CR 93-184 CUP - Thermotech
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October 27, 1993 1- ... ... . .."0 I Council Report 93-184
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,l CONDITIONALUSEPERMIT-THERMOTECH
Prouosed Action.
Staff recommends the following motion: Move to approve Resolution 93.;121 approving a conditional use
permit to construct an addition to the existing building at 1320 5th Street South.
Mr. Gullickson moved and Mr. Racek seconded amotion to approve Resolution RZ93-21 recommending
approval ofa conditional use permit to construct a 68,000 square foot addition at 1320 Fifth Street South~ The
motion carried unanimously.
Overview.
Thermotech is proposing to construct a 68,000 square foot addition to their building, located at 1320 5th 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 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 floodplain elevation from 898 to 893.2. The
work on Nine Mile Creek is proposed to begin afterthe 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 for expansion purposes.
Staff reviewed the proposed development with the Commission. Staff noted that the location for the
. replacement wetlands has not been determined. Thermotech has to provide a replacement wetland for the
wetlands on the site that will be filled. . Alan Kimpell and Tom Lundgren, representing Thermotech,.appeared
before the Commission. Mr, Kimpell reviewed the proposed development with the Commission. The
Commission discussed various issues with the proposed building. No one appeared at the meeting regarding the
proposed addition.
Primarv Issues to Consider.
0 What are the specifics ofthe site plan?
0 What approvals need to be secured from the Watershed District?
0 What approvals need to be secured from the DNR?
0 . What is the staff recommendation?
SUDuortin2 Documents,
0 Analysis of Issues
0 Site Plan
0 Resolution 93-121
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CR 93..184
Page 2
Primary Issues to Consider.
. What are the specifics ofthe site plan?
Zoning
The site is zoned 1-2, 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 1-2 district and the proposed addition:
1-2 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
I height 45 feet. 30,5 feet
minimum lot area 12,000 sq ft 377,894 sq ft
Floor area ratio 60% 45%
".....~urrounding Uses
- fhe following are the surrounding uses:
west- CliffLamberts 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:
0 require curb and gutter in the parking lot
0 storm water must be discharged into on-site pond unless 9 Mile Watershed District permits direct
discharge into creek.
0 storm sewer access easements are needed
Fire Marshal
The Fire Marshal has reviewed the plans and found them acceptable.
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
.andscape plan meets the size requirements of the Ordinance. The staff would also recommend that the site is
irrigated.
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CR 93-184
Page 3
Access
.. There will be three access points from 5th 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 v.-:ill 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 5th Avenue,
Lighting
The applicant has submitted a lighting plan. The new parking lot will be lit with pole mounted lights. The
existing 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.
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~ ~asements
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 5th Street. The existing building has utilities from 5th Street.
Parking
The site is required to have 337 parking spaces, The site plan shows 350 parking spaces,
0 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 will be able to construct the addition, Approvals from the Watershed District include
approval of 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
.ype In Shallow Cattail Marsh" (U.S. Fish & Wildlife Circular 39), or "PEMF" (Cowardin et ai, 1979) See
wetland delineation map prepared by Braun attached,
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CR 93-184
Page 4
The parking required by the Zoning Ordinance to service the expanded Thermotech facility necessitates filling of
_thiS wetland. The Mmnesota Wetland Conservation Act of 1991 requires mitigation of this filling by the creation
,Qf 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 on publicly owned property. Staff is
recommending that Thermotech and the City enter into a development agreement for the replacement of the
wetlands if public property is utilized.
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 Permit No. 26.
Thermotech will be responsible for the costs of developing the .38 acre wetland replacement area, including
project design and construction, The general project and the specific design will need to be approved by the
Nine Mile Creek Watershed District. Staff is proposing this as a condition ofthe CUP.
Attached are maps showing the location of the existing wetland and the two proposed wetland replacement sites
which are presently being considered.
':=. 0 What approvals Deed 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, ReM 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,
0 What is the. staff 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 1-2
zoning district.
Alternatives.
1. Approve the conditional use permit to construct an addition. to the existing Thermotech building. By
approving the conditional use permit, the applicant will be able to construct the proposed addition.
2. Deny the conditional use permit to construct an a.ddition to the existing Thermotech building. By
. denying the conditional use permit, the applicant will not be able to construct the proposed addition,
Continue for further information. If the City Council indicates that further information is needed the item
3.
should be continued.
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"'-
. CITY OF. HOPKINS
Hennepin county, Minnesota
RESOLUTION NO: 93-121
RESOLUTION MAKING FINDINGS OF FACT AND
" '
APPROVING AN APPLICATION FOR A CONDITIONAL USE PERMIT
FOR AN ADDITION TO THE EXISTING BUILDING AT 1320 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 1320 Fifth Street South is
approved.
WHEREAS, the procedural history of .the application is as follows:
1- That an application for a conditional use permit CUP93-10
was filed with tlie 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 approved based on the
following Findings of Fact:
1. That the applicant meets the requirements for the 1-2
zoning district.
2. Thatthe.applicant meets the requirement for a conditional
use permit.
BE IT FURTHER RESOLVED, that application for CUP93-10 is hereby
approved based on the following conditions:
1. The applicant provide the necessary easements required by
the City for Nine Mile Creek at no cost to the city.
2. That the east 1/2 of 14th Avenue is vacated.
3. That the proposed addition is not occupied until the Nine
-. Mile Creek flood reduction project is completed.
.='W'
RESOLUTION NO: 93-121
Page 2
. 4. That a DNR protected waters permit for the Nine Mile Creek
Flood Reduction project is approved by Nine Mile Creek
Watershed District before construction starts.
5. Due to the need to mitigate the filling of 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 and any other necessary
permits.
6. That if City staff concludes that the replacement wetlands
can be constructed separately on City property or in
conjunction with a City construction project, Thermotech
shall enter into a development agreement with the City
acceptable to City staff for this purpose. This contract
shall be submitted to the City Council for approval.
7. That the Park Board approves the proposed wetland
replacement if the site is on City park property.
,8. That the parking lot has concrete B612 curb and gutter.
9. That the applicant supply the City with utility easements
for the vacated 14th Avenue at no cost to the City.
10. That the applicant .cannot occupy the proposed addition until
~, the CLOMR. is approved. .
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11. That the applicant provide a landscape bond as required by
the zoning ordinance. .
12. That all new green areas or landscaped areas are irrigated.
15. That the new landscaped area abutting' Fifth Street is
bermed.
Adopted this 2nd day of November, 1993.
Charles D. Redepenning, Mayor
ATTEST:
James A. Genellie, City Clerk
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