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HomeMy WebLinkAbout4B Universal Motors - 16720 Welcome Avenue SE PC Report 4646 Dakota Street SE Prior Lake, MN 55372 PLANNING COMMISSION AGENDA REPORT MEETING DATE: June 5, 2017 AGENDA #: 4B PREPARED BY: CASEY MCCABE, COMMUNITY DEVELOPMENT DIRECTOR PRESENTED BY: CASEY MCCABE AGENDA ITEM: CONSIDER APPROVAL OF A RESOLUTION APPROVING A CONDITIONAL USE PERMIT TO ALLOW MOTOR VEHICLE SALES AND A RESOLUTION AP- PROVING A CONDITIONAL USE PERMIT TO ALLOW CONSTRUCTION OF A POLE BUILDING IN THE I-1SD, GENERAL INDUSTRIAL SHORELAND ZON- ING USE DISTRICT DISCUSSION: Introduction The purpose of this agenda item is to consider approval of two resolutions; a res- olution approving a Conditional Use Permit (CUP) to allow Motor Vehicle Sales in the I-1, General Industrial Use District and a resolution approving a CUP to allow construction of a Pole Building within the I-1, General Industrial Use District, at 16720 Welcome Avenue SE (PID 259010086). History On May 8, 2017, the Prior Lake City Council approved an ordinance (No. 117-08), amending Subsection 1102.1403 of the Zoning Ordinance to allow Motor Vehicle Sales as a use permitted with conditional use permit in the I-1, General Industrial Use District. The Prior Lake Zoning Ordinance defines Motor Vehicle Sales as, ‘Display, sale and rental of automobiles, trucks, watercraft and recreational vehi- cles; motor vehicle service and repair often occur in conjunction with this use. Characteristics may include outdoor activity, outdoor sound systems, truck deliv- eries, night and weekend operating hours, and test driving on nearby streets.’ On June 22, 2015, the Prior Lake City Council approved an ordinance (No. 115- 18) which included an amendment to Subsection 1102.1403, adding Pole Build- ings as a use permitted with conditional use permit in the I-1, General Industrial Use District. The Prior Lake Zoning Ordinance defines Pole Building as, ‘A post frame construction building in which poles or timbers are inserted into the ground vertically, commonly at 6 to 10 foot intervals with lateral supports, to form the pri- mary support for the roof system and structure foundation.’ Current Circumstances The applicant, Universal Motors, LLC, has applied for two CUPs to allow the con- struction of a 7,200-square foot pole building to expand their current operations. Universal Motors operates an auto body/motor vehicle repair business at 16720 Welcome Avenue SE in a 7,200-square foot building that was constructed in 2015. The applicant would like to expand their operations with the construction of a sec- ond 7,200-square foot building on the property and approval of a CUP to allow for motor vehicle sales. The motor vehicle sales are conducted primarily online. 2 PHYSICAL SITE CHARACTERISTICS: Total Site Area: The current site is approximately 4.5 acres. The applicant has also applied for Final Plat approval for Universal One Addition, which will add ap- proximately 0.6 acres of land from the adjoining outlot to the west for a total site area of 5.1 acres. Access: Access to the site will be from Welcome Avenue SE. 2030 Comprehensive Plan Designation: The Comprehensive Plan designates this property as I-PI, Planed Industrial. Zoning: The property is zoned I-1SD, General Industrial Shoreland Use District. Subsection 1108.202, Standards for Conditional Uses, and 1108.203, Conditional Use Performance Standards in the Shoreland District identify criteria that the Plan- ning Commission shall use to make findings for Conditional Use Permit applica- tions; the criteria is identified in the two attached resolutions. Conclusion All site and design requirements for this project, including but not limited to grading, drainage, landscaping and building materials, will be reviewed and approved by City staff under the normal site plan review process and staff comments related to the review and analysis of the site must be resolved prior to the issuance of a grading or building permit for the project. Staff recommends approval of a conditional use permit to allow Motor Vehicle Sales in the I-1, General Industrial Use District, subject to the following conditions: a. All outdoor sales or rental lots shall be operated in conjunction with a building or buildings. b. The building and the sales or rental lot shall be on one contiguous site. c. All vehicles shall be located on hard surfaces in accordance with Section 1107. The hard surfaces shall meet the landscaping and design requirements of Sub- section 1107.200. d. String lighting is prohibited. e. No outdoor public address system shall be audible from any parcel located in an “R” Use District. f. No display or storage of motor vehicles shall be permitted on any public right- of-way. g. Test driving shall be in accordance with all applicable federal, state and local laws and regulations. h. All outdoor sales and rental lot driving surfaces and parking spaces shall be screened by a six (6) foot high fence with a minimum of 90% opacity. i. All Motor Vehicles stored outside of the primary structure(s) shall be licensed, registered or operable. j. Plans shall meet the requirements of Section Nine of the Public Works Design Manual. k. A plan must be submitted to and approved by the City Engineer to address the erosion issues on Outlot F, Markley Lake Woods subdivision prior to issuance of a building or grading permit. 