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04/22/1992 PLANNING COMMISSION MEETING AGENDA WEDNESDAY, APRIL 22, 1992 7:30 P.M. Public Copy City of Fridley AGENDA PLANNING COMMISSION MEETING WEDNESDAY, APRIL 22, 1992 7: 30 P.M. ----------=-------------------------------------------------------- LOCATION: Fridley Municipal Center, 6431 University Avenue N.E. CALL TO ORDER: ROLL CALL: APPROVE PLANNING COMMISSION MINUTES: April 8, 1992 PUBLIC HEARING: CONSIDERATION OF A PLAT, P.S. #92-02 , BY BRW INC. FOR WAL-MART: To replat an area (Parcels 1 - 4) into Lot 1, Block 1, and Outlot A, Sam's Addition. The following are the legal descriptions: Parcel 1: The North 425.23 feet of the South 877.87 feet of all that part of the Southwest Quarter of the Northwest Quarter of Section 2, Township 30, Range 24 , Anoka County, Minnesota, lying Westerly of State Trunk Highway 47, excepting the Easterly 600 feet thereof. That Judicial Landmarks have been placed pursuant to Torrens Case #T-1944 at the Northeast corner, the Northwest corner, the Southwest corner, and the Southeast corner of the North 425. 23 feet of the South 877. 87 feet of all that part of the Southwest Quarter of the Northwest Quarter of Section 2, Township 30, Range 24, Anoka County, Minnesota, lying Westerly of State Trunk Highway 47. Certificate of Title No. 63394 . Parcel 2 : The Easterly 600 feet of the North 425. 23 feet of the South 877.87 feet of all that part of the Southwest Quarter of the Northwest Quarter of Section 2, Township 30, Range 24, Anoka County, Minnesota, lying Westerly of State Trunk Highway 47 . That Judicial Landmarks have been placed pursuant to Torrens Case #T-1944 at the Northeast corner, the Northwest corner, the Southwest corner, and the Southeast corner of the North 425. 23 feet of the South 877.87 feet of all that part of the Southwest Quarter of the Northwest Quarter of Section 2 , Township 30, Range 24 , Anoka County, Minnesota, lying Westerly of State Trunk Highway 47 . Certificate of Title No. 60865. Parcel 3 : Lot 2, Block 2 , Caba Realty First Addition, according to the plat on file in the Office of the Registrar of Titles of Anoka County, Minnesota. Planning Commission Meeting Agenda April 22, 1992 Page 2 That Judicial Landmarks have been placed pursuant to Torrens Case #T-1944 at the Northeast corner, the Northwest corner, the Southwest corner, and the Southeast corner of Caba Realty First Addition. Certificate of Title No. 60868. Parcel 4 : Lot 1, Block 1, Vantage Companies Addition. This property is generally located at 8200 University Avenue N.E. PUBLIC HEARING: CONSIDERATION OF A REZONING, ZOA #92-02 , BY EDWARD STANKE: To rezone the West 115 feet of Lot 11, Auditor's Subdivision No. 89 from M-1, Light Industrial to C-2 , General Business, generally located at 7091 Highway 65 N.E. CONSIDERATION OF A VACATION, SAV #92-01, BY RONALD MERKEL OF PRODUCTION TUBE MACHINERY CO. : To vacate the east/west alley located in Block 7, Onaway Addition, between Elm and Beech Streets, generally located at 7738 Elm Street N.E. (Tabled 4/8/92) PUBLIC HEARING TO CONSIDER AMENDING CHAPTER 205, ENTITLED "ZONING" INFORMATION ITEM REGARDING BOB'S PRODUCE REDEVELOPMENT RECEIVE THE MINUTES OF THE ENVIRONMENTAL QUALITY AND ENERGY COMMISSION MEETING OF MARCH 17, 1992 RECEIVE THE MINUTES OF THE APPEALS COMMISSION MEETING OF APRIL 7 , 1992 OTHER BUSINESS: ADJOURN: CITY OF FRIDLEY PLANNING COMMISSION MEETING, APRIL 8, 1992 CALL TO ORDER: Chairperson Betzold called the April 8, 1992, Planning Commission meeting to order at 7: 30 p.m. ROLL CALL: Members Present: Don Betzold, Dave Kondrick, Sue Sherek, Dean Saba, Diane Savage, Brad Sielaff, Connie Modig (arr. 8:25 p.m. ) Members Absent: None Others Present: Barbara Dacy, Community Development Director Michele McPherson, Planning Assistant Scott Davis, Planning Intern Steven Lipa, 8249 Thomas Avenue North Pat O'Hern, 6243 Kerry Lane Dave Lindquist, 7941 Riverview Terrace Jack DeCrans, ANR Freight System Duane Prairie, Park Construction APPROVAL OF MARCH 25, 1992 , PLANNING COMMISSION MINUTES: MOTION by Mr. Kondrick, seconded by Mr. Sielaff, to approve the March 25, 1992, Planning Commission minutes as written. UPON A VOICE VOTE, ALL VOTING AYE, CHAIRPERSON BETZOLD DECLARED THE MOTION CARRIED UNANIMOUSLY. 1. PUBLIC HEARING: CONSIDERATION OF A SPECIAL USE PERMIT, SP #92-02, BY STEVEN LIPA: Per Section 205. 24 . 04 .B. (2) of the Fridley City Code, to allow construction of a dwelling in the CRP-2 (Flood Fringe) district, on Lots 22 and 23 , Block W, Riverview Heights, generally located at 7995 Riverview Terrace N.E. MOTION by Mr. Kondrick, seconded by Mr. Saba, to waive the reading of the public hearing notice and open the public hearing. UPON A VOICE VOTE, ALL VOTING AYE, CHAIRPERSON BETZOLD DECLARED THE MOTION CARRIED AND THE PUBLIC HEARING OPEN AT 7:33 P.M. Ms. McPherson stated the property is located at the intersection of Dover Street and Riverview Terrace in the Riverview Heights district. The property is zoned R-1, Single Family Dwelling. The property has been a parcel of record since the lots were platted around 1900. The property meets the minimum lot width PLANNING COMMISSION MEETING, APRIL 8, 1992 PAGE 2 and lot area requirements; since the property has been a parcel of record prior to 1955, the minimum lot area needs to be only 7, 500 sq. ft. The lot area is only slightly short of the minimum 9, 000 sq. ft. at 8,670 sq. ft. Ms. McPherson stated the petitioner is proposing to construct a split level dwelling unit and a special use permit is required prior to construction because the property is located in the flood fringe district. The petitioner is proposing to locate the house so that it meets all the setback requirements. The petitioner is intending to move the house 2, 1/2 feet Riverview Terrace to take advantage of the river; however, it will still meet the minimum setbacks requirements. There are no habitable spaces proposed to be below the regulatory flood elevation. The laundry room which is an accessory use will be below the regulatory flood elevation, but it is permitted to be below the regulatory flood elevation. There is also a crawl space under a portion of the house, but that would not be a habitable space and it will be required to be flood-proofed according the current regulations. Ms. McPherson stated the Engineering Department requested a 10 foot street easement along Riverview Terrace, which has been signed and returned by the petitioner. Ms. McPherson stated that as in previous special use permit cases in the flood fringe district, staff suggests that if the special use permit is approved, a hold harmless agreement releasing the City from any liability shall be recorded against the property. Ms. McPherson stated that since the special use permit request meets all the code requirements, staff recommends approval of the request with three stipulations: 1. A hold harmless agreement releasing the City from any liability shall be recorded against the property. 2 . The petitioner shall submit an elevation certificate completed by a registered surveyor once construction is completed to verify the first floor elevation. 3 . All areas below the regulatory flood elevation shall be flood-proofed in accordance with the current codes. Mr. Betzold asked what happens if the construction is completed, and the surveyor says the house is not in compliance. Ms. McPherson stated the City has received a preliminary drainage and grading plan from the surveyor, and staff has determined that if the dwelling is constructed as proposed, it will not be below the proposed flood elevation. PLANNING COMMISSION MEETING, APRIL 8, 1992 PAGE 3 Mr. Kondrick asked if staff has received any calls from neighbors objecting to this construction. Ms. McPherson stated they have not. Mr. Steven Lipa stated he has nothing to add to the staff's report, and he is in agreement with the recommended stipulations. MOTION by Ms. Savage, seconded by Mr. Saba, to close the public hearing. UPON A VOICE VOTE, ALL VOTING AYE, CHAIRPERSON BETZOLD DECLARED THE MOTION CARRIED AND THE PUBLIC HEARING CLOSED AT 7:40 P.M. MOTION by Mr. Kondrick, seconded by Mr. Saba, to recommend to City Council approval of Special Use Permit, SP #92-02 , by Steven Lipa, per Section 205.24 .04 .B. (2) of the Fridley City Code, to allow construction of a dwelling in the CRP-2 (Flood Fringe) district on Lots 22 and 23, Block W, Riverview Heights, generally located at 7995 Riverview Heights N.E. UPON A VOICE VOTE, ALL VOTING AYE, CHAIRPERSON BETZOLD DECLARED THE MOTION CARRIED UNANIMOUSLY. Ms. McPherson stated this item will go to City Council on April 20, 1992 . 2 . PUBLIC HEARING FOR CONSIDERATION TO AMEND CHAPTER 205 OF THE FRIDLEY CITY CODE ENTITLED "ZONING": MOTION by Ms. Savage, seconded by Ms. Sherek, to open the public hearing. UPON A VOICE VOTE, ALL VOTING AYE, CHAIRPERSON BETZOLD DECLARED THE MOTION CARRIED AND THE PUBLIC HEARING OPEN AT 7:42 P.M. Ms. McPherson stated that staff has been working on a new zoning district entitled "M-3 , Heavy Industrial, Outdoor Intensive Zoning District" . The work staff has done has been at the request of the City Council as the City Council is concerned about maximizing the amount of property value that would be obtained from the development of the remaining industrial properties in the City. There is also a concern about the value of the properties which have "outdoor intensive uses" , i.e. , trucking terminals, construction yards (such as Park Construction) , who use a large proportion of the property for outdoor storage of materials and equipment. Ms. McPherson stated the Commission has received information regarding the analysis completed by staff including a comparison of the values of outdoor intensive uses versus typical developments. Staff was not able to draw a direct correlation PLANNING COMMISSION MEETING, APRIL 8, 1992 PAGE 4 between the percentage of the outdoor use versus the actual property value; however, in general, outdoor uses do have a lower per square foot value versus a typical industrial development which may have up to 40% of the property covered by a building. Ms. McPherson stated staff also researched other communities' ordinance requirements as to where they locate uses such as trucking terminals or how they regulate their outdoor storage. They found that, in general, most other communities locate trucking terminals in one particular area of the city. They also require special use permits for outdoor storage. There are also a number of communities which prohibit junkyards which was also one of the components in the discussion by the City Council. Ms. McPherson stated that after reviewing the information collected, staff developed several alternatives for the City Council to consider. Ms. McPherson stated the first option would be to create the proposed M-3 zoning district in text only. The intent of the M-3 district would be to include trucking terminals, contractors' yards, and to remove those uses from the M-1 and M-2 districts where they currently exist. The first option would not include a zoning option by which they would only create the text and they would not rezone properties to the new district. Ms. McPherson stated the second option was also to create the new M-3 zoning district regulations. In addition, they would also rezone certain properties in the City to M-3 . The area proposed to be rezoned has a number of vacant parcels. Park Construction, ANR Trucking, and Joseph Land Trucking located in this area are also proposed to be included in the M-3 district as permitted uses. This option allows the uses to remain conforming in the new zoning district. Ms. McPherson stated the third option is to maintain the current ordinance and use the special use permit requirement to control the location of new uses. In that instance, the existing uses would remain conforming and the burden of proof would be on the City to determine denial of a special use permit. Ms. McPherson stated the City Council concurred with staff 's recommendation to go with option 2 , to create the M-3 zoning district regulations in text and to also rezone that portion of the City proposed for rezoning. This option allows the most flexibility for the property owners while still maintaining the intent the Council has regarding controlling outdoor intensive uses. Any new uses which may wish to locate in other parts of the City, other than the M-3 district, would need to request a rezoning. In addition, the M-3 district, while permitting trucking terminals and outdoor intensive uses, would also include those uses which are currently permitted in the M-1 and M-2 PLANNING COMMISSION MEETING, APRIL 8, 1992 PAGE 5 districts. This would increase the property use and the flexibility for the property owner to reuse the properties in other manners. Ms. McPherson stated that within the M-3 district regulations, staff continued the lot area and lot width sizes as outlined in the district. They have also taken out some of the uses allowed in the M-2 district under a special use permit and moved them into the M-3 district, since staff feels those uses would entail a great deal of outdoor storage. These types of uses include cement, lime, gypsum, or plaster of paris manufacturing, waste disposal or