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Home My WebLink About2018-06-25 PACKET 06.2. STAFF REPORT CASE: SP2018-035 & CUP2018-035 ITEM: 6.2 PUBLIC MEETING DATE: 6/25/18 TENTATIVE COUNCIL REVIEW DATE: 7/18/18 APPLICATION APPLICANT: Renewal by Andersen REQUEST: A site plan review of a proposed parking lot expansion and a conditional use permit to allow the parking of semi-trailers on property being purchased by Renewal by Andersen. SITE DATA LOCATION: North of 100th Street and east of Hemingway Avenue ZONING: I-2, General Industry GUIDED LAND USE: Industrial LAND USE OF ADJACENT PROPERTIES: CURRENT GUIDED NORTH: Industrial Industrial EAST: Agricultural Industrial SOUTH: Agricultural Industrial WEST: Agricultural Industrial SIZE: Parking Area = 250 feet by 450 feet DENSITY: N/A RECOMMENDATION Approval, subject to the conditions stipulated in this staff report. COTTAGE GROVE PLANNING DIVISION Planning Staff Contact: John McCool, Senior Planner; 651-458-2874; jmccool@cottagegrovemn.gov Application Accepted: 6/5/18 60-Day Review Deadline: 8/4/18 City of Cottage Grove Planning Division  12800 Ravine Parkway South  Cottage Grove, MN 55016 Planning Staff Report Renewal by Andersen – Outdoor Trailer Parking Planning Case Nos. SP2018-035 & CUP2018-035 June 25, 2018 Proposal Renewal by Andersen filed site plan and conditional use permit applications to construct an out- door parking area for semi-trailers approximately 9.2 acres of land. This site adjoins Renewal by Andersen’s west property boundary line. A copy of the applicant’s letter and their responses to the conditional use permit criteria are attached. Renewal by Andersen proposes to construct a 250-foot by 450-foot (approximately 2.6 acres) hard surfaced parking area that will allow outdoor storage of 93 semi-trailers. An earth-berm approximately six to seven feet in height will be graded between the south side of the proposed outdoor semi-trailer parking lot and 100th Street. A temporary infiltration basin will be graded at the northwest corner of the outdoor semi-trailer parking area to manage stormwater runoff from the impervious parking area. The existing windrow of trees along the east side of the 9.2-acre site will be entirely removed. Trees will be planted west of and upon the earth berm. Tree mitigation will be required. If not all the mitigation trees can be planted, then a mitigation fee will be required to be paid to the City. The 9.2-acre site is at the northeast corner of the Ideal Avenue and 100th Street intersection. Renewal by Andersen is located at 9900 Jamaica Avenue. The location map is shown below. Location Map Review Process Application Received: June 5, 2018 Acceptance of Completed Application: June 5, 2018 Tentative City Council Date: July 18, 2018 60-Day Review Deadline: August 8, 2018 Planning Staff Report – Renewal by Andersen Planning Case Nos. SP2018-035 and CUP2018-035 June 25, 2018 Page 2 of 5 Background On May 6, 2018, the City Council approved a preliminary and final plat named Glengrove Indus- trial Park 7th Addition (Resolution 2018-083). This plat subdivided approximately 50.57 acres of land into a 9.21-acre parcel and two outlots consisting of approximately 41.157 and 0.199 acres. Renewal by Andersen is purchasing the 9.21-acre parcel so they can create additional outdoor semi-trailer parking for their operations at 9800 Jamaica Avenue and possible future building expansion. Planning Considerations Comprehensive Plan – Future Land Use Designation The future land use in the City’s Future Vision 2030 Comprehensive Plan for this area is Industrial. The proposed 2040 Future Land Use Map continues to show this area of the Cottage Grove Business Park with an industrial land use designation. The proposed outdoor parking area for Renewal by Andersen’s use is consistent with the future land use plan. The property is in the Metropolitan Urban Service Area (MUSA). Zoning This parcel is currently zoned I-2, General Industry District. The proposed outdoor semi-trailer parking area is allowed by approval of a conditional use permit. Existing Site Conditions The majority of the site is relatively flat and is currently used for cropland. Windbreaks comprised of mature coniferous and deciduous trees and volunteer brush of varying species bisect the prop- erty. A portion of the treed windrow in the southeast corner of the site will be removed for Renewal by Andersen to expand their outdoor parking area for semi-trailers. Proposed Renewal by Andersen Semi-trailer Parking Site – 2016 Aerial Photo Planning Staff Report – Renewal by Andersen Planning Case Nos. SP2018-035 and CUP2018-035 June 25, 2018 Page 3 of 5 Construction Timeframe Renewal by Andersen intends to close on purchasing the 9.2-acre parcel in July 2018 and begin construction of the parking lot in September 2018. Presently, they lease property off-site in order to resolve their short-term shortage parking for their trailers, but this proposed project is part of their long-term plans to expand their operations and future semi-trailer parking needs. Setbacks The south edge of the proposed hard-surfaced parking area is approximately 77 feet north of the south property line that abuts the 100th Street right-of-way. The north edge of the proposed hard- surfaced parking area is ten feet from the north boundary line. All the minimum setback regula- tions established by the I-2 District development standards are complied with. Surface Water Management/Grading and Drainage A temporary infiltration basin is located at the northwest corner of the proposed