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Home My WebLink About2015-05-18 PACKET 06.2.STAFF REPORT CASE: SPI 5-018 & V15-019 ITEM: 6.2 PUBLIC MEETING DATE: 5/18/15 TENTATIVE COUNCIL REVIEW DATE: 6/3/15 APPLICATION APPLICANT: Up North Plastics, Inc. REQUEST: A site plan review of a proposed 240 -foot by 361 -foot (86,640 square foot) warehouse addition on the west end of Up North Plastics' existing facility and a variance to allow loading docks on the south elevation facing 95th Street South. SITE DATA LOCATION: ZONING: GUIDED LAND USE: 9480 Jamaica Avenue South 1-2, General Industry Industrial LAND USE OF ADJACENT PROPERTIES: CURRENT NORTH: Commercial/RR EAST: Industrial SOUTH: Industrial WEST: Industrial SIZE: Addition = 86,640 square feet DENSITY: NIA RECOMMENDATION GUIDED Commercial/RR Industrial Industrial Industrial Approval, based on the findings of fact and subject to the conditions stipulated in this staff report. Collage COTTAGE GROVE PLANNING DIVISION J Grove +ere Pride an04ozPeiltY Meet Planning Staff Contact: John McCool, Senior Planner; 651-458-2874; 0mccool(�cottage-grove. orq Application Accepted:, 4/21/15 60 -Day Review Deadline: 6/20/15 City of Cottage Grove Planning Division • 12800 Ravine Parkway South 9 Cottage Grove, MN 55016 Planning Staff Report Up North Plastics Expansion Project Site Plan Review and Variance Applications Planning Case No. SP2015-018 and V2015-019 May 18, 2015 Proposal Up North Plastics has applied for the following planning applications: Site plan review approval for their proposed construction of a 240 -foot by 361 -foot (86,640 square feet) warehouse and light industrial use. 2. Variance to Title 11, Chapter 11, Section 5(B)(2), Performance Standards, regarding the ordi- nance requirement that loading docks shall not be permitted along the side of a building which faces a public street. Up North Plastics is proposing to construct an 86,640 square foot building addition on the west side of their existing principal building located at 9480 Jamaica Avenue South. The proposed project includes concrete paving on the south, west, and north sides of the proposed warehouse expansion. The paved expansion area on the south side of the new addition will include three loading docks and two truck doorway openings on the west side of the new building addition. The area north of the proposed building addition and on the west and north sides of the existing 80 - foot by 150 -foot maintenance building will also be paved for the ongoing outdoor storage and parking for semi -trailers. A location map for the Up North Plastics site and proposed warehouse addition is shown below: Location Map Planning Staff Report Up North Plastic's Expansion Project— Planning Case Nos. SP2015-018 and V2015-019 May 18, 2015 Page 2 of 10 Review Process Application Received: April 21, 2015 Acceptance of Completed Application: April 21, 2015 Tentative City Council Date: June 3, 2015 60 -Day Review Deadline: June 20, 2015 Planning Considerations Ordinance Criteria Up North Plastic's 88 -acre site is zoned 1-2, General Industry District. This zoning classification is consistent 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 proposed ware- house and light industrial uses operating within these structures and on the property are permitted uses in the 1-2 District. 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 development conforms to the City's development standards and ordinance regulations. Plastics manufacturing and fabrication is a conditional use in the 1-2 zone. The ordinance lists 12 performance standards that must be met in order to grant the permit. All minimum building setbacks and maximum building height regulations are met for this proposed expansion. Exterior building materials pro- posed for this warehouse expansion will be consistent with the exterior materials, color, and texture of the existing manufacturing facility. Staff believes that the proposed addition, consistent with the previous approvals, meets all ordinance regulations. Along with the various site plan regulations associated with the building expansion, a variance is required. The variance is to allow the docks to be located on the south side of the building. City Code Title 11-11-5 specifically states loading docks "shall not be permitted on the side of a build- ing facing a public street." Presently the dock facilities for the existing manufacturing facility are on the south side of the building. Because of the angle of 95th Street compared to the south face of the existing Up North Plastics' building, the three new docks on the south side of the proposed building expansion project will be closer to the road. The southwest corner of the addition will be approximately 293 feet from 95th Street, with the current condition being approximately 360 feet. These building setbacks from 95th Street are some distance from the street and the existing berm and landscaping along 95th Street helps mitigate on-site views. The main reason the new docks are proposed on the south side of the proposed building addition is because of the existing docks on the existing building. The internal operations of the plant have been devised to work with the present building layout. The new addition is an extension of the current processing and warehousing systems. For example, it would not be efficient for the exist- ing docks to remain on the south and the new docks constructed on