HomeMy WebLinkAboutItem 06City of Lakeville
Planning Department
Memorandum
To: Planning Commission
From: Frank Dempsey, AICP, Associate Planner
Date: August 9, 2019
Subject: Packet Material for the August 15, 2019 Planning Commission Meeting
Agenda Item: Recycle Minnesota Conditional Use Permit
Application Action Deadline: September 17, 2019
INTRODUCTION
DMAC Real Estate Management Company, LLC, has submitted an application for a conditional
use permit to allow the construction of a 69-foot tall storage silo on property located at 8812 –
215th Street. The business at this location is operated as Recycle Minnesota. Recycle Minnesota
received conditional use permit approval in 2017 to operate a waste transfer station from the
property. A building addition for the waste transfer station is now under construction. The
property is located east of and abutting Dick’s Sanitation. The proposed silo will store recycled
glass, such as beverage bottles and food jars, that is then periodically loaded into a semi-trailer for
over the road transport. The property is zoned I-1, Light Industrial District which allows a
building height of 45 feet unless a conditional use permit is approved to exceed that height.
EXHIBITS
A. Location and Zoning Map
B. Aerial Photo
C. Applicant Narrative
D. Property Survey
2
E. Site Plan
F. Grading, Drainage and Utility Plan
G. Elevation Plans (3 Pages)
H. Proposed Improvements to MAC Property
PLAN ANALYSIS
Surrounding Land Uses and Zoning
North – 215th Street (CSAH 70) and Industrial Building (I-1 District)
South – Metropolitan Airports Commission Property/Airlake Airport (I-2 District)
East – Boise Cascade (I-1 District)
West – Dick’s Sanitation (PUD District)
Property. The subject property is 6.31 acres in area and is zoned I-1, Light Industrial District.
The property is served with City sewer and water services. The existing building was constructed
in 2004 and is now being expanded in accordance with the conditional use permit approved in
2017 for the waste transfer station. The property is accessed from 215th Street (CSAH 70) via a
shared private driveway with Boise Cascade to the east and from the west via cross easements
from Dick’s Sanitation and Humboldt Road.
Site Plan. The site plan shows the existing building, the proposed addition and the proposed silo
as well as modifications proposed to the grass island between Recycle Minnesota and Dick’s
Sanitation to allow cross traffic and circulation between the two properties. Both properties are
under common ownership and an easement is recorded for permanent use of the cross access.
The property includes an existing railroad spur that will be modified to accommodate the new
addition. Recycle Minnesota will use the rail spur to ship recyclable products from the property.
Vehicle Circulation. Trucks and other vehicles will be able to enter and leave the property from
the north at 215th Street (CSHA 70) and from the west through the Dick’s Sanitation property via
Humboldt Court. Cross access easements are in place on both adjacent properties. Existing and
proposed drive aisles and turning movements comply with Zoning Ordinance requirements.
County Road 70 Improvement Project and Private Road/Railroad Spur. As part of the
planning for the two-year CSAH 70 improvement project beginning in 2020, City staff has been
working with the Metropolitan Airports Commission (MAC), Dick’s Sanitation, Recycle
Minnesota, Boise Cascade and Progressive Rail on a plan to improve access to CSAH 70 since full
turning movements at Humboldt Road and Holyoke Avenue will be restricted to a three-quarter
turning movement design (no left turns onto CSAH 70). The plan includes construction of a
private road would be constructed along the south side of the Dick’s Sanitation property abutting
3
Humboldt Road then due east and north to allow access from Dick’s Recycle Minnesota and
Boise Cascade to have direct access from their properties to Humboldt Road, Dodd Boulevard.
The plan would allow an expansion of outdoor storage areas for Dick’s Sanitation, Recycle
Minnesota, Boise Cascade, and possible rail car storage for Progressive Rail on part of the MAC
property. The MAC property currently functions as the Airlake Airport runway safety zone
under control of MAC and the Federal Aviation Administration (FAA). Approval of the private
road, storage area, and rail construction requires MAC and FAA approvals.
Landscaping. Landscape screening was installed along the north property line at the time the
property was developed in 2004. No additional landscape screening is required.
Parking. The office, processing and warehouse space of the existing 41,834 square foot Recycle
Minnesota building requires 70 parking spaces. The 21,240 square foot addition will require an
additional 19 parking spaces for a total of 89 parking spaces for the 63,074 square foot building.
The site plan indicates that some of the parking on the north side of the building will be removed
and relocated on site. The site will have 53 striped parking spaces and 36 deferred parking
spaces. The parking on the east side of the building will be reconfigured for two-way traffic. The
36 deferred parking spaces will be located along the south property line. A maximum of 50% of
the required parking spaces provided the applicant can adequately demonstrate that the total
required number of required parking spaces are not necessary for their operations at this time.
