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4.2 PCSR 07-09-2013 Elk REQUEST FOR ACTION River TO ITEM NUMBER Planning Commission 4.2 AGENDA SECTION MEETING DATE PREPARED BY Planning Items July 9, 2013 Zachary Carlton,Planning Intern ITEM DESCRIPTION REVIEWED By Request by Preferred Powder Coating for Conditional Use Jeremy Barnhart,Deputy Director, Permit, 10846 170th Ct. NW CODD Case No. CU 13-08 REVIEWED BY Chris Leeseberg,Park Planner-Planner ACTION REQUESTED Staff recommends approval of the Conditional Use Permit with the following conditions: 1. Vegetative screening planted as indicated in attached landscape plan. 2. Plantings identified on the landscaping plan dated May 15,2013 shall be maintained and replaced as necessary. 3. As a Conditional Use Permit is not a Building Permit,the applicant shall apply for all required permits. 4. Sampling manhole as required by utilities. 5. Parking lot islands as described. 6. The overhead doors are of similar color to the building façade. BACKGROUND/DISCUSSION The applicant is requesting a Conditional Use Permit to face the overhead doors of a new facility towards a front lot line. The business, a powder coating company,requires overhead doors to receive deliveries and move large objects and material into and out of the facility. The lot is a corner lot with frontage on Twin Lakes Road and 170th Lane. Being a corner lot,Preferred Powder is restricted from placing overhead doors along two street frontages. The buildable area of the 10.36 acre site is constricted by a utility easement running through the center of the property and a wetland located along the south property line. The existing encroachment agreement between the City of Elk River and the utility company prohibits construction within the easement. The proposed facility will impact existing wetlands,but the impacts will be mitigated on site and through the purchase of wetland credits. The 100,000 square foot facility has been placed on the parcel in order to meet established setbacks, and reduce impacts to the existing wetland. Due to the challenging site and the operational layout of the facility the overhead doors required for use are facing one of the front lot lines. Access There are two accesses to the site,both off of 170th Lane. A drive will encircle the building, connecting the access for interior mobility, and provide for fire department needs. P»OWEREO Ot Case File:CU 13-08 Preferred Powder Coating Page 2 Parking The project provides constructed parking spaces and loading spaces,plus a number of future parking spaces, allowing room for expansion. The landscape plan dated May 30, 2013 shows 36 standard stalls and 2 handicapped stalls. Preferred Powder anticipates 32-34 employees. The ordinance requires landscaping islands at a ratio of 1 island per 15 parking spaces.An additional island should be located on the east side of the building. Alternatively,parking spaces,with an island, could be improved on the east side of the lot. The parking,including the proof of parking areas,meets the requirements. Architecture The building is to be constructed of precast exposed aggregate tilt up concrete panels. The building color is described as "color 1."The corner of the building that houses the offices for Preferred Powder is architecturally different than the remainder of the building. The office section includes rock face block and a different style of precast concrete. There are a total of 10 loading bay type overhead doors and two garage style doors. There is no description of the color the overhead doors will be,but staff recommends the doors be of similar color to the surrounding building. Zoning The subject property is zoned Business Park (BP)where light manufacturing is a permitted use, and loading areas/overhead doors when located in front yards is a conditional use. Setback from Twin Lakes Road The front lot line the overhead doors will be facing is along Twin Lakes Road. The building maintains a setback of 400 feet or more from this road. Landscaping/Screening The landscape plan includes the required number of trees, and provides vegetative screening for the overhead doors. The screening includes both evergreen and deciduous trees. The grading plan dated April 19, 2013 indicates that the trees used as screening will be planted at approximately the 882 contour line. The roadway elevation at the intersection of Twin Lakes Road and 170th Lane is 884, and the proposed floor elevation of the building is 886. The screening provided by 6' tall evergreen trees at time of planting will be 3-4 feet. Utilities Water and sewer has been sized to accommodate the building. The plans should include a sampling manhole between the building and the sanitary sewer,per city code. Conditional Use Permit Criteria The issuance of a Conditional Use Permit can be ordered only if the use at the proposed location: 1. Will not endanger, injure or detrimentally affect the use and enjoyment of otherpropery in the immediate viciniy or the public health, safety, morals, comfort, convenience or general welfare of the neighborhood or the ciy. 2. Will be consistent with the comprehensive plan. N:\Departments\Community Development\Planning\Case Files\CUP\CU 13-08 Preferred Powder Coating\CU13-08_Staff Report Preferred Powder_7-9-2013.docx Case File:CU 13-08 Preferred Powder Coating Page 3 3. Will not impede the normal and orderly development and improvement of surrounding vacant property. 4. Will be served adequately by and will not adversely affect essential public facilities and services including streets, police and fire protection, drainage, refuse disposal, water and sewer.systems,parks and schools;and will not, in particular, create traffic congestion or interference with traffic on adjacent and neighboring public thoroughfares. 5. Will not involve uses, activities,processes, materials, equipment and conditions of operation that will be detrimental to any persons or property because of excessive traffic, noise, smoke,fumes,glare, odors, dust or vibrations. 6. Will not result in the destruction, loss or damage of a natural, scenic or historic feature of major importance. 