processing facilities, distillation of bones, coal, tar, petroleum, refuse, grain, or wood. Staff has increased the amount of screening required for outdoor intensive storage yards. Screening would include the following: a continuous berm of three feet in height, an eight foot chain link fence with slats, and a combination of deciduous and evergreen trees which provide 50% opacity year around. Ms. McPherson stated that in looking at the M-1 and M-2 district regulations, they also looked at the special use permit requirements for outdoor storage, and there are some inconsistences in the current ordinance. Staff is attempting to clarify when a special use permit is required for outdoor storage. Staff has included language to include motor vehicles and equipment to those materials which would require a special use permit for outdoor storage to eliminate any future cases similar to the Fridley Bus Company. Ms. McPherson stated staff has looked at how they can further clarify the exterior storage special use permit requirements to allow perhaps more administrative approval of outdoor storage and to have less special use permits coming before the Planning Commission and City Council. Staff has outlined the various options that could be pursued regarding exterior storage, and staff is asking the Commission to provide staff with some direction that the ordinance language should include. Ms. McPherson stated Option A under the Exterior Storage Options would require a special use permit for exterior storage of materials, equipment, or motor vehicles. Option B sets up some conditions under which exterior storage could occur without a special use permit. Those conditions are: 1. Motor vehicles necessary to the operation, stored in the rear yard without screening, provided: a. they are not visible from the public right-of-way, or b. not visible from a residential district. PLANNING COMMISSION MEETING, APRIL 8, 1992 PAGE 6 2 . Screened from the public right-of-way or adjacent property of a different district by a fence or other approved screen which extends two feet above the tallest item to be stored with the height not to exceed eight feet. If the above conditions cannot be met, a special use permit shall be required. Ms. McPherson stated staff recommends that the Planning Commission provide staff with the appropriate direction to clarify the exterior storage requirements of the existing M-1 and M-2 district regulations and to recommend approval of the M-3, Heavy Industrial, Outdoor Intensive Zoning District regulations. Mr. Betzold asked if this proposed ordinance was sent out to the affected property owners in these areas. Ms. McPherson stated staff has notified the property owners within the area to be rezoned. Staff had a meeting with these property owners in order to explain the ordinance and receive input. Staff has talked specifically to Park Construction and ANR Trucking about this proposal. Mr. Kondrick asked if the property owners affected by the proposed ordinance change feel their property values are lessened because of the zoning reduction. Ms. McPherson stated the properties should not be valued less, because the existing use can continue. If a property is vacant, it would be allowed not only the M-3 uses, but also M-1 and M-2 uses. Mr. Saba asked that, with the rezoning, aren't they allowing storage of almost anything in these areas without a special use permit? Is there the possibility of allowing uses that would leak hazardous materials or have odors? Ms. McPherson stated that under the M-3 , while they are allowing the M-1 and M-2 permitted uses, there are still uses that will require special use permits, and staff believes that would include those uses which could potentially be hazardous to the environment. In addition, there is still the section under "Uses Excluded": "B. Uses which may be dangerous or otherwise detrimental to persons residing or working in the vicinity or to the general welfare and which may impair the use, enjoyment, or value of any property. " Mr. Betzold stated that maybe under "Uses Excluded" , they should include a catchall sentence such as: "Any other uses prohibited by another section of the ordinance. " • PLANNING COMMISSION MEETING, APRIL 8, 1992 PAGE 7 Mr. Saba stated that they are proposing to set up an M-3 district and there is a list of uses permitted with a special use permit. How can they ever justify denying a special use permit in this area that was set up these particular types of uses? The burden of the proof is on the City to deny a special use permit. Ms. McPherson stated the uses listed under the special use permit may be uses the City wants a closer hand at controlling or have more conditions on a particular type of use, even though it is in a district where outdoor intensive uses are permitted. When staff looked at uses permitted with a special use permit, they tried to look at the potential impact those uses may have on the community at large and if it was something the City Council would like to have more control over. Ms. Dacy stated that if the Commission feels that the uses permitted with a special use permit are not appropriate, the Commission can recommend eliminating them, except for "rock crushing" which must be kept because of Park Construction. Mr. Betzold asked for comments from the audience. Mr. Jack DeCrans, Terminal Manager for ANR Freight System, Inc. , read a letter dated April 8, 1992, from David Klimut, Assistant Counsel. The letter stated that ANR Freight System has no objection in principle, to the creation of the M-3 , Heavy Industrial, Outdoor Intensive Zoning District. Mr. Klimut was concerned: "at several of the suggested exterior storage options that could become applicable to the M-1 through M-3 districts. Specifically, ANR Freight System, Inc. , would object to the requirement proposed in Option A that any and all exterior storage would be subject to the issuance of a special use permit, and to the requirement in Option B, sub-part 2 , that screening extend two feet beyond the tallest item to be stored. "My objection to Option A is based on the uncertainty, and on the additional costs associated with that uncertainty, which would accompany any application for a special use permit. My objection to Option B, sub-part 2 is based on the fact that cargo trailers are nearly 14 feet tall. In order for a trucking company to comply with that section, it would be forced either to build a 6 foot berm, then put an 8 foot fence on top of the berm, or to face the uncertainty of applying for a special use permit. "I believe that the current screening requirement is adequate to protect the aesthetic interests of the community at large, without forcing the trucking segment of the business community into the expense of providing a privacy fence that unnecessarily extends substantially above the items to be stored. " PLANNING COMMISSION MEETING, APRIL 8, 1992 PAGE 8 MOTION by Mr. Kondrick, seconded by Mr. Saba, to receive the letter dated April 8, 1992 , from David Klimut, ANR Freight System, Inc. , to the Planning Commission. UPON A VOICE VOTE, ALL VOTING AYE, CHAIRPERSON BETZOLD DECLARED • THE MOTION CARRIED UNANIMOUSLY. Ms. Savage asked the current screening requirements. Ms. McPherson stated the ordinance requires that a special use permit be obtained prior to exterior storage being conducted on a particular property. There are performance standards in the two industrial zoning districts entitled "Screening" which state: "All raw materials, supplies, finished or semi-finished products and equipment, not including motor vehicles, shall be stored within an enclosed building or be screened on all sides from view from a public right-of-way or an adjoining property of a different district by a fence or other approved screen which extends two feet above the highest item to be stored with a height not to exceed eight feet, except where materials and equipment are being used for construction on the premises. " Ms. McPherson stated that what staff is proposing under Option B is that if the materials to be stored outside could be screened so that the fence or screening did extend two feet over the tallest item to be stored, a special use permit would not be required. However, if it could not meet that standard, then the City would require a special use permit for exterior storage. Ms. Sherek stated that if a company is in the middle of industrial zoning and the only traffic is other truck traffic, no one should care if the outdoor storage shows. That seemed to be the intent of creating an industrial zone. Ms. Dacy stated that is one of the two options staff wanted to pursue with the Commission. Mr. Klimut pointed out in detail in his letter the exterior storage showing two feet above the fence that staff has not addressed. On the exterior storage issue, staff was trying to get to the point of when does the City want a special use permit. The reason that issue came up was because of the buses stored at Fridley Bus Company. Staff understands that in ANR's case, some of the semi-tractor trailers are 14 feet tall. However, there are situations in Fridley where industrial districts are located across from residential districts where the City might want that extra control. (Ms. Modig arrived at 8: 25 p.m. ) Mr. Duane Prairie, Park Construction Company, stated they are the neighbor to the south of ANR Freight System. He stated they have no problem with trucks being higher than the fence. Ms. Sherek's point was well taken that the only people that travel this street PLANNING COMMISSION MEETING, APRIL 8, 1992 PAGE 9 are the people who have businesses there, so he did not see outdoor storage as a problem. His company does not see any particular problem with the proposed ordinance. Mr. Sielaff stated he would agree with Ms. Sherek, that there shouldn't be a need for screening inside the rezoned area, but there would be a need for screening around the outer edges of the rezoned area. Mr. Bruce Lundberg, 230 Rice Creek Terrace, asked what happens to the Fridley Bus Company if the M-3 zone is created and the outdoor storage use is no longer permitted in M-1 and M-2 zoning. Ms. Dacy stated they are only talking about truck terminals, so the bus issue is not really one of use. In the case of the Fridley Bus Company, there would be more of a basis to require a special use permit for the outdoor storage. Mr. Lundberg stated a bus terminal is not trucking terminal, but it is also not an auto service station. Ms. Dacy stated they were only dealing with truck terminals, but that is an issue the Commission could discuss. MOTION by Mr. Kondrick, seconded by Ms. Sherek, to close the public hearing. UPON A VOICE VOTE, ALL VOTING AYE, CHAIRPERSON BETZOLD DECLARED THE MOTION CARRIED AND THE PUBLIC HEARING CLOSED AT 8:35 P.M. Mr. Kondrick stated he did not have any problem with what staff is proposing except the screening. Screening is important along the perimeter area of the M-3 zoning. The Commission should consider asking staff to consider making some consideration for screening of the M-3 zone from adjacent properties that are not M-3 zoning. Ms. McPherson stated that since M-1 and M-2 district uses are also permitted in the M-3 zone, does that mean that there should be special screening provisions if M-3 is adjacent to M-2 . Ms. Sherek stated she believed all the industrial zoning should be categorized together. However, if the industrial zoning is adjacent to residential zoning, parks, or commercial zoning, then the special use permit for screening would be applicable. If the outdoor storage is only visible to other industrial zoning, then there is no need for a special use permit for screening. Ms. McPherson asked if the Commission was saying that under Option B, exterior storage in the industrial districts is alright in M-1, M-2 , and M-3 zones as long as the exterior storage can either be screened completely or the storage can extend above the PLANNING COMMISSION MEETING, APRIL 8, 1992 PAGE 10 screening as long as the materials are not adjacent to a commercial or residential districts or a park? The Commissioners agreed. Ms. Dacy stated that, with outdoor uses, however, the way the M-3 ordinance is now written, the company has to meet the special screening requirements. Ms. Sherek stated they might also want to set a maximum height for screening for industrial zoning. She suggested they set a maximum height of 15 feet and anything beyond that would require a special use permit. Under 2.C. Uses Permitted with a Special Use Permit (page 4) , the Commissioners also agreed to make the following changes: (1) Cement, lime, gypsum, or plaster of paris manufacture. (2) Di3tillation of bones, coal, tar, petroleum, rcfuac, grain, or wood. (3) Drilling or excavation for, or removal of, oil, gas, or other hydrocarbons or minerals. (4) Garbage, offal, dead animal or fish reduction or dumping. (5) Stone quarry, gravel pit, rock crushing and cutting, gravel and sand washing and grading. (6) Waste processing or recycling facility. Under 2 . Uses Excluded, the Commissioners agreed to make the following change to item E: E. Nuclear processing or hazardous waste storage facilities. Ms. Dacy stated staff will make the changes to the proposed ordinance as discussed by the Commission, and this will be brought back to the Commission again at the next meeting for further discussion. MOTION by Mr. Kondrick, seconded by Ms. Modig, to table further discussion on this item until April 22 , 1992 . UPON A VOICE VOTE, ALL VOTING AYE, CHAIRPERSON BETZOLD DECLARED THE MOTION CARRIED UNANIMOUSLY. 