Loading...
PL 07/19/2006 - 30893� CITY OF FRIDLEY PLANNING COMMISSION JULY 19, 2006 CALL TO ORDER: Commissioner Kondrick called the regular meeting of the Planning commission to order at 7:30 p.m. ROL-L CALL: MEMBERS PRESENT: Barbara Johns, David Kondrick, Leroy Oquist, Dean Saba, Larry Kuechle MEMBERS ABSENT: Diane Savage, Brad Dunham OTHERS PRESENT: Stacy Stromberg, City Planner Brent Anderson, BDA Development Company Mark Heisterkamp, BDA Development Company APPROVE PLANNING COMMISSION MEETNIG MINUTES: - June 7, 2006 MOTION by Commissioner Johns, seconded by Commissioner Oquist to approve the minutes as submitted. UPON A VOICE VOTE, ALL VOTING AYE, COMMISSIONER KONDRICK DECLARED THE %°�'` MOTION CARRIED UNAMINOUSLY. PUBLIC HEARING: 1. Consideration of a Special Use Permit, SP #06-04, bv Brent Anderson, for BDA Development Co.. to allow limited outdoor storacae in an M-1, Liaht Industrial zonina district, aenerallv located at 7600 State Hicthwav 65 NE. MOTION by Commissioner Kuechle, seconded by Commissioner Saba, to open the public hearing. UPON A UNANIMOUS VOICE VOTE, ALL VOTING AYE, COMMISSIONER KONDRICK DECLARED THE MOTION CARRIED AND THE PUBLIC HEARING OPENED AT 7:32 P.M. Ms. Stromberg, City Planner, presented a request from the petitioner, Brent Anderson of BDA Development Company, who is seeking a special use permit to allow limited outdoor storage at the business, which is located at 7600 Highway 65. The petitioner is requesting to store construction supplies and equipment in a 10 ft. by 520 ft. lean-to structure that he is proposing to construct along the southem property line. Ms. Stromberg stated that the original building was constructed in 1956 as a lumber shop/office and storage shed. The original building has been added to several times since its original construction and there have also been several cold storage buildings constructed in the rear yard of the property. Currently, what exists on the site is a principal building of approximately 34,000 square feet and two cold storage sheds, one of which is 6,350 square feet and the other �� is 2,772 square feefi. Ms. Stromberg reviewed City Code which allows up to 50% of the principal buildings footprint of limited outdoor storage in the industrial districts with a special use permit. The petitioner's principal building is approximately 34,000 square feet, which would allow 17,000 square feet. ,�-� The petitioner is proposing to construct a 10 ft. by 520 ft. (5,200 square feet) lean-to structure to store his construction related supplies and equipment on the south side of the property. The petitioner also plans to have outdoor storage confined to an area in the northwest comer of this property; however, an exact dimension of that area hasn't been identified. Staff will stipulate that that area be identified and measured to know exactly where the property falls within meeting the 50% outdoor storage requirements. After the lean-to structure is constructed, the petitioner will have 11,800 square feet of potential space for outdoor storage, minus the area in the northwest comer. Ms. Stromberg stated that the finro existing cold storage buildings will not be used to figure the percentage requirement for outdoor storage because they were constructed in the 1950's, and the 1955 zoning code didn't require a special use permit for outdoor storage. Ms. Stromberg stated that properties in the industrial district have the option to have limited outdoor storage as long as nine specific code requirements are met. Those specific requirements relate to height, screening, parking, and the types of materials allowed to be stored outside to ensure compliance with the City Fire Marshall. Ms. Stromberg stated that the storage of materials stored outside or located within the lean-to are limited to 12 ft. high. The proposed lean-to will provide screening for properties to the south and a concrete wall exists on the north side, which also provides screening. However, slats will need to be installed on the north fence above the concrete wall to provide additional screening. The property is already screened from the west and the new fence and gate on the east will provide screening from the public right-of-way. The subject property is required by code to have � 44 parking stalls. The petitioner is providing 64 parking stalls, which exceeds the code requirement. The petitioner is requesting this special use permit to store construction supplies and equipment related to his business. However, all items stored outside or in the lean-to will need to be approved by the City Fire Marshall. Ms. Stromberg stated that the proposed lean-to structure will need to be located 5 feet from the property line. The 5 feet between the property line and the lean-to will need to be sprinkled and properly landscaped and maintained. Ms. Stromberg stated that the subject property complies with lot coverage requirements, when figuring the size of the principal building, existing outdoor cold storage sheds, and new lean-to structure. Forty percent lot coverage for the site is 52,694 square feet and the petitioner is at approximately 47,919 square feet, with the structures listed above. Ms. Stromberg stated that City Staff has not received any comments from neighboring property owners. City Staff recommends approval as limited outdoor storage is permitted under a special use permit in the M-1, Light Industrial zoning district. Staff recommends that if the special use permit is granted, the following stipulations be attached. 