HomeMy WebLinkAbout9.a. Hawkins, Inc. Planned Unit Development Final Site and Building Plan, 08-25-FP & 08-26-LS4 ROSEMOUNT EXECUTIVE SUMMARY
CITY -COUNCIL '
City Council Meeting Date: September'20,'2011
AGENDA ITEM: Case 08- 25 -FDP; 08- 26 -LS; Hawkins, Inc.
AGENDA SECTION:
Planned Unit Development Final Site and
New Business
Building Plan.
PREPARED BY: Eric Zweber, Senior Planner
AGE �DA NO. G.
ATTACHMENTS: Site Map; Resolution; Planned Unit,
APPROVED BY:
Development Agreement; Site Plan;
Existing Conditions Plan; Grading and
Erosion Control Plan; Utility Plan;
Photometric Plan; Exterior Elevations;
Floor Plan; Rail Photometric Plan;, Excerpt
from the Draft August 23 Planning
Commission -Meeting Minutes; City
,.
Engineer's Memorandum dated y
September 14.
D
RECOMMENDED ACTION: Motion to Adopt a Resolution approving the Planned
Unit Development (PUD) Final Site and Building Plan for Hawkins, Inc.
Motion to approve the Planned Unit Development Final Site.and Building Plan
agreement for Hawkins, Inc. and authorize the Mayor and City Clerk to enter into the
Agreement.
ISSUE
Hawkins, Inc. is purchasing approximately 25 acres of the former Continental Nitrogen Resources
(CNR) property located on the southeast corner of US Highway 52 and MN Highway 55. Hawkins is
a chemical company that produces, dilutes, and /or repackages chemicals including acids and bases.
Hawkins is proposing to construct a 62,640 square foot manufacturing and warehousing with an
associated tank farm to-receive products by train car or semi - trailer and ship product by the truckload
or totes. Hawkins has `proposed a site plan that meets setback requirements from the west (US
Highway 52), east (Feed Products) and north (MN Highway 55) property lines, but is requesting a,
planned unit development which would include reduced south setbacks.
AUGUST 23 PLANNING COMMISSION MEETING
The Planning Commission conducted a Public Hearing for Hawkins during their August 23 meeting.
No residents spoke during the public hearing.
Commissioner Powell asked about the maintenance stormwater ponds and of the property that is not
developed with the initial building. Engineer Olson stated the pond are private infrastructure and will 3
be maintained by Hawkins. Senior Planner Zweber stated `that the undeveloped portion of "the
property will be planted with native vegetation`or other similar low maintenance vegetation.
Commissioner Miller asked about the location of the masonry on the accessory building and if there
was an alternative to installing bollards. Senior Planner Zweber stated that the City Code is not
K
specific on the location of the 40% masonry required on building but that it is typically installed as a
wainscoting on the base of the building. He also state that some other type of truck barrier, such as
barrier curb instead of the flat curb proposed, would be a suitable replacement for the bollards.
The Planning Commission unanimously recommended approval of the Planned Unit Develop (PUD)
with the staff recommendation and the additional ability to install a barrier curb instead of the bollard.
Hawkins has revised their plans to install barrier curbs (B612 Curb) in the locations recommended by
staff.
BACKGROUND` ,
Hawkins, Inc. has a purchase agreement with CNR to purchase approximately 25 acres of property
to construct a 62,640 square feet building -to manufacture and warehouse chemicals. The -site is
approximately 800 feet deep by 1,400 feet wide which is the portion of the former,CNR between the
railroad spur and MN Highway 55 from north to south and between Feed Products and the US
Highway 52 frontage road from east to west. The site includes the existing CNR office and lab
buildings, the majority of the parking lot, and the northern site access. Feed Products currently
gains access through this property. The proposal includes having a separate access drive constructed
from the existing parking lot to the Feed Products site°between the Hawkins facility and MN
Highway -55. All other CNR structures on the site will be demolished except for one 44 foot
diameter and 34 foot tall cylinder tank that will be relocated to the tank farm.,
Hawkins is requesting a planned unit development to relax the setback requirements on the south.
