HomeMy WebLinkAbout2015-06-03 PACKET 04.F. REQUEST OF CITY COUNCIL ACTION COUNCIL AGENDA
MEETING ITEM # � �
DATE 6/3/15 . �
PREPARED BY: Community Development Jennifer Levitt
ORIGINATING DEPARTMENT STAFF AUTHOR
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COUNCIL ACTION REQUEST:
Consider adopting a resolution approving site plan review and variance applications for the
construction of a proposed 86,640 square foot warehouse addition and outdoor hard surface
parking/storage areas at Up North Plastics, 9480 Jamaica Avenue South.
STAFF RECOMMENDATION:
Approve the request.
BUDGET IMPLICATION: $N/A $N/A N/A
BUDGETED AMOUNT ACTUAL AMOUNT FUNDING SOURCE
ADVISORY COMMISSION ACTION:
DATE REVIEWED APPROVED DENIED
� PLANNING 5/18/15 ❑ � ❑
❑ PUBLIC SAFETY ❑ ❑ ❑
❑ PUBLIC WORKS ❑ ❑ ❑
❑ PARKS AND RECREATION ❑ ❑ ❑
❑ HUMAN SERVICES/RIGHTS ❑ ❑ ❑
❑ ECONOMIC DEV. AUTHORITY ❑ ❑ ❑
❑ ❑ ❑ ❑
SUPPORTING DOCUMENTS:
� MEMO/LETTER: Memo from John McCool dated 5/22/15
� RESOLUTION: Draft
❑ ORDINANCE:
❑ ENGINEERING RECOMMENDATION:
❑ LEGAL RECOMMENDATION:
� OTHER: Excerpt from unapproved minutes of 5/18/15 Planning Commission meeting
ADMINISTRATOR'S COMMENTS:
�S � S�
City Adminis rator Date
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COUNCIL ACTION TAKEN: ❑ APPROVED ❑ DENIED ❑ OTHER
Cottage
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�he�e Pride ana p�osperity Meet
TO: Honorable Mayor and City Council
Craig Woolery, Interim City Administrator
FROM: John McCool, Senior Planner
DATE: May 22, 2015
RE: Up North Plastic's Proposed Facility Expansion — Site Plan Review and Loading
Dock Variance
Proposal
Up North Plastics has applied for the following planning applications:
1. Site plan review approval for the proposed construction of a 240-foot by 361-foot (86,640
square feet) addition to their 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 load-
ing docks. Two truck doorway openings are proposed on the west side of the new building addi-
tion. 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.
The location map for the Up North Plastics site and proposed warehouse addition is shown below:
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Location Map
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City Council Memorandum �
Up North Plastics—Proposed Warehouse Expansion
Planning Case Nos. SP2015-018&V2015-019 ;
May 22,2015 �
Page 2 of 9
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Planning Commission
The Planning Commission held a public hearing at their regular meeting on May 18, 2015 re-
garding Up North Plastics' proposal to have three loading docks facing 95th Street and
constructing an 86,640 square foot warehouse addition on the west side of their existing manu- '
facturing facility. Questions were asked about what the two doorways on the west side of the
new addition will be used for and if the new chain link fence along their west property boundary
line will connect to their north boundary line. The two doorways will allow trucks and equipment
to access the warehouse where plastic rolls of manufactured plastic will be stored, and the
perimeter fence will connect to their north boundary line (next to the Canadian Pacific Railroad ',
tracks).
Other than the property owner's attendance, nobody spoke for or against Up North Plastics' site i
plan or variance applications. The Planning Commission unanimously (7-to-0 vote) recom-
mended approval of both applications, subject to the findings of facts and conditions listed in the ;
planning staff report. The findings of facts and conditions as recommended by the Planning I
Commission have been incorporated into the attached draft resolution for your consideration.
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 ;
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Ordinance Criteria '
Up North Plastics' 88-acre site is zoned I-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 per- ',
mitted uses in the I-2 District. �
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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 manufac-
turing and fabrication is a conditional use in the I-2 zone. The ordinance lists 12 perFormance ;
standards that must be met in order to grant the permit. All minimum building setbacks and max-
imum building height regulations are met for this proposed expansion. Exterior building mate-
rials proposed 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.
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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 '
City Council Memorandum
Up North Plastics—Proposed Warehouse Expansion I
Planning Case Nos. SP2015-018&V2015-019
May 22,2015 ;
Page 3 of 9 I
building 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 addi- j
tion will be approximately 293 feet from 95th Street, with the current condition being approxi-
mately 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. i
The main reason the new docks are proposed on the south side of the proposed building addi- ,
tion is because of the existing docks on the existing building. The internal operations of the plant I
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 ,
existing 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 estab-
lished 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.
