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Home My WebLink Aboutitem 07 Boise IUP 1 City of Lakeville Planning Department Memorandum To : Planning Commission From: Frank Dempsey, AICP, Associate Planner Date: September 10, 2021 Subject: Packet Material for the September 16, 2021 Planning Commission Meeting Agenda Item: Boise Building Solutions Interim Use Permit Action Deadline: October 22, 2021 INTRODUCTION Representatives of Boise Building Solutions have submitted an application and plans for an interim use permit for an accessory outdoor storage yard on approximately 13 acres of property that is owned by the Metropolitan Airports Commission (MAC) and is adjacent to the Boise Building Solutions property at 8714 – 215th Street . A private service drive was constructed by Dakota County in 2020 to provide another access for Boise and Dick’s Sanitation due to the construction of a three-quarter restricted access at Holyoke Avenue in conjunction with the CSAH 70 improvement project. The private access road allows both businesses to access 217th Street and Dodd Boulevard (CSAH 9) and the signalized intersection at Dodd Boulevard and 215th Street. The Boise accessory outdoor storage yard would be located south and east of the private access road. Consideration of an amendment to the Zoning Ordinance is required to allow outdoor storage as a secondary use related to a non-airport operation in the I-3, Airport Industrial District as an interim use. MAC has tentatively agreed to lease land at the west end of the airport runway for outdoor storage and possibly rail car storage purposes. An amendment to 2 the Zoning Ordinance to allow outdoor storage as an accessory or secondary use and outdoor storage of rail cars in the I-3 District is scheduled for the September 16th Planning Commission meeting and must be approved by the City Council in advance of the Boise IUP application. EXHIBITS A. Location and Zoning Map B. Aerial Photo Map C. Existing Conditions Site Layout D. Overall Site Grading Plan STAFF ANALYSIS Zoning. The subject property is zoned I-3, Airport Industrial District. The I-3 District was created to include Airlake Airport and the related airport operations under a separate zoning district unique to that use. The proposed Zoning Ordinance amendment would allow Boise’s proposed outdoor storage yard on MAC property with the approval of an interim use permit and compliance with nine stipulations. The nine stipulations are: 1. Outdoor storage as a secondary use shall be limited to operations accessory to a principal use of property abutting an airport. 2. The outdoor storage area occupies space other than a required front yard setback or side yard setback area on a corner lot. 3. The outdoor storage area shall be fenced, screened and/or landscaped from view of public rights-of-way and abutting residential districts according to a plan in compliance with section 11-21-9 of this title and subject to the approval of the zoning administrator. 4. The outdoor storage area is surfaced with asphalt, concrete or pavers with perimeter concrete curb, unless the city engineer exempts all or portions of the curb for stormwater management purposes. 5. All lighting shall be hooded and so directed that the light source shall not be visible from the public right of way or from neighboring residences and shall be in compliance with section 11-16-17 of this title. 3 6. The outdoor storage area shall not encroach upon required parking space or required loading space as required by this title. 7. The property stored shall not include any waste, except as provided in section 11-16-29 of this title. 