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Home My WebLink AboutItem 07 1 City of Lakeville Planning Department Memorandum To : Planning Commission From: Frank Dempsey, AICP, Associate Planner Date: July 27, 2017 Subject: Packet Material for the August 3, 2017 Planning Commission Meeting Agenda Item: Recycle Minnesota, LLC / Dick’s Sanitation Conditional Use Permit Action Deadline: August 12, 2017 INTRODUCTION Representatives of Recycle Minnesota, LLC / Dick’s Sanitation, have submitted a conditional use permit application and plans for a proposed waste and recycling transfer station to be located at 8812 – 215th Street (CSAH 70). The proposed use of the property is allowed in the I-1, Light Industrial District by conditional use permit. The existing 41,834 square foot building is presently used as a collection and sorting station for Dick’s Sanitation where the residential and commercial source recyclables are delivered, sorted, packaged and then shipped to processors. Recycle Minnesota proposes to expand the recycling station building with a 28,823 square foot addition and introduce the sorting and transfer of residential and commercial waste. The public would also be allowed to drop-off of recyclable materials including household metal, appliances and electronics, and the like. Phase 1 of the 2017 Zoning Ordinance update approved by the City Council on March 6, 2017 allows waste and recycling transfer facilities and public recyclables drop-off in the I-1 District by conditional use permit. 2 EXHIBITS A. Location and Zoning Map B. Aerial Photo Map C. Operations Narrative D. Survey E. Grading, Drainage and Utility Plan F. Site Plan G. Floor Plan H. Building Elevation Plan I. Street View Elevation STAFF ANALYSIS Zoning. The subject property is zoned I-1, Limited Industrial District. Dick’s Sanitation has operated Recycle Minnesota at this location since 2013 as part of their residential and commercial trash and recycling handling services. The 6.31 acre site includes a 41,834 square foot building and parking lot. The building is used as a sorting, storage and transfer station for recyclable materials and is operated by Recycle Minnesota. The recycling station is allowed as a permitted industrial use for the sorting and processing of non-waste materials. Section 11-86-7.D of the Zoning Ordinance allows waste and recycling transfer stations in the I-1 District by conditional use permit subject to compliance with six criteria. The six criteria and my analysis of each are as follows: Waste and recycling transfer stations: 1. No transfer station shall operate without a license or permit required therefor by any county or state agency or department having jurisdiction over any solid waste transfer system and no transfer system shall operate in violation of any term or condition of a license or permit required therefor by any county or state agency or department. The applicant’s narrative describes that the transfer station will require a solid waste permit from the Minnesota Pollution Control Agency (MPCA) and a license from Dakota County prior to commencing the waste transfer station operations. 3 2. The property shall abut and be accessed from an arterial roadway. The majority of traffic will access the property from 215th Street (CSAH 70). The Transportation Plan classifies 215th Street as a principal arterial roadway. The access to 215th Street is a shared private driveway between Recycle Minnesota and Boise Cascade Company. Public access, circulation and egress from the site 3. Hours of operation shall be 7:00 A.M. through 7:00 P.M. Monday through Friday, unless otherwise limited or extended by the City Council. The applicant is request approval to operate between 6:00 A.M. and 6:00 P.M. , Monday through Saturday. Given the industrial nature of land uses of the area and the proximity of the nearest residential land uses more than 925 feet away, the request for the proposed hours is acceptable. The applicant indicates that under emergency conditions, the applicant requests that the station be allowed to operate between 6:00 P.M. and 6:00 A.M. and on Sundays. The applicant must define these possible scenarios and how often they might occur prior to staff making a recommendation on this request. The station will use a large front-end loader, tractor, bobcat tractor and roll-off boxes and waste/recyclables containers as part of the operations. In the event there are public complaints about the noise from the use of equipment on site, the operator shall agree to take measures to mitigate the noise to alleviate the complaints. The City Council reserves the right to amend the conditional use permit to alter the hours of operation if deemed necessary to protect the public health, safety and welfare. 