The lot split for the property is exempt from City review by State law because it results in industrial
`parcels of over 5 acres. Therefore setbacks to existing structures could not be addressed during the
plat. The south property.line is the railroad. The new manufacturing building will be 35' tall and
therefore falls into the 75' setback category. This setback will permit the proposed building and the
expansion building shown on the plans. However, there are some tanks that would not meet the
150' setback requirements. A reduction in the setback requirement, from the south property line is
necessary so a nonconformity does not occur. Because the tanks are grouped between.the two
buildings (soon to be built and expansion building) staff believes that is the best location for the
tanks. Additionally, grouping of tanks works well operationally for Hawkins. Due to the location of
the tanks and because of the two adjoining land uses, staff does not believe there would be any
adverse impact in reducing the south and east setbacks to 75 feet for all structures under 250 feet tall
including tanks.
Surrounding Land Uses:
North: Heavy Industrial
East: General Industrial
South: General Industrial'
West: Heavy Industrial
Existing Zoning District: HI: Heavy Industrial
Proposed Zoning District: HI: Heavy Industrial Planned Unit Development
Required Setbacks:
Structures less than 35 feet tall: 75 feet
Building under 50 feet and Tanks under 35 feet tall: 150 feet
Structures up to 250 feet tall 300 feet
Proposed South and East Setbacks for All Structures
(250 feet and under): 75 feet
RI
SUMMARY
Site Layout
The site design is configured into three sections., The most western is the location of the proposed
62,640 square foot building with future expansion to the west and to the north. The building has a
truck dock on the south of the building and an indoor truck loading bay to the east. The access road
is designed for one way traffic with trucks traveling east between the building and the railroad tracks,
to the north along the east side of the building, and to the west between the building and MN
Highway 55.
The center section of the site will be the tank farm with the initial installation of twenty -one (21) 12
foot diameter tanks 37 feet tall, three (3) 19 foot diameter by 24 foot tall tanks, two (2) 36 foot
diameter by 32 foot tall tanks, and the relocation of the existing 42 foot diameter by 34 foot tall
tank. The tanks will be supplied by overhead pipe from the rail line and then serve the building
through overhead pipes into the truck loading bay. The tank farm is designed for expansion to serve
a future second building in the eastern third of the property.
Building Design and Materials
The building will have two sections. The first section is a 200 foot deep by 270 foot wide section
Y
that is 35 feet tall and will house production and warehousing. The second section is 90 feet deep
by 96 feet wide that is 30 feet high that would house five (5) indoor truck loading bays. The
warehouse loading docks and main entrance will be on the south side of the building and not be
visible from any public right -of -way.
Facing north along Hwy 55, the first section of the building will be constructed of concrete tip up
panels with vertical ridges and eight (8) small windows. The second section of the building (the
truck loading bays) is flat tip -'up panels with two horizontal lines running above the truck doors.
City Code requires that elevations facing the public right -of -way be broken up every 100 feet. To
meet this requirement, Hawkins has provided five vertical bands of exposed aggregate panels that
are ten (10) feet wide across the north facade. These five vertical bands with break up the facade
every 50 feet and meet the code requirement. This design is similar to the design that Flint Hills
used in their maintenance building.
There is a small (30 by 40 foot) 'rail storage building proposed near the rail line on the. south side of
the tank farm. The building is proposed in a location that is not visible from the right -of -way and
the City Code requires at least 40 %'masonry. Hawkins has proposed that the bottom eight (8) feet
of the twenty foot tall building would be masonry and the top twelve (12) feet will be prefinished
metal panel. This design meets the City Code.
Mechanical Equipment
The mechanical equipment proposed includes a roof top cooling tower and'a roof mounted
scrubber. The location of this equipment is required because it is directly over the processing and
reaction tanks located within the building. Staff is supportive of this location but has recommended
a condition that the cooling tower be of a color similar to the color pattern of the north elevation
and that the scrubber be located south (behind) of the cooling tower.
Landscaping and Tree Preservation
The portion of the CNR property that Hawkins is'purchasing is generally devoid of any trees or
landscaping aside for some trees within the MN Highway 55 right -of -way and near the existing
3
office building. None of the existing vegetation is proposed to be removed. Additional landscaping
will be required based on the area developed by Hawkins during this phase, not on the entire site.
r. Hawkins is proposing to develop this first phase within an area approximately 650 feet wide by 650
feet deep, resulting in a development area of 422,500 square feet.
