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Home My WebLink About6.o. Webb Companies Addition Conditional Use PermitCITY OF ROSEMOUNT EXECUTIVE SUMMARY FOR ACTION City Council Meeting Date: August 17, 2004 AGENDA ITEM: Webb Companies Addition AGENDA SECTION: Conditional Use Permit Planning Case 06-47 Consent CUP PREPARED BY: Jason Lindahl, A.I.C.P. Assistant City Planner ATTACHMENTS: Draft Resolution, PC Minutes 7- 27 -04, Site APPROVED BY: Location Map, Site Plan, Preliminary Grading Drainage, & Erosion Control Plan, Landscape & Lighting Plan, Existing Landscaping Plan, Building Elevations. RECOMMENDED ACTION: Motion to adopt a resolution approving a conditional use permit to allow a 7,235 square foot retail and warehouse addition to the existing Webb Companies building locate at 15197 Boulder Avenue subject to conditions. ACTION: ISSUE The City Council is being asked to approve a conditional use permit for Webb- Companies for the establishment of an additional use on the site -. •..Webb Companies, the applicant, has requested site plan and conditional use permit approvals to allow the construction of a 7,235 square foot retail and warehouse addition to the existing Webb Companies.. building located at 15197 Boulder Avenue. According to the zoning ordinance, multiple - use facilities within the Business Park District require aconditional use permit. PLANNING COMMISSION PUBLIC HEARING. On July 27, 2004, the Planning Commission conducted a public hearing for the site plan . and conditional use permit request. No one attended other than the applicant who answered questions. The Planning Commission adopted a unanimous motion recommending approval of the site plan and conditional use permit. Subsequent Plan revisions received by the Planning Department have responded to several: recommended conditions of approval. Those conditions. have been modified as .needed, and are included in the attached resolution. The existing Webb Companies facility encompasses approximately 121 - ,000 square feet including 96,000 square feet of warehouse, 15,000 square feet of manufacturing, and 1.0,000 square feet of office uses. The company serves as a vendor to the specialties and promotional products industry by applying custom designs to a large assortment of products. According to the applicant, the 7,235 square foot addition will include 4,235 square feet of additional office space for Webb Companies and 3,000 square feet for a custom motorcycle service and sales facility. BACKGROUND Applicant & Property Owner(s): Webb Companies Location: 15197 Boulder Avenue. South of County Road 42 and East of Highway 3. Area in Acres: 10.16 Comp. Guide Plan Desig: BP - Business Park Current Zoning: BP -2, Business Park 2 ANALYSIS Conditional Use Permit The Zoning Ordinance requires a conditional use permit for multiple- use facilities within the Business Park District. The purpose of a conditional use permit is to mitigate any adverse effects that may result from land use conflicts or site design. Section 12.7 of the Zoning Ordinance outlines the standards for conditional uses and grants the City the authority to adjust typical performance standards in a given zoning district to lessen potentially adverse effects of the conditional use. Any adjustments to the zoning standards for this multiple -use facility are called out in the applicable site plan review standards listed below. Site Plan Land Use & Zoning. The proposed retail and office addition is consistent with the current land use and zoning designations for the subject property. The 2020 Land Use Plan guides the property as BP - Business Park while the Zoning Map designates the site as BP -2, Business Park 2. The office portion of the addition is permitted use. Retail sales is an accessory use in the BP -2 District so tong as it does not occupy more than 15 % of the gross floor area of ethe. building and all sales and service must be conducted inside the principal structure. Since the motorcycle business will only entail 3,000 square