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HomeMy WebLinkAbout2016-03-28 PACKET 06.4.STAFF REPORT CASE: CUP2016-020 ITEM: 6.4 PUBLIC MEETING DATE: 3/28/16 TENTATIVE COUNCIL REVIEW DATE: 4/6/16 APPLICATION APPLICANT: Rahn Home Services REQUEST: A conditional use permit to operate heating and air conditioning, plumbing, and electrical businesses with outdoor parking of commercial vehicles. SITE DATA LOCATION: ZONING: GUIDED LAND USE 11825 West Point Douglas Road South B-3, General Business District Commercial LAND USE OF ADJACENT PROPERTIES: CURRENT NORTH: Highway 61 EAST: Park/Open Space SOUTH: Rural Residential WEST: Commercial SIZE: N/A DENSITY: N/A RECOMMENDATION GUIDED Highway 61 Park/Open Space Rural Residential Commercial Approval, subject to the conditions stipulated in this staff report. Cottage COTTAGE GROVE PLANNING DIVISION J Grove k+ere Pode and P,ospedd Meet Planning Staff Contact: John M. Burbank, Senior Planner; 651-458-2825; iburbank(@cottage-grove.org Application Accepted:. 2/26/16 60 -Day Review Deadline: 4/25/16 City of Cottage Grove Planning Division • 12800 Ravine Parkway South • Cottage Grove, MN 55016 Planning Staff Report Rahn Home Services Planning Case No. CUP2016-020 March 28, 2016 Proposal Rahn Home Services has applied for a conditional use permit to operate heating and air condi- tioning, plumbing, and electrical businesses with outdoor parking of commercial vehicles at 11825 West Point Douglas Road South. A narrative from the applicant on the proposed use is attached. Location Map 6RVtiliiL.7JiL.Ii.7 afM1 1' �iOiM Al9_ Planning Staff Report — CU P2016-020 Rahn Home Services March 28, 2016 Page 2 of 7 Submital Documentation The site plan that was submitted with the application was prepared by Kemper and Associates Inc., on March 15, 2001, for a previous application related to the site. The plan identifies the existing site conditions. Review Schedule The application was received on February 22, 2016. The application was deemed complete on February 26, 2016. The 60 -day application review expires on April 25, 2016. The 120 -day review extension date is June 24, 2016, if exercised. " SITE LOCATION w C W nvoonwn ^wawn�nw_.Y �.H pyY vxrY MS�J alums ssnv umv oeiva i Ix+x � nYu® ivNx IPd VYlbl YtGQA Y A } al+m k VAI DATA I A 4 .2MI E'A31'ETG.Y6 GER'fF1GATE AS.c AMD H,=0DI A9 PRHPAIiED HT..KF„ FEE < ABEGGIA'r8 PIG. Planning Considerations Comprehensive Plan — Future Land Use Designation The future land use map in the City's Future Vision 2030 Comprehensive Plan shows this prop- erty is guided Commercial. The proposed development is consistent with that designation. Zoning This parcel is currently zoned B-3, General Business District. The proposed use is consistent with that zoning designation. The recent adoption of Ordinance 958 established that electrical, heating, plumbing, appliances, upholstery, or air conditioning sales and service shops that have Planning Staff Report — CUP2016-020 Rahn Home Services March 28, 2016 Page 3 of 7 more than five commercial vehicles parked outside a building or storage of equipment, supplies or materials outside a building be permitted as a conditional use. Existing Site Conditions The site currently has a 2,150 square foot office building, a large utility building, septic fields, stormwater ponds, existing bituminous parking lot, and a gravel parking area. Existing Site Detail Setbacks The minimum setbacks for the site would not be impacted by this proposed use. Planning Staff Report— CUP2016-020 Rahn Home Services March 28, 2016 Page 4 of 7 Architecture The proposal does not trigger any of the City's minimum architectural requirements. Utilities The subject property is located outside of Metropolitan Urban Service Area (MUSA) and is served by private well and septic. It is recommended that the existing septic system be in- spected for conformance to State and County requirements, and that it is adequately sized to serve the proposed use. The City's Technical Review Committee recommended that the ware- house shop area building not include a connection to the septic system. Parking The current parking on the site is 22 standard spaces and one ADA space. The minimum park- ing standard of 17 spaces is calculated at one parking space per 150 square feet of office space. Handicapped parking stalls must be constructed per building code requirements. No ad- ditional parking improvements are proposed. All commercial vehicle parking on the site should be limited to the area behind the fenced area identified on the site plan. Based on previous zoning actions related to this commercial district, it is recommended that the gravel drive/access/parking area be improved with bituminous within one year of approval of the CUP. Traffic/Access No modifications to the site access were proposed in conjunction with the application. Pedestrian Access The proposed reuse of the property does not include any modifications or additions related to the sidewalks on the site. It is recommended that sidewalk and parking lot connections meet ADA requirements. Planning Staff Report — CUP2016-020 Rahn Home Services March 28, 2016 Page 5 of 7 Surface Water Management The proposed reuse of the property will not trigger any modifications to the site in relation to surface water management. Tree Preservation Several trees and shrubs within the site development are proposed to be removed by the pro- posed expansion of the use on the site. Removed trees should be replanted on site. Signage All signage needs to be in compliance with City ordinances or an approved comprehensive sign plan for the site. Landscaping The site plan does not include any landscaping improvements. It is recommended that a land- scaping plan identifying additional trees and vegetative screening be completed for the site prior to the item being reviewed by the City Council. Whenever an existing use on a property comes before the City for review, the practice has been to ensure that the landscaping is healthy and maintained. Area Charges No action required. Park Dedication No action required. Lighting All new and existing lighting on the site shall not exceed .5 foot candle at the property line. Conditional Use Permit Ordinance Requirements When reviewing conditional use permits, the Planning Commission and City Council looks to Title 11-2-9F, Criteria for Issuance of Conditional Use Permits, as the guiding doctrine for review. This section states that in granting a CUP, the City Council shall find that: The use will be in conformity with the City's Comprehensive Plan and with the purpose, intent and applicable standards of this Title. 2. The use shall be located, designed, maintained and operated to be compatible with the existing or intended character of that zoning district in which it is located. 