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. City staff is authorized by the Zoning Ordinance to administratively
approve a parking deferment.
Silo and Building Height Criteria. The storage silo will be 69 feet tall. Section 11-17-7 of the
Zoning Ordinance allows buildings to exceed the height limitations established within the
individual zoning districts through a conditional use permit provided that:
1. The site is capable of accommodating the increased intensity of use (building height).
The property is capable of accommodating the proposed 69-foot tall silo including setback
requirements. The silo shall be painted an earth tone color to match the color of the
principal building. Materials containment measures shall be taken at the outlet of the silo
chute to prevent glass and paper from becoming airborne to leaving the containment area
while loading into the trucks.
2. The increased intensity of use does not cause an increase in traffic volumes beyond the
capacity of the surrounding streets.
4
The proposed 69-foot tall silo will not increase traffic volumes beyond what can be
accommodated by the surrounding streets.
3. Public utilities and services are adequate.
Public utilities are in place to accommodate the proposed 69-foot tall silo.
4. For each additional story over three (3) stories or for each additional ten feet (10') above
forty-five feet (45'), front and side yard setback requirements shall be increased by five
feet (5').
The minimum building setback requirements in the I-1, General Industrial District are as
follows:
Front – 40 feet
Sides – 10 feet
Rear – 30 feet
The minimum front yard setback for the 69-foot tall silo is 55 feet due to the proposed
height greater than 45 feet. The proposed silo will be set back 55 feet, six inches from the
front property line.
5. The increased height is not in conflict with airport zoning regulations as provided in
chapter 36 of this title.
The proposed 69-foot tall silo on the north side of the existing building is not located within
the Airlake Airport runway State Safety Zone.
Authorization from the FAA may be required prior to a building permit being issued for
construction of the silo. Similar silo structures were approved in Airlake Industrial Park
closer to the airport and up to 100 feet tall in 1999, 2004, 2011 and 2014.
6. The performance standards and criteria of chapter 4 of this title are considered and
satisfied.
Findings of Fact are attached
5
RECOMMENDATION
Planning Department staff recommends approval of the Recycle Minnesota conditional use
permit subject to the following stipulations:
1. The site and building improvements shall be developed according to the plans approved
by the City Council.
2. The storage silo shall be constructed in the location shown on the approved site plan and
shall be set back at least 55 feet from the front property line (CSAH 70) right-of-way line).
3. The storage silo shall not exceed 69 feet in height.
4. The storage silo shall be painted an earth tone color to match the color of the principal
building.
5. Containment measures shall be taken at the outlet of the silo chute to prevent glass and
paper from becoming airborne to leaving the containment area while loading into the
trucks.
6. Authorization for the height and construction of the storage silo will be required from the
Federal Aviation Administration (FAA) prior to the issuance of a building permit for the
silo.
cc: Recycle Minnesota
APPRO Development
O-R
RM-1 P/OS
PUD
RH-1
I-1
I-2
RM-1
RS-2
I-1
PUD P/OS
I-1
I-2
P/OS
PUD
C-3
70
217TH ST WHYACINTHAVE HOLYOKE AVE212TH ST W
210TH ST W
211T H S T W
IBISAVE215TH ST W
HUMBOLDT RD215TH ST WHYTRAILCIRHYTRAILCIRCONDITIONAL U S E P E R M I T8812 2 1 5 T H S T R E E T
Conditional Use Permit 8812 - 215th Street
Property Information
Ju ly 2 5, 2019
0 450 900225 ft
0 130 26065 m
1:4,800
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.
