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HomeMy WebLinkAbout2012-10-03 PACKET 04.D.REQUEST OF CITY COUNCIL ACTION COUNCIL AGENDA MEETING ITEM # ; D DATE 10/3/12 Community Development ORIGINATING DEPARTMENT John McCool STAFF AUTHOR ***************** * * * * * * * * * * * * * * * * * * * * * * * * * * * * * ** COUNCIL ACTION REQUEST Consider approving: 1. A variance to the 60 -foot building height limitation to allow an 89 -foot tall building addition and an exception to the Architectural Regulations of the City Code to allow factory insulated prefinished metal wall panels on the proposed building addition; and 2. Site plan for construction of a 93,500 square foot addition to 3M Cottage Grove Building 112. STAFF RECOMMENDATION Adopt the resolution approving the variances and site plan for the addition the 3M Cottage Grove Building 112. BUDGET IMPLICATION $N /A $N /A NIA BUDGETED AMOUNT ACTUAL AMOUNTFUNDING SOURCE ADVISORY COMMISSION ACTION DATE ® PLANNING 9/24/12 ❑ PUBLIC SAFETY ❑ PUBLIC WORKS ❑ PARKS AND RECREATION ❑ HUMAN SERVICES /RIGHTS ❑ ECONOMIC DEV. AUTHORITY ❑ -- SUPPORTING DOCUMENTS REVIEWED APPROVED DENIED ❑ ® ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ® MEMO /LETTER: Memo from John McCool dated 9/25112 ® RESOLUTION: Draft ❑ ORDINANCE: ❑ ENGINEERING RECOMMENDATION: ❑ LEGAL RECOMMENDATION: ® OTHER: Excerpt from 9/24/12 Planning Commission meeting minutes (unapproved) ADMINISTRATOR'S COMMENTS 1 City A ministrator ate COUNCIL ACTION TAKEN: ❑ APPROVED ❑ DENIED ❑ OTHER CITY OF COTTAGE GROVE MINNESOTA TO: Mayor and Members of the City Council Ryan Schroeder, City Administrator FROM: John McCool, Senior Planner DATE: September 25, 2012 RE: 3M Cottage Grove — Site Plan and Variance Applications for Building No. 112 Proposal 3M has submitted site plan and variance applications to construct a 93,500 square foot manu- facturing addition to the existing Building No. 112 at 3M Cottage Grove, 10746 Innovation Road. The proposed building addition will be constructed in two phases. Phase I comprises the construction of concrete foundations and approximately 61,000 square feet of manufacturing space. Completion of Phase I is scheduled for summer 2013. Phase II also includes concrete foundations and approximately 32,400 square feet of manufac- turing, warehousing, and office space. A variance to the City's ordinance limiting the building height to 60 feet is requested for this construction since production equipment requires a height greater than 60 feet above finished floor elevation. The location of the proposed building additions is shown on the aerial photo below. Location Map Advisory Commission Recommendations Planning Commission The Planning Commission reviewed 3M Cottage Grove's site plan and variance applications at a public hearing on September 24, 2012. Pat McGrann, representing 3M Cottage Grove, attended the meeting. No written or oral testimony was received at the public hearing. The Planning Commission asked about the distance between State Highway 61 /Innovation Road and the proposed addition. Staff's response at the public hearing was an estimated 0.75 of a mile; it was -- s.> _ ti R�Rt'oRO .4 AC p t MISSISSIPPI J Location Map Advisory Commission Recommendations Planning Commission The Planning Commission reviewed 3M Cottage Grove's site plan and variance applications at a public hearing on September 24, 2012. Pat McGrann, representing 3M Cottage Grove, attended the meeting. No written or oral testimony was received at the public hearing. The Planning Commission asked about the distance between State Highway 61 /Innovation Road and the proposed addition. Staff's response at the public hearing was an estimated 0.75 of a mile; it was Honorable Mayor Bailey, City Council Members and Ryan Schroeder 3M Cottage Grove Building No. 112 Project — Site Plan and Variance Applications September 25, 2012 Page 2 of 8 measured to be 0.8 of a mile between the interchange and the proposed addition. Staff was also asked if most of the 3M buildings were constructed when the City did not have architectural requirements for commercial and industrial structures. Staff's response affirmed that most of 3M's buildings do not conform to the City's Architecture regulations. The Architecture Ordinance was adopted on June 20, 2007. The Planning Commission's recommendation to the City Council is to approve the site plan and grant variances to the building height and exterior material ordinance regulations for the proposed 93,500 square foot addition to Building No. 112. This recommendation passed by a 9 -to -0 vote. An excerpt from the Planning Commission's unapproved minutes is attached. Planning Considerations Ordinance Criteria The 3M Cottage Grove property is zoned Heavy Industry (1 -3). This zoning classification is con- sistent with the industrial land use designation shown on the Future Land Use map of the City's Future Vision 