The City Code requires one (1) tree per 3,000 square feet,of development.,(422,500 /3,000 =141 trees)
and one (1) foundation plant per linear feet of building perimeter (1,132 ft/ 10 = 113 plants). The ,
City allows industrial buildings to replace four (4) foundation plants with one (1) tree resulting in 28
trees in place of the 113 foundations plants fora total requirement 169 trees. The City
requires, that trees are a minim of 2 caliper inches in size and count every two feet in height of a
conifer as "one caliper inch'of a deciduous tree. Based on those standards, Hawkins is responsible
for the equivalent of 338 caliper inches of trees. The site plan'shows eighty five (85) eight (8) foot
tall white pine trees screening the tarik fall which is equivalent to 340 caliper inches of trees. The
trees are predominately on the north and west portions of the property where they would provide
screening for the building and tank farm. Staff is supportive of the landscape plan.
Landscaping Requirement.
The City allows industrial buildings to replace four foundation plants with one tree
Landscaping Deficienc
Standard
Requirement
Equivalent Caliper
Inches
Development Area
1 Tree /3,000 S . Ft.
141 Trees
282 Inches
Building Foundation'
1 Plant/ 10 Lin. Ft.
113 Plants 28 Treesa '
56 Inches
Total Tree Requirement
n/a
169 Trees
338 Inches
The City allows industrial buildings to replace four foundation plants with one tree
Landscaping Deficienc
G The City counts every two feet in height of a conifer as equivalent to one caliper inch of a tree
Access and Parking
Access to the site is from the existing parking lot and northern access to' the US Highway 52
frontage road. From the north side of the parking lot, a new access to Feed Products will be
constructed but will not require a new access to the .frontage road. The interior access road will be
asphalt pavementwith mostly flat concrete curb. The City Code requires a curb'to prevent the
asphalt from breaking off if an errant truck drives off the access aisle. To meet this requirement,
Hawkins has proposed a barrier (B612) curb at all curves greater than 45 degrees, at the loading
dock, and at the rail storage facility.
Hawkins has stated that the facility will employ between eight and twelve people. Eleven parking
stalls are provided at the' new building along with nineteen "proof of parking" stalls associated with
the interior access road, and forty one (41) parking stalls within the existing parking lot by the old
CNR office building. This parking plan fulfills the forty nine (49) required parking stalls.
Building Use Area Parking Code Parking Required
Manufacturing
Equivalent Caliper
Caliper Inches
13 stalls
Trees Proposed
Inches
Required
Overage
85 — 8 foot White Pines
340 inches
338 Inches
2 Inches
G The City counts every two feet in height of a conifer as equivalent to one caliper inch of a tree
Access and Parking
Access to the site is from the existing parking lot and northern access to' the US Highway 52
frontage road. From the north side of the parking lot, a new access to Feed Products will be
constructed but will not require a new access to the .frontage road. The interior access road will be
asphalt pavementwith mostly flat concrete curb. The City Code requires a curb'to prevent the
asphalt from breaking off if an errant truck drives off the access aisle. To meet this requirement,
Hawkins has proposed a barrier (B612) curb at all curves greater than 45 degrees, at the loading
dock, and at the rail storage facility.
Hawkins has stated that the facility will employ between eight and twelve people. Eleven parking
stalls are provided at the' new building along with nineteen "proof of parking" stalls associated with
the interior access road, and forty one (41) parking stalls within the existing parking lot by the old
CNR office building. This parking plan fulfills the forty nine (49) required parking stalls.
Building Use Area Parking Code Parking Required
Manufacturing
4,000 s . ft.
1 stall per 300 s . ft.
13 stalls
Warehousing
51,690 s . ft.
1 stall per 2,000 s . ft.
26 stalls
'Office
2,100 s . ft.
1 stall per 300 s . ft.
7 stall
Lab
850 s . ft.
1 stall per 300 s . ft.
3 stalls
4
Truck Loading 8,640 s . ft. n/a None
Total 67,280 s . ft. n/a 49 stalls
Parking Provided Proof of Parking Parking Required Overage
11 stalls 60 stalls 71 stalls 22 stalls
Lighting
Hawkins has provided a lighting plan that meets code and shows that light does not spill beyond the
property line..
Utilities
Hawkins is proposing to hook onto the existing twelve inch water line along the frontage road and
MN Highway 55 and into the sanitary sewer line along US Highway 52. Hawkins is working with
the City Engineer to ensure that the sanitary sewer line can be extended to the east to serve Feed
Products in the future.
The stormwater system will employ ponds, swales, and infiltration basins that will be fed via
overland sheet flow. The'City Engineer's memorandum contains several corrects or additions to the
plans but none of ihese issues such result in changes to the proposed site plan.