3 l. The resolution shall be recorded at Scott County following approval of the Uni- versal One Addition Final Plat. m. The Conditional Use Permit is subject to the issuance of required permits from all applicable governmental agencies. Staff recommends approval of a conditional use permit to allow construction of a Pole Building within the I-1, General Industrial Use District, subject to the following conditions: a. The pole building shall be constructed with similar design and materials as the other building on the site so as to not alter the essential character of the neigh- borhood or district. b. At least sixty (60) percent of the use of the pole building shall be designed for large space uses, including, but not limited to warehouse, large vehicle or equipment repair and building materials. c. The pole building shall be designed to be durable for industrial uses. d. The pole building shall not be eligible to receive City public financing assis- tance related to economic development. e. All parking and driving surfaces shall be hard surfaced in accordance with Sec- tion 1107. The hard surfaces shall meet the landscaping and design require- ments of Subsection 1107.200. f. All outdoor storage areas shall be screened by a six (6) foot high fence with a minimum of 90% opacity. g. Plans shall meet the requirements of Section Nine of the Public Works Design Manual. h. A plan must be submitted to and approved by the City Engineer to address the erosion issues on Outlot F, Markley Lake Woods subdivision prior to issuance of a building or grading permit. i. Construction of the Pole Building must commence within one year of the ap- proval date. j. The resolution shall be recorded at Scott County following approval of the Uni- versal One Addition Final Plat. k. The Conditional Use Permit is subject to the issuance of required permits from all applicable governmental agencies. ISSUES: The applicant has applied for Final Plat approval for Universal One Addition. The current parcel of land at 16720 Welcome Avenue SE is approximately 4.5 acres. Universal One Addition will combine the current 4.5 acre metes and bounds lot with 0.6 acres from the adjoining Outlot (OLF Markley Lake Woods) to the west for a total site area of 5.1 acres. The resolutions approving the requested CUPs will be recorded following approval of the Universal One Addition Final Plat, thus the legal description on the resolutions is Lot 1, Block 1, Universal One Addition. ALTERNATIVE MOTIONS: 1. Motion and a second to approve a Resolution approving a Conditional Use Permit to allow Motor Vehicle Sales within the I-1, General Industrial Use Dis- trict, as proposed or as may be further amended by the Planning Commission. 2. Motion and a second to approve a Resolution approving a Conditional Use Permit to allow construction of a Pole Building within the I-1, General Industrial Use District, as proposed or as may be further amended by the Planning Com- mission. 3. Motion and a second to deny the Conditional Use Permit to allow Motor Vehicle Sales within the I-1, General Industrial Use District subject to findings of fact. 4 4. Motion and a second to deny the Conditional Use Permit to allow construction of a Pole Building within the I-1, General Industrial Use District subject to find- ings of fact. 5. Motion and a second to table action and request additional information from City staff. RECOMMENDED MOTION: Alternatives No. 1 and No. 2. ATTACHMENTS: 1. Location Map 2. Site Plan 3. Exterior Elevation 1 4646 Dakota Street SE Prior Lake, MN 55372 RESOLUTION 17-XXPC A RESOLUTION TO APPROVE A CONDITIONAL USE PERMIT TO ALLOW MOTOR VEHICLE SALES IN THE I-1, GENERAL INDUSTRIAL USE DISTRICT AT 16720 WELCOME AVENUE SE Motion By: Second By: WHEREAS, The Prior Lake Planning Commission conducted a public hearing on June 5, 2017 to consider a request from Universal Motors, LLC to approve a Conditional Use Permit (CUP) to allow Motor Vehicle Sales in the I-1, General Industrial Use District at the following property: Lot 1, Block 1, Universal One Addition, Scott County, Minnesota (PID ___________); and 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; 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 1108.202 and 1108.203 of the Prior Lake Zoning Ordinance NOW THEREFORE, BE IT HEREBY RESOLVED BY THE PLANNING COMMISSION, ACTING AS THE BOARD OF ADJUSTMENT, OF PRIOR LAKE, MINNESOTA as follows: 1. The recitals set forth above are incorporated herein. 