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HomeMy WebLinkAboutItem 05a - Dunham PropertiesCity of Lakeville Planning Department Memorandum To: Planning Commission From: Tina Goodroad, Community Development Director Date: July 25, 2024 Subject: Packet Material for the August 1, 2024 Planning Commission Work Session Agenda Item: Dunham Properties -future zoning amendments BACKGROUND Bob Dunham and family members own properties located south of County Road 70 and north of 215th Street totaling 79.68 acres where they have farmed and operated a metal recycling business and wood recycling business on property zoned O-P, Office Park district (PIN 220360006018 & 220360007013). They also own an additional 39.89 acres zoned I-1, Light Industrial (farmland plus non-conforming trailer storage) located south of 215th Street (PIN 220360076010). Over the years, the recycling related businesses have evolved to meet the needs of their customers to find solutions for wood waste, metal recycling, and food waste. As these uses have expanded, the underlying zoning and necessary permits have not been in place to allow the businesses to grow in conformance with zoning ordinances. Over the past several months staff has been meeting with Mr. Dunham and his engineer to learn more about what the family is currently doing on site, their customer base, benefits of these types of recycling. The wood recycling business involves taking wood waste that local and regional businesses (such as pallets from Uponor and Anderson Windows) need to dispose of. The wood is grinded down and sold for animal bedding, fuel, and tree mulch (sold to Scotts). This recycling effort keeps the wood waste out of the landfills. While most of the recycled wood product is sold, there are residual amounts that need to be composted on site. Mr. Dunham is requesting to have the ability to continue to compost the remaining wood, mixed with grass and leaves (aids in decomposition). The existing wood recycling operation has operated under a county license for 2 over 20 years. The proposed composting would require an Interim Use Permit (would need to amend the ordinance to add) and depending on size may require a county license. The food waste business involves receiving bulk packaged food (vegetables in metal or plastic containers), de-packaging the food and processing it for livestock feed. The food is loaded into dumpsters and removed from the site. The residual liquid can be mixed with the wood to speed up the wood decomposition. This de-packaging effort keeps the food waste out of the landfill. This use is currently not operating under any city permits or county license. The de-packaging equipment is located within an existing pole building (property north of 215th Street). The county is aware of the operation and would like to get them licensed, but the use first needs to be operating in conformance with city requirements. A text amendment would be required to allow these activies as an Interim Use. Site Plan: Mr. Dunham has contracted with Kimley-Horn to prepare a site plan for the property south of 