CUP 93-10 . . \ T Y O
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October 18, 1993 y o P K ` � � Planning Report CUP93-10
CONDITIONAL USE PERMIT- THERMOTECH
Proposed Action.
Staff recommends the following motion: Move to a�prove Resolution RZ93-21
recommendin� ap�roval of a conditional use pernut to construct an addition to the existin�
building at 1402 Sth Street South.
Overview.
Thermotech is proposing to construct a 50,000 square foot addition to their building, located
at 1402 Sth Street South. Thermotech manufactures molded plastic products. A conditional
use permit is needed to allow the proposed addition.
Thermotech has two buildings on their site. The easterly building will remain as is and the
proposed addition will be located on the westerly building. The area of the proposed addition
^ is located in the flood plain. The building addition is possible because of the work scheduled
to be made to Nine Mile Creek, which will lower the flood plain elevation from 898 to 893.
The work on Nine Mile Creek will hopefully begin after the first of the year.
The new addition will be used for office, manufacturing and warehouse areas. The office
area will have a mezzanine level. The addition will provide Thermotech with needed space to
prevent them from moving to another location out of the City.
Primarv Issues to Consider.
o What are the specifics of the site plan?
o What approvals need to be secured from the Watershed District?
o What approvals need to be secured from the DNR?
o What is the staff recommendation?
Supporting Documents.
o Analysis of Issues
o Site Plan
o Resolution RZ93-21
J rf ��1�('rd_�.- � `1�►
Nancy Anderson, AICP
�_ Planner
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CUP 93-10
---, Page 2
Primary Issues to Consider.
o What are the specifics of the site plan?
Zoning
The site is zoned I-2, General Industrial. The applicants use is a permitted use.
Comprehensive Plan
The Comprehensive Plan has designated the site as "Industrial."
Setbacks
The following are the setbacks for the I-2 district and the proposed addition:
I=2 proposed addition
front yard 20 feet 290 feet
side yard - west 20 feet 50 feet
east 20 feet N/A
rear yard 20 feet N/A
height 45 feet 30.5 feet
minimum lot area 12,000 sq ft 377,894 sq ft
^ Floor area ratio 60% 45%
Surrounding Uses
The following are the surrounding uses:
west - Cliff Lamberts landscaping business
south - railroad tracks
north - industrial uses
east - automotive accessory installation business
City Engineer
The Engineering Department has reviewed the proposed addition. The following are the
comments:
o require curb and gutter in the parking lot
o storm water must be discharged into on-site pond unless 9 Mile Watershed
District permits direct discharge into creek.
o storm sewer access easements are needed
Fire Marshal
The Fire Marshal has reviewed the plans and found them acceptable.
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CUP 93-10
Page 3
Landscaping
The site requires 50 trees. The landscape plan shows 45 new trees added to the site. There --
are additional existing plantings on the site such that the addition meets the requirements. The
size of the plantings on the landscape plan meets the size requirements of the Ordinance. The
staff would also recommend that the site is irrigated.
Access
There will be three access points from Sth Street to the subject site. On the east side of the
site the access will remain. The existing west access will be removed and two new entrances
will be located on the west side of the site. Staff is recommending that the two new entrances
on the west side of the property are signed as an entrance only - exit only access points.
Exterior
The exterior of the proposed addition will be several different combinations. The warehouse
area will consist of pre-cast concrete panels. The office area will have glazed aluminum
windows and a stucco like finish. Because of the way the building is situated, the office area
will be the most visible from Sth Avenue.
Lighting
The applicant has submitted a lighting plan. The new parking lot will be lit with pole mounted
lights. The e�sting building has some building mounted lights, which will remain, plus one
new building light will be added on the new addition. Examples of the lighting type is
attached.
Trash `�
The trash compactor will be located on the west side of the building. The compactor is not
visible from the street
Loading Docks
The proposed new building has three loading docks. These loading docks are located on the
west side of the building. The new building is required to have three loading docks.
Easements
Easements will be needed for the storm sewer, that is located on the rear of the site and for
Nine Mile Creek that runs through the site. Utility easements will also be needed for the
vacated portion of 14th Avenue.
Utilities
Utilities will be obtained from Sth Street. The existing building has utilities from Sth Street.
Parking
The site is required to have 337 parking spaces. The site plan shows 350 parking spaces.
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CUP 93-10
--� Page 4
o What approvals need to be secured from the Watershed District ?
The improvements to Nine Mile Creek will lower the flood plain in the area from 898 to 893.
By lowering the flood plain Thermotech can construct their addition. Approvals from the
Watershed District include the City submitting for approval a DNR protected waters permit.
This permit is being prepared by an engineering firm, RCM and will be submitted in a few
weeks. This permit must be granted before Thermotech can begin construction.
The Thermotech site includes at the northwest corner a small wetland. Braun Environmental,
Inc., has surveyed this wetland, established it size at approximately 16,600 square feet or .38
acres, and classified it as a "degraded Type III Shallow Cattail Marsh" (U.S. Fish & Wildlife
Circular 39), or "PEMF" (Cowardin et al, 1979) See wetland delineation map prepared by
Braun attached.