2. The Planning Commission hereby adopts the following findings: a) The use is consistent with and supportive of the goals and policies of the Comprehensive Plan. The use is consistent with the following Comprehensive Plan Objectives and Policies: Determine and strive for a balance of commerce, industry and population; Encourage a diversified economic base and a broad range of employment opportunities; and Encourage a mixture and diversity of industrial and commercial and uses that will remain relatively stable under changing economic conditions. b) The use will not be detrimental to the health, safety, morals and general welfare of the community as a whole. The proposed use will not be detrimental to the health, safety, morals and general welfare of the community. The conditions of the approving resolution are intended to ensure ongoing protection of the community. 2 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. The conditions set forth in the Zoning Ordinance will be met with the issuance of the Conditional Use Permit. 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 undue adverse impacts on governmental facilities, services or improvements. 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 as long as all conditions of approval are adhered to. 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, approved by the Planning Commission and incorporated as part of the conditions imposed on the use by the Planning Commission. The use will adhere to the design requirements of the City. 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 use will adhere to the drainage and utility requirements of the City. 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. i) A thorough evaluation of the waterbody and the topographic, vegetation, and solid conditions on the site must be made to ensure: ➢ The prevention of soil erosion or other possible pollution of public waters, both during and after construction; ➢ The visibility of structures and other facilities as viewed from public waters is limited; ➢ The site is adequate for water supply and on-site sewage treatment; and ➢ The types, uses, and numbers of watercraft that the project will generate are compatible in relation to the suitability of public waters to safely accommodate these watercraft. 3 The use will not have undue adverse impacts on the waterbody and the topographic, vegetation and solid conditions on the site as long as all conditions of approval are adhered to. 3. The CUP is hereby approved, subject to the following conditions: a. All outdoor sales or rental lots shall be operated in conjunction with a building or buildings. b. The building and the sales or rental lot shall be on one contiguous site. c. All vehicles shall be located on hard surfaces in accordance with Section 1107. The hard surfaces shall meet the landscaping and design requirements of Subsection 1107.200. d. String lighting is prohibited. e. No outdoor public address system shall be audible from any parcel located in an “R” Use District. f. No display or storage of motor vehicles shall be permitted on any public right-of-way. g. Test driving shall be in accordance with all applicable federal, state and local laws and regulations. h. All outdoor sales and rental lot driving surfaces and parking spaces shall be screened by a six (6) foot high fence with a minimum of 90% opacity. i. All Motor Vehicles stored outside of the primary structure(s) shall be licensed, registered or operable. j. Plans shall meet the requirements of Section Nine of the Public Works Design Manual. k. A plan must be submitted to and approved by the City Engineer to address the erosion issues on Outlot F, Markley Lake Woods subdivision prior to issuance of a building or grading permit. l. The resolution shall be recorded at Scott County following approval of the Universal One Addition Final Plat. m. The Conditional Use Permit is subject to the issuance of required permits from all applicable governmental agencies. PASSED AND ADOPTED THIS 5TH DAY OF JUNE, 2017. Bryan Fleming, Commission Chair ATTEST: Casey McCabe, Community Development Director VOTE Fleming Tieman Petersen Kallberg Ringstad Aye ☐ ☐ ☐ ☐ ☐ Nay ☐ ☐ ☐ ☐ ☐ Absent ☐ ☐ ☐ ☐ ☐ Abstain ☐ ☐ ☐ ☐ ☐ 1 4646 Dakota Street SE Prior Lake, MN 55372 RESOLUTION 17-XXPC A RESOLUTION TO APPROVE A CONDITIONAL USE PERMIT TO ALLOW CONSTRUCTION OF A POLE BUILDING IN THE I-1, GENERAL INDUSTRIAL USE DISTRICT AT 16720 WELCOME AVENUE SE Motion By: Second By: WHEREAS, The Prior Lake Planning Commission conducted a public hearing on June 5, 2017 to consider a request from Universal Motors, LLC to approve a Conditional Use Permit (CUP) to allow construction of a Pole Building in the I-1, General Industrial Use District at the following property: Lot 1, Block 1, Universal One Addition, Scott County, Minnesota (PID ___________); and 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; 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 1108.202 and 1108.203 of the Prior Lake Zoning Ordinance NOW THEREFORE, BE IT HEREBY RESOLVED BY THE PLANNING COMMISSION, ACTING AS THE BOARD OF ADJUSTMENT, OF PRIOR LAKE, MINNESOTA as follows: 1. The recitals set forth above are incorporated herein. 