: A. Adoption of the resolution which changes the conditional use permit for the warehouse facility at 1300 McKnight Road North. This permit revision allows the owner to add a trailer to his warehouse site in an M-1 (light manufacturing) district closer than 350 feet to a residential district. The city bases this approval on the findings required by code as well as the following reasons: 1. The proposed trailer would be substantially screened from neighboring single dwellings. 2. The applicant's business hours are from 7 a.m. to 3 p.m. so there would not be evening noise generated from this business. 3. The proposed trailer is a minor addition to the existing 34-acre site. 4. Lakewood Drive is an arterial roadway built to handle traffic volumes that would exceed the current usage and any increase anticipated by the proposed addition and trailer. This approval is subject to the conditions of approval adopted by the city council on November 23, 1998, subject to the following revisions ( I have crossed out the deletions and underlined the additions): 1. All construction shall follow the site plan approved by the city. · - .... '- .... ~- ..... "-" ..... -'-" within one The proposed trailer must be occupied c~nstr;;ct;on ,,,~,o, ~,~ o-~,o,o, ,,,o,,y o,o, ,~,~ year of council approval or the permit revision shall become null and void. The council may extend this deadline for one year. 3. The city council shall review this permit in one year. Planning Commission Minutes of 06-21-99 -6- 4. A designated paved parking area shall not be required unless the site usage changes warranting the need for parking spaces. 5. Update the alarm system at the facility, subject to the approval of the Director of Public Safety. Provide several signs along the wetland edge on the warehouse site. The number and placement of these signs shall be determined by staff. These signs shall prohibit any building, mowing, cutting, filling or dumping in or around the wetland. 8. Submit an industrial storm water protection plan to the Minnesota Pollution Control Agency for their review and approval. B. Approval of the plans date-stamped May 12, 1999, for the trailer at the Bulk Storage site at 1300 McKnight Road North. The property owner shall: 1. Repeat this review in two years if the city has not issued a building permit for the trailer. 2. Repair and repaint the existing warehouse building before occupying or using the trailer. 3. If any required work is not done on the trailer when the applicant requests a certificate of occupancy, the city may allow temporary occupancy if: a. The city determines that the work is not essential to the public health, safety or welfare. The city receives cash escrow or an irrevocable letter of credit for the required work. The amount shall be 200 percent of the cost of the unfinished work. Any unfinished landscaping shall be completed by June 1 if the building is occupied in the fall or winter, or within six weeks of occupancy if the building is occupied in the spring or summer. Provide several signs along the wetland edge on the warehouse site. The number and placement of these signs shall be determined by staff. These signs shall prohibit any building, mowing, cutting, filling or dumping in or around the wetland. 5. All work shall follow the approved plans. The director of community development may approve minor changes. Commissioner Seeber seconded. Commissioner Rossbach said it was his intent that a second motion should be made to address Condition A. 6. He felt this would let the city council know the planning commission's thoughts on the gate. Commissioner Thompson asked about the condition that requires repair or repainting of the existing warehouse building before occupying or using the trailer. Melinda Coleman explained that Mr. Fallin indicated he was not painting the entire building immediately. She thought "repair and repaint" referred to a graffiti issue that has been resolved. Chairperson Fischer made a friendly amendment to have B.2. read "Repair and repaint the graffiti on the existing warehousing... "Commissioners Rossbach and Seeber accepted the amendment. Commissioner Ledvina noted a difference in the resolution that would address some of his concern in regard to removal of the trailer. Planning Commission Minutes of 06-21-99 -7- Ayes--all The motion passed. Commissioner Rossbach moved the Planning Commission recommend that a provision for a locked-gate system at the Lakewood Drive entrance be included in the resolution. Commissioner Ledvina seconded. Ayes--Fischer, Ledvina, Rossbach, Thompson Nays--Trippler, Seeber The motion passed. D. Knollwood Circle Preliminary Plat (Cypress Street, South of County Road C) Melinda Coleman, director of community development, presented the staff report. Ken Haider, city engineer, answered a question from Commissioner Rossbach about no requirement for a storm sewer system. He said there is a requirement for a drainage plan but the land south of Kohlman Lake is only slightly above the water level in the lake so there is not much grade to work with. Surface drainage systems and ponds have been installed, mostly on the park property, that will temporarily store water until it can be discharged into the lake. Mr. Haider said that most of the water from this subdivision will come to the intersection of Cypress and County Road C and then into the city system to be discharged to Kohlman Lake. Ms. Coleman confirmed that most of the trees being removed are on the west side of the site. The applicant was not present at the meeting. Mark Nichols, 2550 Forest Street, was concerned about several issues. Mr. Nichols did not receive notice of this commission meeting. Ms. Coleman said the public hearing would be at the city council meeting on July 12. Mr. Nichols and surrounding residents will be notified of that meeting. Mr. Nichols' said his lot and others in his neighborhood have been impacted by storm water flow in the past. He asked the commission to consider the tree removal plan closely as he envisioned Lot 7 being stripped of trees. Mr. Nichols had a concern about the placement of the street lights. He refuted a property owner claim that this development was being built in a gravel pit. Mr. Nichols said this is a "beautiful, green area." Mr. Nichols inquired about the value of the homes to be built. Ms. Coleman said she did not have that information and could not legally