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Home My WebLink About2016-03-28 PACKET 06.6.STAFF REPORT CASE: C U P2016-031 ITEM: 6.6 PUBLIC MEETING DATE: 3/28/16 TENTATIVE COUNCIL REVIEW DATE: 4/6/16 APPLICATION APPLICANT: Minnesota Pipeline Company, LLC REQUEST: A conditional use permit to expand their nonconforming parking lot. SITE DATA LOCATION: ZONING: GUIDED LAND USE: 6483 85th Street South 1-3, Heavy Industry Industrial LAND USE OF ADJACENT PROPERTIES NORTH: EAST: SOUTH: WEST: SIZE: N/A DENSITY: N/A RECOMMENDATION [oil]VN41ka Residential Residential Industrial Industrial GUIDED Residential Residential Industrial Industrial Approval, subject to the conditions stipulated in this staff report. Cottage COTTAGE GROVE PLANNING DIVISION J Grove +ee Poae anpe�o,vemy neee Planning Staff Contact: John M. Burbank, Senior Planner; 651-458-2825; iburbank(a)cottage-grove. org Application Accepted:. 3/3/16 60 -Day Review Deadline: 5/2/16 City of Cottage Grove Planning Division • 12800 Ravine Parkway South • Cottage Grove, MN 55016 Planning Staff Report Minnesota Pipeline Parking Expansion Planning Case No. CUP2016-031 March 28, 2016 Proposal Minnesota Pipe Line Company, LLC has applied for a conditional use permit to expand their nonconforming parking lot at 6483 85th Street South. Site Ortho Photo Submital Documentation The site plan that was submitted with the application was prepared by Koch Pipeline Co. LP on October 28, 2015, and identifies the existing site conditions and the proposed parking lot expan- sion area. Planning Staff Report — CUP2016-031 Minnesota Pipe Line Parking Lot Expansion March 28, 2016 Page 2 of 8 Review Schedule The application was received on March 3, 2016. The application was deemed complete on March 3, 2016. The 60 -day application review expires on May 2, 2016. The 120 -day review extension date is July 1, 2016, if exercised. 6 Perp 0 P,.. • Site Plan IrN ore / eem:,ffn f S 4 1 � � � �nsxo urvunon lar 1 '1NKE i CNN 1 1 mmmm Im arxrloe. i 'I I I!� i Site Plan Detail Planning Staff Report — C U P2016-031 Minnesota Pipe Line Parking Lot Expansion March 28, 2016 Page 3 of 8 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 to be guided Industrial. The proposed development is consistent with that designation. Zoning This parcel is currently zoned 1-3, Heavy Industry District. The proposed use is consistent with that zoning designation. Existing Site Conditions The fenced site currently encompasses two lots of records and contains three above -grade pe- troleum storage tanks, a terminal building, an office building, a small utility building, and existing parking lots. Development Summary The proposed parking expansion area would be an expansion of a nonconforming use, which requires a conditional use permit (CUP). The use on the site was originally established on the 1950s. There is an existing CUP related to the use on the site. Resolution No. 99-71 is attached. Planning Staff Report — CUP2016-031 Minnesota Pipe Line Parking Lot Expansion March 28, 2016 Page 4 of 8 Setbacks The minimum setbacks of the parking lot to the front property line are currently non -conforming as the lot is set at zero feet to the property line and parking is not allowed in the front yard in the 1-3 zoning district. The proposed parking expansion would extend to the west along the front property line. Architecture The proposal does not trigger any of the City's minimum architectural requirements. Utilities The subject property is located within the Metropolitan Urban Service Area (MUSA), and the ap- plication does not include any connections or modifications to public utilities. Parking The current parking on the site is 30 spaces. The proposal is to increase the designated parking on the site by up to 13 stalls, thus exceeding the minimum parking standard of 35 spaces, which is calculated at one parking space per 150 square feet of office space. The designated total parking spaces on the site would be 43 with the lot expansion. Handicapped parking stalls must be constructed per building code requirements. Planning Staff Report — CUP2016-031 Minnesota Pipe Line Parking Lot Expansion March 28, 2016 Page 5 of 8 Traffic/Access No modifications to the site access were proposed in conjunction with the application. After re- viewing the site, it is recommended that the western site access include the construction of a concrete apron meeting City detail sheets and the drive be hard surfaced 75 feet from the edge of the apron into the site. The adjacent roadways are adequately designed and constructed to accommodate the industrial traffic that could be generated by the use. Pedestrian Access The proposed parking expansion includes the construction of a concrete sidewalk along the southern portion of the new lot. Sidewalk and parking lot connections must meet ADA require- ments. Surface Water Management The proposed expansion of the impervious surface area on the site will trigger the creation of some minor treatment improvements to the site as approved by the South Washington Water- shed District and the City Engineer. During the required improvement design process; it is rec- ommended that the property owner review the entire surface water management needs for both parcels impacted by the expansion and attempt to bring the site into significant conformance to current watershed management criteria. Tree Preservation Several trees and shrubs within the site development are planned to be removed by the pro- posed expansion of the use on the site. Removed trees should be replanted on site. Signage No signage is proposed with the proposed expansion of the parking on the site, but any signage would need to be in compliance with the City ordinance 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 on a site 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. Planning Staff Report — CUP2016-031 Minnesota Pipe Line Parking Lot Expansion March 28, 2016 Page 6 of 8 Conditional Use Permit Ordinance Requirements The City Code permits expansion of nonconforming uses by a conditional use permit (CUP). When reviewing conditional use permits, the Planning Commission looks to Title 11-2-9F, Crite- ria 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: 1. 