HomeMy WebLinkAbout2017-02-07 P & Z Handouts February 7> 2017
File: 193803433
Attention: Planning i toners
City f Centerville
1880 Main Street
Centerville, inn ta 66038-9701
Dear Commissioners,
RaWance: Ruffridge-Johnson Equipment Conditional Use Permit,Revised Recommendation
Findings
Since the deliveryf the planningreport a revisedi s been submitted. valso
had the opportunityreview the applicationC the developer and their architect and
engineer.The followingrecommendation and findi Information that has been
submitted.
RECOMMENDATIONS&FINDINGS
approvalWe recommend i i permit for the Sublect Property1following
conditions:
1. Staff review f final aft development plans to confirm acceptablesl luti ns for the
five listed concernsrelated to the r l In
, The additionf plan details for the proposedu C nwith
conflai'astion of the location ra r
& Staff review f acceptable design details for the trench ria utility access holen
sanitary r cleanout
4Staff review and approval of design detail related to the edges of the proposedoutdoor
storagerea that are not currently shown to be edged by concrete curb.
Suggested Findings;
1. The proposediti l use permitIII approval a developmentIs consistent with
the Comprehensive I
2. With compliance with the conditions of approval the applicationIs consistent 1
Commercial Zoning
February 7.2017
Planning Commissioners
Page 2 of 2
Reftranow Ruffrelge-Johnson EquipmentConditional it.Revised Recommendallon
The proposed applicaflon and supporting materials will meet or exceed all required
setbacks and yard areas.
proposed4. The te plan shows 52 parking spaces and 8 prooff parking spaces which
meets the combinedin requirements for the plannedr l I and industrial
space.
5. The buildingI 1 n standard
6. The proposed landscaping meets the ordinance standards f€ar total percentage of lot area
landscaping, required r n landscaping w1 in the parldngr h number
and size fboth ,foundation and perimeter landscaping.
7. The outdoor storage areaIl be limited to 29,062 sq.ft. or I the r i n
standard.
Regards,
John W,Shordlow, FAJCP
Senior Principal
(651)967-4560
Fax:( 11
John,Shardlowdstantecoorn
Stantec Memo
..............................................................................................----......------------------------------------------------------------------ ...........................................................................
To: Mike Ericson From: John Shardlow, FAICP
City of Centerville Stantec Consulting
1880 Main Street 2335 Highway 36 W
Centerville, MN 55038 S . Paul MN 55113
File: Ruffridge Johnson Date: February 2,2017
Reference: Ruffridge Johnson Equipment Company Conditional Use Permit Application
LNTRODUCTION
Ruffridge Johnson Equipment Company is proposing to build and operate a new facility in
Centerville.The property is zoned B-1 and the use is permitted, but the business also includes
outdoor storage which requires approval of a conditional use permit.
The plans submitted in support ofthe application are all stamped preliminary.There are, therefore,
many ordinance requirements that will need to be verified through the review of a final plan set.The
information that must be verified is noted inthis report. If the Planning Commission and City Council
vote to approve this conditional use permit,it must be conditioned on the verification of the plans to
meet ordinance requirements.
We haver view d the plans for the proposed Ruffridge Johnson building, along Commerce drive
and offer the following comments. Since the submitted site plans are preliminary the City should
reserve the right to require modifications if the review of the final plans reveal ordinance violations.
General:
1) The City has evaluated the site fors e water connections. SAC and WAC charges in
accordance with City regulations will be assessed in addition tote agreed upon purchase
price.
ilghtingg
1) Plans appear to meet standard guidelines of downcast cutoff type fixtures and a maximum
1.0 footcandle at all property lines.
Lianning.
1) The site is guided Commercial inthe City's Future Land Use Plan and zoned B-1 Commercial.
2) Minimum lot size in the B-1 district is 20,000 sq ft; the subject site is 217,700 sq ft,or 5 acres.
3) Building setbacks in the B-1 district:
a. Front:30' required, 100' provided
b. Side:20' required, 110' east side/330' west side provided
Dedgn with cornniunity In InInd
me c\usen\meficson\appdata\local\microsoft\wlndows\iemporary int of flies\content.cutbok\rkksOcq4\ruffTidge Johmon plan review_201? .d
(3 Stantec
February 2,2017
Mike Ericson
Page 2 of 5
Reference: Rte age Johnson CUP
c. Side: Future development on the west side of the site must meet the required 20'
setback,
d. Rear:30' required, 130' provided
4) Parking:5 spaces per 1,000 sq ft of office area,2 spaces per 1,000 sq ft of industrial space.
Parking calculations submitted on the Site Plan are correct and adequate: 60 required, 52
spaces provided plus 8 proof-of-parking spaces.
5) Building Height:35' maAmum;34' proposed.
6) Landscaping:
a. 10%of the site area must be green!ipuL;tj,- this must be verified-areas are not
provided on the site plan, but rough measurements indicate this standard is met.
b. 3%oft surface area parking area must be landscaped with grass,shrubbery, or
ground cover; must be verified-areas are not provided on the site plan, but rough
measurements indicate this standard is met.
c. Overstory trees are required at a rate of one tree per 3,000 sq ft of site area, the
numbers and calculations on the landscape plan meet this standard.
d. Shrubs and foundation plants are required at a rate of one planting per 10 lineal feet
of building perimeter and parking lot perimeter;the numbers and calculations on the
landscape plan meets this standard.
