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Home My WebLink About2019-08-26 PACKET 06.4.STAFF REPORT CASE: ICUP2019-025 ITEM: 6.4 PUBLIC MEETING DATE: 8/26/19 TENTATIVE COUNCIL REVIEW DATE: 9/4/19 APPLICATION APPLICANT: Stan Koch & Sons Trucking, Inc. REQUEST: An interim conditional use permit to allow for the expansion of the legal nonconforming use to continue operations as a truck terminal, which includes the current storage of cars and trucks, and to allow for the exterior storage of portable pump systems and portable commercial generators by United Rentals, a tenant of the property owner. SITE DATA LOCATION: ZONING: GUIDED LAND USE: 9450 Ideal Avenue South 1-2, General Industry Industrial LAND USE OF ADJACENT PROPERTIES: CURRENT GUIDED NORTH: Industrial Industrial EAST: Industrial Industrial SOUTH: Industrial Industrial WEST: Industrial Industrial SIZE: N/A DENSITY: N/A RECOMMENDATION Approval, subject to the conditions stipulated in this staff report. Cottage Grove COTTAGE GROVE PLANNING DIVISION � here Pride and Prosperity Meet Planning Staff Contact: Christine Costello, Acting Community & Economic Development Director; 651-458-2824; ccostello(a�cottagegrovemn.gov Application Accepted:. 8/8/19 60 -Day Review Deadline: 9/4/19 City of Cottage Grove Planning Division • 12800 Ravine Parkway South • Cottage Grove, MN 55016 Planning Staff Report 9450 Ideal Avenue — Stan Koch & Sons Case No. ICUP2O19-041 August 26, 2019 Proposal Stan Koch & Sons Trucking (Applicant) has applied for an interim conditional use permit to allow United Rentals to operate at 9450 Ideal Avenue South. United Rentals will provide rental of com- mercial portable pump systems and portable generators at this location. The applicant is request- ing that the interim conditional use permit be granted for as long as United Rentals is operating at the site. y : . 2 fqC 1R(B G z 90TH �r 3 2 4t$T ST 3 i . \ g k[9i PUI N►p� SITE 4.. T, Location Map Review Process Application Received: August 8, 2019 Acceptance of Completed Application: August 8, 2019 Tentative City Council Date: September 4, 2019 60 -day Review Deadline: October 7, 2019 Planning Staff Report —Case No. ICUP2019-041 9450 Ideal Avenue — Stan Koch & Sons August 26, 2019 Page 2 of 5 Background The property at 9450 Ideal Avenue South is zoned 1-2, General Industrial District. Stan Koch & Sons Trucking (Applicant) had originally applied for an amendment to the existing conditional use permit that would have allowed for the expansion of a truck terminal, including the storage of semi- trailers, and to allow for a new tenant on the site. An automobile distribution facility is not allowed in the 1-2 District under the City's current zoning ordinance; therefore, the use as a truck terminal is considered a legal nonconforming use. At the June 24 Planning Commission meeting, a public hearing was held for the requested amend- ment to the conditional use permit application. The Applicant's attorney spoke on behalf of the Applicant stating that they disagreed with staff's recommendation to the Planning Commission. The Applicant's attorney further continued that they would be looking to allow truck trailers, semi - tractors, cars, and the commercial portable generators and portable pump systems. She stated a potential tenant was United Rental and explained that they would only be storing commercial portable generators and portable pump systems on trailers at the site. The attorney also clarified that United Rental does not have customers come to the site to rent these items but that it is done online and then the portable items that are stored on the trailer(s) are delivered to the customer. There was no additional public testimony received at the public hearing. The Planning Commis- sion concurred with the staff recommendation and unanimously (6 -to -0 vote) recommended that the City Council deny the application. The Planning Commission's recommendation was forwarded to the City Council on August 7. The City Council heard the Applicant's request, and after testimony from the representatives of United Rental, voted to table the request from the Applicant and requested that City staff have continued discussion with the Applicant regarding the proposed use at the site. The Applicant and City staff met to discuss the proposal and determined that an interim conditional use permit (ICUP) would best serve the site and the proposed use. An ICUP allows for the tem- porary use of a property until a particular date, or until the occurrence of a particular event, or until the zoning regulations no longer permit it. Planning Considerations Compliance with Ordinance Requirements The ordinance lists six general criteria that must be met to obtain approval of the interim condi- tional use permit. The criteria relate to impact on property, time certainty of the proposal, and conformity with the zoning ordinance. The ordinance also allows the City to stipulate appropriate conditions. Approval of the proposed ICUP for United Rental generally meets all these standards, and the Applicant is willing to conform to the conditions of approval requested by the City. Parking/Storage The Fire Department requested fire access lanes that are a minimum of 20 feet in width that are maintained around the building and between each row of parked/stored items and that the parking lot be striped for the proposed trailer and car parking that would consist of 195 trailer stalls and 23 car stalls. The Applicant will meet this request as show on the plan below. Planning Staff Report —Case No. ICUP2019-041 9450 Ideal Avenue — Stan Koch & Sons August 26, 2019 Page 3 of 5 r. , +_ 68 Feet ,. {c Tit; a�A+ �•' � � y incl I r ;1.U• /s -- . _.. _ _ _�.".. s. - 1 X118 Feet minus 20 fodt fire lane = 98 Feet ! d i I� .