215th Street. This property includes a gas pipeline easement and the west branch of South Creek with increased setbacks and floodplain that limits the developable are of the site for any future use. The site plan includes proposed locations to move the wood waste and food waste processing businesses. The first move is proposed in spring 2025 and would include construction of two hoop sheds to store wood related to the wood processing operation (currently located outdoors north of 215th Street). A building for this business is also proposed in the future. Moving the wood processing to the northeast corner of the site will result in the removal of the non- conforming trailers. The second move proposes to relocate the food de-packaging operation in spring 2026. This includes construction of a 25,400-square-foot building to enclose three food de-packaging machines. The site plan includes bunkers to store final products for retail sales (similar to what you would see at a landscape business). The Dunham family is requesting a composting area for wood that would include mixing of grass and leaves and the use of liquid by-product from the food de-packaging to provide fuel for the decomposition. Composting of wood remnants and liquid by-product would be conducted in windrows on an asphalt pad and aeriated to control odor. Resulting product would be sold as fertilizer with retail product stored in bunkers. Next steps There are many steps to consider should these businesses be deemed acceptable to relocate to the Dunham property south of 215th Street. First, the Zoning Ordinance would need to be amended to allow these uses as a conditional use permit (CUP) or interim use permit (IUP) with standards. Second, the property south of 215th Street would need to be brought into the current MUSA area by means of an amendment to the 2040 Comprehensive Land use Plan. Third, during the interim 3 Mr. Dunham is requesting consideration of an IUP on the current site so the food de-packaging can be considered legal and obtain applicable licenses so that the business can continue leading up to the bigger investment of moving the operation to the southern property. Allowing the food de-packaging could be done through an IUP (which would require a Zoning Ordinance text amendment) with standards and sunset timeline. Mr. Dunham also requests an IUP to allow yard waste composting on the northern site until the operation is moved south. This use could also be considered with an IUP and sunset timeline. Discussion Staff is looking for Planning Commission input on proposed future uses and potential zoning amendments to allow such uses. Staff anticipates amendments within the next 1-2 months. Attachment Location Map Site Plan- North of 215th Street Site Plan – South of 215th Street Location Map Current site Future Site 215TH STREET WEST Jun i p e r W a y OFFICE WOOD PROCESSING AREA 12.05 ACRES FOOD DEPACKAGING AREA 6.82 ACRES WOOD STORAGE AREA 6.57 ACRES 215TH STREET WEST Th i s d o c u m e n t , t o g e t h e r w i t h t h e c o n c e p t s a n d d e s i g n s p r e s e n t e d h e r e