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HomeMy WebLinkAbout11/09/1998BOOK AGENDA MAPLEWOOD COMMUNITY DESIGN REVIEW BOARD Monday, November 9, t998 6:00 P.M. Maplewood Room Maplewood City Hall 1830 East County Road B 1. Call to Order 2. Roll Call 3. Approval of Minutes - October 13, 1998 4. Approval of Agenda 5. Unfinished Business 6. Design Review a. Building Addition and Office Building Proposals, 1300 N. McKnight Road - Feed Products and Service Company 7. Visitor Presentations 8. Board Presentations 9. Staff Presentations a. CDRB Representative Volunteers for City Council Meetings on November 23 and December 14 10. Adjourn p:com-dvpt~cdrb.agd WELCOME TO THIS MEETING OF TH"= (2OMMUNITY D"=SION REVIEW BOARD This outline has been prepared to explain the review process of this meeting. The review of an item usually follows this format. 1. The chairperson of the meeting will announce the item to be reviewed. 2. The chairperson will ask the applicant or developer of the project up to the podium to respond to the staff's recommendation regarding the proposal. The Community Design Review Board will then discuss the proposed project with the applicant. 3. The chairperson will then ask the audience if there is anyone present who wishes to comment on the proposal. 4. After everyone is the audience wishing to speak has given his or her comments, the chairperson will close the public discussion portion of the meeting. 5. The Board will then discuss the proposal. No further public comments are allowed. 6. The Board will then make its recommendations or decision. 7. Most decisions by the Board are final, unless appealed to the City Council. You must notify the City staff in writing within 15 days to register an appeal. jw\forms~,drb.agd Revised: 11-09-94 MINUTES OF THE MAPLEWOOD COMMUNITY DESIGN REVIEW BOARD '1830 COUNTY ROAD B EAST, MAPLEWOOD, MINNESOTA OCTOBER 13, 1998 CALL TO ORDER Chairperson Erickson called the meeting to order at 6 p.m. II. ROLL CALL Marvin Erickson Present Marie Robinson Absent Ananth Shankar Present Tim Johnson Present Matt Ledvina Present III, APPROVAL OF MINUTES September 8, 1998 IV. VI. Boardmember Johnson moved approval of the minutes of September 8, 1998, as submitted. Boardmember Shankar seconded. Ayesmall The motion passed. APPROVAL OF AGENDA Boardmember Shankar moved approval of the agenda as submitted. Boardmember Johnson seconded. Ayesmall The motion passed. UNFINISHED BUSINESS There was no unfinished business. DESIGN REVIEW A. Building Addition, 1681 Cope Avenue East--Sheet Metal Workers Local #10 Cynthia Burns of AmerINDIAN Architecture, the architectural firm doing this project, was present. Ms. Burns had no questions about the staff recommendations. She explained that they were working on the parking plan and that the lighting portion has been completed. She said both items would be given to the contractor before he applied for the permits. Ms. Burns confirmed that the large trees being removed from the site would be replaced with new trees. She said an effort is being made to match the existing building. There will be two roof-top equipment units. Ms. Burns said there are skylights on top with translucent panels. She said the stucco of the new addition should match the concrete base of the existing building. She also mentioned that the entrance door has side lights of glass down to the ground and the windows of the building Community Design Review Board Minutes of 10-13-98 -2- have a stucco base. Ms. Burns said on the south elevation there is a vestibule area that has glass all the way down. Boardmember Ledvina moved the Community Design Review Board: A. Approve the plans date-stamped September 17, 1998, for the Sheet Metal Workers Local #10 building addition at 1681 E. Cope Avenue. The property owner shall do the following: 1. Repeat this review if they have not obtained a building permit within two years. Provide a parking lot striping plan with at least 70 parking spaces before the city will issue a building permit. Three handicap-accessible parking spaces shall be provided. These three spaces must meet ADA requirements. One space must be van accessible. 3. Complete the following before occupying the building addition: a. Sweep and restripe the parking lot in accordance with the approved striping plan (to be submitted as required above). b. Install handicap-parking signs for each handicap-parking space. c. Paint any rooftop mechanical equipment that may be placed on the addition to match the uppermost part of the building. d. Provide site-security lights in the north end of the parking lot west of the building. 4. If any required work is not done, 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. 5. All work shall follow the approved plans. The director of community development may approve minor changes. B. The community design review board waives the trash enclosure requirement since the trash container is concealed from public view. Boardmember Johnson seconded. Ayes~all The motion passed. Community Design Review Board Minutes of 10-13-98 -3- B. Comprehensive Sign Plan Change, Hillside Shopping Center, 1690 North McKnight RoadmSuntide Realty Services, Inc. Steve Dombrovski, president of Suntide Realty Services, Inc., totally agreed with the staff report. Chairperson Erickson asked why the applicant wanted to put the signs on the brick. Mr. Dombrovski thought the original sign plan was not very well thought out in regard to the tenants in the building. The original plan was to have signage on the front of each small canopy and then have unlit, stack signage on the fascia of the two towers. He said, by this request, they are trying to have a continuity in regard to signage and eliminate the canopy signage. Mr. Dombrovski explained that the letters for the signs are set on raceways in front of the brick. Therefore, it will not be necessary to drill