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Home My WebLink About01/15/2008 AGENDA MAPLEWOOD PLANNING COMMISSION Tuesday, January 15, 2008 7:00 PM City Hall Council Chambers 1830 County Road BEast 1. Call to Order 2. Roll Call 3. Approval of Agenda 4. Approval of Minutes a. January 2, 2008 5. Public Hearings 7:00 Conditional Use Permit - Hydrologic (1261 Highway 61 East) 6. New Business None 7. Unfinished Business None 8. Visitor Presentations 9. Commission Presentations January 14 Council Meeting: Mr. Martin January 28 Council Meeting: Mr. Boeser?? February 11 Council Meeting: Mr. Pearson 10. Staff Presentations 11. Adjournment DRAFT MINUTES OF THE MAPLEWOOD PLANNING COMMISSION 1830 COUNTY ROAD BEAST, MAPLEWOOD, MINNESOTA WEDNESDAY, JANUARY 2,2008 I. CALL TO ORDER Vice-Chairperson Desai called the meeting to order at 7:00 p.m. II. ROLL CALL Vice-Chairperson Tushar Desai Chairperson Lorraine Fischer Commissioner Harland Hess Commissioner Gary Pearson Commissioner Dale Trippler Commissioner Joe Walton CommissionerJeremy Yarwood Commissioner Robert Martin Commissioner Joseph Boeser Present Absent Absent Absent Present Present Present Present Absent Staff Present: Ken Roberts, Planner III. APPROVAL OF AGENDA Commissioner Yarwood moved to approve the agenda as submitted. Commissioner Trippler seconded The motion passed. Ayes - all IV. APPROVAL OF MINUTES a. November 20, 2007 Commissioner Trippler moved approval of the minutes of November 20, 2007 as submitted. Commissioner Yarwood seconded The motion passed. Ayes - all b. December 4, 2007 Commissioner Trippler said that "a member" on page four of paragraph five should be correct to read "the chair". He also commented that he thought the motion on page five of the minutes regarding the dynamic sign code amendment was missing an added Section F item. Staff said this question would be reviewed, if needed would be corrected, and staff will report at the next meeting. Commissioner Trippler moved approval of the amended minutes of December 4, 2007. Commissioner Yarwood seconded The motion passed. Ayes - all V. PUBLIC HEARING None Planning Commission Minutes of 1-02-08 -2- VI. NEW BUSINESS a. 2007 Annual Report Planner Ken Roberts presented the staff report of the planning commission's 2007 report and possible activities for 2008. Planner Roberts reminded the commission that any changes should be made to the report before it goes to the city council for review. Commissioner Trippler said he liked the suggested item for 2008 to have in-service training, but wondered how the planning commission could actually get in-service training and education. Mr. Trippler said in-service training was included in the 2005, 2006 and 2007 annual reports' possible activities lists. Mr. Trippler suggested training might take place on a night when a commission meeting has been cancelled. The commission discussed with staff possible topics for training such as preliminary training for new commission members, training regarding the comprehensive plan, open space and environmental issues and cluster development information. Commissioner Trippler moved to accept the Planning Commission's 2007 Annual Report. Commissioner Yarwood seconded The motion passed. Ayes - all b. Comprehensive Plan Update - SWOT Analysis Planner Roberts presented the staff report. Mr. Roberts asked the commissioners to complete the SWOT analysis with their comments and concems regarding the comprehensive plan. Mr. Roberts said the commissioners could discuss their thoughts at the meeting or they could tum them into city staff who will give them to the consultant. The commissioners agreed to give their written comments to city staff to give to the planning consuitant. VII. UNFINISHED BUSINESS None VIII. VISITOR PRESENTATIONS John Nephew, city council member-elect, introduced himself to the commission and thanked the commissioners for their volunteer service to the city. IX. COMMISSION PRESENTATIONS a. December 10 Council meeting: Commissioner Yarwood reported on this meeting. b. December 27 Council meeting: Commissioner Trippler reported on this meeting. c. January 14 Council meeting: Commissioner Martin will attend. d. January 28 Council meeting: Commissioner Boeser is scheduled but was not present. X. STAFF PRESENTATIONS None XI. ADJOURNMENT The meeting was adjoumed at 8:13 p.m. MEMORANDUM TO: FROM: SUBJECT: PROJECT: LOCATION: DATE: City Manager Ken Roberts, Planner Conditional Use Permit HydroLogic Outdoor Storage Facility 1261 Highway 61 January 8, 2008 INTRODUCTION Project Description Mitch Keogh, representing HydroLogic, is proposing to add a fenced-in outdoor storage area for his business in the parking lot of the building at 1261 Highway 36. He wants to use this outdoor space to store PVC pipe and poly pipe that his business distributes to irrigation companies. The proposed plims also show the elimination of five parking spaces in the corner of the parking lot where the applicant is proposing to add the outdoor storage. Refer to the applicant's letter on pages 7 and 8, the maps and plans on pages 9-16 and the separate project plans. Requests Mr. Keogh is requesting city approval of: 1. A conditional use permit (CUP) to add the outdoor storage area. Refer to the project statement on pages 7 and 8. The city code requires council approval of a CUP for any outdoor storage area for businesses in the M-1 (light manufacturing) zoning districts. 2. The site and design plans. (See the maps and plans on pages 9-16 and the enclosed project plans. ) BACKGROUND On February 23, 1998, the city council approved the project plans for this building. This action was subject to several conditions of approval. DISCUSSION CUP for Outdoor Storage Maplewood requires a conditional use permit for exterior storage in the M-1 zoning district. The city should assure through the CUP review and approval process that the proposed outdoor storage and associated site activities would not be disruptive to the existing businesses in the building or to those in the area. As I discussed above, staff is confident that with the proposed screening and the proposed conditions of approval this proposal can be compatible with the nearby properties and uses. 1 Potential Concerns of Outdoor Storage Possible Nuisances - The city always is concemed when a property owner wants to expand or intensify a commercial business to include outdoor storage. As such, the city will want to ensure that this expanded facility, if approved by the city council, will not cause any problems or nuisances for the neighbors. Ughting - The owner is not planning to add any outdoor lighting with this proposal. If the owners want to install outdoor lighting in the future, they would have to submit to city staff for approval of a lighting plan. This would be to ensure that any freestanding lights would not exceed 25 feet in height, including the base of the light, and that the light illumination at all property lines would not exceed .4- foot candles. Public Safety - Lieutenant Rabbett reviewed the current proposal and states there are no significant public safety concerns. Fire Safety - Butch Gervais, Fire Marshal, stated he does not have concerns with the proposal. Screening - In this case, city does not have any major concerns with the addition of the outdoor storage area to the site. The small size of the storage area and the proposed location should ensure this proposal would be compatible with the nearby businesses. When reviewing a request such as this, it is important for the city to consider the health, safety and welfare of those in the area. These factors, along with the proposed screening fence and the lack of concern from the Maplewood police and fire personnel for this facility, provide the city a level of assurance that this outdoor storage facility does not pose a public health, safety or welfare risk. City Engineer's Review Michael Thompson, the Assistant City Engineer, reviewed this proposal and had no comments. Parking The applicant is requesting the city approve a reduction of five (from 135 to 130) from the number of parking spaces for the building. They want to