2030 Comprehensive Plan, adopted on March 2, 2011. The current use of the existing building is a permitted use within the Heavy Industrial, 1 -3 District. The proposed building expansion will allow the permitted manufacturing use to also expand. City ordinances do not require city approval of the manufacturing facility. The City's Zoning Ordinance requires site plan approval for new structures and major additions to existing structures. The purpose of the site plan review is to ensure that new developments conform to the City's development standards and ordinance regulations. All the minimum building setbacks comply with the 1 -3 zoning district's development standards. The new addition is approximately 1,220 feet from 3M Cottage Grove's main entrance at 100th Street and Innovation Road, and approximately 1,941 feet from the Mississippi River's north shoreline. Portions of the new addition will be seen from 100th Street. E tra L f PROPOSED BUILDING N0.112 ADDITION. T0 7 1 i'oI s, Ar , 1[Aet nt - y MISSISSIPPI RIVER 2009 Aerial Showing the Location of the Proposed Building No. 112 Addition Honorable Mayor Bailey, City Council Members and Ryan Schroeder 3M Cottage Grove Building No. 112 Project — Site Plan and Variance Applications September 25, 2012 Page 3 of 8 The applicant has prepared a cross - section of the Mississippi River bluff and the elevation of the proposed addition to Building No. 112. The nearest point in viewing the new addition from the river will be approximately 2,800 feet (0.53 of a mile) and approximately 3,400 feet (0.64 of a mile) from the center of the navigable river channel. Because of the bluff and mass of trees along the bluff, the new building addition cannot be seen from the north shore of the Mississippi River. This cross - section is shown below. eucvermc� — srrc ts€c uvrx m 3M is requesting a variance to the Architecture section of the Zoning Ordinance that requires the exterior building materials for industrial buildings to have a minimum of 65 percent of Class 1 or Class 2 materials. Class I materials comprise of copper panels, fired clay face brick, natural stone, transparent glass, or other comparable or superior materials. Class 2 materials are arc- hitecturally textured precast concrete panels, concrete brick, masonry stucco, specialty concrete block, synthetic or cultured stone, or tile. The main reason for the variance request is because 3M is proposing to use on the addition metal exterior materials that will match the color and building materials of the existing building. A variance to the 60 -foot building height ordinance regulation is also requested. The height of the Phase II structure will be 89 feet above the first floor elevation of the new addition. The additional height is necessary since production equipment requires a taller building. The top elevation of the Phase II building will be 897.25 feet above mean sea level. There are several other existing structures on the 3M campus that are taller. These buildings and their elevation heights are summarized below: Structure First Floor Elevation Top of Structure Elevation Structure Height Water Tower 805.65 971.90 166.25 Incinerator stack 768.50 930.00 161.60 Building No. 070 800.00 902.08 102.08 Building No. 074 805.25 899.33 94.08 Proposed Addition 808.25 897.25 89.00 Building 133 808.50 863.50 55.00 The Planning Commission may recommend a variance from the strict application of the provision of this title, if they find that: 1. The variance is in harmony with the purposes and intent of this title. 2. The variance is consistent with the comprehensive plan. 3. The proposal puts the property to a reasonable use. Honorable Mayor Bailey, City Council Members and Ryan Schroeder 3M Cottage Grove Building No. 112 Project — Site Plan and Variance Applications September 25, 2012 Page 4 of 8 4. That the conditions upon which applications for a variance are based are unique to the parcel of land for which the variance is sought and are not applicable, generally, to other property within the same zoning classification. 5. There are unique circumstances to the property not created by the landowner. 6. That the purpose of the variance is not based exclusively upon a financial hardship. 7. That the granting of the variance will not be detrimental to the public welfare or injurious to other land or improvements in the neighborhood in which the parcel of land is located. 