HomeMy WebLinkAbout2019 08-06 PC PACKETCITY OF GEM LAKE, MN
4200 Otter Lake Road
Gem Lake, MN 55110-3227
Planning. Commission Meeting Agenda
Tuesday, August 6, 2019, 7:00 p.m. — Heritage Hall
1. Call to Order & Roll Gall
2. Approval of Agenda
A. Review minutes for July 9, 2019`Gem Lake. Planning Commission meeting;
3. Public Hearings.
A. Amendment to Section 9.6.of the Consolidated Land Use Ordinance #131, which would permit a
non=.conforming use located in the Gateway Zoning. District to expand using building materials
which are consistent with an existing building, by Conditional Use Permit.
6. Conditional Use Permit request to allow construction of. a warehouse building at. the following
described property lying and being. in the City of Gem Lake, Ramsey County; Minnesota, Lot 19,
Block 2, Summit Farm Flomesites, 3660 Scheuneman Road, Gem lake, MN.
4: Discussion Items (Old Business/New Business)
None
5. Public Comments
Members of the public may bring items of interest or concern to the members of the Planning
Commission. Please limit comments to. 2-3 min.utes:
b. Adiourn
N1E3t7 SCHEDULED MEETING:
Tuesday, Septe.mber3, 2019 —7:00 PM
City of Gem Lake Telephone: 651-747-2790
4200 Otter Lake Road E-mail: Cit na emlakeMN.ora
Gem Lake, MN 551:10-3227 Website: gemlakemn.org
City of Gem Lake Planning Commission Meeting Minutes
Tuesday,. July 9; 2019, 7:0a p.m., Heritage Hall, 4200 Otter Lake Road
Call to order and Roll Call
Chair Ben Johnson called the meeting to order at 7:01 p.m. Commissioner.Amlee, Cummings;
Pratt.and Wippich were present. Others attending: City Planner Tom Riedesel, citizens .Paul
Emeott, Bill Flaspeters, Dan and Mary Jane 1VMarier, property owner Jake Mager and. Smitty
Jeffrey, contractor for Polar Tools..
Approval of Agenda
Chair Johnson -stated that. the agenda needs .to:be amended to add the addition of the approval
of the May 7, 2019, Planning Commission minutes. A motion was made by Commissioner Pratt
seconded by Commissioner Wippicli to approve the agenda with the addiion of the minutes
from May 7; 2019. Motion passes, agenda approved with additi..on.
Up -royal of. Minutes
Commissioner Wippich made a motion to approve: the minutes. from May 7,. and June 4, 2019,
seconded by Commissioner Pratt. Minutes approved..
Old Business
None
Public. Head
Chair Johnson called the public hearingopen at 7.05 p.m. for Ordinance. No. 132, Golf Carts.
Usage in Gem Lake (shortened version of title). Dan Marier, XXXX.Scheuneman Road, why is
the fee$1.40.00?, should be %$10.00 for three years, where did the fee: come from?, Doc tor's
signature?, either a valid driver`s license or a note from your physician, Incorporate definitions
from MN Statute 169.045.. Paul Eme.ott, XXXX Scheuneman Road, shouldhave clear definitions
of a golf cart. Chair Johnson.closed the public hearing at 7:30 p.m.
The committee discussed topics raised by Mt.. Marier and 114r. Emeott,:1..Permit fee $ i00:00
why? Suggest changing the fee to $10.00 for three years, 2. Eliminate sunrise to sunset from 6C.
and.add state statute laiAguage- Motorized golf carts may only be operated on designated
roadways from sunrise to sunset,: unless equipped with original equipment headlights,. taillights,
and rear -facing. brake lights, They shall not be. operated in inclement weather. except during
ernergency conditions as .provided in the ordinance, or when visibility is irnpaixed by weather,
smoke, fog or other conditions, or at. any time when there is insufficient visibility to clearly see
persons and vehicles on the roadway at a distance of 500 feet. 3. Either have a valid .driver's license
or a certificate: from.your.pliysician stating the applicant is, able to safely operate a motorized. golf
f,.
carton the city roadways.
