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030315 Planning PLANNING COMMISSION MEETING City Hall, 4401 Xylon Avenue North Tuesday, March 3, 2015 7:00 p.m. 1. CALL TO ORDER 2. ROLL CALL 3. CONSENT BUSINESS 4. PUBLIC HEARING 4.1 PC 15-01, Request for conditional use permit to allow additional outdoor storage and parking deferment for Scrap Metal Processors, Inc., 9000 Science Center Drive, Michael Minter, petitioner. 5. COMMITTEE REPORTS 5.1 Design and Review Committee – next tentative meeting scheduled for March 19, 2015, 7:30 a.m. (if needed) 5.2 Codes and Standards Committee – next meeting? 6. NEW BUSINESS 7. OLD BUSINESS 7.1 Approve January 6, 2015, Planning Commission Minutes 8. ANNOUNCEMENTS 9. ADJOURNMENT Petitioner must be in attendance at the meeting PLANNING CASE REPORT City of New Hope Meeting Date: March 3, 2015 Report Date: February 27, 2015 Planning Case: PC 15-01 Petitioner: Michael Minter Address: 9000 Science Center Drive Project Name: Scrap Metal Processors, Inc. (SMP) Project Description: Request for additional outdoor storage and parking deferment. Planning Request: Conditional Use Permit(s) I. Type of Planning Request A. Conditional Use Perrnit (CUP) Il. Zoning Code References Section(s) 4-33 Administration — Conditional use permit 4-20 (e) (1) — Open Outdoor Storage 4-3 (e) (13) — Deferment of Required Parking Ili. Property Specifications Zoning: I, Industrial. Location: Northwest corner of the intersection of Science Center Drive and International Parkway. Adjacent Land Uses: Industrial to the North, South, East and West. Site Area: 5.33 acres, or 232,074 square feet Building Area: Approximately 76,020 square feet total. SMP will occupy approximately 26,298 square feet. Planning District: Planning District 3. The Comprehensive Plan supports both requested conditional uses within the district and encourages appropriate screening of outdoor storage areas. This industrial park is nearly fully developed. Future industrial growth depends on creative in-place expansions and re -use of existing space. Planning Case Report 15-01 Page 1 3/3/15 IV. Background Scrap Metal Processors Inc. (SMP) is an industrial recycler that hauls, processes, stores, and ships nonferrous metals. SMP sells their processed products regionally and on the world market. The company will bring over 20 jobs to New Hope that the applicant describes as "living wage jobs with full benefits". The applicant is in the process of purchasing the building located at 9000 Science Center Drive. The existing building has two current tenants (AST and Tioga) that will remain at this location following the acquisition of the building by SMP. SMP will rework the existing vacant space to meet their needs. All recycling activity and processing will take place inside of the building. The applicant is requesting a Conditional Use Permit (CUP) for additional outdoor storage and a CUP for a deferment of required parking. The outdoor storage area will be primarily used for the storage of switch containers. Switch containers are large metal bins and roll off containers that SMP uses to haul scrap materials. When SMP drivers pick up a full container at any given client location they swap it out with an empty bin. SMP plans to build their outdoor storage area in phases as needed. During the transition from their current location to New Hope, SMP will have two metro locations where they can store excess switch containers that will not fit at the New Hope site. The applicant has requested the CUP for deferred parking as they feel that the site has sufficient existing hard surface to create enough parking that will meet the needs of all tenants. V. Zoning Analysis A. Plan Description 1. Setbacks The use of a portion of the building is changing, but there are no proposals to expand the building at this time. For this reason, all existing building setbacks will remain the same. The site plan reveals that the existing and proposed outdoor storage fence locations all meet the required setbacks. 2. Circulation, Access, Traffic and Emergency Vehicle Access There are two driveway access points to Science Center Drive on the south side of the property. The west access provides entry to the loading docks, future outdoor storage area, and rear of the building. Access to this area will be controlled by an automatic gate. The applicant will provide the keypad code to West Metro Fire to ensure emergency vehicle access. Truck maneuvering details have been provided on the site plan for this area. The east driveway access provides entry to the front parking lot that serves the main entrances into the building. This lot is controlled with a two way traffic flow system. Staff feels that the proposed site circulation and access are adequate. 3. Curbing, Sidewalk and Pavement The property currently does not have curbing around the perimeter of the lot, and the repurposing of the building would not require the applicant to install new curbing. Planning Case Report 15-01 Page 2 3/3/15 4. Parking Per the New Hope city code, the gross floor area of each use shall be calculated and a ten percent reduction shall be made for nonproductive space. The resulting net usable floor space figure shall be utilized to determine the off-street parking requirement. The square footages listed in the table below have been reduced by 10%. The parking requirements for the total building are as follows: 'Company Vehicles will be parked in the outdoor storage area and therefore do not have to be accounted for in the parking requirement calculations. The applicant's site plan indicates that there will be a shortage of 14 on-site parking spaces. Therefore, the applicant is requesting the CUP for a deferment in required parking. The deferred parking CUP allows businesses to utilize a lesser parking supply provided the demand be documented. Additionally, the applicant must reserve enough space on the site to build parking in the future if necessary. The amount of reserved space must equal the amount of parking shortage. This reserved space is referred to as the "proof of parking' area. As a condition of CUP approval, a restrictive covenant must be recorded against the property that mandates the construction of the proof of parking area if the City finds that the demand for on-site parking exceeds the available supply. The covenant would also protect this designated area from any other construction activity. The applicant has appropriately designated 14 proof of parking stalls upon the site. Eight spaces are illustrated in the northeast corner of the site and six spaces are illustrated south of the building, near the current main entrance. The eight proof of parking stalls located in the northeast corner of the site are not connected to the building with any pedestrian walkway. The applicant will have to revise their site plan to include a pedestrian connection from this parking area to a building entrance. Building a. Floor Plan. SMP will occupy approximately 26,300 square feet of the 76,000 square foot building. The interior space that SMP will occupy has not been designed or laid out by an architect at this time. b. Fire Suppression/Code Compliance. The Building Official and Fire Marshall have reviewed the current plans available and will work with the applicant to ensure that the building is code compliant and adequate fire suppression is in place. These checks and balances will be completed as part of the Business Use Certificate of Planning Case Report 15-01 Page 3 3/3/15 Ratio Square Feet Required Parking Stalls Warehouse 1:1,500 40,023 27 Office 1:300 8,595 29 Manufacturing 1:500 19,800 40 TOTAL REQUIRED 96 Spaces TOTAL PROVIDED 82 Spaces 'Company Vehicles will be parked in the outdoor storage area and therefore do not have to be accounted for in the parking requirement calculations. The applicant's site plan indicates that there will be a shortage of 14 on-site parking spaces. Therefore, the applicant is requesting the CUP for a deferment in required parking. The deferred parking CUP allows businesses to utilize a lesser parking supply provided the demand be documented. Additionally, the applicant must reserve enough space on the site to build parking in the future if necessary. The amount of reserved space must equal the amount of parking shortage. This reserved space is referred to as the "proof of parking' area. As a condition of CUP approval, a restrictive covenant must be recorded against the property that mandates the construction of the proof of parking area if the City finds that the demand for on-site parking exceeds the available supply. The covenant would also protect this designated area from any other construction activity. The applicant has appropriately designated 14 proof of parking stalls upon the site. Eight spaces are illustrated in the northeast corner of the site and six spaces are illustrated south of the building, near the current main entrance. The eight proof of parking stalls located in the northeast corner of the site are not connected to the building with any pedestrian walkway. The applicant will have to revise their site plan to include a pedestrian connection from this parking area to a building entrance. Building a. Floor Plan. SMP will occupy approximately 26,300 square feet of the 76,000 square foot building. The interior space that SMP will occupy has not been designed or laid out by an architect at this time. b. Fire Suppression/Code Compliance. The Building Official and Fire Marshall have reviewed the current plans available and will work with the applicant to ensure that the building is code compliant and adequate fire suppression is in place. These checks and balances will be completed as part of the Business Use Certificate of Planning Case Report 15-01 Page 3 3/3/15 Occupancy permit process that will include a review of detailed interior plans and follow up compliance inspection(s). c. Elevation (Design, materials and color). The applicant is not proposing any major exterior upgrades or changes to the building fagade or exterior. 5. Landscaping and Screening The applicant will be retaining the existing trees on the site where possible. Some trees may have to be removed to accommodate the outdoor storage fencing on the north side of the site. Outdoor storage areas must be fully screened from residential uses and public rights-of- way. For screening, the applicant will install cedar privacy fencing on the east side of the proposed outdoor storage area that faces International Parkway. To screen the outdoor storage from Science Center Drive, the applicant will install cedar fencing that connects to the southwest corner of the building and the mechanical gate that is being proposed. Staff from the New Hope Police Department has requested that the gate be left unscreened in order to provide sight lines into the rear of the property. There are no adjacent residential properties. 6. Signage A signage plan was not submitted with the application. Any new signage will require a sign permit after staff review. 7. Location of Services, Loading, Drive-through, Trash, Equipment and Outdoor Storage Areas The building is currently served by six loading docks or doors, five on the west side of the building and one on the south. SMP will utilize the drive in loading door located on the northwest corner of their proposed space. This door will allow SMP's drivers to enter the building in order to unload their containers. At some point, SMP would like to explore the option of a driveway that connects their manufacturing space to International Parkway. Such a driveway would allow trucks to pass through the facility without having to back out of the building. The other loading docks and doors are currently being utilized by existing tenants of the building. There is an existing trash and recycling receptacle area located on the west side of the building in between the loading docks that are also located in this area. SMP will provide a dumpster for household waste that will be used by all tenants. SMP has expressed interest in the future installation of a compactor is this area. This area will be screened from the public right- of- way by a cedar privacy fence that will be installed on the southwest corner of the building. As mentioned before, this privacy fence will connect to the gate located at the southwest entrance into the site. The proposed outdoor storage area is located in the northwest corner of the site. The applicant proposes to construct the outdoor storage area in three phases. Following construction of phase one, each additional phase will expand the storage area east towards International Parkway. When all phases of the outdoor storage area are complete, there will be approximately 32,000 square feet of outdoor storage space. Planning Case Report 15-01 Page 4 3/3/15 The applicant will install an "at grade" truck scale in the rear yard on the west side of the building. This scale will allow trucks to be weighed as they enter and exit the site. The scale will not have an operator's shack. 