8. That the proposed variance will not impair an adequate supply of light and air to adja- cent property, or substantially increase the congestion of the public streets, or increase the danger of fire, or endanger the public safety. Planning Considerations Building Materials The exterior materials for this 93,500 square foot manufacturing addition to Building No. 112 is proposed to be factory insulated, prefinished metal wall panels. The materials will be consistent in design and color with other recently constructed buildings at this site. A photograph of Building No. 112 and an enhanced illustration of the same photograph with the proposed addition superimposed are shown below. The first photograph is from Ws main en- trance, the second is an aerial view on the north side of Building No. 112, and the third is an aerial view on the south side. View to the Southwest from 3M's Main Entrance Honorable Mayor Bailey, City Council Members and Ryan Schroeder 3M Cottage Grove Building No. 112 Project — Site Plan and Variance Applications September 25, 2012 Page 5 of 8 Ll p r /W Ilk f LOW A._.1,:`' =_;' Building No. 112 WAIN l_ i k °- Aerial View from North Side of Building No. 112 Proposed Building No. 112 Addition Superimposed on Photo Honorable Mayor Bailey, City Council Members and Ryan Schroeder 3M Cottage Grove Building No. 112 Project — Site Plan and Variance Applications September 25, 2012 Page 6 of 8 B ilding Ng.,112 Y logo I A Aerial View from South Side of Building No. 112 Aerial View from North Side of Building No. 112 with Proposed Addition Superimposed Honorable Mayor Bailey, City Council Members and Ryan Schroeder 3M Cottage Grove Building No. 112 Project — Site Plan and Variance Applications September 25, 2012 Page 7 of 8 r a Proposed Addition , MOW 1 ,: B ilding N7012 �l Il e Aerial View from South Side of Building No. 112 Stormwater Detention Basin A temporary stormwater sediment/detention area will be constructed at the northwest corner of the construction site. The purpose of this basin will to be collect stormwater runoff from the con- struction site area during the construction period. Silt fence will be installed around the perimeter of the construction site to prevent silt from washing off -site. Once the final grading has been completed around the building addition and the ground surface has established a grass cover, the silt fence will be removed. The temporary stormwater sediment area will also be final graded to create a permanent stormwater basin. This basin will collect water from the new building addition's roof and other impervious surfaces abutting this project. Utilities The 3M Cottage Grove manufacturing site is outside the City's urban service area. For this rea- son, the 3M Cottage Grove facility has their own private water, sanitary sewer, and stormwater utility systems that will serve this proposed building addition. Public Meeting Notices A public meeting notice was published in the South Washington County Bulletin and notices were mailed to four neighboring property owners who are within 3,960 feet (0.75 of a mile) of this site. These notices were mailed on September 12, 2012. The location map shows the 0.75 of a mile buffer around the site. Honorable Mayor Bailey, City Council Members and Ryan Schroeder 3M Cottage Grove Building No. 112 Project — Site Plan and Variance Applications September 25, 2012 Page 8 of 8 0 .. That the City Council accepts the Planning Commission's recommendation and adopts a resolution approving the following: 1. A variance to the 60 -foot building height limitation to allow an 89 -foot tall building addition and an exception to the Architectural Regulations of the City Code to allow factory insulated prefinished metal wall panels on the proposed building addition; and 2. Site plan for the construction of a 93,500 square foot addition to 3M Cottage Grove's Building 112. A draft resolution approving the site plan and granting the variances recommended by the Planning Commission is attached for your consideration. WHEREAS, 3M Company applied for a site plan review of the phased construction of a 93,500 square foot addition to Building 112; and variances to City Code Title 11 -11 -4, Development Standards, which limits building height to 60 feet, to allow an 89 -foot building height from the finished floor elevation, and to City Code Title 11 -6 -13, Architecture Requirements, to allow prefinished metal panels that are similar to the existing building's exterior material, on property legally described as: That part of Section 35, Township 027 North, Range 21; Cottage Grove, Washington County, MN being in the West Half of Section 35, Township 027 North, Range 21 West and lying south of the right -of -way of the Chicago, Milwaukee, & St. Paul Railway Company. Commonly known as 10746 Innovation Road, Cottage Grove, Washington County, Minnesota. WHEREAS, public hearing notices were mailed to property owners within 0.75 miles of the property and a public hearing notice was published in the South Washington County Bulletin; and WHEREAS, the Planning Commission held a public hearing on September 24, 2012; and WHEREAS, a planning staff report which detailed specific information about the property and the variance application was prepared and presented; and WHEREAS, the public hearing was open for public testimony. The applicant attended the public hearing. No