feet of the total building it complies with the ordinance requirements for accessory uses. The introduction of the motorcycle use makes this a multiple use facility and requires a conditional use permit. As designed, the proposed addition meets the required use and building setback standards for the B -2 District. Buildin g Performance Standards for the BP-4 District Standard Requirement Proposal Status Front Yard 40 ft. 225 ft. Conformin Side Yard 10 ft. 60 ft. Conformin Rear Yard 10 ft. 610 ft. Conformin Building Height 35 ft. 31 ft. Conformin E eqj g }Inn jualslsuoo saansoloue gseal jewi ppe aimbaa lllnn AjIO eqj `Alpedeo 6ul}slxe s,alls aqj puoAeq gseal peppe a}eaau96 uol}lppe nnau ay} pinogS •uoi}lppe pasodoad eqj elepoww000e of juap gns aansoloue gseal 6u1}sixe eqj spin} gejS yse it • auel eig / 6uhlaed ou jol pedlals aq alsle eqj 1egl aalnbaa Aew leysaelN aald aq I •o!.ej} punoae -GAUP IIwaad pinogs goignn `apinn leaf 8Z sl euel eql •pa�aed lalleied lou sl Tonal a ao `6ulpllnq eqj olu! 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Failure to comply with this standard will constitute a lapse of the conditional use permit. Landscaping & Berming. The site plan has been revised to include plantings required for the building addition. In addition, there appears to be a discrepancy between the existing plantings shown on the current plan and the actual plantings on site. The table below compares the BP landscaping standards with the applicant's proposal. For the addition, the plan calls for 1 Crabapple tree and 16 Dogwood shrubs. By comparison, the ordinance requires a building of this size to supply at least 8 trees and 24 foundation plantings. Landscape Plantings Performance Standards for the BP-4 District Category Requirement Building Required Proposed Measurement Plantings Plantings Over Story 8 Trees or 7,235 - 8 Trees 1 Trees 1/3,000 Sq. Ft.* Sq. Ft. Foundation 1/10 Linear Feet 240 24 16 Plantings of Bldg. Linear Feet *whichever is greater In addition to the landscaping required as part of the proposed addition, the applicant's plans over counts the number of plantings on site and does not account for some existing planting that must be removed to accommodate the new addition. After comparing the original landscape plan with the existing conditions on site, staff finds that 14 shrubs, 11 coniferous trees, and 3 deciduous trees must be removed to construct the proposed addition (see attached existing landscape plan). The applicant will be required to replace these trees on site. J The applicant has submitted a revised landscape plan illustrating the addition of 19 coniferous trees, 3 deciduous trees, and 38 foundation planting shrubs for review and approval by City staff prior to City Council action on this item. At least 15 of the coniferous trees shall be planted north of the rear drive lane and south of the County Road 42 right-of-way. The tees and shrubs required by ordinance for the proposed addition shall meet the minimum size requirements outlined in the ordinance. The replacement trees and shrubs shall be comparable to the size of the landscaping to be removed or the minimum size required by ordinance, whichever is greater. 4 5 •uollnlosaa }4eip pegoe:}e eqj col paglpow pue uolsslwwoO 6uluueld aqj Aq papuawwooaa suolPpuoo (L) uanas aql, ol joefgns si uollepuewwooal slu.L podai sigl ul apew s6ulpug eqj pue jueoildde eqj Aq paglwgns uoljewiolul pue sueld eqj uo peseq sl uolIepuawuaooaa }}e S Ilwaad asn leuolllpuoo eqj sajepsseoeu pue Ajliloej asn eldllinw a ails slyj soNew asn aolnaas pue sales ilelaa aqI `1 Z eqj ulq }inn pa:4iwjad sl asn aol}}o 9y1 OULIM '41loeI sales pue eolnaas eloAojo }ow woIsno a aol 1991 aienbs OOo`£ pue saluedwoO gga/N aol coeds ao!.o leuoljlppe jo 1991 aienbs 5£Z`t, apnioul lilts uoljippe pesodoad aq} `jueolldde 941 o16ulpa000y •anuany.iepino9 L6LgL le paleool 6uipl!nq 6ullslxe alaq} of uolllppe ao!.o pue ilejaa loot aienbs 5£Z`L e }o uoijorulsuoo eqj nnolle of saluedwoO gggM woaj suolleolidde 1luuad asn leuol}lpuoo pue ueld 