the west or north side of the new addition. From a site design perspective, the site circulation has already been established with the docks on the south side of the building. While typically it is not desirable to have the docks on the public frontage, the existing conditions really dictate the functionality of the addition. The existing landscaping and earth -berms aid in mitigating dock views. Planning Staff Report Up North Plastic's Expansion Project— Planning Case Nos. SP2015-018 and V2015-019 May 18, 2015 Page 3 of 10 Background The original building was built by Whirlpool in 1965 and was used for the manufacturing and assembly of home appliances. Whirlpool vacated the property in the early 1980's. In 1985, Up North Plastics bought the property and the City granted a height variance to allow construction of two 100 -foot towers, one 60 -foot tower, and six 60 -foot storage silos. A conditional use permit was also approved. In 1990, Up North Plastics received approval to amend their con- ditional use permit and a revised variance request to permit twelve 85 -foot storage silos. The two existing 60 -foot silos were removed from the site. In 1996, Up North Plastics received approval to amend their conditional use permit and another variance to permit construction of 12 more storage silos and 8 blending tanks. In 1998, Up North Plastics received administrative approval to relocate a portion of their existing parking lot. The new parking lot construction and old lot removal was completed in the spring of 1999. In September 1999, the City Council approved a conditional use permit and site plan review for expansion of the operation by constructing a 320 -foot by 410 -foot concrete storage pad for the long-term storage of semi -trailers. The approval for the additional storage area was predicated on prohibiting any long-term storage in the south and southeast parking lots and within the dock area. The applicant was also required to install earth berms and landscaping to aid in screening the trailer storage areas. Site Characteristics The entire site is approximately 88 acres and is located at the northwest corner of 95th Street and Jamaica Avenue. The total gross floor area of their existing manufacturing, warehouse and office facility is approximately 381,540 sq. ft. Up North Plastics also has an existing accessory building that is located northwest of their existing principal structure. This structure is 80 feet by 150 feet and is used to store their maintenance and operating equipment. Three access drives exist on 95th Street on one access drive exists on Ideal Avenue. Public access onto the property is restricted. Employee and visitor parking are located southeast of the main manufacturing facility. The rest of the paved areas are dedicated to truck maneuvering, parking, and outside storage along the south, west, and north sides of the existing building. The large green space areas along Jamaica Avenue and 95th Street are routinely managed. Landscaping and earth -berms exist along 95th Street and were installed in the 1999-2000 timeframe. The existing landscaping is consistent with the requirements of the City's approval in 1999. There is an existing seven -foot tall chain-link fence along the south and west property boundary lines. Up North Plastics is proposing to relocate a segment of the existing chain-link fence that is north of the access drive connecting to Ideal Avenue. The purpose of moving this segment of fence toward Ideal Avenue is because it will be in the way of their proposed paved outdoor storage area. Up North Plastics' stormwater basin exists in the southwest corner of their site. A photo of this stormwater basin is shown below. Planning Staff Report Up North Plastic's Expansion Project— Planning Case Nos. SP2015-018 and V2015-019 May 18, 2015 Page 4 of 10 Below is an aerial photo showing Up North Plastic's current site: Up North Plastics — 9480 Jamaica Avenue — 2013 Aerial Photo Up North Plastics accepts industrial grade low density polyethylene (LDPE) and linear low density polyethylene (LLDPE) plastics as well as plastic film. These materials are required to be dry and free of contaminants. This is the primary reason why there are numerous semi -trailers on the site. Planning Staff Report Up North Plastic's Expansion Project— Planning Case Nos. SP2015-018 and V2015-019 May 18, 2015 Page 5 of 10 Landscaping The overall lawn maintenance and existing landscaping on the property was found to be generally in good condition. The construction of the proposed warehouse and outdoor storage will not require any landscaping to be removed. The existing landscaping is consistent with the require- ments of the City's approval in 1999. Parking The existing number of visitor and employee on-site parking spaces exceeds the City's minimum ordinance regulations for this office and manufacturing use. Constructing the proposed ware- house addition will not eliminate any off-street parking. Minimum parking standards and parking setbacks are compliant with zoning regulations. The parking space markings in the existing parking lot need a new coat of paint. Architecture The proposed 86,640 square foot addition will have the same uniform rib metal panel with a masonry brick fagade on all three sides. The first eight feet of the building elevation will be brick with the remaining portion of the fagade being the insulated metal panels. The building addition height (ap- proximately 31 feet) is the same building height for the existing building. An illustration of the masonry brick and insulated metal panels are shown below. By ordinance, the City would typically not support use of metal panels over such an extensive wall area. The ordinance permits the use of metal for accenting only. However, given the design and materials of the existing structure, staff supports the current proposal to promote consistency between the proposed building addition and existing building. Three truck loading docks are proposed to be installed on the south side of the new addition and two 16 -foot by 16 -foot overhead doors will be installed on the west side of the new addition. A photograph of the west side of their existing building is shown below: Planning Staff Report Up North Plastic's Expansion Project— Planning Case Nos. SP2015-018 and V2015-019 May 18, 2015 Page 6 of 10 Up North Plastics — West Elevation The proposed building addition will be the same height as the existing building and the exterior build- ing materials will be the same textures and colors. Building elevations for the proposed addition are shown below and attached to this report. �, xoanrtievenox Building Elevations Utilities Up North Plastic's property is within the Metropolitan Urban Service Area (MUSA). City sanitary sewer and water services exist from 95th Street. All city utilities in this vicinity provide the neces- sary capacities to serve this existing and proposed industrial project. The proposed building expansion will require a portion of Up North's stormwater and water sys- tems to be relocated around the new addition. Additional fire hydrants will be installed. The prop- erty owner is required to permit city access to the water system to flush water through the system. Planning Staff Report Up North Plastic's Expansion Project— Planning Case Nos. SP2015-018 and V2015-019 May 18, 2015 Page 7 of 10 The property owner is responsible for maintaining their private watermains, hydrants, and fire suppression systems. The applicant must submit their utility and grading plan to the City Engineer, Public Safety De- partment, Public Works Department, and Building Official for review and approval. The fire hydrant placement on the site shall comply with the Fire Marshal's requirements. Once these plans have been approved by the City, a building permit will then be issued by the City. La �� r t +t 1 M+mrf i � � I -�tllnng anUBny "Pl' Demolition Plan Plan Planning Staff Report Up North Plastic's Expansion Project— Planning Case Nos. SP2015-018 and V2015-019 May 18, 2015 Page 8 of 10 Stormwater Management Plan A stormwater basin exists in the southwest corner of the Up North Plastics site. Most of the surface water runoff from the buildings and impervious surfaces drain to this basin. The northern slope of this existing basin will be modified to create a flatter grade around the southwest corner of the proposed addition for motor vehicles to access the proposed paved area west of the new building addition. An illustration of the grade changes along the north side of the existing basin is shown below. Grading Plan The City's engineering consultant is reviewing the property owner's Hydrology Report with a May 8, 2015 revision date. City approval of this report is required before a building permit can be issued for the proposed building addition. City Department Review and EDA Comments Representatives from various City Departments reviewed the applicant's site plan review applica- tion. The Building Division has reviewed the conceptual development plans and is unable to provide comments regarding building code regulations until such time that all detailed construction plans are submitted to their office. The Cottage Grove Economic Development Authority (EDA) reviewed this project at their meeting on May 12. They provided no comments or recommendation. No comments or recommendations were received from other advisory commissions. Recommendations That the Planning Commission recommends that the City Council approve Up North Plastic's development plan (site plan review application) as prepared by Krech, O'Brien, Mueller & Asso- 1 UY f 1 - nuvuoauuxn ' u & - . u t t \a+uxcolx+c.»oee d7 i \ I l •.�: ..:� �F�}_' G^31 �i✓1 v' I,ly�,t}. �' i -y I 3/ ,- 51 � .� lumno nntmnv Seam Grading Plan The City's engineering consultant is reviewing the property owner's Hydrology Report with a May 8, 2015 revision date. City approval of this report is required before a building permit can be issued for the proposed building addition. City Department Review and EDA Comments Representatives from various City Departments reviewed the applicant's site plan review applica- tion. The Building Division has reviewed the conceptual development plans and is unable to provide comments regarding building code regulations until such time that all detailed construction plans are submitted to their office. The Cottage Grove Economic Development Authority (EDA) reviewed this project at their meeting on May 12. They provided no comments or recommendation. No comments or recommendations were received from other advisory commissions. Recommendations That the Planning Commission recommends that the City Council approve Up North Plastic's development plan (site plan review application) as prepared by Krech, O'Brien, Mueller & Asso- Planning Staff Report Up North Plastic's Expansion Project— Planning Case Nos. SP2015-018 