3. The use shall not depreciate values of surrounding property. 4. The use shall not be hazardous, detrimental or disturbing to present and potential surrounding land uses due to noises, glare, smoke, dust, odor, fumes, water pollution, vibration, general unsightliness or other nuisances. 5. The use shall generate only minimal vehicular traffic on local streets as defined by the trans- portation element of the Comprehensive Plan. The use shall not create traffic congestion, unsafe access or parking needs that will cause inconveniences to the adjoining properties. Planning Staff Report- CUP2016-020 Rahn Home Services March 28, 2016 Page 6 of 7 6. The use shall be served adequately by essential public services, such as streets, police, fire protection and utilities. 7. The use shall not create excessive additional requirements at public cost for public facilities and services and shall not be detrimental to the economic welfare of the City. 8. The use shall preserve and incorporate the site's important natural and scenic features into the development design. 9. The use shall cause minimal adverse environmental effects. 10. The use shall not adversely affect the potential development of adjacent vacant land. The City's Technical Review Committee reviewed this application under those criteria. The Committee found the CUP criteria could be met and the conditional use permit for the requested reuse of the property should be approved, subject to conditions. The applicant's response to the ordinance criteria is attached. Public Hearing Notices The public hearing notice was published in the South Washington County Bulletin on March 16, 2016. Public meeting notices were mailed to the 13 property owners who are within 500 feet of the property on March 16, 2016. Summary A. The proposed use is compliant with the City's Future Vision 2030 Comprehensive Plan. B. The proposed use is permitted as a conditional use under the current zoning classification for the property. Recommendation That the Planning Commission recommend that the City Council approve a conditional use permit to operate heating and air conditioning, plumbing, and electrical businesses with outdoor park- ing of commercial vehicles at 11825 West Point Douglas Road South, subject to the following conditions. All applicable permits (i.e.; building, electrical, grading, sign, right-of-way, mechanical) must be completed, submitted, and approved by the City prior to the commencement of any con- struction activities. 2. A landscaping plan shall be submitted to the City for review and approval prior to the appli- cation being placed on the City Council agenda. Prior to building permit application, a detailed landscaping and irrigation plan that meets the approval of the Community Devel- opment Department shall be submitted. The vegetative plantings within the landscaping plan shall be reviewed and approved by the City Forester for consistency with requirements for a healthy urban forest. Planning Staff Report — CUP2016-020 Rahn Home Services March 28, 2016 Page 7 of 7 4. Prior to building permit application, a bona fide cost estimate of the landscaping improve- ments must be submitted in conjunction with a letter of credit approved by the City in the amount of 150 percent of such estimate. Upon completion of the landscaping requirements, the applicant must in writing inform the City that said improvements have been completed. The City will retain 30 percent of the financial guarantee for a period of one year from the date of notice to insure the survival of the plantings and the required as -built survey has been submitted. No building permits will be issued until the required financial guarantee has been received and accepted by the City. 5. The landscaping shall be installed as per the approved landscape plan and continually maintained in a live vegetative state, kept free of refuse and debris, and replaced when necessary. Dead plant materials must be replaced with live plantings. 6. Any grading on the site requires a grading permit and a grading and erosion control plan for the site that complies 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 Construc- tion 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. 7. Prior to any grading being completed onsite, a grading escrow shall be posted with the City, and a preconstruction meeting shall be held with the City. 8. Handicapped parking stalls must be installed per building code requirements. 9. Sidewalk and parking lot connections shall meet ADA requirements. 10. All new and existing lighting on the site must not exceed .5 foot candle at the property line. 11. All commercial vehicle parking on the site should be limited to the area behind the fenced area identified on the site plan. 12. Exterior storage shall be prohibited on the site. 13. Any violations of the approving resolution may trigger review of the use by the City Coun- cil and be cause for possible amendments to or revocation of the interim conditional use permit. Prepared by: John M Burbank, AICP Senior Planner Attachments: Project Plan Set Narrative from the Applicant Exhibit B Proposal for Conditional Use Permit The Applicant, Rahn Home Services, Inc. ("Rahn"), has entered into a purchase agreement with Central Bank to purchase the property located at 11825 West Point Douglas Road South, Cottage Grove, MN (the "Property")i As pati of its due diligence during its contingency period, Rahn is applying for a conditional use permit to operate the following business on the Property: Rahn is made up of three businesses: (1) a heating and air conditioning company with 13 service techs and 4 installers (One Hour Heating and Air; 80% of total business), (2) a plumbing business with 4 plumbers (Ben Franklin Plumbing; 13% of total business), and (3) an electrical business with 3 electricians (Mister Sparky Electric; 7% of total business). Rahn also has 16 administrative office persormel, On each business day, the field employees (HVAC service techs and installers, plumbers, and electricians) are dispatched from their homes to make service calls to customers' houses. Only the HVAC installers will leave their trucks at the office and come in to load up for the day. The main business of all three companies is residential service, replacement and retail sales. Most of the retail sales are done at a customer's house, however, some retail sales may be made to walk -fn customers at the Property, The warehouse space on the Property will be used for stocking parts and equipment for repair and sale. Rahn will not be manufacturing anything at the Property. All equipment is purchased and then installed. Rahn will not conduct or perform any repair services on the Properly in the office or warehouse. All repairs are done at the customer's house. 4822.3848.7854, v. 1