i n , a s a n i n s t r u m e n t o f s e r v i c e , i s i n t e n d e d o n l y f o r t h e s p e c i f i c p u r p o s e a n d c l i e n t f o r w h i c h i t w a s p r e p a r e d . R e u s e o f a n d i m p r o p e r r e l i a n c e o n t h i s d o c u m e n t w i t h o u t w r i t t e n a u t h o r i z a t i o n a n d a d a p t a t i o n b y K i m l e y - H o r n a n d A s s o c i a t e s , I n c . s h a l l b e w i t h o u t l i a b i l i t y t o K i m l e y - H o r n a n d A s s o c i a t e s , I n c . SHEET NUMBER 2 0 2 4 K I M L E Y - H O R N A N D A S S O C I A T E S , I N C . 76 7 E U S T I S S T R E E T , S U I T E 1 0 0 , S T . P A U L , M N 5 5 1 1 4 PH O N E : 6 5 1 - 6 4 5 - 4 1 9 7 WW W . K I M L E Y - H O R N . C O M K: \ T W C _ L D E V \ D u n h a m E n t e r p r i s e \ D u n h a m E n t e r p r i s e \ 3 D e s i g n \ C A D \ E x h i b i t s \ S i t e S k e t c h P l a n . d w g J u l y 1 6 , 2 0 2 4 - 9 : 0 4 a m © BY RE V I S I O N S No . DA T E PR E L I M I N A R Y - N O T F O R C O N S T R U C T I O N Know what'sbelow. before you dig.Call R NORTH LEGEND PROPERTY SUMMARY TOTAL PROPERTY AREA 79.68 AC / 3,470,862 SF SITE DATA EXISTING ZONING INDUSTRIAL 1 SHORELAND OVERLAY RURAL/AG OVERLAY PROPOSED ZONING INDUSTRIAL 1 PROPOSED LAND USE COMPOSTING AND RECYCLING PARKING SETBACKS SIDE/REAR = 5' RIGHT OF WAY = 15' BUILDING SETBACKS FRONT = 40' SIDE = 20' REAR = 30' RIGHT OF WAY = 30' DA T E CH E C K E D B Y SC A L E DE S I G N E D B Y DR A W N B Y KH A P R O J E C T 16 1 1 4 0 0 0 0 07 / 0 1 / 2 0 2 4 AS S H O W N AM W AM W KJ O PROPERTY LINE SETBACK LINE EASEMENT LINE 1.NO SITE ITEMS ARE TO BE PLACED SOUTH OF WEST BRANCH SOUTH CREEK TO AVOID IMPACTS TO THE PFO AND PEM WETLANDS DENOTED BY THE WESTWOOD WETLAND REPORT. 2.PER 7035.2855 OF MINNESOTA ADMINISTRATIVE RULES, THE STORAGE OF SOLID WASTE BEFORE BENEFICIAL REUSE, WHICH INCLUDES RECYCLABLE MATERIALS AND UNADULTERATED WOOD, MUST COMPLY WITH THE FOLLOWING LOCATIONAL REQUIREMENTS: 2.1.THE LOCATIONAL STANDARDS IN PART 7035.2555 MUST BE MET. 2.2.THE STORAGE AREA MUST NOT BE LOCATED IN AN AREA CHARACTERIZED BY KARST FEATURES, INCLUDING SINKHOLES, CAVES, AND DISAPPEARING STREAMS. 2.3.THE STORAGE AREA, INCLUDING ANY UNDERLYING LINER, MUST BE LOCATED ENTIRELY ABOVE THE HIGH WATER TABLE. 3.PER 7035.2836 OF MINNESOTA ADMINISTRATIVE RULES, SOURCE SEPARATED ORGANIC MATERIAL COMPOST (FOOD COMPOST) MUST COMPLY WITH THE FOLLOWING LOCATIONAL REQUIREMENTS. 3.1.WITHIN LOCATIONS DESCRIBED IN PART 7035.2555. 3.2.ON A SITE WITH KARST FEATURES INCLUDING SINKHOLES, DISAPPEARING STREAMS, AND CAVES. 3.3.WITHIN FIVE VERTICAL FEET OF THE WATER TABLE. 3.4.UNLESS A DIFFERENT DISTANCE IS SPECIFIED BY A LOCAL UNIT OF GOVERNMENT BY ORDINANCE, WITHIN 500 FEET HORIZONTAL SEPARATION DISTANCE AS MEASURED FROM THE CLOSEST EDGE OF ALL COMPOST ACTIVITIES TO THE CLOSEST EDGE OF A PROPERTY BOUNDARY OF THE NEAREST RESIDENCE, PLACE OF BUSINESS, OR PUBLIC AREA, SUCH AS PARKS, WILDLIFE AREAS, AND PUBLIC BUILDINGS, EXCEPT: 3.4.1.UPON APPROVAL OF THE COMMISSIONER, OPERATIONAL MODIFICATIONS, GEOGRAPHIC FEATURES, OR OTHER NATURAL OR MAN-MADE PHYSICAL CHARACTERISTICS THAT REDUCE NUISANCE CONDITIONS, SUCH AS NOISE, LITTER, AND ODOR, MAY BE USED TO REDUCE THE 500-FOOT HORIZONTAL SEPARATION DISTANCE. 