other public testimony was received; and WHEREAS, the Planning Commission reviewed the criteria and findings established by the Zoning Ordinance for granting a variance; and WHEREAS, the Planning Commission unanimously (9 -to -0 vote) recommended to the City Council that the site plan review and variances be granted, based on the finding of facts and subject to certain conditions stipulated in the planning staff report. NOW, THEREFORE BE IT RESOLVED, the City Council of the City of Cottage Grove, Washington County, Minnesota, hereby approves a site plan review of the phased construction of a 93,500 square foot addition to Building 112; and variances to City Code Title 11 -11 -4, Development Standards, which limits building height to 60 feet, to allow an 89 -foot building height from the finished floor elevation, and to City Code Title 11 -6 -13, Architecture Resolution No. 2012 -XXX Page 2 of 3 Requirements, to allow prefinished metal panels that are similar to the existing building's exterior material, located on the property legally described above. Granting of the variance is based upon the following findings of fact: A. The proposed 93,500 square foot building addition is internal to the 3M Cottage Grove site. The closest public road from the proposed building addition is 1,220 feet. B. The building addition cannot be seen from the north shore of the Mississippi River because of the bluff along the south side of the Mississippi River. The addition will probably be seen from the main channel of the Mississippi River, but that distance is about 3,300 feet (0.6 mile). C. All the minimum building setback requirements of the 1 -3 District are complied with. D. The proposed exterior materials and colors are similar and consistent with other buildings on the 3M Cottage Grove site. E. Other existing structures on the 3M site are taller than the proposed addition. F. The variance is in harmony with the purposes and intent of the Zoning Ordinance. The property is zoned Heavy Industry and the proposed building addition is consistent with other manufacturing buildings on the 3M site. The requested variances will not adversely impact the adjoining properties or views from the Mississippi River. G. The variance request is not specifically addressed in the City's Future Vision 2030 Comprehensive Plan, but its industrial characteristics are consistent with the industrial land use designation for this property. H. The proposal continues a reasonable use on the property. The purpose of the variance is not based exclusively upon a financial hardship. J. The granting of the variance should not be detrimental to the public welfare or injurious to other land in the neighborhood. The proposed building addition will not impair an adequate supply of light and air to adjacent property. It will not create congestion in the public streets, become a fire danger, or endanger the public's safety. K. The current use of the existing building is a permitted use within the Heavy Industrial, 1 -3 District. The proposed building expansion will allow the permitted manufacturing use to also expand. City ordinances do not require city approval of the manufacturing facility. BE IT FURTHER RESOLVED, the recommendation for approval is subject to the following conditions: Resolution No. 2012 -XXX Page 3of3 1. All applicable permits (i.e.; building, electrical, grading, mechanical) and a commercial plan review packet must be completed, submitted, and approved by the City prior to the commencement of any construction activities. Detailed construction plans must be reviewed and approved by the Building Official and Fire Marshal. 2. The applicant receives building permits from the City of Cottage Grove prior to construction. 3. 3M must obtain all required State permits before manufacturing operations begin in the new addition. 4. 3M must provide a copy of the National Pollution Discharge Elimination System (NPDES) general storm water permit to the City Engineer. 5. 3M must provide a copy of the Stormwater Pollution Prevention Plan (SWPPP) and a copy of all the erosion control inspections to the City Engineer. Passed this 3rd day of October 2012. Myron Bailey, Mayor Attest: Caron Stransky, City Clerk r mail • • 6.2 3M Building Addition — Cases SP2012 -027 and V2012 -028 3M, 10746 Innovation Road South, has applied for a site plan review of the phased con- struction of a 93,500 square foot addition to an existing building; and variances to City Code Title 11 -11 -4, Development Standards, which limits building height to 60 feet, to allow an 89 -foot building height from the finished floor elevation, and to Title 11 -6 -12, Architecture Requirements, to allow prefinished metal panels that are similar to the existing building's exterior materials. McCool summarized the staff report and recommended approval based on the findings of fact and subject to the conditions stipulated