City of Gem Lake Pianning Commission Meeting Minutes =July 9, 2019 1
A motion was made by Chair Johnson, seconded by Cornmissianer Wippich to recommend to
the city council items 1,.2, and 3 stated above.
Public Hearing— Polar Tool 3660 Scheuneman Road
Chair Ben Johnson opened the public hearing at 7.33 p.m. Smitty.Jeffrey, contractor for Polar
Tool, gave an. overview of the project, discussed drainage, landscaping, screening and
topography. Conrimissioner Cunimings. offered the possibility of a new zone, light industrial,
which is more in line with the usage. Council discussed zoning concerns. Commissioner Pratt
made a motion to recommend to the city council to .deny the. variance,. and amend the zoning
ordinance to add in. section 9.6.5 Others — "When a non -conforming use. or building is proposed
to expand on site or to an abutting property, within the Gateway Zoning District, the. City shall.
require approval of a Conditional Use Permit." Specificbuilding and.site requirements: by this
ordinance, may be varied from in order to provide consistency in site' and building design..
Commissioner Wippich seconded.. Motion passed.
Other Items
Commissioner Cummings asked about the sidewalk planned for County Load E.
Being Mere no further business, Commissioner Pratt made a. motion,. Commissioner Wippich.
seconded to :adjourn, .the meeting. No objections, meeting adjourned at 8:.40 p,m..
City of Gem Lake Planriing Commission Meeting Minutes: —July 9, 2019 2.
D) Basements. All building types are permitted to have basements if.itis technically feasible to build basements
on the chosen building site,. A walk -out basementis considered a "stor/' for.height regulation, but other kinds
of basements are riot counted against the height of the. building,
E) Footprint. The building footprint is. the area occupied by the horizontal projection of the. building's first
floor, .excluding the .floor area of attached.. garages and porches or decks built as :allowed encroachments into
setbacks. Within the building envelope defined in the Building Type Template, the horizontal projection of
upper floors may not extend more than ten feet in.any direction over the footpriintt except for portions..of the
upper floor built directly over an attached garage.
F) Mass, Ratio. When. used. on a Building Type Template, the percentages listed..in. the Mass table define the
maximum area al .6 ed.tlie.horizontal projection.of one floor inn relation to the area of the horizontal projection.
of the buildingfootprint and attached garage,:if any,
G) Building Placement Diagram. The diagram on. each Building Type Templateprovides regulatory information
on the setbacks, build -to lines: (lines.on. which some or all of the building fa�adc inust.be placed); the "building.
envelope" in which the footprint may be placed,: frontagetypes; perinxitted encroaclunents .of porches, decks
and balconies, placement of accessory structures, and other items which regulate the built environment on a.
given lot.
9.6.3 Combination of Building Types on Single Lot, The Building Type templates regulate lot size; but it is. not required
that each building be on. a separately conveyed lot. If multiple buildingtypes are proposed the .dimensional standards
should be applied as though the lot were being divided. Any total surface. coverage or building footprint.standa.rds may
be combined among:all of the buildings included on a particular lot.
9.6:4 New Building Types. New.budding types may be proposed in the manner of other amendments to the.. aping
Code using the procedure in Section 17,6.of this Ordinance. A:proposal mustcontain ail information included.ia existing
analogous Building Types, .including but: not .limited to the dimensional standards, use designations, and frontage
requirements...
M.5 Use Regulation .in the Gateway District. The Gateway District's: xegulatory focus is. first upon the form of `each
building.and its relation, to the surrounding environment. This section regulates the use of space within buildings, except
to the extent that any structureor land use existed as a. legally nonconforming use prior to the adoption of this. Section,
as a matter secondary to the built form. The.we.of land in the District is. regulated by the Building Type Templates and
is directly related. to the:. building form.