into the bricks each time there is a tenant change. He said their first objective was to get good long-term tenants. Mr. Dombrovski added that the existing canopies will be repaired and relamped. He said the glow from the lights behind the canopies gives a nice visual effect for the building. Boardmember Ledvina commented that staff had done a good job in evaluating and correcting the original problems with this center. He said he was in favor of the proposal. Chairperson Erickson agreed. Mr. Dombrovski complimented Secretary Tom Ekstrand on the effort he put forth for this project. Boardmember Shankar moved the Community Design Review Board recommend: Approval of the plans date-stamped September 15, 1998, for the comprehensive sign plan revisions at the Hillside Shopping Center, 1690 North McKnight Road. The revised sign criteria shall be as follows (additions are underlined and deletions are crossed out): Tenant Signs '"--,.,, ,,. I ,,-,, ~ :--'-,,,, ,-,,,,'-" ;i.~n c,,'~ th~ ',,,..,.r. ..... A sion_ may_ be .Dlaced on the tower for the business that occuPies the tenant sDace behind the tower only. Other tenants may not place their sign on the tower. Tower-mounted signs must be confined within the area marked by the four sc~uares on the front face of the towers. Tower signs must be comprised of individual letters. Cabinet sians are not allowed. If a tenant with a tower-front space has a sign on the tower, they may not have an additional sign on the main building fascia. ........................... ~,y ...... u,,. Tenants may_ place, their business name on the Dylon sign. Pylon signs are subject to staff approval. 3. Canopy signs are prohibited, except for Tom Thumb. See the Tom Thumb section below. Eighteen inches shall be the maximum height of signs over the canopies for those tenants that are not located behind one of the two towers. These tenant signs shall be located on the uDDer Dart of the tenant's store front just below the roof flashing. Tom Thumb Signs 1. One 30-inch-tall, internally-lit sign of individual letters on the west elevation. Community Design Review Board -4- Minutes of 10-13-98 :,,';c,h t;',', sign on the gas island canopy. This sign shall not extend above or below the canopy facade. One silk-screened sign on the canvas canopy, one 18-inch-tall wall sign on the front of the building or one sign on the front face of the west tower. The 18-inch-tall wall sign or tower sign shall not be used unless Tom Thumb first removes the canopy sign and replaces the canopy material with one that matches the others in the shoppino center. If a sign is placed on the tower it must comply with the size, placement and style requirements as noted above for tenant signs. Cabinet signs are not allowed. 4. "Tom Thumb" and the name of the fuel product s01d may be displayed Tbs b',;s~nss~ ~,;mc on the pylon sign. The pylon sign is subject to staff approval. Cano_Dy U_D_orades The shopping center owner shall remove the canopy signs and uniformly repair or replace all of the damaged canopies, except Tom Thumb's, by the end of 1998. Boardmember Ledvina seconded. Ayes--all The motion passed. VII. VISITOR PRESENTATIONS There were no visitor presentations. VIII. BOARD PRESENTATIONS Boardmember Erickson reported on the September 28, 1998 City Council Meeting. Boardmember Ledvina reported on the October 12, 1998 City Council Meeting. IX. STAFF PRESENTATIONS CDRB Representative for City Council Meeting of October 26: Mr. Shankar will attend this meeting. CDRB Representative for City Council Meeting of November 9: Mr. Johnson will attend this meeting. X. ADJOURNMENT The meeting adjourned at 7:33 p.m. TO: FROM: SUBJECT: LOCATION: DATE: MEMORANDUM City Manager Thomas Ekstrand, Associate Planner Conditional Use Permits, Parking Waiver and Design Review - Bulk Storage Warehouse 1300 N. McKnight Road November 4, 1998 INTRODUCTION Project Description John C. Fallin, of FP&S, is proposing to build the following at his Bulk Storage warehouse, 1300 N. McKnight Road: Phase 1 --A 12,000-square-foot shipping-dock addition onto the east side of the Bulk Storage building. This addition would range in height from 16 feet on the north to 24 feet tall at its south side (the center of the east wall of the main building). The existing building is 76 feet tall. The proposed addition would have an exterior of beige standing-seam siding, a white-standing seam metal roof and white trim. Phase 2 -- A 4,320-square-foot, one-story office building between McKnight Road and Lakewood Drive. The applicant would use half of the building for his firm and rent the remaining space. The proposed office would have an exterior of beige, horizontal-lap vinyl siding, white trim, beige shingles and an earth-tone brick base. 3. Phase 3 --A 13,500-square-foot shipping-dock addition to adjoin the first (Phase 1) addition and would be constructed of the same materials. Refer to the attached maps, plans and letter from the applicant on pages 13-19. Requests The applicant is requesting that the city council approve the following: 1. A conditional use permit (CUP) for the Bulk Storage site because: The proposed shipping dock addition (both phases) would be closer than 350 feet to the abutting residential districts. The proposed shipping-dock addition would be 120 feet from the residential district to the north and 195 feet from the residential district to the south. The code requires a CUP for buildings in a M-1 (light manufacturing) district that would be closer than 350 feet to a residential zone. bo Of the outdoor storage on the site. The city code requires a CUP for the outdoor storage or display of goods or materials. Presently there are landscaping supplies stored west of the main building and roofing supplies stored at the east end of the site. A CUP has never been granted for outdoor storage. c. Of the expansion of a nonconforming use. Bulk Storage is nonconforming because it does not have any designated paved parking spaces. A CUP for the proposed office building because it would be closer than 350 feet to the abutting residential districts. The proposed office building would be 310 feet from the residential district to the north and 59 feet from the residential district to the south. A parking waiver to have fewer parking spaces than the number required by code. For a building the size of Bulk Storage, including the proposed addition, the code requires 109 paved parking spaces (83 for the large building, 12 for the Phase 1 shipping-dock addition and 14 for the Phase 2 shipping-dock addition). 