use five of the existing parking spaces as the area for the fenced-in enclosure. A review of the city code for the required amount of parking for this building shows that the building needs at least 91 spaces - 42 for the office spaces and another 49 spaces for the warehouse space. As such, there is an excess of parking on the site and thus the loss of five spaces should not negatively affect the building or its tenants. Summary The proposed site revision with the addition of the fenced-in outdoor storage will meet the requirements for a CUP and should not create any issues for the site or for the area. In addition, it should not have any impact on the adjacent neighborhood. 2 RECOMMENDATIONS A. Adopt the resolution on pages 17 - 18. This resolution approves a conditional use permit for HydroLogic to add a 25-foot by 40-foot fenced-in outdoor storage facility to the property 1261 Highway 61. The city bases this approval on the findings required by the code. Approval of this CUP is subject to the following conditions: 1. All construction and activities on the site shall follow the site and project plans as approved by the city. City staff may approve minor changes to these plans and the city council must approve major changes to the approved plans. 2. The fence design and the slats in the fence shall provide 100 percent screening of the materials inside the enclosure. 3. Any fence over six feet tall requires a building permit issued by the city. The city building official will require the submittal of a structural plan for the proposed fence approved by a registered engineer with the building permit materials. 4. HydroLogic shall store all their materials and supplies in the fenced storage area or within the building. 5. The proposed outdoor storage area 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. 6. The city council shall review this permit in one year. 3 CITIZEN COMMENTS I surveyed the owners and managers of the 24 properties within 500 feet of the site for their opinion of this request. I received three replies as follows. 1. Move ahead. (Gearin - Wipers -1255 Cope Avenue) 2. I have no problem with him putting up a fence. We have to help businesses. (Langer - Truck Utilities) 3. We see no problem with the storage area as proposed. However, it seems they would use the area where there is a lot of truck traffic, backing into dockage on the west side of the building causing an unsafe area. (Capeder - 2370 English Street) ~~ 4 REFERENCE INFORMATION SITE DESCRIPTION Site size: 4.29 acres Existing land use: Existing multi-tenant office warehouse building and parking lot SURROUNDING LAND USES North: Office building across Gervais Avenue South: Frontage Road along Highway 36 West: Metcalf Mayflower building and truck parking East: Existing multi-tenant building (including Original Mattress Factory) PLANNING Land Use Plan designation: M-1 (light manufacturing) Zoning: M-1 ORDINANCE REQUIREMENTS Section 44-512(4) requires a CUP for the exterior storage of goods or materials. Section 44-17(a) requires parking for this office/warehouse building at the ratios of one space for each 200 square feet of retail or office space and one parking space for each 1000 square feet of warehouse space. CRITERIA FOR APPROVAL Criteria for Conditional Use Per:mit Approval Section 44-1097(a) states that the city council may approve a CUP, based on nine standards. (See findings 1-9 in the resolution on pages 17 and 18.) APPLICATION DATE The city received the complete CUP and CDRB applications for this request on December 13, 2007. Minnesota Statutes, Section 15.99 requires that the city take action within 60 days of receiving a complete application for a land use proposal, unless the applicant agree to a time extension. In this case, the city would have normally been required to act on these requests by February 12, 2008. Because of the holidays and the limited number of city meetings, city staff was unable to meet the 60- day deadline. As such, the city will be processing a time extension of the 60-day time limit. 