A) General Terms and Permitted Uscs. The.Building'T'ype Templates assign categories of uses to certain floors
of a building. When multiple use categories are listed and separated by a slash (such as "..office/serail"), the uses
.may be combined on the floor at the discretion of the owner .or occupantof the building. When multiple use
categories are stated as -alternatives (such as "Office or residential. ").the floor may only be assigned one category
of use, at .the discretion of the owner ox occupant of the building. Building Type Templates may also contain
specific exclusions or limitations which modify the application.of.a use category to the particular building.. The
categorical terms are defined as follows:
Residential =.Premises for long term human dwelling.
Office.- Nan -residential. premises. used for administrative, clerical, professional or sirnilar:activities. Office as
used .in this section includes rinedical. and dental offices used by five (5.) or fewer medical principals (doctor,
dentist, chiropractor or similar professional).
Retail. - Premises for the sale of merchandise and .food service. For purposes of this Section, banks with teller
.service are considered "retail" instead of "office." Athletic clubs and. fitnesa centers that art not the primary
use of the building: space are considered a "retail" use::Certain personA.s.ervice businesses are considered
"retail" if not the primary use. of a building. barbershop beauty salon; clothing rental and dry cleaning pickup
(but.not on site processing); and tailor shops.
Updated JadyXlI 2018 131 Gem Lake Consolidated Land Use Ordinan.ce. —Page 35
Commercial - Premises fox the conduct of the following activities, which are not included.within the meaning
of "office" or "retail" for purposes of this Section: Athletic club/fitness. center (when primary or :only use of
building space); Business .school or trade school; veterinary.dinic; funeral home; hotel; recreational primary use:
(such as a bowling alley}; cabinet and carpentryshops, heating, plumbing or electrical sales and service; printing
shop; upholstery shop, warehousing. Conditional uses of space assigned as "commercial" are: automotive repair
and service (including gas stations); car wash; Light industrial uses which manufacture; process, store. and
distribute foods and materials not likely to create offensive noise; odors,. vibrations, dust smoke,: heat;. glare or
other objectionable influences and are in general dependent.upon raw materials refined elsewhere.
Updated Aly.Xr, 2018.13I .Gem Lake .Conso.4dawed Land Use. Ordinance —.Page 36
City of Gem Lake Planning Commission Meeting
Tuesday,. August 6, 2019, 7:OO.p.m., Heritage Hall, 4200 Otter Lake Road
Proposed Amendment to Section.9.6.5 of the Consolidated Land Use Ordinance 9131
Amendment would permit. a non -conforming: u.se located: in the Gateway Zoning District to expand ..using
building materials which are consistent with an existing building, by Conditional Llse Permit.
Proposed Language; Under Sec. 9.6:5 Use Regulation in the Gateway District, insert:
When a legally nonconforming use or structure is proposed to expand on -site, or onto an
abutting property within the Gateway Zoning District, the City shall -require opproval.of ❑
Conditional Use Permit as defned in Section 17.5 of this ordinance. Specific building and site.
requirements regulated by this ordinance may be varied from in order to provide consistency in
site and building design.
City of Gem Lake Planning Commission Meeting
Tuesday; August.6, 2019, 7:00. p.m., Heritage Hall, 4200 Otter Lake Road
Proposed Conditional Use Permit (CUP) for construction of a warehouse bu lid ing at the following
described property lying and being in the: City. of Gem Lake, Ramsey County, Minnesota, Lot 19; Block 2,
Summit Farm Homesites, 3660 Scheuneman Road, Gem Lake, MN.
General Standards.
Per Section 17.5 of Ordinance No.131--- the Consolidated Land. Use Ordinance, the #allowing general.
standards shall be met:
17.5.9 General Standards. All Conditional and Interim Uses shall complywith the following general
standards.
B) New Uses. Shall conform as follows:
1) Compliance with a€1 zoning and other regulations as may otherwise. be. applicable;.
2.) The date.. or the event that. wiII terminate the: use can be identified with certainty;..
3) The existence of the Conditional or Interim Use will riot impose additional costs
on the public if it becomes :necessary for the public to take the property in the
future;
4) The user agrees to any conditions of approval associated with the approval of the
Conditional or Interim Use Permit by the City Council.