Background I
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. ,
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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 condi- '
tional use permit was also approved. In 1990, Up North Plastics received approval to amend
their conditional 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. ,
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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. �
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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 i
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 square feet. Up North Plastics also has an existing ac- `
cessory 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. I
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City Council Memorandum
Up North Plastics—Proposed Warehouse Expansion
Planning Case Nos. SP2015-018&V2015-019
May 22,2015
Page 4 of 9
Three access drives exist on 95th Street and 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. Land-
scaping 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 stor-
age area.
Up North Plastics' stormwater basin exists in the southwest corner of their site. A photo of this
stormwater basin is shown below.
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Stormwater Basin in the Foreground
Below is an aerial photo showing Up North Plastic's current site:
City Council Memorandum
Up North Plastics—Proposed Warehouse Expansion
Planning Case Nos. SP2015-018&V2015-019
May 22, 2015
Page 5 of 9
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Up North Plastics—9480 Jamaica Avenue—2013 Aerial Photo
Up North Plastics accepts industrial grade low density polyethylene (LDPE) and.linear low den-
sity 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.
Landscaping
The overall lawn maintenance and existing landscaping on the property was found to be gener-
ally 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 mini-
mum ordinance regulations for this office and manufacturing use. Constructing the proposed
warehouse 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 fa�ade on all three sides. The first eight feet of the building elevation will be brick
City Council Memorandum
Up North Plastics—Proposed Warehouse Expansion
Planning Case Nos. SP2015-018&V2015-019
May 22, 2015
Page 6 of 9
with the remaining portion of the fa�ade being the insulated metal panels. The building addition
height (approximately 31 feet) is the same building height for the existing building. An illustration of
the masonry brick and insulated metal panels are shown below.
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By ordinance, the City would typically not support use of inetal panels over such an extensive wall
area. The ordinance permits the use of inetal for accenting only. However, given the design and
materials of the existing structure, staff supports the current proposal to promote consistency be-
tween 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:
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Up North Plastics—West Elevation
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City Council Memorandum
Up North Plastics—Proposed Warehouse Expansion
Planning Case Nos. SP2015-018&V2015-019 '
May 22,2015 �
Page 7 of 9
The proposed building addition will be the same height as the existing building and the exterior
building materials will be the same textures and colors. Building elevations for the proposed addi-
tion are shown below and attached to this report. ',
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Utilities
Up North Plastic's property is within the Metropolitan Urban Service Area (MUSA). City sanitary j
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- I
tems to be relocated around the new addition. Additional fire hydrants will be installed. The
property owner is required to permit city access to the water system to flush water through the �
system. The property owner is responsible for maintaining their private watermains, hydrants,
and fire suppression systems. �
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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 i
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.
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City Council Memorandum
Up North Plastics—Proposed Warehouse Expansion '
Planning Case Nos. SP2015-018&V2015-019
May 22, 2015
Page 8 of 9
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Site Plan �
Stormwater Management Plan
A stormwater basin exists in the southwest corner of the Up North Plastics site. Most of the sur-
face 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. i
City Council Memorandum i
Up North Plastics—Proposed Warehouse Expansion
Planning Case Nos. SP2015-018&V2015-019 �
May 22,2015 ,
Page 9 of 9 �
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Grading Plan ,
I
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 i
be issued for the proposed building addition.
City Department Review and EDA Comments i
Representatives from various City Departments reviewed the applicant's site plan review appli-
cation. 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 construc- �
tion plans are submitted to their office.
The Cottage Grove Economic Development Authority (EDA) reviewed this project at their meet- 'I
ing on May 12. They provided no comments or recommendation. �
No comments or recommendations were received from other advisory commissions. I
i
Recommendation �
That the City Council accept the Planning Commission's recommendation approving Up North
Plastic's site plan review and variance applications for the construction of their proposed 86,640 �
square foot warehouse addition and outdoor hard surFace parking/storage areas. The findings of
facts and conditions of approval as recommended by the Planning Commission are listed in the
attached draft resolution. ,
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RESOLUTION NO. 2015-XXX
RESOLUTION APPROVING THE SITE PLAN REVIEW OF A PROPOSED !
86,640 SQUARE FOOT WAREHOUSE ADDITION ON THE WEST END OF THE I
UP NORTH PLASTICS EXISTING FACILITY AT 9480 JAMAICA AVENUE SOUTH '
AND A VARIANCE TO ALLOW LOADING DOCKS ON THE I
SOUTH BUILDING ELEVATION THAT FACES 95TH STREET
I
WHEREAS, Up North Plastics applied for a site plan review of a proposed 240-foot by
361-foot (86,640 square foot) warehouse addition on the west end of their existing facility and a ',
variance to allow loading docks on the south building elevation that faces 95th Street South,
located on property legally described below:
{Legal Description} I
Commonly known as 9480 Jamaica Avenue South, Cottage Grove, Washington County, ,
State of Minnesota.