3 . DISCUSSION OF THE FINAL ENVIRONMENTAL IMPACT STATEMENT FOR LIGHT RAIL TRANSIT: • PLANNING COMMISSION MEETING, APRIL 8, 1992 PAGE 11 Ms. Dacy reviewed the Regional Transit Facilities Plan which was put together recently by the Metropolitan Council and the Regional Transit Board. In the Plan, there is a shift of emphasis from LRT more toward the transportation service improvements. Ms. Dacy reviewed the comments on the Final Environmental Impact Statement for the Northeast Corridor of Light Rail Transit. She had six issues she felt were very important as concerns for Fridley. She welcomed any changes or additions to these six issues. Mr. Saba expressed concern that many very good questions asked of the ACRRA by the Commission were not adequately answered in the Final EIS. Questions or concerns regarding bikeway/walkways, noise levels, CO build-up, and overhead wiring and poles were either avoided or not answered adequately. Ms. Sherek stated she had questions about the capital costs. The ACRRA is talking about an annual cost per rider of $4 . 50. Her calculations come up with $4 . 50 per rider per trip. Mr. Sielaff stated the Final EIS did not adequately address vibration and air quality concerns. Ms. Dacy stated she would incorporate these concerns with those put together by staff to present to the ACRRA. Ms. Sherek stated that when the Commission discussed the Transportation Chapter of the Comprehensive Plan, she would like staff to attempt to determine where the Metropolitan Council gets the projected ridership figures. She would like to see the basis for those numbers. Ms. Sherek stated another thing she would like addressed is how much of the modeling that has been done was done in determining the suburb-to-suburb travel volumes. 4 . RECEIVE MARCH 17, 1992 , APPEALS COMMISSION MINUTES: MOTION by Ms. Savage, seconded by Ms. Sherek, to receive the March 17, 1992 , Appeals Commission minutes. UPON A VOICE VOTE, ALL VOTING AYE, CHAIRPERSON BETZOLD DECLARED THE MOTION CARRIED UNANIMOUSLY. ADJOURNMENT: MOTION by Mr. Kondrick, seconded by Mr. Sielaff, to adjourn the meeting. Upon a voice vote, all voting aye, Chairperson Betzold declared the April 8, 1992 , Planning Commission meeting adjourned at 9: 30 p.m. PLANNING COMMISSION MEETING, APRIL 8, 1992 PAGE 12 Resp ctfully submitted, Al_.42- dirfa-A4C- Re•T, Saba rding Secretary -r 1 KJ STAFF REPORT APPEALS DATE CI-IY OF PLANNING COMMISSION DATE : April 22, 1992 FRIDLEY CITY COUNCIL DATE AUTHOR MM/dn REQUEST PERMIT NUMBER ZOA #92-02 APPLICANT Ed Stanke PROPOSED REQUEST To rezone from M-1, Light Industrial to C-2, General Business LOCATION 7091 Highway 65 N.E. SITE DATA SIZE 12,742.48 square feet DENSITY PRESENT ZONING M-1 , Light Industrial ADJACENT LAND USES M-1 , Light Industrial to the North and East; M-2, & ZONING Heavy Industrial to the South. MUTES • PARK DEDICATION • ANALYSIS FINANCIAL IMPLICATIONS CONFORMANCE TO COMPREHENSIVE PLAN COMPATIBILITY WITH ADJACENT USES & ZONING ENVIRONMENTAL CONSIDERATIONS STAFF RECOMMENDATION Approval APPEALS RECOMMENDATION PLANNING COMMISSION RECOMMENDATION ZOA #92-02 • Ed Stanke • S //2 SEC. /2 T. 3 C/T Y OF FR/DL E 0 . CENTER _1,o i 31 SEC.TP I f i i J 1 '' AVE.• N.E. mi^r a t .r µ'j .* :aw a::. PAR fT^— — . A. MN 1 mill.,t. . _.,:.:4 � )a� '� 1'�TRICT BM� !J,' ,..11Ptilmb� ♦ i.r T'r. y r.' '`•(*.PVC'',o r '' I d � • til Qv s '.7R•` n -J 1♦r + it., rrr ' V - tie 01 ;, r t 3 .Aor••• . ...le w QvMKT p littAN • - 72 NO'` t 7:AVE. ' w41,.. 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A WaWfaR:ts Sorl 0 ‘AWPIT 0 eoz-B ; r, rropon: AttiM. r : ifi;w1Prr -/ ;40...jrrit, 7:Ni; AVETT 1 I 7 Mc • f. • • •ii frzip 3,4:4•..r ..-qikr.:• I 0 I 0:: •_ i • • • • e• . 2 , . I d J .:•1 ' .A 7,1?jos 4,2.9,71::r°4.*, : .. ' .,:r` !..: 1,46.: rr . caR 3'014 • d /.• ••. •••i•••ka p...•°4 IINNESOTA • ' ' /7 _..)yee r / . .,,.. „. ...,„..._ ., . i R ,1 ! 2 /• , • • / /0 Ire'4•111,4).. V 5 Ci./'' ..3 . >- fo r 1C) (C.:- (:',1!„.: •I 1 .mc . / .- '...• , 41 1 jLj // k ?"i V t-:,'. - -:.. ) l •A ' 4,C- \ i _ _____ _ _ • /f.'s I- Ae..,-.,. • .., ZONING MAP Staff Report ZOA #92-02, Ed Stanke Page 2 REQUEST The petitioner requests that the property described as the West 115 feet of Lot 11, Auditor's Subdivision No. 89, the same being 7091 Highway 65 N.E. , be rezoned from M-1, Light Industrial to C-2, General Business. The petitioner is requesting the zoning change to better match the existing uses in the building. Staff advised the owner of the building to apply for the rezoning as a result of a conflict between a potential tenants and the M-1, Light Industrial zoning district regulations. SITE The property is located on the east side of Highway 65 N.E. north of the Minnesota Transfer Railroad crossing. Located on the property is a single story, multi-tenant building which has been used primarily for office tenants since it was constructed in 1970. The property is currently zoned M-1, Light Industrial. There is additional M-1 zoning to the east and north, and M-2 , Heavy Industrial zoning to the west and south. ANALYSIS History The property has been zoned M-1, Light Industrial since 1958. In 1970, the Building Standards Design Control Subcommittee recommended approval of a request to construct an office building on the property. A building permit was issued in 1971 to construct a single story masonry office building. In reviewing the address file, the uses in the building appear to have been office; insurance, marketing, diet center, etc. In 1989-1990, staff worked with the property owner to remove a church which was occupying the building at that time. In 1989, the City Council approved a rezoning for 7191 Highway 65 from M-1, Light Industrial and R-3, General Multiple Family Dwelling to C-2 , General Business. This property is where City Sports is now located. Other uses in this corridor are sales lots for mobile homes, and offices for contractors and lawyers. In 1990, staff met with the property owners along the corridor in an attempt to have them file a joint rezoning application for the entire corridor. There were concerns regarding the contractor offices and associated yards as to whether they would continue to be permitted uses under the C-2 , General Business district regulations. We have determined that they would continue to be permitted uses under the C-2 zoning district. The owners at that time preferred to let the existing zoning stand. Staff Report ZOA #92-02, Ed Stanke Page 3 Rezoning Evaluation Three criteria must be evaluated prior to recommending approval of a. rezoning request. Those criteria include: 1. Compatibility of the proposed district with adjacent districts and uses. 2. Compatibility of the proposed use with the district intent. 3. Compliance with the district requirements. If the property was rezoned, it would continue to be compatible with adjacent uses and zoning. Adjacent uses are similar in nature to those which exist on the subject parcel. The M-1 and C-2 districts are not incompatible when located adjacent to one another. The use of the building as office is consistent and compatible with the C-2 district regulations. The regulations include retail and office uses as permitted uses within the district. In 1970, prior to the construction of the building, the City granted several variances. These variances include allowing parking in the required 20 foot hardsurface setback area, a. reduction of the front yard setback, and a reduction of the rear yard setback. In reviewing the minutes, it appears that these variance requests were minor in nature and do not adversely impact adjacent properties, but allow the property to be buildable. A variance which was not granted was that to reduce the required lot area. The required minimum lot area in the C-2 , General Business zoning district is 20, 000 square feet. The lot area of the subject parcel is 12 , 742 square feet, not including the 30 foot road easement along Highway 65. If this easement is included as part of the lot, the lot_ area is approximately• 18 , 000 square feet; still below the minimum district requirements. As the City granted variances in 1970 to allow the site to be built upon, the site does meet the district requirements. RECOMMENDATION As the proposed rezoning would create a parcel which is compatible with adjacent uses and zoning, and is compatible with the district intent, and meets the district requirements with the variances as granted in 1970, staff recommends that the Planning Commission recommend approval of the rezoning to the City Council . . . , . .. . . . . . . . . ,. ..,.. ..,. ..„. ., ... , • . , • ZOA #92-02 -. : .:.':: ..,','-:':..-'::::,',..;',";,•,:•:'-*.z• ,':'!".: •' . • - . . ,,. ,, ,.... ..,:...„...,„,„..,,.„T...,J.::•.:, '..' . . . . . • Ed Stanke • • • .65,...N-E`.•.--,:: • Luft . • . .. . • - 687 5 Highwuy No ..,,.-.1,- :'4-.• , . . . - • ' . • - - '•• .:• .•:. min n e ci,p 0 !,,,,/:....- . . • -',. - •,k . .- • _ , ., , . - i .• ', „' • . 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Dia.'7 iriok.a.County, ritP.1 *,•'...,..- ,, 1 4,.,•.:-,,:r.:-:-..,::: '•:- .- -- - _;f._i 6 ioti, 1,113:'-.y-, theditor's ' Easthlo?fe9t• thereof - ' • * , right .-_f.,,way....,......=7....,.--_-,.. ,- - ZeSi-rils feet- o _. .,, Subdivision .........,of. .. . over the Nort . . . ,. Ttse,-.I -- • - - • easement, • •. •- - ment ov )1^ czbovo ' ' " -• : drive , . . . a itil.ity ease ... ; the boundaries of t . a 30 foot-service r -.and subject to t • . f a survey o. . from or on.. , -I, ,,t NoT,;.,6.3 the West:line.',)f;lwill...... .h Is if. any, ••• t of f:-.!;t'ii:O. ,-.:irj, .. - that a true . Icrn s thereon, and , ,rfify this f ail but. i '1, I , --- A.D. 1970 . 1 hereby of the location 0 ii ,a , of (...-/if • -.'• and is and. correct represt...ntat ion oail t d lend, by me this_ji_.. .•; 4 . 1 ( cri'' surveyed visible encroachments, - ' ' send. As 1 NE E RING, INC! - -, 10 4 - , SUBU. ItBrsAr4, . ENG-- sury qyOrS • , . . i.' i ..i-ititirle.. , • i 4 t -.....:,-,. ...-- •'-'--•-; Ar.- 4. - ti 1); .---=-- ' ---- ii .- ._,_...._,„ :"• '•- :=: - b Yl. _ • ,....„,.......... '-"""' 1/. .....-...-....0- . .- . • ......100,.....a, 1,: .... . ' _., • ...w.ota.4 . 1 .• .1 , ,... .... . STATE FARM lam) ®® EDWARD A. STANKE "WE APPRECIATE REFERRALS" INSURANCE Auto-Life-Health-Home and Business 7091 HWY 65 FRIDLEY, MN 55432 PHONE (612) 571-4243 March 19, 1992 FRILDEY CITY COUNCIL FRIDLEY CITY HALL 6431 UNIVERSITY AVE NE FRIDLEY, MN 55432 Dear City Council Members: RE: Rezoning of 7091 HWY 65 NE I am writing this letter in protest of the mandatory change and payment of $300.00 to rezone my building at 7091 Hwy 65 NE. I have a new tenant moving in April 1, 1992. This tenant applied through the State of Minnesota for a license to do business and was told by Barbara Dacy, Community Development Director for Fridley, that she would not allow the move into my office building because it is Zoned M-1 , light industrial , which does not allow office buildings. I met with Barbara Dacy on 03/16/92 to discuss the present zoning situa- tion and how if affects •my office building and the process to correct it. In going back to 1972, Don Harstad received approval from the council to build the office building at that location. Since that time, the building usage has not changed. Furthermore, in October of 1989 , the city met with the then owners of the properties that frontaged Hwy 65 regarding rezoning. The outcome of that meeting was to keep everything as is because the buildings involved were built for a particular use and that use has not changed. Therefore , to restrict me of new tenants now because of the zoning ordin- ances is not consistent with past decisions. At this time, I am applying for rezoning to C2 to enable my tenant to attain his state licenses. How- ever, I am protesting the required change and $300.00 mandatory payment to initiate the change. I hope that when the council reviews my request, their findings will have a solution f orable to me. Ocerely, • Edward A Stanke • REGULAR COUNCIL MEETING OF NOVEMBER 16, 1970 PAGE 10 1 • RECEIVING THE MINUTES OF THE BUILDING STANDARDS - DESIGN CONTROL MEETING OF NOVEMBER 5, 1970: 1. CONSIDERATION OF A REQUEST TO CONSTRUCT AN OFFICE BUILDING TO BE LOCATED ON THE WEST 115' OF LOT 11, AUDITOR'S SUBDIVISION #89, THE SAME BEING 7091 HIGHWAY #65, FRIDLEY, MINNESOTA. (REQUEST BY D.W. HARSTAD CO. , 7101 HIGHWAY #65, MINNEAPOLIS, MINNESOTA) : The. City Engineer explained that this is an office building north of the railroad tracks on the East Service Drive of T.H. #65. " This has been presented previously because they were granted a variance by the • • Council. The proposed construction is for three sides brick and the back painted block. The Building Standards - Design Control recommended approval subject to some stipulations found on Page 11 of the Council Agenda. He said he would work with the applicant to make sure the ele- vation is sufficient- so there would be no flooding on the lower level and to provide adequate drainage. He then showed the plans on the easel. Councilman Harris asked if this would. not•be visible from Norton Avenue., • He felt that there should be something done to the back to make it more aesthetically pleasing. He said that to brick the back wall would • • • add to the cost, but asked if there could not be something done that would be relatively inexpensive such as brick columns. Mr. Harstad • said that they could do something of this nature. He added that he has already started cleaning the creek with a backhoe and picking up some blocks. • • MOTION by Councilman Harris to grant the building permit for 7091 T.H. #65 requested by Don Harstad subject to the list of stipulations presented by the Building Standards - Design Control Subcommittee, and also request that he endeavors to do something with the back of the building to make it more aesthetically pleasing. The motion was seconded and upon a voice vote, all voting aye, Mayor Kirkham declared the motion carried unanimously. • Councilman Sheridan asked what was meant by #5 concerning putting guard posts at the end of the blacktop. The-City Engineer said that this was to prevent cars from pulling ahead onto someone elses property. 