MEMORANDUM TO: FROM: Phil Kern Laurie Shives / Alan Brixius DATE: April 6, 2006 RE: Delano Randy s Sanitation; PUD/CUP Amendment FILE: 432.07 06.09 BACKGROUND Randy s Sanitation is requesting a PUD/CUP amendment to allow for a future building addition and a parking lot redesign and expansion. The subject site is located west of US Highway 12 within the City s northwest industrial area. The site was recently annexed to the City and is currently zoned I-2, General Industry District. The applicant is currently operating a waste hauling and collection business as well as a solid waste transfer and recycling facility on the subject site. This use will is to remain the same upon approval of the PUD/CUP amendment. Attached for reference: Exhibit A Site Plan Exhibit B Utility Plan Exhibit C Grading Plan Exhibit D Wetland Mitigation Exhibit E SWPP Plan Exhibit F Landscape Plan Exhibit G Sight Screening Plan Exhibit H City Engineer s Review ANALYSIS Zoning. The subject site is zoned I-2, General Industry District and refuse and garbage disposal and incineration facilities are permitted conditional uses in this district. The subject site also has a PUD overlay for the allowance of multiple buildings on one lot
with joint access and parking. The applicant is proposing an amendment to their existing CUP/PUD for the purpose of a future building addition and expansion of the existing parking area/storage area. Setbacks/Performance Standards. The following table outlines the lot area, setback, height and parking requirements of the I-2 District and those that are existing/proposed on the subject site. Required Proposed Lot Area 20,000 sq. ft. 13.87 acres Lot Width 100 feet 465 feet Front Yard Setback 30 feet 60 feet Side Yard Setback 10 feet 10+ feet Rear Yard Setback 30 feet 30+ feet Parking Area / Driveway 5 feet 5+ feet Setback Building Height 48 feet 35 feet The submitted site and building plans indicate that the proposed building expansion and parking area addition will be compliant with the lot area, setback and height requirements of the I-2 District. Site Access/Vehicle Circulation. The site access for the facility is not proposed to be altered from the current location. The submitted site plans indicate the appropriate drive aisle and parking area design to allow for the turning radii and maneuvering space of semi tractor trailers. Off-Street Parking. Section 51.03, Subd. E.8.z of the Zoning Ordinance requires that facilities involving warehousing, storage or handling of bulk goods, such as the subject site, shall provide one space per 1,000 feet of floor area, plus one space for each employee on maximum shift and one space for each company owned truck stored outside. Currently, the subject site provides a total of 159 parking spaces, which is enough to accommodate the existing 34 trucks and 36 employees. The applicant is proposing to add another four semi tractors and six trailers to facilitate the operation of the transfer station. Additionally, there will be an increase of one to three employees, however, the applicant states that there will likely only be an increase of one employee for the year of operation of the transfer station. The submitted site plans show an increase of 16 parking spaces within the employee parking lot to the west of the existing building as well as 14 parking spaces to accommodate semi tractortrailers within the parking expansion area adjacent to Highway 12. This increase in parking spaces is enough to accommodate the proposed increase in trucks and employees on the site. 2
The revised parking calculation for the subject site would be as follows: Office: 10,000 SF x 0.9 = 9,000 SF / 200 SF + 3 spaces = 48 spaces Storage Processing: (40,750 SF + 2,160 SF) x 0.9 = 38,610 SF / 1,000 SF = 39 spaces 44 trucks / 39 employees: 88 spaces Total: 175 spaces The proposed parking area expansions will provide a total of 189 spaces on the subject site. As such, the site will provide adequate parking for the site and is compliant with the parking requirements outlined in the Zoning Ordinance. Grading, Drainage and Utilities. The applicant has submitted a grading and drainage plan a wetland mitigation plan, a SWPP plan and a utility plan, subject to review and approval of the City Engineer. The stormwater system will be upgraded to accommodate the proposed increase in impervious surfaces on the site. As state in the City Engineer s review of the proposal, many items remain outstanding including sequencing analysis, stormwater calculations and TEP approval. Landscape Plan. A landscape plan and a site screening plan have been submitted. In order to properly landscape and screen the requested parking lot addition, the applicant is proposing to relocate approximately 70 evergreen trees from the existing parking lot perimeter to the expanded parking perimeter. The trees to be relocated range in height from 12 feet to 20 feet. The applicant shall provide a two-year guarantee on all trees