RECOMMENDATION
Staff has prepared a recommendation of approval for the PUD and the PUD agreement.
r
t
S p
a +r
7
r a rP
Y
1
5
AL
I r
wal
A 61� -
rr 1�
_
.. `'`� I , y � Imo;:' r •_. � i �. _ ',� ' � ;I• , I �� � 4
C
c
G�
C) 4W.
N.o
2 7 N
co
C =
O
U
Q U r E �=
O
u v "=
o
or
C 0-c N.0
•T (0 C U N
co @ c ( D «-
• V U j N U •� L �
W E
�,.
AL
I r
wal
A 61� -
rr 1�
_
.. `'`� I , y � Imo;:' r •_. � i �. _ ',� ' � ;I• , I �� � 4
CITY OF ROSEMOUNT
DAKOTA COUNTY, MINNESOTA
RESOLUTION 2011 -
ARESOLUTION APPROVING THE PLANNED UNIT DEVELOPMENT (PUD) FINAL
SITE AND BUILDING PLAN FOR HAWKINS, INC.
WHEREAS, the Community Development Department of the City of Rosemount received an
application from Hawkins, Inc. requesting a planned unit development (PUD) final site and building
plan concerning property legally described as:
That part of the North Half of Section 19, Township 115, Range 18, and.the South Half of
Section 18, Township 155, Range 18, all in Dakota County, Minnesota described as follows:
Commencing at the Southeast corner of the Northeast Quarter of Northwest Quarter of said
Section 19; thence North, along the North - South center line of said Section 19, to a point of
beginning which is 2929.96 feet Nor_ th of the North right -of -way line of the Chicago and North
Western Railway, (said right -of -way line is 200 feet North of the center line of track in place),
measured along said North -South center line; 'thence deflect to the right 26 degrees 24 minutes
10 seconds a disfance of 476.29 feet; thence deflect to the left 90 degrees 00 minutes 00 seconds
a distance 113.17 feet; thence Northeasterly through a point on the North line of said Section
19, said point being 318.23 feet'East of the Northeast'comer of the Northeast Quarter of the
Northwest Quarter of said Section 19 to a point which is 150 feet Southwesterly from and at
right angles to the center line of State Trunk Highway No. 55; thence deflect to the left 90
degrees 00 minutes 00 seconds along a line which is 150 feet Southwesterly from and at right
angles to the center line of said State Trunk Highway, a distance of 743.10 feet to point of
beginning; thence continue along said parallel line a distance of 1269.64 feet; thence deflect to,
the left 52 degrees 12 minutes 34 seconds along a Brie which extended Southwesterly intersects
a point 600 feet north of and 225 east of the Southwest corner of said Section 18, a distance of
681.87 feet; thence deflect left 90 degree 00 minutes 00 seconds, a distance of 478.16 feet;
thence deflect left 35 degrees 47 minutes 26 seconds a distance of 1105.15 feet; thence deflect
left 90 degrees 00 minutes 00 seconds, a distance of 22.24 feet; thence deflect right 90 degrees
00 minutes 00 seconds, a distance of 175.40 feet; thence deflect left 90 degrees 00 minutes 00
seconds, a distance of 810.50 feet to the point of beginning.
WHEREAS, on August 23, 2011, the,Planning Commission of the City of Rosemount held a public
hearing and reviewed the requested application; and
. 3
WHEREAS, on August 23, 2011, the Planning Commission recommended approval of die
requested applications, subject to conditions; and
WHEREAS, on September 20, 2011, the City Council of the City of Rosemount reviewed the
Planning Commission's recommendations.
NOW, THEREFORE, BE IT RESOLVED,, the Council of the City of Rosemount hereby
approves the planned unit development (PUD) final site and building plan of Hawkins, Inc., subject
to:
1. The setback to the south- property line for structures less than 250 feet tall shall be 75
feet.
2. The roof top cooling tower shall be of a color compatible with the north elevation color
pattern. The roof top scrubber unit shall be located south of (behind) the cooling tower.
RESOLUTION 2011-
3. The sanitary sewer line shall be designed to serve Feed Products to the east and a drainage
and utility easement in the interest of the City shall be recorded over the sewer line.
4. Compliance with the Conditions within the City Engineer's Memorandum dated
September 14, 2011.
ADOPTED this 20` day of September, 2011, by the City Council of the City-of Rosemount.