4 Approval of plans for the proposed building addition and office building. DISCUSSION CUP for the Bulk Storage Site - Proximity to Residential Districts Several neighbors responding to our survey said that they object to the proposed addition because it would increase noise, bring rodents into the area due to feed storage, increase traffic and decrease property values. Noise The proposed shipping-dock addition would lessen the noise of the current operation by enclosing the dock and shipping activities which are presently taking place outside. Mr. Fallin also said that his business hours at the warehouse are from 7 a.m. to 3 p.m. so there would not be any noise from his business in the late afternoon or evening. Some neighbors have said that train noise is bothersome. One neighbor provided a copy of the City of St. Paul's recently adopted ordinance which prohibits whistle soundings in St. Paul, except as a "warning of imminent and immediate danger to life or property." This resident suggested that the city council pass a similar ordinance. The concern about, or problems caused by, train whistles at night are not the fault of Bulk Storage. If the council wishes to address this issue, they should direct staff to investigate what options there are to control train whistle soundings. Rodents Several neighbors stated that they did not want this shipping-dock addition to be built because they felt the applicant would begin storing feed products that would attract rodents. Mr. Fallin said that his business primarily stores mineral ingredients for cattle and swine feed such as dicalcium phosphate. The product he stores is used to supplement feed with phosphorus, potasium, calcium and magnesium. He said that they have been storing these products on the site for the two years they have been at Bulk Storage. 2 Traffic The applicant does not anticipate that there will be a traffic increase because of the building addition. He explained that he is not proposing to add on because the business has grown or would grow because of the addition. He said the reason for this expansion is to provide an enclosed, controlled environment for his shipping and receiving operations. With or without the addition, if business increases the amount of truck traffic would increase, if business decreases, the amount of traffic will likewise decrease. According to Dan Solar, the Ramsey County Traffic Engineer, Lakewood Drive is carrying 12,500 vehicle trips per day (VDT). This is substantially under the amount of cars it is designed to handle. For comparison, Mr. Solar said that McKnight Road, near the Sunray Shopping Center is handling 20,000 VTD and McKnight Road near Highway 36 is handling 15,000. According to Mr. Solar, the portion of McKnight Road by Bulk Storage can easily handle any slight traffic increase that this facility may generate. The Maplewood Comprehensive Plan, furthermore, designates Lakewood Drive as an arterial roadway. Arterials are intended to carry high amounts of traffic. They provide a major roadway connection between various parts of the city and abutting communities. Pro_Derty Values Several neighbors are concerned that the proposed addition will decrease their property values. The proposed shipping-dock addition should improve compatibility rather than interfere with the nearby homes. Denying the proposed addition would cause the shipping activities to continue outdoors. The proposed addition is also small and insignificant compared to the square footage, mass and height of the existing building. The proposed Phase 1 dock addition would total 12,000 square feet in area. This is 15 percent of the size of the existing warehouse which totals 82,626 square feet. If the applicant builds the second phase of the shipping dock expansion, it would comprise an area of 30 percent of the existing building. The second phase, however, would be hidden from the homes to the north as would the first phase be hidden from the south. The addition would also be only 24 feet tall as opposed to the existing warehouse height of 76 feet. O~tdoor Storage The code states that the city may require screening of outdoor storage yards. The outdoor storage at the east end of the Bulk Storage property is setback 300 feet from the nearest home site to the north and about 500 feet from the Pond View Apartments to the south/southeast. With the combination of the existing tree growth, as well as the substantial distance between the storage yard and dwellings, there is no reason to deny the continued use of this site for outdoor storage. The landscape-materials storage at the west end of the site is also well screened from the neighbors. Expansion of a Nonconforming Use - Unpaved Parking Lot Bulk Storage is not a typical business with typical parking needs. The majority of the vehicular activity is truck transit that would not benefit from paved parking and drive areas. Nor would paved parking and drives enhance the appearance of the site. Six paved parking stalls amid acres of unpaved areas would provide no esthetic benefit (Mr. Fallin explained that he has six employees). In terms of paving all of the drive areas, as would typically be required, it is better to leave the ground