C). Existing and New Uses. Shall conform asfollows:
1) Shall maintain harmony and compatibility with surrounding uses and with the
architectural character and design standards of existing uses and development;
2.} Shall meet or exceed all Performance Standards. contain elsewhere in this
Ordinance;
3) Shall not generate. such, additional traffic associated with the use that would
overburden or exceed the capabilities of streets and other public services and
facilit€es including, but. riot limited to; parks.; schools; and. utilities serving the area.
Proposed Additional Conditions for New Uses at 3660 Scheuneman Road, Gem Lake, MN
1. Use of corrugated. metal siding to match the adjacent existing building shall be required...
2. No installation of in -ground irrigation shall be required of the property owner m there will be no
sewer and water in the building. If the sewer and water is extended to the building in the:future,
the landscaped area.shall be irrigated.
3: All requirements from the City Engineer:
4. All requireMonts from the. Fire Inspector.
MEMORANDUM
TO: PLANNING COMMISSION
FROM: TOM RIEDESEL�-
DATE; SEPTEMBEV8, 2018
SUBJECT: CONSTRUCTION OF A WAREHOUSE
REQUEST' CONDITIONAL USE PERMIT
VARIANCES FROM SECTION 9.10.711) AND: 26.4.6 OF THE
CONSOLIDATED LAND USE ORDINANCE OR CONSOLIDATED
LAND USE ORDIANCE AMENDMENT
LOCATION: 36.60 SCHEUNEMAN ROAD
APPLICANT: SMITTY JEFFREY OF JEFFREY ENTERPRISES, L.LC
FOR POLAR TOOL
ZONING: GATEWAY ZONE — NEIGHTBORHOO❑ CENTER
Polar Tool is requesting City of Gem Lake approval to construct a storage warehouse
at 366.0 Scheuneman Road. Polar recently purchased the site and removed the
dilapidated home, which was located on the property.. Their current office/warehouse
building is on the abutting property at 3642.Scheuneman Road...
The new building is proposed to be 60' x 80' in size with one loading dock and: o.ne
drive- in door facing Scheuneman Road. The .building as proposed is a post frame
building using corrugated metal siding. A 3' high brick detail has been added to the
right-of-way side of the buiIding similar to the fa9.ade an their existing building. A paved
driveway, which in. the original proposal was 60' wide, has been red aced in width to.30'.
The building is proposed to be 28' high measured from grade to the tip of the roof, A.
4:12 pitched roof and one -foot overhangs are proposed.
The previous staff memo requested plan updates addressing the following items:
topography - topo information is shown on the updated plan received 6/24/19
lighting details - a plan showing 3 wall pack- lights is shown. on the Scheuneman
side ofthe building. One light is also planned on the east side
• a parking area. with landscaped island - no island is proposed but the entryway
has been reduced in width by 30`, creating space for landscaping on the right-
of- way side of the property. The area was redesigned to show landscaping
is rather than a driveway; the landscaped area where the. driveway was originally
proposed could be. considered an island,
drainage 0lan. showing best riman8gern ent.0.ractice8
landscaping plan a plan showing 9 trees. and 18 shrubs has been submitted.
Four of the trees are proposed to be pine. Approximately 10' shrubs are
proposed within the Scheuneman Road right -of --way. Staff has asked the
applicant to provide two additional trees, as required by the landscaping
section of the Consolidated Land Use Ordinance.
In addition, the building must be designed by a registered architect and
Plans signed by a P,.E.
It must be noted that the building exterior is proposed to be corrugated metal siding,
Corrugated. siding is not permitted in the Gateway Zoning District. •- Polar is
requesting a variance from this requirement. They have added a 3`.brick wainscoting
to the front of the building.
Other ordinance requirements, which must. be addressed by the applicant, include:
25% of the land must be landscaped by:grass, shrubbery or trees - an updated.
landscaping plan has been provided;
• one 180 square. foot minimum landscaped island must be provided in the
parking lot does the updated plan meet this requirement?
• the following landscaping must be provided based on the site perimeter:
11 trees- 30% of which must be conifers- 9 trees are proposed, 4 of
which are proposed to be pine.