William H. Droste, Mayor
ATTEST:
r
Amy Domeier, City Clerk
t
r
e
� F
c
s
z
re
2
a
4
Y
DECLARATION OF COVENANTS,
AND RESTRICTIONS
HAWKINS, INC. FINAL SITE AND BUILDING PLAN
PLANNED UNIT DEVELOPMENT AGREEMENT
THIS DECLARATION made this 20 day of September, 2011, by Hawkins, Inc.
(hereinafter referred to as the "Declarant ");
WHEREAS, Declarant' is. the owner of the real property as described on Attachment One,
attached hereto and hereby made a part hereof (hereinafter collectively referred to as the "Subject
Property "); and
WHEREAS, the Subject.. Property' is subject to certain zoning and land use restrictions
imposed by the City of Rosemount (hereinafter`referred to as the "City ") in connection with the
approval of an application for a master development plan planned unit development for a residential
development on the Subject Property; and
WHEREAS, the City has approved such development on the basis of the determination by
the City Council of the City that such development is acceptable only by reason of the details of the
development proposed and the unique land use characteristics of the proposed use of the Subject
Property; and that but for the details of the development proposed and- the unique land use
characteristics of such proposed use, the master development plan planned unit development would
not have been approved; and
1
r
s
" WHEREAS as - 5i condition of a royal of the master develo ment , ln" lanned unit
Pp P p p
development, the City has required the execution and filing of this Declaration of Covenants,
Conditions and Restrictions (hereinafter the "Declaration "); and
WHEREAS, to secure the benefits and advantages of approval of such planned unit
development, Declarant desires to subject the`Subject Property to the terms hereof.
NOW, THEREFORE, the Declarant declares that the Subject Property is, and shall be, held,
transferred, sold, conveyed and occupied subject to the covenants, conditions, and restrictions,
hereinafter set forth.
1. The use and development of the Subject Property shall conform to the following
documents, plans and drawings:
a. City Resolution No. 2011 -xx, Attachment Two
a
b. Paving and Landscape Plan, Attachment Three
C. Grading and Erosion Control Plan, Attachment Four
d. Utility Plan, Attachment Five
e. Floor Plans' Attachment Six
e. Exterior Elevations and Roof Plan, Attachment Seven
all of which attachments are copies of original documents_, on file with the City and are made a part
hereof.
2. The Subject Property may only be developed and used in accordance with Paragraph
1 of`this Declaration unless the owner firsf secures approval'by the City Council of an amendment
to the planned unit development plan or a rezoning to a zoning classification that permits such other
development and use.
t
a 2
3. In . connection with . the approval of development of the Subject Property, the
following deviations from City Zoning or Subdivision Code provisions were approved:
a. Section' 11-4-16-1 F. 5. HI Minimum Setback: The minimum setback to
the project `south property line, shall be 75 feet for all buildings and structures less than 250
feet in height. The project west (US Highway 52), project north (Minnesota Highway 55),
and project east (Feed Products) setbacks shall comply with the HI: Heavy Industrial Zoning
District.
B
In all other respects the use and development of the Subject Property shall conform to the
requirements of the Paragraph I bf this Declaration and the City Code of Ordinances.
4. The obligations and restrictions of this Declaration "run with the land of the Subject .
Property and shall be enforceable against the Declarant, its successors and assigns, by the City of
Rosemount acting through its City Council. This Declaration may be amended from time to time by
a written amendment executed by the City and `the owner of owners of the lot or, lots to be affected
by said amendment.
IN WITNESS WHEREOF, the undersigned as duly authorized agents, officers or
representatives of Declarant have hereunto set their hands and seals as of the day and year first
above written.
DECLARANT
Hawkins,'Inc.
BY
Its
(SEAL)
3
t
j
STATE OF MINNESOTA )
) ss.