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. 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 parking lot expansion 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 17, 2016. Public meeting notices were mailed to the 85 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 under the current zoning classification for the property. Planning Staff Report — CUP2016-031 Minnesota Pipe Line Parking Lot Expansion March 28, 2016 Page 7 of 8 C. The proposed parking expansion will bring the site into compliance with Ordinance parking criteria. D. The proposed parking expansion does not impact public utilities. E. Surface water management improvements will be required. F. If the conditional use permit is approved, reasonable conditions will be applied in the approv- ing resolution to ensure the new use would not constitute a detriment to adjacent properties and surrounding land uses. Recommendation The Planning Commission recommend that the City Council approve a conditional use permit to expand the nonconforming parking lot at 6483 85th Street South, subject to the following con- ditions. 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. A preconstruction meeting shall be required and all grading and erosion control items shall be in place prior to construction. The grading and erosion control plan for the site must comply with NPDES II Permit requirements. Erosion control devices must be in- stalled 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. 3. 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 an irrigation plan shall be submitted which meets the approval of the Community Development Department. 4. 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. 5. 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. Planning Staff Report — CUP2016-031 Minnesota Pipe Line Parking Lot Expansion March 28, 2016 Page 8 of 8 6. 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. 7. Surface water treatment improvements shall be completed on the site as approved by the watershed district and the City Engineer. 8. The western site access shall include the construction of a concrete apron meeting City detail sheets and the drive shall hard surfaced 100 feet from the Curb edge of the curb into the site. 9. Handicapped parking stalls must be constructed per building code requirements. 10. Sidewalk and parking lot connections shall meet ADA requirements. 11. All new and existing lighting on the site shall not exceed .5 foot candle at the property line. Prepared by: John M Burbank, AICP Senior Planner Attachments: Project Plan Set Applicant's Narrative -03 ON0335 Z L Q �o Q a � i Z o w Qa < � o a Cl Z U e iso a oo v a o �z 3 u � W F Z k O w T rM, IJ - Z r � o gE . a _ ! oAl e� \ \ S 0 _ V Y � 7 I 0 t�rp�l - W a i I z J n z E <Z CD N o P � - N Ooa. 3zd �Fo 7 azo oav �sl o - 1 123 a O W O w rm vis �b$o oxoao O in imp$.=$4 eta Qk '00 Gm _ &� 8 gmc �Jx O z O P RM6 Zo r Q � � ��aBm� 1s. is�� MW AS g 3 �� o o h. E�&®m=�o3.z nE�a� 123 a O W O w rm o vis �b$o oxoao §3 O C imp$.=$4 eta Zo � ��aBm� 1s. is�� AS E�&®m=�o3.z 5. o GN–S T < z Z o o z x lo > o' z 0 < W oz oz c) < paN 2i Rz FF 18 3t: '98 — - - - - - - 0, 2L T PIPE LINE COMPANY, LLC To: City of Cottage Grove From: Minnesota Pipe Line Company, LLC Date:1/27/2016 RE: Conditional Use Permit REDEIVED MAR 3 2016 CIN OF COTTAGE GROVE This memo is intended to provide additional detail on the intended use of the subject property. Minnesota Pipe Line Company, LLC's (MPL) plan is to expand an existing parking lot adjacent to our existing Cottage Grove Terminal office. Koch Pipeline Company, L.P. (KPL) is the operator of the MPL system and is managing the permitting, design and construction of the project. The present parking lot is an existing non -conforming structure that was installed before the City's zoning ordinances were established and enforced. The goal of the project is to satisfy the current amount of employees and affiliated vehicle parking in a more logistical manner to meet our existing needs. Since this parking area is located in the front yard of the property, all parking areas and driveways will be paved with asphalt or concrete. KPL has landscaping plans for the new parking area perimeter. Additionally, the parking area will not exceed 40% of the front yard area, as well as be located 6 feet from the side property boundaries and more than 10 feet from the rear property line, per City requirements. Parcel Number: 18.027.21.31.0002 Legal Description: PT E1/2-SWI/4 BEGINNING AT NORTHEAST CORNER OF TRACT OF LAND DES IN & RECORDED IN BOOK 201 PG 527 IN REG DEEDS OFF THEN WLY 500 FT ALONG NLY LINE OF SD TRACT OF LAND TO NW COR THEREOF THEN SLY 400 FT ALONG WILY LINE OF SD TRACT OF LAND TO SW COR THEN WLY ON LINE PAR TO N LINE OF E1/2 OF SD SEC TO PT WHICH IS 100 FT E OF W LINE OF E1/2 OF SO SEC AS MEAS ALONG LAST MENT COURSE THEN NLY ON LINE PAR TO W LINE OF E1/2 OF SD SEC TO PT ON S R/W LINE OF 85TH ST SO THEN SLY ALNG S R/W LINE OF SD ST TO PT WHICH IS 100 FT WLY OF E LINE OF E1/2 OF SD SEC AS MEAS ALONG SO LINE OF SD ST THEN SLY ON LINE PAR TO E LINE OF E 1/2 OF SAID SEC TO POB SUBJ TO EASE SECTION 18 TOWNSHIP 027 RANGE 021 Attachments: 1.) Applicant's Response to Ordinance Criteria 2.) Notice to Landowners 3.) 24" x 36" Plan Sets (3) 4.) 8 Y2" x 11" Reduction of All Maps/Exhibits (1) 5.) 11" x 17" Reduction of All Maps/Exhibits (1) Mercedes Mallinger Right of Way Agent