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Home My WebLink About2013-03-25 PACKET 06.1.STAFF REPORT CASE: V13 -010 ITEM: 6.1 PUBLIC MEETING DATE: 3/25/13 TENTATIVE COUNCIL REVIEW DATE: 4/17/13 APPLICATION APPLICANT: 3M Company I REQUEST: A variance to Title 11 -6 -13, Architecture Requirements, to allow metal wall panels on the exterior of the new Fall Protection Building to match the colors and style of existing buildings on the site. SITE DATA LOCATION: 10746 Innovation Road South ZONING: 1 -3, Heavy Industry CONTIGUOUS LAND USE: NORTH: Industrial EAST: Industrial SOUTH: Industrial WEST: Industrial SIZE: Addition = 1,500 square feet DENSITY: N/A RECOMMENDATION Approval, based on the findings of fact and subject to the conditions listed in this staff report. COTTAGE GROVE PLANNING DIVISION Planning Staff Contact: John McCool, Senior Planner, 651- 458 -2874 or imccool(a)cottage- g rove. org GACITYFILES \13 CITYFILES \010V 3M Bldg 143 Exterior 2013 -03 -25 \1 \V13 -010 3M Bldg 143 Ext. Materials SR cover 3- 25- 13.docx Planning Staff Report 3M Cottage Grove Building No. 143 Addition Planning Case No. V2013 -010 March 25, 2013 Proposal 3M has submitted an application for a variance to the building architectural regulations of the City Code to construct a 1,500 square foot addition to Building No. 143 at 3M Cottage Grove. City ordinance requires that the exterior building materials be constructed of a minimum of 65 percent of Class 1 and /or 2 materials. 3M is proposing a Class 4 (metal) material for this addition. The property address is 10746 Innovation Road and the location of the proposed building addi- tion is shown on the aerial photo below. Location Map Ordinance Requirements 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 3M Cottage Grove Building No. 143 Addition Planning Staff Report March 25, 2013 Page 2 of 8 Future Vision 2030 Comprehensive Plan, adopted on March 2, 2011. The proposed addition to Building No. 143 is an allowed use in the 1 -3 District. All the minimum building setbacks comply with the 1 -3 zoning district's development standards. The new addition is approximately one -half mile (2,860 feet) from 3M Cottage Grove's main en- trance at 100th Street and Innovation Road, and approximately one -third mile (1,550 feet) from the Mississippi River's north shoreline. 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 include copper panels, fired clay face brick, natural stone, transparent glass, or other comparable or superior materials. Class 2 materials are architectu- rally 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 a metal exterior material on the proposed addition. The exterior material will match the color and building materials of the existing building and other buildings in this vicinity. The Planning Commission may recommend a variance from the strict application of the provi- sion 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. 4. 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. The purpose of the variance is not based exclusively upon a financial hardship. 7. 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. The proposed variance will not impair an adequate supply of light and air to adjacent 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 1,500 square foot addition to Building No. 143 are proposed to be factory insulated and prefinished metal wall panels. These materials are consistent in design and color with other recently constructed buildings and existing neighboring industrial buildings at this site. An example of a metal sided building near the proposed addition to Building No. 143 is shown below. 3M Cottage Grove Building No. 143 Addition Planning Staff Report March 25, 2013 Page 3 of 8 Building No. 143 has an exterior finish insulation system (EFTS). The future 1,500 square foot addition is proposed to be constructed of metal panels that are similar in design as shown in the photograph above. The exterior color of the proposed new addition will match the exterior EFIS color for Building No. 143. Photographs of Building No. 143 are shown below. Example of Metal Exterior Proposed for Building No. 143 3M Cottage Grove Building No. 143 Addition Planning Staff Report March 25, 2013 Page 4 of 8 Southeast Building i South Building Elevation of Building 143 Building No. 143 has two different building heights. The long linear portion of the building along the east side of the main structure is about 14 feet 5 inches in height. The main part of the 3M Cottage Grove Building No. 143 Addition Planning Staff Report March 25, 2013 Page 5 of 8 building is almost 21 feet in height. The proposed 30 -foot by 50 -foot addition will be 38 feet 2 inches in height or about 17 feet taller than the main part of the building. A city ordinance regu- lation has a 60 -foot maximum height limitation for industrial buildings. The red outlined color de- picted on the building elevations shown below illustrates the location of the proposed 1,500 square foot addition. MMMMM @ ii � e IIIAftc o�omr��¢�oo�F =. _ �_�_ c West Elevation East Elevation Elevation Building No. 143 is on the east side of the 3M Cottage Grove facility. Construction of other in- dustrial structures east of this building will not occur because of the relatively deep ravine. An aerial photograph of Building No. 143 is shown below. 3M Cottage Grove Building No. 143 Addition Planning Staff Report March 25, 2013 Page 6 of 8 �i 11 • �n ��] h'. ''r ' r , 1 S J I '4k t,.Y;^ *�� "Ll.Stjt�. Z• '�•„,,. i i 9 VZ Building No 143 A Proposed 30 ft. x 50 ft. Addition _ 1 11 1 ki r 2009 Aerial Photograph of Building No. 143 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 Hearing Notices • public hearing has been scheduled for the Planning Commission meeting on March 25, 2013. • notice announcing this public hearing was published in the South Washington County Bulletin on March 13, 2013. In addition, public hearing notices were mailed to four neighboring property owners on March 13, 2013. Recommendation That the Planning Commission recommends to the City Council approval of a variance to the Arc- hitectural Building regulations as submitted by 3M Cottage Grove. The findings of fact that support the variance for the building's exterior materials are: A. The proposed 1,500 square foot building addition is internal to the 3M Cottage Grove site. The closest public road from the proposed building addition is approximately 2,860 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. 3M Cottage Grove Building No. 143 Addition Planning Staff Report March 25, 2013 Page 7 of 8 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 Com- prehensive 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. I. 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 ade- quate 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. The approval of the variance application is subject to the following conditions: 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 re- viewed and approved by the Building Official and Fire Marshal. 2. The applicant receives building permits from the City of Cottage Grove prior to con- struction. 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. 3M Cottage Grove Building No. 143 Addition Planning Staff Report March 25, 2013 Page 8 of 8 Prepared by: John McCool, AICP Senior Planner Attachments: Overall Site Plan Building Elevations Floor Plan S L P U 5{ L ¢ R p!� eip J¢ I a C o I s ^+ o Y d a j �IIIIIIIIII�I �� \R.Li� g p .. I A 2 l7 4 W P U tO ¢ LL W U Q +( A � f I ol ; - o! 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