4. All transfer operations shall be conducted within the principal building and shall not produce any adverse noise, glare, fumes, odor, obnoxious products, byproducts, litter, waste or other nuisance impacts, and shall not include the handling, transfer, processing, or storage of hazardous, infectious, or pathological waste or construction and demolition debris. The applicant’s narrative states that all wastes will be unloaded, sorted, transferred and stored indoors. Wastes are typically kept indoors on site for less than 24 hours. The operator shall agree to mitigate any complaints about noise, glare, fumes, odor, obnoxious products, byproducts, litter, waste or other nuisance impacts. 4 5. Outside storage incidental to the principal use is limited to 30% of the gross floor area of the principal building and shall comply with the performance standards of subsection 11-86-9C of this chapter. Recyclable materials may be stored outside awaiting shipping off site. Not more than 30%, or 21,198 square feet of the gross building area may be used for on-site outside storage. The site plan proposes 12,653 square feet of outdoor storage area. No waste of any kind may be stored outside the building. 6. The transfer station and the property on which it is located shall be open at all times for inspection by the City, County, and State. Site Plan. Recycle Minnesota does not propose to construct the building addition right away. The site plan is intended to illustrate how the addition, circulation and parking will be incorporated into the site design. A separate Site Plan application must be submitted for administrative review and approval prior to issuance of a building permit for the building addition. Access and On-Site Circulation. Vehicles will access the site from 215th Street (CSAH 70). Some Recycle Minnesota vehicles may access the property from the west through Dick’s Sanitation. The east side of the Dick’s Sanitation property will also be used for truck maneuvering to access the recessed loading bays on the west side of the building as shown on Exhibits E and F. The site provides adequate space to accommodate truck turning movements throughout the property. Parking. The office, processing and warehouse space of the existing 41,834 square foot building requires 70 parking spaces. The 28,823 square foot addition will require an additional 26 parking spaces for a total of 96 parking spaces for the 70,657 square foot building, given the use of the building. The site plan indicates that some of the parking on the north side of the building will have to be removed and relocated on site. The majority of new spaces will be located along the south boundary of the property. The applicant proposes to apply for a parking deferment for 40 of the 99 required parking spaces, resulting in a total of 59 parking spaces upon completion of the addition. City staff is authorized to administratively approve a parking deferment for up to 50% of the required parking spaces provided the applicant can adequately demonstrate that the total required number of parking spaces are not necessary for their operations. The applicant indicates that there will be an estimated 35 employees on site at any time during operations. The proposed parking lot and drive aisles meet the size and dimension requirements of the Zoning Ordinance. 