8. Grading, Drainage, and Surfacing The City requires the storage area to be surfaced with concrete or bituminous. The submitted site plan indicates the storage area located north of the building will be paved. The applicant plans to build the outdoor storage area in three phases. Phase one will consist of an expansion of the existing onsite pavement and will not required extensive grading. Phases 2 and 3 of the proposed storage area are currently occupied by an earthen berm that will need to be removed. In this regard, a grading and drainage plan has been submitted by the applicant. The plan indicates that 350 cubic yards of soil are to be removed from the site to accommodate the proposed outdoor storage activities. The plan also illustrates the proposed grades and drainage patterns for the storage area, as well as storm water calculations and information related to on-site storm water collection and treatment. The grading and drainage plan will be subject to the review and final approval by the city engineer. The outdoor storage area will be accessed by, and store, heavy trucks and equipment. With this in mind, the city building official and engineer will work with the applicant to ensure that the proposed pavement detail is adequate to accommodate the anticipated weight loads. The Industrial District allows for a maximum of 80 percent impervious surfacing. The site plan indicates that the proposed improvements will result in a hard cover of 76 percent. The proposed site plan does not include the deferred parking areas in this hardcover calculation. The applicant must demonstrate that the site hardcover will not exceed the 80 percent standard if the deferred parking is required in the future. This may require a reduction in the size of the outdoor storage area. 9. Snow Storage According to the submitted site plan, snow will be stored in six areas located on the west side of the building. In this regard, it appears that removal of snow to an off-site location is not anticipated except in periods of excessive snow when ample storage areas do not exist on site. 10. Nuisance Issues If the proposed use of the building, in this case metal processing and recycling, produces potential nuisance issues (i.e., noise, odor, emissions, etc.), the building design and operations must mitigate the issues. In regard to nuisance issues, the applicant has provided the following information: • Hours of business operation will be 5:00 am to 3:00 pm, Monday through Friday • Drivers may start earlier than 5:00 am All three building tenants will have secure access via a modern security system with an access code for each tenant area Planning Case Report 15-01 Page 5 313115 -- Tenant sections are divided by walls to minimize noise impacts. 11. Hazardous Materials The outdoor storage area must not be used for storage of hazardous liquids, solids, gases or wastes. According to the applicant the following materials are to be stored outdoors: • Empty switch containers Full containers on a temporary basis • Reusable metals (steel, stainless and aluminum) Trucks and trailers • Tioga portable heaters Snow The list of items does not include any hazardous materials. According to the applicant, any recycling materials with liquids and other liquids used in their operations will be stored indoors. These include diesel fuel, hydraulic oil, engine oil, transmission fluid, anti -freeze, and cleaning solvents. During the design review process, there was discussion regarding residue oils, coolants and other contaminants that may be left in the container bins once emptied. The applicant explains in their narrative that rainwater captured in the collection bins will be emptied into an indoor catch basin and processed through evaporation. No contaminates will be released outdoors. Further, the applicant has noted that all liquids including water, and water soluble coolants and cutting oils which are a byproduct in the processing of metals, will be collected and stored indoors. B. Zoning Code Criteria 1. Conditional Use Permit (CUP) Criteria. The Planning Commission and City Council shall consider the possible adverse effects of the proposed conditional use. In determining whether to approve or deny a conditional use permit, the City Council and Planning Commission shall find that the conditional use permit complies with the following criteria. The burden of proof demonstrating compliance with the following criteria shall be the responsibility of the applicant. (1) Comprehensive Plan. The proposed action has been considered in relation to the specific policies and provisions of and has been found to be consistent with the official comprehensive municipal plan of the city. Findings. The Comprehensive Plan supports the requested conditional use permits within the Industrial District. Additionally, the use of the building as a manufacturing and recycling facility is consistent with the intent of the Comprehensive Plan. The Planning Case Report 15-01 Page 6 3/3/15 Comprehensive Plan also guides the city to support creative in-place expansion and re- use of existing industrial space as the city's industrial parks are nearly folly developed. (2) Compatibility. The proposed use is compatible with adjacent present and future anticipated land uses. Findings. The site is located in the heart of New Hope's largest industrial park and the proposed use of the building is consistent with allowable uses in the industrial district. (3) Performance standards. The proposed use conforms to all applicable performance standards outlined in the Zoning Code. Per Code Section 4-20(e) (1), open outdoor storage areas that exceed 20 percent of the gross floor area of the principal structure are a conditional use with the following criteria: (a) Screening/landscaping. The open outdoor storage area is screened and landscaped from adjacent residential uses and public right-of-way in compliance with subsection 4-3(d) of this Code. Findings. The applicant has proposed adequate screening for the future outdoor storage area. There are no adjacent residential properties. (b) Fencing. A wire weave/chain link security fence shall be required around the open outdoor storage area in conformance with subsection 4-3(d)(3)c of this Code. Open outdoor storage areas intended for the exclusive storage of semitrailers may be exempt form the required security fencing provided the storage area is delineated and the individual trailers are secured. Findings. The fencing for the outdoor storage area proposed by the applicant meets this standard. (c) Surfacing. The open outdoor storage area is surfaced with concrete or bituminous. Findings. The proposed outdoor storage area will be placed on both existing and future hard surface areas. City staff will ensure that new pavement will meet all required standards. (d) Setbacks. The open outdoor storage area shall not be located within any front yard or side yard abutting a public right-of-way. The open outdoor storage shall be set back five feet from all side and rear lot lines and shall not be located within a utility or drainage easement. Findings. The site plan provided by the applicant indicates that this standard will be met. (e) Required space. The open outdoor storage area shall not utilize any required off-street parking, loading areas, or access space, as required by subsection 4-3(f) and 4-3)e) of this Code. Planning Case Report 15-01 Page 7 3/3/15 Findings. The proposed outdoor storage area will meet this standard. (f) Hazardous materials. The open outdoor storage area shall not be used for storage of hazardous liquids, solids, gases or wastes. This provision does not prohibit the property owner from obtaining an administrative permit for the outdoor storage of propane or LP gas per subsection 4-20(d)(5) of this Code. Findings. The applicant is not proposing to store any hazardous materials in the outdoor storage area. The applicant has proposed acceptable measures to contain and control potential residual oils, coolants, and other contaminates that may be left in the switch containers once emptied. (g) Refuse and upkeep. The property owner shall keep open outdoor storage areas free of refuse, trash, debris, weeds, and waste fill. Findings. The applicant will have adequate on-site trash receptacles to dispose of any refuse generated on the property. Per Code Section 4-3(e) (13), the deferment of required parking is a conditional use with the following criteria: (a) Evidence of demand. Evidence is provided demonstrating that the parking requirements of the proposed use will be less than the parking required. Factors to consider when reviewing parking demand shall include, but are not limited to: 0 Size and type of building. Findings. The space that SMP will occupy is currently vacant warehouse space. SMP will convert a majority of the space to manufacturing which carries a much higher parking ratio per square foot. Even though SMP will use a majority of the space for manufacturing by definition, the equipment and machinery they use occupies much of the floor space. Number of employees. Findings. SMP will employ on average 22 employees. The tenant space occupied by Tioga is used for warehouse storage with no on- site employees on a daily basis. The applicant reports that AST the other current tenant has a need of 12 spaces on a daily basis. The combined employee parking demand is approximately 34 spaces where 82 are being proposed. ® Projected volume of customer traffic. Findings. Customer traffic is minimal for all three tenants. SMP reports that they plan to hold occasional meetings with clients on- site. Such meetings will bring on average five additional vehicles to Planning Case Report 15-01 Page 8 3/3/15 the site. SMP does not allow traffic "off the street" to bring recycling materials to the facility. • Projected frequency and volume of delivery or service vehicles. Findings. SMP owns a total of six trucks for the hauling of recyclable materials. The schedule for picking up and delivering switch containers varies daily. This delivery activity will be contained to one area in the back of the building and will not interfere with the main parking areas used by the other tenants. The volume of traffic for the other tenants is unknown. * Number of company owned vehicles. Findings. SMP owns and operates six company trucks that handle all deliveries of scrap materials coming into the site. The same six trucks also haul empty containers to the various clients they serve. * Storage of vehicles on site. Findings. SMP proposes to store company trucks in the outdoor storage area when not in use. This will alleviate some demand on other on-site parking areas. (b) Required minimum parking. In no case shall the amount of parking provided be less than one-half to the amount of required parking by ordinance. Findings. Half of the required parking spaces by ordinance would be 48. The applicant proposes to provide 82 spaces thereby exceeding this standard by 34 spaces. (c) Sufficient parking. The property owner must demonstrate that the site has sufficient property under the same ownership to accommodate the expansion of parking if necessary. Findings. The applicant is in the process of purchasing the entire building and will have ownership of the entire site. (d) On-site parking. On-site parking shall only occur in areas designed and constructed for parking in accordance with city code. The area reserved as "proof of parking" shall be sodded or seeded and maintained as green space. No permanent buildings shall be permitted in the "proof of parking" area. Findings. All proposed on-site parking will occur in designated code compliant areas. The areas reserved on the site plan as "proof of parking" are located in areas covered by existing grass. The applicant will be required to record a covenant against the property that will protect the "proof of parking" areas from any building construction. (e) Restrictive covenant. The property owner shall record a restrictive covenant against the title to the property providing that additional parking shall be Planning Case Report 15-01 Page 9 3/3/15 constructed in accordance with city code if the site parking demand exceeds the actual on-site parking supply in the sole opinion of the city. The form of the restrictive covenant shall be approved by the city attorney before the issuance of the conditional use permit. Findings. Staff will work the applicant and the city attorney to draft a suitable covenant that meets this requirement and protects the proof of parking area from any building construction. This covenant will be recorded against the property. (f) Zoning Compliance. To qualify for a parking deferment, the site plan must comply with all current zoning standards. Findings. The applicant's proposed site plan configuration complies with all current zoning standards. (g) CUP general standard. Application for and approval of a conditional use permit for deferment of required parking shall also be subject to the provisions of section 4-33 et al. of the New Hope city code. Findings. The applicant's proposal