hard-surfaced semi-trailer parking area. The semi-trailer parking area will be graded so that all surface water runoff will flow toward the temporary infiltration basin. Concrete curbing is proposed along the north side of the parking area, and the City Engineer is requiring concrete curbing along the south side of the parking area. Their Grading and Drainage Plan is shown below. Grading and Erosion Control Plan Planning Staff Report – Renewal by Andersen Planning Case Nos. SP2018-035 and CUP2018-035 June 25, 2018 Page 4 of 5 Landscape Plan A variety of deciduous and coniferous trees and shrubs will be planted on and west of the earth berm. These plantings will provide additional screening from the public’s view along 100th Street. Additional trees/shrubs are required to be planted along the north side of the semi-trailer parking area. A list of the tree and shrub species will be prepared and submitted to the City before a building permit is issued for construction of the semi-trailer parking area. The landscape plan is shown below. Landscape Plan (June 5, 2018) City Department Review Representatives from various City Departments reviewed the planning applications. The only comment/recommendation made at the Technical Review Committee meeting on June 12, 2018, was to require a concrete curb and gutter along the south edge of the proposed semi-trailer park- ing area. Curb and gutter was already proposed along the north side of the parking lot. The City’s consulting engineer (Bolton & Menk) submitted their comments in a memorandum dated June 13, 2018. A copy of this memorandum is attached. No written comments or recommendations were received from other advisory commissions. Planning Staff Report – Renewal by Andersen Planning Case Nos. SP2018-035 and CUP2018-035 June 25, 2018 Page 5 of 5 Public Hearing Notices The public hearing notice was mailed to 30 property owners who are within 500 feet of the 9.2- acre site and published in the South Washington County Bulletin on June 13, 2018. No written comments were received as of June 14, 2018. Recommendation That the Planning Commission recommends approval of the site plan and conditional use permit to allow Renewal by Andersen to construct an outdoor semi-trailer parking area located on the easterly 2.6 acres of the 9.2-acre site. This recommendation is subject to the following conditions: 1. A detailed landscaping plan must be submitted to the Planning Division before a building permit can be issued. 2. The City’s tree mitigation regulations must be complied with, and a tree inventory is sub- mitted to the City to complete a tree mitigation plan. 3. A concrete curb and gutter is constructed along the south edge of the proposed hard- surfaced semi-trailer parking area. 4. A building permit is issued for this project before construction begins. 5. Additional trees/shrubs are required to be planted along the north side of the semi-trailer parking area. Prepared by: John McCool, AICP Senior Planner Attachments:  Site Plan dated June 5, 2018  Grading and Erosion Control Plan dated June 5, 2018  Site Demolition and Site Dimension Plan dated June 5, 2018  Landscape Plan dated June 5, 2018  Applicant’s Letter  Applicant’s Response to the Conditional Use Permit Ord. Criteria  Bolton & Menk’s Memorandum date June 13, 2018 ou.a�azooeei��u auiMrao zzo�oes�-iai��ox i�a -f—sr��u�ea�°a�.wou 3�Ob� 3�V110� .�0 All� '� . 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This growth requires additional area to park semi-trailers that contain the various commodities used to construct our products. We have experienced times when our existing trailer lot is very congested and trailers are parked on the private drive. We have leased temporary parking off site to relief some of the pressure. This is not an acceptable long-term solution. We have decided to purchase the property adjacent to our existing property and construct a semi-trailer parking area for approximately 100 trailers. This will eliminate the need for the leased off-site lot and provide parking for additional growth. This use will continue until such time we chose to further develop the site. It is our intent that the parking area will meet the intent of all performance standards for such use. The proposed use is a permittable use in this zoning district and is consistent with the comprehensive plan. Respectfully, Mark Dupre Andersen Corporation On the behalf of RbA LLC ,1� � Cottage Grove Community Development Department Planning Division f�ry�e�+��^aPro,�;�Vr,��*�� 12800 Ravine Parkway South Telephone:651-458-2827 Cottage Grove,MN 55016 Fax:651-458-2897 www.cottaae-qrove.orq E-Mail:planninpCo�cottaae-qrove.orq CONDITIONAL USE PERMIT/INTERIM CONDITIONAL USE PERMIT RESPONSE TO ORDINANCE CRITERIA In order to aid in the review process, please give a DETAILED response to the following ordinance criteria on this form or on separate exhibits. Your ability to meet the criteria is what the Planning Commission/City Council is required, in part, to base their review, so be specific. A. Will the use be in conformity with the City's Comprehensive Plan and with the purpose, intent, and applicable standards of the Zoning Ordinance? EXPLAIN. The parking of class 1 vehicles is a use associated with and allowed via conditional use permit in areas zoned industrial.The use conforms with the comprehensive plan and is neighborhood compatible. B. 