7) Outdoor storage is permitted if necessary fora permitted commercial use, is is the case
here.The ordinance limits the size oft e outdoor storage area to a maAmum of 1.5 to one
ratio of storage area to building footprint.Site Plan Al.I has a table with a not indicating
that it was revised on January 2 ,2017.This table labeled Site Information lists the building
footprint as 19,368 sq. ft.
The table also lists the Outdoor Storage as 19,368 X 1.5=29,052 sq. ft.The outdoor storage
area shown on the site plan appears to be significantly larger than 29,052 sq.ft. It is unclear if
the intent is to limit the size of the outdoor storage area to 29,052 sq. ft.
If the proposed outdoor storage area is to be greater than 29,052 sq. ft. the applicant will
need to demonstrate a practical difficulty and apply for a variance, or commit to
constructing a larger building. Additional screening and landscaping could also be required
as conditions of the CUP if a need is determined based on the final plans.The applicant
should be prepared to make their intentions clear at the meeting.
8) Screening requirements are to be reviewed in the site plan process.The perimeter oft site
has an 8' high security fence,with dense landscaping on the sides and rear,and overstory
boulevard trees in front.The screening and landscaping is acceptable provided a
satisfactory guarantee of survival of the plant materials is provided and no additional
Design with community In mind
me c,\users\merieson\appdata\local\mlcr=ff\vvindtempomry Internet files\conient.oullook\rkks0eq4\ruffddge johnson plan reVnw-2017 .d
(3 Stantec
February 2,2017
Mike Ericson
Page 3 of 5
Reference: Ruffridge Johnson CUP
screening is required to mitigate the proposed outdoor storage (if the area exceeds the
ordinance standard).
Grading Plan,
I) The Of fence has a gap on the western side of the site. It should surround the site asshown
on the eastern side.
2) A valley gutter/concrete apron should be shown at the entrances tat site. Add a detail
to Sheet C3. If care is taken upon removal of the existing curb of the entrance locations and
the pavement edge is maintained,you may our concrete against the edge of pavement.
If the edge of pavement is damaged or sloughs off,we Will require the front edge of the
apron to be poured against a for and a 2' v4de bituminous patch to be saw-cut, removed
and repaved.
3) The rock construction entrance is shown at the location of an existing catch basin. It should
be moved to avoid covering tet tch basin.
4) In the far northeast and northwest corners of the paved area the curb appears to empty
onto the "millings" area with a riprop swale adjacent. We suggest a more deliberate route
for the water to enter the nprap swale,such as a curb-cut,just for tothe end of the curb.
The current design may result in some wash-outs at the end of the curb.This issue must be
addressed in the final design.
5) It's not clear what type of curb is being used where. There are details for B612, both gutter-in
and gutter-out. The final design must clarify this issue on the final grading plan.
X10 Plan
I) A pump is called out for the sump basin. A detail should be added to Sheet C3 unless this is
covered in the building mechanical plans.The applicant should also clarify if there will be a
backup generator, in the case of a power outage?
2) It is also unclear if the entire roof drains into the 10" pipe on the south side of the building? If
there is to be an outlet for the north If of the roof it should be shown on the plan.
Detail Plan:
1) Details for the trench drain, catch basin, manhole, and sanitary cleanout must be added.
SUMMARY. RECOMMENDATIONS AND SUGGESTED FINDINGS
The approval of a conditional use permit will authorize the development of a new business on a key
property that isowned by the City.The development of this property will put it back on the tax rolls
and mark the end of a long process.
Design with community In mind
me r,:\u5ers\meri=o.,)\Clppdata\bcal\microsoff\windows\temporary Internet riles\ronient.ouilook\rkksDcq4\ruffridge Johnson plan osv1ew_M17-02-W,docx
(3 Stantec
February 2,2017
Mike Ericson
Page 4 of 5
Reference: Ruffridge Johnson CUP
As noted several times in this report the plans are preliminary and several important details must be
addressed in the preparation and review of the final plans. Having said that the vast majority of
these issues are typical to preliminary reviews and there does not appear to be any that can't be
successfully addressed.
The question about the intended size of the outdoor storage area is important. One of the site plans
identifies the Outdoor storage area as 29,052 sq. ft.which would meet the standard.The site plan it is
wititten on appears to show a good deal more area than that.This needs to be clarified.
The it cannot knowingly approve a plan thot violates its ordinance.The applicant should be
prepared to address this issue at the meeting.The choices are one of three: 1, limit the outdoor
storage area to 29,052 sq,ft. or less, 2, provide evidence to justify a finding of a practical difficulty
and apply for a valiance, or commit to building a larger building. Remember that the ratio is 1.5 to
1, outdoor storage to building areas.
We recommend approval of the conditional use permit with the following conditions:
1. Approval of final site plans that address the five listed concerns related to the grading plan,
2. The addition of plan details to add the sump plan and clarify if a backup generator is
proposed.