unpaved to absorb storm runoff instead of sheet-draining large areas into the wetlands. Staff does not see any need to require any paved parking since it would not benefit the site. The office building should have paved parking as proposed, however. CUP - Office Site The proposed office building is a permitted use in the M-1 district. It would not have a negative impact on abutting properties. The only concern expressed by a neighbor is that this site development not block drainage from his site. Parking Waiver The city council should approve this parking waiver. Requiring paving for 109 parking spaces and drives would be excessive for this site and detrimental to the surrounding wetlands. As stated above, staff does not feel that parking for the six employees on the site is warranted. Design Considerations Building A_ooearan~e and Placement Although it is a different material from the existing plywood-exterior Bulk Storage building, the proposed addition would be appropriate for this site. The applicant should repair the main building as needed, however, and remove the graffiti from the south elevation. Landscaping The applicant has not proposed any additional landscaping for Bulk Storage. The proposed addition would be screened from the homes to the north by a thick stand of mature oak trees. This natural screening satisfies the screening requirement for this site. The applicant proposes to leave most of the natural vegetation on the office site, but would landscape the frontage along McKnight Road. Mr. Fallin has not specified the types of plantings, however. The applicant should provide a planting list before getting a building permit. Watermain Easement Crossing The parking lot for the proposed office building crosses a St. Paul Water Utility watermain easement. Tom Johnson, with the water utility, said that this may be allowed but he must see a detailed grading plan first to determine that it is feasible and would not impact the buried watermain. Staff must have a detailed grading and drainage plan, as well, before we can issue a permit for this site. Police Concerns Officer Dale Razskazoff, of the Maplewood Police Department, gave me the following report: in the past 365 days, this address has had nine alarm call, two burglaries, three criminal damage to property reports, three thefts, two traffic arrests and two disturbing the peace calls. Due to its geographical location and its almost hidden features to the main stream traffic, this property is an attractive hazard for the type of police calls it gets and is used in the darkened hours for several types of unwanted vehicle traffic. The property also stretches along the railroad tracks east for about two blocks. Outside storage also takes place here. The property adjoins an apartment complex which is fenced. This fence is violated often by youth in the area and is used for anything from making forts to underage drinking parties. Officer Razskazoff suggested: 1. The new addition, as well as the old, needs to have an updated alarm system. 2. The facility needs to be extremely well lit around its entire campus and the eastern portion of its buildingless property. 3. Needs to have a controlled access or locked gate system to enter the property from McKnight Road. Staff supports these suggestions, however, extensive lighting of the site will surely cause complaints from neighbors. From the comments I received, the residents in the new neighborhoods to the north and south prefer to have this facility less noticeable rather than have it made more obvious and noticeable. Although I do not disagree with the need, lighting the site would make it more obvious to neighbors at night. If the city council wishes to require full site lighting, they should make it a condition of the CUP. RECOMMENDATIONS Adopt the resolution on pages 22-24 approving a conditional use permit for the warehouse facility at 1300 N. McKnight Road. This permit allows the expansion of a building in an M-1 (light manufacturing) district'closer than 350 feet to a residential district, outdoor storage and the expansion of a nonconforming use due to the lack of designated paved parking areas. This approval is based on the findings required by code as well as the following reasons: 1. The proposed warehouse addition is substantially screened from neighboring single dwellings. 2. The applicant is storing mineral feed additives, not food-type feed products. 3. The applicant's business hours are from 7 a.m. to 3 p.m. so there would not be evening noise generated from his business. 4. The proposed shipping-dock addition would benefit the site by containing shipping activities that are presently taking place outdoors. 5 Bo 5. Lakewood Drive is an arterial roadway designed to handle traffic volumes that would exceed the current usage and any increase anticipated by the proposed addition. Approval is subject to the following conditions: 1. All construction shall follow the site plan approved by the city. The proposed construction 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. 3. The city council shall review this permit in one year. 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. 6. Provide a locked gate system at the Lakewood Drive entrance, subject to the approval of the Police Chief. 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. Adopt the resolution on pages 25-26 approving a conditional use permit for an office building between McKnight Road and Lakewood Drive in an M-1 (light manufacturing) district that would be closer than 350 feet to a residential district. This approval is based on the findings required by code and subject to the following conditions: 1. All construction shall follow the site plan approved by the city. The proposed construction 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. 