1. Petitioner to obtain all necessary building permits prior to construction to proposed lean-to structure. 2. Proposed lean-to shall be 5 ft. from the side yard property line and the 5 ft. area shall be landscaped, irrigated and properly maintained. 3. Lean-to structure to be completed and all outdoor storage items to be placed inside the � structure by December 31, 2006 to avoid further legal action. ' 4. Lean-to structure shall be maintained as an accessory structure and shall not become part of the principal building. 5. Petitioner to provide City Staff with dimensions of the outdoor storage area in the northwest comer of the property, labeled as "E" on the site plan. � 6. A landscape plan shall be submitted and approved by City Staff prior to issuance of a building permit for the lean-to structure. Engleman ivy to be installed 24° on center on the concrete wall of proposed lean-to. 7. A grading and drainage plan to be submitted and approved by City engineering staff prior to issuance of a building permit for the lean-to structure. 8. Petitioner to provide storm water maintenance agreement for use of storm pond west of the subject property. 9. Gutters shall be required on the new lean-to structure to prevent run-off to neighboring properties. 10. Petitioner shall install curb and gutter around site perimeter and hard surface any remaining gravel areas with asphalt or concrete. 11. Gate width and style to be installed to access the rear yard on the south side of the property to meet Fire code requirements. Gate shall also be screened with slats installed in order to comply with code requirements by December 31, 2006. Gate shall remain closed, except when being used for access to the yard, to ensure proper screening. 12. Outdoor combustible storage shall meet Fire code requirements. 13. Water available for fire protection and distances shall comply with Fire code requirement. 14. Access to and through rear yard storage area shall meet Fire code requirements. A minimum of 18 ft. of clearance shall be provided for one-way traffic or 25 ft. clearance for two-way traffic. 15. No off-loading of materials shall take place in front of the principal building or southem entrance area. 16. No new structure shall be constructed in the "undefined" area on the west side of the property. r,..� 17. Existing semi-trailers on the site used for storage shall be removed prior to December 31, 2006. Semi-trucks and trailers shall not be permitted for storage purchases on the property. 18. No outdoor storage shall be permitted other than the storage of items used by the businesses located on site. 19. All storage shall be contained within the buildings, this structure as defined in this proposal, or the area identified as "E" in the attached site plan. 20. Fence along the south side of property to be repaired or replaced prior to construction of the lean-to structure. �� Commissioner Kondrick questioned stipulation #11, the gate width should be east not south, and also stipulation #15 should be eastem not southem. Ms. Stromberg answered that is correct. Commissioner Johns commented that stipulations numbers 12, 13 and 14 seemed like standard code requirements for properties and asked why they were listed as stipulations. Ms. Stromberg replied that the Fire Marshall asked for those items to be listed as stipulations. Commissioner Kondrick questioned if there was a concem with the combustibles that will be stored on site and if that is why the Fire Marshall is involved. Ms. Stromberg answered that she was unsure if the Fire Marshal was concemed about combustibles on the property, but he does want to know what items are being stored outside and where the combustibles are located. Commissioner Kondrick questioned if the petitioner had any problems with the stipulations. Mr. Heisterkamp, BDA Development Company, stated that they would like to propose two �^� phases of construction. Starting construction now and completing construction by 12/31/06 would be nearly impossible. �, Commissioner Kondrick asked how much time would be needed to complete the construction. Mr. Heisterkamp stated that all construction could be realistically completed by October of 2007. All of the construction with the exception of the lean-to structure could be completed this year. If the lean-to structure project could be extended to October of 2007, they would create two phases of construction. Phase one would bring the existing property into compliance and phase finro would be the construction of the lean-to structure. Commissioner Kondrick questioned if the petitioner agreed with the stipulations other than the time frame for completion. Mr. Anderson, BDA Development Company, answered that generally speaking they agree with the stipulations but had a different idea in mind on how to construct the lean-to structure. As far as the time frame goes, currently they are busy until Thanksgiving. October of 2007 is a realistic time frame to complete this work. Part of the issue is the funds needed to complete the project and the cost will need to be spread out to make the cash flow work. Another