5 p:sec9\Hydrologic CUP - 2008 Attachments: 1. Applicant's Statement 2. Location Map 3. Address Map 4 Aerial Photo 5. Aerial Photo (Enlarged) 6. Site Plan 7. Site Photo 8. Site Photo 9. Fencing Example 10. CUP Resolution 11. Project Plans date-stamped December 13, 2007 (separate attachments) 6 Attachment 1 @ 10300 lO'h AVENUE NORTH. PLYMOUTH, MINNESOTA 55441 . 763-542-1188 . FAX 763-546-7515 . 800-422-1487 l-z-\,>-61 December 12, 2007 I{D)~ @ ~ 0 [YJ ~m WJ DEe 132007 ~ 8y_ City of Maplewood 1830 County Road BEast Maplewood MN 55109 -'=='-=-:-r~ RE: Conditional Use and Design Review Board Applications: HydroLogic is an Irrigation Distributor that has been located at 1261 East Highway 36 in Maplewood for the past 8 years. We pride ourselves on keeping a clean work environment at our 22 locations located in the Midwest. In order to remain at our current location I am submitting a plan for an outside storage area. I am proposing a chain link fenced area of25' x 40' with black privacy slats. The height of this chain link fence will be 8 feet. Included in our applications are pictures of a similar fence immediately to the east of our facility. The proposed fenced area would be located in the back parking lot to the west of our facility and would take up 4.5 current parking spaces. I have included pictures in the submitted paperwork and the office to warehouse break down of the buildings tenants provided by our landlord, Maplewood Business Center. The building currently has 135 parking spaces with 8258 sq. feet of office and 48,436 sq. feet of warehouse space with a building total of 56,694 sq. feet. We would use the proposed area for storage of full pallets ofPVC pipe and coils of poly pipe. None of these items would cause a dangerous, hazardous or nuisance to any person or property. They do not have an odor or cause noise, dust or fumes of any kind. Traffic into and out of this parking lot would not be affected. The fenced area will be well maintained and kept clean at all times, continuing our goals of keeping a clean and pleasing work environment. I have included in the submitted paperwork dimensions which support this. The entire area is on Maplewood Business property and would not cause any cost to public facilities or services. This small storage area does not require additional parking lot lighting. I believe with the black privacy slats the site's character, natural and scenic features would be maximized and property values would not be affected. APPLICANT'S STATEMENT 7 In summary, we would like to remain at this location and see this storage area as not only beneficial to us but, as a long term tenant, beneficial to the City. We can and would change this proposal to meet any City needs or requirements. This is by far our first choice and would like to work with the City of Maplewood to stay. Thank you for taking the time to review and consider this proposal. Sincerely, .AAi~ C L --ff~-------- Mitch Keogh , GM of Operations Hydrologic Turf Management Systems Phone: 763-542-1188 Fax: 763-546-7515 8 I' X,: xr .' ~~5;_:;/ ,I,' ,Ii 11 .' ~~~./ I ,I, ..' Q ~ / ,i,l // i ,"""..-.<~_/<'""- ii" ',/,/,.' (I' ! 1,"'- o ~ Ii /iJi?:/':?' /,--- / /' ,//{////'/ GJ, " /;:i~/~'/i/ 1 ..: /,i;;S i,i. ,/ '_/,i"i.:iiO" I" J? .... /i,~ ,t./ ,/ J l,'-;it :' .- J :' .1,1"" ;' i )' l . Ii......' ,;' ',., fi!!! . Iii ~ i../' .,'. i I ~" if,> " f !!:/! ! /./ i eM:'" lJ:l,/ ./ i.l ! __J fill}I/!/ / /// :" /-,;' / /1.' ) I;) :~';::;::::::;:/ ///!/~/ (~~ -- :;:::I~ /' _/'/ ,_ " i /,1'1'/ .' ,i,::::~'(:'( m i 1,II'l,l\ ~ ~"~~i\~:I:~;~ LJ W I~ 0 'I\!'<~:~~ ." LL ....b IJ ":.J Ii "':<>.......... ........~ . L..;J" L>:!J,'.'I I,. , :.:-:-..><:::- _ _ ~ ~SERVtCE-Ro-- - - _.~# ~ ~ ~':::."'::--::':'".:'':'::---~~-==::::--_-'::~----------:-_-::-------.-:::_." -, - -... _.m HIGHWAY 36 .', .. ~1,~;~;:~~~~~~~=SE~CEiW~'~"':::~"~~:~;;;':'J 'I ...... m ...........:...:.....:....:. '''''1 (................ J,I .,.... ./ .... L..J ~::::"::'" c' L/il l' I , ,ii' /:;;~~~-::::-;~/.~~.....- 2j -~ 'I ''-:'-C.~. L.2.i2J I i ~~~:;;:/ b,'",<i dO q i ~'O! I 0 :><fo~<.;i! I ! __~ d ~~-~ W\.