7.2. SR 07-15-2013 City of
Elk=' Request for Action
River
TO ITEM NUMBER
Mayor and City Council 7.2
AGENDA SECTION MEETING DATE PREPARED BY
Public Hearing July 15, 2013 Zachary Carlton, Planning Intern
ITEM DESCRIPTION REVIEWED By
Conditional Use Permit: Preferred Powder Coating to Allow Jeremy Barnhart,Deputy Director,
Overhead Doors Facing Street, 10846 170th Ct NW CODD
Case No. CU 13-08 REVIEWED BY
Cal Portner, City Administrator
Action Requested
Staff and Planning Commission recommend 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 facade.
7. Refuse containers shall be meet city requirements.
8. Business park design criteria shall be met.
Background
Planning Commission
The Planning Commission questioned the design criteria for the building. City code states that major
exterior surfaces adjacent to any public street shall not exceed 160 feet in length without a minimum four-
foot depth change. The applicant is considering their options to address the issue. With the proposed
condition, #8, staff is comfortable moving forward.
The Commission had no concerns with the request and unanimously recommended approval.
Public Hearing
No one spoke at the public hearing.
Site Plan Update
After the meeting staff received updated site plans with two additional overhead doors. The doors
provide access to outside refuse containers which are screened with concrete panels. Per city ordinance,
refuse enclosures are not permitted in the front yard. The applicant has been contacted and informed of
their options. They may choose to apply for a variance to allow refuse enclosures in the front yard.
POWERED 0r
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Case File:CU 13-08 Preferred Powder Coating
Page 2
Attachments
• Planning Conumssion packet dated July 9, 2013.
• Site plans received July 10, 2013.
City of
tl1' ir
REQUEST FOR ACTION
ive
�
TO ITEM NUMBER
Plannin g 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 Leeseber ,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 facgade.
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 170"'Lane. A drive will encircle the building, connecting
the access for interior mobility, and provide for fire department needs.
PY0WEREO 0Y
r U REP.
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/ovell�ead doors when located in f ontyards 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, 201') 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, irjure or detrzmentaljli affect the use and enjoyment of other prpeiV in the immediate vicinity
or thepublic health, safety, morals, comfort, convenience orgeneral welfare of the neighborhood or t/)e city.
2. Will be consistent avith tl�e 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 su1r ounding vacantprope I
4. Will be served adequately by and will not adverse 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 inteference with traffic on adjacent and neighboring public thoroughfares.
S. Will not involve uses, activities,processes, materials, equ pment and conditions of operation that will he
detrimental to aq)rpersons orpropeiV 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 fuly comply with all other requirements of this Code, including any applicable requirements and standards
for the issuance of a license orpeymit 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 re-\riew of the standards for CUP as outlined,it appears that the request is consistent with all of
j these standards.
ATTACHMENTS
• Location Map
• Applicant's NarratitTe
• Site Plans
• Grading Plan
• Architectural Drawings
Action Motion by Second by Vote
Follow Up
N:\Departments\Commun ty Development\Plann ng\Case Files\CUP\CU 13-08 Preferred Powder Coating\CU13-OS_Staff Report_Preferred
Powder 7-9-2013.doc1
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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 equiprnent,'GEM;•
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 booking 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 jobswithin 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'..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, butthe Northern Natural Gas line(.approximatelyone 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,
i 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:
i
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
i
Bush.
i
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.
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