- 18 shrubs, a minimum of M" tall - 18 shrubs are now proposed
• the landscaped area must be irrigated - an irrigation detail is not shown on the
landscaping plan -there are no plans to extend sewer and water to the Building.
No irrigation is planned for the landscaped areas. The: applicant is requesting
a variance from this ordinance requirement. A variance from Section 26.4.6
must be approved or in th.e alternative, the ordinance may be amended
eliminating this requirement:
all refuse/recycling storage must. be inside cfthe. building
• the loading dock and outside mechanical must. be screened from the public
right-of-way the shrubs planned for the Scheuneman side of the road will
provide some buffering of the larger drive-in door, The loading dock has very
limited screening proposed. Staff suggested that the two additional trees be
.placed to help. with the dock screening..
• No sewer and. water is planned to be extended to the building as no restrooms
are. proposed
The City Engineer has done a preliminary review of the plan and offers. the following
comments:
• plans need to be signed by a P.E.
o an erosion controI p[an must be submitted
■ the driveway elevations are incorrect and must match the contour plan
■' the lot.must.drain to the north
the City must decide if you want.[andscap€ng within a public right-of-way
Several items should be discussed by the Planning Commission regarding this proposal
and others in the. future: Does the Planning Commission plan to €o[low the regulations of
the Consolidated land Use Ordinance or are variances from the requirements of the
ordinance acceptable. Keep in mind that a "use variance" is not allowed. Proving a
"practical difficulty' from meeting the ordinance requirements is difficult to define,
.especially on a vacant piece or property. Applicants commonly note financial hardship
as reason not to follow the ordinance. This is understandable in the Polar Tool proposal
as.they are proposing a building., which will aestheticaily match their current building
and be very Similar to most of the buildings: on the eastside of Scheu.neman Road,
Typical Variance are for area or dimensions dealing with setbacks and height. A
variance for use, which is not allowed, is not.a variance request but rather a.zoning
ordinance amendment. Use of corrugated siding is not permitted. The ordinance must
be amended to permit the use. Irrigation of landscaped areas is required, The
ordinance must be amended, adopting an exception to this requirement.
The creation of the Gateway Zoning District anticipated redevelopment of 211 of the
non -conforming uses and sites within the zone. This is an aggressive goal, which is
difficulty to reach unless you have one large developer planning to redevelop several
contiguous properties at once. In the Polar Tools proposal, you have a fairly small
.business looking to expand with a moderately priced building, which will suit their
warehousing needs.. Permitting moderately priced new buildings make the property
more affordable to a future purchaser looking to develop this and. other nearby
properties when the current owner chooses to sell..
If the City supports the Polar Tool proposal, you may want to consider an amendment
to the Consolidated Land Use Ordinance .which would perm itan owner of an abutting
property to construct a building, which is similar to their current building.
The following. ordinance amendment wording could be considered for discussion;
Add to 9.6.5 under others
"When a non -conforming use or building is proposed to expand. on site or to. an
abutting property; within the Gateway Zoning District, the City shall require
approval of a Conditional Use Permit. Specific building and site requirements
required by this ordinance, may be varied from in order to provide consistency in
site `and building design.
Reasonable conditions can be attached to the approval of the Conditional Use Permit,.
Possible conditions for approval may include:
Use of corrugated metal. siding to. match the existing building shall be required
No in -ground irrigation shall be required of the property owner since there will be
no sewer and water in the building...if the sewer and water is extended to the
building in the future, the landscaped area shall: be irrigated.
All requirements from the City Engineer
All requirements from the Fire Inspector
City of.Gem Lake Planning Commission Meeting.
Tuesdays August 5, 2019, 7.00 p.m., Heritage: Hall, 4200 Otter Lake. Road
Proposed Conditional Use Permit (CUP) for construction of a warehouse building at the following
described. property lying and being 1n the City of Gem. Lake; Ramsey County, Minnesota, Lot 19,:Block..2,
Summit Farm Homesites, 3660 Scheuneman Road, Gem Lake, MN..