91ls 9411 lenoidde spuawwooei gels NOIsmONOO T NOUVaN3WW00321 •owll slgj le anp a ie seal uoijeolpap N ied leuolllppe ou `aaojajayl •Iuewdolanap leljlul aqj jo fed se pled seen uOIIeolpap Ved •uoPeoIpaQ Jed - (ObM) se6ae4o ssaooe Jalenn Jo` (OdS) se6jego ssaooe James leuoljlppe Aue fed of paalnbei aq IIIM jueogdde ayl •anssl auo Aluo punol pue wall slgl pannainaa seq juewliedaO 6wu99ul6u3 ayl •Buiaaaut6u3 - auil A:pedoid eqj le suawnl 5 paeoxe }ou Aew pue punoa6 eqj piennol14 joaa!P (legs 6uljy6llaope xe IIV - uoljippe 6ulpllnq eqj 10 epls l.see eqj uo sjgbIl Ilene Mau ON pue aoueilUe ulew aqj aano uolIlppe nnau aye jo opls q }nos aqj uo 14 Ilene nnau L sajeajsnlll ueld eq I '1 dS 94I -J0J spaepuejs eouewaojjad 6wly6ll eqj jaaw of sieedde ueld 6u11461l joljal:xe a41 �6u�Jy6�� ao�aa x3 aqj woaj llwaad u6ls aleaedas a 10 lenoidde anlaoaa pue PPISla de 941 J spaepuels u61s luauno eqj of waojuoo lsnw 96eu6ls py - uolllppe Mau eqj jo }red se su6ls ilenn Mau oml sesodoid lueolidde sql •pooeld sl 11 4oigm uo ilenn eqj jo lueoaad OZ Paeoxe lou Aew su6ls lleM - 14619q ul 1991 OZ jo lea} aienbs 001, 6ulpaaoxe }ou u6ls }uawnuow pun oa6 auo of pad wil We lolalsA d8 a4 ul sal�adoid `aoueulpio A8 afieufi�s CITY OF ROSEMOUNT DAKOTA COUNTY, MINNESOTA RESOLUTION 2004- - A RESOLUTION APPROVING A CONDITIONAL USE PERMIT TO ALLOW A 7,235 SQUARE FOOT RETAIL AND WAREHOUSE ADDITION TO THE EXISTING WEBB COMPANIES BUILDING LOCATED AT 15197 BOULDER AVENUE SUBJECT TO CONDITIONS WHEREAS, the Community Development Department of the City of Rosemount has received an application for a conditional use permit from Webb Companies originally on June 23, 2004 for the property legally described as follows: Lot 1, Block 1, Rosemount Business Park, 2nd Addition, Township 115, Range 19, Dakota County, Minnesota; and WHEREAS, the Planning Commission conducted a public hearing on July 27, 2004 as required by ordinance to review the site plan and conditional use permit; and, WHEREAS, the public hearing identified concerns regarding landscaping and parking; and, WHEREAS, the Planning Commission adopted a motion after closing the public hearing on July 27, 2004 to recommend approval of the conditional use subject to conditions. WHEREAS, the Applicant submitted a revised site plan on August 9, 2004 in response to concerns identified at the public hearing site plan as requested by the City. NOW THEREFORE, BE IT RESOLVED, that the City Council of the City of Rosemount hereby approves the conditional use permit for Webb Companies subject to: 1. Issuance of a building permit. 2. Submission of a roof top equipment screening plan for review and approval by City staff prior to City Council action on this item. 3. A proof -of- parking agreement securing the additional required parking spaces added to the seven parking stalls on the west side to be executed in a form approved by the City Attorney. The applicant shall provide the City 'with the number of employees associated with the retail sales and service use to confirm parking requirements. 4. Conformance with all applicable fire codes including striping of the driveway east of the addition if required by the Fire Marshal to ensure access will not be obstructed. 5. Should the new warehouse and retail addition generate added trash beyond the site's existing capacity, the City will require additional trash enclosures consistent with the performance standards for waste container enclosures outlined in the zoning ordinance. Failure to comply with this condition will constitute a lapse of the conditional use permit. RESOLUTION 2004 - 6. Installation of landscaping as depicted on the revised Landscape & Lighting Plans Ll revised 8 -9 -04 and received by the Planning Dept. on August 9, 2004. Said plans include three sugar maples in the street frontage along Boulder Trail. 7. A security guaranteeing the installation of the landscaping shall be posted with the City guaranteeing performance and survival. 