3.4.2.ADJACENT COMMERCIAL ACTIVITIES OPERATED BY THE FACILITY OWNER ARE EXCLUDED FROM THE 500-FOOT HORIZONTAL SEPARATION REQUIREMENT FOR THE OWNER'S RESIDENCE OR PLACE OF BUSINESS. 4.7035.2555 LOCATIONAL STANDARDS: 4.1.AN OWNER OR OPERATOR MAY NOT LOCATE A NEW SOLID WASTE MANAGEMENT FACILITY IN A FLOODPLAIN. 4.2.AN OWNER OR OPERATOR MAY NOT ESTABLISH OR CONSTRUCT A SOLID WASTE MANAGEMENT FACILITY IN THE FOLLOWING AREAS: 4.2.1.WITHIN A SHORELAND OR WILD AND SCENIC RIVER LAND USE DISTRICT GOVERNED BY CHAPTERS 6105 AND 6120 4.2.2.WITHIN A WETLAND 4.2.3.WITHIN A LOCATION WHERE EMISSIONS OF AIR POLLUTANTS WOULD VIOLATE THE AMBIENT AIR QUALITY STANDARDS IN CHAPTERS 7005,7007, 7009, 7011, 7017, 7019, AND 7028 AND PARTS 7023.0100 TO 7023.0120 SITE PLAN NOTES PR E P A R E D F O R SI T E S K E T C H P L A N EX 2 DU N H A M EN T E R P R I S E DU N H A M I N C . LA K E V I L L E MN WOOD PROCESSING AREA FOOD DEPACKING AREA PHASE 1 BOUNDARY KA P A R I A A V E N U E 215TH STREET WEST ± 64,700 SF HARDSCAPE AREA TO DISTRIBUTE FINISHED MATERIALS TO PUBLIC AND PRIVATE BUSINESSES HOOP SHEDS FOR WOOD RECYCLING TRAILER STORAGE AREA ± 64,200 SF PRIMARY YARD COMPOSTING SITE ±92,345 SF FOOD COMPOST BUILDINGS ± 25,450 SF 300' SHORELAND OVERLAY EDGE OF TREES TOP OF BANK OF WEST BRANCH SOUTH CREEK FEMA REGULATORY FLOODWAY FEMA AE FLOOD ZONE EDGE OF TREES 30' BUILDING SETBACK 15' PARKING SETBACK 20 ' B U I L D I N G S E T B A C K 5' P A R K I N G S E T B A C K 30' BUILDING SETBACK 5' PARKING SETBACK EXISTING GAS PIPELINES PROPOSED FULL ACCESS PROPOSED FULL ACCESS SCALE HOUSE 25' WETLAND BUFFER 25' WETLAND BUFFER 25' WETLAND BUFFER 50' STREAM BUFFER EXISTING WETLAND EXISTING WETLAND EXISTING WETLAND 30 ' B U I L D I N G S E T B A C K 15 ' P A R K I N G S E T B A C K 40' PROPOSED RIGHT OF WAY 33 ' P R O P O S E D RI G H T O F W A Y 40' BERM WITH PLANTINGS 40' BERM WITH PLANTINGS40' BERM WITH PLANTINGS 33' 15 ' 30 ' 40 ' 15' 30' 5' 20' 5' 30 ' 50' STREAM BUFFER STORMWATER MANAGEMNT AREA ± 0.7 AC SCALE PROPOSED FULL ACCESS LOADING DOCK RAMP TO LOADING DOCK RAMP TO LOADING DOCK 30' 50' 30 ' APPROXIMATE LOCATION OF EXISTING GAS PIPELINE EASEMENT 141' 18 2 . 5 ' 60 ' 70 ' FUTURE BUILDING ± 23,300 SF 507.5' FUTURE BUILDING EXPANSION ± 6,240 SF FUTURE BUILDING EXPANSION ± 6,240 SF CAR PARKING FUTURE BUILDING ± 3,000 SF 30 ' FINISHED PRODUCT ±7,900 SF 30 ' 30 ' 60 ' 30' 50' 30' 30 ' 30' 30' STORMWATER MANAGEMENT AREA ±4.45 AC Th i s d o c u m e n t , t o g e t h e r w i t h t h e c o n c e p t s a n d d e s i g n s p r e s e n t e d h e r e i n , a s a n i n s t r u m e n t o f s e r v i c e , i s i n t e n d e d o n l y f o r t h e s p e c i f i c p u r p o s e a n d c l i e n t f o r w h i c h i t w a s p r e p a r e d . R e u s e o f a n d i m p r o p e r r e l i a n c e o n t h i s d o c u m e n t w i t h o u t w r i t t e n a u t h o r i z a t i o n a n d a d a p t a t i o n b y K i m l e y - H o r n a n d A s s o c i a t e s , I n c . s h a l l b e w i t h o u t l i a b i l i t y t o K i m l e y - H o r n a n d A s s o c i a t e s , I n c . SHEET NUMBER 2 0 2 4 K I M L E Y - H O R N A N D A S S O C I A T E S , I N C . 