stipulation that is of concem is to sprinkle the lean-to structure. They were not expecting to sprinkle the lean-to structure and would like to talk with the Fire Marshall about the requirements regarding this issue. Commissioner Kondrick questioned what type of materials would be stored in this structure. Mr. Anderson replied that they operate a commercial business. They store adhesives, both water and solvent based, concrete and coatings in 5 gallon pails or large drums. A discussion with the Fire Marshall in the past resulted in a drawing that was made up as to where the flammable products are stored so if a fire were to happen, they would know where the flammable products are located. Commissioner Kuechle stated that Ms. Stromberg may need to clarify the definition of sprinkle. Ms. Stromberg stated that the sprinkling stipulation is regarding the grassy area behind the lean-to structure and that an irrigation system would need to be installed, not indoor sprinklers for the lean-to structure. Mr. Anderson stated that they would not have a problem installing an imgation system. Commissioner Kondrick questioned the issue of loading and unloading of trucks. Mr. Anderson answered that the semi tractors can back into the site but it requires a lot of backing up. Usually they unload the trailers out in front of the store and the truck would be there for about an hour. They do not have a loading dock. In June a lot of materials amve, the trucks can back up into the site but it is difficult. It is easiest to unload the trailers from the front of the store as they have three forklifts to bring the supplies to the back of the building. �, Commissioner Kondrick questioned how long trucks sit in front of the yard and if neighbors see the unloading process. If possible, the best solution would be to unload the trucks in the back of the building. Mr. Anderson replied that the truck drivers want to move efficiently and it takes approximately one hour to unload the trucks. Commissioner Johns questioned how long is takes the trucks to unload. Mr. Anderson answered that the warehouse is located on the end of the building and the storage sheds are in the back. It usually takes 20 to 30 minutes to unload the trailer and occasionally a truck may show up late and camp ovemight to unload the next morning. Commissioner Kuechle asked if the supplies are brought right back after the trailer is unloaded. Mr. Anderson answered that the truck drivers usually want to hurry up and go. Sometimes they unload and stack the product, and then haul the product back to the sheds. Commissioner Kondrick questioned if there was any way to unload the semi trailers in the back of the property. � Mr. Anderson stated that it could be done but the truck driver would need to back up all the way. (About 400 feet) Commissioner Johns questioned if there was a rear gate. Mr. Anderson replied no. �,..� Commissioner Kuechle asked if they unload from the service road. Mr. Anderson replied that they unload from the service road and front parking lot. Commissioner Kondrick stated that they cannot consider the service road as an unloading dock. Mr. Anderson stated that back in the Lampert days, they used to unload where the current VFW parking lot is located. When VFW bought the property, they wanted additional parking which limited the ability to unload trucks in the back. They have thought about cutting a slot in the wall but the VFW did not want heavy trucks driving on their pavement. Commissioner Johns questioned if neighbors have complained about the way trucks are currently unloaded. Ms. Stromberg replied that she is unaware of any complaints. Staff has driven by the property and has witnessed off loading and insulation sitting on the property for long periods of time. Mr. Anderson stated that they used to store material behind the fence but have installed slotting and brought the height of the product stored down so it is not visible from the highway. They are trying to minimize outside storage and usually if product is in front of the store, it is not there very long. Commissioner Kuechle questioned how many trucks are at the location at one time. � Mr. Anderson replied that usually only one truck arrives at a time and on rare occasion there could be 2 to 4 trucks. �� Commissioner Johns questioned how many trucks arrive in one week. Mr. Anderson answered that usually they receive one truck a day in the busy season (June- September) and in the slower months, like winter, there may be one truck per week. Commissioner Kondrick asked what can be done to minimize or eliminate the off loading of supplies on the service road. How can this be stopped. Mr. Anderson answered that the service road is wide enough to unload and still allow enough room for cars to pass. It is also not an active road. Commissioner Johns stated that it doesn't matter if the road is wide enough, we still cannot allow the trucks to be unloaded on the service road. Mr. Anderson said that the truck could back into the gate with the front end of the truck in the parking lot. Some trucks are flat beds and they need to be unloaded from the side of the truck with a forklift. If the truck is backed into the site, it is hard to come in from the sides to unload the product. Commissioner Kondrick stated that an unloading procedure