COUNTY OF )
The foregoing instrument Was acknowledged before - me this day of
2011, by the for and on behalf of
a by and on behalf of said
Notary Public
THIS INSTRUMENT WAS DRAFTED BY:
CITY OF ROSEMOUNT
2875 145 STREET WEST
ROSEMOUNT, MN 55068 4
651- 423 -4411
t
J 3
L i
e t
4
h
y
F €:
L
�szs�ssrse 6)ozrsrae�se
sussew' +tee enwn
£LbSS NW'SIIOdV'3NNIW
AnN3AVNId3NN3H '30N£
NW '1Nf10W3S021
.r
p
w
za
a `g ° �a C- ~
p,.N..q VNE
��i eul,aau!eu3
`SNDIMdH
JNi(nn8 3snOH32ib'N1
� p €a #3
G
x 8 Z U
ONI
/301430 43SOdO2Jd
M
B
<�
/ 8
lei
LU
to
•
%t
LU
f
MTPO
Mo
P
• ,
K•• 'f,
.r
•
•
Mz
CL
LA � - lll NY �
7
L
�szs�ssrse 6)ozrsrae�se
sussew' +tee enwn
£LbSS NW'SIIOdV'3NNIW
AnN3AVNId3NN3H '30N£
NW '1Nf10W3S021
$
g� E
p
w
za
a `g ° �a C- ~
p,.N..q VNE
��i eul,aau!eu3
`SNDIMdH
JNi(nn8 3snOH32ib'N1
� p €a #3
G
x 8 Z U
ONI
/301430 43SOdO2Jd
M
B
<�
/ 8
J
F
W W LLJ H0
re
Z
O °
U z) 'g
� m
m
U
r �
0
�90
7
TTfl7
ZTT
TTTI7T Tr1ZTT
l OO
i OO
� T
�f�l`l
I/N IIyI
O Ir
Q 10�
1 1 1 1 1 1 -1 l
Cce
1
1 1
G
1LLQQL
i
J
a
�
/ 8
w
�
~
,
"
-,
~
w
~ LU
LU
LL 0
^
UOSJe
ONI'SNNMVH
/30171:30 (13SOdO�I]d
f "
HIM
-
w
(DO,
^
LU
Of
CO
~ �
cc
MH
LLI
^
~ �
^
C1,V99 NNIN NVViNnoiN3so6 , \ ;
M99 NA "x,l ... a p4m C
P_ —1-1 �mNSAVNId3NN31H 30OLE ONimine �isn
.Oul
)Uljeeu!BU3
ONI 'SNI>IMVH /301-4=10 (13SOdMid
u0sie
( ) \� � �\
0 \�\
. �,
,
,�� \
Lu U,
0
0 LU
zo
0
®2
CL
U)
/iz
a/ V+
z
JL
: ` { ,
O--
--------- --
,j � I I
V
FA
5
1 @).
-
--- — -- --------- -------
4L-
i t—
rFF
I T
0
NW 'junowasoU
'out l igunime
. H
❑o.l Su!pllne posodOld
1
B.P-6.3
uosie-
ja al/V [nLdjq
O--
--------- --
,j � I I
V
FA
5
1 @).
-
--- — -- --------- -------
4L-
i t—
rFF
I T
0
-------- -------
-
LO
NW 'junowasoki
O
'Oul'SUPIM
E5
ii F
:jo.1 Buipling posodOJd
msouulw jo Buu;;ulBu3
UOSJL,-1 :�
I NXI I I 31 I H I I I
la aw
tnL"I..jj
-
-------- -------
-
LO
If
O
O
E5
ii F
If
O
O
I
ii F
-
0
IS
•-hrl,
k .
I
ii F
•-hrl,
k .
Iu
O p�.
NW '1NnOW3SOU
OIH.Aan 5` JNUHO11BOIH31X3
IVOIW3HOlNnOW3SOd
_
§
z
a
�!
c
ey
s
•)3,.'ii Siff -
'r
}e`
}
R -31 M
tT
z"
i� ; .:
,
J`e
_
T
} r' t
€A i;
E
Eei
- 1
t
a9
o
li
°•
1 !°
F I 1
i
'�
■
1 c g
EXCERPT OF DRAFT MINUTES
PLANNING COMMISSION MEETING
AUGUST 23, 2011
b. Hawkins, Inc. Planned Unit Development Final Site and Building Plan (11- 27 -FDP). Senior
Planner Zweber stated Hawkins, Inc. is purchasing approximately 25 acres of the former
Continental Nitrogen Resources (CNR) pr6perty located on the southeast corner of US Highway 52
and MN Highway 55._ Mr. Zweber further reviewed the staff report. Mr. Zweber stated that
Condition #6 in the staff report was an error and should be removed.
Chairperson Powell asked staff about the interim surface treatment where the building will be located,
the monument sign at the entrance, the access drive and maintenance of the ponds. Mr. Zweber
responded that the surface` treatment will be a type of native vegetation that requires low maintenance.
He further stated the monument signs at the entrance will need separate staff approval and the access
drive is required to provide access to Feed Products. Project Engineer Olson responded that the
ponds are private ponds and will be maintained by the owner, not the City.