8. The outdoor storage area shall not encroach into the required rear yard or side yard setback area if abutting a residential district. 9. The interim use permit shall terminate upon a change of occupancy or other date as determined by the City Council in accordance with section 11-5-7 of this title. The Boise outdoor storage plans submitted with their interim use permit application comply with these nine stipulations. Site Plan. No buildings are proposed on the MAC property that includes the Boise leased outdoor storage area. The proposed Boise site is approximately 13 acres and would include bituminous surfacing of the storage yard, building materials storage, and would be surrounded by a six foot tall chain link fence with a roller gate on the west side accessed from the private service drive. Screening of the accessory outdoor storage area is not required since the property does not about a public street. Engineering Division Review. The Engineering Division has reviewed the grading, drainage, and erosion control plan for the accessory outdoor storage yard. The Engineering Division comments include requirements for revised stormwater design plans and information that must be submitted for staff review and approval prior to City Council consideration of the interim use permit. MAC/FAA Authorization. MAC has agreed to allow secondary outdoor storage as outlined on the proposed Boise Buildings Solution plans. The Federal Aviation Administration (FAA) has authorized the proposed outdoor storage areas following a study and letter of Determination Of No Hazard To Air Navigation. The FAA determination expires January 13, 2023 unless the construction is started and has received additional FAA approval, or an extension is approved by the FAA. 4 RECOMMENDATION Planning Department staff recommends approval of the interim use permit for Boise Building Solutions for secondary outdoor storage on MAC property in the I-3 District, subject to the following stipulations: 1. Approval of the interim use permit is subject to City Council approval of the Zoning Ordinance amendment to allow outdoor storage as a secondary use related to a non- airport operation in the I-3, Airport Industrial District. 2. Revised stormwater design plans and information that must be submitted and approved by city staff prior to City Council consideration of the interim use permit. 3. Outdoor storage shall be a secondary use limited to operations accessory to Boise Building Solutions and any successors and assigns. 4. The outdoor storage area shall be surfaced with asphalt, concrete, or pavers with perimeter concrete curb for stormwater management purposes, unless exempted by the city engineer. 5. All exterior lighting shall be hooded and downcast in compliance with Section 11-16-17 of the Zoning Ordinance. 6. Outdoor storage shall not include any waste material. 7. The interim use permit shall terminate upon termination of the lease with MAC, a change of building occupancy for Boise Building Solutions as determined by the Building Code, or the abandonment of the outdoor storage area for more than one year. 8. Construction shall comply with all Federal Aviation Administration and Metropolitan Airports Commission requirements. Findings of Fact are attached for your consideration. ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! I-1 I-1 P/OS I-1 I-3 I-2 I-2 I-3 PUD P/OS RS-4 RS-3 RM-1 I-3 P/OS RM-1 215TH ST W HIGHVIEW AVEHUMBO LD T CT 219TH ST WHUMBOLDT RDHEYWOOD AVEHOLYOKE AVEHYTRAIL CI RMETROPOLITAN AIRPORTS COMMISSION ZONING MAP EXHIBIT A EXHIBIT B >>X XX>>>>X XIIIII> > > > > > > >XXXXX>XI>>>>>>>>>> >> >> >>>>X XX> > > > > > >>>0.000.00XXXX XX>>>>>> CONC. APRON PARCEL B BOISE CASCADE AREA = 13.75 ACRES 1284.46 S 89°57'36" E 431.00 N 83°40'49" E 441. 