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Home My WebLink About4D Versatile Vehicles CUP Report O� PRI() ti U 4646 Dakota Street SE Prior Lake,MN 55372 �INnrEso�� PLANNING COMMISSION AGENDA REPORT MEETING DATE: JUNE 20, 2016 AGENDA#: 4D PREPARED BY: DAN ROGNESS, COMMUNITY & ECONOMIC DEVELOPMENT DIRECTOR PRESENTED BY: DAN ROGNESS AGENDA ITEM: CONSIDER APPROVAL OF A RESOLUTION APPROVING A CONDI- TIONAL USE PERMIT (CUP) FOR CLASS II OUTDOOR STORAGE IN A GENERAL INDUSTRIAL (1-1) USE DISTRICT DISCUSSION: Introduction The purpose of this agenda item is to consider approving an application from Versatile Vehicles, Inc. for a Conditional Use Permit (CUP) to allow outdoor storage to exceed 50% of the principal building area. History Deerfield Business Park was first platted in 2004 as Deerfield Industrial Park; since then, seven Additions have been platted. The proposed developed is shown as being on Outlot A of the Fifth Addition, which will be re-platted into Lot 1, Block 1 of Deerfield Industrial Park Eighth Addition (to be approved by the City Council on June 27). During the past 10+ years, about a third of the property has been developed. This parcel is the largest single vacant lot within the busi- ness park. Current Circumstances Versatile Vehicles, Inc. is proposing to develop this 7.07-acre parcel into an in- dustrial use for their businesses. This business, which leases, sells and ser- vices golf cars, is currently a business in Prior Lake at the old Digger's property on South Highway 13. This site will be used for the storage and servicing of golf cars without direct customer (sales) service. The proposed building will be approximately 58,000 square feet (120' x 480'), which would allow outdoor storage at 50% of that area equal to no more than 29,000 square feet. They propose to have outdoor storage for golf cars within an area of approximately 60,000 square feet located at the southeast portion of the lot behind the pri- mary building and loading areas. Conditional Use Permit: Subsection 1102.1403 identifies "Outdoor Storage, Class W' allowed as a con- ditional use in the General Industrial (1-1) Use District. This type of outdoor storage is defined as being over 50% of the floor area of the principal building on the site. Five specific conditions are listed as the basis for approving or denying an application for this specific type of use (outdoor storage), in the 1-1 Use District, including: (1) Outdoor storage areas shall be fully screened from view of all adjacent property and public streets. Outdoor storage areas shall be screened by a minimum 98% opacity fence or wall of at least 6 feet in height. Re- sponse: Typically, screening is provided through a combination of berming, fencing and/or landscaping. Furthermore, Subsection 1107.1900 "Landscaping and Screening"provides minimum standards for commercial and industrial land uses. For example, this site must have a minimum number of perimeter tree plantings based on a formula at either 1 tree per 40-feet, or 1 tree per 1,000 square feet of gross building area. This would equal approximately 60 perimeter trees of which at least 32 should be planted along the back landscape area that is adjacent to residential uses. Once again, screening can be done us- ing a combination of berms, trees and fences. This plan shows a series of berms that rise at various heights along the back side, ranging from 4 to 6 feet in height. A minimum 6-foot high fence at a minimum 98% opacity is also required along the back side, which should be placed in a location that works best with the landscaping and berming. That may be at the top of berms, or possibly at the back(storage) side of the berms in order to allow more of the landscaping to be on the berms that face the residential area. (2) All outdoor storage areas adjacent to an "R" Use District shall meet the required structure setback as defined in Subsection 1102.1405; in all other instances, outdoor storage shall meet the required parking set- back. Response: The structure setback is a minimum of 60-feet in the 1-1 District for property adjacent to an "R"Use District. The proposed development project shows the southwesterly boundary of outside stor- age at a minimum setback of 65-feet extending up to 150-feet. (3) Stored materials shall not interfere with either on-site or off-site traffic visibility. Response: On-site and off-site traffic will be separated from the outside storage area. (4) Storage of inoperable vehicles or equipment or other items typically stored in a junkyard or salvage yard shall not be permitted. Response: Golf cars will be stored on this site. (5) All storage areas shall be paved, and a drainage plan for the site shall be approved by the City Engineer; exceptions may be granted in the CUP for situations that may not warrant paving or may allow an equiva- lent surface material based on conditions such as distance of the stor- age area from a public street or the use of the storage area. Response: The application for outdoor storage shows a fully paved storage, park- ing and loading area site plan, which will be subject to further review by the City Engineer for compliance with all grading and storm