needs to be created so the trucks are not unloaded on the street. Mr. Anderson said that they will work something out and will just have to train their staff to adhere to this new unloading policy. � Commissioner Kuechle asked where the trucks currently unload. Mr. Anderson replied that they unload in the front by the gate or on the service road. The land has a slope and the floors are not even. If the truck backed into the gate, a ramp would be in the area not making it safe to unload the truck. Commissioner Johns questioned if there was a way to reconfigure the parking stalls to gain space to offload the trucks. Mr. Anderson stated that they would back the truck into the gate and parking area and figure out a way to safely unload the trucks. Commissioner Kuechle asked if there was a way to unload the truck in front of the building. Mr. Anderson stated that the parking lot is usually full. There are 140 employees who come and go from the parking lot and the front of the store is a busy area. They will do their best to make backing the truck into the gate work. Commissioner Johns questioned the lean-to structure length and if it would be a problem to see behind the structure to maintain the area behind the structure. Possibly some breaks in the lean-to structure would be a good idea. Mr. Anderson stated that his proposed design has not been articulated yet. They are thinking of creating 8" thick concrete walls that are 8' tall. The lean-to would be 5' in from the property �\ line, have a green roof and follow the elevation of the property. They would plant ivy's and irrigate the property. The water from the lean-to structure can run off into the green space. It won't be one long continuous unit, it would follow the elevation and look and function well. Storage space is needed and they will utilize as much as possible. �, Commissioner Kondrick stated that City Staff could work with the building design as this project moves along. The idea sounds great. Mr. Anderson said that this is one reason it would take longer to canstruct the lean-to structure. Commissioner Johns suggested that Mr. Anderson have all the details worked out before they present to City Council. She is okay with changing the date but a design should be worked out before the next meeting. Mr. Heisterkamp suggested that the lean-to project be extended to October 2007 and the other items could be completed before 12/31/06. Commissioner Oquist asked if they wanted a phase 1 and phase 2 clause in the stipulations. Commissioner Johns suggested changing the date to stipulation # 3 to October 2007. Commissioner Kondrick asked if Staff would have a problem extending the date on stipulation #3. Ms. Stromberg stated that it is entirely up to the Planning Commission to change the date if they thought it was necessary. Commissioner Johns stated that if the company is busy from June to September, October seems to be a logical time frame for completion. `^ Ms. Stromberg stated that City Staff would suggest that outdoor storage currently on site be removed or put in existing storage sheds or another building until the lean-to structure can be constructed. Mr. Anderson stated that there are approximately 140 employees and once winter hits, all equipment comes back to this facility. In the past they used to store equipment in trailers but the trailers must be removed. They would like to keep the items on site this winter, a lot of organization will be done to utilize the space as best as possible. Once the lean-to structure is complete, they would comply with all requirements. Commissioner Johns asked if after the season is finished, the equipment would fit into the three pole bams. Mr. Anderson answered that they would need another building with a roof to store the materials on site. Commissioner Johns questioned if items were stored outside that the City did not wanf stored outside. Mr. Anderson answered that small items are stored outside. Yes, they take up a lot of space, but have no altemative at the moment. Commissioner Kuechle questioned if the items stored outside were visible from the street. �' Mr. Anderson answered that it is not visible from the street, only from a birds eye view. MOTION by Commissioner Saba, seconded by Commissioner Oquist, to close the public � hearing. UPON A UNANIMOUS VOICE VOTE, ALL VOTING AYE, COMMISSIONER KONDRICK DECLARED THE MOTION CARRIED AND THE PUBLIC HEARING CLOSED AT 8:32 P.M. Commissioner Kondrick questioned what could be done to make everyone happy. He stated that he did understand what they wanted to do and with good faith, implement City Staff requirements along with their own ideas. Commissioner Johns suggested changing the date on stipulation # 3 to October of 2007. Commissioner Oquist asked if stipulation # 15 should be changed to read "no off-loading of materials shall take place on the service road.° Commissioner Kuechle asked if stipulation # 17 date should remain as stated 12/31/06. Commissioner Oquist said that stipulation # 11 should be changed from south to east, and stipulation # 17 should read purposes, not purchases. MOTION by Commissioner Saba, seconded by Commissioner Oquist, to approve Special Use Permit, SP #06-04, by Brent Anderson, for BDA Development Co., to allow limited outdoor storage in an M-1, Light Industrial zoning district, generally located at 7600 State Highway 65 NE. with the following stipulations as corrected. (Corrections in bold italics) l. Petitioner to obtain all necessary building permits prior to construction to proposed lean-to �..