meets all standards set for in section 4- 33 of the New Hope city code. Section 4-33 addresses the general administration of conditional use permits. (4) No depreciation in value. The proposed use will not tend to or actually depreciate the area in which it is proposed. Findings. The use of the building as a recycling facility will not depreciate the area's value. The applicant is proposing to utilize vacant warehouse space in a new productive manner. The proposed use is also unobtrusive to the area and fits well in the industrial setting. (5) Zoning district criteria. In addition to the above general criteria, the proposed use meets the criteria specified for the various zoning districts. Findings. Staff has concluded that the proposed use complies with all other zoning district criteria. (6) In industrial districts (I): a. Nuisance. Nuisance characteristics generated by the use will not have an adverse effect upon existing and future development in adjacent areas. Findings. The manufacturing and processing activity will take place indoors. Staff does not think that the proposed use will generate nuisance characteristics because of the low impact that the use will have on the surrounding area. b. Economic return. The use will provide an economic return to the community and be commensurate with other industrial uses for which the property could feasibly be used. In considering the economic return to the community, the Planning Case Report 15-01 Page 10 313115 planning commission and city council may give weight to the sociological impact of a proposed use, both positive and negative. Findings. The proposed use of the building is an improvement from its current use in terms of economic impact as the applicant is proposing to convert vacant warehouse space in to productive manufacturing space. This conversion will bring more than twenty new jobs to the City of New Hope. C. Design and Review Committee The Design and Review Committee met on February 12, 2015, to consider the application. The committee was generally supportive of the proposal. The committee requested that the applicant revise their site plan and narrative to address a variety of questions and concerns. Staff feels that the applicant has met that request with the revisions that were submitted. D. A112roval 1. Type of Approvals 2. Timeline a. Conditional Use Permit(s) a. Date Application Deemed Complete. February 20, 2015 b. End of 60 -Day Decision Period: April 22, 2015 c. End of 120 -Day Decision Period: June 22, 2015 VI. Petitioner's Comments Petitioner's comments are attached. VII. Notification Property owners within 350 feet of parcel were notified by mail and a legal notice was published in the SunPost newspaper. Staff has received no questions or concerns regarding the proposal. VIII. Summary Scrap Metal Processors Inc. (SMP) is in the process of acquiring the building located a 9000 Science Center Drive with the intent of relocating their metal recycling business to the site. The building is presently occupied with two existing warehouse tenants (AST and Tioga). SMP will occupy a third tenant space located on the north end of the building. The applicant's business involves the indoor processing of recyclable metals and the outdoor storage of scrap metal collection bins, some reusable metal, trucks, and trailers. Planning Case Report 15-01 Page 11 3/3/15 The applicant is requesting a Conditional Use Permit (CUP) for additional outdoor storage. A CUP for additional outdoor storage is required when the open outdoor storage area exceeds 20 percent of the gross floor area of the principle structure. The applicant is also requesting a CUP for a deferment of required parking. A CUP for a deferment of parking may be granted if the applicant can demonstrate that parking demand on the site is less than what is required by ordinance. The applicant must also reserve the space necessary "proof of parking" to create additional parking in the future if necessary. IX. Recommendation Based on review of the application for a conditional use permit for additional outdoor storage, staff recommends approval of the CUP with the following conditions: The outdoor storage area shall be paved. The applicant shall provide paving details that demonstrate the proposed pavement will accommodate anticipated weight loads of heavy trucks and equipment. 2. The applicant shall provide tree preservation measures during the installation of the northern fence line for the outdoor storage. I All parking areas and spaces shall be striped as shown on the applicant's site plan and directional arrows shall be provided. 4. A key will be placed on-site in a lock box, or an access code shall be provided to West Metro Fire for security gate access. 5. The submitted grading and drainage plan shall be subject to review and approval by the City Engineer. 6. The applicant will construct site improvements in accordance with their site plan to ensure compliance with all standards set forth in section 4-20 (e)(1) of the New Hope city code. 7. The conditional use permit shall be recorded with Hennepin County. Based on review of the application for a conditional use permit for deferment of required parking, staff recommends approval of the CUP with the following conditions: 1. The applicant will submit a revised site plan that shows a pedestrian connection "sidewalk" from the proposed deferred parking area in the northeast corner of the site to a building entrance. 2. A restrictive covenant shall be recorded against the subject property that mandates the construction of the proof of parking area, if the City finds that the demand for on-site parking exceeds the available supply. This covenant will also preserve the proof of parking area from any other type of construction. Planning Case Report 15-01 Page 12 3/3/15 3. The applicant will submit a revised site plan that includes the proof of parking areas in the impervious surface calculations. In no case shall the amount of impervious surface upon the subject site exceed 80 percent of the total lot area. Attachments: • Planning consultant (NAC) memorandum (2/26/15) • Application • Applicant narrative • Location map r, Plans 4 City Engineer (Stantec) memorandum (2/13/15) • West Metro Fire memorandum (2/13/15) Planning Case Report 15-01 Page 13 3/3/15 NORTHWEST ASSOCIATED CONSULTANTS, INC. 4800 Olson Memorial Highway, Suite 202, Golden Valley, MN 55422 Telephone: 763.231.2555 Facsimile: 763.231.2581 planners@nacplanning.com MEMORANDUM TO: Jeff Sargent FROM: Alan Brixius DATE: February 26, 2015 RE: New Hope - Scrap Metal Processors Inc. (SMP) 9000 Science Center Drive Outdoor Storage and Deferred Parking Conditional Use Permits FILE NO: 131.01 - 15.01 BACKGROUND Scrap Metal Processors Inc. (SMP) is purchasing the building at 9000 Science Center Drive with the intent of relocating their metal recycling business to the site. The subject site measures 5.3 acres in size and is occupied by a 73,520 square foot industrial building. The building is presently occupied with two existing warehouse tenants (AST and Tioga). SMP would occupy a third tenant space located at the north end of the building (22,798 square feet). The applicant's business involves the indoor processing of recyclable metals and the outdoor storage of scrap metal collection bins, some reusable metal, trucks, trailers, and Tioga portable heaters. The subject site is zoned I, Industrial which allows for manufacturing, processing and storage of products and materials as a permitted use. To accommodate proposed site operations, the following approvals are necessary: A. Conditional use permit to allow accessory outdoor storage B. Conditional use permit to allow deferred off-street parking ISSUES AND ANALYSIS Lot Area and Setbacks. The subject site is a corner lot which abuts Science Center Drive on the south and International Parkway on the east. The site abuts a rail line to the west and an industrial site to the north. The proposed use would occupy an existing structure and no expansion of the building is proposed as part of this application. The building meets the I Industrial District setbacks with the exception of a 20 foot from the east lot line. Along such lot line, 30 foot side yard setback is required. In this case, the existing 20 foot setback is a legal nonconforming condition and is considered acceptable. Outdoor Storage Conditional Use Permit. The applicant has requested a conditional use permit (CUP) to allow the outdoor storage upon the subject site. The proposed outdoor storage area is located between the north property line of the site and the building space proposed to be occupied by SMP. The storage area measures 32,000 square feet in size and exceeds the area of the building area devoted to the principal use (22,798 square feet). According to the applicant, the following materials are to be stored outdoors: • Empty switch containers • Full containers on a temporary basis (before their contents are dumped indoors for processing) • Reusable metals (steel, stainless and aluminum) • Trucks and trailer parking • Tioga portable heaters • Snow According to the Ordinance, outdoor storage areas which exceed 20 percent of the gross floor area of the principal structure must meet the following criteria: Screening and Landscaping. The City requires outdoor storage areas to be screened and landscaped from adjacent public rights-of-way. No landscaping has been proposed as part of the application. Rather, screening is proposed to be provided via fencing. The applicant intends to screen areas of the outdoor storage area which are exposed to Science Center Drive and International Parkway via a cedar fence measuring six feet in height. A detail of the screen fence has been provided and is found to be acceptable. The north side of the outdoor storage area is to be secured via a six foot high chain-link fence. As a condition of any outdoor storage CUP the city will prohibit the stacking of storage items in a manner that exceeds the height of the screen fence. 2. Fencing. The exterior storage yard must be fenced to define the limits of the outdoor storage and to secure the area. 2 As required, the entire outdoor storage area is proposed to be secured via a combination of chain-link and cedar fencing measuring six feet in height. A detail of the chain link fence has be provide and found to be acceptable. The outdoor storage area is to be accessed via a gate located west of the building. The gate is to be constructed of welded steel rails and is to be fully automated. As a condition of CUP approval, the Fire Department has recommended that keys for the gates be include within the on-site lock box (for gate access). 3. Surfacing. The City requires the storage area to be surfaced with concrete or bituminous. The submitted site plan indicates the storage area located north of the building will be paved. The proposed storage area is currently occupied by a berm that will need to be removed. In this regard, a grading and drainage pian has been submitted. The plan indicates that 350 cubic yards of soil are to be removed from the site to accommodate the proposed outdoor storage activities. The plan also illustrates the proposed grades and drainage patterns for the storage area as well as stormwater calculations and information related to on-site stormwater collection/treatment. As a condition of CUP approval, the grading and drainage plan should be subject to review and approval by the City Engineer. To be recognized is that the outdoor storage area will be accessed by and store heavy trucks and equipment. With this in mind, it is recommended that, as a condition of CUP approval, the applicant provide paving details that demonstrate the proposed pavement will accommodate anticipated weight loads. The I, Industrial District allows for a maximum of 80 percent impervious surfacing. The site plan indicates that the proposed improvements will result in a hard cover of 76 percent. Based on the Proposed Site Information provide it does not appear that the hardcover calculation includes the deferred parking areas. The applicant must demonstrate that the site hardcover will not exceed the 80% standard if the deferred parking is required in the future. This may require a reduction in the size of the outdoor storage area. 4. Setbacks. The City requires the outdoor storage area to maintain a five foot setback from all side and rear property lines. The site plan demonstrates compliance with the minimum five foot setback requirement. The submitted site survey indicates that a 10 foot wide NSP and spur rail track easements exist along the site's western property line. The storage area does not however, encroach upon such easements. 5. Required Space. Outdoor storage shall not occupy required off-street parking, loading areas, or access drives. 3 The proposed outdoor storage is segregated from the site's other activity areas and does not overlay proposed parking (including proposed deferred spaces) and loading areas. 