SB-23SB-13SB-14SB-15SB-22SB-11SB-21SB-16SB-17SB-2SB-12SB-11SB-24Lakeville, MN 55044APPRO Development, Inc.21476 Grenada AvenueCERTIFICATE OF SURVEY& TOPOGRAPHIC SURVEYAND DEMOLITION PLANRECYCLE MINNESOTALAKEVILLE, MN
XXXXXXX XXXXXXXXX
XXXXXXXXXXXXXXXXXXXXXXXXXXXPROPOSED ONE STORY ADDITIONTRUCK LOAD OUTDOCKSSLOPES UP 5.9%LOADINGAREAOPNG21,240 SF FOOTPRINTSLOPES DN 5.9% MAXEXISTING BUILDINGEXISTING SCALE TO REMAINNEW BITUMINOUS AREATRUCK LEAVING LOAD OUT AREAEXISTING DOOR OPENING INFILLEDNEW OPENINGNEW MUD RAIL AND RAIL SPUR LOCATIONEDGE OF EXISTING BIT.RAIL CAR POSITION AT BUILDINGRETAINING WALL WITH MTL GUARDRAILRETAINING WALL WITH MTL GUARDRAILONE WAY THRU DRIVEEXISTING SHARED DRIVEEXISTINGDRIVEENTRANCEEXISTINGDRIVEENTRANCEPROPERTY LINE 274' +/-EXISTING CURB & GUTTEREXISTINGDOCKSEXISTING BITUMINOUS DRIVEEXISTING OFFICERESTRIPE AUTO PARKING SPACESEXISTING AUTO PARKINGTRUCKTRAFFICFLOWEXISTING BITUMINOUS SURFACETRUCKTRAFFICFLOWSHADED AREAS INDOCATE NEW BITUMINOUSPROPERTY/R.O.W. LINE 701 +/-EXISTING CURB & GUTTERTURFPROPERTY LINE 173' +/-NEW REALIGNED RAILEXISTING RAILEXISTING STORMWATER BASINSLOPES DOWN 8%EXISTING AUTO PARKING AREAEXIST. LANDSCAPE BERMRELOCATE EXIST. GATE TO NEW DRIVE LANEEXIST. DUMPSTER LOCATION34' - 8 5/16"20' - 0"20' - 0"28' - 0"171' - 0"4' - 0"PROP LINE 363' +/-PROOF OF PARKING OR DEFERRED SPACESEXISTING HC ACCESSIBLE PARKING SPACES AND ACCESS AISLENEW LANDSCAPE AREANEW EDGE OF BIT.PROPERTY LINE 153' +/-PROVIDE SAWCUT OR CLEAN EDGEEXISTING BIT. SURFACEPROP LINE 363' +/-ACCESSIBLE ENTRY INTO ADDITIONRETAINING WALL W/ MTL. GUARDRAILEXIST. DRIVE-IN DOORSC.S.A.H. 70 - 215TH ST. W.PROPERTY LINE 298' +/-25' - 0"74' - 1 1/2"111' - 11"62' - 11 5/16"190' - 4 3/16"29' - 10 3/16"1A1-1NEW SIDEWALK, SLOPES UP TO DOORGRADE TO SLOPE AWAY FROM BUILDINGNEW ROCK MULCH TO MATCH EXIST.EXIST. ELECTRICAL TRANSFORMEREXISTING TREES & TURF TO REMAINEXISTING TREESCONC APRON - SEE SOILS FOR THICKNESS399' - 0"18' - 0"191816NEW CURB RAMPEXIST. FENCEEXIST GATE RE-ALIGNGATEGATENEW FENCE AND GATESILO LOCATIONSILO SETBACK55' - 5 3/4" ScaleProject numberDateDrawn byChecked by21476 GRENADA AVENUELAKEVILLE, MN 55044PH: 952-469-2171FAX: 952-469-2173EMAIL: office@approdevelopment.com 1" = 40'-0"8/6/2019 2:28:16 PMA1-1.1SITE - SILO17-02-00838812 215TH STREET WEST,LAKEVILLE MN 5504417-02-0083DRSJAC 1" = 40'-0"A1-1.11SITE PLAN40'20'0'40'NORTHNo. Description Date08/06/19
975.
0
0
975.
0
0
979.
0
0974.
6
975.
0
0
975.
0
0
970.
3970.
3
SB-23
SB-13SB-14
SB-15
SB-22
SB-11
SB-21
SB-16
SB-17
SB-2
SB-12
SB-11
SB-24
973.
5
0
974.
0
0
974.
3
8
974.
7
5
975.
0
974.
0
CONC. RET. WALL
TOW=979.50
BOW=975.00
979.
0
0
976
.
7
4
974.
4
7
974.
2
0
974.
5
0
973.
9
0
978.
7
0 974.
3
5
NEW WALK
TRENCH DRAIN DISCHARGE TO INTERIOR
CATCH BASIN ON EACH SIDE OF ENTRY AND
FORCE MAIN TO NORTH SIDE OF BUILDING.
TRENCH DRAIN TC=970.30
TRENCH DRAIN INVERT=968.80
WET-TAP EXISTING 12" WATER MAIN
AND INSTALL 60 L.F. OF 8" DIP
WATER MAIN TO BUILDING.CONC. APRONCONC. APRON
974.
5
0
974.
7
974.
7
974.
0
974.
9
974.
3
974.
6
EXCAVATE 4" IN EXISTING
DRAINAGE SWALE TO GAIN 280
CU. FT. OF STORAGE
2,549 SQ. FT. OF NEW IMPERVIOUS =
212 CU. FT. OF ON SITE
STORAGE/INFILTRATION NEEDED.
SEE EXCAVATION IN SWALE BELOW.
PIV
SILT FENCE
974.
2
Lakeville, MN 55044
APPRO Development, Inc.