The parking required by the Zoning Ordinance to service the expanded Thermotech facility
necessitates filling of this wetland. The Minnesota Wetland Conservation Act of 1991
requires mitigation of this filling by the creation of a wetland of equal size within the Nine
Mile Creek Watershed District or other watersheds in Hennepin County. This Act is
administered by the Nine Mile Creek Watershed District.
Representatives of Thermotech, the Nine Mile Creek Watershed District, and the City have
� worked jointly to identify a suitable area for development of the replacement wetland.
Agreement has been reached on expanding the sedimentation basin planned on Nine Mile
Creek south of the Thermotech facility to include .38 of wetland. This location is on City
property and requires City Council approval. See map indicting location of proposed
sedimentation basin attached.
No approval is required from the Minnesota Department of Natural Resources because this
wetland is not a DNR designated wetland. Approval to fill this wetland has been obtained
from the U.S. Army Corps of Engineers pursuant to Nationwide Pernut No. 26.
Thermotech will be responsible for the costs of developing the .38 acre wetland, including
project design and construction. The general project and the specific design must be approved
by the Nine Mile Creek Watershed District.
Thermotech wishes to join in the contract for construction of the sedimentation basin to effect
cost savings for Thermotech and the City by using a single contractor to build the two project
simultaneously. Attached are maps showing the location of the existing wetland and the two
proposed wetland replacement site.
Staff is recommending that Thermotech and the City enter into a development agreement for
the replacement of the wetlands in conjunction with the City's sedimentation pond.
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CUP 93-10
Page 5
o What approvals need to be secured from the DNR?
�
The City will also need to get the Federal Emergency Management Agency (FEMA) map
revised. This map revision does not have to be completed before construction takes place.
The conditional use permit will be conditioned upon the completion of a map revision. RCM
will submit the map revision amendment for the City. The DNR has also placed an additional
condition on the conditional use permit, that the building can not be occupied until the flood
reduction project has been completed.
o What is the staf�'recommendation?
The staff is recommending approval of the conditional use permit with the conditions outlined
in the Resolution. The staff is making this recommendation because the proposed
development meets requirements of the I-2 zoning district.
Alternatives.
1. Recommend approval of the conditional use permit to construct an addition to the
existing Thermotech building. By recommending approval of the conditional use
permit, the City Council will consider a recommendation of approval.
2. Recommend denial of the conditional use permit to construct an addition to the
existing Thermotech building. By recommending denial of the conditional use
permit, the City Council will consider a recommendation of denial.
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3. Continue for further information. If the Planning Commission indicates that further
information is needed the item should be continued.
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CITY OF HOPKINS
Hennepin County, Minnesota "
RESOLUTION NO: RZ93-21
RESOLUTION MAKING FINDINGS OF FACT AND RECOMMENDING
APPROVAL OF AN APPLICATION FOR A CONDITIONAL USE PERMIT
FOR AN ADDITION TO THE EXISTING BUILDING AT 1402 FIFTH STREET SOUTH
WHEREAS, an application for a conditional use permit CUP93-10,
made by Thermotech, a division of Menasha Corporation, to construct an
addition to the existing building at 1402 Fifth Street South is
recommended for approval.
WHEREAS, the procedural history of the application is as follows:
1. That an application for a conditional use permit CUP93-10
was filed with the City of Hopkins on September 21, 1993 .
2 . That the Hopkins Planning Commission, pursuant to published
and mailed notices, held a public hearing on the application
and reviewed such application on October 26, 1993 : all
persons present at the hearing were given an opportunity to
be heard.
3 . That the written comments and analysis of the City staff and �
the Planning Commission were considered.
NOW THEREFORE, BE IT RESOLVED that the application for
conditional use permit CUP93-10 is hereby recommended for approval
based on the following Findings of Fact:
1. That the applicant meets the requirements for the I-2
zoning district.
2 . That the applicant meets the requirement for a conditional
use permit.
BE IT FURTHER RESOLVED, that application for CUP93-10 is hereby
recommended for approval based on the following conditions:
1. The applicant provide the necessary easements required by
the City for Nine Mile Creek.
2 . That the applicant provide an easement for the storm sewer
on the south side of their property.
3 . That the east 1/2 of 14th Avenue is vacated.
�
RESOLUTION NO: RZ93-21
Page 2
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4 . That the proposed addition is not occupied until the flood
reduction project is completed.
5. That a DNR protected waters permit is approved by Nine Mile
Creek Watershed District before construction.
6. Due to the need to mitigate the filling o.f a wetland,
Thermotech shall apply to and receive all necessary
approvals from the Nine Mile Creek Watershed District and
the U. S. Army Corps of Engineers.
7. That if the replacement wetlands are to be constructed in
conjunction with the City' s construction of a sedimentation
pond along Nine Mile Creek, Thermotech shall enter into a
development agreement with the City, acceptable to City
staf f.
8. That the applicant stake out Options A and B for the wetland
replacement.
9. That the Park Board approves the proposed wetland
replacement.
10. That the parking lot has curb and gutter.
� 11. "Entrance Only" and "Exit Only" signs are erected by the
west access points.
12 . That the applicant supply the City with utility easements
for the vacated 14th Avenue.
Adopted this 26th day of October, 1993 .
Patricia M. Reuter, Chairperson
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