8. All signage must conform to the current sign standards for the BP District and receive approval of a separate sign permit from the City. 9. Conformance to all requirements of the City Engineer and payment of all required sewer access charges (SAC) or water access charges (WAC) prior to issuance of a building permit. ADOPTED this 17th day of August, 2004, by the City Council of the City of Rosemount. William H. Droste, Mayor ATTEST: Linda Jentink, City Clerk Motion by: Second by: Voted in favor: Voted against: Member absent: PLANNING COMMISSION MEETING MINUTES JULY 27, 2004 PAGE 10 TION to recommend t the City o cil adopt an amendment to zoning ordin ce designating halt plants as a con >al n conjunct' with a mineral extractio ermit ' e Agricultural District econd b chultz. Ayes: Sc , Messner, Humphrey, as: None. Motion carried. Pearson in ' ated the follow up uld consist of prehis Zo Ordinance text amen application at the Augus 2004 City ting and that s issue would ret to the Planning Commission in Sep er in 5E. CASE 04 -46 -SP & CASE 04 -47 -CUP Webb Companies Site Plan and Conditional Use Permit — Approval. Assistant City Planner, Jason Lindahl, explained the applicant's request for site plan and conditional use permit approvals to allow a 7,235 square foot retail and warehouse addition to the existing Webb Companies building locate at 15197 Boulder Avenue. The existing Webb Companies facility encompassed approximately 121,000 square feet including 96,000 square feet of warehouse, 15,000 square feet of manufacturing, and 10,000 square feet of office uses. The company served as a vendor to the specialties and promotional products industry by applying custom designs to a large assortment of products. According to the applicant, the 7,235 square foot addition in the southeast corner of the building would include 4,235 square feet of additional warehouse space for Webb Companies and 3,000 square feet for a custom motorcycle service and sales facility. According to the zoning ordinance, multiple -use facilities within the Business Park District require a conditional use permit. The purpose of a conditional use permit is to mitigate any adverse effects that may result from land use conflicts or site design. Lindahl then proceeded to list some of the major plan attributes. The proposed building met the exterior materials standards for properties in the BP -4 District outlined in Section 7.2.A of the Zoning Ordinance. The existing parking area would be expanded to accommodate 27 new stalls including one new handicapped stall. The applicant's plan showed an overhead door on the east side of the proposed addition adjacent to the building's drive lane, which staff recommended be relocated to the north side of the building to eliminate conflicts between deliveries to the motorcycle sales and service area and the remainder of the site. At least 15 of the coniferous trees shall be planted north of the rear drive lane and south of the County Road 42 right -of- -way. Regarding the issue of zoning, Lindahl pointed out to the Planning Commission that the proposed retail and warehouse addition was consistent with the current land use and zoning designations for the subject property. The 2020 Land Use Plan guided the property as BP - Business Park while the Zoning Map designates the site as BP -2, Business Park 2. The warehouse portion of the addition was permitted use. Retail sales are an accessory use in the B -2 District so long as it does not occupy more than 15% of the gross floor area of the building and all sales and service must be conducted inside the principal structure. Since the motorcycle 10 PLANNING COMMISSION MEETING MINUTES D2 N - JULY 27, 2004 PAGE 11 business will only entail 3,000 square feet of the total building it complies with the ordinance requirements for accessory uses. The introduction of the motorcycle use made this a multiple use facility which required a conditional use permit. As designed, the proposed addition met the required use and building setback standards for the B -2 District. Lindahl recommended approval of the site