2. CONSIDERATION OF A REQUEST TO CONSTRUCT A WAREHOUSE FURNITURE OUTLET TO BE LOCATED ON LOTS 2, 3, 4, AND 5, BLOCK 1, GREAT NORTHERN • INDUSTRIAL CENTER, THE SAME BEING 5353 EAST RIVER ROAD, FRIDLEY, MINNESOTA. (REQUEST BY THE WICKES CORPORATION, 515 N. WASHINGTON, SAGINAW, MICHIGAN) : .The City Engineer showed a rendering of the building and said that this was in the Great Northern Industrial plat and the request was for a • warehouse with a retail section. He said that he has stressed the importance of having a nice looking building as this is the gateway to the City. He would like to have an attractive building. Wickes Corporation has -Bolen Buildings . as a subsidiary corporation. It is to be a metal building with brick pilasters. This is next to Plywood Minnesota. All the customers parking would be on the East River Road side, the building would face west. They have indicated they would • • • ' REGULAR COUNCIL MEETING OF OCTOBER 3(), i^?0 ?.'GE 9 RECESS: Mayor Kirkha m am declared a recess from 9:20 to 9:40 P.M. • RECEIVING THE MINUTES OF THE FRIDLEY HUMAN RELATIONS MEETING OF SEPTEMBER 24, 1970: MOTION by Councilman Sheridan to receive the Minutes of the Fridley Human Relations Committee meeting of September 24, 1970, and the copy of the letter dated October 5, 1970. Seconded by Councilman Breider with the comment that he approved of the committee's action in dropping the inactive members. Upon a • • voice vote, all voting aye,. Mayor Kirkham declared the motion carried unanimously. RECEIVING THE •MINUTES OF THE PARKS AND RECREATION MEETING OF SEPTEMBER 28, 1970 : Councilman Liebl reminded the Council that the Parks and Recreation Commission had requested a meeting with the Council concerning their budget. Mayor Kirkham said that this meeting should be after the Council's budget meeting. MOTION by Councilman Harris to receive the Minutes of the Parks and Recreation Commission Meeting of September 28, 1970. Seconded by Councilman Sheridan. Upon a voice vote, all voting aye, Mayor Kirkham declared the motion carried unanimously. '-'1 f,�1, RECEIVING THE MINUTES OF THE BOARD OF APPEALS MEETING OF OCTOBER 13, 1970: A`j A REQUEST FOR VARIANCES OF :SECTION 45.134, 4A, FRIDLEY CITY CODE, TO" REDUCE THE FRONT YARD SETBACK REQUIREMENT FROM 35 FEET TO 30 FEET, ` 1, ' SECTION 45.134, 4C, FRIDLEY CITY CODE, TO REDUCE THE REAR YARD SETBACK REQUIREMENT FROM. 25 FEET TO 20 FEET, AND SECTION 45.135, 1E, SUBPARAGRAPH '\\ 1, TO WAIVE THE NO PARKING IN THE FIRST 20 FEET OF THE FRONT YARD SETBACK \ TO ALLOW THE CONSTRUCTION OF A RENTAL BUILDING ON THE WEST 115 FEET OF \\1 LOT 11, AUDITOR'S SUBDIVISION NO. 89, .THE SAME BEING 7091 HIGHWAY NO. 65 N.E. , FRIDLEY, MINNESOTA. (REQUEST BY D.W. HARSTAD COMPANY, INC. , 7101 HIGHWAY NO. 65 N.E. , FRIDLEY, MINNESOTA.) : The City Engineer showed the Council the plot plan and said that the plan also shows the location of the creek behind the building.-. The Board of Appeals recommended approval. He said that Councilman Breider has shown some concern about the creek frontage and he said that it was a point well taken. He has indicated to the applicant that he wants to make sure the creek is kept clean and the banks are protected. This property is located along T.H. #65 west of Norton Avenue on the east side of the T.H. #65 service road. He said that Mr. D.W. Harstad and Mr.. Dick Johnson were present to answer questions. Councilman Harris asked where the present building is in relation to this proposed building. Mr: Harstad said that the present building .is to the north. Councilman Harris asked the area between structures. Mr. Harstad replied .about 96 feet. Councilman Harris said that he was concerned about having the parking right beside the service road. It is only 30 feet to the service road. Mr. Harstad came forward to the Council table for a discussion of the plans. He said that it was too low to park in the back of the building. He said the proposed building will match the present offices and Minnesota Door. The rail- . tracks are directly to the south. The City Engineer said that the plan was eventually to continue the service drive south. He said that he has encouraged him to provide other parking to keep the building Attractive. It is to be office space and nicely landscaped. There is a walkout basement in the back. REGULAR COUNCIL MEETING OF OCTOBER 19, 1970 PAGE 10 1 Mr. Harstad said that they were thinking in terms of having tenant parking i somewhere else and the customer parking in the front. This is a long narrow building and will be expensive to build. Councilman Liebl said that it appears f that this is the only thing they can do with the property. He asked about the 1 treatment of the creek. Mr. Harstad said that they want to keep the creek Inice and have it improved so that people could sit along the banks. This would be for the benefit and enjoyment of the tenants. He added that this has been f expensive property because of all the assessments and taxes. i Councilman Harris suggested putting in angle parking and making one end ingress and the other egress. Mr. Harstad said that with this plan, they would only wind up with about 5 parking stalls. He said that he would prefer to keep the 90 degree parking, but they would be willing to take out a few stalls and put in some landscaping. This would keep the building in line with the other buildings. • Councilman Harris said that then there would be backing out onto the service drive. He suggested working with the City Engineer for improved parking. Mr. Harstad commented that they plan on keeping the building. The City Engineer suggested the following considerations be taken if approval is granted: 1. Clean creek in area of building. • 2. That there be no excessive material washing into the creek. 3. Development of bank for protection and if necessary rip rap the sides. 4. Work with the City Engineer to improve parking and landscaping. I MOTION by Councilman Liebl to approve the variances requested by Mr. Harstad contingent upon the conditions of the City Engineer. Seconded by Councilman Breider. Upon a voice vote, all voting aye, Mayor Kirkham declared the motion carried unanimously. Councilman Breider suggested that Mr. Harstad talk to the neighbors as it concerns the creek. MOTION by Councilman Liebl to receive the Minutes of the Board of Appeals Meeting of October 13, 1970. Seconded by Councilman Sheridan. Upon a voice vote, all `.-•� voting aye, Mayor Kirkham declared the motion carried unanimously. REQUEST FOR A GARAGE PERMIT AT 147 6312 WAY BY WELDON HUMBLE, AND DISCUSSION REGARDING THE ROAD PATTERN BETWEEN 631 WAY AND 64TH WAY: The City Engineer showed the area on the screen and said that this is a request for a garage on 631 Way. The gentleman submitting the proposal for the garage has an easement on the east side of his property. In 1962 the City tried to get these people together to develop some 'road pattern. The area is not fully developed, and to make use of the property there would have to be a road through. • The concern now is that Mr. Humble wants to put in a garage and the question is, should the garage face the easement or have a long driveway and face 6111 Way. Mr. Harold Beck, 6430 East River Road, said that this proposal would cut some of the property in half. He said that he did not want his property split and he did not want to sell. He did not want a road 35 feet from his living roam. He said that his neighbors did not want the property split either. • r CITYOF FRI DLEY FRIDLEY MUNICIPAL CENTER•6431 UNIVERSITY AVE. N.E.FRIDLEY.MN 55432 •(612)571-3450• FAX(612)571-1287 March 20, 1990 John D. Peterson 3104 Hamline Avenue North Roseville, MN 55 Dear Mr. Peterson: You met with other property owners and myself last October regarding rezoning property from M-1, Light Industrial and R-3, General Multiple Dwelling, to C-2, General Business. The primary concern of the property owners was whether or not a contractor's yard would be a permitted use in the C-2 District. We have determined that such a use would be a permitted use; however, exterior storage of materials and equipment would have to receive a special use permit and be properly screened. Your property included another issue which was the Baptist Church that was conducting services within the building. As I recall, the church renewed their lease in November of 1989, and would move out of November of 1990 at the conclusion of their one year lease. In the mean time, if you wanted to pursue rezoning the property to C-2, this may enable you to re-lease the building to more of a variety of uses. If you choose not to rezone the property and the church wants to remain beyond November 1990, then you must initiate a zoning ordinance amendment to permit churches in the M-1, Light Industrial - District and/or the C-2, General Business District. I apologize for the delay in reviewing this matter since October of 1989. Should you have any questions regarding this matter, please feel free to contact me. Sincerely, Barbara Dacy Planning Coordinator BD/dn C-90-134 cc: Address File - 7091 Highway 65 N.E. ✓ PUBLIC HEARING BEFORE THE PLANNING COMMISSION Notice is hereby given that there will be a Public Hearing of the Fridley Planning Commission at the Fridley Municipal Center, 6431 University Avenue N.E. on Wednesday, April 22, 1992 at 7:30 p.m. for the purpose of: Consideration of a Rezoning, ZOA #92-02, by Edward Stanke, to rezone the West 115 feet of Lot ii, Auditor's Subdivision No. 89 from M-1, Light Industrial to C-2, General Business, generally located at 7091 Highway 65 N.E. Hearingimpairedpersons planningto attend who need an interpreter P P or other persons with disabilities who require auxiliary aids should contact Roberta Collins at 572-3500 no later than April 10, 1992. Any and all persons desiring to be heard shall be given an opportunity at the above stated time and place. Any questions related to this item may be referred to the Fridley Community Development Department at 571-3450. DONALD BETZOLD CHAIR PLANNING COMMISSION Publish: April 7, 1992 April 14, 1992 • $1-11r;:l CITY i OF FRIDLEY tt 6431 UNIVERSITY AVENUE N.E. FRIDLEY, MN 55432 Camnuiity Development Department (612) 571-3450 .., ..I i �« 1;:..w is ,xr , 7j a FYI 4 a?r pE.f.4 _.+4 4'*et REZONING APPLICATION FORM PROPERTY INFORMATION - site plan required for submittals; see attached Address: 7091 HTGHWAY 65 , FRTDLRY MTNNRSCTA _ Legal description: Thp Wpct 11 5 fppt of 1 nt- 11 A,,ai tnsG S��bdiv� lion 89 as recorded in Anoka County Lot11 Block Tract/Additian Current zoning:Ml 1 ; gh t -;r r1 t,G t r i re footage/a.creageu 4204 . 85 acres Requesting zoning: C-2 General R t,g;nPSR Pro er Usa e Reason for rezoning: p � .FEE OWNER INFORMATION (Contract Purchasers: Fee Owners II_. sign this foam prior to processing) '1**A. NAME S ADDRESS DAYTIME PHONE SIGNATURE DATE PETITIONER INFORMATION NAME FJw4PZI- A ai-ik ADDRESS 702/ ,U fr 'zci//.!A f 2/i71 l5 3 aiiriti(dkrie€_, �J DAYTIME PHONE SIGNATURE _ DATE 0 7/7 Z- Fee: $300.00 ✓ __ Permit ZOA # ci 2 y-0 7 ipt # Application received by: Scheduled Planning Commission date: ;1 2 ctZ Scheduled City Council date: Planning April 3, 1992 ZOA #92-01 Edward Stanke MAILING LIST City Council Edward Stanke Tillie Berglund 7091 Highway 65 N.E. 7112 Central Avenue N.E. Fridley, MN 55432 Fridley, MN 55432 Kenneth Kowalke 1152 Norton Avenue N.E. Donald Harstad Fridley, MN 55432 7151 Highway 65 N.E. Fridley, MN 55432 Charlotte Gray 1170 Norton Avenue N.E. Wade Norton Fridley, MN 55432 835 Columbus Road Minneapolis, MN 55420 Edward Stanke 905 Cannon Avenue North Roseville, MN 55126 Harstad Office Building 7101 Highway 65 N.E. Current Resident Fridley, MN 55432 1200 Norton Avenue N.E. Fridley, MN 55432 Medtronics Inca 6970 Central Avenue N.E. Lowell Burkstrand Fridley, MN 55432 Route 1 Braham, MN 55006 Target Stores Inc. Robert Rosecrans 777 Nicollet Mall 1163 Norton Avenue N.E. Minneapolis, MN 55402 Fridley, MN 55432 Target Stores Inc. Tu Le 7120 Highway 65 N.E. 1175 Norton Avenue N.E. Fridley, MN 55432 Fridley, MN 55432 Current Resident Planning Comm. Chair 1200 - 72nd Avenue N.E. Fridley, MN 55432 City Council Members Edric Associates 5024 Normandale Court Edina, MN 55436 Current Resident 7191 Highway 65 N.E. Fridley, MN 55432 Diane and Marlene Ramano 5280 Main Street N.E. Fridley, MN 55432 1 mi STAFF REPORT APPEALS DATE CITY OF PLANNING COMMISSION DATE : April 22, 1992 FRI DLEY CITY COUNCIL DATE AUTHOR MM/do REQUEST PERMIT NUMBER SAV #92-01 APPLICANT Ron Merkel, dba Production Tube Machinery PROPOSED REQUEST To vacate the alley in Block 7, Onaway Addition LOCATION Generally located at 7738 Elm Street N.E. SITE DATA SIZE DENSITY PRESENT ZONING M-2, Heavy Industrial ADJACENT LAND USES M-2, Heavy Industrial on all sides. & ZONING UTILITIES PARK DEDICATION ANALYSIS FINANCIAL IMPLICATIONS CONFORMANCE TO COMPREHENSIVE PLAN COMPATIBILITY WITH ADJACENT USES & ZONING ENVIRONMENTAL CONSIDERATIONS STAFF RECOMMENDATION See Staff Report APPEALS RECOMMENDATION PLANNING COMMISSION RECOMMENDATION SAV #92-01 Ron Merkel 1—,. � 1 I ( l a . s. , L i,d___ '''k 1 \'----\,- I I / I �-� k II � � \ /) 1 E �----------�7 `-- ,,—----- .aMM.ld r 1 ce' J•/L-x I -ArO /ci'lye - 2�sir.ro EY N.E /c k \ ,2rS Y i 0 ti /J}.r b v /J4.lr .60:ry• •'/J4.r y a .