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Planning Commission Agenda - 09/20/2022 (Special Meeting)AGENDA SPECIAL MEETING - MONTICELLO PLANNING COMMISSION Tuesday, September 20, 2022 — 6:00 p.m. Mississippi Room, Monticello Community Center Commissioners: Paul Konsor, Andrew Tapper, Eric Hagen and Teri Lehner Council Liaison: Charlotte Gabler Staff: Angela Schumann, Steve Grittman (NAC), Ron Hackenmueller, Hayden Stensgard 1. General Business A. Call to Order 2. Meeting Agenda A. Public Hearing - Consideration of an Amendment to a Conditional Use Permit for Planned Unit Development related to Building Expansion 3. Adjournment Special Planning Commission Agenda — 09/20/2022 2A. Public Hearing - Consideration of a request for an amendment to a Conditional Use Permit for Planned Unit Development related to Building Expansion. Prepared by: Northwest Associated Meeting Date: Council Date (pending Consultants (NAC) Commission action): 09/20/2022 09/26/2022 Additional Analysis by: Community Development Director, Community & Economic Development Coordinator, Chief Building Official, Project Engineer ALTERNATIVE ACTIONS Decision 1: Consideration of an amendment to a Conditional Use Permit for a Planned Unit Development for Electro Industries. 1. Motion to adopt Resolution No. PC-2022-47 recommending approval of an expansion of the principal building via an amendment to an existing Conditional Use Permit for PUD subject to the conditions in Exhibit Z and based on findings in said resolution. 2. Motion to deny the adoption of Resolution No. PC-2022-47 recommending denial of amendment to Conditional Use Permit PUD based on findings to be made by the Planning Commission. 3. Motion to table action on Resolution No. PC-2022-47. REFERENCE AND BACKGROUND Property: Address: 2150 River Street West PID #: 155-500-041300 Planning Case Number: 2022-037 Request(s): 1. Amendment to a Conditional Use Permit for a Planned Unit Development Deadline for Decision: November 5, 2022 (60-day deadline) January 4, 2023 (120-day deadline) Land Use Designation: General Industrial Zoning Designation: 1-2, Heavy Industrial District 1 Special Planning Commission Agenda — 09/20/2022 Overlays/Environmental Regulations Applicable: Current Site Uses Surrounding Land Uses: Project Description ANALYSIS: The purpose of the "1-2," heavy industrial, district is to provide for the establishment of heavy industrial and manufacturing development and use which because of the nature of the product or character of activity requires isolation from residential or commercial use. Freeway Bonus Sign Overlay District Industrial - Manufacturing North: Industrial - Office East: Medium Density - Townhouses South: Industrial — Outdoor Storage West: Vacant Industrial The applicants seek to replace a detached storage building with an attached building, also to be used for cold storage of equipment and materials. The addition is intended to resolve internal use and operational issues, as well as site drainage issues caused by the prior detached building. Background. The site was established as a Planned Unit Development several years ago when the applicant/owner sold the south parcel to an oil and propane fuels distributor. Because the south parcel had no direct public street access, a PUD was required, which at the time was established by Conditional Use Permit. The oil/fuel company was relocating due to the City's construction of the current City Hall/Community Center building. Proposed Expansion. The proposed amendment to the Conditional Use PUD is intended to help Electro Industries resolve issues related to storage of materials and equipment used in their current business. The building that the attached addition is replacing was detached from the main facility, raising issues of access and drainage between the former building and the principal structure. Moreover, it was limited in size and height — the new building is larger and taller, allowing for more capacity and better access. The expansion of the Electro Industries buildings and site use is complicated by two principal issues. First, the site parking and circulation areas are largely unpaved, in violation of current 2 Special Planning Commission Agenda — 09/20/2022 zoning regulations. Over time, the applicants have expanded the paved surfaces on the property, accommodating some — but not all — of the parking along the west boundary of the property. Aerial photos continue to show some areas of graveled site used for vehicle parking. The addition is a building of approximately 4,300 square feet, more than double the size of the prior detached building. The building would be a post -frame (pole) construction with exterior siding to match the existing principal structure. The additional 2,400 square feet of building area creates an additional parking requirement of at least 2 spaces at one space per 1,250 square feet. Planning staff would recommend that the site plan be amended to increase the paved parking area on the site to accommodate these 2 spaces, plus the existing 5 spaces occurring (per aerial photo evidence). It would appear that by paving the space along the east side of the existing building, to a depth of approximately 25 feet from the existing east wall, this parking would be able to be contained on the pavement. The City Council may also negotiate a phased -in paving calendar as a part of the