plan and conditional use permit applications from Webb Companies to allow the construction of a 7,235 square foot retail and warehouse addition to their existing building located at 15197 Boulder Avenue. According to the applicant, the proposed addition would include 4,235 square feet of additional warehouse space for Webb Companies and 3,000 square feet for a custom motorcycle service and sales facility. A representative of R.J. Reynolds Construction was available for question. The representative added that 4,235 square of the addition will be office rather than warehouse as outlined in the staff report. Mr. Lindahl stated that will change the parking requirement and suggested amending condition three to require the applicant to submit a revised plan conforming to the parking requirements. The applicant agreed and the planning commission amended condition three. Chair Messner opened the public hearing. No one responded, therefore, Chair Messner motioned to close the public hearing which was seconded by Commissioner Schultz. All ayes to close the public hearing. Motion by Powell and seconded by Zurn to approve the site plan to allow a 7,235 square foot retail and warehouse addition and recommend the City Council approve the associated conditional use permit for Webb Companies building locate at 15197 Boulder Avenue. 1. Issuance of a building permit. 2. Submission of a roof top equipment screening plan for review and approval by City staff prior to City Council action on this item. 3. Submission of a revised site plan conforming to all City parking requirements prior to City Council action on this item. 4. Should the new warehouse and retail addition generate added trash beyond the site's existing capacity, the City will require additional trash enclosures consistent with the performance standards for waste container enclosures outlined in the zoning ordinance. Failure to comply with this condition will constitute a lapse of the conditional use permit. 5. Submission of a revised landscape plan illustrating the addition of 19 coniferous trees, 3 deciduous trees, and 38 foundation planting shrubs for review and approval by City staff prior to City Council action on this item. At least 15 of the coniferous trees shall be planted north of the rear drive lane and south of the County Road 42 right -of -way. The tees and shrubs required by ordinance for the proposed addition shall meet the minimum size requirements outlined in the ordinance. The replacement trees and shrubs shall be - comparable to the size of the landscaping to be removed or the minimum size required by ordinance, whichever is greater. 6. All signage must conform to the current sign standards for the BP District and receive approval of a separate sign permit from the City. 7. Conformance to all requirements of the City Engineer and payment of all required sewer 11 PLANNING COMMISSION MEETING MINUTES[�� JULY 27, 2004 PAGE 12 access charges (SAC) or water access charges (WAC) prior to issuance of a building permit. Ayes: Schultz, Zurn, Messner, Humphrey, and Powell. Nays: None. Motion carried. 5 CASE 04 -48 -TA Street Width and Design Standards — Text Amendm t. Kim Lin quist, Community Development Director noted this application . prompted due to developers equesting modifications to the ordinance standards relatin o public street widths, right -of -way dication, and private streets. The ordinance amendm is clarify what the city's standards will be der certain conditions. This will assist staff d 'ng the planning review process, and will ai evelopers by clarifying the city's expects ions. The greatest amount of c ge occurred in the Subdivision rdinance, the location where platting standards are set forth. She viewed the changes made ' the draft ordinance. Language had also been added to state the expect 'on by the city for deve pers to provide collector streets within generalized half -mile spacing. A o, the required wi s for right -of -way dedication had generally been increased to provide ditional wid for the