proposed to be relocated. If any trees are unhealthy or dead at the end of the two-year period, the applicant shall replace them with a similar-sized tree. The applicant is also proposing to construct an earth berm to provide additional screening of the parking area from Highway 12. According to the submitted plans, the earth berm will be five feet above the elevation of the roadway. As shown by the submitted site screening plan, the berm and relocated evergreen trees will provide adequate screening of the semi tractor-trailers that are proposed to be parked in the expanded parking area. However, staff has concerns that views from Highway 12, traveling south, will not be properly screened. The landscape plan indicates that several trees located near the entrance to the site will be removed to allow for the parking area expansion. These trees, which once provided screening of the site from Highway 12, will no longer screen those views. The applicant shall revise the landscaping and screening plans to show the addition of landscaping material along the north and south sides of the site entrance in order to properly screen views from motorists traveling south on Highway 12, subject to City staff s review and approval. Lighting. A lighting plan has not been submitted. The applicant has indicated that new lighting fixtures for the expanded parking areas will be consistent with the existing lighting fixtures on the site. Any new lighting that is proposed for the parking area 3
expansion must be designed to provide a full 90-dgree cut off to prohibit the casting of light on adjacent properties or the roadway. Signage. No changes to signage are being proposed with this plan. If new signage or changes are proposed, all signs shall be installed consisted with the City s Sign Ordinance. Building Addition. The applicant is requesting an increase of 24 feet to the existing transfer building. The proposed addition will extend the building to the west to accommodate the recycling function of the facility. The applicant states that building construction will be consistent with the existing building materials. According to the project narrative submitted by the applicant, following approval of the building expansion, revised architectural, structural and civil drawings will be submitted for review and approval by City staff. CUP/PUD Amendment Criteria. The requested CUP/PUD shall be reviewed by the Planning Commission and City Council using the criteria found in Section 51.23, Subd. A.4 of the Zoning Ordinance, as follows: a. The Planning Commission shall consider possible adverse effects of the proposed amendment or conditional use. Its judgment shall be based upon (but not limited to) the following factors: (1) 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 City Comprehensive Plan. Comment: The applicant is not proposing a change in use, therefore, the proposed building and parking lot expansion is consistent with the policies and provisions of the Comprehensive Plan. (2) The proposed use is, or will be, compatible with present and future land uses of the area. Comment: The site has been utilized by Randy s Sanitation for its waste hauling and collection business. The expansion of the existing building and parking area is consistent with the planned I-2 District uses in the surrounding area. (3) The proposed use conforms with all performance standards contained herein. Comment: The use will conform to the general performance standards of the Zoning Ordinance. Specific conditions shall be added to ensure conformance. 4
(4) The proposed use will not tend to or actually depreciate the area. Comment: It is not anticipated that the expanded use will tend to or actually depreciate the area. (5) The proposed use can be accommodated with existing public services and will not overburden the City s service capacity. Comment: The site is currently being served by City utilities and these services will be able to adequately serve the subject site. CONCLUSION/RECOMMENDATION The applicant has submitted the necessary information to review the proposed CUP/PUD amendment. The applicant is not requesting a change in use as a part of this request. The proposed parking expansion will accommodate the increase in the number of on-site tractor-trailers and employees. Staff has concerns with the adequacy of screening for the parking area adjacent to Highway 12 and requests that the applicant add additional trees near the site entrance to provide full screening from Highway 12. As stated in the attached engineering review, many engineering items related to the WCA permit remain outstanding. Our office recommends that the proposed PUD/CUP be tabled for a period of one month to allow the applicant additional time to submit the additional materials necessary for a thorough review of the project. pc. Marlene Kittock Mark Johnson Kent Torve Hal Becker Scott Bursch Ebert Construction 23350 County Road 10 P.O. Box 97 Loretto, MN 55357 5