Planning Commission Agenda 10-28-2002 (Special Meeting)
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AGI'~NDA
SPECIAL MEETING - MONTICELLO PLANNING COMMISSION
Monday - October' 28, 2002
6:00 P.M.
Members:
Council I ,iaison:
StaiT:
Dick Fric, Robbie Smith, Richard Carlson, Rod I)ragstcn and Lloyd Hilgart
Clint Herbst
Jeff O'Neill and Fred Patch
I , Call to order.
2, Tabled: Considcration of amendment to conditional use pennit for planned unit
developlnct1t allowing for expansion or truck parking, bulk LP storage, service bay
additions, paving for bulk wastc product transport, sidewalks and landscaping, Applicant:
Sunny Fresh Foods
3, Adjourn
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Spccial Planning Commission Agcnda - J 0/28/02
2.
Tabled - Consideration of amendment to conditional use permit for planned unit
development allowing for expansion of truck parking. hulk LP storage. service bay
additions. paving for bulk waste oroduct transport, sidewalks and landscaoing.
Applic:mt: Sunny Fresh Foods. (.10)
REFERENCE AND BACKGROUND
At the previous meeting of the Planning Commission this item was reviewed but tabled
pending collection of additional information and refinement of the site plan.
Subsequent to the Planning Commission meeting Fred Patch, Ollie Koropchak and Steve
Grittman met with representatives of Sunny Fresh to review the items of concern
discussed at the October meeting of the Planning Commission. The attached memo from
Steve Grittman is a written summary of the stafTi'Sunny Fresh meeting from city staff
standpoint. The site plan presented represents the Sunny Fresh meeting summary. It
appears that the two documents match.
Following are a few items that the Planning Commission and Council may wish to pay
special attention to. The item numbers below correspond to the memo prepared by Steve
Grittman.
1.
Parking lot and curb setback south boundary line, 2. Screening oftrailcr area. The
setback along the south property line is minimal. It appears that this setback
provides Ie)r space necessary for three rows of parking which makes sense given
the limited parking availability in the area. Should the setback be increased a few
feet in the area of the outside storage to provide for two rows of pine plantings?
Keep in mind that storage area setbacks arc typically much greater than parking
lot set-backs. A few additional feet would not greatly reduce the storage area size
and allow for two rows of pine planti ngs.
6. Drainage issues due to storm water. The City Engineer has reviewed the
stonnwater calculation and proposed design and has noted that the storm water
plan does not meet the city standard for providing storm water management for a
10 year event. In addition, the overflow hom the site enters the Fifth Street right
of way. Also, the plan docs not include development of a sedimentation basin or
"stonncepter" to improve water quality prior to discharge to the stormsewer.
With additional pipe size, the system could be upgraded to meet city standards for
water volume management. Water quality management through installation of
sedimentation ponds or stormcepter improvements have not been required by the
City in the past. Please note however that Federal and State rules regarding storm
water quality may someday force the City to provide treatment to storm water
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Special Planning COl11mission Agenda - 10/28/02
prior to discharge into the river.
7.
Gravel Surface of Linn Street. The plan shows pavement over Linn Street as
identified in Grittman' s summary. Parking lot delineators are shown on the west
side of the parking rows but not on the east side. Also. each delineator needs an
over-story tree planting.
Other items. Staff has not received employee counts at each shift l()l' the purpose of
rcviewing the parking demand and capacity gained by this expansion.
ALTERNATIVE ACTIONS
1. Motion recommending approval of the Sunny fresh PUD request subject to the
following conditions as Il..ll1ows, or as modified by Planning Commission and City
Council.
a. Amendment to the site plan providing for additional curb setback along storage
area which would allow planting of two rows of pine plantings.
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b. Provide for additional parking island delincators and landscaped plantings at
the eastern end of each parking isle.
e. Stormwater plan should be designed to meet stonnwater design standards in
terms of volume control.
d. Stormwater plan should be designed to provide treatment to storm water run-
ofT prior to discharge into City system.
e. Documentation regarding parking stall demand to be provided by Sunny Fresh.
Sunny Fresh to comply with minimum standards for parking or provide funds to
City in accordance with the City Code.
f. Establishment of a License agreement allowing Sunny Fresh to have use of the
Linn Street Right of Way.
Motion based on the finding that the expansion of the Sunny Fresh PUD in the CCD
district with conditions noted above is consistent with the character of the neighborhood
and consistent with the Comprehensive Plan for the City.