6. Hazardous Materials. The outdoor storage area must not be used for storage of hazardous liquids, solids, gases or wastes. The list of items to be stored within the outdoor storage area (as previously mentioned) does not include any hazardous materials. According to the applicant, any recycling materials with liquid and other liquids will be stored indoors. These include diesel fuel, hydraulic oil, engine oils, transmission fluid, anti -freeze diesel exhaust fluid and cleaning solvents. At the Design and Review committee meeting concern was expressed with regard to residue oils, coolants and other contaminate that may be left in the container bins once emptied. The applicant explains in their narrative that rainwater captured in the collection bins will be emptied into the indoor baler pit and processed through evaporation. No contaminates will be released outdoors. Further, the applicant has noted that all liquids which are a byproduct in the processing of metals including water, water soluble coolants and cutting oils will be collected and stored indoors. As a condition of CUP approval, the outdoor storage of hazardous materials shall be prohibited. 7. Refuse and Upkeep. The applicant must address refuse and upkeep upon the property. According to the applicant, an existing, a four yard "Waste Management" dumpster located on the west side of the building will be used for refuse disposal. Such refuse receptacle will be shared with other building occupants. Said trash handling equipment will be contained in the fence loading area and screened from Science Center Drive. Deferred Parking Conditional Use Permit. As part of the submitted application materials, floor area breakdowns have been provided by use. Using these floor area numbers, the following off-street parking supply requirement has been calculated: Use Required Parkin Office, 9,550 square feet X.9 = 8,595+300= 29 spaces Manufacturing: 22,000 square feet X .9 = 19,800 - 500 = 40 spaces Warehousing: 44,470 square feet X .9 = 40,023 _ 1,500 = 27 spaces 96 spaces 4 The site plan illustrates a total of 82 parking stalls. The proposed parking stalls are properly dimension and accessible. To accommodate the 14 stall parking supply deficit, the applicant has requested approval of a conditional use permit to allow a deferral of the parking supply requirement. The deferred parking conditional use permit allows businesses to utilize a lesser parking supply provided the demand can be documented. The applicant has appropriately designated 14 "proof of parking" stalls upon the site. Eight spaces are illustrated in the extreme northeast corner of .the site and six spaces are illustrated south of the building, near the entrance to the AST warehouse. While the number of "proof of parking" stalls is adequate, some question exists regarding the proximity of the eight parking stalls located in the northeast corner of the site to building entry locations. To address this concern, staff recommends that the "proof of parking" stalls shown in the northeast corner of the site be relocated south of the building between the existing parking lot and the loading area driveway. This will offer future parking that is more conveniently accessible to the building. As a condition of CUP approval, a restrictive covenant must be recorded against the lot that mandates the construction of the proof of parking area if the City finds that the demand for on-site parking exceeds the available supply. If proof of parking is pursued, this future parking must be counted as impervious surface. As previously indicated, the I District allows a maximum impervious surface of 80 percent of the total lot area. Loading. In conjunction with the proposed outdoor storage area improvements, the applicant wishes to add 10 off-street parking spaces along the west property line. In consideration of such new stalls, an assurance should be made that truck maneuvering on the west side of the building is not negatively impacted. To accommodate truck maneuvering, the applicants wish to moderately expand the pavement area in the northwest corner of the site. Such pavement expansion is included in the site hardcover calculation (76 percent), will ensure proper turning truck radii to each of the loading bays along the west side of the building. Metal Processing. As part of informal review of the CUP application, City Staff requested information regarding the metal processing procedures which will take place upon the subject site. In response, the applicant has submitted a narrative which describes the process in detail. The operation description should be subject to review by the Building Official and Fire Department to assist in determinations related to required ventilation, fire protection etc. Snow Removal. According to the submitted site plan, snow will be stored in seven areas located on the west side of the building. In this regard, it appears that removal of snow to an off-site location is not anticipated except in periods of excessive snow when ample storage area does not exist on site. 5 Truck Scale. As shown on the submitted site plan, a truck scale is proposed to be located on the west side of the building, directly west of the space occupied by the AST warehouse. While the scale is in use, it is envisioned that vehicle access to nearby parking stalls may be difficult. This is particularly relevant if parking stalls used by the AST warehouse are negatively impacted. This issue should be addressed by the applicant (to the satisfaction of the City). Lighting. No new lighting as proposed as part of this application. The submitted site plan does however; identify wall -mounted lighting locations (upon the building). Assuming that the existing fixtures were installed prior to 2007 (the date of Ordinance update), the following provisions apply: The source of the wall -mounted lights shall be hooded or controlled in some manner so as not to light adjacent property. 2. Bare incandescent light bulbs are not permitted in view of adjacent property or public right-of-way. 3. Any light or combination of lights which cast light on a public street shall not exceed one foot candle (meter reading) as measured from the right-of-way light of said street. Nuisance Issues. If the processing of metal for recycling produces potential nuisance issues (i.e., noise, odor, emissions, etc.), the building design and operations must mitigate the issues. In regard to nuisance issues, the applicant has provided the following information: Hours of business operation will be 5:00 AM to 3:00 PM, Monday through Friday Drivers may start earlier than 5:00 AM All three building tenants will have secure access via a modern security system with an access code for each tenant area Tenant sections are divided by walls to minimize noise impacts RECOMMENDATION The subject site is properly zoned for the proposed use and will likely be a strong addition to the New Hope Industrial Park. Based on the preceding review, our office recommends the following: A. Approval of a conditional use permit to allow accessory outdoor storage upon the subject property subject to the following conditions: D Materials stored outdoors shall be an accessory to the principal uses of the subject property. 2. The outdoor storage area shall be paved. The applicant shall provide paving details that demonstrate the proposed pavement will accommodate anticipated weight loads of heavy trucks and equipment. 3. Areas of the outdoor storage area which are exposed to Science Center Drive and International Parkway shall be screened via a cedar fence measuring six feet in height (per site plan dated February 20, 2015). Outdoor storage items shall not be stacked in a manner that exceeds the height of the screen fence. 4. The entire outdoor storage area shall be fenced (per site plan dated February 20, 2015). 5. A key for security gate access shall be provided within the exterior building lock box (for potential site access by the City Fire Department). 6. The submitted grading and drainage plan shall be subject to review and approval by the City Engineer. 7. Hard surface coverage upon the subject site, including deferred parking spaces, shall not exceed 80 percent. 8. The outdoor storage area shall not be used for storage of hazardous liquids, solids, gases or wastes. 9. Metal processing procedures, as outlined by the applicant, shall be subject to review by the Building Official and Fire Department to assist in determinations related to required ventilation, fire protection, etc. 10. All existing site lighting shall comply with the following requirements: a. The source of the wall -mounted lights shall be hooded or controlled in some manner so as not to light adjacent property. b. Bare incandescent light bulbs are not permitted in view of adjacent property or public rights-of-way. C. Any light or combination of lights which cast light on a public street shall not exceed one foot candle (meter reading) as measured from the right-of-way light of said street. 7 B. Approval of a conditional use permit to allow deferred off-street parking upon the subject property subject to the following conditions: The proof of parking stalls shown on the site plan in the northwest corner of the site be relocated south of the building between the existing parking lot and the loading area driveway to make them more accessible to the building. 2. A restrictive covenant shall be recorded against the subject property that mandates the construction of the proof of parking area, if the City finds that the demand for on-site parking exceeds the available supply. 3. if proof of parking is pursued, this future parking shall be counted as impervious surface. In no case shall the amount of impervious surface upon the subject site exceed 80 percent of the total lot area. c: Aaron Chirpach Jeff Alger PLANNING APPLICATION TO PLANNING COMMISSION AND CITY COUNCIL City of New Hope, 4401 Xylon Avenue North, New Hope, MN 55428 Basic Fee Deposit, Case No. �� IE-0�. Planning Deadline 0.1 (a I J S_ CU F 13;k!;DO 'C 900,0Q Receipt No. Received by _wutm Name of Applicant: -� M , _ � -c- Phone: �(� Applicant Address ck C�.6 `bre Je Street Location of Property: � 00 5 ��=1 � � C� `�- � PID:_t6C, Legal Description of Property: OWNER OF RECORD: Name: cl a 7 11+60 Address: 4060 C'f-n-6I- Irk jL - �Jew ILI a -- Home Phone: , 56, Z.- zF(sWork Phone: Applicant's nature of Legal or Equitable Interest: t 6 -e moi Fax: 3 Z - Z'I �4 5 Type of Request: (pertaining to what section of City Code) Co ocA k+1 o ri a L 8CC, 4 TZ6 (-t-- (1 q— e Please outline Description of Request: (use additional pages if necessary) Rair-ra-k VC, Ulse ��r rn rt Why Should Request be Granted: I.5 I� •t � ope +!-`ab c h Y (Cf -r- C'ryw01 k(t.1 , CKA�C V LL 1 1,�, Ww m,-ect r � (attach n native to application form if necessary) -�� © w t neA, Applicant acknowledges that before this request can be considered and/or approved, all fees, including the basic zoning fee and any zoning deposits (as outlined in the attached application materials) must be paid to the city and that, if additional fees are required to cover costs incurred by the city, the city manager has the right to require additional payment. The city hereby notifies the applicant that state law requires that the development review be completed within 60 days from the city's acceptance of this application. If the development review cannot be completed within 60 days, regardless of the reason, the city shall extend the review completion deadline an additional 60 days as also permitted by state law. Development review shall be completed within 120 days unless additional review extensions are approved by the applicant in writing. The Community Development Department will not"u of all meetings. Signed: 8 b" 6bfXl-� 1 0—KQt-L a�r Owner (print or type) Evidence of Ownership Submitted: Certified Lot Survey: Legal Description Adequate: Legal Ad Required: Date of Design & Review Meeting: Date of Planning Commission Meeting: By Planning Commission on: By City Council on: Subject to the following conditions: FOR CITY USE ONLY Yes No Required Yes No Required Yes No Required Yes No Required Approved: Denied: Approved: Denied: APPLICATION TO PLANNING COMMISSION AND CITY COUNCIL City of New Hope, 4401 Xylon Avenue North, New Hope, MN 55428 Description -of Request - Conditional Use Permit Scrap Metal Processors Inc. (SMP) is an industrial recycling center that processes, stores, bales, ships and hauls nonferrous metals. Recycling metals constitutes 95% of its operations and the metals, once processed, are sold on the world market. SMP was founded in 1978 by Michael Minter, the CEO. The goals of SMP are to be profitable, environmentally responsible and respectful of its employees. SMP began operating in North Minneapolis in 1978, the company moved to New Hope in 2008 and to its current location in Fridley in 2009. SMP in conscious of environmental standards and is without any environmental citations. We provide services to a wide range of commercial customers. We have the advantage of owning two tractors, two roll offs and two load luggers. We own containers of various sizes and dimensions. We use our trucks to transport and purchase raw materials that are ready for processing. Switching containers is necessary to keep the trucks operating efficiently. All processing will occur indoors. We plan to install a nonferrous baler inside the warehouse that is used to compact APPLICATION TO PLANNING COMMISSION AND CITY COUNCIL Descri tion of Request - Conditional Use Permit aluminum and other metals. SMP employees operate forklifts to load and unload materials and a small crane with a grapple inside the warehouse. We plan to install alongside the building a ground level scale with a concrete foundation. SMP plans to rebuild individual offices that have been half finished. Records and office supplies will be stored in the proposed office area in a storage room. There will be two additional tenants who presently occupy the warehouse. Tiago will continue to use the warehouse for storage as the company is located offsite and no additional parking is necessary for this tenant. AST appears to use approximately 12 existing parking spaces. SMP has approximately twenty two (22) employees and up to five (5) visitors on an intermittent basis. The sixty five (65) parking spaces will be more than adequate to handle parking requirements for all tenants. Pete Stanger, President and Shaiwna Adams, Vice President collaborate with Michael Minter to further identify resources, technical and human capital, to implement company goals. SMP employees are valued and important. Employees have real jobs, earn a living wage and receive full benefits to include other forms of employee assistance. 