water drain- age requirements of the city. Subsection 1108.202 provides general standards that the Planning Commis- sion shall use in its review of all CUP applications: (a) The use is consistent with and supportive of the goals and policies of the Comprehensive Plan. The 2030 Comprehensive Plan establishes a goal related to eco- nomic vitality, including four objectives: Objective #1 states "deter- mine and strive for a balance of commerce, industry and population'; Objective #2 states "encourage a diversified economic base and a broad range of employment opportunities'; Objective #3 states "pro- mote sound land use'; and Objective #4 states "maintain high stand- ards in the promotion and development of commerce and industry". (b) The use will not be detrimental to the health,safety, morals and gen- eral welfare of the community as a whole. Based on staff review, the proposed use will not be detrimental to the health, safety, morals and general welfare of the community. The pro- posed outdoor storage area exceeding 50% of the principal building area can be adequately screened from adjacent land uses. Further- more, the storage area setback meets or exceeds the minimum dis- tance of 60-feet in the 14 Use District for sites abutting an "R" Use District. (c) The use is consistent with the intent and purpose of the Zoning Ordinance and the Use District in which the Conditional Use is located. Subsection 1102.1403 allows Class 11 Outdoor Storage in the 1-1 Use District, subject to meeting all specific and general standards of ap- proval as stated in the Ordinance. (d) The use will not have undue adverse impacts on governmental facilities, services, or improvements which are either existing or proposed. The use will not have adverse impacts on governmental facilities; government services exist within the area to serve the project. (e) The use will not have undue adverse impacts on the use and enjoyment of properties in close proximity to the conditional use. The additional outdoor storage area being proposed, which is approximately twice the allowable storage area without a CUP, will be adequately screened. The proposed golf car use will likely have a lesser impact on other surrounding properties, including its expanded outdoor storage, than other possible industrial uses that are permitted in the city's I4 District (i.e., manufacturing and/or processing). (f) The use is subject to the design and other requirements of site and landscape plans prepared by or under the direction of a professional landscape architect, or civil engineer registered in the State of Minnesota, and incorporated as part of the conditions imposed on the use by the Planning Commission. Staff is proposing that the Planning Commission condition the CUP on the submission of a landscape plan by a professional landscape architect, using the minimum planting requirements per Subsection 1107.1900. These design requirements of the City can be reviewed and approved through the site planning review/approval process by staff. The screening requirements associated with outdoor storage are further conditioned in the proposed resolution, which includes at least 50%or more of the perimeter trees being located along the back property line buffer area. (g) The use is subject to drainage and utility plans prepared by a professional civil engineer registered in the State of Minnesota which illustrate locations of city water, city sewer, fire hydrants, manholes, power,telephone and cable lines, natural gas mains, and other service facilities. The plans shall be included as part of the conditions set forth in the CUP approved by the Planning Commission. The applicant has submitted professional engineering plans prepared by a civil engineer in order to design for adequate drainage and utility details to be located within the site. These requirements will be met through the city's site planning review process, including approval by the City Engineer. (h) The use is subject to such other additional conditions which the Planning Commission may find necessary to protect the general welfare, public safety and neighborhood character. Such additional conditions may be imposed in those situations where the other dimensional standards, performance standards, conditions or requirements in this Ordinance are insufficient to achieve the objectives contained in subsection 1108.202. In these circumstances, the Planning Commission may impose restrictions and conditions on the CUP which are more stringent than those set forth in the Ordinance and which are consistent with the general conditions above. The additional conditions shall be set forth in the CUP approved by the Planning Commission. Additional conditions to ensure the protection of the general health, safety and welfare of the public are included as part of the CUP in the attached resolution. Conclusion Versatile Vehicles is proposing to develop a 7+ acre site in Deerfield Business Park for the servicing and storage of golf cars. This CUP is focused only on that part of their business that would allow outdoor storage, which in total, ex- ceeds 50% of the principal building area. The primary purpose of this CUP is make sure the outdoor