Commissioner Miller asked staff if there were certain requirements as to how the masonry is applied in
Condition #4. Mr. Zweber replied that there is some latitude in the condition as to how the applicant
applies the masonry. The intent of the requirement is mainly for long term maintenance and
aesthetics. Commissioner Miller then asked the purpose of the bollards requirement of Condition #7
and the proof of parking requirement in Condition #8. Mr. Zweber replied that the bollards will help
prevent road surface erosion and provides a safety measure to keep the trucks on the road. He further
stated that Hawkins may not currently need additional parking but the code requires them to be able
to show that space is available for additional parking should it ever be needed in the future.
Commissioner Miller asked staff if there is any requirement for the applicant to provide proof of
maintenance of the stormwater ponds. Mr. Olson responded that there are no specific forms or
checks in place to assure that the applicant maintains their ponds, however, staff would respond to
any complaints issued regarding insufficient upkeep with an inspection at that time.
Chairperson Powell asked if the City could deem the applicant noncompliant if they do not maintain
the stormwater ponds. Mr. Olson responded that if the applicant does not maintain the ponds
correctly in accordance with code and their grading plans, then it would be out of compliance with
City ordinance and enforcement measures would need to be taken.
The Applicant was present but did not have comment.
The public hearing was opened at T07p.m.
There were no public comments.
MOTION by Irving to close the public hearing. Second by Demuth.
Ayes: 5. Nays: None. Motion approved. The public hearing was closed at 7:07p.m.
Commissioner -Miller asked Mr. Zweber if there was alternative language to use in Condition #7 so
as not'to restrict the applicant to bollards only. Mr. Zweber stated that the phrase "or other
acceptable truck barriers" could be added to Condition #7.
MOTION by Irving recommend that the City Council approve the Planned Unit Development
Final Site & Building Plan, subject to ,the following conditions which includes the removal of
Condition #6 and the addition to Condition #7:
1. The setback to the south property line and the east property line for structures less than 250
feet tall shall be 75 feet.
2. Submission of a revised Landscape Plan that fulfills the requirements of the equivalent of
338 caliper inches of trees. Trees should be concentrated along the north and west street
frontages at a minim spacing of one tree per 50 feet and as landscaping within the
infiltration basins.
3. The north elevation of the building shall be revised to include a minimum of four (4)
exposed aggregate concrete panels to create a column effect every 90 feet. The exposed
aggregate panels shall be a dark earth tone and the finished concrete panels shall be a light
earth tone. The concrete panel of the truck loading bays shall have a horizontal colored
band in the same color pattern as the north elevation.
4. The rail service shed (garage) shall have at least 40% masonry per the HI -Heavy Industrial
building standards.
5. The roof top cooling tower shall be of a color compatible with the -north elevation color
pattern. The roof top scrubber unit shall be located south of (behind) the cooling tower.
6. Removal of the ve" sign aft the south fitgade faeing the teside!ftts spu� of 454 St
7. Bollards, or other acceptable truck barriers, shall be installed at any access drive radius
greater than 45 degrees, at the intersection of the loading dock and the access drive, and at
intersection of the rail service shed and the access drive.
8. Submission of the parking lot layout of the parking lot west of the existing office to ensure
that there is parking and proof of parking for 130 parking stalls. Additional proof of parking
stalls shall be designed if the total is less than 130 parking stalls.
9. The sanitary sewer line shall be designed to serve Feed Products to the east and a drainage
and utility easement in the interest of the City shall be recorded over the sewer line.
10. The stormwater plan shall be revised to ensure that the pond designs and site stormwater
system meet the City requirements.
Second by Miller.
Ayes: 5. Nays: None. Motion carried.
As follow -up, Mr. Zweber stated this item will go before the City Council at their regular meeting on
September 20, 2011, provided the applicant submits revised plans to staff by September 6, 2011.
F ROSEMO
PUBLIC WORKS
MEMORANDUM
DATE: September 14, 2011
TO: Eric Zweber, Senior Planner
CC: Kim Lindquist, Community Development Director
Ahdrew Brotzler, Director of Public Works /City Engineer
Kathie Hanson, Planning Department Secretary
Chris Watson, Management Analyst
FROM: Phil Olson, Assistant City Engineer
RE: Hawkins, Inc. Site Plan Review
SUBMITTAL:
Prepared by MFRA and Larson Engineering Inc., the Hawkins, Inc. site plan was received
September 9, 2011. The review comments within this memo were generated from the following
documents included in the submittal:
• w Paving and Landscape Plan, dated September 6, 2011.
• Grading and Erosion Control, dated September 6, 201 i.