3. The city council shall review this permit in one year. Approve a parking waiver for the Bulk Storage facility at 1300 N. McKnight Road allowing fewer parking spaces than the number required by code. The code requires 109 for the Bulk Storage warehouse building (after the proposed shipping-dock addition), none are required. This waiver is based on the following reasons: Bulk Storage is not a typical business with typical parking needs. The majority of the vehicular activity is truck transit that would not benefit from paved parking and drive areas. Do Paved parking and drives would not enhance the appearance of the site. Six paved parking stalls (there are six employees at the warehouse facility) amid acres of unpaved space would provide no esthetic benefit 3. It is better to leave the ground unpaved to absorb storm runoff instead of sheet-draining large areas into the wetlands. The city council may require the owner/operator to add paved parking and driveways if the city council determines the use of the site and building has changed to warrant paving. Approve the plans date-stamped October 7 and October 21, 1998 for the addition to the Bulk Storage building at 1300 N. McKnight Road and the proposed office building west of Bulk Storage between McKnight Road and Lakewood Drive. The property owner shall: 1. Repeat this review in two years if the city has not issued a building permit for this project. 2. Provide the following before getting a building permit for the proposed office building: A grading, drainage, utility and erosion control plan to the city engineer for approval. The erosion control plan shall comply with ordinance requirements. The grading and drainage plan shall show the wetland delineation line to verify compliance with setback requirements. b. A revised landscape plan for staff approval indicating the sizes and types of plantings proposed for the office site frontage. 3. Complete the following before occupying the office building: a. Restore and sod damaged boulevards. b. Install handicap-parking signs for the handicap-parking space. c. Screen roof-mounted equipment, if used, that would be visible from residential property. Construct a trash dumpster enclosure if there will be any outdoor storage of refuse. The enclosures must match the building in color and materials. There must be a closeable gate that is 100% opaque. e. Install an in-ground sprinkler system for all landscaped areas. f. Repair and repaint the existing warehouse building and remove graffiti. 4. If any required work is not done on the office or office site 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. '7 bo 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. All work shall follow the approved plans. The director of community development may approve minor changes. CITIZENS' COMMENTS I surveyed owners of the 21 properties within 350 feet of both sites. Of the 14 replies, four were in favor and ten objected. (One of the residents on the our mailing list circulated Staff's questionnaire to other neighbors as well.) In Favor 1. I am in favor because of the noise deadening factor from, from railroad, also maybe they could paint existing building also. (Remackel and Glazier, 1298 Myrtle Street) 2. It will improve the look of the building and its roof. Plant more trees to hide building from street such as evergreens, ash. (Heathcote, 2341 Tilsen Avenue) 3. I'm sure with new owners and owner occupied, things will be done in business-like manner. (Berglund and Shortridge) 4. It will help a local business. (Funk, 1272 Myrtle Street) Opposed 1. The addition will decrease our property value and will cause an increase in traffic. (Gruba, 1397 Myrtle Street) 2. The addition and office will cause too much additional traffic, storage of feed products will attract rodents and noise will increase. (Morris, 1282 Myrtle Street) Refer to the letter on page 20 from Randy Batterson (2321 Tilsen Avenue). Mr. Batterson also forwarded copies of this letter to his neighbors for their signatures. Another resident who signed a copy of this letter is Marcia and Karl Kohn (1369 Myrtle Street). The concerns listed in this letter are about traffic increase, rodents due to feed storage, noise and decreased property values. 4. Refer to the letter on page 21. (Bruechert, 1380 Currie Street). I object only if it interferes with the water drainage from my property. This is a drain that has been here for many years. Without it we would be flooded out. This is also a drain for 1250 McKnight Road which adjoins our property. (Potter, 1262 McKnight Road). This will increase rats, mice. I have children that have severe asthma. I do not want combustion that can ignite from a train. This is not the way to make people understand. You should call a meeting to let us all ask questions before anything is done. As for the new roof, our value just went down all you can see is this brown roof. My concern is what impact will this have with more traffic, noise and road safety. Will this increase property taxes? I am also concerned about noise levels at night. Will this effect wildlife? We say no to this. (Bock, 2342 Tilsen Avenue) 7. I object because of the noise level and increased amount of truck traffic. (DeGraw, 2322 Tilsen Avenue) $. I object to the extra traffic and the possibility of rodent. No feed storage. (Larson, 1295 Myrtle Street) 9. I object because of additional trucking activity and noise and the increase in rodents which will decrease property value. (Denault, 1389 Currie Street) Miscellaneous Comment One neighbor to the north on Arlington Street stopped in and said that the train whistles are too frequent and loud. 10 REFERENCE INFORMATION SITE DESCRIPTION Property size: 34 acres Existing land use: Bulk Storage Warehouse facility as well as open storage for a landscaping business storing retaining wall materials and cement pavers west of the building and roofing supplies on the east end