21476 Grenada Avenue
GRADING, DRAINAGE
AND UTILITY PLAN
RECYCLE MINNESOTA
LAKEVILLE, MN
FIRST FLOOR -EXISTING100' - 0"TO OF EXISTINGWALL127' - 1 1/2"BLOWER LOADINGAREA95' - 6"A.1TOP OF FLOOREXPANSION104' - 0"AB.1T.O. NEW WALL139' - 0"B.2EXIST. FOOTING96' - 0"B.8PRE-CAST CONC. WALL PANELROOF OVER OFFICE TO BE SAME HGT. AS EXIST.PRE-FIN MTL CAP FLASHINGWALL LIGHTTROWELED SMOOTHACCENT BANDSTL INSUL O.H. DOORAL/GL "FIXED" WDWHM DR & FR - PTWALL LIGHT28' - 0"20' - 0"PRE-FIN MTL WALL PANEL11' - 2"FIRST FLOOR -EXISTING100' - 0"TO OF EXISTINGWALL127' - 1 1/2"T.O. LOWERLOADING AREAFOOTING90' - 6"10.90.6LOWER LOADINGAREA95' - 6"0.1TOP OF FLOOREXPANSION104' - 0"1.9T.O. NEW WALL139' - 0"0.70.4EXIST. FOOTING96' - 0"1' - 0"MATCH EXISTING15' - 0"2' - 0"9' - 1 1/2"PRECAST CONC WALL PANELS(MATCH EXIST)GRADETROWELED SMOOTHBAND (MATCH EXIST)PRE-FINISHED MTL CAP FLASHING31' - 1 5/8"96' - 0"WALL LIGHTAL/GL. "FIXED" WDWHM DOOR & FRAME - PTLOUVERSScaleProject numberDateDrawn byChecked by21476 GRENADA AVENUELAKEVILLE, MN 55044PH: 952-469-2171FAX: 952-469-2173EMAIL: office@approdevelopment.com 1/8" = 1'-0"7/18/2019 10:45:01 AMA3-1.1EXTERIORELEVATIONS -SILO17-02-00838812 215TH STREET WEST,LAKEVILLE MN 55044DRSJAC 1/8" = 1'-0"A3-1.11PARTIAL EAST ELEVATION 1/8" = 1'-0"A3-1.12NORTH ELEVATION8'4'0'8'8'4'0'8'No. Description Date SILO - WHITE SILO - WHITE07/18/201919-03-0083
A.1B.10.73A3-63A3-6.114' - 7 3/16"1' - 1"13' - 6 3/16"1' - 0"7' - 7 3/8"14' - 9 3/16"4 3/4"6"4 3/4"4 3/4"6"4 3/4"4 1/4"1 11/16"1/2"11 3/16"1/2"1 11/16"4 1/4"4 1/4"1' - 3 1/2"4 1/4"4 1/4"2 3/4"4 7/8"5/16"4 7/8"2 3/4"4 1/4"4 1/4"1' - 3 1/2"4 1/4"10.90.6LOWER LOADINGAREA95' - 6"TOP OF FLOOREXPANSION104' - 0"21.9T.O. NEW WALL139' - 0"0.7SILO14' - 0"5' - 6"6' - 0"5' - 0"CLEAR15' - 1"67' - 11 1/8"20' - 0"13' - 0"20' - 0"5' - 0"2' - 0"TOP OF PIER @ 99'-0"ScaleProject numberDateDrawn byChecked by21476 GRENADA AVENUELAKEVILLE, MN 55044PH: 952-469-2171FAX: 952-469-2173EMAIL: office@approdevelopment.comAs indicated7/18/2019 10:45:02 AMA3-6.1SECTION/DETAILS17-02-00838812 215TH STREET WEST,LAKEVILLE MN 55044No. Description Date 3/16" = 1'-0"A3-6.11SILO CALLOUT - CUP 1 1/2" = 1'-0"A3-6.12SILO COLUMN CALLOUT - CUP 1/4" = 1'-0"A3-6.13SECTION THROUGH ENTRYRAMP - CUP07/18/201919-03-0083DRSJAC
ScaleProject numberDateDrawn byChecked by21476 GRENADA AVENUELAKEVILLE, MN 55044PH: 952-469-2171FAX: 952-469-2173EMAIL: office@approdevelopment.com7/18/2019 10:45:08 AMSK-13D VIEWS17-02-00838812 215TH STREET WEST,LAKEVILLE MN 55044DRSJACNo. Description DateSK-1NORTH WEST 3D VIEWSK-1DRONE VIEWSK-1NORTH EAST 3D VIEWSK-1LOADING RAMP 3D VIEWSK-1DRONE VIEW SILO SIDE07/18/201919-03-0083