establishment of boulevard trees along collector streets. The zoning ordinance included a section de 'ng with private roads for attached single family units. This section had been expanded to e 1 that turn- arounds are needed. City practice had been to differentiate between private stre s and p 'vate drives. Staff expects to continue that differentiation however, does not want formalize a process_ through the zoning ordinance The changes will assist staff in acc ately conveying the ' y's desires regarding roadway widths. This information will also be be ficial to developers as the will know upfront the city's expectations. Finally, the draft guage is consistent with past ractice and takes into consideration changes that h e been occurring within public ri -of -way such as planting of boulevard'trees and install on of trails and sidewalks. Chair Messner opened a public hearing. No one responded, therefore, hair Messner motioned to close the public he ng which was seconded by Commissioner Schultz. All ayes to close the public hearing. MOTIO by Messner to recommend the City Council approve amendi the subdiv' ion ordinance Section 5, and amending the zoning ordinance Sect i n 4.18, rela i g to public streets, right -of -way width and private streets. Second by chultz. yes: Schultz, Zurn, Messner, Humphrey, and Powell. Nays: None. Motion carried. Old Business: None New Business: None 12 PLANNING COMMISSION MEETING MINUTES JULY 27, 2004 PAGE 13 Directors Report 8A. Recap of recent Council Meetings by Kim Lundquist, Community Development Director At the July 6, 2004 City Council Meeting: 1. Brockway - was approved. 2. Redevelopment Framework for the Downtown Rosemount - was approved. 3. Fireworks Resolution — was approved. 4. Livable Communities Grant was approved. Respectfully Submitted, Steph Larson Planning Secretary 13 SITE MAP PROPERTY ID NUMBER: 34- 64552- 010 -01 2004 ESTIMATED MARKET VALUES (PAYABLE 2005) 2004 BUILDING INFORMATION (PAYABLE 2005): FEE OWNER: WEBB PROPERTIES LLC LAND: = LOT SIZE (EXCLUDES TYPE WHSE,STRG COMMON NAME: WEBB COMPANIES BUILDING: � ROAD EASEMENTS) YEAR BUILT 2000 15197 BOULDER AVE TOTAL: ARCH /STYLE ROSEMOUNT MN 55068.1768 442,738 SO FT FOUNDATION SO F1NOT APPL SCHOOL DISTRICT: 196 10.16 ACRES FINISHED SO FT 121372 PROPERTY ADDRESS: 15197 BOULDER AVE BEDROOMS 0 ROSEMOUNT MN 55068 LOCATION: NW1 /4 NE1 14 SECTION 32 115 - 19 - BATHS 5 FRAME C- CONCRETE PAYABLE 2004 TAXES PAYABLE 2005 HOMESTEAD STATUS: NON HOMESTEAD GARAGE SO FT 0 OTHER GARAGE " NET TAX: WATERSHED DISTRICT: VERMILLION RIVER MISC BLDG SPECIAL ASSESSMENTS: 0.00 TOTAL TAX & SA: LAST QUALIFIED SALE: DATE: AMOUNT: PAYABLE 2005 ASMNT USAGE CO MERC EFERRED _._ ..... . ti - -- _.._ . - :- — - - - i / wg (� ILI ri c d 1 ' WE v a .� =l Of Ig y , NOTE: Dimensions rounded to nearest foot. PLAT NAME: ROSEMOUNT BUSINESS PARK 2ND ADDITION N TAX DESCRIPTION: 1 1 Copyright 2004, Dakota County . This drawing is neither a legally recorded map nor a survey and is not intended to be used as one. This drawing is a compilation of records, information and data located in various city, county, and state offices and other sources, affecting the area shown, and is to be used for reference purposes Drily. Dakota County is not responsible for any inaccuracies herein contained. If discrepancies are found, please contact Dakota County Survey and Land Information Department. 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II II 11 S N ' 11 I I filly I/ llii II +3 3 Y 11 I I Q QQ § v fig a s m a Proposed Addition For ` ` � 0 a 0s ill y < e r_ r t a l o F s� WEBB COMPANY g : U" a Rosemount, Minnesota IN vFt iL m N 0 CL 0 0 O It 0 rn 0 O 7 Q SIGHT LINE GOES ABOVE ROOFTOP UNIT BY V - 4' -0" TALI ROOFTOP UNIT ~ 35'_0" a SIGHT LINE L. 96 1 , 00' rw - - - - - EL. - 958.00' 240' -0" M SCALE: 1" = 60' -O" AUG ® 9 2304 u By PROJECT NAME: DATE: WEBB COMPANY ADDITION 08.09.04 ROSEMOUNT, MINNESOTA SIGHT LINE STUDY M LAMPERT ARCHITECTS ®� 13837 NE Lincoln St., Ham Lake, MN 55304 Phone: 763.755.1211 Fox: 763.757.2849