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Motion to recommend denial approval of said request.
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STAFF RECOMMENDATION
Special Planning Commission Agcnda _ ] 0/28/02
City Administrator recommends alternative 1.
SUPPORTING DATA
Memo from Steve Grittman
Copy of site plan
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5775 WaY?"l,:) Hou/ovard, Suito :555, St. Louis Park, fVIN h!5416
T%phono: 9[52. 58tS. 96:3(3 Facsimilo: 962. ['iDb. 9,33 7 !Jlannors(ii)naqJ/a (Inin~~.com
NORTHWEST ASSOCIATED CONSULTANTS, INC.
MEMORANDUM
TO:
Jeff O'Neill
FROM:
Stephen Grittman
DATE:
October 21, 2002
RE:
Monticello - Sunny Fresh Foods PUD
FILE NO:
191.07
Fred Patch, Ollie Koropchak, and I met with representatives of Sunny Fresh on Wednesday
afternoon, October 16, 2002 to discuss issues raised by the staff's review oftheir proposed
expansion. It is my understanding that Sunny Fresh expects to present their site plan again to
the Planning Commission at a special meeting on October 28. We discussed the nine items in
my e-mail correspondence dated October 14. Following is a summary of those items, and our
discussion on each.
1. Parkinq lot and curb setback south boundary line. The plan shows zero setback,
and the code requires five feet. The applicants indicated that the five foot setback
would eliminate a row of parking due to the dimension between the parking south
boundary and the Excel substation. This appears to be the case. Given that
parking is at a premium, we agreed that this arrangement was acceptable. With
regard to the setback along the trailer storage area, the applicants indicated that
they would be willing to intensify the screening to keep the curb along the boundary.
Additional evergreen trees should be plantetJ to create this screen. Typically, the
City would look for Spruce at 12 feet on center.
2. Screeninq of trailer area. See comments in paragraph 1.
3. Crushed qranite surfacinq for trailer storaqe area. The applicants indicated that this
material performed the best in their other applications. Staff pointed out that
crushed concrete would be dusty, and recommended crushed granite if the area was
not to be paved.
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4.
Curbinq around parkinq area. The applicants indicated that the entire parking area,
as well as the storage area, would be contained by curb.
5,
Landscapinq adjacent to north property line. The applicants indicated that they
would be rebuilding the 8 foot tall screening fence along the north property line, and
would add shrub plantings to the south side of the fence. They also noted that the
neighboring owner has large trees on his side of the property line.
6. Drainaqe issues due to storm sewer. The applicant's engineer indicated that they
are preparing a stormwater management study for the site. City staff noted that the
City Engineer had expressed concern over the capacity of the 12" line that runs
along the south side of Sunny Fresh's property to the east. City staff raised the
possibility of running the stormwater to Maple Street on the east. The applicant's
engineer indicated that he will be contacting the City Engineer to discuss these
plans.
7.
Gravel surface of Linn Street. City staff stated that the Linn Street area should be
paved since it provides a connection to the parking lot adjacent to the building. A
sketch was done that showed paving of Linn Street with curb along the east side of
the street and a paved approach to the power substation, then creating a curbed
island at the west end of the northernmost row of the new parking lot. Another
island was included at the end of the center parking rows. City staff agreed that the
west side of the Linn Street paving adjacent to the granite storage area would not
need to be curbed.
Liqhtinq Plan. The applicants indicated that they would have a lighting contractor
provide a photometric plan for staff review, and would choose lighting fixtures that
will not glare onto adjacent property.
9. Wastewater pumpinq station alonq 4th Street. Applicants indicated that the
containment are'a could not be moved due to underground electric service and other
utilities that would be affected by a different location. The applicant indicated that
they will be contacting John Simola to discuss removing the "temporary" shed, and
will be improving (or replacing) the permanent building with brick and other
materials. Staff would recommend creating a screen wall of attractive materials
along the truck area to separate it from the ~idewalk.
8.
We also discussed the LP Gas tank - the applicant indicated that they will be constructing a
screening fence around the tank area. We did not discuss a date for the revisions to the site
plan. Via this memorandum, we would suggest revisions submitted to the City by Thursday,
morning, October 24 to permit staff review and agenda preparation for the following Planning
Commission and City Council meetings,
C: Fred Patch
Dewey Gunnarson - rneyenohlin(cDshcl'brel,net
Tim Sarracco - tim saIT8cco(CDcai..C111IcOIll
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