5 Building Addition and Exterior Materials. The plans propose a 28,823 square foot addition to the west side of the existing 41,834 square foot building to accommodate the waste handling operations as outlined in the application narrative. The total building area after construction of the addition will be 70,657 square feet. The exterior building materials will match the existing exposed aggregate pre-cast concrete (Grade B) and color of the existing building but will include a slightly taller roof with prefinished metal wall panels on the level above the level of the existing building. Findings of Fact are attached for your review and consideration. RECOMMENDATION Planning Department staff recommends approval of the conditional use permit for Recycle Minnesota, LLC / Dick’s Sanitation for a waste and recycling transfer station in the I-1 District, subject to the following stipulations: 1. A Minnesota Pollution Control Agency permit and Dakota County permit shall be in full force and effect prior to commencing operations of the waste and recycling transfer station. 2. Waste products shall not be stored outside the building. 3. The waste and recycling transfer station may operate between the hours of 6:00 A.M. and 6:00 P.M, Monday through Saturday. 4. In the event of public complaints about noise from the use of equipment on site, the operator shall take measures to mitigate the noise to alleviate the complaints. 5. The transfer station and the property on which it is located shall be open at all times for inspection by the City, County, and State. 6. A parking deferment application shall be submitted prior to the issuance of a building permit for the proposed addition. 7. A sign permit must be issued by the City prior to the installation of any signs. PUD O-R RM-1 RH-1 P/OS C-CBDRS-3 RH-1 RST-1P/OSRM-1 RS-3 RS-2 RM-1 I-1 I-1I-1 PUD I-2 I-2 O-RC-3 HYTRAILCIRHOLYOKE AVEHOLT AVE215TH ST WHONEYCOMBPATHHYACINTHAVE212TH ST W 210TH ST W 211TH S T W 217TH ST W HUMBOLDTCT HYA LITEDRHUMMING BI RD LN HUMBOLDTRDHIGHVIEW AVEZONING MAP Ü EXHIBIT A RECYCLE MINNESOTA CUP Property Information July 20, 2017 0 875 1,750437.5 ft 0 270 540135 m 1:9,600 Disclaimer: Map and parcel data are believed to be accurate, but accuracy is not guaranteed. This is not a legal document and should not be substituted for a title search,appraisal, survey, or for zoning verification. EXHIBIT B EXHIBIT C EXHIBIT D EXHIBIT E PROPOSED EXPANSION EXISTING BUILDING 300' - 0"84' - 0"PROPERTY/R.O.W. LINE EXISTING CURB AND GUTTER EXISTING TRUCK SCALE TURF AND LANDSCAPE AREA 16 AUTO PARKING EXISTING AUTO PARKING AREA EXISTING TRUCK DOCKS EXISTING DRIVE ENTRANCE EXISTING DRIVE ENTRANCE EXISTING SHARED DRIVEC.S.A.H. NO. 70 - 215TH STREET WEST PROP. LINE 273' +/- EXISTING STORMWATER BASIN EXISTING RAIL SPURPROP. LINEEDGE OF BITUMINOUS EXIST. RAIL SPUR TO BE RELOCATED EXIST. DRIVE-IN DOOR EXIST. DRIVE-IN DOOR EXISTING BITUMINOUS SURFACE EXIST. DUMPSTER LOCATION NEW LOCATION OF RAIL SPUR RAIL CAR POSITION AT BUILDING EXISTING BITUMINOUS SURFACE EDGE OF BITUMINOUS TURF PROPERTY LINE NEW DRIVE-IN DOORS EXIST. BITUMINOUS SURFACE EXIST. FENCE EXIST GATE LANDSCAPE BERMSLOPING ENTRANCE INTO TRUCK LOADING BAY ONE WAY THRU DRIVE RETAINING WALL RETAINING WALL ONE WAY THRU DRIVE RETAINING WALL SLOPING EXIT TURF AND LANDSCAPE AREA NEW EDGE OF BITUMINOUS NEW LANDSCAPE AREA OUTDOOR STORAGE AREA - 12,653 SF 4 18 19 40 RE-STRIPE SPACES FOR NEW LAYOUT PROOF OF PARKING OR DEFERRED PARKING SPACES SITE INFORMAITON: PARKING SUMMARY: EXISTING BUILDING OFFICE: 3,005 SF – 10% = 2,750 SF/200SF PER SPACE = 16 UPPER LEVEL: 1,610 - 10% = 1,449 SF/200SF PER SPACE = 7 PRODUCTION: 10,560 – 10% = 9,504/350 = 27 WAREHOUSE: 26,659 – 10% = 23,933/1,000 = 24 TOTAL SF = 41,834 SF, TOTAL PARKING REQUIRED 70 PROPOSED EXPANSION WAREHOUSE: 28,823 SF – 10% = 25,941/ 1,000SF PER SPACE = 26 TOTAL SF = 28,823 SF, TOTAL PARKING REQUIRED 26 TOTAL AMOUNT OF REQUIRED PARKING = 96 SPACES AMOUNT OF PARKING SHOWN ONSITE = 59 ACTUAL SPACES (3 ACC.) DEFERRED PARKING SPACES = 40 NUMBER OF EMPLOYEES ONSITE – 35 EMPLOYEES (30 SHOP, 5 OFFICE) Scale Project number Date Drawn by Checked by 21476 GRENADA AVENUE LAKEVILLE, MN 55044 PH: 952-469-2171 FAX: 952-469-2173 EMAIL: office@approdevelopment.com PRELIMINARY NOT FOR CONSTRUCTION As indicated 7/10/2017 4:38:34 PMA1-1 SITE PLAN 17-04-0081 215TH STREET WEST, LAKEVILLE MN 55044 17-04-0081 07/10/17 JAC JJC 30'15'0'30' No. Description Date 1" = 30'-0"A1-1 1 SITE PLAN NORTH EXHIBIT F A3-1 2 B F 1 D 163' - 0" 0.90.80.4 0.70.6 144' - 0"DRIVE DOWN TO LOADING AREA TRUCK LOADING BAY TIPPING AREA GLASS RECYCLE AREA EXISTING BUILDING RAIL LOADING DOOR DRIVE IN DOORS LOADING AREA PROPOSED ADDITION RAIL CAR POSITION RAILS EXISTING RECYCLING AREA EXISTING OFFICE AREA EXISTING LOADING AREA BALE