2. The Planning Commission hereby adopts the following findings: a) The use is consistent with and supportive of the goals and policies of the Comprehensive Plan. The use is consistent with the following Comprehensive Plan Objectives and Policies: Determine and strive for a balance of commerce, industry and population; Encourage a diversified economic base and a broad range of employment opportunities; and Encourage a mixture and diversity of industrial and commercial and uses that will remain relatively stable under changing economic conditions. b) The use will not be detrimental to the health, safety, morals and general welfare of the community as a whole. The proposed use will not be detrimental to the health, safety, morals and general welfare of the community. The conditions of the approving resolution are intended to ensure ongoing protection of the community. 2 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. The conditions set forth in the Zoning Ordinance will be met with the issuance of the Conditional Use Permit. 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 undue adverse impacts on governmental facilities, services or improvements. 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 as long as all conditions of approval are adhered to. 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, approved by the Planning Commission and incorporated as part of the conditions imposed on the use by the Planning Commission. The use will adhere to the design requirements of the City. 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 use will adhere to the drainage and utility requirements of the City. 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. i) A thorough evaluation of the waterbody and the topographic, vegetation, and solid conditions on the site must be made to ensure: ➢ The prevention of soil erosion or other possible pollution of public waters, both during and after construction; ➢ The visibility of structures and other facilities as viewed from public waters is limited; ➢ The site is adequate for water supply and on-site sewage treatment; and ➢ The types, uses, and numbers of watercraft that the project will generate are compatible in relation to the suitability of public waters to safely accommodate these watercraft. 3 The use will not have undue adverse impacts on the waterbody and the topographic, vegetation and solid conditions on the site as long as all conditions of approval are adhered to. 3. The CUP is hereby approved, subject to the following conditions: a. The pole building shall be constructed with similar design and materials as the other building on the site so as to not alter the essential character of the neighborhood or district. b. At least sixty (60) percent of the use of the pole building shall be designed for large space uses, including, but not limited to warehouse, large vehicle or equipment repair and building materials. c. The pole building shall be designed to be durable for industrial uses. d. The pole building shall not be eligible to receive City public financing assistance related to economic development. e. All parking and driving surfaces shall be hard surfaced in accordance with Section 1107. The hard surfaces shall meet the landscaping and design requirements of Subsection 1107.200. f. All outdoor storage areas shall be screened by a six (6) foot high fence with a minimum of 90% opacity. g. Plans shall meet the requirements of Section Nine of the Public Works Design Manual. h. A plan must be submitted to and approved by the City Engineer to address the erosion issues on Outlot F, Markley Lake Woods subdivision prior to issuance of a building or grading permit. i. Construction of the Pole Building must commence within one year of the approval date. j. The resolution shall be recorded at Scott County following approval of the Universal One Addition Final Plat. k. The Conditional Use Permit is subject to the issuance of required permits from all applicable governmental agencies. PASSED AND ADOPTED THIS 5TH DAY OF JUNE, 2017. Bryan Fleming, Commission Chair ATTEST: Casey McCabe, Community Development Director VOTE Fleming Tieman Petersen Kallberg Ringstad Aye ☐ ☐ ☐ ☐ ☐ Nay ☐ ☐ ☐ ☐ ☐ Absent ☐ ☐ ☐ ☐ ☐ Abstain ☐ ☐ ☐ ☐ ☐