�4.]-. v (e0, '' ,,14.J h h /34.r N 3, t39.5 / ~j 4/6 e / ! • a.• / w* 1/6(��* T /zt nb1 I F � • a° i , qg1P! t \ • 7 W/a ik" 1._ilt%wr- /: \S ,•, ZG I C S N 2- f S Li (~/� �$AIO; (� S ' to .. `SeoliW :� "' , 7 $0' 1 tli- :' tr (@) /t 4.-7- r.r-„. 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Z- i s „ / , / /L. ♦ Z ' i �Id w / A Ss LONGFELLOW • It le, vi .0 A 1,,, . i , . . • . • • Av .„.... „,. ..... t-16-..,10%."--:„.„ I •le • \ iss..,••; Tf i•:..• •' ?-.1-.•iixjA.ii.\ ‘r- ;/"..•r r ir 'r (c. ti • •4• ., ♦ • • • • •i • • • • ••••�O r. / r,,e.1 Nc ,)•-t ):.%' .v.%P5 61, 1, •i• • s • • • • ye •. A . 4, 444 , __I i 4 e..:',/ , l ..• • • • • • • • • • ,, ,,,,,, 4, A .\ ,1 �P• ••14r••• ,.L/� roe , 78TH 1 AVE I/ N. • Ai Ai • 0 1 I �o �5 Y\:E$kr9 ' I ,, .%%— Aft I r: t �o • c /• l* ♦ ♦ AND ZONING MAP Staff Report SAV #92-01, by Ron Merkel Page 2 Request The petitioner requests that the east/west alley located in Block 7, Onaway Addition be vacated. The alley is located south of 7738 Elm Street N.E. The petitioner is also processing a variance request in order to construct a 2, 200 square foot manufacturing building on the property. Site The subject parcel is currently vacant and zoned M-2, Heavy Industrial. Adjacent properties are zoned M-2 , Heavy Industrial; however, there are single family dwelling units located north and south of the subject parcel. The alley proposed to be vacated is unimproved. A sanitary sewer line is located within the alley. Analysis In reviewing the vacation request, staff attempted to determine the amount of use by the public the alley receives. Staff heard testimony at the public hearing for the variance request that the property owner at 13 - 77th Avenue uses the alley as access for his property. His property is located at the intersection of 77th Avenue and Elm Street. If the alley were vacated, the property owner would receive half of the alley (or 8 feet) , which would still provide access to his property. It has been the City Council 's past policy to require that all petitioners adjoining an alley proposed to be vacated sign a petition to vacate the entire alley. In this request, only one property owner has requested that the alley be vacated. With the exception of the property owner at 13 - 77th Avenue N.E. , the evidence does not lead staff to conclude that there is use of the alley by other property owners in the neighborhood. The Planning Commission should conduct the public hearing to gather more evidence regarding the use of the alley prior to staff making a recommendation. If staff's recommendation is to approve the alley vacation, the following two stipulations should be a condition of approval: 1. The petitioner should install a six foot high screening fence along the south property line to screen the adjacent residential property from the proposed development. 2. The petitioner should execute a ten foot utility easement over the vacated alley to allow for the maintenance of the sanitary sewer located within the alley. CITYOF FRIDLEY FRIDLEY MUNICIPAL CENTER•6431 UNIVERSITY AVE. N.E. FRIDLEY, MN 55432•(612)571-3450• FAX(612)571-1287 March 27, 1992 TO WHOM IT MAY CONCERN: The City of Fridley Planning Commission will be holding an informal hearing on a Vacation, SAV #92-01, by Ronald Merkel of Production Tube Machinery Co. , to vacate the east/west alley located in Block 7, Onaway Addition, between Elm and Beech Streets, generally located at 7738 Elm Street N.E. Hearing impaired persons planning to attend who need an interpreter or other persons with disabilities who require auxiliary aids should contact Roberta Collins at 572-3500 no later. than April 10, 1992 . Any and all persons desiring to be heard shall be given an opportunity at the Planning Commission meeting on Wednesday, April 22, 1992 at the Fridley Municipal Center, 6431 University Avenue N.E. , at 7: 30 p.m. Any questions related to this item may be referred to the Fridley Community Development Department at 571- 3450. DONALD BETZOLD CHAIR PLANNING COMMISSION f4� y ��: -�5 tr r �•�� of CITY OF FRIDLEY / p 6431 UNIVERSITY AVENUE N.E. FRIDLEY,MN 55432 4 ` (612)571-3450: r r r- COMMUNITY DEVELOPMENT•DEPARTMENT,.tr ',' ,1J.: , `L4Irah ,iG :� rt VACATIONAPPLICATION=FORM ' 1 ` L . ,,''��"i ,,, 1•'•''"3:t A`'k'c€ fr S r. r ia'+ 4- — 7 .�.- , 1 i. •4 fg`vt i Y\". . . y Tti l '.1i ` '1 y./ �.'t`i ty pt� l _� 401 , '' 4 4 ; gi ��' r"IF T '•ram'.g�. �� .r`+� k. �{-` €r 'S.` rYy � {�i :ROPER�YINFOR� I© �r , wh, k � . � . elkliti alu ed r 5 t , 9 r _ ` J, 1? bia r'A'r D 'c�` t r;: a�"t?"-t;�r .; :5 ` .„...„, t'r' f „,, 4„, , ' : r,,,, , ..,,,, `,, ri, tK� "��,ty,�f� ..- a Y.`r �ar. ar,� L }F,5 A' tE� - ", n '+,��d . a5 .,,,5,>U S w i u ^"k #�S , _ a T B r°;° ,r t a t,,y t9 ah. "$'�'et t,,,, . . ;,: t drt rs a ',,- - , . 5 - `*� G Property': dentificano umber KU 19 3 - Q- Z��—`yy 'O O ;� +e 2,.3t )�4f �� ".'�- ra,��t*�; �fi Y r� 7 � Sate�" t. �, as 1 f .r,� � i'c a '�`°°;` � egal•descnptson: O.TS-'/d ? 0 -0— �7 p/II�Gtl�y _ : � �-� �� ' � k �, .w Lot 1 l� B1ock : Y '�k 5. _'. ;Tract/Addition O/1/ Ul V t a x 1 '-'R c 4' ,,'' Legal description of easement to be vacated: '�r�� •! .� �' :i... ,,,.� : nY ?, 5. ,buy v.. J ,�� s e d•. Currsentzoning 1Je V Srr�tc5* quarefootagelacreage • /�!7�0 s'� {f;' uk ' a �`t:`'6 Li ' `, i t ".°J^ 4 3 a , {,>y�3`o,� !nt m ,g . D ,, 1 0 w `y,:Y• ,, Alt, eason foyrvacation. a mr ely iec fs� ,`fh� uT� sa�t� �SeT�zc� u yt '�" 41V r`r,.i y"R ti <- r. $ ett t" t - ` " \:::- . :„ `r ry 4x4. .y,+� .ai>: { �i�. �• ' , 'Have ou operated a business m a city which require a business license? - -, i , ,�'.r ; rs .� �� t��.>��,� y Pe ty �1 Yes No If yes,which city? 3 If yes,what type of business? (C. .:.Was that license ever denied or revoked?:.:::."Yes", -- No ._' FEE OWNER INFORMATION.(as it:appears on property title) - „ . ,.::f (Contract Purchasers: Fee Owners must sign this form prior to processing) NAME Rcjme) , 'Megg/ff __ _ ADDRESS 35/'{ e: s/irld / et No. , L-a/ -i-mel NA) 'O z/2 N DAYTIME PHONE f ,, :4: SIGNATURE _4• a.),..?".,"D DATE 3 �s �� PETITIONER INFORMATION NAME I�►afd AA .: /1'f Prue/ B4 t d e, om 'emu 6 e }'Mcze,6lim 'Cd ADDRESS $i3a-y We,51-= Ri'Ifcr:'••�C'.G�, ' &rnc)1-flyn 4rAl 33-q9 ,g. • DAYTIME PHONE' 6 c 'I0 , SIGNATURE - G =e-c.4e DATE 3--a5'12 -• Fee: $150.00 Permit SAV# /2-I ____I-- Receipt# y 3 3 d y Application received by: Wl. f2 /die.- Scheduled Planning Commission date: 4 7.2 Her? Scheduled City Council date:7 r ' c , as / Planning 4/3/92 SAV #92-01 MAILING LIST Council Ronald Merkel of Production Tube Machinery Co. Raymond Meggitt Edward Willey Hetland Anderson 3514 Lake Elmo Avenue North 7701 Beech Street N.E. 7753 Beech Street N.E. Lake Elmo, MN 55042 Fridley, MN 55432 Fridley, MN 55432 Ronald Merkel James Rhode Kenneth Ekberg Production Tube Machinery Co. Rhodes Lock & Glass 7790 Elm Street N.E. 8324 West River Road 39 - 77th Way N.E. Fridley, MN 55432 Brooklyn Park, MN 55444 Fridley, MN 55432 Johnson Printing Current Resident Laverne Rhodes 40 - 77th Avenue N.E. 7738 Elm Street N.E. 4017 Kentucky Ave. N Fridley, MN 55432 Fridley, MN 55432 Minneapolis, MN 55427 Consolidated Container Warren Stock Mary Novack 733 - 3rd Street North 289 Liberty Street N.E. 21 - 77th Way N.E. Minneapolis, MN 55401 Fridley, MN 55432 Fridley, MN 55432 Planning Comm. Chair Francis Anderson John Krall 7748 Elm Street N.E. 19 - 77th Avenue N.E. City Council Members Fridley, MN 55432 Fridley, MN 55432 Brooklyn Tool Richard Harris 1 7975 Beech Street N.E. 7710 Main Street N.E. Fridley, MN 55432 Fridley, MN 55432 Carl Peterson Richard Harris 7791 Elm Street N.E. 6200 Riverview Terr. N.E. Fridley, MN 55432 Fridley, MN 55432 Dyno Five Company Resident 7733 Beech Street N.E. 2966 White Bear Avenue Fridley, MN 55432 Maplewood, MN 55109 Dyno Five Company David Asplund 8333 Sunset Road N.E. 7715 Elm Street N.E. Minneapolis, MN 55432 Fridley, MN 55432 Marlys Jensen David Asplund 7763 Elm Street N.E. 8464 Greenwood Drive Fridley, MN 55432 Moundsview, MN 55112 Daniel Nelson Paul Schultz 7713 Beech Street N.E. 7751 Elm Street N.E. Fridley, MN 55432 Fridley, MN 55432 Tom Chavez Paco, Anderson, and Hetland 1022 Arkwright 7760 Elm Street N.E. St. Paul, MN 55106 Fridley, MN 55432 a ‘• • 4'.(j Community Development Department PLANNING DIVISION City of Fridley DATE: April 17, 1992 TO: Planning Commission Members FROM: Barbara Dacy, Community Development Director Michele McPherson, Planning Assistant SUBJECT: Public Hearing for the Proposed M-3 , Heavy Industrial, Outdoor Intensive Zoning District (Continued) Attached please find the revised public hearing notice which contains the amended language regarding outdoor storage in the M-1, Light Industrial and M-2, Heavy Industrial zoning districts. Staff revised the ordinance language to reflect the Commission' s direction from the April 8, 1992 meeting. Changes include specifying when a special use permit for the exterior storage of materials, motor vehicles, and equipment is required, and also includes changes relating to permitted uses within the M-3, Heavy Industrial, Outdoor Intensive zoning district. Please note that the screening standards are different for M-1 and M-2 uses within the M-3 district, as compared to outdoor intensive uses within the M-3 district. Screening standards for outdoor intensive uses are more strict than the screening standards for M- 1 and M-2 uses; therefore, if within the M-3 zoning district an M- 1 use and an outdoor intensive use are located adjacent to one another, the screening for the exterior storage of the outdoor intensive use will: be more intense than for the M-1 use. Staff believes that these changes reflect the direction provided by the Commission. Staff recommends that the Planning Commission recommend approval of the proposed ordinance language to the City Council. MM/dn M-92-262 • PUBLIC HEARING BEFORE THE PLANNING COMMISSION Notice is hereby given that there will be a Public Hearing of the Fridley Planning Commission at the Fridley Municipal Center, 6431 University Avenue N.E. on Wednesday, April 8, 1992 at 7: 30 p.m. for the purpose of: An ordinance recodifying the Fridley City Code, Chapter 205, entitled "Zoning", by amending Sections 205. 17. 01.C. (11) , 205. 17.07.B. (1) , 205. 18.01.C. (12) , 205. 18.07.B. (1) , deleting Sections 205. 18.01.C. (9) . (a) , (b) , (c) , (f) , (i) , and (j) , replacing Section 205. 19, and renumbering consecutive sections. 205.17 M-1 LIGHT INDUSTRIAL DISTRICT REGULATIONS 1. USES PERMITTED • C. Uses Permitted With A Special Use Permit (11) . Exterior storage of materials, equipment, or motor vehicles, incidental to the principal operation of the use, except under the following conditions: (a) Motor vehicle storage is conducted as provided in Section 205. 17. 07.D. (5) . (b) Materials, motor vehicles, and equipment are kept in a building or are fully screened so as not to be visible from public rights-of way, adjacent property of a residential district, a residential district across a public right of way, or a public park. (c) Materials, motor vehicles, and equipment do not exceed fifteen (15) feet in height. (d) - Screening materials are provided as in Section 205. 17. 06.G. (1) . (a) . 2 . USES EXCLUDED C. Trucking Terminals D. Uses whose principal operation requires the outdoor storage of materials, motor vehicles, or equipment, including the outdoor manipulation of said materials, motor vehicles, or equipment. 7. PERFORMANCE STANDARDS B. Exterior Storage (1) The exterior storage of materials, motor vehicles, and equipment shall comply with Section 205. 17.O1.C. (11) . in a building er shall he fully screened 30 as not to be lic right of way or adjoining property of a different district. (2) The City Council shall require a special use permit for exterior storage of materials. D. Screening (5) Motor vehicles necessary to the operation of the principal use, may be stored without screening only in the permitted rear yard area if they are not readily visible from a public right of way, adjacent residential district, a residential district across a public right of way, or a public park. 205. 