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HomeMy WebLinkAbout4A - 17118 Adelmann St SE - Outdoor Storage CUP 4646 Dakota Street SE Prior Lake, MN 55372 PLANNING COMMISSION AGENDA REPORT MEETING DATE: AUGUST 22, 2022 AGENDA #: 4A PREPARED BY: IAN COCHRAN, PLANNER PRESENTED BY: PUBLIC HEARING: IAN COCHRAN YES AGENDA ITEM: CONSIDER A CONDITIONAL USE PERMIT TO ALLOW OUTDOOR STOR- AGE, CLASS II, IN THE I-1 ZONING DISTRICT DISCUSSION: Introduction David Cripe, on behalf of the property owner, has applied for a conditional use permit to allow outdoor storage, Class II, in the I-1 (General Industrial) zoning district. The subject site is located at 17188 Adelmann St SE in the 2nd addition of the Deerfield Industrial Park. History The site has remained vacant since being platted in 2005. Current Circumstances The following paragraphs outline the physical characteristics of the existing site, the Comprehensive Plan and zoning designations, and a description of some of the specifics of the proposed site. PHYSICAL SITE CHARACTERISTICS: Total Site Area: The project area is approximately 2 acres. Wetlands: Wetlands previously present on this site were approved for impact as part of the Deerfield Industrial Park project (NOD June 7, 2004). No remaining regulated wetlands are present onsite. Access: Access to the site is proposed from the east via Granite Court SE and from the north via Adelmann St SE. 2040 Comprehensive Plan Designation: This property is designated Planned Industrial on the 2040 Comprehensive Plan Land Use Map. Zoning: The site area is zoned I-1 (General Industrial) and the surrounding parcels located south of Adelmann Street are also zoned I-1. ISSUES: Prior Lake City Code identifies Outdoor Storage, Class I as a use permitted with conditions in the I-1 district, and Outdoor Storage Class II, which is a use per- mitted with conditional use permit in the I-1 district. The primary difference be- tween Outdoor Storage Class I and Outdoor Storage Class II is the percent of land used for the outdoor storage area. Outdoor Storage Class I is for areas no 2 larger than 50% of the floor area of the principal structure and Outdoor Storage Class II is for areas greater than 50% of the floor area of the principal structure. Outdoor Storage, Class II is defined as, the receiving, keeping or shipping of goods and materials outside of an enclosed building where such use occupies an area larger than 50% of the floor area of the principal structure. Outdoor stor- age includes only the unloading, loading, and keeping of materials; may include storage yards for contractors, equipment, lumber, landscaping materials, con- struction materials and shipping materials and containers. Storage of unli- censed or inoperable vehicles or other materials typically associated with a junk- yard or salvage yard are excluded. CONDITIONAL USE PERMIT (CUP) ANALYSIS: Section 1122 of the City Code sets forth the criteria for approval of Outdoor Stor- age, Class II CUP: 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. The applicant has not determined a fence type and is considering a 6- foot-tall wood or chain link privacy fences in between roadways and adjacent property. Chain link fences within Industrial Zoning Dis- tricts shall be coated with vinyl and may include vinyl, plastic or metal slats within the fence; including in the front yard. 2. All outdoor storage areas adjacent to a residential Zoning District shall meet the required building setback for the Industrial Zoning District; in all other instances outdoor storage shall meet the required parking setback. The property does not abut any residential zoning district and the proposed plan meets all setback requirements. 3. Stored materials shall not interfere with either on-site or off-site traffic visibility. All storage areas on the property are placed as to not interfere with on-site or off-site traffic visibility. 