3 1 R=3 7 3 . 0 0 Δ=6 7 ° 4 7 ' 2 1 " LOT 1 BLOCK 1 LOT 1 BLOCK 1 SB-1 SB-2 SB-3 SB-4 SB-5 SB-6 SB-7 SB-8 SB-91179972.44RR 1180972.20RR 1181971.74RR X X X X X X X X >>>>>> 97 0 970 975975975968 96 8 969 96 9 971972973974974974976976976975 971972972 9 7 29729 7 2 9 7 3 973 973 9 7 4 974 974 25497 C2-EXIST DATE REVISION SCHEDULE DESCRIPTION BY SHEET TITLE PROJECT WITHOUT PRIOR WRITTEN CONSENT. INC. AND MAY NOT BE USED, COPIED OR DUPLICATED THIS DOCUMENT IS THE PROPERTY OF I & S GROUP, PROJECT NO. FILE NAME DESIGNED BY ORIGINAL ISSUE DATE DRAWN BY CLIENT PROJECT NO. REVIEWED BY FILE LOCATION: S:\PROJECTS\25000 PROJ\25400-25499\25497 BOISE CASCADE STORAGE AREA-LAKEVILLE MN\25497 CIVIL-SURVEY\CIVIL PRODUCTION DRAWINGS\25497 C2-EXIST.DWGC2-10 - --/--/-- 21-25497 C2-10 EXISTING SITE PLAN ---- ---- C2-10 LAKEVILLE MINNESOTA EXISTING SITE PLAN 0 SCALE IN FEET 60 120 EJS EJS ATB LIC. NO.DATE PROFESSIONAL ENGINEER UNDER THE LAWS OF THE STATE OF MINNESOTA. I HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION OR REPORT WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM A DULY LICENSED PRELIMINARY NOT FOR CONSTRUCTION PRELIMINARY NOT FOR CONSTRUCTIONPLOT DATE: 7/12/2021 10:45 AMANDY T. BRANDEL 47078 NOTE: THE CLARITY OF THESE PLANS DEPEND UPON COLOR COPIES. IF THIS TEXT DOES NOT APPEAR IN COLOR, THIS IS NOT AN ORIGINAL PLAN SET AND MAY RESULT IN MISINTERPRETATION. LAKEVILLE MINNESOTA BOISE CASCADE STORAGE AREA APPRO DEVEOPMENT EXISTING 18" CULVERTS (3) END OF RAIL SPUR REMOVE FENCE CLEAR AND GRUB NEAR RAIL SPUR EXHIBIT C WEIR OVERFLOW AT 969.5 PROPOSED INFILTRATION BASIN BOTTOM=967.0XXXXXXXXXXXXXXXXXXX X X X X X X X X X X X X X X X X X X X X XXX97597597597 1 971 9 7 1 9 7 2 97297297 3 9739739 7 4 97497497697597597597 2 9 7 3 973973974974974976970975 967968969971972973974976.40976.40976.70976.70976.80976.76974.50975.20973.50974.20972.50973.20971.50972.20970.50971.20970.20970.76972.26973.02976.00976.30974.50975.20973.50974.20972.50973.20973.50973.50>>>>>>>> >>X>>>>>>>>>>>>>>>> >>>>>> >>>>>>IIIII>>>>>>>>>>>>>>>>>>>>>>>>>>XIII> > > >>>XXXC. S. A. H. N O. 7 0 (2 1 5 T H S T R E E T W E S T)>>>>>>>>>>XXXXXIIIIIIIII>>>>>>>>>>>>>>>>>>>>>>>>>>I>>IIIIIII III II II>>>> >>>>>>>X XX>>>>>>>> >>XX> > > >>>>>>>>>>>>>>>>>VAN>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>> >>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>XXX>>>> CONC. APRON >X X X X X >>>>>>>>>>> >>>>>>>>>>>>>>>>> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >>012345678910111213141516FLIGHT PATH 940 960 980 1000 1020 1040 1060 940 960 980 1000 1020 1040 1060 1+00974.12+00975.7975.533+00975.4975.004+00975.0974.405+00974.6974.286+00974.2974.487+00973.2973.908+00972.1973.059+00972.3972.3310+00972.4971.9511+00972.2972.0812+00971.9967.0013+00970.9970.7514+00970.415+00969.716+00969.11020.00 1030.00 1040.00 1050.00 25497 C4-GRADE DATE REVISION SCHEDULE DESCRIPTION BY SHEET TITLE PROJECT WITHOUT PRIOR WRITTEN CONSENT. INC. AND MAY NOT BE USED, COPIED OR DUPLICATED THIS DOCUMENT IS THE PROPERTY OF I & S GROUP, PROJECT NO. FILE NAME DESIGNED BY ORIGINAL ISSUE DATE DRAWN BY CLIENT PROJECT NO. REVIEWED BY FILE LOCATION: S:\PROJECTS\25000 PROJ\25400-25499\25497 BOISE CASCADE STORAGE AREA-LAKEVILLE MN\25497 CIVIL-SURVEY\CIVIL PRODUCTION DRAWINGS\25497 C4-GRADE.DWG C4-10 - --/--/-- 21-25497 C4-10 OVERALL SITE GRADING PLAN ---- ---- C4-10 LAKEVILLE MINNESOTA OVERALL SITE GRADING PLAN 0 SCALE IN FEET 70 140 EJS EJS ATB LIC. NO.DATE PROFESSIONAL ENGINEER UNDER THE LAWS OF THE STATE OF MINNESOTA. I HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION OR REPORT WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM A DULY LICENSED PRELIMINARY NOT FOR CONSTRUCTION