3. Plan details related tot trench drain, manhole, and sanitary cleanout
4. Resolution of the outdoor storage area size issue through either the submission of final site
plan limiting the area to 29,052 sq.ft. or less, the approval of a variance, or a commitment to
build a building that has an area 2/3 as large as the proposed outdoor storage area.
Suggested Findings:
1. The proposed conditional use permit will authorize a development that is consistent with the
Comprehensive Plan
2. The proposed use is consistent with the B-I Commercial Zoning
3. The proposed development will meet or exceed the applicable setbacks.
4. The proposed site plan shows 52 parking spaces and 8 proof of parking spaces which meets
the combined parking for the planned office and industrial space.
5. The building will be one foot lower than the maximum building height and therefore meets
the standard.
6. The proposed landscaping meets the ordinance standards for total percentage of lot area
landscaping, percentage within parking areas, number of overstory frees and foundation
and penimeter landscaping.
Design with community in mind
me c:\users\medcson\appdata\local\microsoft\\Mndows\lemp=ry intemef files\conlent.ouilook\rkksDcq4\rufftidge johnson plan revIeW_2017-02-03,doex
5 stantec
February 2,2017
Mike Eason
Page 5 of 5
Reference., Reffiridge Johnson CUP
7. The issue of outdoor storage area must be addressed by either limiting its size to 29,052 sq ft.,
submitting an application and demonstrating a practical difficulty to justify and gain the
approval of a variance, or commit taincrease the size of the proposed building to meet the
ordinance ratio of building to outdoor storage area.
Design with community In mind
me c;:\usm\rnericson\appdata\local\micro soft\vrtndows\fempaory internei fl4es\content.outtook\rkksOcq4\ruffridge johnson plan reAew_'M17-02-03,dcmx
CITY OF CENTERVILLE
ANOKA COUNTY,MINNESOTA
APPROVAL OF CONDITIONAL USE PERMIT
1. Permit. Subject to the terms and conditions set forth herein,the City of Centerville
hereby grants approval of a conditional use permit for:
Jon Pederson and Rufftidge Johnson Equipment Company, 2065 Commerce
Drive to operate an equipment company(paving,milling and aggregate
processing)business including repair and maintenance shop with the sale of
reIt ed hand tools and safety equipment subject the conditions of this permit.
2. Property. The permit is for the following described property:
2065 Commerce Drive Lot 2,Block I Clearwater Business
P17V#R24-31-22-23-001 7 Park,Ex Rd Eubj to Ease ofRee
3. Conditions. This permit is issued subject to the following conditions:
a) Employee parking will be to the south side of the building and on bituminous
pavement only.
b) Ownerlope rfor will comply with the City"s Sign Ordinance.
a) Owner/operator will comply with minimal landscaping standards within (12)
months from the date of the building permit, subject to extension by the City
Council per City Code.
d) Owner/operator will comply with minimal parking lot lighting requirements
within (12) months from the to of the building permit, subject to extension by
the City Council per City Code and adhere to emissions requirements.
a) Future paving requirements may pertain, dependent upon usage, and will meet
minimum standards.
fi Bulk gasoline or other fuels, and lubricants or other chemicals shall not be stored
on site except in containers and in locations specifically approved in the site plan.
F) 'Me fenced area shall be properly maintained.
Id Limits on the noise emitted at the property line shall conform to the noise
regulations contained in City Code Section 91.09 and other nuisance regulations
contained in Chapter 91°
i) Landowner and business operator shall be jointly and individually responsible for
the continuing conformance with this Conditional Use Permit and that if the sale
of this property does not close on or within ten (10) days of June 1, 2017, this
Conditional Use Permit will become null and void,
J) Grantee will follow the applicable standards and requirements of the City of
Centerville, Rice Creek Watershed District, Anoka County, Army Corp of
Engineers,FEMA, Minnesota DNR and any other agency having jurisdiction over
the property and shall secure and file with the City, any permits required by
outside agencies.
k) The City reserves the right to annually review this parent for compliance with the
conditions and may impose additional conditions to mitigate unforeseen
problems.
Dated:
'1 1E JOBBON
EQUIPMENT COMPANY
BY:
Jon Pederson
STATE OF MINNESOTA
) as.
COUNTY OF ANOKA
The foregoing was acknowledged before me this—day of 2017a
by Jon Pederson., for himself and Ruffrid Johnson Equipment Company, a Minnesota
corporation, on behalf of the corporation and pursuant to authority granted by that
corporation,
..wv .............
P'ubfie
Dated:
CITY OF CENTERVILLE
BY:
Jeff Paar, Mayor
Attest:
Teresa Bender, City Clerk
STATE OF MINNESOTA )
) as.
COUNTY OF ANOKA
The foregoing was acknowledged bet re me this_day of 2017.
by Jeff Pam, Mayor and Teresa Bender, Clerk of the City of Centerville, a Minnesota
municipal corporation, on behalf of the corporation and pursuant to authority granted by
its City Council.
Not Poldic
Drafted by:
City of Centerville
1880 Main Street
Centerville, BID 55038