7. Will fully comply with all other requirements of this Code, including any applicable requirements and standards for the issuance of a license or permit to establish and operate the proposed use in the city. If denial of such a permit should occur,it shall accompany recommendations or determinations by findings or a report stating how the proposed use does not comply with the standards set forth in Section 30-654. In the review of the standards for CUP as outlined,it appears that the request is consistent with all of these standards. ATTACHMENTS • Location Map • Applicant's Narrative • Site Plans • Grading Plan • Architectural Drawings Action Motion by Second by Vote Follow Up N:\Departments\Community Development\Planning\Case Files\CUP\CU 13-08 Preferred Powder Coating\CU13-08_Staff Report_Preferred Powder 7-9-2013.docx . . IP. ■ ';_sw-._ ORT TAR 0� , , 0 CORRIDSR o TRAIN � � 172nd AVE 0 r c~n e �• ., STATION �<<" — 4, o z 0 p .s N LE- ADD ��`'P 171st AVE 11 issi to' p0 C(\ND �S•IDv,E sE , e 171st A VE - E [ I fr,- U E oULS a ADD z { 77003 r 70th AV Cr 17 rn.11 cn 0th Cl� 0 L gni Y oRgN C SIT E ° RD ToA AD i `I'II .ri.; - P gill ...h. mr.. , latimi _ cr) c--, J • L. _ _ ___ _____ 1\ — — — _ a. ,, \ ,., N \ . ..„ w \ \ D-ikt Case Number: CU 13-08 Location Map PREFERRED POWDER COATING T P N River Preferred Powder Coating- Conditional Use Permit Narrative COMPANY BACKGROUND Preferred Powder Coating is a metal powder coating company that prides itself in environmental preservation and conservation,ensuring their work is done in an environmentally sensitive manner through a process known as EEP,or"Enhanced Performance Pretreatment"which was developed to meet the new phosphate restrictions, reduce water usage, lower chemical consumption and eliminate the natural gas needed to heat the stage. Preferred Powder Coating works with all types of ferrous and non-ferrous substrates including steel, aluminum,stainless,cast iron and zinc die castings.Preferred Powder works with a variety of industries that require premium powder services including,but not limited to:aeronautics,athletic equipment,automotive,die casting, medical equipment,'OEM, recreational, retail and sheet metal. SUMMARY OF PROJECT • Currently located in Rogers, MN in a 73,000 state of the art facility, Preferred Powder is looking to expand their operations and relocate to the City of Elk River. Elk River Economic Development Authority President Dan Tveite and Elk River economic development staff toured the facility with President Lloyd Peterson and Vice President of Operations Dan Bosshart to learn more about the company in late 2012.Preferred Powder currently employs 24 employees,and plans on creating 8-10 jobs within the next two years.They operate one shift,six days a week from 5:30am-3:30pm,and overtime on the weekends as necessary. They plan on constructing a 100,000 square foot facility which will not only increase Elk River's tax base; it will also generate excitement and momentum for the newly finished Nature's Edge Business Center,being as they will be the first to build in the park. Because of their operations,a rectangular shaped building is required to meet the needs.of their equipment lay-out and maximize efficiency. This 10.36 acre site poses challenges not only with the wetlands, but the Northern Natural Gas line(approximately.one acre)which runs North/South through the middle of the property. The existing encroachment agreement between the city of Elk River and Northern Natural Gas prohibits anything from being built over this gas,main. Because of where the gas line is located,it leaves approximately six buildable acres to the west of the line,making it challenging to build an adequate building without impacting the existing wetlands. Preferred Powder has received approval from the TEP Committee for wetland mitigation. They have taken all steps required to build a 100,000 square foot facility on an extremely challenging lot. The four acres to the east of the gas main will not be built on, but is necessary to be utilized during site preparation. Because of the challenging site,and their building requirements to meet the needs of their operations, PPC is proposing their dock doors to face one of the front yard setbacks which requires a Conditional Use Permit(CUP). Proposed parking provided is as follows: . ; LL . Office +/-4,000 SF at 1/300 =13 stalls Manufacturing +/-30,000 SF at 6+1/500 =66 stalls Warehouse +/-66,000 SF at 1/2000 =33 stalls 112 stalls are required and PPC's proposed plans show 39 parking stalls and 73 proof stalls,therefore fulfilling the parking requirement. Proposed building materials comply with applicable sign standards in the Elk River Business Park zoning district and there is no outdoor storage. PPC is proposing to build a rain garden directly adjacent to the west of the Northern Natural Gas line (as approved by the TEP Committee)and east of their proposed dock doors. As outlined on the attached landscape plan, landscaping includes: • Autumn Laze Maple,Pin Oak, Honeylocust, River Birch,White Pine, Black Hill Spruce, Blue Chip Juniper,Purple Leaf Sand Cherry,Japanese Barberry,Goldmound Spirea and Compact Burning Bush. ADDITIONAL CITY APPLICATIONS The project site is currently located in Nature's Edge Business Center,and is owned by the City of Elk River. We are working with the Economic Development Department to draft a purchase agreement;and received approval for wetland mitigation from the TEP Committee on April 29,2013. The Elk River EDA and City Council approved a forgivable loan in the amount of$200,000 on May 6,and PPC recently submitted Tax Abatement applications to the City of Elk River and Sherburne County to assist with the additional costs associated with the site improvements required for wetland mitigation and accommodating the gas line. Preferred Powder Coating is a successful business which will be bringing twenty four employees into the City of Elk River,as well as creating a minimum of six well-paying jobs over the course of two years. They will be purchasing a 10.36 acre piece of city owned property, not only bringing it onto the tax rolls, but contributing an additional$5.4 million in private investment. This will be the first project in Nature's Edge Business Center,which will generate excitement and momentum for future development. f. 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