� structure. 2. Proposed lean-to shall be 5 ft. from the side yard property line and the 5 ft. area shall be landscaped, imgated and properly maintained. 3. Lean-to structure to be completed and all outdoor storage items to be placed inside the structure by October 1S; 2007 to avoid further legal action. 4. Lean-to structure shall be maintained as an accessory structure and shall not become part of the principal building. 5. Petitioner to provide City Staff with dimensions of the outdoor storage area in the northwest comer of the property, labeled as "E" on the site plan. 6. A landscape plan shall be submitted and approved by City Staff prior to issuance of a building permit for the lean-to structure. Engleman ivy to be installed 24° on center on the concrete wall of proposed lean-to. 7. A grading and drainage plan to be submitted and approved by City engineering staff prior to issuance of a building permit for the lean-to structure. 8. Petitioner to provide storm water maintenance agreement for use of storm pond west of the subject property. 9. Gutters shall be required on the new lean-to structure to prevent run-off to neighboring properties. 10. Petitioner shall install curb and gutter around site perimeter and hard surFace any remaining gravel areas with asphalt or concrete. 11. Gate width and style to be installed to access the rear yard on the east side of the property to meet Fire code requirements. Gate shall also be screened with slats installed in order to comply with code requirements by December 31, 2006. Gate shall remain closed, except when being used for access to the yard, to ensure proper screening. 12. Outdoor combustible storage shall meet Fire code requirements. �' 13. Water available for fire protection and distances shall comply with Fire code requirement. 14. Access to and through rear yard storage area shall meet Fire code requirements. A minimum of 18 ft. of clearance shall be provided for one-way traffic or 25 ft. clearance for finro-way traffic. 15. No off-loading of materials shall take place in front of the principal building or eastem entrance area or service road. 16. No new structure shall be constructed in the "undefined° area on the west side of the property. 17. Existing semi-trailers on the site used for storage shall be removed prior to December 31, 2006. Semi-trucks and trailers shall not be permitted for storage purposes on the property. 18. No outdoor storage shall be permitted other than the storage of items used by the businesses located on site. 19. All storage shall be contained within the buildings, this structure as defined in this proposal, or the area identified as °E" in the attached site plan. 20. Fence along the south side of property to be repaired or replaced prior to construction of the lean-to structure. UPON A UNANIMOUS VOICE VOTE, ALL VOTING AYE, COMMISSIONER KONDRICK DECLARED THE MOTION CARRIED UNANIMOUSLY. This item will be heard before the City Council on August 14, 2006 at 7:30 p.m. Mr. Anderson made a comment that other businesses loan and unload from the service road so if the City drives by and sees trucks unloading, it may not be his truck, but a neighboring property. Commissioner Kuechle questioned stipulation # 10 to install curb and gutter and if any thought was made to take another look at the requirement regarding pervious surfaces. Possibly there � is a way for the water to run off to grassy areas etc. Ms. Stromberg stated legislation was recently passed to allow some exceptions to curbing and gutter however she doesn't know the specifics of the new code. She will update the commission at their next meeting. City staff will work with the property owner to find the best possible way to work the property. 2. Receive the minutes of the Mav 9 2006, Environmental Qualitv and Enerpv Commission Meetinq. MOTION by Commissioner Johns, seconded by Commissioner Oquist, to receive the minutes as presented. UPON A UNANIMOUS VOICE VOTE, ALL VOTING AYE, COMMISSIONER KONDRICK DECLARED THE MOTION CARRIED 3. Receive the minutes of the Mav 24 2006, Appeals Commission Meetina MOTION by Commissioner Kuechle, seconded by Commissioner Johns, to receive the minutes as presented. UPON A UNANIMOUS VOICE VOTE, ALL VOTING AYE, COMMISSIONER KONDRICK DECLARED THE MOTION CARRIED ,� 4. Other Business Ms. Stromberg provided the following updates: • The second reading of the sign code will go before the City Council on July 24, 2006. , e • Staff has received an application for a foundation permit for the Islamic Central School ,�-, expansion. • The next Planning Commission meeting will be on August 2"a • The August 16�' Planning Commission meeting has been cancelled. ADJOURNMENT MOTION by Commissioner Kuechle, seconded by Commissioner Saba, to adjoum. UPON A UNANIMOUS VOICE VOTE, ALL VOTING AYE, COMMISSIONER KONDRICK DECLARED THE MEETING ADJOURNED AT 8:45 p.m. RespectFully Submitted, -- � ������� � Krista Monsrud Recording Secretary � ,�, � �^, � CITY OF FRIDLEY SIGN-IN SHEET PLANNING COMMISSION MEETING �-l�{-� f� Name Address/Business �'�� 17cv� r ����`�W��� 1,�� ����r � `