Conditional Use PUD. While the code normally requires paving of all parking and circulation areas, no condition related to the pavement of other circulation areas on the site is being made. The circulation pattern is not changing, and as such, the applicant is entitled to retain the existing gravel surface for those areas. Naturally, the City would welcome any additional paved surfaces to minimize dust, and the tracking of mud onto the City streets. The applicant has not identified other aspects of the building improvements, either existing or proposed. Because this portion of the site is fully visible to the adjoining residential area to the east, it would be important to manage any noise, dust, and lights that are part of the current or proposed operation. A stormwater pond separates the building from the adjoining property, so vegetative screening is not possible. However, the City's code requires that any lighting is shielded from glare onto adjoining property — the applicant should verify compliance with this aspect of code. Downcast wall lighting is required to meet this condition. STAFF RECOMMENDED ACTION The site is zoned and guided for industrial uses, and has long been put to that purpose. Because much of the site building and use pre -date current zoning language, there is much that is "grandfathered". However, when expansions are made, the code requires improvements that meet the zoning standards for at least the aspects of the site that are affected by the expansion. Special Planning Commission Agenda — 09/20/2022 In this case, an amount of pavement to accommodate the new and existing few parking spaces that are currently located on gravel would be one such requirement. As noted, no condition for paving the circulation areas would be required, as those areas are not being affected by the expansion. With the conditions listed in Exhibit Z, including verification that lighting on the building will meet code requirements to avoid glare onto adjoining residential areas to the east, staff recommends approval of the amendment to the CUP-PUD, Alternative Action No. 1. SUPPORTING DATA A. Resolution PC-2022-47 B. Aerial Site Image C. Applicant Narrative D. Plans, Including: a. Existing Conditions and Removals b. Proposed Building Layout E. Building Elevations and Floor Plan F. City Engineer's Letter, dated September 14, 2022 Z. Conditions of Approval 4 Special Planning Commission Agenda — 09/20/2022 *7:1111 to Conditions of Approval Amendment to Conditional Use Permit for PUD 2150 River Street West PID: 155-500-041300 1. The site plan is revised to add paved parking area along the east side of the existing building to accommodate existing and new parking demand, to a depth of 25 feet from the existing building wall. 2. Verification that lighting on the building meets the City's requirements for avoiding direct glare toward residential property on the east side of the existing and new building. 3. Approval of the site circulation pattern by engineering and fire staff. 4. Compliance with the terms of the City's Engineering Staff letter dated September 14, 2022. 5. Comments and recommendations of other Staff and Planning Commission. 5 CITY OF MONTICELLO WRIGHT COUNTY, MINNNESOTA PLANNING COMMISSION RESOLUTION NO. PC-2022-47 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF MONTICELLO RECOMMENDING APPROVAL OF A CONDITIONAL USE PERMIT FOR AN AMENDMENT TO A PLANNED UNIT DEVELOPMENT FOR ELECTRO INDUSTRIES IN THE 1-2, HEAVY INDUSTRIAL DISTRICT ADDRESS: 2150 River Street West PID: 155-010-041300 WHEREAS, the applicant operates a manufacturing facility in the 1-2, Heavy Industrial District ; and WHEREAS, the facility is subject to a Conditional Use Permit for a Planned Unit Development, accommodating cross access through the property for an adjoining industrial property; and WHEREAS, the applicant has submitted a request to amend the CUP-PUD by expanding the building; and WHEREAS, the proposed project changes require an amendment to the PUD, via a Conditional Use Permit process; and WHEREAS, the site is guided for "General Industrial" uses in the City's Comprehensive Plan; and WHEREAS, the proposed amendments to the site are consistent with the long-term use and development of the property for industrial use; and WHEREAS, the changes take into account the cross -access requirements of the adjoining property; and WHEREAS, the Planning Commission held a public hearing on September 20, 2022 on the application and the applicant and members of the public were provided the opportunity to present information to the Planning Commission; and WHEREAS, the Planning Commission has considered all of the comments and the staff report, which are incorporated by reference into the resolution; and WHEREAS, the Planning Commission of the City of Monticello makes the following Findings of Fact in relation to the recommendation of approval: CITY OF MONTICELLO WRIGHT COUNTY, MINNNESOTA PLANNING COMMISSION RESOLUTION NO. PC-2022-47 1. The CUP-PUD provides an appropriate a reasonable expansion of the use on the site, and is consistent with the intent of the Zoning Ordinance requirements for the area. 2. The proposed improvements will benefit internal and external uses of the site through better access and improvements to stormwater management. 3. The improvements will integrate detached storage uses into the expanded building area, improving both site use and aesthetics. 