of the site. SURROUNDING LAND USES Bulk Storage Site North: Railroad tracks and single dwellings South: Single dwellings West: Lakewood Drive and the applicant's proposed office building site East: Additional Bulk Storage property Proposed Office Site North: Railroad tracks and Lakewood Drive South: Single dwellings (the abutting lot is a trucking yard) West: Single dwellings in the City of St. Paul and railroad property East: Lakewood Drive and Bulk Storage property PLANNING Land Use Plan designation: M-1 Zoning: M-1 Ordinance Requirements Section 36-187(b) states that no building or exterior use, except parking, may be erected, altered or constructed within 350 feet of a residential district without a CUP. Section 36-151(b)(4) requires a CUP for the outdoor storage or display of goods or materials. The city may require screening of such uses provided at least 80 percent of materials are screened. Section 36-22(a)(8) requires one parking space for every 1000 square feet of warehouse space. Section 36-442(a) states that the city council must base approval of a CUP on nine standards for approval. Refer to findings one through nine in the resolution on pages 25-26. Section 25-70 of the city code requires that the CDRB make the following findings to approve plans: 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. 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. 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. p:sec24-29\bulkstor.2 Attachments: 1. Location Map 2. Property Line/Zoning Map 3. Site Plan-Entire Property 4. Site Plan-Office Site 5. Building Elevations-Shipping-Dock Addition 6. Building Elevations-Office Building 7. Applicant's Statement 8. Letter from Randy Batterson 9. Letter from Dave Bruechert 10. CUP Resolution-Bulk Storage Site 11. CUP Resolution-Office Building 12. Plans date-stamped October 7 and October 21, 1998 (separate attachments) Attachment 1 II I LARI~NTEUR KNOLL CIR. IDAHO AV~. 2 M~F.R,/~K U~ ~r!,LreD~J.E RD 4 AVE. HAW'rl.K)RN [ AVE. LOCATION 13 MAP Attachment 2 R1 R3 1 ] ] R3 I ] ] ] PROPERTY LINE I ZONING MAP 14 Attachment 3 I -- PHASE I. SHIPPING DOCK ADDITION II III IZ PHASE II. PROPOSED OFFICE BUILDING BETWEEN McKNIGHT ROAD AND LAKEWOOD DRIVE PHASE III. SECOND SHIPPING DOCK ADDITION EXISTING BULK STORAGE BUILDING 15 Attachment 4 16 Attachment 5 EAST.,.iELE*V~ ~ PHASE NORTH ELEV.** '(SOUTH REVERSE). 17 Attachment 6 NORTH ELEV. (SOUTH REVERSED) ~T-~:'.'--'-'~-~-::::~'.-_'-:' .-': -.: --- ,"': ' ':---: ': :.-".~-:-~-'-.'.-:-:"-: ---:--_ -. ,~::::: ':' -* ~_'~ .~... '_ -~ :_:: _. ,_.._m~ P~ ................. '.-. F ..................... .--..2 :-' ? F_. _~.~_~--_.----~-.:.'% .~ :' Z'E'--:':-TL ':' :::,-~T2L'." ~::' I~,~,~/,,[,.- ..... ~ ......... ~ ,,' ........ - ............................ . ................. ~ .-~ . -...~-? ............... _- -_-- -~-2 :. .-~- _:: ~' _-- ~ '_~ -- ...... '~;'- WEST ECEV. (EAST. REVERSED) 18 Attachment 7 STATEMENT OF INTENDED USE FOR APPROVAL OF REQUEST Feed Products & Service Company (FP&S) has recently purchased the assets of Bulk Storage Corporation at 1300 McKnight Road North. Previously FP&S had been a tenant for two years. The intended use of the property has been for bulk storage and distribution of agricultural ingredients. FP&S warehouses and distributes feed ingredients for livestock and pets. We are applying to the City of Maplewood for a conditional use permit for our M-1 zoned property due to residences within 350 feet. FP&S is and will operate the property in a manner, which is consistent with the intended use of the property. Immediately we will improve the badly deteriorated roof with a shingle color evaluated by the city. We would like the conditional use permit so we may phase build two extension to the existing warehouse (Phase I & Phase III) that will contain our shipping dock. We also are filing to build an office (Phase II) on the 5-acre parcel across Lakewood road. Each of these improvements will add beneficial aesthetics to the planned character of the surrounding area. The extension on warehouse will improve our eastern exposure and reduce the amount of noise and clutter. We are planning to build a professional wide span structural system that that will have a 20-year warranty. The Butlerib II Wall System will be 26-gauge aluminum-zinc coated steel. This steel building will be over 90 percent screened by the surrounding landscape and will enclose the exposed shipping dock. Patrick Conrad with the Ramsey-Washington Metro Watershed District has evaluated our Phase I, Phase III plan and given us an "Okay". Phase II (Office) will not impact any wetlands. Our office building plan is for a 4,400 square foot building. We will nestle the building into the 5-acre lot on the far east side of the property next to Old Mcknight road. The trees on the south side here will completely screen our site to the adjacent residence on the south side. St. Paul is to the west and the only residence that is visible from the property line is on the very southwest comer. Our office will be a light traffic office for five employees and occasional visitors. We may rent to one other business that will be consistent with our light traffic status. Our building improvements are for the improved use of what the property has done for the last 30 years. By our acquisition the property will now begin to improve and add to the economic development of the area rather than the continued decay which has been the case in the last 5 years. In order to work with the city, we are willing to provide the city an easement to our wet lands. It is extremely crucial to our business that we begin construction of the warehouse immediately so that we may pour concrete before the winter freeze. Phase II (Office) will be planned for completion in the winter of 1999. Our Phase III (Final Warehouse Addition) may not be necessary and has not been given