�^ 'U. P,,A. I , 119 Feet minus 20 foot fire lane = 99 Feet - �— i�•R..1�.., - > 1 A• 71 Feet ...., ,t -r. k, YMiri --► avoov, sow Fire Land Access and Park Stall Striping Landscaping There is existing landscaping around some of the perimeter of the site. It has been requested that additional landscaping be provided around the entire perimeter of the site abutting public road- ways. The additional landscaping will provide screening of the use from the public roadways. The Applicant has provided a landscape plan increasing the plantings along all the required yards of the property. Planning Staff Report —Case No. ICUP2019-041 9450 Ideal Avenue — Stan Koch & Sons August 26, 2019 Page 4 of 5 Landscape Plan Public Hearing Notices The public hearing notice announcing this public hearing was published in the South Washington County Bulletin and mailed to 8 property owners within 500 feet of 9450 Ideal Avenue on August 14, 2019. Technical Review Committee The Technical Review Committee (City staff representing all City Departments and advisory com- missions) reviewed the ICUP application. No other staff had concerns with the proposal. Recommendation That Planning Commission recommends to the City Council the approval of the application from Stan Koch & Sons for an interim conditional use permit for to allow for the expansion of the legal nonconforming use to continue operations as a truck terminal, which includes the current storage of cars and trucks, and to allow the expansion for the exterior storage of portable pump systems and portable commercial generators owned and operated by United Rentals, a tenant of the Owner, subject to the following conditions: Planning Staff Report —Case No. ICUP2019-041 9450 Ideal Avenue — Stan Koch & Sons August 26, 2019 Page 5 of 5 The exterior storage of portable pump systems and portable commercial generators will terminate upon the vacation of United Rentals from the Property and after United Rentals vacates the Property, such exterior storage shall not be continued or reestablished. 2. There is adequate assurance that the property will be left in suitable condition after the use is terminated. 3. With the approval of the Interim Conditional Use Permit, the expansion of the legal non- conforming use on the Property will conform with the zoning regulations. 4. Permission of the use will not impose additional costs on the public if it is necessary for the public to take the property in the future. 5. The Owner agrees to the following conditions deemed appropriate for permission of the use: a. The Owner will stripe the parking lot in an orderly manner for trailer and car parking per the site plan submitted July 30, 2019 for 195 trailer stalls and 23 car stalls. Such parking lot and striping shall be maintained in good condition for the duration of this Interim Conditional Use Permit. b. All vehicles and portable pumps and generators shall be neatly located in the striped areas. c. The Owner will maintain 20 -foot -wide fire lane around the building and between each row of parked/stored items in the parking area. d. All accessory equipment for the portable generators and pumps will be stored inside the existing building. e. The Owner will provide a detailed landscape plan that provides dense landscaping and additional berming on all four required yards of the site. f. The Owner will provide a financial guarantee at one hundred fifty percent (150%) of the cost of the landscaping project for one year from the date of the installation to ensure the installation, survival and replacement of the landscaping improvements. Such finan- cial guarantee shall be in the form of a letter of credit or cash deposited with the City. Any cash shall be returned at the expiration of the warranty period. g. Any landscaping that does not survive in any of the four required yards shall be replaced in a timely manner. h. The Owner shall mow and maintain the grass from the back of the curb on Ideal Avenue and from the back of the trail edge on 95th Street. i. All fencing will be maintained in a good workmanship -like manner and meet the City's fencing standards found in City Code 11-3-5. Prepared by: Attachments: — Response to ICUP Ordinance Criteria Christine Costello — Site Layout Acting Community & Economic Development Director — Landscape Plan cottilge Community Development Department Planning Division Grove 12800 Ravine Parkway South Telephone: 651-458-2827 Pride ,6,�)5pvlty Meet Cottage Grove, MN 55016 Fax: 651-458-2897 www.cottae _qrcLve n v E-Mail: plqK)Dinq ,q vqMnA. n_aq_ @ gf. CONDITIONAL USE PERMIT / INTERIM CONDITIONAL USE PERMIT RESPONSE TO ORDINANCE CRITERIA In order to aid i t e review proce�s7p_le�se give a DET—AIL—ED response to thof iwinordinance