in the staff report. Reese asked about the purpose for the building. Pat McGrann, 3M Facility Engineering, 733 Haven Hill Road, Eagan, Minnesota, responded for manufacturing, warehouse, and office space as part of the industrial abrasives facility that is already on site. Reese asked if they are utilizing part of a parking area for the addition. McGrann explained that the area imme- diately to the north of the site is grass and no existing parking areas will be disturbed. Heurung asked if there is a retention pond. McGrann pointed out on the aerial photo where they will be constructing a larger pond to replace the existing retention pond. Heurung asked what the retention pond is used for. McGrann responded stormwater only. He explained that there is an on -site waste treatment plant that is owned and managed by 3M. They also have sanitary and industrial sewer and stormwater cooling ponds. Reese asked about the distance from the addition to the Highway 61 interchange. McCool stated that the addition is about a quarter mile from the addition to the entrance to 3M, and the addition would be about three - quarters of a mile to Highway 61. Reese asked if the reason for the variance to the exterior materials is because the existing building was constructed when the City did not have architectural standards. McCool responded that was correct. Rostad opened the public hearing. No one spoke. Rostad closed the public hearing. Reese made a motion to approve the site plan review of 3M's proposed addition and the building height and exterior materials variances, based on the findings of fact and subject to the conditions listed below. Ventura seconded. Findings of Fact A. The proposed 93,500 square foot building addition is internal to the 3M Cottage Grove site. The closest public road from the proposed building addition is 1,220 feet. Excerpt from Unapproved Planning Commission Minutes 3M Building Addition — Cases SP2012 -026 and V2012 -028 September 24, 2012 Page 2 of 3 B. The building addition cannot be seen from the north shore of the Mississippi River because of the bluff along the south side of the Mississippi River. The addition will probably be seen from the main channel of the Mississippi River, but that distance is about 3,300 feet (0.6 mile). C. All the minimum building setback requirements of the 1 -3 District are complied with. D. The proposed exterior materials and colors are similar and consistent with other buildings on the 3M Cottage Grove site. E. Other existing structures on the 3M site are taller than the proposed addition. F. The variance is in harmony with the purposes and intent of the Zoning Ordinance. The property is zoned Heavy Industry and the proposed building addition is con- sistent with other manufacturing buildings on the 3M site. The requested variances will not adversely impact the adjoining properties or views from the Mississippi River. G. The variance request is not specifically addressed in the City's Future Vision 2030 Comprehensive Plan, but its industrial characteristics are consistent with the in- dustrial land use designation for this property. H. The proposal continues a reasonable use on the property. 1. The purpose of the variance is not based exclusively upon a financial hardship. J. The granting of the variance should not be detrimental to the public welfare or inju- rious to other land in the neighborhood. The proposed building addition will not impair an adequate supply of light and air to adjacent property. It will not create congestion in the public streets, become a fire danger, or endanger the public's safety. K. The current use of the existing building is a permitted use within the Heavy Indus- trial, 1 -3 District. The proposed building expansion will allow the permitted manu- facturing use to also expand. City ordinances do not require city approval of the manufacturing facility. Conditions of Approval 1. All applicable permits (i.e.; building, electrical, grading, mechanical) and a com- mercial plan review packet must be completed, submitted, and approved by the City prior to the commencement of any construction activities. Detailed construc- tion plans must be reviewed and approved by the Building Official and Fire Marshal. 2. The applicant receives building permits from the City of Cottage Grove prior to construction. Excerpt from Unapproved Planning Commission Minutes 3M Building Addition — Cases SP2012 -026 and V2012 -028 September 24, 2012 Page 3 of 3 3. 3M must obtain all required State permits before manufacturing operations begin in the new addition. 4. 3M must provide a copy of the National Pollution Discharge Elimination System (NPDES) general storm water permit to the City Engineer. 5. 3M must provide a copy of the Stormwater Pollution Prevention Plan (SWPPP) and a copy of all the erosion control inspections to the City Engineer. Motion passed unanimously (9 -to -0 vote).