~~ .=:::::r :-............-:.. .. ~,PEA""...,.__. . ..cupEA\7E . . " i I' )j~~ '", '":'<~= ~ ~I J 7~"'" ~II t~ ~.I~ F ,;t...~.. ."'I~ 'It . Ii] i i Tl?"1Pk'I"i~~[; a ~ "..' I 'qi ), Q ,1:f.~ ...,.,. L: - _... tARK'A."~ r ~. .... ~ I ~ r"''7I( ~ j~" r" ~;II.~HL~d;;R,~H[~ i!i ~;~rlqF I~L~T:.: ~i!:::~'o u rE1:", liJo I] [C'CJ ". "I ! Ii rl Ie g L hrl""r- ,.~ I , ,'5], i"!H....I.a....--! L .~ _0 .d] [fll"'J h IJ . ~', /] [:; Attachnent 2 ..-. j I 1 dJ Ii: ,~ : Iffi _ Ill! ...' ':'l- 19..... " - Iii " - c, I, 1,1\ -; \ '-...".. G ~ ( '- - - ..~ ,..------V-^-Irj ..,.. j q /" '/. ........ GERVA'S AVE "( "'J i I' Uo" : I "n C'J 0,' 0 , ' t. :~~ iffuJ;r < if .. ' , ,I.",. ,'p.,.i.. L...C=. /" II I .... " , .. , '"' ~ -- 1:ITE"- ~"'IL ~ . ~ .."", = f-- ......: r~' ~ [ C J---I"! LOCATION MAP 1) N 9 ] It! :: n lJl ~ ~ o D ~ SERVicERO- ----~,__ c!) o ~- GERVAIS AVENUE- o // /r" -S~\lfCFRD-'- - --- HIGHWAY 36 '"-'--... -'. , 1 I I J o o 1"'~':l ADDRESS MAP 10 Attachment 3 -.. ". ~5 o 239 ! I I I , -----,.../ , I , I I , I I I I I I I I II- , lU>i IXI 101 !~'" -~/ ~ -...,-, , III ~} ( ------------- -- l I 11 N Attach:nenH 11 11 N AERIAL PHOTO _. Attachrrent 5 AERIAL PHOTO (ENLARGED) 12 \I, N ~ rvtE-r c. Pr L-F GERVAIS AVENUE J Attadment 6 ~ ~ ~ J .... .... ~ .... .... 8 ." ~ .... ~ ~ <I.l ~ ] f-i SITE PLAN 13 I u ~ .51 ~ '<l Q ~ i 1/ N lfi Attachment 10 CONDITIONAL USE PERMIT RESOLUTION WHEREAS, Mitch Keogh, representing Hydrologic,. is proposing changes to a site to add an outdoor storage area on the northwest part of the property at 1261 Highway 61 East. The legal description is: Clifton Addition, Ramsey County, subject to Highway; except the east 353 feet of Block 24, except the south 100 feet thereof; except the north 40 feet; part of Blocks 19 and 24 which lie east of a line described as beginning 658 feet west of the NE corner of Block 24, the south 240 feet, then east 36.67 feet, then south to the south line of Block 19 and there terminating. (PIN 09-29-22-41-0026) WHEREAS, the history of this conditional use permit revision is as follows: 1. On January 15, 2008, the planning commission held a public hearing. The city staff published a notice in the paper and sent notices to the sunrounding property owners. The planning commission gave persons at the hearing a chance to speak and present written statements. The commission also considered reports and recommendations of the city staff. The planning commission recommended that the city council approve the conditional use permit. 2. On February 11, 2008, the city council discussed the proposed conditional use penmit. They considered reports and recommendations from the planning commission and city staff. NOW, THEREFORE, BE IT RESOLVED that the city council approve the above-described conditional use permit revision, 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. 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. 17 Approval is subject to the following conditions: (additions are underlined and deletions are crossed out): 1. All construction and activities on the site shall follow the site and project plans as approved by the city. City staff may approve minor changes to these plans and the city council must approve major changes to the approved plans. 2. The fence design and the slats in the fence shall provide 100 percent screening of the materials inside the enclosure. 3. Any fence over six feet tall requires a building permit issued by the city. The city building official will require the submittal of a structural plan for the proposed fence approved by a registered engineer with the building permit materials. 4. HydroLogic shall store all their materials and supplies in the fenced storage area or within the building. 5. The proposed outdoor storage area and site work must be substantially started within one year of council approval or the penmit shall become null and void. The council may extend this deadline for one year. 6. The city council shall review this permit in one year. The Maplewood City Council approved this resolution on ,2008. 18