a start date. 19 Attachment 8 Office of Community Development City Of Maplewood 1830 East County Road B Maplewood, MN. 55109 Thomas Ekstrand - Associate Planner 770-4563 October 12, 1998 I am writing to you in regards to your Neighborhood Survey regarding a conditional use permit for the expansion of the Bulk Storage Warehouse and office site. I object to this proposal for several reasons: a.) Expansion of thc existing facility will only add to thc already heavy traffic on Lakewood Drive, additionally the access road to the facility has limited visibility, a slow moving truck entering or departing the access road will create potental danger. b.) FP&P plans to warehouse feed ingredients to live stock and pets, this creates the potential of attracting rodents to the nearby residents. c.) As a result of expansion there will be additional U'ucking activity and noise, this area already has excessive road noise, trains switching cars at all hours, sounding horn at cross streets, etc. I have personally called at least three times as a result of excessive noise. Although there is a local noise ordinance, the railroad is not in compliance or the Bulk Storage Company. d.) Decreased value of property: We purchased our home three years ago, at the time one of the concerns I had was what was being stored in the Bulk Facility, If there would have been food product at the time I would have not purchased the home for fear of rodents. This would be a concern to any prospective buyer, which will ultimately decrease the value of our home. Questions: a.) What legal rights do we have as residents to prevent the conditional use permit from being approved? b.) Other than generating additional tax dollars to the city of Maplewood, how will this expansion add value to the residents? c.) Will a neighborhood (24 surveyed) individuals petition prevent the permit from being issued? Please let me know what the residents can do to prevent to prevent the permit from being approved. 2321 Tilsen Aveuue Maplcwood, MN. 55119 Home-770-9022 Office-828-2217 20 Attachment 9 1380 Cuttle Street Maplewood, MN 55119 October 15, 1998 In reply to: Neighborhood Survey - Bulk Storage Warehouse Thomas Ekstrand - Associate Planner Office of Community Development 1830 East County Road B Maplewood, MN 55109 Dear Mr. Ekstrand: I am writing to you in regards to the Neighborhood Survey regarding a conditional use permit for the expansion of the Bulk Storage Warehouse and office site: I strongly oppose this proposal for several reasons. Noise - The level of noise generated from the area encompassing the current Bulk Storage facility is already excessive. Expansion of the facility will only generate more noise. About one year ago I personally started a petition drive to reduce the noise level coming from the facility and train traffic. I had approximately 25 signatures but never went any further then that. I plan on the future to pursue the excessive noise level with the Maplewood Police Department because I am quite sure that the train traffic and bulk storage facility are violating local noise ordinances. Traffic - Expanding said facility will undoubtedly increase heavy truck traffic in the area. The residential section immediately to the north of the facility has a number of small children, I pemonally have 2 children under the age of 3 with a 3"~ child expected to arrive in 2 months. I feel that increased traffic represents an increased concem for the safety to my family. Property Value - I built my house 3 years ago and was extremely happy with the location and Maplewood itself but feel that expansion of this light industrial area will lower my property value. Sincerely, Dave Bruechert Enclosure (1) 21 Attachment 10 CONDITIONAL USE PERMIT RESOLUTION WHEREAS, Mr. John C. Fallin, of FP&S Company, applied for a conditional use permit for the expansion of a building in an M-1 (light manufacturing) district closer than 350 feet to a residential district, for outdoor storage and for the expansion of a nonconforming use due to the lack of designated paved parking areas. WHEREAS, this permit applies to 1300 N. McKnight Road. The legal description is: ALL THAT PART OF THE NORTHEAST QUARTER OF THE SOUTHWEST QUARTER OF SECTION 24, TOWNSHIP 29, RANGE 22, RAMSEY COUNTY, MINNESOTA THAT LIES SOUTHERLY OF A LINE DRAWN PARALLEL WITH AND DISTANT 95 FEET SOUTHEASTERLY, AS MEASURED AT RIGHT ANGLES, FROM THE CENTER LINE OF THE MAIN TRACK OF THE CHICAGO, ST. PAUL, MINNEAPOLIS, AND OMAHA RAILWAY COMPANY, AS NOW LOCATED AND ESTABLISHED; ALSO THAT PART OF THE WEST HALF OF THE SOUTHWEST QUARTER OF SAID SECTION 24, BOUNDED AS FOLLOWS: ON THE NORTH BY A LINE DRAWN PARALLEL WITH AND DISTANT 95 FEET SOUTHEASTERLY, AS MEASURED AT RIGHT ANGLES, FROM THE CENTER LINE OF THE MAIN TRACK OF SAID RAILWAY COMPANY, AS NOW LOCATED AND ESTABLISHED; ON THE WEST BY THE EAST LINE OF THE WEST 66 FEET OF THE SOUTHWEST QUARTER OF SAID SECTION 24; ON THE SOUTH BY A STRAIGHT LINE DRAWN FROM THE NORTHEAST CORNER OF THE SOUTHWEST QUARTER OF THE SOUTHWEST QUARTER OF SAID SECTION 24 TO A POINT ON THE WEST LINE OF SAID SECTION 24 WHICH IS DISTANT 450 FEET SOUTH OF THE SOUTHERLY LINE OF THE 100 FOOT RIGHT OF WAY OF SAID RAILWAY COMPANY, SAID SOUTHERLY LINE BEING A LINE DRAWN PARALLEL WITH AND DISTANT 56 FEET SOUTHEASTERLY AS MEASURED AT RIGHT ANGLES, FROM THE CENTER LINE OF THE MAIN TRACK OF SAID RAILWAY COMPANY AS ORIGINALLY LOCATED AND ESTABLISHED; AND ON THE EAST BY THE EAST LINE OF THE NORTHWEST QUARTER OF THE SOUTHWEST QUARTER OF SAID SECTION 24; EXCEPTING THEREFROM THAT PART THAT LIES NORTHWESTERLY OF A LINE DRAWN PARALLEL WITH AND DISTANT 8.5 FEET SOUTHEASTERLY, AS MEASURED AT RIGHT ANGLES, FROM THE CENTER LINE OF THE MOST SOUTHERLY SIDE TRACK I.C.C. NO. 114 OF SAID RAILWAY COMPANY, AS NOW LOCATED AND ESTABLISHED, ALL IN THE COUNTY OF RAMSEY, STATE OF MINNESOTA. WHEREAS, the history of this conditional use permit is as follows: 1. On November 2, 1998, the planning commission recommended that the city council approve this permit. The city council held a public hearing on City staff published a notice in the paper and sent notices to the surrounding property owners as required by law. The council gave everyone at the hearing a chance to speak and present written statements. The council also considered reports and recommendations of the city staff and planning commission. NOW, THEREFORE, BE IT RESOLVED that the city council approve the above-described conditional use permit, because: 2.?. 