4. All storage areas shall be surfaced in asphalt or concrete, 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 equivalent surface material based on conditions such as dis- tance of the storage area from a public street or the use of the storage area. The applicant is proposing to pave the parking areas, drive lanes, and majority of the storage area with a bituminous surface. A por- tion of the storage area is proposed to be surfaced with gravel, which staff believe to be appropriate in this case based on their use. Materials such as topsoil, mulch, and landscape rocks / boulders will continually be dumped and removed from the storage areas, so gravel is an appropriate surface. 3 Conclusion The applicant’s proposed plan meets the requirements of the Prior Lake zoning code and the proposed use aligns with the intent and purpose of the I-1 zoning district. City engineering staff have provided comments on the proposed site plan for the parcel. Prior to issuance of the appropriate grading and building permits the applicant must address all comments. City Staff recommends approval of the CUP with the following conditions: 1. The Conditional Use Permit is subject to the issuance of required permits from all applicable governmental agencies. 2. The applicant shall address all comments provided with the City Engineering Dept. memorandum dated August 16, 2022 prior to submitting for any appli- cable permits for construction. ALTERNATIVES: 1. Motion and a second to approve a Conditional Use Permit for Lot 1, Block 3 of Deerfield Industrial Park 2nd addition. 2. Motion and a second to table this item to a date specific and provide the applicant with direction on the issues that have been discussed. 3. Motion and a second to deny the request based on specific findings of fact. RECOMMENDED MOTION: Alternative #1 EXHIBITS: 1. Resolution 22-19PC 2. Location Map 3. Site Plans 4. Engineering Memo 5. CUP Application 1 4646 Dakota Street SE Prior Lake, MN 55372 RESOLUTION 22-19PC A RESOLUTION TO APPROVE A CONDITIONAL USE PERMIT TO ALLOW OUTDOOR STORAGE, CLASS II, IN THE I-1 ZONING DISTRICT Motion By: Second By: WHEREAS, The Prior Lake Planning Commission conducted a public hearing on August 22, 2022, to consider a request from David Cripe, on behalf of the property owner, to approve a Conditional Use Permit (CUP) to allow for Outdoor Storage, Class II, at the following property: PID 254270050 Legal Description: Lot 1, Block 3, Deerfield Industrial Park 2nd Addition, Scott County, Minnesota. 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 1151.200 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: a. 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. Chain link fences shall be coated with vinyl and may include vinyl, plastic, or metal slats within the fence; including in the front yard. b. All outdoor storage areas adjacent to a residential Zoning District shall meet the required building setback for the Industrial Zoning District; in all other instances outdoor storage shall meet the required parking setback. c. Stored materials shall not interfere with either on-site or off-site traffic visibility. 2 d. All storage areas shall be surfaced in asphalt or concrete as proposed on the Site Plan labeled Sheet Number C1 and dated July 12, 2022, subject to additional revisions per the City of Prior Lake Engineering Department memorandum dates August 16, 2022. e. A drainage plan for the site shall be approved by the City Engineer prior to issuance of a building permit. 3. The CUP is hereby approved, subject to compliance with the findings identified above and the following conditions: a. The Conditional Use Permit is subject to the issuance of required permits from all applicable governmental agencies. b. The applicant shall address all comments provided with the City Engineering Dept. memorandum dated August 16, 2022 prior to submitting for any applicable permits for construction. PASSED AND ADOPTED THIS 22nd DAY OF AUGUST 2022. _______________________________ David Tieman, Commission Chair ATTEST: _________________________________ Casey McCabe, Community Development Director VOTE Tieman Johnson Kallberg Tschetter Ringstad Aye ☐ ☐ ☐ ☐ ☐ Nay ☐ ☐ ☐ ☐ ☐ Absent ☐ ☐ ☐ ☐ ☐ Abstain ☐ ☐ ☐ ☐ ☐ 17188 ADELMANN ST SE Conditional Use Permit Location Map GraniteCtSEAde l m a n n S t S E De e r f i e l d D r S ERiverBirchPl Industrial Ln SE12 42 44 27 71 77 87 69 16 23 79 91 15 18 82 78 17 70 68 14 21 21 10 8373 X:\Planning\Location Map\Location Map Template\LOCATION MAP TEMPLATE SP.aprx 0 210 420 630 840Feet Subject Property [Phone] 