HomeMy WebLinkAbout2021-08-31 Planning Report z
T P C 3601 Thurston Avenue N, Suite 100
Anoka, MN 55303
Phone: 763.231.5840
Facsimile: 763.427.0520
TPCOPlanningCo.com
PLANNING REPORT
TO: Eric Johnson
FROM: Scott Richards
DATE: August 31, 2021
RE: Oak Park Heights — WATE Enterprises, Inc. — Planned Unit
Development Amendment/Conditional Use Permit Review — 5570
Memorial Avenue North
TPC FILE: 236.02 — 21.07
BACKGROUND
Will Zintl, representing WATE Enterprises, Inc. has made application for a Planned Unit
Development (PUD) Amendment and Conditional Use Permit (CUP) review to allow the
use of a lot for outdoor storage at 5570 Memorial Avenue North. A PUD/CUP is
required in that a storage area with fencing is being proposed for the property. The site
has been vacant and WATE Enterprises, Inc has been using it for temporary storage.
The property is zoned B-3 Highway Business District with a PUD that was approved to
allow joint access and parking for a coordinated development plan for the business
development.
This property received PUD approval in 2006 for two warehouse buildings and a cold
storage building. The PUD was amended in 2008 to allow for a two-story office and
warehouse building as well as a cold storage building. In that the property was not
developed, the PUD approvals for the warehouse, office and cold storage buildings
were allowed to expire although the site is part of the overall PUD.
EXHIBITS
The review is based upon the following submittals:
Exhibit 1: Project Narrative
Exhibit 2: Site Plan (A100)
Exhibit 3: Photometric Plan (PH-1)
Exhibit 4: Light Fixture Specifications
Exhibit 5: Site Pictures
PROJECT DESCRIPTION
The Applicant has provided the following project narrative:
Hi, my name is Will Zintl. My wife Ann and I own W.A.T.E. ENTERPRISES, INC., and
ZINTL INC. We currently own a vacant lot at 5570 Memorial Avenue North, Oak Park
Heights, MN 55082. On the vacant lot we are planning to fence in the area for outdoor
storage towards the middle/back of the lot. Our plan is to do phase 1 for now and see
how our outdoor storage needs are needed. If we need additional outdoor storage
space, then we would move forward on to phase 2. If our business continues to grow
our plan down the road is to build a new office/warehouse in front of the new fenced in
area of the outdoor storage area.
ISSUES ANALYSIS
Comprehensive Plan. The property is designated as Highway Business Warehouse
on the Proposed Land Use Map. The continued use of the site for business, warehouse
and manufacturing use is consistent with the Comprehensive Plan.
Zoning. The property is zoned B-3 Highway Business and Warehousing District. The
WINNPARK Business Center was approved as a PUD to allow multiple commercial
buildings within the development with shared access and parking. Within the B-3
District, open and outdoor storage areas including the parking of commercial vehicles in
excess of that allowed as a permitted accessory use, is a conditional use. The
expansion of the business at 5650 Memorial Avenue North and the ongoing storage
needs of the company necessitate the storage area. The Applicant has indicated that
construction equipment, building materials and finished exterior panels ready for
delivery will be stored on the subject site. As part of the B-3 District requirements, the
storage area will need to be screened.
Section 401.300.E. of the B-3 District lists the conditions for consideration of outdoor
storage. The criteria are reviewed later in this report.
Setbacks. The Zoning Ordinance specifies a 10-foot setback for storage areas,
driveways, and parking. The phase 1 and phase 2 storage areas are setback from the
south property line 10 feet. A setback is not required to the north in that the property
adjoins the business center. Phase 2 is adequately setback from the rear property line
and will not impact the existing slope and trees.
Impervious Surface Coverage. The B-3 District limits the site to 80 percent
impervious surface coverage. The site plan indicates the proposed impervious surface
calculations. Phase 1 is proposed with six inches of Class 5 gravel resulting in an
impervious surface coverage of 26 percent. Phase 2 will also be Class 5 gravel and
add another 22 percent of impervious for a total of 48 percent coverage. The Applicant
has indicated that with development of the front of the site with a building, the storage
areas would then be curbed and paved. The Planning Commission should discuss
2
whether to allow the temporary surface now without curbing or require the pavement
and curbing as part of this approval.
Traffic Circulation. The storage area will be accessed by one gate on the north side of
the site between the 5600 and 5610 buildings. There will be no impact to the existing
parking or site circulation with the proposed access location.
Fencing. The site plan shows an eight-foot cedar fence on the front and south sides of
the site to provide screening. An eight-foot chain link fence with slats will provide
screening on the north side which would only be visible from the business center. The
fence on the south is to be placed on the property line. The fence standards of the
Zoning Ordinance specify that fences no more that 7 feet can be placed within ten feet
from a common property line. The PUD approvals would allow for the taller fence to
screen the site from the Post Office. The Zoning Ordinance also indicates that the
property owner shall provide written notification to the adjoining property owner
concurrent with the application for a building permit. That will be a condition of
approval.
Lighting. The lighting plans indicate that two freestanding light fixtures are to be
installed on the north and east sides of the storage areas. The fixtures are to be LED,
full cut off and are required to be less than 25 feet in total height. The Zoning
Ordinance states that no light source or combination thereof which cast light on a public
street shall exceed one (1) foot candle meter reading as measured from the centerline
of said street nor shall any light source or combination thereof which cast light on
adjacent property exceed four-tenths (0.4) foot candles as measured at the property
line. A photometric plan has been submitted that complies with the standard.