storage area is appropriately designed/sited on the site, and to make sure it is adequately screened from adjacent properties. Other- wise, this business use is permitted in the 1-1 District with at least 28,500 square feet of outdoor storage (without a CUP). All other site and design re- quirements for this project will be reviewed and approved by City staff under the normal site plan review process. ISSUES: This industrial project is expanding an existing business in Prior Lake into the Deerfield Business Park. The CUP is required from the expanded outdoor stor- age area, going from the allowable 29,000 square feet to a proposed 60,000 square feet. Adequate screening and buffering is the key issue to minimized its impact on adjacent properties. ALTERNATIVE 1. Motion and a second to approve a resolution approving a Conditional MOTIONS: Use Permit for Class II Outdoor Storage of approximately 60,000 square feet, subject to conditions recommended by staff or as may fur- ther modified by the Commission. 2. Motion and a second to deny the Conditional Use Permit subject to find- ings of fact. 3. Motion and a second to table action and request further information from City staff. RECOMMENDED Alternative #1 MOTION: ATTACHMENTS: 1. Location, site and project maps 2. Resolution Scott County, MN +: A W. -Cf•r, ' '� •� =t., a � ice= :, � P.. .�- y � r�"`!- 'fes,. � ,.�'_ ,•��! 6� E1 f •r ± L ,,,_y `r�`��,�, r ,,; �3' •: jai ,� -- �- `� k;}.� ___ i1�II •�`'Ss, f,- - `''fie" .F • _ -- } 1 _ y fie: vK.. f ,4 ci This drawing is neither a legally recorded map nor a survey and is not Map Scale N intended to be used as one.This drawing is a compilation of records, information,and data located in various city,county,and state offices,and 1 inch =341 feet other sources affecting the area shown,and is to be used for reference WE _ .r� � purposes only.Scott County Is not responsible for any inaccuracies herein Map Date i•' contained.If discrepancies are found,please contact the Scott County Surveyors Office. 4/4/2012 S iscon- G j m INSPE OS 24 . m. POLLL � \ i - \.\, II i� � 1 ik NR9a w19 O4 PRIO H U rn 4646 Dakota Street SE soS�' Prior Lake, N4 55372 RESOLUTION 16-xxPC A RESOLUTION APPROVING A CONDITIONAL USE PERMIT TO ALLOW CLASS II OUTDOOR STORAGE IN A GENERAL INDUSTRIAL(1-1) USE DISTRICT Motion By: Second By: WHEREAS, The Prior Lake Planning Commission conducted a public hearing on June 20,2016,to consider a request from Versatile Vehicle, Inc.to approve a Conditional Use Permit(CUP)to allow Class 11 Outdoor Storage in the General Industrial (1-1) Use District at the following property: Outlot A, Deerfield Industrial Park Fifth Addition, Scott County, Minnesota(to be re-platted as Lot 1, Block 1, Deerfield Eighth Addition) (PID 25-444-003-0) WHEREAS, Notice of the public hearing on said CUP was duly published in accordance with the applicable Prior Lake Ordinances; and WHEREAS, The Planning Commission proceeded to hear all persons interested in this CUP, and persons interested were afforded the opportunity to present their views and objections related to the CUP request; and WHEREAS, The Planning Commission has reviewed the application for the CUP and held a hearing thereon on June 20, 2016; and WHEREAS, The Planning Commission finds the proposed CUP is compatible with the stated purposes and intent of the Zoning Ordinance as they relate to conditionally permitted uses, and further, that the proposed CUP meets the criteria for approval of CUP as contained in Subsection 1102.1403 of the Prior Lake Zoning Ordinance. NOW THEREFORE, BE IT HEREBY RESOLVED BY THE PLANNING COMMISSION OF PRIOR LAKE, MINNESOTA as follows: 1. The recitals set forth above are incorporated herein. 2. The Planning Commission hereby adopts the following findings per Subsection 1108.202 of the Prior Lake Zoning Ordinance: (a) The use is consistent with and supportive of the goals and policies of the Comprehensive Plan. The 2030 Comprehensive Plan establishes a goal related to economic vitality, including four objectives: Objective#1 states"determine and strive for a balance of commerce,industry and population';Objective #2 states "encourage a diversified economic base and a broad range of employment opportunities,- Objective pportunities,Objective#3 states "promote sound land use and Objective#4 states "maintain high standards in the promotion and development of commerce and industry". (b) The use will not be detrimental to the health, safety, morals and general welfare of the community as a whole. 