General Standards
Per Section 17.5 of Ordinance No. 131—the Consolidated. Land. Use Ordinance, the following general
standards shall be met:
17.5:9 General Standards. All Conditionaiand Interim Uses shall comply with the following general
standards.
B) New. Uses. Shall conform as follows:
1) Compliance with all zoning and other regulations as may otherwise: Ike applicable;
2) The date .or the event that will terminate the use can. be identified with certainty;
3} The existence of the Conditional or Interim Use will not impose additional costs.
on the public if it becomes necessary for the public to take the property in the>
future;
4) The user agrees to any conditions of approval associated with the approval of the
Conditional or.lnterim Use Permit by the City Council.
C) Existing and New Uses. Shall conform as follows:
` 11 Shall maintain harmony and compatibility with surrounding uses and with the
architectural character and design standards of existing uses and development;
2) Shall meet. or exceed all Performance Standards contain elsewhere in this.
Ordinance;
3) Shall not generate such additional traffic associated with the use that would
overburden or exceed the capabilities of streets and other public services and
facilities including, but not limited to, parks, schools, and. utilities serving the area.
Proposed Additional Conditions for New Uses at 3660 5cheunerrman Road, Gem Lake, MN
7. Use of corrugated metal siding to match the adjacent existing building shall be required.
2. No installation of in -ground irrigation shall. be required of the property owner as there will be no
sewer and water in the building. If the.sewer and water is extended tothe building in the future,
the landscaped area shall be irrigated.
3. All requirements from the City Engineer..
4. All requirements from the Fire Inspector.
D) Basements. Allbuilding types are permitted to have basenichts if it.is tednically feasible. to build basezricnts
on the chosen building site;:A walk -out basement is considered a "story" for height regulation, but other kinds.
of basements are not. counted against the height of the wilding.:
E) Footprint. The building footprint is the area occupied by the horizontal projection of the building's first.
floor,. cxcluding .the floor area of attached garages and porches: or decks: built as allowed :encroachments into
setbacks.. Within. the building envelope defined in the Building Type: Template, the horizontal .projection of
upper: floors -nay not extend more than ten feet in any direction over the footprint, except for: portions of the
upper floor built -directly over an attached. garage.
F): Mass, Ratio. When used on a Building Type. Template, the percentages listed in the Mass table define the
maximum area allowed the horizontal projection Of.one.floor in relation to the: area of the lzorizontalpzojection
of the building footprintand attached.garage, if any.
G} Bu ding:Placement Diagram. The diagram on. each Building Type Template provides regulatory .information
on the setbacks,: build -to lines (lines on which some or all of the building facade must be placed), the"building
envelope" in which:the. footprint may: be :placed, frontage :types, permitted encroachments of porches, decks
and. balconies, placement of accessory structures, and other items which regulate the built:envirotiment on.a.
given lot.
9.6.3 Combination of Building Types .on Single Lot. The Building Type templates regulate lot sire, buiit is not.required
that each. building be on a separately conveyed lot. If multiple -building types are proposed, the dimensional standards
should.beapplied as :though the lot were being divided: Any total surface..coverage.:or building footprint standards inay
be combined among. allof the buildings included on a particular lot.
9,6:4.New. Building. Types. -New building types may be proposed in the -manner of other. amendments to. the. Zoning
Code using the procedure in Section 17.6 of this Ordinance. ;A proposal must containallinformationincluded in existing
analogous Building. Types, including but not limited to the dimensional standards; use designations, and frontage
requirements.
9.6.5 Use Regulation iix the Gateway District: The Gateway District's regulatory focus is: first upon the form of each
building and its relation to the. surrounding. environment. This section xegulates the use of space within buildings,.ea:cept
to :the extent that any structure or:land...use..cxisted ".`a legally nonconforming use prior to the adoption of this Section,
as a. matter secondary 'to the...built form. The use of land M' the District is regulated by the Building Type Templates and
is directly related. to the building form.