Signage. No additional signage is proposed with this building expansion.
Grading. No grading of the site is being proposed. The site plan shall be subject to
review and approval of the City Engineer and Brown's Creek Watershed District if
required.
Trees. No trees are to be removed with either phase 1 or 2.
Conditional Use Permit Criteria. The criteria for review of outdoor storage areas as
found in Section 401.300.E is as follows:
3. Open and outdoor storage including the parking of commercial vehicles in excess
of that allowed as a permitted accessory use provided that:
a. The storage area is landscaped, fenced, and screened from view of
neighboring uses and abutting residential districts.
Comment: The storage area will be fenced on three sides and existing tree
cover will provide screening on the west side of the site.
3
b. Storage is landscaped and screened from view from the public right-of-
way.
Comment: The storage area is to be screened from Memorial Avenue North by
an 8-foot fence.
c. Storage area is blacktopped or concrete surfaced.
Comment: The Planning Commission should comment. The PUD approvals
could allow the site to be paved with Class 5 gravel with no curbing until the front
of the site is developed. The Applicant has not firmed up plans for the future
development in that buildings could be placed at the mid to rear portion of
the site and pavement/curb may need to be removed if required at this time.
d. All lighting shall be hooded and so directed that the light source shall not
be visible from the public right-of-way or from neighboring properties.
Comment: The lighting plan indicates that the fixtures will be full cut off and the
photometric plan complies with the lighting standards.
e. The storage area does not take up parking space or loading space as
required for conformity to this Ordinance.
Comment: The storage area does not take up parking or loading space for the
business center.
f. Adequate analysis and provisions are made to resolve issues related to
demand for services. No use shall be allowed that will exceed the City's
ability to provide utility, police, fire, administrative or other services to the
site.
Comment: The storage area will have no impact to demand for City services.
g. The provisions of Section 401.03.A.7 of this Ordinance are considered
and satisfactorily met.
Comment: The criteria are reviewed as follows.
In evaluation of the requested Conditional Use Permit for outdoor storage, Section
401.04.A.7 of the Zoning Ordinance directs the Planning Commission and City Council
to consider the possible effects of the proposed use, with that judgment based upon
(but not limited to) the following factors:
a. Relationship to the specific policies and provisions of the municipal comprehensive plan.
b. The conformity with present and future land uses in the area.
4
c. The environmental issues and geographic area involved.
d. Whether the use will tend to or actually depreciate the area in which it is proposed.
e. The impact on character of the surrounding area.
f. The demonstrated need for such use.
g. Traffic generation by the use in relation to capabilities of streets serving the property.
h. The impact upon existing public services and facilities including parks, schools, streets,
and utilities, and the City's service capacity.
i. The proposed use's conformity with all performance standards contained herein (i.e.,
parking, loading, noise, etc.)
The proposed storage area will be adequately screened and should provide no negative
impacts for the area. The Applicant has utilized the site for temporary storage. The
improvements to the site, including the fencing, lighting, and gravel surface will provide
a better situation in terms of site appearance.
CONCLUSION / RECOMMENDATION
Subject to the preceding review, City staff recommends approval of a Planned Unit
Development Amendment and Conditional Use Permit review to allow the use of the lot
for outdoor storage at 5570 Memorial Avenue North, subject to the conditions that
follow:
1 . All light fixtures shall be full cut off and be consistent with Section 401.15.B.7
of the Zoning Ordinance as it relates to lighting requirements.
2. The Planning Commission should comment on the proposed Class 5 gravel
surface and make a recommendation whether that is adequate or if the storage
area should be curbed and paved.
3. The Applicant shall provide written notification of the screening fence to the
adjoining property owner to the south concurrent with the application for a fence
permit.
4. The site plan shall be subject to review and approval of the City Engineer and
Brown's Creek Watershed District if required.
5. All conditions of the PUD approvals granted for the subject site shall remain in
effect and shall be enforced.
pc: Julie Hultman
5
8)(4 I
PROJECT NARRATIVE
W.A.T.E. ENTERPRISES, INC./ZINTL INC.
11255 50th St. No.
Lake Elmo, Mn. 55042
Hi,
My name is Will Zintl. My wife Ann and I own W.A.T.E. ENTERPRISES, INC. and ZINTL INC. We currently own a vacant lot
at 5570 Memorial Ave. No.Oak Park Heights, Mn. 55082.On the vacant lot we are planning to fence in an area for
outdoor storage towards the middle/back of the lot. Our plan is to do phase 1 for now and see how our outdoor storage
needs are needed. If we need additional outdoor storage space,then we would move forward on to phase 2. If our
business continues to grow our plan down the road is to build a new office/warehouse in front of the new fenced in area
of the outdoor storage area.
Any questions feel free to give me a call.
Thanks,
Will Zintl J '!&i Vice President
Zintl Inc. 15670 Memorial Avenue North,Stillwater,MN 55082
Direct:651.342.2802 I Office: 651.439.7973 I Fax: 651.439.7758
will.zintAaqintlinc.com I zintiinc.com I Facebook:Zintl Inc.
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