18 M-2 HEAVY INDUSTRIAL DISTRICT REGULATIONS 1. USES PERMITTED C. Uses Permitted With A Special Use Permit (9) The issuance of a special use permit shall be required before any of the following uses shall be established, reconstructed, structurally altered, enlarged, or moved. (a) Cement, lime, gypsum er plaster of paris manufaetue-rr (b) Distillatien of bosses, coal, tar, petroleum, refuse, grain or wood. (c) Drilling er excavation for, er removal of, oil, (d)ja) Fat rendering. fe-)-(b) Fertilizer manufacture. (f) Garbage, e-fal, dead animal er fish reduction or dumping. (g)jc) Gas, illuminating or heating, manufacture. (h) (d) Glue manufacture. 2 (i) Stone quarry, gravel pit, rack crushing and (12) Exterior storage of materials, equipment, or motor vehicles, incidental to the principal operation of the use, except under the following conditions: Sa) Motor vehicle storage is conducted as provided in Section 205. 18. 08.D. (5) . (b) Materials, motor vehicles, and equipment are kept in a building or are fully screened so as not to be visible from public rights-of way, adjacent property of a residential district, a residential district across a public right of way, or a public park. (c) Materials, motor vehicles, and equipment do not exceed fifteen (15) feet in height. (d) Screening materials are provided as in Section 205. 18. 06.G. (1) . (a) . 2. USES EXCLUDED H. Any other 113C, unless a Special Usc Permit is obtained therefore, which i3 objectionable by reason of noise, dust, dirt, noxious gases, odor, vibration, glare, heat, explosions or because of subjection of life, health and property to hazard. H. Trucking Terminals I. Uses whose principal operation requires the outdoor storage of materials, motor vehicles, or equipment, including the outdoor manipulation of said materials, motor vehicles, or equipment. 7. PERFORMANCE STANDARDS B. Exterior Storage (1) The exterior storage of materials, motor vehicles, and equipment shall comply with Section 205. 18. O1.C. (11) . in a building or 3ha11 be fully screened 30 as not to be visible from any public right of way or adjoining 3 ` ) Th' Ceune=l srauii require a spe se permit for exterior' storage of materials. D. Screening (5) Motor vehicles necessary to the operation of the principal use, may be stored without screening only in the permitted rear yard area if they are not readily visible from a public right of way, adjacent residential district, a residential district across a public right of way, or a public park. 205. 19 M-3 HEAVY INDUSTRIAL, OUTDOOR INTENSIVE DISTRICT REGULATIONS 1. PURPOSE The purpose of this district is to: A. Allow for heavy industrial and outdoor intensive uses within the City. B. Control the location of outdoor intensive uses to areas where such uses would be more compatible with adjacent uses and zoning. C. Allow for the proper screening and buffering for outdoor intensive uses. 2. USES PERMITTED A. Principal Uses. The following are principal uses in M-3 Districts: (1) All uses allowed under M-1 Principal Uses and M-2 Principal Uses of this Chapter. (2) Trucking Terminals (3) Uses whose principal use requires the outdoor storage of materials, motor vehicles, or equipment, including the outdoor manipulation of said materials, motor vehicles, • or equipment. (4) Exterior storage of materials, equipment, and motor vehicles incidental to the operation of the principal use under the following conditions: 4 (a) Motor vehicle storage is conducted as provided in Section 205. 19. 08.D. (5) . (b) Materials, motor vehicles, and equipment are kept in a building or are fully screened so as not to be visible from public rights-of way, adjacent property of a residential district, a residential district across a public right of way, or a public Park. (c) Materials, motor vehicles, and equipment do not exceed fifteen (15) feet in height. (d) Screening materials are provided as in Section 205. 19.06.G. (1) . (a) . B. Accessory Uses. The following are accessory uses in M-3 Districts: (1) Retail sales or servicing of products manufactured or warehoused. (2) Offices associated with the principal use. (3) A dwelling for a watch person subject to the following conditions: (a) Any dwelling unit located in an industrial structure shall not occupy the front half of a ground floor or basement. (b) Any dwelling unit in an industrial building shall not contain more than one (1) bedroom. (c) No detached dwelling unit shall be permitted in this district. (d) A dwelling unit shall be a part of the principal building and shall be provided with an outside entrance. (4) Off-street parking facilities. (5) Off-street loading facilities. (6) Solar energy devices as an integral part of the principal structure. (7) Business signs for uses permitted. C. Uses Permitted With A Special Use Permit. 5 The following are uses permitted with a Special Use Permit in M-3 Districts: (1) Cement, lime, gypsum or plaster of paris manufacture. (2) Stone quarry, gravel pit, rock crushing and cutting, gravel and sand washing and grading. (3) Waste processing or recycling facility. 2. USES EXCLUDED A. Any use allowed or excluded in any other district unless specifically allowed under Uses Permitted of this district are excluded in M-3 Districts. B. Uses which may be dangerous or otherwise detrimental to persons residing or working in the vicinity or to the general welfare and which may impair the use, enjoyment or value of any property. C. Manufacture of acetylene, acid or any other type explosive. D. Stock Yards or slaughter houses, except of poultry or rabbits. E. Nuclear or hazardous waste processing or storage facilities. F. Gas fired foundries. G. Asbestos manufacturing facilities. H. Junkyards 3. LOT REQUIREMENTS AND SETBACKS A. Lot Area. A lot area of not less than one and one-half jl-1/2) acre is required for one (1) main building. B. Lot Width. A lot width of 150 feet is required at the required front setback. C. Lot Coverage. (Ref. Ord. 951) 6 (1) The maximum percent of the area of a lot allowed to be covered by the main building and all accessory_ buildings is as follows: (a) One (1) Story - forty percent (40%) maximum; fifty percent (50%) with a special use permit as provided in (4) below. (b) Two (2) Story - thirty-five percent (35%) maximum; forty-five percent (45%) with a special use permit as provided in (4) below. (c) Three (3) Story - thirty percent (30%) maximum; forty percent (40%) with a special use permit as provided in (4) below. (d) Four (4) Story - twenty-five percent (25%) maximum; thirty-five percent (35%) with a special use permit in (4) below. (e) Five (5) Story - twenty percent (20%) maximum; thirty percent (30%) with a special use permit as provided in (4) below. (f) Six (6) Story - fifteen percent (15%) maximum; twenty-five percent (25%) with a special use permit in (4) below. (2) The above lot coverage will be subject to other considerations including parking and open space requirements, use of facilities, and proximity to other districts, which may decrease the maximum lot coverage. (3) The lot coverage may be reduced by the City if and when there is provision for underground parking within the main structure provided that the lot coverage shall not be more than forty percent (40%) . (4) The - lot coverage as stated in (1) above may be increased up to a maximum of ten percent (10%) of the lot area upon obtaining a special use permit. In addition to the requirements of this Section and the factors identified in Section 205. 05. 04 to evaluate special use permit requests, the City shall consider the following factors in determining the effect of the increase in lot coverage: (a) For existing developed properties, the total amount of existing hardsurface areas shall be evaluated to determine whether a reduction in the total building and parking coverage can be achieved. 7 (b) The petitioner shall prove that all other ordinance requirements are met, including but not limited to, parking, storm water management, and landscaping. D. Setbacks. (1) Front Yard: A front yard depth of not less than thirty-five (35) feet is required for all permitted buildings and uses. (2) Side Yard: Two (2) side yards are required, each with a width of not less than twenty (20) feet except: (a) Where a driveway is to be provided in the side yard the minimum required side yard increases to thirty (30) feet. (b) Where a side yard abuts a street of a corner lot, the side yard requirement increases to a minimum of thirty-five (35) feet. (c) No side yard is required where a common wall is provided between two (2) buildings which meet the requirements of the Building Code. (3) Rear Yard: A rear yard depth of not less than twenty-five (25) feet is required, with an additional foot of rear yard depth for each four (4) feet or portion of building height over thirty-five (35) feet. (4) Additional Setback Restrictions: Whenever any industrial district is adjacent to or adjoins on any other district, permitted buildings and uses, except automobile parking and loading spaces, driveways, essential services, walks and planting spaces shall not be: (a) Closer to a street right-of-way line, abutting a residential district, than 100 feet. (b) Closer to the alley right-of-way line than forty (40) feet. 8 (c) Closer to the boundary line of any commercial district than thirty-five (35) feet. (d) Closer to the boundary line of a residential district than fifty (50) feet. (e) Where dense, natural vegetation, trees and screening exist, the fifty (50) foot residential buffer will be retained and maintained as established by the City. 4. BUILDING REQUIREMENTS A. Height. Building height shall be a maximum of six (6) stories not exceeding sixty-five (65) feet provided that no building shall be erected to a height exceeding forty-five (45) feet within fifty (50) feet of any R-1 or R-2 residential district unless one (1) additional foot of setback can be provided for each one (1) foot of building height or portion thereof exceeding forty-five (45) feet. B. Exterior Materials. The type of building materials used on exterior walls shall be face brick, natural stone, specifically designed precast concrete, factory fabricated and finished metal frame Paneling, glass or other materials approved by the City. 5. PARKING REQUIREMENTS A. Reduction Of Parking. Reduction of parking stalls may be allowed when the provision of space required for parking stalls, due to the particular nature of the proposed use or other considerations, would be an unnecessary hardship. Adequate open space- shall be provided to satisfy the total number of required parking stalls. B. Additional Parking. When the provisions for parking space required for specific district uses is inadequate, the City may require that additional off-street parking be provided. C. Parking Ratio. (1) For office use at least one (1) off-street parking space shall be provided for each 250 square feet of office space use. 9 (2) For retail use at least one (1) off-street parking space shall be provided for each 150 square feet of retail space use. (3) For manufacturing uses at least one (1) off-street parking space shall be provided for each 400 square feet of manufacturing space use. (4) For warehouse and storage use at least one (1) off-street parking space shall be provided for each 2 , 000 square feet of space use. (5) For speculative building use at least one (1) off-street parking space shall be provided for each 500 square feet of floor area on lots of more than one and one-half (1-1/2) acres. (6) For speculative building use, at least one (1) off-street parking space shall be provided for each 700 square feet of floor area on lots of less than one and one-half (1-1/2) acres. (7) The speculative parking ratio will be used for all mixed uses unless the owner agrees to enter into a written agreement, in recordable form, with the City, in which the owner represents to the City what the ratio of all uses in the building will be. Upon this happening, the parking ratio for the building will be determined on a pro-rata basis by the parking ratio per the number of square feet for each type of use which the owner represents will be located in the building. After execution of this agreement, any changes to the specified uses will require a special use permit from the City. (8) At least one (1) handicap off-street parking space shall be provided for each fifty (50) spaces or fraction thereof. D. Design Requirements: (1) Drainage: All driveways and parking areas, except those for less than four (4) vehicles, shall be graded according to a drainage plan which has been approved by the City. (2) Lighting: Any lighting used to illuminate an off-street parking area shall be shaded or diffused to reflect the light away from the adioininq property and traffic. 