A) .General Terms and Permitted Uses. T1ze.Buildi4 Type Templates assign categories of uses to certain floors
of a building. When multiple use categories .are listed. :and separated by a slash (such w ".office/reta l), the uses.
may be combined on the floor at the discietiozl o� thc.owner or occupant of. the btdIding. Whcn iultiple use
categories ate stated as alternatives (such. as "office. or.resid"ential") the floor may only.be assigned one category
of use, atthe discretion of the owner or occupant of the building. Building Type Templates may also contain
specific exclusions or limitations whiclrmodifythe applicationof a use category to the particular building. The
categorical terms are defined as follows:
Residential - P.rem ses. for long-term human dwelling.
Office - Non -resider ztial.pz..emiscs used for.admvustsative, clerical, professional or similar activities. office as
used in. this section includes:: medical and dental offices :used by five (5) or fewer medical principals (doctor,
dentist, chiropractor -or similat. professional).
Retail Premises for the.sale of merchandise and food sc*cer Far purposes of this Section, banks with tellet
service are considered "retail" instead of "office." Athletic clubs and fitness centers that ate not the primary
use of the .building space . axe. considered a "retail" .use. Certainon . persal .service busmi asses are considered
"retail" if not the primary use of a building barbershop/beauty salon; clothing rental and dry. cleaning pickup
(but not on sire processing); and tailor shops.
UpdaIcd.JulyXK 2018 .131 Gem: Lake CornolidatedLand Use Ordinance --Page 35
MEMORANDUM
TO: PLANNING COMMISSION
FROM: TOM RIEDESEL
DATE.: SEPTEMBE 018
I
SUBJECT: CONSTRUCTION OF A WAREHOUSE
REQUEST: CONDITIONAL USE PERMIT
VARIANCES FROM SECTION 9'10.T0 AND 26.4,E OF THE
CONSOLIDATED LAND USE ORDINANCE OR CONSOLIDATED
LAND USE ORDIANCE AMENDMENT
LOCATION: 3660 SCHEUNEMAN ROAD
APPLICANT: SMITTY JEFFREY aF JEFFREY ENTERPRISES,. LLC
FOR POLAR TOOL
ZONING: GATEWAY ZONE - NEIGHTBORHOOID CENTER
Polar Tool is requesting City of. Gem Lake approval to construct a storage warehouse
at. 3660 Scheuneman Road. Polar recently purchased the .site and removed the
dilapidated home, which was located on the property. Their current office/warehouse
building is on the abutting property ,at 3642 Scheuneman Road.
The n..ew building is proposed to be 60' x 80' in. size with one loading dock and one
drive- in door facing Scheuneman Road. The .building as proposed is a post frame
building using corrugated metal siding. A 3' high brick detail. has been added to the
right=of-way side of the bu€Iding. sim1larto the fa9ade on their existing building. A. paved
driveway, which in the original proposa.I was 66' wide, has been reduced in width to 34'.
The building is proposed to be 28' High measured from grade to the tip of the roof, A
4:12 pitched. roof and one -foot overhangs are proposed.
The previous staff merno requested plan updates addressing the following items:
+ topography - to.po information is shown on the updated plan received6124119
lighting details - a plan showing 3 wall. pack lights is shown on the Scheuneman
side of the building. One light is also planned on the east side
+ a parking.area.with landscaped island no island is proposed but the entryway
has been reduced in width by 30', creating space for Landscaping .on the. right-
of- way side of the property. The area was redesigned to show landscaping
rather than. a driveway; the landscaped area where the driveway was originally
groposed.could be considered an island.
• drainage plan showing best management practices
It
• landscaping plan - a plan showing. 9 trees and 18 shrubs has been. submitted..
Four of the trees are proposed to be pine. Approximately 1 C' shrubs are.
proposed within the Sch'euneman Road right-of-way. Staff has asked the
applicant to provide two additional trees; as required by the landscaping
section of the. Consolidated Land Use Ordinance.
In addition, the. building must be designed by a registered architect and
plans signed by a P.E.
it must be noted that the building exterior is proposed to be corrugated metal siding...
Corrugated siding is not permitted in. the Gateway Zoning District. - Polar is
requesting a variance from this requirement. They have added a 3' brick Wainscoting
to the front of the building.