1. The use would be located, designed, maintained, constructed and operated to be in conformity with the city's Comprehensive Plan and Code of Ordinances. 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 generate only minimal vehicular traffic on local streets and would not create traffic congestion or unsafe access on existing or proposed streets. 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 minimal adverse environmental effects. 10. The proposed warehouse addition is substantially screened from neighboring single dwellings. 11. The applicant is storing mineral feed additives, not food-type feed products. 12. The applicant's business hours are from 7 a.m. to 3 p.m. so there would not be evening noise generated from his business. 13. The proposed shipping-dock addition would benefit the site by containing shipping activities that are presently taking place outdoors. 14. Lakewood Drive is an arterial roadway designed to handle traffic volumes that would exceed the current usage and any increase anticipated by the proposed addition. Approval is subject to the following conditions: 1. All construction shall follow the site plan approved by the city. 2. The proposed construction 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. 3. The city council shall review this permit in one year. 4. A designated paved parking area shall not be required unless the site usage changes in some fashion warranting the need for such parking spaces. 5. Update the alarm system at the facility, subject to the approval of the Director of Public Safety. 6. Provide a locked gate system at the Lakewood Drive entrance, subject to the approval of the Police Chief. 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. The Maplewood City Council approved this resolution on 1998. 24 Attachment ll CONDITIONAL USE PERMIT RESOLUTION WHEREAS, Mr. John C. Fallin, of FP&S Company, applied for a conditional use permit to build an office building in an M-1 (light manufacturing) district closer than 350 feet to a residential district. WHEREAS, this permit applies to the property between McKnight Road and Lakewood Drive west of 1300 N. McKnight Road. The legal description is: ALL THAT PART OF THE NORTHEAST QUARTER OF THE SOUTHWEST QUARTER OF SECTION 24, TOWNSHIP 29, RANGE 22, RAMSEY COUNTY, MINNESOTA THAT LIES SOUTHERLY OF A LINE DRAWN PARALLEL WITH AND DISTANT 95 FEET SOUTHEASTERLY, AS MEASURED AT RIGHT ANGLES, FROM THE CENTER LINE OF THE MAIN TRACK OF THE CHICAGO, ST. PAUL, MINNEAPOLIS, AND OMAHA RAILWAY COMPANY, AS NOW LOCATED AND ESTABLISHED; ALSO THAT PART OF THE WEST HALF OF THE SOUTHWEST QUARTER OF SAID SECTION 24, BOUNDED AS FOLLOWS: ON THE NORTH BY A LINE DRAWN PARALLEL WITH AND DISTANT 95 FEET SOUTHEASTERLY, AS MEASURED AT RIGHT ANGLES, FROM THE CENTER LINE OF THE MAIN TRACK OF SAID RAILWAY COMPANY, AS NOW LOCATED AND ESTABLISHED; ON THE WEST BY THE EAST LINE OF THE WEST 66 FEET OF THE SOUTHWEST QUARTER OF SAID SECTION 24; ON THE SOUTH BY A STRAIGHT LINE DRAWN FROM THE NORTHEAST CORNER OF THE SOUTHWEST QUARTER OF THE SOUTHWEST QUARTER OF SAID SECTION 24 TO A POINT ON THE WEST LINE OF SAID SECTION 24 WHICH IS DISTANT 450 FEET SOUTH OF THE SOUTHERLY LINE OF THE 100 FOOT RIGHT OF WAY OF SAID RAILWAY COMPANY, SAID SOUTHERLY LINE BEING A LINE DRAWN PARALLEL WITH AND DISTANT 56 FEET SOUTHEASTERLY AS MEASURED AT RIGHT ANGLES, FROM THE CENTER LINE OF THE MAIN TRACK OF SAID RAILWAY COMPANY AS ORIGINALLY LOCATED AND ESTABLISHED; AND ON THE EAST BY THE EAST LINE OF THE NORTHWEST QUARTER OF THE SOUTHWEST QUARTER OF SAID SECTION 24; EXCEPTING THEREFROM THAT PART THAT LIES NORTHWESTERLY OF A LINE DRAWN PARALLEL WITH AND DISTANT 8.5 FEET SOUTHEASTERLY, AS MEASURED AT RIGHT ANGLES, FROM THE CENTER LINE OF THE MOST SOUTHERLY SIDE TRACK I.C.C. NO. 114 OF SAID RAILWAY COMPANY, AS NOW LOCATED AND ESTABLISHED, ALL IN THE COUNTY OF RAMSEY, STATE OF MINNESOTA. WHEREAS, the history of this conditional use permit is as follows: 1. On November 2, 1998, the planning commission recommended that the city council approve this permit. The city council held a public hearing on City staff published a notice in the paper and sent notices to the surrounding property owners as required by law. The council gave everyone at the hearing a chance to speak and present written statements. The council also considered reports and recommendations of the city staff and planning commission. NOW, THEREFORE, BE IT RESOLVED that the city council approve 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 Code of Ordinances. 2. The use would not change the existing or planned character of the surrounding area. 3. The use would not depreciate property values. 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 generate only minimal vehicular traffic on local streets and would not create traffic congestion or unsafe access on existing or proposed streets. 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 minimal adverse environmental effects. Approval is subject to the following conditions: 1. All construction shall follow the site plan approved by the city. The proposed construction 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. 3. The city council shall review this permit in one year. The Maplewood City Council approved this resolution on 1998. 26