952-447-9800 | [Fax] 952-447-4245 | cityofpriorlake.com 4646 Dakota Street SE Prior Lake, MN 55372 Memorandum To: John Mesenbrink Nick Adam, Rehder & Associates From: Nick Monserud, Assistant City Engineer Pete Young, Water Resources Engineer Kris Keller, Consulting Engineer Date: August 16, 2022 Re: Meadow Green – Site Plan Review We have reviewed the Civil Plans submitted for the Meadow Green site on July 13, 2022 as prepared by Rehder & Associates. The following documents were received: • Submitted Plans - CIVIL SET_7-12-22.pdf We have the following comments with regards to stormwater management and engineering: General 1. Submit for and provide copies to the City of all required permits from regulatory agencies (MCES, Minnesota Pollution Control Agency, Minnesota Department of Health, NPDES, etc.) 2. An NPDES permit is required as the site exceeds 1 acre of disturbance Site Plan/Plat 1. The entrance at Adelmann Street will need to line up with Industrial Road on the opposite side. 2. No gravel surfacing is allowed on the site except for storage bins. a. Provide a detail for the Landscape Bulk Storage Bins i. A better understanding in how the storage bins function and utilize the designated spaces may provide an exception 3. Provide curb and gutter throughout the site. a. Provide all curb types, transitions, and terminations b. Provide locations of ‘tipout’ curb c. Provide curb and gutter between the eastern end of the valley gutter and the southeastern curb cut 4. Show sight lines exiting the site meet 30 MPH requirements (vertical and horizontal) Grading Plan 1. Call out all EOFs, high points, low points, etc. on grading plan. 2. Provide rip rap or erosion control for the large drainage area outleting at the southern curb stop 3. The drainage swales shall have a minimum grade of 2 percent. 4. Provide agreement with adjacent property owner to the south for construction or grading work on adjacent property Utility Plans 1. Maintenance agreements between the property owner and the City will need to be finalized that define the ownership and responsibilities of the storm sewer. 2. The domestic water and fire services should each be extended separately from the water stub a. Water services can be 1” CTS HDPE SDR 9 3. Call out the proposed sanitary sewer line material grade 4. Storm sewer facilities shall be designed for a 10-year 24-hour rainfall event. Submit rational calculations. 5. Drainage calculations shall be submitted for the catch basin interception. 6. Analyze the discharge velocity from the storm sewer into the pond and ensure it is non-erosive. 7. Extend the FES to the NWL of the NURP Pond. a. Shift the FES to minimize impact with the existing FES and rip rap Stormwater Management 1. Rate control requirements for the development were already addressed through regional ponding. The total impervious surface coverage for the lot is 62.5% which is less than the 75% allowable. 2. In accordance with the City's small Municipal Separate Storm Sewer Systems General Permit, infiltration is prohibited at this site. Reference MS4 permit, Section 20.9.a. 3. In accordance with the City's MS4 permit, Section 20.8, the existing regional wet sediment basin that was designed to treat runoff from the industrial park satisfies the MS4 permit requirement in Section 20.5 to treat the water quality volume from the site. 4. Invert elevation of the storm sewer pipe into the NURP pond shall match the pond's outlet elevation. SWPPP 1. Modify Erosion Control Note 2 to state that the perimeter/downstream sediment control BMPs should be installed by the contractor and inspected by the City prior to any site work. 2. Prepare a SWPPP that meets the requirements of the NPDES Construction Stormwater Permit. 3. Show the rock construction entrance on the plans. Wetlands/Environmental 1. Wetlands previously present on this site were approved for impact as part of the Deerfield Industrial Park project (NOD June 7, 2004). No remaining, regulated wetlands are present onsite. 2. The NURP pond located southwest of the project area was utilized for wetland impact replacement as part of the 2004 project. Disturbed areas along the buffer of the NURP pond should be seeded with a native seed mix (recommended MnDOT Mix 35-241).