WHEREAS, public hearing notices were mailed to surrounding property owners within ,
500 feet of the proposed development site and a public hearing notice was published in the �,
South Washington County Bulletin; and I
WHEREAS, a planning staff report which detailed specific information about the property ;
and the variance application was prepared and presented to the Planning Commission; and I
WHEREAS, the Planning Commission held the public hearing on these applications on May ;
18, 2015; and '
WHEREAS, the public hearing was open for public testimony and no public testimony �
was received; and �
WHEREAS, the Planning Commission reviewed the variance criteria and findings of facts i
established by the Zoning Ordinance for granting a variance; and �
WHEREAS, the Planning Commission unanimously (7-to-0 vote) recommended approval �
of both applications, based on the findings of facts and subject to the conditions listed in the �
Planning Staff Report dated May 18, 2015. ;
NOW, THEREFORE, BE IT RESOLVED, that the City Council of the City of Cottage
Grove, Washington County, Minnesota, hereby approves the site plan review for the proposed ,
240-foot by 361-foot (86,640 square foot) warehouse addition on the west end of their Up North
Plastics' existing facility and grant a variance to Title 11, Chapter 11, Section 5(B)(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. Approval of the site plan review and variance for �
the proposed building and outdoor paved surfaced areas as shown on the development plan �
prepared by Krech, O'Brien, Mueller & Associates, Inc. dated March 20, 2015 is based on the �
following findings of fact:
i
Resolution No. 2015-XXX
Page 2 of 3
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. i
C. The future "Industrial" land use designation delineated in the Future Vision 2030 ',
Comprehensive Plan is consistent with the existing I-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. ;
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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. ;
BE IT FURTHER RESOLVED, the recommendation approving the site plan and variance �
is subject to the following conditions:
;
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
requirements. Erosion control devices must be installed prior to commencement of
any grading activity. Erosion control must be perFormed in accordance with the �
recommended practices of the "Minnesota Construction Site Erosion and Sediment
Control Planning Handbook" and the conditions stipulated in Title 10-5-8, Erosion
Control During Construction, of the City's Subdivision Ordinance.
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5. The applicant must provide the City with an as-built survey of all private utilities prior
to issuance of the certificate of occupancy.
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Resolution No. 2015-XXX �
Page 3 of 3 i
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). i
8. The property owner is responsible for maintaining the stormwater basin. A ,
stormwater management plan and the stormwater design shall be compliant with the
City's Surface Water Management Plan and South Washington Watershed District's
(SW1ND) 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.
9. The exterior color of the overhead doors shall be a color and material that is similar
and complementary 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. '�
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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. ;
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14. The minimum setback for the fencing along Ideal Avenue is 30 feet. �
Passed this 3rd day of June, 2015. �
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Myron Bailey, Mayor
Attest: I
Joe Fischbach, City Clerk
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EXCERPT FROM UNAPPROVED MINUTES OF THE I
MAY 18, 2015, PLANNING COMMISSION MEETING ,
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6.2 Up North Plastics Addition — Case No. SP2015-018 and V2015-019
Up North Plastics, Inc., 9480 Jamaica Avenue South, has applied for a site plan II
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 proposed addition's south elevation facing 95th Street. ,
,I
McCool summarized the staff report and recommended approval based on the
findings of fact and subject to the conditions stipulated in the staff report. ,
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Graff asked for more detail on the two openings shown on the building elevation ,
diagram. McCool responded that those are overhead doors for trucks to access the '
warehouse, similar to the two existing overhead doors on the west side of the existing
building. ,
Zopfi asked about if the proposed fencing will tie into the existing fencing. McCool �
responded that it would continue to the north property line of the site. John Hill, 7764 ,
Irish Avenue South, representing Up North Plastics, stated that the extension of the i
existing seven-foot fence along the west property line will extend up to the northwest �
corner that ties into the six-foot fence along the CP rail line.
Brittain opened the public hearing. No one spoke. Brittain closed the public �
hearing.
Graff asked if the variance needs to be approved separate from the site plan. McCool
responded that they can be approved together because without the variance, the site ,
plan could not be approved. ;
Rostad made a motion to approve the site plan review and variance based on
the findings of fact and subject to the conditions listed in the staff report. Graff
seconded. '
Motion passed unanimously(7-to-0 vote).