2/20/ 15 -Narrative APPLICATION TO PLANNING COMMISSION AND CITY COUNCIL City of New Hope, 4401 Xylon Avenue North, New Hope, MN 55428 Description of R'Quest - Conditional Use Permit Scrap Metal Processors Inc. (SMP) is an industrial recycling center that processes, stores, bales, ships and hauls nonferrous metals. Recycling metals constitutes 95% of its operations and the metals, once processed, are sold on the world market. SMP was founded in 1978 by Michael Minter, the CEO. SMP began operating in North Minneapolis in 1978, the company moved to New Hope in 2008 and to its current location in Fridley in 2009. We provide services to a wide range ,of commercial customers. r SMP accepts for processing various types of nonferrous metals that includes aluminum, aluminum breakages, stainless steel, coppers, brasses, titanium, nickel -cobalt alloys, electric motors, copper recovery and insulated wire. Scrap metals are in two forms: solids and turnings. Solids are the drops or leftover. Turnings are machined or drilled residuals, sometimes containing fluids The processing of the metals require different actions with similar outcomes. Solid material is graded and separated with like metals. Baling of the sheet aluminums and thin gauge stainless 1 steel is a large part of SMP manufacturing. The baling process prepares the metals for shipment. The aluminum turnings are primarily baled; stainless steel, titanium, brass, copper and other nickel -cobalt alloy turnings are boxed for shipment. Solids are placed in Gaylord boxes or on pallets with like metals and are ready for shipment. At the 9000 Science Center Drive location SMP plans to recycle metals. The entire recycling process is all contained inside the warehouse. None of these manufacturing operations will be performed on the exterior or outside of the facility. TRANSPORT OPERATIONS SMP will use company owned trucks to transport purchased scrap materials that are ready for processing and recycling. SMP employs experienced DOT certified drivers who are familiar with the scrap metal recycled at SMP. We own and maintain several trucks that that include two tractors, two roll offs and two load luggers. SMP transports and receives scrap metals from individual customers who place materials in tanks and containers of various sizes and dimensions. Switching containers is necessary to keep the trucks operating efficiently. GATHERING AND STORAGE OF COOLANTS AND OILS During the metal recycling process liquids and fluids are collected, recycled or evaporated. Water soluble coolants and oils are 2 generated as a result of the manufacturing process. SMP will collect these oils and coolants in several different ways: 1. SMP utilizes a v -tank which is a drainable steel tank. These tanks are stackable and are handled with a forklift. SMP provides tanks to its customer basewhich provides various metals. Once the material is received at SMP's facility, the materials are graded and drained to prepare for processing. 2. Large lugger and roll off containers are used to transfer materials to our facility. The material is unloaded and graded; if there are fluids; the fluids are captured in the holding area that we call the baler pit. The baler pit is designed to capture free flowing fluids. All liquids will be contained indoors until recycling and /or evaporation. Oil will be sold to a company that specializes in recycled fluids. We recycled approximately 500 gallons of oil per month. We also recapture 750 gallons of water soluble coolants. The combined volumes of oil and water will vary. BALER AND CONVEYOR The most essential and critical machine used in SMP's recycling operations is a Mosley Bulldog nonferrous baler and conveyor. The baler weighs 28 tons and the conveyor weighs 15 tons. Both machines work in tandem or together as the conveyor transfers metals to the charge chamber of the baler. The baler has two rams, one is used to compact metals and the other to eject finished goods. Once the baler pressure is established or set the ejection ram 3 pushes the completed bale out which is then tied and stored for future shipping. The conveyor is put in the baler pit; the baler pit also functions to hold and capture liquids that are generated from the turnings, rain water and the snow. THE BALER PIT The baler pit serves a dual purpose - a catch basin for the coolants and it also holds the conveyor that feeds the baler. The pit will measure approximately 6 feet wide x 4feet deep x 15 feet long. The foundation of the pit will consist of a 15 mil, product called Perminator Barrier (Exhibit I - Perminator Barrier - 2 pgs.)that prevents ground water from coming underneath or coolants and water leaking through. The foundation underneath the baler pit will consist of a twelve (12) inch concrete pad with eight (8) inch thick concrete walls. Please note with more investigation and or direction from the building codes we will do what is necessary to protect the environment. Once the concrete foundation is cured, an epoxy or other chemical treatment will be applied to waterproof the walls and floor of the pit. Steve Anderson is the person that we are purchasing the building from. He is an engineer in' the concrete coatings and adhesives industry. We will use his recommendation for the correct coating on the cement. 4 COOLANTS AND OILS Liquids are transferred to 250gallon plastic tanks, or totes, which are placed inside of a larger steel bin used for secondary containment. SMP uses the totes to separate the coolants that can be evaporated from the oils that can be recycled. When most of the oil is removed, the water soluble coolant can then be evaporated utilizing the Samsco Water Evaporator II machine (Exhibit II - Samsco Water Evaporator II -pgs. 1-,3). The baler pit will also have drainage into from the floor where the aluminum turnings are dumped and stored after baling. These drains will be sloped towards the pit and will also be coated with an epoxy or other water proofing chemical. Our plan is to use the system when needed. For example in the winter and spring there is more snow and rain which makes more liquids. In theory, we will use the evaporator 3-4 days per month, approximately 30-60 gallons per hour. OTHER MACHINERY USED We use other machinery in the processing of metals. We currently have 5 forklifts (LP), a bobcat skid stir(diesel) and case skid stir (diesel) and mini cat excavator(diesel) with grapple(clam) bucket. The cat excavator has special exhaust system set up to run clean. This machine is used in most for the metal processing. In order to operate the machine indoors we test the air quality of the warehouse making sure we stay underneath the states 35 parts 5 per million per 8 hour day. At our current location highest rate has been 28 parts per million we monitor quarterly. We will take all necessary precautions, to keep the air quality within the state regulations. We also manufacture and maintain a lot of our own tanks. We have a full time welder and full time maintenance man also. We will set up the welding and manufacturing with exhaust fans and/or smoke eater. We will want to be able to maintain equipment and trucks, and do minor repairs to them (change oil, fix tires, fix brakes, replace clutch, repair exhaust). We try to do most of the repairs and fixing in house. We have six (6) trucks, two (2) semi tractors, two(2) load luggers, and two (2)roll off trucks. MATERIALS FOR OUTSIDE STORAGE We will store empty switch containers such as roll offs and luger tanks. There are times we store full containers that are temporarily waiting to be dumped inside for processing. There are times that the material such as reusable metals (steel, stainless, aluminum) will be stored outside neatly and organized. We will also use the outside storage for trucks and trailers parking. Any recycling material with liquid will be stored inside under roof. One tenant stores fans and portable heaters also outside. RESIDUALS FROM STORAGE OF EMPTY CONTAINERS The rain water that collects in the tanks that are stored on site will be dumped into the baler pit similar to the processing of aluminum 6 turnings. Once captured, the liquids will be evaporated at the same time we do the evaporation of the coolants. This will eliminate the chance of tramp oils and contaminated water entering into the ecosystem. DISPOSAL AND CONTANMENT We plan to use a garbage compactor in the door that currently is used for the waste management four yard dumpster. The compactor will take care all refuse disposal needs for AST, Tioga, and SMP. The compactor will be serviced by SMP as we are a licensed refuse hauler in Hennepin County. The only customer we service for refuse haul is SMP. We will also collect cardboard separately which is baled and then sold. The liquids that are used and or recaptured are stored and properly labeled. We currently use an above ground 100 gallon diesel tank with an electric pump inside secondary steel tank. This diesel is used for equipment inside the building. We also use in our system hydraulic oil, engine oils, transmission fluid, anti -freeze, def fluid and eversol 45, a cleaning solvent, which are stored properly with secondary containment. These fluids are used for trucks and equipment maintenance and the used fluids are properly disposed of. We plan to recapture all the liquids that are a byproduct in the processing of nonferrous metals. There are three types of liquids that will be recaptured: (1) water; (2) water soluble coolants, and (3) 7 used cutting oils. All liquids are stored inside SMP portion of the building. POTENTIAL NUISANCE ISSUES Hours of operation, typical 5:00 a.m. to 3:00 p.m. Monday through Friday can vary due to increase of volume. Drivers may start earlier. We currently have a customer that needs service on Saturdays. We have three employees on site for two to three hours. The tenants (Tioga and AST) will have twenty four hour (24/7) access. All space is divided for secure access to each of the three tenant sections. We will have a modern security system with an access code for each of the three sections. The building is set up in a way that allows SMP to recycle metals without impact to tenants, the environment and the neighborhood. We plan to use the gated north and west side of 9000 Science Center Drive. (Exhibit III -- Electric Gate Design -1 pg.). AST shipping and receiving is also located in this space. Tioga is set up in the southeast 20000 square feet with a loading dock and a drive in door. All sections are divided by walls and doors. This will minimize the noise factor for all tenants and neighbors. 