ask. She suggested Mr. Nichols ask the applicant at the public hearing. Ms. Coleman explained the plat process and how it related to Mr. Nichols' concerns. Ken Haider said he did not totally agree with the staff report in regard to street lights. He did not see an area where he would want to put two street lights in this subdivision. He thought one would be required at the intersection with Cypress. Mr. Haider explained that street lights are rented from NSP on a monthly basis and, because there is a cost involved, the city tries to limit the number of lights. These lights are intended for traffic--security lighting is the responsibility of the property owner. Commissioner Thompson asked if a preliminary plat should not include verbiage that required adequate public services, similar to that in a conditional use permit. Ms. Coleman said this application falls under the zoning ordinance and if the property owner meets all the code requirements he can develop his property. Mr. Thompson expressed concern over the drainage issue. Mr. Haider said that because this was zoned by the city for single-family homes, the city has a responsibility, to a degree, to provide public improvements. He said the drainage system in the area works reasonably well but it is not perfect. Commissioner Rossbach thought the runoff from the west side would go to the new street and, on the east side, it would go to the north except for Lot 9. He suggested that some grading be Planning Commission Minutes of 06-21-99 -8- done on Lots 6, 7, and 8 that would allow for water to be retained on these lots for approximately a 48-hour period. Mr. Haider was concerned about a hill in this area. He suggested that a condition could be worded "the applicability of a rainwater garden on Lots 6, 7, and 8 could be investigated and incorporated if local soil conditions would allow it." Chairperson Fischer noted that the planning commission usually tables a proposal if the applicant is not present. She asked if staff recommended that the commission act on this because of the time frame. Ms. Coleman said, in this case, she would recommend action. Commissioner Ledvina moved the Planning Commission recommend approval of the Knollwood Circle preliminary plat (date-stamped May 7, 1999). The developer shall complete the following before the city council approves the final plat: 1. Sign an agreement with the city that guarantees that the developer or contractor will: a. Complete all grading for overall site drainage, complete all public improvements and meet ail city requirements. b.* Place temporary orange safety fencing and signs at the grading limits. c. Have NSP install street lights in one location subject to city engineer's approval. Install permanent signs around the edge of the wetland buffer easements. These signs shall mark the edge of the easements and shall state there shall be no mowing, vegetation cutting, filling, grading or dumping beyond this point. City staff shall approve the sign design and location before the contractor installs them. The developer or contractor shall install these signs before the city issues building permits in this plat. e. Install survey monuments along the wetland boundaries. f. Provide all required and necessary easements (ten-foot drainage and utility easements along the front and rear lot lines of each lot and five-foot drainage and utility easements along the side lot lines of each lot). g. Pay the city for the cost of traffic-control, street identification and no-parking signs. h. Investigate the applicability of incorporating rain water gardens throughout the plat. 2.* Have the city engineer approve final construction and engineering plans. These plans shall include grading, utility, drainage, erosion control, tree and street plans. The plans shall meet the following conditions: a. The erosion control plans shall be consistent with the city code. The grading plan shall: (1) Include proposed building pad elevation and contour information for each home site. The lot lines on this plan shall follow the approved preliminary plat. (2) Include contour information for all the land that the construction will disturb. (3) Show housing pads that reduce the grading on sites where the developer can save large trees. Planning Commission Minutes of 06-21-99 -9- (4) Show the proposed street grades as allowed by the city engineer. (5) Show all proposed slopes steeper than 3:1 on the proposed construction plans. The city engineer shall approve the plans, specifications and management practices for any slopes steeper than 3:1. (6) Include the tree plan which: · Shows where the developer will remove, save or replace large trees. This plan shall include an inventory of all existing large trees on the site. · Shows no tree removal beyond the approved grading and tree limits. c. The applicant shall evaluate the applicability of rainwater gardens for Lots 6, 7, and 8, in consideration of the soil conditions permitting drainage. Obtain a permit from the Ramsey-Washington Metro Watershed District for grading. If the developer decides to final plat part of the preliminary plat, the director of community development may waive any conditions that do not apply to the final plat. *The developer must complete these conditions before the city issues a grading permit or approves the final plat. Commissioner Rossbach seconded. Commissioner Rossbach asked to have the reference to Lots 6, 7, and 8 removed from 2.c. He said there were other lots where "these type of things could be incorporated." This amendment was agreeable to Commissioners Ledvina and Rossbach. Commissioner Trippler said rainwater gardens should be encouraged by everyone to increase infiltration of rainwater rather than encouraging runoff. The motion passed. VII. VISITOR PRESENTATIONS There were no visitor presentations. VIII. COMMISSION PRESENTATIONS A. B. C. IX. STAFF PRESENTATIONS Ayes--All June 14 Council Meeting: Ms. Fischer reported on this meeting. June 28 Council Meeting: Mr. Pearson is scheduled to attend this meeting. July 12 Council Meeting: Mr. Frost is scheduled to attend this meeting. Melinda Coleman reported on a home business on Chippewa Avenue that had numerous vans parked in front of the residence. The operator of the business was encouraged to seek office space and has done so. Planning Commission Minutes of 06-21-99 -10- X. ADJOURNMENT The meeting adjourned at 9:03 p.m.