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Conditional Use Permit/Thermotech t Y 0 October 18, 1993 O P Planning Report CUP93 -10 K CONDITIONAL USE PERMIT TH RMOTECH Proposed Action. Staff recommends the following motion: Move to approve Resolution RZ93 -21 cending..'approval of a conditional use permit to construct an addition to the existing building at 11402 5th Street South. D Overview. otech is proposing to construct a square foot addition to their building, located at 1 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 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 tonbe -made to Nine Mile Creek, which will lower the flood plain elevation from 898 to 893.2. W 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. roes c�Qf a-Q Zt P uranVc S f d PriiikAry Issues to (bnsider. 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 TrJ 4 Nancy 11 Anderson, AICP Planner 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. g d. 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 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 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. 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 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. 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 Permit 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. a 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 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 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. 3. Continue for further information. If the Planning Commission indicates that further information is needed the item should be continued. jocon M p k1 S ORS ST i 3 i 5 o 0� 6) (7) (8) p V o (5) LOT 3 15/5 /4/5 /305 -13/5 5 FH V STREET 50- 1520 /4/8 -22 r a Y�� f 1110 1/06 1/02 (45) A LOT 6 1 6 S N (53) s I 1 (46) 2 F 2 f 9 1 4 54 I (52) 3 O N \2 0\ I. 8 (T300 3_ 5 I _J (47) h v) h �19 I 7 6° r 0 i 1 r Subject 3 �F` 6 TH T I 24 (20) I 24 I f j 1 2 5T (21) 2 2 (57) 0 2 3 z P• O 3 P 22 3 4 (2 2I(32) 4 W c0 21 4Ti 2' (77) 4 (50) N. 20 (22) 3 5 20 5 P (58) 2 3 !k rn (30 (24) N Q 3 r G 19 6 cn 19 (43) (36) 6 a Cp13 y N, 18 —7t m' ii iT .i. 7, (34) Vk 17 (30) (23) 8 p �0 17 (38) 8 co 11110 1 (29) 7 (26) 4 4 9 co 1± OO cct 15 (29) I (24)10 15 10:. (22) 3 (28) N I k28) 1 {25)11 14(78) 39)11 c o '1.... (27) 5 Yc M (56) /40/ 4 /32/ to /2/5 13(27) (26)12 13 12 /409 -1415 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. 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. c i 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 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 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 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. 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 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.