8 EXHIBIT I Samsco Water Evaporator II Evaporating wastewater reduces disposal volume The SWE-H SENTRY SYSTEM stands guard as industry and recycles water. processes its wastewater... Environmental experts agree.., evaporation offers industry the sim- plest and most effective long-term approach to wastewater disposal cost reduction. Since the late 1980's, SAmsco EVAPORAToks have been a proven solution to most wastewater disposal problems, Their design provides consistent operation, minimal clean-out, high efficiency, and low maintenance. The SWE-II... g Disposes of water as it separates wastes --in one simple step • Eliminates sewer discharge accountability ---forever THE SENTRY SYSTEM: A PLC monitors the wastewater and controls process variables encountered as waste concentrates and changes. The SENTRY maxi- mizes reduction -in -volume while minimizing residue disposal, and all the while provides accurate display of operating conditions. Full -Function, NEMA 4, Evaporator Control Panel: Incorporating the SAN9SCO SENTRY SYSTEM, this display provides instantaneous, easily understood, operator feedback on critical operating and shutdown conditions of the equipment. Help screens guide the operator's decisions. Mist Elimination System: The SP.NPRY uses three -stages, eliminating reliance on mechanical mist pads alone and preventing fouling and plugging of the mist pad. This pad in no way impacts the burner's operation. Immersion Heat -Exchanger: The elevated, tubular heat exchanger allows solids to fall past the heat -transfer surface—harmlessly—to the sloped tank floor for easy residue removal. This design minimizes the impact of sludge build-up and provides a consistent and predictable evaporation rate, while minimizing maintenance issues. • Handles multiple wastes and varying patented Air6Handling System: Removing combustion gases and water chemistries— simultaneously. vapors, this system keeps combustion products completely isolated and safely Allows fully automatic operation 24/7 contained. Operators can not he exposed to flue gases. Low-cost operation as little as $0.054.10/gallon • Reliable operation—little attention required Redundant Control Design: SWE-11 control logic makes use of truly redun- dant devices incorporating different methodologies to sense --land reliably control—the evaporator's operating and shutdown conditions. SAMSCO CORPORATION Two year warranty—the best in 18 Cote Avenue Goffstown, i 03045 537 �� P SAMSCO the industry Tel 603 66$ 7i I I Fax 603 64 647 0537 infa@Samsco.com wwwsamsco.mm +` Capt' rt Q 2005 Sm -eco CAMOAFTION Wastewater Evaporation Systems SAMSCO WATFR EvApowm 11 SHE sENTRy sysTEm SAMSCO's wastewater evaporation system: the SAMSCO WATER EVAPORATOR II, with a control panel approved by UL, is an automatic, wastewater minimization system that "stands guard" over your waste disposal process to provide control over the handling of problem wastes. Features of nm SErrRY sxsm • System Display (NEMA 4) eye -level English messages (remaining cycle time, bath/flue temperature, etc.) • Context -Sensitive Help screens with scripts from the SAMSCO Operation Manual provide operators the information needed to keep evaporative process boiling at peak performance. Dual -level Password Security—separate operator and supervisor log -ins provide tamper -proof evaporative process control while displaying key system operating data to all. Three -stage Mist Elimination—large freeboard, the SAMsco'S foam -detecting (FF -Admittance -style) level sensors minimize/detect/control mist Sr foam in boiling waste, preventing mist eliminator flooding. Stainless Exterior for corrosion protection in harsh environ nents. Improved Accuracy/Rellability new sensing package continuously displays Cycle Time & Temperatures. • Alarm History Memdry records last 100 system alarms—for review of interruption events. • Easily accessed tank interior --large folding lid, new air intake, improved combustion port access. Emergency Stop Button—red "mushroom" switch for fast, safe, total -system shutdown. Blower -off Delay—reduces operating cost by automatically stopping blower after tank sufficiently cooled. • Fail-safe Control—system alarms on loss of signal (broken wire, etc.). OI PATENTED EXHAUST EXHAUST STREAM SYSTEM WASTEWATER PROCESS INLET CONTROLLER /' FREEBOARD O ' II ., EEBOARD r I Wastewater is fed to tank as required at (A). Blower (C) draws air stream into tank at (E) to remove vapors. Blower also draws combustion air into burner at (D). Heat exchanger (B) contains combustion gas, p—reventing its release into tank. Feat exchanger causes water to boil. Air moving over boiling surface (F) captures water vapor. Principles of 4neration Moisture -saturated air leaves tank through coalescing mist eliminator where oil/water droplets are removed and clean steam passes into manifold at (G). Flue gas (H) loins water vapor at blower manifold entrance—not exhausted " to tank Air streams—environmentally approved—are mixed in blower and exhausted through stack to atmosphere (1). When boiling is interrupted, oils—freed from emulsion—float to surface and are decanted at trough (T) automatically, or manually. Solids settle to tank's sloping trough floor (L) and are removed with concentrated liquid through large clean-out port (K). 0•I MIST ELIMINATOR VAPOR REMOVAL AIR INTAKE DISPLAY (I / / aurwrruea FOAM SENSING �°p"�• F HIGH LEVEL PROBE I II I] II H V II II II II OIL REMOVAL 11 II If BATH II 1! I II rl ] DII GAS BURNER THERMOCOUPLE if if I II 11 I EXHAUST MANIFOLD SIOEVIEW II II II I I _ �•. II II I I I u J REDUNDANT LOW4.EVEL 1 THERMOCOUPLE COMBUSTION`— AIR INTAKE O � — — tl��_ METAL SELECTED O ����� jo— FOR APPLICATION GAS+YREO NEATING SYSTEM SHOWN CONCENTRATE IOTHERS AWULABLEj DRAIN Wastewater is fed to tank as required at (A). Blower (C) draws air stream into tank at (E) to remove vapors. Blower also draws combustion air into burner at (D). Heat exchanger (B) contains combustion gas, p—reventing its release into tank. Feat exchanger causes water to boil. Air moving over boiling surface (F) captures water vapor. Principles of 4neration Moisture -saturated air leaves tank through coalescing mist eliminator where oil/water droplets are removed and clean steam passes into manifold at (G). Flue gas (H) loins water vapor at blower manifold entrance—not exhausted " to tank Air streams—environmentally approved—are mixed in blower and exhausted through stack to atmosphere (1). When boiling is interrupted, oils—freed from emulsion—float to surface and are decanted at trough (T) automatically, or manually. Solids settle to tank's sloping trough floor (L) and are removed with concentrated liquid through large clean-out port (K). EXHIBIT II Perminator Barrier PERMINATOR -- New Lower Perm Rating - W. R. Meadows Pagel of 3 HOME BLOG Products Locate a Distributor Green Building Company Videos Language Contact You are here: W. R. MEADOWS / PERMINATOR - New Lower Perm Rating PERMINATOR - New Lower Perth Rating PERMINATOR 15 mil vapor barrier, long known for being the toughest product in the market, now has a perm rating 16 times lower than that required under the ASTM E1745 standard. Our new proprietary technology has allowed W. R. MEADOWS to formulate a vapor barrier to significantly exceed the requirements of ASTM E 1745 (0.1 perms), as well as the recommendation of ACI 302.28. ACI 302.28 states that a vapor barrier is to be installed with a perm of less than 0.01 in areas where the requirements of ASTM E1745 are not sufficient to protect the floor. PERMINATOR exceeds this ACI requirement by 37%, while at the same time providing the specifier peace of mind that its superior puncture resistance will protect this low perm rating by resisting punctures on the jobsite. With our new PERMINATOR 15 product technology, W. R. MEADOWS is now able to provide the entire building team with the lowest vapor permeance, while at the same time providing a puncture resistance that is over 45% better than required by the ASTM E1745 standard. U.S. Specification: 10 mil 1 15 mil Canada Specification: 10 mil I 15 mil httt)://www-wrme.grinxxre t%nm/Y .mi -t s;r n+--/ PERMIT Puncture and toughness are equally important wher from the ingress of water vapor. With our new PERK allows you to have the best of both worlds. This con market, side by side with our product's superior pun best all around underslab vapor barrier available. Yi PERMINATOR — New Lower Perm Rating - W. R. Meadows Page 2 of 3 product. You don't need to settle for anything less ►n MEADOWS. PERMINATOR Data Sheet: English I Spanish 1 Frenc Resources: Perm Calculator I Project Profiles Pres Learn More About PERMINATOR Please fill out the form below and a W. R. MEADOWS representative will be in touch with you shortly. desiring a product consultation, click here to schedule an appointment. Thank you! Name* First Company* Phone * Email * Address * Street Address City ZIP / Postal Code Request Sample/Literature Last State / Province / Region United States Country httD://WWW.wrmeadows_c,nm/np,rm;nntnr/ EXHIBIT III Electric Gate Diagram Page 1 of 2 search our products...Call us: MyAccount I iffy Cart: (0 items) Submits 888-743-0071._FAQ-_.--...,....,..,_C.-ont- a..ct Us _..,...,..__..........Technlcal5u..........S.u.....,..._.-..,.,-�.., s � � ppart _........ .......... .'...,_p...._..__.___._.........;-..,._..._._,...._.._.........,._.;......,...,._.._...._.,._...._........_....,...__.,....,.,....,........,..,.._,_...._._...._.,.....,...... 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I I I 1 8 P.E fY q LINK FENCE P14RKING i 1 'X' AREA INDICATE PHASE 1 'X' AREA INDICATE PHASE II ' 'X' AREA INDICATE PHASE; #I{w w ROP.OSED PFkIVAGY _gPAC�S ii ^� \ PROPOSED PAVEMENT �'•• j `"",` PROPOSED PAvEMENTrr'f i ` PROPOSED PAVEMENT """'CEDAR FENCE I ..................- ...... PROPOSED 1800 S ^„"`• ,.'"' .-'` - i �~� 10 F�ARKING SPACES I 1 DEFERRED 35-0 S BACK LINE PABKIN QT i 1 18" I�Eb BTORI�UTAT !moi _ _ _ _ _ — — _ _,� _ _ _ — _ — — XISTING PAVEMENT LINE �— — — — — — i — — _ _ _ — _ _ — — — / _ _ _ _ _ _ _ _ — F EXISTING GREENSPACE OLLELcTION/TREATM NT, \ AREA Z",c .-' A E RAGE �,.- OUTDOOR STORAGE '�T000S.F.— ``f ; ' \ ,• ... \ ��... ............................................................................ ............ ...... - �ifis �tx a s3�f£ I q `.• LIGHT: .\ \ N TO A E PROPOSED 16'-O" WIDE m AUTOMATIC CHAIN LINK ��,. X GATE, OWNER TO MAINTAIN W rw rr ``•.,, rr' ; w ! , 1 A Q APRON RECEPTACLE �1 SNOW REMOVAL- AREA '' - - - Z OSE CHAIN= ,.�� PROPOSED CHAIN STEEL STAIRS r NK LINK FENCE _ p 1 1 PROPOSED PRIVACY lu; t \ CEDAR FENCE I Z z 2 PARKING SPACES I ::J 1 -- — — — — —— — - WALL: 1Q 1 I LIGHT!• 1 w 1 / 1N ^ c ^\ \ DRIVE-IN' 1 DOOR I O \ \ O I 1 IbU T \ \ \ \q UCK\MANEUVERIN 43,543 S.F, ' •� \ \ \ SMP WAREHOUSE I i \ \ \ \ 1 PARKING SPACES WALL i LIGHT 1 CONCRI iTE PAD 1 STEEL STAIRS 1134 S,F, I ; i 4 PROPOSED AUT WELDED STEEL OWNER TO MA SNOW REMO, LIGHT: fp;g 10 F�ARKING SPACES I I y Fr";3rz� EXISTING BUILDING EXISTING SIDEWALK EXISTING PAVEMENT 13,520 S,F, 4246 S.F, 11,125 S.F, 1 4.' \ S1W­. - EXISTING GREENSPACE 83,111 S.F, 35.8% EXISTING PARKING SPACES = 65 DOCK DEFERRED SPACES - 14 3,d�Fi ADA SPACES PROVIDED = 4 64 �ifis �tx 2G s3�f£ 1 q 4 PROPOSED AUT WELDED STEEL OWNER TO MA SNOW REMO, LIGHT: TOTAL SITE 232,008 5.F, EXISTING BUILDING 13,520 S,F, EXISTING BUILDING EXISTING SIDEWALK EXISTING PAVEMENT 13,520 S,F, 4246 S.F, 11,125 S.F, 1 LOADING; 148,891 S,F, 64,2% EXISTING GREENSPACE 83,111 S.F, 35.8% EXISTING PARKING SPACES = 65 DOCK DEFERRED SPACES - 14 WALL ADA SPACES PROVIDED = 4 2 ADA SPACE LOCATED NEAR EACH OF THE TWO ACCESSIBLE ENTRIES LIGHT 1 WALL LIGHT: 1 LOADING, 1 T :RETE RECYCLING Q APRON RECEPTACLE AREA STEEL STAIRS L LIGHT: LOADING: EXISTING BUILDING DOCK 13,520 S,F, GROSS FOOTPRINT WALL WALL 16,020 S.F, GROSS TOTAL LIGHT 1 LIGHT TIOGA WAREHOUSE 1 .D TRUCKS.F— VERIFY LOADING: LOCATION DOCK : FDC ( RE AST WAREHOUSE DEPARTMENT CONNEd10N) WALL 1 LIGHT 4 ARING PA ES 1 1 S DEWALK 62 S.F, 1 CRETE 1 'AP SMP OFFICE UPSTAIRS 1 IT 1440 S,F, N W2500 S�F 1 ING SPACE T AGE 1 EA AST OFFICE DOWNSTAIRS 4000 5,F. ACCESSIBLE 1 ENTRY 1 WAtt SIDEWALK 1042 S.F•LIGHT DRIVE-IN DOORS AND 1 \y LOCK OR �ROPOSED PRIVAC jg� C� EY R E CEDAR FENCE FOR VAIS 1 kEYPA I AST/SMP OFFICE ®0 1 \ ARTM N i� 13 P RK MC PA ES \ O E (IN LU ES AD ) \ R ACCESSIBLE 3 PARKING SPACES U \ ENTRY Q7 cARKIN LOT 59 PARKING LOT 21022 S.F. � V I 1 \ \ -q 1 '.'00 PARkI S SIDEWALK 1210 S.F, �I '• IINCLULQ s> 1 RED 2 P RK NG PA ES 13 G OI R ED 1 �' •••:. \\ i :Al2 I LOT I ; ,. •': \ \ MONUME • .... A E AGE <17); I _SIGN i 20-0 SETBACK LINE 1 — — — — — — — — — — — — — —: _: — _ _ _ EXISTING N S O 1 ` FIRE HYDRANT � pp 1 .;. .;.;...;.;.;.;.;.;.;.;.;�;mm0s.0­ -----PROPERTYLME ;---;— ...;.......................;.;—;—;—;1 EXISTING SITE INFORMATION TOTAL SITE 232,008 5.F, EXISTING BUILDING 13,520 S,F, EXISTING BUILDING EXISTING SIDEWALK EXISTING PAVEMENT 13,520 S,F, 4246 S.F, 11,125 S.F, 31,1% 1.89. 30,1% TOTAL HARDCOVER 148,891 S,F, 64,2% EXISTING GREENSPACE 83,111 S.F, 35.8% EXISTING PARKING SPACES = 65 PROPOSED SITE INFORMATION TOTAL SITE 232,008 S,F, 16,020 9,F, EXISTING BUILDING 13,520 S,F, 31.1% EXISTING SIDEWALK 4246 S.F, 1,8% PROPOSED PAVEMENT 99,322 S,F, 42,89. TOTAL HARDCOVER 111,088 S.F, 163% PROPOSED GREENSPACE 54,918 S,F, 23.1% EXISTING PARKING SPACES = 82 DEFERRED SPACES - 14 ADA SPACES REQUIRED = 4 ADA SPACES PROVIDED = 4 2 ADA SPACE LOCATED NEAR EACH OF THE TWO ACCESSIBLE ENTRIES PROPOSED BUILDING S.F. TOTAL BUILDING 16,020 9,F, OFFICE MANUF, W,N, TOTAL SMP 3500 S,F, AST 6050 9,F, TIOGA 0 S.F. 11,000 S,F, 5198 S,F. 26,298 S,F, 5000 S,F, 11,400 S.F. 28,450 S,F, 0 S.F, 21,212 S.F. 21,212 S,F. TOTALS 9550 S.F. 22,000 S.F. 44,410 S.F. 16,020 9,F. SITE PLAN SCALE I" = 30.0' SITE ADDRESS: 9000 SCIENCE CENTER DRIVE NEW HOPE, MIN 55428 (PID" 06-118-21-34-0011) LEGAL DESCRIPTION: All that part of Lot 4, Block 3, Science Indus" Center, lying South of a line parallel with and right angles a distance of 504 feet North from the South line of Block 2, extended West, and North of the South Ilse of Section 6, Township 118, Range 21: and West of the East IIns, of the West 528 feet of the Southeast Quarter of the Southwest Quarter of said Section 6, Township 118, Range 21, eel Aw 8,Scib SOO Sol ---------- ... 