4. The improvements will have expected impacts on public services, including sewer, water, stormwater treatment, and traffic which have been planned to serve the property for the development as proposed. 5. The PUD flexibility for the project, including maintaining existing gravel circulation surfaces on the property, are not inconsistent with the intent of the City's economic development objectives, nor with the intent of the PUD zoning regulations. NOW, THEREFORE, BE IT RESOLVED, by the Planning Commission of the City of Monticello, Minnesota, that the Planning Commission hereby recommends that the Monticello City Council approves the amendment to the CUP-PUD, subject to the conditions listed in Exhibit Z of the staff report as follows: 1. The site plan is revised to add paved parking area along the east side of the existing building to accommodate existing and new parking demand, to a depth of 25 feet from the existing building wall. 2. Verification that lighting on the building meets the City's requirements for avoiding direct glare toward residential property on the east side of the existing and new building. 3. Approval of the site circulation pattern by engineering and fire staff. 4. Compliance with the terms of the City's Engineering Staff letter dated September 14, 2022 5. Comments and recommendations of other Staff and Planning Commission. ADOPTED this 201" day of September, 2022, by the Planning Commission of the City of Monticello, Minnesota. MONTICELLO PLANNING COMMISSION JIM Paul Konsor, Chair 2 CITY OF MONTICELLO WRIGHT COUNTY, MINNNESOTA PLANNING COMMISSION RESOLUTION NO. PC-2022-47 Angela Schumann, Community Development Director Request for an Amendment to CUP for PUD Related to Building Expansion Created by: City of Monticello sq The north roof drain will have a rain gutter system tied in to an upgrade of the roof drains between Building J and Building I. The site drawing with this application is the Hakanson Anderson update. The truck route from the main entrance continues to wrap around these buildings as they exist today. Except for a slight shift in the curve going around the back of this addition everything else is the same, this is sketched on page 2 of the Hakanson Anderson update Exterior and landscaping: Since this is an addition to the existing Bldg. J, the inside slab is at the same elevation. Thus, the exterior also follows the same: the north slab is extended to meet the new building, the east and south will be gravel same as the existing. - --7_ LEGEND M \ -_-_ - — - — - — - — - — - — - — � UTILITY POLE M ----��--_=-__- "°"- SIGN ---- .,'iTcvsAREa �- ��,: --- ��- -� ,� �- ,- iF LIGHT c„TNUN" ,iETEE_=_-__� i7 TELEPHONE PEDESTAL © ELECTRIC PEDESTAL unit ��ii13 CABLE TV n I GATE "° (. / / c.°wy� Bit—mo°�/ °\yH°g P \ \ \ \ \ 1 1 / //ii ® MAIL BOX BOX E-N,g "_ / L. 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IIIIIAIIII \ \ \ 1 \ II 1 \ vo a 9H.15 RE / III II 111 I III J \ 0121 I I \\ \ / 1 IIIIIIj1 IIIIIII111(all ss \\\ \\ kg, 40 0 40 80 SCALE IN FEET UAIL KLVIJIUN I nereoy cerTITy mar Tnls plan, speCITlcaTlon, or repon was DESIGNED BY: xi prepared by ce or antler my direct sapervi °nd fh°" Hakanson Anderson Assoc. Inc. ELECTRO INDUSTRIES of a duly Licensed Professional En e� r the Iaws DRAWN Civil Engineers and Land Surveyors of the State of Minnesota. Q(�\\ l SGJ 3601 Thurston Ave., Anoka, Minnesota 55303 2150 WEST RIVER STREET EXISTING CONDITIONS UV rWillilli JOCHUM, P.E. CHECKED BY: 763-427-5860 FAX 763-427-0520 MONTICELLO, MN 55362 AND REMOVALS Date 8 22 Lic. No. TAE www.hakonson-anderson.com ------------------- 50 0 50 100 SCALE IN FEET nereo certit mat tnis ion, s eciticanon, or report was Y Y P p p prepared byme or under my direct supervi and that i am a dul Licensed Professional Engir,� r }he laws of }he State of Minnesota. Qt�\\ �p\� \U�y\If DESIGNED n: OJJ Hakanson Anderson Civil Engineers and Land Surveyors 3601 Thurston Ave., Anoka, Minnesota 55303 763-427-5860 FAX 763-427-0520 www.hakanson—anderson.com ELECTRO INDUSTRIES 2150 WEST RIVER STREET MONTICELLO, MN 55362 PROPOSED BUILDING LAYOUT x ow,W Br: SG J JOCHUM, P.E. Date 8 22 Lic. No. cNECNma: TAE 3564.02 r 722 r CD /{ ,y-ry°5 �,�,! i+. .� / // �� � s � 1,(-3 "" // � pp yp.��� t„�d 1� V i � Ln r "^ e ` £.."`"y' t, k e E _ 8 9 i i It i DL 3 i I ? A 3 i % �S � '� — — — �J""�yT �r'"�"3 `4`'�",� "'""� �l '� o. ('�`.'� J`tr° � i ' ✓ E�:r'1.,,✓ �g'.w l.,r er'� r 'l A c;>Pl 214 ik04 TY L� Monticello September 14, 2022 Re: Electro Industries OFFICE:763-295-2711 FAX:763-295-4404 505 Walnut Street Suite 11 Monticello, MN 55362 The Engineering Department has reviewed the Civil Plan Set dated 8-22-22 as prepared by Hakanson Anderson and offers the following comments: General Comments 1. Please provide grading plan for proposed building. 2. Please provide erosion control on grading plan or as standalone plan sheet for proposed area to be disturbed. The City is not responsible for errors and omissions on the submitted plans. The owner, developer, and engineer of record are fully responsible for changes or modifications required during construction to meet the City's standards. Please have the applicant provide a written response addressing the comments above. Please contact the Engineering Department with any questions. Sincerely, Ryan Melhouse Project Engineer www.ci.monticello.mn.us