• Utility, Plan, dated September 6, 2011.
• Boundary Topographic Survey,,. dated June 14, 2011.
• Proposed Conditions_ Hydrocad Model, (36 sheets), dated September 9, 2011.
• Existing Drainage Map, submitted August 10, 2011.
• Proposed Drainage Map, submitted September 9, 2011.
r
• Water Quality Storage, dated September 9, 2011.
• Parking Plan, dated September 6, 2011.
DEVELOPMENT FEES:
1. Development fees are based on 2011 Fee Resolution and are estimated for the site as
follows:
• ' Sewer Connection Fees — SAC units are calculated by MCES:
o MCES Fee $2,230 /SAC
o City Fee = $1,200 /SAC
• Water Access Charge:
0 2" Meter = $19,600
0 6" Meter,= $39,250
0 8" Meter = $44,150
1 .
3
STORMWATER MANAGEMENT PLAN: ,
1. The City requires a minimum storm sewer pipe diameter of 15 inches. The storm sewer on
the east side of the site will serve areas from offsite should be sized according to the
proposed conditions 10 -year event design capacity with a minim size of 15 inches.
2. The storm sewer design calculations for the 10 year event design flow rate with the 100 -year
event pond discharge are required to be supplied. The stormwater management plan and
storm sewer calculations should include the conveyance of offsite stormwater from the
north and east of the site.
3. The stormwater modeling should not use infiltration during the event to determine the high
water, elevations for the 100 -year, 24 -hour event. Please provide and updated digital model
with the infiltration outlets removed.
4. The Hydrocad`stormwater modeling of the railroad tracks with an SCS curve number of 61
does not represent the fully developed conditions for subwatersheds 20S, 21S, and 22S. The
stormwater model input for these subcatchments should be modified to represent the gravel
railroad bed under the tracks. The SCS curve number for this area should be 85 in the
modeling. The high water elevations for Ponds 14P and Infiltration Area 2 should be
updated based on this modification. The high water elevations should be updated and the
overflow structure elevations adjusted accordingly.
5. The Pond 9 stormwater model input should have a starting elevation of 903.0 to reflect the
,proposed storm sewer outlet.
6. The emergency overflow (EOF) routes and elevations should be added to Grading Plan
Sheet C2. The EOF from each pond, infiltration area, depression,, and low point should be
shown on the plan. If a pipe is an emergency overflow it should be labeled as such.
7. The proposed drainage area map should include the proposed storm sewer system to define
the stormwater routing. The map should include storm water flow patterns for the site and
all elements defined in.the City Engineering Guidelines.
8. The Utility Plan (Sheet C3) Pond 4 and 14 outlet structure data does not correspond to the
detail shown on the plan sheet. The plan data indicates the pipe slope will not provide for
0.5' of skimming from the crown of the inlet pipe to the invert at the structure. The FES
invert of the pipe should be lowered 0.5' and the pipe slope should be revised to provide for
skimming consistent with the City Engineering Guidelines:
GRADING PLAN:
1. Drainage and utility easements are °required over the storm sewer system and emergency
overflow routes on the eastern end of the site° Easements should be shown on the grading
plan.
2. The elevations and contours of the future railroad spurs should be shown on the grading
plan.
3. Please verify that the proposed 12" HDPE pipe under a railroad spur on the south end of
the project will be designed for railroad loading.
.a
4. Please verify that the condition of the 30" pipe in the southeast corner` of the site'is adequate
and is capable of handling the additional loading of the.proposed railroad spurs. Also,'the
existing pipe should be shown on the topographic survey plan sheet.
SANITARY SEWER EXTENSION COMMENTS:
1. The extension of main line sanitary sewer will be required to be a public project and funded
by developing properties. A brief feasibility report has been prepared to detail the sewer
service area, anticipated costs and proposed funding. The City is currently working with the
adjacent developers on the timing and funding of the sewer extension project.
2. A City drainage and utility easement is required over the main line sanitary sewer and for
access across the site. The easement shall be located in an area which is accessible to City
maintenance staff.
3. Part of the drainage and utility easement will be required on the property south Hawkins,
Inc. Additional coordination will be required by the developer to secure this easement on
behalf of the City.
4. The proposed private water main alignment will need to be revised through the final design
of the sanitary sewer. xCoordination will be with the, developer through the design
process.
Should you have any questions or'comments regarding the'items listed above, please contact me at
651 - 322 -2015.
9
S =