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4.b) Staff Report-Am-Tech CUP PC 6 2 14444 Cedar Street, Suite 1500 Saint Paul, MN 55101 (651) 292-4400 (651) 292-0083 Fax www.tkda.com MEMORANDUM To: Scandia Planning Commission Reference: Am-Tech Designs, Inc. request for an amended CUP Kristina Handt, Administrator Copies To: Brenda Eklund, Clerk Connie Sutton, Applicant John P. Schweich, Owner From: Sherri Buss Proj. No.: 15744.008 Date: May 26, 2015 Routing: SUBJECT: Am-Tech Designs, Inc. request for amended Conditional Use Permit (CUP) MEETING DATE: June 2, 2015 LOCATION: 21080 Ozark Court North Scandia, Minnesota APPLICANT: Connie Sutton Am-Tech Designs, Inc. 21080 Ozark Court North OWNER: John P Schweich 9860 199th Street North ZONING: Industrial Park (IP) 60-DAY PERIOD: July 13, 2015 ITEMS REVIEWED: Application and Plans received May 14, 2015 BRIEF DESCRIPTION OF THE REQUEST: The Applicant is requesting an amendment to an existing Conditional Use Permit (CUP) to allow expansion of the principal building and an accessory building at 21080 Ozark Court North. The subject property is located in the Industrial Park (IP) Zoning District, and includes 2.5 acres. Am-Tech Designs is a light steel fabrication business. BACKGROUND: The original Conditional Use Permit was granted in 1995, and it was amended in 1997 and 2008. The 2008 CUP amendment permitted construction of the accessory building that is proposed for expansion in the Am-Tech CUP Amendment Page 2 June 2, 2015 Scandia Planning Commission current application. The Planner has combined the proposed conditions for this permit with the relevant conditions from the original CUP and past amendments, as was done in 2008, for approval of the amended CUP. The use of the buildings will remain the same as the existing use after the proposed expansion. The existing principal building is approximately 140’x 40’ (5600 square feet). The proposed expansion will increase the length of the building by 32 feet. The existing accessory building is 50’x25’ (1250 square feet). The proposed expansion is 20’x21’. The business owner indicated that the building expansion may permit the addition of another employee in the future, and allow for some business expansion. CRITERIA FOR GRANTING A CONDITIONAL USE PERMIT (CUP) The City’s Development Code identifies the criteria that should be considered for evaluating a CUP request and granting a CUP or amendment. The Code indicates that the criteria that the Planning Commision shall consider include the following:  Impact of the proposed use on the health, safety and general welfare of the occupants of surrounding lands  Existing and anticipated traffic conditions, including parking facilities, and impacts  Effect of the proposed use on utility and school capacities  Effect of the proposed use on property values and scenic views  Relationship to the Comprehensive Plan  Ability of the proposed use to meet the standards of the Development Code  Effect of the proposed use on groundwater, surface waters and air quality  That the proposed use is allowed with a conditional use permit in the designated zoning district in which it is proposed. The sections that follow evaluate the proposed request based on the Development Code criteria. DETAILED EVALUATION OF THE REQUEST: Comprehensive Plan The Industrial Park District was established to provide locations for light industrial businesses, such as light manufacturing and assembly. The Comprehensive Plan supports the strengthening of businesses in the Village Center area, and encourages commercial infill and expansion. The request is consistent with the goals of the Comprehensive Plan. Lot Size and Frontage The minimum lot size in the IP District is 2.5 acres and the minimum frontage is 160 feet. The subject parcel includes 2.52 acres, with frontage of approximately 200 feet on Ozark Court North. The request meets the lot size and frontage requirements. Am-Tech CUP Amendment Page 3 June 2, 2015 Scandia Planning Commission Setbacks The IP District structure setback requirements are: front yard of 40 feet, side yard of 20 feet, and rear yard of 50 feet. The attached site plan indicates that the existing and proposed structures meet the setback requirements. The expanded accessory structure would be approximately 20 feet from the west side property line. The Planner has included a condition that the proposed location of the accessory structure expansion should be staked in the field, and the required side setback should be verified by the Building Inspector. Accessory Structures The Development Code permits one accessory structure per parcel for industrial uses, provided it is used for storage related to the principal use on the property. The Planner has included the condition from the existing CUP that states that “no separate business is allowed in the accessory structure.” Lot Coverage The maximum allowable lot coverage is 65% in the Industrial Park District. The existing impervious coverage on the parcel (buildings, pavement, and compacted gravel) is approximately 34%, based on the Planner’s calculations using a current aerial photo. The principal building expansion will be over an existing impervious surface. The expansion of the accessory building will not appreciably increase the lot coverage. The coverage meets the ordinance requirement. Access and Traffic The property has an existing driveway access to Ozark Court North. No change in access is proposed for the expansion of the buildings. The business currently has eight employees (approximately 16 trips per day), and has 1-2 deliveries per day. The expansion may result in adding an additional employee. The expansion will not generate significant additional traffic to and from the site. Parking and Loading Chapter 2, Section 3.10 of the Development Code regulates parking. The Code requires Industrial uses to have 1 space for each 2 employees on a maximum shift or 1 for each 2,000 square feet of gross floor area, whichever is greater. Based on these requirements, a minimum of 3 parking spaces are required for the existing