Other ordinance.requirements, which must be addressed by the: applicant, include:
• 25% of the land must be landscaped by grass, shrubbery or trees - an updated
landscaping plan has been provided.
• one 180 square foot minimum landscaped island must be provided in the
parking lot does the updated plan meet thisrequirement?
• the following landscaping must be provided based on. the site perimeter:
- 11 trees 30% of which must be conifers 9 trees are proposed., 4 of
which are.. proposed to be.pine.
18 shrubs, a minimum of 36"tali - 18 shrubs are now proposed
the landscaped area must be irrigated - an irrigation detail is not shown on the
landscaping plane- there are no plans to extend sewer and water to the building.
No irrigation is planned for the landscaped areas. The. applicant is requesting
a variance from this ordinance requirement. A variance from Section 26,4.6.
must be approved or in. the alternative, the ordinance may be amended
eliminating this requirement.
all refuse/recycling storage must be inside ofthe building.
the loading dock and. outside mechanical must be screened from the. public
right -cif -way the shrubs planned for the Scheuneman side of the road will.
provide some buffering of the larger drive-in door. The loading dock. has very
limited screening- proposed. Staff. suggested that the two additional frees be
placed to help with the dock scree.n1ng:.
e No sewer and water is planned to be extended to the building as no restrooms
are proposed
The City Engineer has. done. a preliminary review of the plan and. offers the following
comments::
plans need to be signed bya P.E.
an erosion control plan must resubmitted
• the driveway elevations are incorrect and. must match the contour plan
• the lot must drain to the north
■ the City must decide if you wan t.]andscaping within a public right -of way
Several items should be discussed. by the Planning Commission regarding this proposal
and others in the future. Does the Planning Commission plan to follow the. regulations of
the Consolidated Wand Use Ordinance or are variances from the requirements of the
ordinance acceptable. Keep in mind that a "use variance" is not allowed. Proving a
"practical difficulty" from meeting the ordinance requirements is difficult to define,
especially on a vacant piece or property. Applicants commlonly note fin,ancial hardship
.as reason not to follow the ordinance. This is understandable in the Polar Too[ proposal
as they are proposing a building, which will aesthetically match their current building
and be very similar to most of the buildings: on the eastside of Scheuneman Road.
Typical variance are for area or dimensions dealing with setbacks and height. A.
variance for a use, which is not allowed, is not a variance request but`rather a zoning
'ordinance amendment. Use of corrugated siding is not permitted. The ordinance must.
be amended to permit the use. Irrigation of landscaped areas. is required. The.
ordinance :must be amended, adopting are exception to. this requirement.
The creation of the Gateway Zoning district anticipated redevelopment of all of the
non -conforming uses and sites within the.zone. This is .an aggressive goal,. which is
difficult to reach unless you have one large developer planning to redevelop several
configuous properties at once, In the Polar Tools proposal, you have a fairly sirrall
business looking to expand with. a moderately priced building, which will suit their
warehousing needs. Permitting: moderately priced new buildings make the property
more affordable to a future purchaser looking to develop this and other nearby
properties when the current owner chooses to sell,
If the City supports the Polar Tool proposal; you may want to consider a.n amendment
to the Consolidated Land Use Ordinance, which would permit.an owner of an abutting
property to construct a building, which is similar to their current building,
The following ordinance amendmentwording could be considered for discussion:
Add to 9.6.5 under Others
"When anon -conforming use or building is proposed to expand on site or to an
abutting property, within the Gateway Zoning District, the City shall require
approval of a Conditional Use Permit." Specific: building and site requirements
required by this ordinance,. may be varied from in order to provide consistency in
site and building. design.
Reasonable conditions can be. attached to the. approval of the Conditional Use Permit,.
possible Gorldition5 for approval may]nclude
Use of corrugated metal siding to match the existing building shall be required
■ No ire -ground irrigation shall be required of the property owner since there will be
no sewer and water in the building, if the sewer and water is extended to the
building in the future, the landscaped area shall be. irrigated.
■ All requirements from the City Engineer
• All requirements from the Fire. Inspector