criteria on this form or on separate exhibits. Your ability to meet the criteria is what the Planning Commission/City Council is required, in par� to base their review, so be specific, AWill the use be in conformity with the City's Comprehensive Plan and with the purpose, intent, and applicable standards of the Zoning Ordinance? EXPLAIN. tie grgogs"i ust, rojifign to hnt�i NP C,n-&Q1.W1kJ"9.l21I1 Lit C. The use shall t e reciate values surrounding property. Explain effects of the proposed use on surrounding property values. The proposed use is substantially similar to the currently permitted use. Thus, there will not be an impact on surrounding property values. E. The use shall generate only minimal vehicular traffic on local streets as defined by the T—rans 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 not significantly increase vehicular traffic on local streets. Further, all portable ejyipTent will be parked on site in the outdoor storage area and will not impact parking for a joining properties. F. The use shall be served a-deq u—ate—lyby essential public services such as streets, police, fire protection and utilities. Explain how the proposed use will be served. The property is already adequately served by public services and there will be not change to the public services required by the property. . ............ G. The use shall not create excessive additional requirements at public cost for public facilities and services an shall not be detrimental to the economic welfare of the Cit Justify this statement. The proposed use will not require any addition2public facilities, other than those already required by the existing use on site. . . . ........ . ....................................... . ....... ...... . ............... 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? rhe proposed use does not significantly modify the site's layout, but the Applicant will improve the property with additional landscaping. . ..................... — -------- ___ ------- — ----- — - - - ------- - .. . ... . . ..... . ................. . . . . . ............... __ ............. 1. 'The use shall cause minimal adverse environmental effects. List any effects. The proposed use will not result in any additional environmental effects. . . .......... . . . . . .. . ....... J. The use shall noti a:d'�' v le's , r' sely affect the potential development of adjacent vacant land. List any potential problems. The proposed use will not advers�ly affect the potential development of adjacent vacant land because the use is substantially similar to the existing permitted use. This site is located in an existing industrial district. In addition to the general criteria"Cor 'Conditional Use Perm -its, --the following additional requirements apply to Interim - Conditional w, The period(s) of time for which the Interim Cond''it'i'o''n'al U7;77it Tis t'obe —granted —will'–terminate before any adverse effects are felt upon adjacent propert The ICUP will be in effect during the time �Ih-at United Rentals operates at the property. T —There-�hall"b;--�d'e'quate assurance that the property will be left in suitable conditio - n I'll, a I ft 11 e 11 r I the use is terminated. What measures are ou intending to take to return the property to a suitable condition? United Reir Artaking to maintain the property in a first class condition. In addition, new landscaping will be added and continuously maintained. ------------------ M. The use conforms to the zoning regulations. M'Yes LL�: �M Applicant is proposing an industrial use in an existing industrial area. The prope�rty will be screened by new landscaping and fencing, and arking on site will be limited to commercial portable pumps, Mortab e g nerators, trucks and cars. XII accessory equipment will be stored inside the existing Iding on site. . . . ......... . ....................... . ................... ................................. I ..................... What is the time frame you intend on utilizing the Interim Conditional Use Permit? The ICUP will be in effect during the time that United Rentals (its affiliates, successors or assigns) operates at the property. ission o t e 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? . I No additional public safety or public works personnel are required. P. The user agrees to any conditions that the governing body deems appropr[7a'te for permission of the uJse. Yes. Applicant Name:... .... . ............. . . .... . ................... ................................... Case #: N@9 °525E N 600.00 -�1 17 117 , �,F n� — ___�� 31 Tr°le Sda,lsJ TI e. p R y ir �I a Lf37ral r Calls � n..n.,, —� — � _ s�Fra,e+kFm��,.e I Tra�l�r��rk�n9 �j T l —s� x i2' {III j I See +ona,LEGE No _ 5heed g I t fi e I e° I Iii I 9' k \ eru°nou tl III' v III Trai ler a IIi �k� a I� js !' Ely _—. —F � ¢ DESCRIPTION OF PROPERTY SURVEYED. OENFRAI NOTES I� ururr NorFs —..°> --i— . ScheEule B Exceptions: FLOOD ZONE NOTE 1 17211 20NINr, NOTES SURVEYOR'S ('ERT FICATION f 1 AR AS °i_a a° vo— AI sI" ° < i [.sam_ei.:) .LIST OF P05516LE ENCROACHMENTS --- — Z� AL TAACSMLAND TIRE = SUR✓E— STANKOCH& SONS TRUCK/NG l FI r .. - . , ,, a .e°.. 1450 IDEAL A VENUE S COTTAGE ORON II SUNDE L4 D SURVeYINf. 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