building, and 4 spaces with the expansion. The original CUP required 7 parking spaces, and this condition was maintained in the 2008 amendment. The existing parking area on the site provides spaces for approximately 7 vehicles. The existing parking spaces meet the ordinance and CUP requirements. Lighting The Development Code, Chapter 2, Section 3.9 addresses lighting standards. The luminaire must cut light off at an angle of 90 degrees or less. A light attached to a building may not exceed the height of the building. The Ordinance requires that lights be setback a minimum of 10 feet from the right of way and 5 feet from the side and rear lot lines. The maximum height of light poles is 25’ (under the revised Development Code the maximum height is proposed to be 18’). Am-Tech CUP Amendment Page 4 June 2, 2015 Scandia Planning Commission The applicant indicated that the business may wish to add lighting to the building to assist employees who arrive early in the morning, but no plans have been developed for new lighting to date. The Planner has included a condition that any additional lighting must meet the Code standards. Building Height and Materials The maximum building height is 45 feet in the IP District. The height of the existing structures is approximately 18 feet, based on the ordinance definition for calculation of height. The proposed additions to the principal building will be the same height as the existing structure, and the addition to the accessory building will be shorter than the existing structure. The request meets the building height requirement. The application indicates that the materials that will be used for the expansion will match the existing buildings. Landscaping and Screening Scandia Development Code, Chapter 2, Section 3.12 states that a landscaping plan is required when a commercial building is modified or expanded. The Code requires that Commercial/Industrial land uses provide the greater of one (1) tree per 1,000 square feet of gross building floor area or 10 trees. The Code also requires that the front, side and rear yards facing the right-of-way shall be treated with a ground cover material, such as a lawn, and that a minimum five-foot strip from the building walls facing a public right-of-way shall be treated with a decorative ground cover or foundation plantings. The existing trees on the property meet the ordinance requirement. The CUP amendment in 2008 included a condition that the area between the building edge and the parking lot must be planted with a decorative ground cover. The Planning Commission should review the existing plantings on the site visit. The Planner included a condition that the ground cover be maintained for approval of the amended CUP. Wastewater Treatment No additional wastewater treatment is needed for the proposed building expansion. Land Alteration, Grading, and Stormwater Management The Planner sent a copy of the application to the Carnelian-Marine Watershed District for review. Any comments received will be provided to the Planning Commission on June 2. The Planner has included a condition that the applicant shall obtain a grading permit from the City and a Watershed District permit if required for the proposed expansion. Signage No additional signage is proposed. Environmental Issues The original CUP included conditions regarding waste and refuse storage. The Planner has included that condition for approval of the amended CUP. Am-Tech CUP Amendment Page 5 June 2, 2015 Scandia Planning Commission ACTION REQUESTED: The Planning Commission can recommend the following: 1. Approve the request. 2. Approve the request with conditions. 3. Deny the request with findings. 4. Table the request. PLANNING STAFF RECOMMENDATIONS: The Planner recommends approval of the amended Conditional Use Permit to permit the expansion of the principle building up to 1,280 square feet, and the accessory building up to 420 square feet on the parcel located at 21080 Ozark Court North. The Planner recommends the following conditions: 1. The project shall be in substantial compliance with the plans submitted to the City on May 14, 2015. 2. The applicant shall identify the proposed location of the accessory structure expansion on the parcel, so that the Building Inspector can verify the required side setback. 3. The applicant shall obtain a grading permit from the City and a Watershed District permit if required for the proposed expansion. All relevant conditions and requirements of the existing CUP shall remain in effect. They are: 4. No separate business is allowed in the accessory structure. 5. The area between the building edge and the parking lot must be maintained with a decorative ground cover. 6. All applicable provisions of the Scandia Development Code shall be complied with unless waived by this permit. 7. Design and location of all drives, parking areas, and building location shall comply with the submitted site plan. 8. Parking area and a twenty-foot drive must be paved with seven individual parking spaces striped. Handicap parking must be provided in accordance with ADA requirements. 9. If any outdoor lighting is proposed, lighting shall be in accordance with the standards of the Scandia Development Code. 10. Design, locations and specifications of signs shall conform to the Scandia Development Code. Am-Tech CUP Amendment Page 6 June 2, 2015 Scandia Planning Commission 11. All waste materials and refuse shall be stored inside a fenced or screened area or inside a structure so that the materials cannot contaminate the ground water. 12. Any alterations to any of the submitted development plans shall require an amended conditional use permit. 13. The conditions of this permit shall apply to the land described and shall not in any way except herein noted, be affected by any subsequent sale, lease or other change from ownership. 14. Noncompliance with the conditions and attachments of this permit shall be considered a violation of said permit and may result in revocation of said permit. 15. The applicant shall pay all fees and escrows associated with this application.