10 (3) Curbing: The entire perimeter of all parking areas in excess of four (4) stalls, access driveways, truck loading spaces or other hard surface areas that handle motor vehicle traffic shall be curbed with a poured six (6) inch high concrete curb and gutter. (a) Curbing shall be required around safety islands. (b) Curb cuts and ramps for the handicapped shall be installed as required by State law. (c). Construction shall be in accordance with curbing specifications on file at the City. (d) The City may exempt curbing: ( (1) ) Where the parking lot directly abuts a sidewalk which is sufficiently higher than the grade of the parking lot and satisfies the curbing requirements. ((2) ) Where the City has approved future expansion. (4) Driveway Requirements: (a) A maximum driveway width of thirty-two (32) feet at the curb opening, excluding the entrance radii can be constructed. (b) The parking aisle shall be a minimum of twenty-five (25) feet in width for two-way traffic and eighteen (18) feet in width for one-way traffic. (c) The edge of the curb opening shall not be closer to the nearest portion of a street right-of-way_ intersection than seventy-five (75) feet or two-thirds (2/3) of the lot width, whichever is smaller. (d) Where a "T" intersection exists, a drive may be located opposite the end of the intercepted street. (e) The minimum driveway angle to the street shall be sixty (60) degrees. (5) All parking and hard surface areas shall be: 11 (a) No closer than twenty (20) feet from any street right-of-way. (b) No closer than five (5) feet from any side lot line, except for a common drive approved by the adjoining property owners and the City. (c) No closer than five (5) feet from any rear lot line unless adjacent to an alley, then the setback shall be increased to fifteen (15) feet. (d) No closer than five (5) feet from the main building. (e) Curbed with minimum driveway access radii of ten (10) feet to match the existing street curb. (6) Loading Docks: (a) Outside loading docks are to be located in the rear yard or side yard and be properly screened. (b) The space needed for the loading docks must be adequate to handle the loading and unloading needs, without obstructing the public right-of-way. (7) Off-street parking shall be provided for all vehicles concerned with any use on the lot. (8) Parking lots with more than four (4) parking spaces shall be striped. (9) Sufficient concrete area may be required for motorcycle parking in addition to the required vehicle parking stalls. (10) Bike racks may be required by the City in an area that is convenient to each major building entrance and will not disrupt pedestrian or vehicular traffic or fire lanes. (11) Safety signs, markings and traffic control devices may be required to promote vehicular and pedestrian safety. (12) Parking stalls may be nine (9) feet in width for manufacturing uses, warehouse and storage uses, speculative industrial buildings, and parking lots for long term employee parking. (Ref. Ord. 952 , 960) 6. LANDSCAPE REQUIREMENTS 12 A. Scope. All open areas of any site, except for areas used for parking, driveways, or storage shall be landscaped and incorporated in a landscape plan. (1) All new developments requiring a building permit shall comply with the requirements of this section. (2) Existing developments shall comply with the requirements of this section if one or more of the following applies: (a) At the time of a building expansion or alteration which dictates the necessity for additional parking or hardsurface areas in excess of four (4) stalls. (b) Building alterations which dictate a change in use such that the parking area must be expanded in excess of four (4) stalls. (c) Construction of additional loading docks. (d) Construction of new parking areas in excess of four (4) stalls. (3) If full compliance cannot be achieved due to site constraints, partial compliance as determined by the City_ shall be enforced. (4) The requirements of this section shall not be required for building alterations which do not affect the exterior portions of the site. B. Bonding Requirement The City shall retain a performance bond, cash or letter of credit, as required in Section 205. 05. 06.A. (3) of the zoning code for one growing season after the installation of landscape materials is completed. C. Plan Submission and Approval. (1) A landscape plan shall be submitted to and approved by the City prior to issuance of a building permit or prior to approval of outside improvements not related to building improvements. A plan shall not be required for routine replacement of existing materials or the installation of new materials when not associated with a building project. 13 (2) The following items shall appear on the landscape plan: (a) General ( (1) ) Name and address of owner/developer ( (2) ) Name and address of architect/designer ( (3) ) Date of plan preparation ( (4) ) Dates and description of all revisions ( (5) ) Name of project or development ( (6) ) Scale of plan (engineering scale only) at no smaller than 1 inch equals 50 feet ( (7) ) North point indication (b) Landscape Data ( (1) ) Planting schedule (table) containing: ( (a) ) Symbols ( (b) ) Quantities ( (c) ) Common names ((d)) Botanical names ( (e) ) Sizes of plant material at time of planting ( (f) ) Root specification (B.R. , B & B, potted, etc. ) ( (g) ) Special planting instructions ( (2) ) Existing tree and shrubbery, locations, common names and approximate size ( (3) ) Planting detail (show all species to scale at normal mature crown diameter, or spread for local hardiness zone) ( (4) ) Typical sections in detail of fences, tie walls, planter boxes, tot lots, picnic areas, berms, and other similar features. 14 ( (5) ) Typical sections of landscape islands and planter beds with identification of materials used. ( (6) ) Details of planting beds and foundation Plantings. ( (7) ) Note indicating how disturbed soil areas will be restored through the use of sodding, seeding, or other techniques. ( (8) ) Delineation of both sodded and seeded areas with total areas provided in square feet, and slope information. ( (9) ) Coverage plan for underground irrigation system, if any. ( (10) ) Statement or symbols, to describe exterior lighting plan concept. (c) Special Conditions: Where landscape or man-made materials are used to provide required screening from adjacent and neighboring properties, a cross-section shall be provided through the site and adjacent properties to show property elevation, existing buildings and screening in scale. D. Landscaping Materials; Definitions. All plant materials shall be living plants. Artificial plants are prohibited. (1) Grass and ground cover. (a) Ground cover shall be planted in such a manner as to present a finished appearance and reasonably_ complete coverage within twelve (12) months after planting, with proper erosion control during plant establishment period. Exception to this is undisturbed areas containing natural vegetation which can be maintained free of foreign and noxious materials. (b) Accepted ground covers are sod, seed, or other organic material. The use of rock and bark mulch shall be limited to areas around other vegetation (i.e. shrubs) and shall be contained by edging. (2) Trees. 15 (a) Over-story Deciduous. ( (1) ) A woody plant, which at maturity is thirty (30) feet or more in height, with a single trunk un-branched for several feet above the ground, having a defined crown which looses leaves annually. ( (2) ) Such trees shall have a 2 1/2 inch caliper minimum at planting. (b) Ornamental. 1 (1) ) A woody plant, which at maturity is less than thirty (30) feet in height, with a single trunk un-branched for several feet above the ground, having a defined crown which looses leaves annually. ( (2) ) Such trees shall have a 1 1/2 inch caliper minimum at planting. (c) Coniferous. ( (1) ) A woody plant, which a maturity is at least thirty (30) feet or more in height, with a single trunk fully branched to the ground, having foliage on the outermost portion of the branches year-round. ( (2) ) Such trees shall be six (6) feet in height at planting. (3) Shrubs. (a) Deciduous or evergreen plant material, which at maturity is fifteen (15) feet in height or less. Such materials may be used for the formation of hedges. Such materials shall meet the following minimum standards at time of planting: ( (1) ) Dwarf deciduous shrubs shall be eighteen (18) inches tall . ( (2) ) Deciduous shrubs shall be twenty-four (24) inches tall, except as in Section D below. ( (3) ) Evergreen shrubs shall be of the eighteen (18) inch classification. (4) Vines. 16 Vines shall be at least twelve (12) inches high at planting, and are generally used in conjunction with walls or fences. (5) Slopes and Berms. (a) Final slope grades steeper than 3 : 1 will not be permitted without special approval or treatment such as terracing or retaining walls. (b) Earth berm screening parking lots and other open areas shall not have slopes exceeding 3 : 1. A minimum three (3) foot berm is required. E. Perimeter Landscaping; Standards. (1) In order to achieve landscaping which is appropriate in scale with the size of a building and site, the minimum standards apply: (a) One (1) tree for every one thousand (1, 000) square feet of total building floor area or one (1) tree for every fifty (50) feet of site perimeter, whichever is greater. A minimum of thirty (30) percent of the trees required will be coniferous. (b) Two (2) ornamental trees can be substituted for every one (1) over-story deciduous shade tree. In no case shall ornamental trees exceed fifty (50) percent of the required number of trees. (c) Except for outdoor intensive uses, _parking and driving areas between the building and frontage street shall be screened in the following manner: ( (1) ) A continuous mass of plant materials; minimum of three (3) feet in height at time of planting; or ( (2) ) A continuous earth berm with slopes no greater than 3 : 1 and a minimum of . three (3) feet in height; or ( (3) ) A combination of earth berms and plant materials such that a minimum of three (3) feet of continuous screening is achieved. F. Interior Parking Lot Landscaping Standards (1) All parking areas containing over one hundred (100) stalls shall include unpaved, landscaped islands that are 17 reasonably distributed throughout the parking area to break up the' expanses of paved areas. Landscaped islands shall be provided every two hundred fifty (250) feet or more of uninterrupted parking stalls. (2) All landscaped islands shall contain a minimum of one hundred eighty (180) square feet with a minimum width of five (5) feet and shall be provided with deciduous shade trees, or ornamental, or evergreen trees, plus ground cover, mulch, and/or shrubbery, in addition to the minimum landscape requirements of this ordinance. Parking area landscaping shall be contained in planting beds bordered by a six (6) inch raised concrete curb. (3) Trees shall be provided at the rate of one tree for each fifteen (15) surface parking spaces provided or a fraction thereof. G. Screening and Buffering Standards (1) Where the parcel abuts park or residentially zoned Property, there shall be provided a landscaped buffer which shall be constructed in the following manner: (a) A screening fence or wall shall be constructed within a five (5) foot strip along the property line(s) abutting the park or residentially zoned property. Said fence or wall shall be constructed of attractive, permanent finished materials, compatible with those used in the principal structure, and shall be a minimum of six (6) feet high and a maximum of eight (8) feet high. Chain link fences shall have non-wooden slats when used for screening purposes; or (b) A planting screen shall be constructed in a fifteen (15) foot strip and shall consist of healthy, fully hardy plant materials and shall be designed to provide a minimum year-round opaqueness of eighty (80) percent at the time of maturity. The plant material shall be of sufficient height to achieve the required screening. Planting screens shall be maintained in a neat and healthful condition. Dead vegetation shall be promptly replaced. (c) If the existing topography, - natural growth of vegetation, permanent buildings or other barriers meet the standards for screening as approved by the City, they may be substituted for all or part of the screening fence or planting screen. 