STORAGE DOCK DOORS RETAINING WALLS SLOPES DOWN SLOPES UP 116' - 0"215' - 0"84' - 0"60' - 0"Scale Project number Date Drawn by Checked by 21476 GRENADA AVENUE LAKEVILLE, MN 55044 PH: 952-469-2171 FAX: 952-469-2173 EMAIL: office@approdevelopment.com PRELIMINARY NOT FOR CONSTRUCTION 1/16" = 1'-0"7/10/2017 4:38:34 PMA2-1 FLOOR PLAN 17-04-0081 215TH STREET WEST, LAKEVILLE MN 55044 17-04-0081 07/10/17 JAC JJC 16'8'0'16' No. Description Date 1/16" = 1'-0"A2-1 1 FLOOR PLAN NORTH EXHIBIT G 4"8"7'-8"2'-0"9'-8"R6'-8 3/8" R8'-8 5/8"8'-3 3/4"6 3/8"4"2 3/8"8"11'-9"R9'-2 5/8"3'-8 5/8"Top of Exist Wall 127' - 1 1/2" 1 0.9 0.8 0.40.7 0.6 2' - 0"13' - 0"2' - 0"9' - 1 1/2"33' - 0"84' - 0"80' - 0" EXISTING BUILDING PROPOSED ADDITION 163' - 0"1' - 0" PRECAST CONCRETE WALL PANELS TO MATCH EXISTING PREFINISHED METAL CAP FLASHING PREFINISHED METAL SIDING TROWELED SMOOTH ACCENT BAND TO MATCH EXISTING GRADE EXISTING PRECAST CONCRETE WALL PANELS Scale Project number Date Drawn by Checked by 21476 GRENADA AVENUE LAKEVILLE, MN 55044 PH: 952-469-2171 FAX: 952-469-2173 EMAIL: office@approdevelopment.com PRELIMINARY NOT FOR CONSTRUCTION 1/16" = 1'-0"7/10/2017 4:38:34 PMA3-1 EXTERIOR ELEVATIONS 17-04-0081 215TH STREET WEST, LAKEVILLE MN 55044 17-04-0081 07/10/17 JAC JJC 1/16" = 1'-0"A3-1 2 NORTH ELEVATION No. Description Date EXHIBIT H 1 CITY OF LAKEVILLE DAKOTA COUNTY, MINNESOTA RECYCLE MINNESOTA, LLC CONDITIONAL USE PERMIT FINDINGS OF FACT AND RECOMMENDATION On August 3, 2017 the Lakeville Planning Commission met at it’s regularly scheduled meeting to consider a conditional use permit to allow a waste and recycling transfer station in the I-1, Light Industrial District located at 8812 – 215th Street (CSAH 70). The Planning Commission conducted a public hearing on the proposed conditional use permit preceded by published and mailed notice. The applicant was present and the Planning Commission heard testimony from all interested persons wishing to speak. FINDINGS OF FACT 1. The property is located in Planning District No. 8 of the 2008 Comprehensive Plan, which guides the property for industrial uses. 2. The property is currently zoned I-1, Light Industrial District. 3. The legal description of the property is: Lot 1, Block 1, Airlake Development Sixth Addition, Dakota County, Minnesota, Except the west 120 feet thereof. 4. Section 11-4-3E of the City of Lakeville Zoning Ordinance provides that a conditional use permit may not be issued unless certain criteria are satisfied. The criteria and our findings regarding them are: a. 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. Finding: The existing industrial building and use as a waste and recyclable transfer station is consistent with the 2030 Land Use Plan and District 8 recommendations of the Comprehensive Plan. b. The proposed use is or will be compatible with present and future land uses of the area. 2 Finding: Provided compliance with the conditional use permit, the proposed waste and recyclables transfer station will be compatible with existing and future land uses in the area. c. The proposed use conforms with all performance standards contained in the Zoning Ordinance. Finding: Provided compliance with the conditional use permit, the waste and recyclables transfer station will conform with all performance standards contained in the Zoning Ordinance and the City Code. d. The proposed use can be accommodated with existing public services and will not overburden the City’s service capacity. Finding: The subject property lies within in the current MUSA. The property is served with private sanitary sewer and water. The use of the property as a waste and recyclables transfer station will have no impact on the City’s service capacity. e. Traffic generation by the proposed use is within capabilities of streets serving the property. Finding: Traffic generated by the waste and recyclables transfer station use is within the capabilities of 215th Street which serves the property. 5. The planning report dated July 27, 2017 prepared by Associate Planner Frank Dempsey is incorporated herein. RECOMMENDATION The Planning Commission recommends that the City Council approve the conditional use permit in the form attached thereto. DATED: August 3, 2017 LAKEVILLE PLANNING COMMISSION BY: _________________________ Jason Swenson, Chair