899 ISTORMWATER RUNOFF CALCULATION: I AREA 902 502 .......... ------ ............. .......................................i; .......... PROPOSED ........... ... ........... .... ............... ........... ................... ........... ............ .................. ........................................ ... s03 .......... 'BO ..... ............ ......... ........... ............. PR OSED E>�ISTING Go; . .................... PROXIM ....................... ATEL I GIRT TO BE REMOVED FOR 504 SO . ..... r59PO• .............. %04 PROffOSEC) OUTDOOR STORAGE .............. . ........... ............ . ....... # ............. PROPOSED SPACE . ............ ............ ............. ................... .............. .................................................... .................... .............................................. .............. ...... .................. ....... ......... ..... . .............. ................................ ........... ................ ................. ..................... .............................. '0 A ............. !�q� ...................... "I'll ................................... .......... ...................... 010 1 ...... ....... EXI,INC EXI ING ............................................• P�!�TING !„ ....... PT EXISTING .............. ........... ........... ......................... ... .,eol .............. ............. ............... .................901.............. ............ ............. ................. :XISIT 4G ............................. .................... p g " % LU i EXISTING BUILDING 13,520 S.r, GROSS FOOTPRINT 16,020 8,F. GROSS TOTAL z N"Xi"., Hill A Y - "o ft ----------- ----------- P1,11A Jii-� GRADING ................. ........... 130( ................. ................. L................. All that part. South of a 11, 504 test No and North of ..........................................Quarter FF and Wset of I of th -771. LINT. Range 21. CITY OF NEW HOPE 4401 XYLON AVENUE NORTH NEW HOPE, HENNEPIN COUNTY, MINNESOTA 55428 PLANNING COMMISSION MINUTES January 6, 2015 City Hall, 7:00 p.m. CALL TO ORDER The New Hope Planning Commission met in regular session pursuant to due call and notice thereof; Chair Svendsen called the meeting to order at 7:00 p.m. ROLL CALL Present: Jim Brinkman, Scott Clark, Wade English, Greg Gehring, Jeff Houle, Roger Landy, Christopher McKenzie, Tom Schmidt, Steve Svendsen Absent: None Also Present: Jeff Sargent, Director of Community Development, Aaron Chirpich, Community Development Specialist, Jeff Alger, Community Development Assistant, Stacy Woods, Assistant City Attorney, Alan Brixius, Planning Consultant, Deb Somers, Recording Secretary NEW BUSINESS Item 3.1 New Planning Commission member, Scott Clark, was officially sworn in by Recording Secretary Somers. Item 3.2 Election of Officers. Chair Svendsen stated that the Planning Commission may either re-elect the current officers or make motion to elect new officers to the various positions. Motion by Commissioner Landy, seconded by Commissioner Schmidt to re- elect the current officers. Planning Commission Chair Svendsen was re- elected to Chair, Commissioner Schmidt was re-elected to Vice Chair, and Commissioner McKenzie was re-elected to Third Chair. All voted in favor. Motion carried. 1W3K41:1 XffM(11 Planning Case 14-11 Chair Svendsen introduced Item 4.1, request for a conditional use permit to Item 4.1 allow the conversion of a warehouse into a storage facility, and a request for a conditional use permit to allow additional outdoor storage located at 9300 — 52nd Avenue N, Mayflower Properties, petitioner. Mr. Aaron Chirpich, Community Development Specialist, explained that the applicant is requesting a Conditional Use .Permit (CUP) to convert an existing 46,000 square foot warehouse building into a self storage facility. The applicant is also requesting a CUP for additional outdoor open storage. The building, located at 9300 52nd Avenue, is the current location of Maypak Products, a distributor of corrugated boxes, padlocks, and moving supplies. The applicant has recently acquired the building and has informed staff that Maypak is leaving the facility for a new location. Mr. Chirpich explained that the property is located in the I, Industrial Zoning District, with railroad property to the north, industrial property to the east and south, and Highway 169 to the west. The property is also located in Planning District 3. The 46,000 square foot building will be divided into approximately 251 climate controlled storage units. The units will range in size from 25 to 1,300 square feet in area. As part of the development proposal, there will be some slight exterior modifications, including a new front entryway sidewalk, parking area improvements, and the construction of an additional outdoor storage area. Mr. Chirpich discussed the site plan, indicating that the proposed setbacks, circulation, access, traffic and emergency vehicle access and curbing around the property all met minimum code requirements. He stated that because of the added outdoor storage area, a parking calculation was required to determine code compliance. Mr. Chirpich informed the Commission that the applicant met the minimum parking requirements. Mr. Chirpich explained the building's floor plan and the construction of the storage units, indicating that they will be corrugated metal with a mesh ceiling. The Fire Marshal had reviewed the plans and confirmed that no new additional fire suppression for the building was required. Next, Chirpich outlined the proposed outdoor screening for the storage area, stating that the applicants will install a wooden opaque fence along those areas of the outdoor storage that abut or face the public right-of-way. In relation to the existing loading docks that access the building, he explained that the applicants would be blocking access to the three loading doors that were inside the proposed outdoor storage area, and that those doors would be marked as "blocked". The remaining two doors would remain open for access into the building. Mr. Chirpich then went on to state that upon staff inspection of the property, it was apparent that the parking lot surface was in need of repair. He indicated that the hard surface areas would need to be repaired as a condition of approval. Pertaining to the storage building security, Chirpich stated that there will be an on-site manager at the facility during business hours - Monday through Friday 9:00 a.m. to 6:00 p.m. and Saturday and Sunday, 9:00 a.m. to 4:00 p.m. There will be a key pad at the main entrance of the building. Each tenant will be given a personalized access code. The key pad will only allow access between the hours of 6:00 a.m. and 9:00 p.m. Finally, Mr. Chirpich reviewed all of the findings of fact that the City Council would need to find true in order to approve both Conditional Use Permits. He informed the Commission that the proposed use meets the minimum requirements of each finding of fact. He then stated each of the conditions of approval for both conditional use permit requests. He concluded that staff recommended approval of both conditional use permit requests. Commissioner Brinkman asked for more information regarding access to the building, such as where the main entrance was, if the office staff had a Planning Commission Meeting 2 January 6, 2015 separate entrance than patrons of the storage facility, and whether vehicles would be able to access the interior of the building. He also was interested in whom the potential users of the storage facility would be and if Mayflower Properties had any other businesses in the metro area. Marinda Carr, 9300 — 52"d Avenue North, with Mayflower Properties, informed the Commission that the office employees will have a separate entrance than patrons of the storage facility and that there would be no access for vehicles to enter the building to load or unload their storage items. She stated that commercial users often rent space for record retention purposes, but they also rent out space to homeowners looking for more storage. Mayflower Properties has a similar storage facility in St. Louis Park. Commissioner Houle asked how many employees the business would employ and whether the office use would be for the on-site manager or for a corporate entity. Ms. Carr stated that there would be a full time manager and a part time worker for the weekends along with a maintenance worker. The office space would be used as their corporate office, with between 5-15 users at any one time. Chair Svenden stated that the Codes and Standards Committee discussed the width of the gates proposed for the outdoor storage area, the need for the utilities to be shown on the site plan and the need for the Fire Department connections marked on the site plan. The area in front of the riser room in the parking area would need to be striped and marked as "no parking". Sheldon Badzin, owner of Mayflower Properties, acknowledged these needs and stated that they would be taken care of. He also indicated that the widths of the gates would be examined to ensure that maneuverability would not be an issue. Chair Svenden asked whether the business would be involved with the rental of moving vans and/or trucks. Mr. Badzin indicated that the business would utilize U -Haul trucks for rent and they would be stored within the outdoor fenced -in area. Chair Svendsen inquired if anyone in the audience wished to address the Commission. There was no one else in the audience that wished to speak at the public hearing. Motion by Commissioner Landy, seconded by Commissioner Schmidt to close the public hearing. All voted in favor. Motion carried. Commissioner Houle stated that he was troubled that the city would support a use for a property that once had 20-30 employees to now have only 4-5. He felt that it was not a good trend to support the loss of potential jobs. Motion Motion by Commissioner Landy, seconded by Commissioner Schmidt, to Planning Commission Meeting 3 January 6, 2015 Item 4.1 approve Planning Case 14-11, request for a conditional use permit to allow the conversion of a warehouse into a storage facility, and a request for a conditional use permit to allow additional outdoor storage located at 9300 - 52nd Avenue N, Mayflower Properties, petitioner, subject to the following conditions: Conditional Use Permit for the conversion of a warehouse to a self storage facility: 1. The three inoperable loading dock doors shall be marked on the exterior as "blocked." 2. No storage shall be allowed above the mesh ceilings of the individual interior storage bays. This requirement shall be incorporated into the lease language. 3. The fire suppression system is subject to review and approval by the Fire Marshal. 4. The conditional use permit shall be recorded with Hennepin County. Conditional Use Permit for outdoor storage: 1. The entire parking, driveway, and exterior storage area shall be resurfaced. 2. The fence design and installation shall not obstruct site drainage. 3. The applicant shall provide tree preservation measures during the installation of the northern fence line. 4. The parking lot shall be striped and directional arrows shall be provided. S. The area outside of the riser room shall be marked with wall signage and pavement markings as a "no parking zone" to ensure emergency vehicle access. 6. The exterior of the site shall be cleared of all existing debris. 