1 Based on staff review, the proposed use will not be detrimental to the health, safety, morals and general welfare of the community. The proposed outdoor storage area exceeding 50% of the principal building area can be adequately screened from adjacent land uses. Furthermore,the storage area setback meets or exceeds the minimum distance of 60-feet in the I-1 Use District for sites abutting an `R"Use District (c) The use is consistent with the intent and purpose of the Zoning Ordinance and the Use District in which the Conditional Use is located. Subsection 1102.1403 allows Class II Outdoor Storage in the I-1 Use District,furthermore, there is very little Industrially zoned property in Prior Lake that can accommodate this type of use. (d) The use will not have undue adverse impacts on governmental facilities, services, or improvements which are either existing or proposed. The use will not have adverse impacts on governmental facilities;government services exist within the area to serve the project. (e) The use will not have undue adverse impacts on the use and enjoyment of properties in close proximity to the conditional use. The use will not have undue adverse impacts on the use and enjoyment of properties in close proximity since this property has been guided and zoned for industrial uses. The proposed golf car use will have a lesser impact on other surrounding properties, including its expanded outdoor storage, than other possible industrial uses that are permitted in the city's I4 District(i.e.,manufacturing and/orprocessing). (f) The use is subject to the design and other requirements of site and landscape plans prepared by or under the direction of a professional landscape architect, or civil engineer registered in the State of Minnesota, and incorporated as part of the conditions imposed on the use by the Planning Commission. The Planning Commission may condition the CUP on the submission of a landscape plan by a professional landscape architect, using the minimum planting requirements per Subsection 1107.1900. These design requirements of the City can be reviewed and approved through the site planning review/approval process by staff. The screening requirements associated with outdoor storage are further conditioned in Section 3 below. (g) The use is subject to drainage and utility plans prepared by a professional civil engineer registered in the State of Minnesota which illustrate locations of city water, city sewer, fire hydrants, manholes, power,telephone and cable lines, natural gas mains, and other service facilities. The plans shall be included as part of the conditions set forth in the CUP approved by the Planning Commission. The applicant has submitted professional engineering plans prepared by a civil engineer in order to design for adequate drainage and utility details to be located within the site. These requirements will be met through the city's site planning review process, including approval by the City Engineer. (h) The use is subject to such other additional conditions which the Planning Commission may find necessary to protect the general welfare, public safety and neighborhood character. Such additional conditions may be imposed in those situations where the other dimensional standards, performance standards, conditions or requirements in this Ordinance are insufficient to achieve the objectives contained in subsection 1108.202. In these circumstances, the Planning Commission may impose restrictions and conditions on the CUP which are more stringent than those set forth in the Ordinance and which are consistent with the general conditions above. The additional conditions shall be set forth in the CUP approved by the Planning Commission. Additional conditions to ensure the protection of the general health, safety and welfare of the public are provided below. 3. The CUP is hereby approved,subject to the following conditions: a. The total impervious surface area on this site shall be no greater than 75 percent. 2 b. A professionally certified landscape plan shall be submitted and approved by City staff as part of the site plan review process that must meet the minimum requirements of Subsection 1107.1900;at least half of all perimeter trees shall be planted on the(back)southwesterly side, including an equal mix if deciduous and coniferous trees. The total perimeter planting requirement is estimated to be 60 trees. c. A minimum 6-foot high fence at a minimum 98% opacity shall be constructed along the (back) southwesterly side, which shall be located in the most beneficial place along with the berming and landscaping. All other screening requirements for parking, loading and storage areas shall be met according to Subsection 1107.1900, Landscaping and Screening. d. The project shall be reviewed and approved according to Subsection 1108.900, Site Plan Review; the City Engineer shall approve all plans related to utilities,grading and stormwater management. Adequate parking shall be provided on this according to Subsection 1107.200. e. The CUP is valid for one year,but is revocable at any time for noncompliance with any condition contained herein. At the expiration of its one(1)year term,the property owner may make application to the City to renew the CUP. The initial approval of this CUP does not create any right, in law or equity,to the renewal thereof. PASSED AND ADOPTED THIS 20th DAY OF JUNE, 2016. VOTE Fleming Kallberg Larson Petersen Tiernan Aye El El ❑ F-1Commission Chair Nay ❑ ❑ ❑ ❑ ❑ ATTEST: Absent ❑ ❑ ❑ ❑ ❑ Community&Economic Development Director Abstain ❑ ❑ ❑ ❑ ❑ 3 m.w�m au a.ao iaiai-m�r aaou —�w 3HV1 MORN 30 ALIO �..K«�.•...+. � 1 ONI S3101H3A 31UVS83A N NVId),LlUn $dddMS IOMO'O NOISO83 '39MOM 'ONIMO A 4 g t g g_e r ez iant= g L`Ey � .{ �I0I ' i Te as 6a S yy 62PF � ie 5 P5 3 �apMal Y g ��`szs�a�Yg�dM1 s� �3sS g1� / 1 Cb �Q�v e � / � �. � �•� "� zed .r. a Y ' i i