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. How does the proposed use fit these criteria? The parking will be built and maintained to the required performance standards for property zoned I-2.Class 1 vehicle use is a common use associated with this zone classification. C. The use shall not depreciate values of surrounding property. Explain effects of the proposed use on surrounding property values. The parking area will be screened from[he view shed along 100TH Street South and the current residential area to the South. The additionai parking will eliminate the trailer parking on the private drive and eliminate approximately 20 daily trips to the temporary trailer parking facility located off-site. D. 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. Explain effects of proposed use. The parking area wiil canform tu the zoning perfcrmance standards for such. E. The use shall generate only minimal vehicular traffic on local streets as defined by the Transportation 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. Explain the transportation needs for the proposed use. The proposed use will eliminate truck traffic be!weer the current off-site trailer parking area located at 9450 Ideal Ave.South and the existing trailer lot located a 9900 Jamaica Ave. South . In addition,the trailer parking on the private drive will be eliminated. F. The use shall be served adequately by essential public services such as streets, police, fire protection and utilities. Explain how the proposed use will be served. The site will not require any public facilities or services with this phase.The site will be fully accessible by the Police and Fire Departmeats. The site will use the existing access road located off of 100 Street South. G. 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. Justify this statement. The propos�d use is consistent with the comprehensive plan and will provide continued business success for RbA,which in turn benefits the City and its residents. H. The use shall preserve and incorporate the site's important natural and scenic features into the development of adjacent vacant land. Will these criteria be met? This property and the adjacent vacant lard has been in agricultural use since the 1930's.There are no natural or scenic features to preserve on this site. I. The use shall cause minimal adverse environmental effects. List any effects. The!ase will comply with the required zoning performance standards,there will be no adverse environmental effects. AppIICBfIt N8f71@: Renewal by Andersen LLC(RbA) Case#: Response to CUP/ICUP Criteria Page 2 of 2 J. The use shall not adversely affect the potential development of adjacent vacant land. List any potential problems. The proposed use will not prevent development on any adjacent property. In addition to the general criteria for Conditional Use Permits, the following additional requirements apply to Interim Conditionai Use Permits K. The period(s) of time for which the Interim Conditional Use Permit is to be granted will terminate before any adverse effects are felt upon adjacent property. L. There shall be adequate assurance that the property will be left in suitable condition after the use is terminated. What measures are you intending to take to return the property to a suitable condition? M. The use conforms to the zoning regulations. Yes No N. What is the time frame you intend on utilizing the Interim Conditional Use Permit? O. Permission of the use will not impose additional costs on the public. Are any additional public safety or public works personnel required? How do you intend to reimburse the City? P. The user agrees to any conditions that the governing body deems appropriate for permission of the use. Applicant Name: Case#: BO LTO N 2035 Gounty Road D East ' Maplewood, MN 55109-53�4 # $ $c MENK Ph; (b51) 704-9970 Rea) People.Rea)Solutions. Fax: (b511 704-4971 Solton-Menk.cam MEMORANDUM Date: 06/13/2018 To: Ryan Burfeind, PE From: Mike Boex, PE Subject: Renewal By Andersen Trailer Parking Expansion Plan City of Cottage Grove, MN Project No.: N14.116437 This memo summarizes the review of documents submitted by Rehder&Associates, Inc., dated 06/05/18. Sheet C0: 1. Future access to the site should be across from Ideal Avenue, on the west side of the proposed parcel. Sheet C2: 2. Concrete curb and gutter should be placed along the south side of the proposed lot. The intent is that curb and gutter be placed on sides where the parking lot will not be expanded. 3. Site storm sewer shall be RCP. City detail plates shall be used for structures,flared end sections, and rip rap. Stormwater Modelin� 4. MIDS Summary: For documentation of Water Quality Treatment, provide a MIDS model (or other water quality model or calculation) and narrative description of the water quality treatment provided. Demonstrate the loads are below the 0.22 Ibs/acre/year South Washington Watershed Standard. 5. Indicate pretreatment measures for the infiltration basin. 6. On-site storm sewer should be sized to a 5-year rational method design. Please submit the design calculations for the storm drain system. Pipes should be designed for a minimum velocity of 3 fps with a manning's n-value of 0.013.,and velocities into the basin should be minimized to prevent erosion. 7. NPDES Construction Stormwater Permit:As this project disturbs more than 1 acre, an NPDES Construction Stormwater Permit will be required. The preliminary plans include basic erosion control features and those will have to be expanded in future submittals. A SWPPP will also be required along with the NPDES Permit. H:\COTT\N14116437\1_Corres\C To Others\116437 Preliminary Plan Review 2018-06-13.docx Bolton&Menk is an equal opportunity employer.