7. The conditional use permit shall be recorded with Hennepin County. Voting in favor: Brinkman, Clark, Schmidt, Svendsen Voting against: Houle Absent: None Motion approved 8-1 English, Gehring, Landy, McKenzie, For the record, Commissioner Houle stated that he voted against the proposal because he felt that supporting a use that would decrease the Planning Commission Meeting 4 January 6, 2015 potential for more jobs is not supported by the Comprehensive Plan. Chair Svendsen stated that the City Council would consider this planning case at its January 26 meeting and asked the petitioner to be in attendance. Planning Case 14-12 Chair Svendsen introduced Item 4.2, request for a text amendment to the Sign Item 4.2 Code establishing regulations for wall signs throughout the city, City of New Hope, petitioner. Mr. Jeff Alger, Community Development Assistant, stated that at the December Codes and Standards Committee meeting, the city's planning consultant proposed a number of changes to the Sign Code consistent with what other cities in the area have adopted. The amendments would provide greater flexibility in application of the Code. Mr. Alger explained the following changes: Number of Signs & Coverage Area The Code currently limits the number of wall signs for single occupancy buildings to two signs and multiple occupancy building tenants to one sign. Wali signs are capped at 15% of the building fagade fronting public streets, with a maximum size of 100 square feet per side. The proposed revisions to the Code would remove hard caps on wall signs in commercial and industrial zoning districts. Wall signs would continue to be capped at 15% of the building fagade. These proposed changes take wall size into consideration when determining what signage will be allowed, whereas the Code currently only considers size of sign(s). The proposed wall signage area cap of 15% should be evaluated to determine if it is a good fit for the city. Mr. Alger pointed out that city staff identified a concern regarding changeable copy wall signs that is not addressed as a part of the draft ordinance. The removal of the signage hard cap allows for the possibility of several smaller changeable wall signs or a large changeable wall sign covering up to 15% of a building's fagade. He stated that the option of amending the Code to no longer allow dynamic wall signs should be considered. Comprehensive Sign Plan Mr. Alger explained that the Sign Code currently requires u comprehensive sign plan for an entire building or shopping center when a single principal building is devoted to two or more businesses or industrial uses. Revisions to the comprehensive sign plan criteria and conditions would require that mixed use, commercial and industrial multiple occupancy buildings, and single occupancy buildings with more than two signs submit an application and receive approval of a comprehensive sign plan. Sign Code Districts Mr. Alger informed the Commission that the Sign Code currently does not address the City Center or PUD zoning districts. Changes to the Code include the addition of the City Center district and the creation of PUD district criteria. The amendment would provide language specifying that Planning Commission Meeting 5 January 6, 2015 PVDs are also intended to provide some deviation from the Code and its strict provisions. Additionally, the PUD language allows for signage on fagade fronting public or PUD -approved private streets, with the total area of all signs displayed on-site not to exceed 15% of the total building fagade. Directional Siggag_e Lastly, Mr. Alger stated that the Sign Code currently does not define or address directional signage. Proposed changes would define directional signage and allow it, when less than two square feet in size. Mr. Alger reiterated that staff would like to get the Planning Commission's guidance on whether allowing up to 15% of a building's wall to be covered with signage was too much, and whether the city should consider not allowing changeable message signs as wall signs. He concluded that staff recommends approval of the remainder of the proposed text amendment Chair Svendsen expressed some concern that 15% of a large wall might yield too much signage and wondered if there was a way to require signs on a wall to be grouped together. Alan Brixius, consultant City Planner, stated that the Planning Commission would still have discretion over the use of signage through the comprehensive sign plan that is required for businesses wishing to have multiple signs. Commissioner Houle agreed with Chair Svendsen that he didn't want to see a mass of signage on a wall. He didn't think that 15% of wall coverage was obtrusive on smaller walls, but cautioned that it could get out of hand on larger walls. He wondered if the city could cap signage for larger walls. Pertaining to this issue, Chair Svendsen also questioned whether the city could base the percentage of wall signage allowed on the overall size of the building. Commissioner Schmidt wondered whether it would make sense to declassify any decorative awning as a sign, and then go with a lower wall percentage. Mr. Brixius explained that any logo on an awning would constitute signage .per code, so it would be difficult to not count awning signage as wall signage. He agreed that the best approach may be to scale the amount of wall signage allowed with the size of the building. Chair Svendsen suggested that a 10% restriction for wall signage coverage would be sufficient. Mr. Brixius offered that the Planning Commission should also require that changeable message signs should not be allowed as wall signs. The commissioners agreed to this and made the motion reflecting the 10% wall coverage and eliminating changeable message signs as wall signs. Motion Motion by Commissioner Schmidt, seconded by Commissioner Landy, to Item 4.2 approve Planning Case 14-12, a request for a text amendment to the Sign Code establishing regulations for wall signs throughout the city, City of Planning Commission Meeting 6 January 6, 2015 New Hope, petitioner, with a 10% restriction for the total amount of wall signage for a building and eliminating changeable message signs as walls signs. Voting in favor: Brinkman, Clark, Houle, English, Gehring, Landy, McKenzie, Schmidt, Svendsen Voting against: None Absent: None Motion approved 9-0 Chair Svendsen stated that the City Council would consider this planning case at its January 26 meeting. Planning, Case 14-13 Chair Svendsen introduced Item 4.3, request for a text amendment to Chapter Item 4.3 4 of the New Hope City Code establishing regulations for portable outdoor storage units in residential areas throughout the city, City of New Hope, petitioner. Mr. Jeff Sargent, Director of Community Development, stated that the Codes and Standards Commission met on December 10, 2014, to consider a text amendment that would regulate the use of portable exterior storage units throughout the city. He indicated that the City has received complaints regarding the use of temporary exterior storage units in the community and that the New Hope Ordinance does not currently address the use of temporary storage units on properties. Given a rise in demand for this storage device and its usefulness in addressing temporary storage and relocation needs, planning staff conducted a study of the regulation of these containers in other communities with the goal of understanding how they may be accommodated in the City of New Hope. Mr. Sargent stated that the proposed text amendment takes the following into consideration: 1. No Permit Required. Staff feels that no permit should be required, as there would be no inspections needed for placing the structure on the property. 2. 30 -Day Duration. Each portable storage unit can be placed on the properly for no more than 30 consecutive days in one calendar year. These types of units are meant to assist in remodeling jobs or aid with moving into/out of a building. Staff feels that 30 days is sufficient to satisfy residents' needs in this regard. 3. Setbacks. Portable storage units shall be located no closer than 15 feet from the public street curb, 5 feet from a private street curb and 5 feet from the side property lines. The setbacks from the street would ensure that these units would not be stored in the public rights-of- way. 4. Enforcement. Staff will enforce the ordinance on a reaction -only basis, based on complaints that are generated by the public. Once the Planning Commission Meeting 7 January 6, 2015 complaint is investigated, staff will make sure that the unit is placed properly on the property and will inform the owner of the property that the unit my only be placed on the property for a maximum of 30 days. Director Sargent indicated that staff recommends approval of the proposed text amendment. Chair Svendsen questioned the 30 -day restriction and commented that many remodeling jobs take longer than 30 days. He felt that the time period should be extended for remodeling jobs. Director Sargent responded by saying that the intent of the ordinance is so that residents cannot use the portable storage containers as a convenient, cheaper option rather than renting space in a commercial district for storage. The ordinance is proposed to protect neighboring property owners from having to see a storage unit on a property for longer than 30 days. Commissioner Houle noticed that the staff report mentioned a 5 -foot side yard setback requirement, but there was no mention of the 5 -foot side yard setback requirement in the proposed ordinance. Director Sargent indicated that the 5 -foot side yard setback requirement was intended to be considered at the Planning Commission meeting for addition to the proposed ordinance. Commissioner McKenzie wondered whether the city would be able to implement a permit requirement for those who wanted to retain a portable storage container for longer than 30 days. This would allow the resident to retain the storage container for as long as they wanted, as long as they paid a monthly permit fee to the city. Alan Brixius responded by saying that the city's concern should not necessarily be for the resident who is renting the portable storage container, rather with the neighboring property owners who have to look at it. Sargent added that it would be difficult for the city to charge a monthly permit fee without justification for the permit fee, as there would be little or no time needed for an inspector to ensure that the storage unit is still on a property. Commissioner Clark suggested that the ordinance should allow a portable storage container for a maximum of 90 days only if it's in association with an active building permit. If there is no active building permit, then the storage units should only be allowed for 30 days. Other commissioners agreed with this proposed amendment. Commissioner English questioned whether the ordinance should address the maximum size of the storage container allowed a residential property. Stacey Woods, Assistant City Attorney, indicated that regulating a maximum size would be difficult to enforce and would most likely require a permit to ensure compliance. Mr. Brixius added that the size of the lot would dictate Planning Commission Meeting 8 January 6, 2015 the size of the storage container because of the setback requirements that would be in place. Motion Motion by Commissioner Schmidt, seconded by Commissioner Landy, to Item 4.3 approve Planning Case 14-13, request for a text amendment to Chapter 4 of the New Hope City Code establishing regulations for portable outdoor storage units in residential areas throughout the city, City of New Hope, petitioner with the addition of the 5 -foot side yard setback requirement and the addition of the exception for the allowance of up to 90 days if there is an active building permit, and to designate the primary driveway as the proper location for the container. Voting in favor: Brinkman, Clark, Schmidt, English, Gehring, Houle, Landy, McKenzie, Svendsen Voting against: None Absent: None Motion approved 9-0 Chair Svendsen stated that the City Council would consider this planning case at its January 26 meeting. COMMITTEE REPORTS Design and Review Chair Svendsen stated the Design and Review Committee was held on Committee December 18, 2014 and that the next potential meeting was scheduled for Item 5.1 January 15, 2015. Codes and Standards Chair Svendsen stated that the Codes and Standards Committee was held on Committee December 10, 2014 and that the next potential meeting has not yet been Item 5.2 scheduled. He asked staff if there was a list of possible future items that may be discussed, and staff indicated that they would be willing to work on one. OLD BUSINESS Approval of Minutes Commissioner Houle stated that corrections were needed to the minutes Item 7.1 from the August 8, 2014 Planning Commission meeting. He stated that he was absent from the meeting, however the minutes indicated that he voted in favor of the cases. He wanted the minutes to reflect his absence and that he did not vote. Motion by Commissioner Landy, seconded by Commissioner Schmidt, to approve the Planning Commission minutes of August 8, 2014. All voted in favor. Motion carried. Abstain: Commissioner Clark Motion by Commissioner Landy, seconded by Commissioner Houle, to approve the Planning Commission minutes of September 2, 2014. All voted in favor. Motion carried. Planning Commission Meeting 9 January 6, 2015 Abstain: Commissioner Clark ANNOUNCEMENTS Commissioner Houle announced his resignation from the Planning Commission due to his desire to pursue other activities. Chair Svendsen and other members of the Commission thanked Commissioner Houle for his years of services and wished him luck in his future endeavors. Director Sargent announced that the City will hold an Open House for the public to review the proposed Xylon Avenue streetscape improvements. The Open House will be held on Thursday, January 15, 2015 from 4:30 p.m. to 7:30 p.m. in the City Hall Council Chambers Room. He encouraged all who were interested in the project to attend. ADJOURNMENT The Planning Commission meeting was unanimously adjourned at 8:45 p.m. Respectfully submitted, Jeff Sargent, Director of Community Development Planning Commission Meeting 10 January 6, 2015