PRELIMINARY NOT FOR CONSTRUCTIONPLOT DATE: 7/9/2021 11:36 AMANDY T. BRANDEL 47078 NOTE: THE CLARITY OF THESE PLANS DEPEND UPON COLOR COPIES. IF THIS TEXT DOES NOT APPEAR IN COLOR, THIS IS NOT AN ORIGINAL PLAN SET AND MAY RESULT IN MISINTERPRETATION. LAKEVILLE MINNESOTA BOISE CASCADE STORAGE AREA APPRO DEVEOPMENT 0 V E R T. 20 40 0 SCALE IN FEET 100 200 AIRPORT APPROACH EXISTING GROUND PROPOSED GROUND EXHIBIT D 1 CITY OF LAKEVILLE DAKOTA COUNTY, MINNESOTA BOISE BUILDING SOLUTIONS INTERIM USE PERMIT FINDINGS OF FACT AND RECOMMENDATION On September 16, 2021 the Lakeville Planning Commission met at its regularly scheduled meeting to consider an interim use permit to allow outdoor storage as a secondary use related to a non-airport operation in the I-3, Airport Industrial District located on Metropolitan Airports Commission property adjacent to at 8714 – 215th Street West. The Planning Commission conducted a public hearing on the proposed interim 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. 6 of the 2040 Comprehensive Land Use Plan, which guides the property for airport uses. 2. The property is zoned I-3, Airport Industrial District. 3. The legal description of the property is: That part of the Southeast Quarter of Section 32, Township 114 North, Range 20 West, described as follows: Beginning at the point of intersection of the south line of said Southeast Quarter with the westerly right of way line of the Minneapolis, Northfield and Southern Railway; thence on an assumed bearing of South 89 degrees 48 minutes 23 seconds West along said south line a distance of 2554.61 feet to the southwest corner of said Southeast Quarter; thence North O degrees 04 minutes 34 seconds East along the west line of said Southeast Quarter to its intersection with a line run parallel with and distant 500 feet southerly of the north line of said Southeast Quarter; thence North 89 degrees 39 minutes 28 seconds East along said 500 foot parallel line a distance of 797.48 feet; thence South 59 degrees 26 minutes 20 seconds East a distance of 1607.39 feet to said westerly right of way line of the Minneapolis, Northfield and Southern Railway; thence southeasterly along said westerly right of way line, 1360.17 feet to the point of beginning, as shown by the records of the County Treasurer of said County. 2 4. Section 11-4-3E of the City of Lakeville Zoning Ordinance provides that an interim 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 proposed outdoor storage as a secondary use is consistent with the 2040 Comprehensive Land Use Plan. b. The proposed use is or will be compatible with present and future land uses of the area. Finding: Provided compliance with the interim use permit, the proposed outdoor storage as a secondary use 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 interim use permit, the proposed outdoor storage as a secondary use will conform with all performance standards contained in the proposed Zoning Ordinance amendment. 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 use of the property for outdoor storage purposes 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 proposed outdoor storage use is within the capabilities of 217th Street and other public streets that serve the property. 5. The planning report dated September 10, 2021 prepared by Associate Planner Frank Dempsey is incorporated herein. 3 RECOMMENDATION The Planning Commission recommends that the City Council approve the interim use permit conditioned upon compliance with the planning report prepared by Associate Planner Frank Dempsey dated September 10, 2021. DATED: September 16, 2021 LAKEVILLE PLANNING COMMISSION BY: _________________________ Jeff Witte, Chair