18 (2) All loading docks must be located in the rear or side Yards and be screened with a six (6) foot high minimum solid screening fence if visible from a public right-of- way or if within thirty (30) feet of a residential districts. (3) All external loading and service areas accessory to buildings shall be completely screened from the ground level view from contiguous residential properties and adjacent streets, except at access points. (4) Outdoor intensive uses or areas for exterior storage of materials and equipment related to outdoor intensive uses shall screen storage yards in the following manner: (a) A continuous earth berm shall be installed along public rights-of-way with slopes no greater than 3 : 1 and a minimum of three (3) feet in height; and (b) An eight foot high chain link fence with non- metallic slats shall be installed on the berm and around the perimeter of the property; and (c) A combination of deciduous and evergreen plant materials shall be installed along the fence such that a minimum fifty (50) percent opacity year round is achieved. H. Credit for Large Trees The total number of required over-story trees may be reduced by one-half (1/2) tree for each new deciduous tree measuring three (3) inches or more in diameter, or each new coniferous tree measuring eight (8) feet or more in height. In no event, however, shall the reduction be greater than twenty-five (25) percent of the total number of trees required. I. Credit for Existing Trees The total number of required new over-story trees may be reduced by the retention of existing over-story trees provided that the following conditions are satisfied: (1) Such trees are four (4) inches or greater in caliper measured six (6) inches from soil level . (2) For each existing tree meeting the requirement, two trees as required in section D above may be deleted. (3) Proper precautions to protect trees during development shall be indicated on grading plans submitted for plan review. Such precautions are outlined in 19 section J. These precautions shall be included in the landscape surety. J. Irrigation. Underground irrigation shall be required to maintain all landscaped, boulevard, front and side yard areas. K. Installation. (1) The following standards shall be met when installing the required landscaping: (a) Plant materials shall be located to provide reasonable access to all utilities. (b) All required screening or buffering shall be located on the lot occupied by the use, building, facility or structures to be screened. No screening or buffering shall be located on any public right- of-way. (c) Sodded areas on slopes shall be staked. (d) Seeded areas shall be mulched with straw to prevent erosion. Hydro mulching is acceptable. (e) Oak trees shall be surrounded by snow fence or other means at their drip line to prevent compaction of their root systems. (f) Plantings shall not be placed so as to obstruct lines of sight at street corners and driveways. (g) No plant materials reaching a mature height of twenty (20) feet or more shall be planted within a twenty-five (25) foot lineal path of the centerline of an overhead power line. (2) The applicant shall install all landscape materials within one year; but shall have three (3) years within which to install the required landscaping if the following minimum standards are met: (a) First year ( (1) ) All grading is completed, including installation of berms. ( (2) ) The required irrigation system is installed. 20 ( (3) ) Areas to be seeded and/or sodded are installed. ( (4) ) Screening for adjacent residential areas is installed, if required. ( (5) ) Twenty-five (25) percent of the required over-story trees are installed. ( (6) ) Twenty-five (25) percent of the perimeter landscaping is installed. (b) Second year ( (1) ) The remainder of the perimeter landscaping is installed. ( (2) ) Interior landscaping is installed. ( (3) ) Fifty (50) percent of the remaining required over-story trees are installed. (c) Third year Any remaining landscaping shall be installed. L. Maintenance. (1) The property owner shall be responsible for . replacement of any dead trees, shrubs, ground covers, and sodding. If any plant materials are not maintained or replaced, the property owner shall have, upon written notification from the City, one growing season to replace said materials before the City shall maintain or replace said plant materials and assess the property for the costs thereof. Plant materials need not be replaced specie for specie; however, in no case shall the number of plant materials be reduced from the minimum that is required by this section when replacing dead plant materials. (2) Screen fences and walls which are in disrepair shall be repaired. (3) All vacant lots, tracts, or parcels shall be properly_ maintained in an orderly manner free of litter and junk. (Ref. Ord 960) 7 . PERFORMANCE STANDARDS A. Parking Facilities. 21 All driveways, parking areas and loading docks shall be surfaced with blacktop, concrete or other hard surface material approved by the City. B. Exterior Storage. (1) The exterior storage of materials, motor vehicles, and equipment incidental to the principal use shall comply with Section 205. 19.01.A. (4) . (2) The exterior storage of materials, motor vehicles, and equipment related to outdoor intensive uses shall comply with Section 205. 19.06.G. (4) . C. Refuse. All waste materials, refuse or garbage shall be contained in closed containers as required under the Chapter entitled "Waste Disposal" of the Fridley City Code. D. Screening. (1) Screening of off-street parking shall be required for: (a) Any off-street parking area visible from a public right-of-way. (b) Any driveway to a parking area adjoining a public right-of-way. (2) Where any industrial district is adjacent to a public right-of-way or across from any residential district, the following requirements must be met: (a) There shall be a five (5) foot sidewalk easement provided along the property line. Council may allow the applicant to delay the installation of the sidewalk, if the applicant signs an agreement that it will be constructed when the City requires the installation. (b) There shall be a fifteen (15) foot planting strip located behind the required sidewalk, that is substantial enough to create a physical separation between the public right-of-way and the industrial property. (3) All trash or garbage storage receptacles must be located in the rear or side yard and be totally screened 22 from view from any public right-of-way. Provisions must be taken to protect screening from vehicle damage. (4) All raw materials, supplies, finished or semi-finished products and equipment, not including motor vehicles, shall be stored within an enclosed building or be screened on all sides from view from a public right-of-way or an adjoining property of a different district by a fence or other approved screen which extends two (2) feet above the highest item to be stored with the height not to exceed eight (8) feet except where materials and equipment are being used for construction on premises. (5) Motor vehicles necessary to the operation of the principal use, may be stored without screening only within the permitted rear yard area if they are not readily visible from a public right-of-way. Motor vehicles related to outdoor intensive uses shall be stored within the required screened storage yard. (6) All roof equipment, except alternate energy devices, must be screened from public view unless the equipment is designed as an integral part of the building and is compatible with the lines of the building, as determined by the City. (Ref. Ord. 960) E. Drainage And Grade Requirements. A finished ground grade shall be established such that natural drainage away from all buildings is provided. The following minimum criteria shall apply. (1) The minimum elevation of finished grade shall not be less than one-fourth (1/4) inch rise per horizontal foot of setback measured from curb grade. (2) The City may specify a minimum finished ground grade for any structure in order to allow proper drainage and connection to City utilities. F. Maintenance. It shall be the responsibility of the property owner to ensure that: (1) Every exterior wall, foundation and roof of any building or structure shall be reasonably watertight, weather-tight and rodent-proof and shall be kept in a good state of maintenance and repair. Exterior walls shall be maintained free from extensive dilapidation due to cracks, tears or breaks of deteriorated plaster, 23 • stucco, brick, wood or other material that gives evidence of long neglect. (2) The protective surface on exterior walls of a building shall be maintained in good repair and provide a sufficient covering and protection of the structural surface against its deterioration. Without limiting the generality of this section, a protective surface of a building shall be deemed to be out of repair if: (a) More than twenty-five percent (25%) of the area of any plane or wall on which the protective surface is paint is blistered, cracked, flaked, scaled or chalked away, or (b) More than twenty-five percent (25%) of the pointing of any brick or stone wall is loose or has fallen out. (3) Every yard and all structures, walls, fences, walks, steps, driveways, landscaping and other exterior development shall be maintained in an attractive, well kept condition. (4) The boulevard area of a premises shall be properly maintained, groomed and cared for by the abutting property owner. G. Essential Services. (1) Connection is required on each lot served by City sanitary sewer. (2) Connection is required on each lot served by a City water line. (Ref. Ord. 960) 205.1420 PUD-PLANNED UNIT DEVELOPMENT DISTRICT REGULATIONS 205.2-021 S-1 SPECIAL DISTRICTS 205.2/22 S-1 HYDE PARK NEIGHBORHOOD DISTRICT REGULATIONS 205.2423 S-2 REDEVELOPMENT DISTRICT REGULATIONS 205.2424 0-1 OVERLAY DISTRICT REGULATIONS 205.2-425 0-1 CREEK AND RIVER PRESERVATION DISTRICT REGULATIONS 205.2-526 0-2 CRITICAL AREA DISTRICT REGULATIONS 24 Hearing impaired persons planning to attend who need an interpreter or other persons with disabilities who require auxiliary aids should contact Roberta Collins at 572-3500 no later than March 27, 1992 . Any and all persons desiring to be heard shall be given an opportunity at the above stated time and place. Any questions related to this item may be referred to the Fridley Community Development Department at 571-3450. 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(including rock crushing) . ♦ Existing uses could be not ♦ Remove above uses from expanded. M-1 and M-2 districts. ♦ Existing uses could not ♦ Do not rezone existing rebuild if more than 50% properties; text amendment damaged. only. ♦ Existing uses could continue as they are and be sold to subsequent owners. ♦ Need to define "outdoor" uses very carefully. ♦ Zoning district could be created anywhere. B Create M-3 Zoning District in ♦ Trucking terminals and other Text and on Map; Eliminate similar uses located in one Junkyards. portion of the City •which ♦ Rezone specific area in City can accommodate them. (see attached) ♦ Four vacant properties would ♦ Amend text as in Option A. be limited to the uses in M-3 . C Maintain Current Ordinances ♦ City will have burden of ♦ Use special use permits to proof to deny permit based control location. on specific location. ♦ Existing uses continue as ♦ Avoid unbudgeted legal and conforming. administrative costs. D No matter the option above, eliminate junk yards as a use in the City of Fridley. 1) Amend zoning ordinance to prohibit junkyards. 2) Amortization ordinance 3) Acquisition 1 I 1 I 2 I 3 COON RAPIDS I CITY OF BLAINE \ j j )-,--.)••.,,-..,.)0 ap..),.".?''''' ''''''') ') .)..?.•( c'', ..(."‘ -' NE. 7 ^ 1 r' , NIN111111111111 Q�'a .3��' ?�^� c,= R� 7" ) 11111111111111111 �, •( 1010110101011 • j 4 n J 111111111111,11111 b01 - e) ,,1� ..) `-) e'• i;V 11111111111 H 3;' ( 1111111111h,••1 41,,. ,�C s C Cjj 1111111111111111 ;:'4,J�� ,� f' ? -3�f:.C �.�:�, 11111111°41111V1111111111 �,;;'ry, °� .r.� � 1111111111111111 • ,o ,••- r; D....)"1J D -'J ti••• --a`•✓•c tir 1111114111111111411411111141 - 3 C 11114111111111011 s � , 7�- ' f 1111141111111111111111111111114 A CITY OF _ �;-; r� :; -. 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',,1, •,, • , , ' Opw. ,(. . ppv •• ;,r{1,11111 6E0 •I • • • CommunityDevelopmentDepartment De artment 111 PLANNING DIVISION City of Fridley DATE: April 17, 1992 TO: Planning Commission Members FROM: Barbara Dacy, Community Development Director Michele McPherson, Planning Assistant SUBJECT: ' Bob's Produce Revised Development Plan Attached please find the site plan for the revised development by Bob Schroer of Bob's Produce Ranch. Due to the discovery of poor soils on the Bob's Produce parcel and the increased costs associated with soil corrections, Bob and Mike Schroer have revised their proposed development plan. The revised plan includes maintaining the existing Bob's Produce Ranch and adding a 9, 000 dquare foot addition to the rear of the building. The west leg of the existing building will be demolished and a new 15, 000 square foot building will be constructed for Lyndale Garden Center under Phase II, which should occur some time in the Fall of 1992. In conjunction with the proposed Lyndale Garden Center building, a 5, 000 square foot greenhouse is also proposed. The revised development plan required two new variances to be reviewed by the Appeals Commission and the City Council; however, the other land use request, i.e. the special use permit for the garden center, the rezoning, and the street vacation, remain unchanged. If the Planning Commission has any questions regarding the revised development plan, they can be discussed at Wednesday's meeting. MM/dn M-92-261 1 I • i i 1 m I I I I ABRA AUTO BODY II , z a I ' BUILDING ; II II 1 I m I ,1 . i . ; I ' I ' • I II il jJHIlII.IIHtFHilH L I emn�,uac.ntm• ' , --- 1 I ' KENNEQY I I > �I , I 1 BUILDII�'G vI I I ,€ cocb�Lo .4r LG.G CONC. I I TO ce Lecw '•e m Ira' • I _ I ' ry FlraN e.�sre+o of auoc+s. —_ — —.4,1,140PESEP.D n•warn s<w ew xe.eal I . Puree RESEx.m ` PHASE 1 ``� ____ ___—r .o PROPOSED I __ \ `` r- / r I I " , aa-a ADDITION L_ = -r--— �I r �. -r 9.000 S.F. _ / I • I •��``l..i�...g...•i•!•1.."4 .*:•.t i / I PHASE II �� .j{y ^�� I PROPOSED I , $ / I • I 1 GARDEN �►r`wG 1r / 15C,000 S.F. '. •ENTER �OP0 e / I i • ' _ T" / % I I PROPOSED 1,••r -1--- • / GREENHOUSE \ \X` --i--- i 5.000 S.F. �- •i. - --1---- r _ r ��,,-+"'•`�" 1 I PROPOSED I, , •. -- -- -_ / '_ YARD AREA ( 1\ !! -r_ ar+v! I 51.500 S.F. �� ,� e-r�`��-— 1 L1 - SITE_ PLAN