and V2015-019 May 18, 2015 Page 9 of 10 ciates dated March 20, 2015 for the construction of Up North Plastic's 86,641 square foot ware- house addition and granting a variance to City Code Title 11-11-513(2), Performance Standards, regarding the ordinance requirement that loading docks shall not be permitted along the side of a building which faces a public street. The Planning Commission can modify any of the draft rec- ommendations and conditions of approval. Approval of this site plan and variance to the loading docks facing 95th Street is based on the following findings of fact: A. The southwest corner of the proposed building addition is approximately 306 feet from 95th Street. The minimum front yard setback is 40 feet. B. The variance is generally consistent with the City Vision 2030 Comprehensive Plan's goals and policies for commercial and industrial standards. C. The future "Industrial" land use designation delineated in the Future Vision 2030 Compre- hensive Plan is consistent with the existing 1-2, General Industry, zoning classification. D. The new docks are proposed on the south side because of the existing dock locations on the existing manufacturing and warehouse facility. The internal operations within the plant have been devised to work with the present building layout and floor plan. The new addition is an extension of the current processing system. E. The site circulation has already been established with loading docks in the south side of the facility. While typically it is not desirable to have the docks on the public frontage, the existing conditions really dictate the functionality of the proposed addition. Approval of Up North Plastics' site plan for the construction of their warehouse addition with three loading docks along the south exterior wall for the new addition is subject to the following con- ditions: 1. All applicable permits (i.e., building, electrical, mechanical) and a commercial plan review packet must be completed, submitted, and approved by the Building Official, Fire Marshal, and Public Works Director prior to the commencement of any construction activities. 2. An outdoor lighting plan must be submitted to the City for review and approval. All lighting must meet City Code requirements. All outdoor light fixtures must be downward directed with cut- offs. The specifications of all light fixtures must be provided with the application for a building permit. 3. The final architectural plans and exterior construction materials and colors must be reviewed and approved by the Planning Department prior to the issuance of a building permit. 4. The grading and erosion control plan for the site must comply with NPDES II Permit require- ments. Erosion control devices must be installed prior to commencement of any grading activ- ity. Erosion control must be performed in accordance with the recommended practices of the "Minnesota Construction Site Erosion and Sediment Control Planning Handbook" and the con- ditions stipulated in Title 10-5-8, Erosion Control During Construction, of the City's Subdivision Ordinance. Planning Staff Report Up North Plastic's Expansion Project— Planning Case Nos. SP2015-018 and V2015-019 May 18, 2015 Page 10 of 10 The applicant must provide the City with an as -built survey of all private utilities prior to issuance of the certificate of occupancy. 6. All mechanical equipment screening and trash enclosures must be constructed of materials that are consistent with the principal building's exterior materials. 7. Storm sewer pipe must be reinforced concrete pipe (RCP). 8. The property owner is responsible for maintaining the stormwater basin. A stormwater man- agement plan and the stormwater design shall be compliant with the City's Surface Water Management Plan and South Washington Watershed District's (SWWD) regulations. Final drainage plans must be submitted to the City and South Washington Watershed District for review. A separate maintenance agreement for the stormwater basins must be executed prior to the City issuing a certificate of occupancy for the new addition. The exterior color of the overhead doors shall be a color and material that is similar and com- plementary to the color scheme for the existing doorways along the south side of the building. 10. Up North Plastics must allow the City access to the private fire hydrants for inspection and periodic flushing. A Storz Fire Department connection fitting must be installed on all fire hydrants on the property. 11. Roof -top mechanical units shall be screened as required in City Code Title 11-6-4. 12. The fire hydrant placement on the site shall comply with the Fire Marshal's requirements. Once these plans have been approved by the City, a building permit will then be issued. 13. Solid waste storage and/or storage in closed containers must be screened in compliance with City Code Title 11-6-3, Solid Waste Storage, regulations. 14. The minimum setback for the fencing along Ideal Avenue is 30 feet. Prepared by: John McCool, AICP Senior Planner Attachments: Site Plan Demolition Plan Grading and Drainage Plan Building and Wall Sections Details Ii ; gii•i€j� j!'"I 65T0-9TO89 V1O53NNIW '3AOL030vnoD 3p { L+ 1 N1fW53ON3AV ValvwvC 08VG g goer 0 I "�gF tyeji. ;,¢`F�gkc,t I NOIlI0Otl 3SnONaUVM Fi.ga p: s3USnd H1HONdN gdg� �i� fii ptilf it F E a a 133HS 311I1 ''� I1 a �I" ._................�........:. 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