76 7 E U S T I S S T R E E T , S U I T E 1 0 0 , S T . P A U L , M N 5 5 1 1 4 PH O N E : 6 5 1 - 6 4 5 - 4 1 9 7 WW W . K I M L E Y - H O R N . C O M K: \ T W C _ L D E V \ D u n h a m E n t e r p r i s e \ D u n h a m E n t e r p r i s e \ 3 D e s i g n \ C A D \ E x h i b i t s \ S i t e S k e t c h P l a n . d w g M a y 0 9 , 2 0 2 4 - 8 : 3 8 a m © BY RE V I S I O N S No . DA T E PR E L I M I N A R Y - N O T F O R C O N S T R U C T I O N Know what'sbelow. before you dig.Call R NORTH LEGEND PROPERTY SUMMARY TOTAL PROPERTY AREA 37.91 AC / 1,651,533 SF SITE DATA EXISTING ZONING INDUSTRIAL 1 SHORELAND OVERLAY RURAL/AG OVERLAY PROPOSED ZONING INDUSTRIAL 1 PROPOSED LAND USE COMPOSTING AND RECYCLING PARKING SETBACKS SIDE/REAR = 5' RIGHT OF WAY = 15' BUILDING SETBACKS FRONT = 40' SIDE = 20' REAR = 30' RIGHT OF WAY = 30' DA T E CH E C K E D B Y SC A L E DE S I G N E D B Y DR A W N B Y KH A P R O J E C T 16 1 1 4 0 0 0 0 05 / 0 9 / 2 0 2 4 AS S H O W N AM W AM W KJ O PROPERTY LINE SETBACK LINE EASEMENT LINE 1.NO SITE ITEMS ARE TO BE PLACED SOUTH OF WEST BRANCH SOUTH CREEK TO AVOID IMPACTS TO THE PFO AND PEM WETLANDS DENOTED BY THE WESTWOOD WETLAND REPORT. 2.PER 7035.2855 OF MINNESOTA ADMINISTRATIVE RULES, THE STORAGE OF SOLID WASTE BEFORE BENEFICIAL REUSE, WHICH INCLUDES RECYCLABLE MATERIALS AND UNADULTERATED WOOD, MUST COMPLY WITH THE FOLLOWING LOCATIONAL REQUIREMENTS: 2.1.THE LOCATIONAL STANDARDS IN PART 7035.2555 MUST BE MET. 2.2.THE STORAGE AREA MUST NOT BE LOCATED IN AN AREA CHARACTERIZED BY KARST FEATURES, INCLUDING SINKHOLES, CAVES, AND DISAPPEARING STREAMS. 2.3.THE STORAGE AREA, INCLUDING ANY UNDERLYING LINER, MUST BE LOCATED ENTIRELY ABOVE THE HIGH WATER TABLE. 3.PER 7035.2836 OF MINNESOTA ADMINISTRATIVE RULES, SOURCE SEPARATED ORGANIC MATERIAL COMPOST (FOOD COMPOST) MUST COMPLY WITH THE FOLLOWING LOCATIONAL REQUIREMENTS. 3.1.WITHIN LOCATIONS DESCRIBED IN PART 7035.2555. 3.2.ON A SITE WITH KARST FEATURES INCLUDING SINKHOLES, DISAPPEARING STREAMS, AND CAVES. 3.3.WITHIN FIVE VERTICAL FEET OF THE WATER TABLE. 3.4.UNLESS A DIFFERENT DISTANCE IS SPECIFIED BY A LOCAL UNIT OF GOVERNMENT BY ORDINANCE, WITHIN 500 FEET HORIZONTAL SEPARATION DISTANCE AS MEASURED FROM THE CLOSEST EDGE OF ALL COMPOST ACTIVITIES TO THE CLOSEST EDGE OF A PROPERTY BOUNDARY OF THE NEAREST RESIDENCE, PLACE OF BUSINESS, OR PUBLIC AREA, SUCH AS PARKS, WILDLIFE AREAS, AND PUBLIC BUILDINGS, EXCEPT: 3.4.1.UPON APPROVAL OF THE COMMISSIONER, OPERATIONAL MODIFICATIONS, GEOGRAPHIC FEATURES, OR OTHER NATURAL OR MAN-MADE PHYSICAL CHARACTERISTICS THAT REDUCE NUISANCE CONDITIONS, SUCH AS NOISE, LITTER, AND ODOR, MAY BE USED TO REDUCE THE 500-FOOT HORIZONTAL SEPARATION DISTANCE. 3.4.2.ADJACENT COMMERCIAL ACTIVITIES OPERATED BY THE FACILITY OWNER ARE EXCLUDED FROM THE 500-FOOT HORIZONTAL SEPARATION REQUIREMENT FOR THE OWNER'S RESIDENCE OR PLACE OF BUSINESS. 4.7035.2555 LOCATIONAL STANDARDS: 4.1.AN OWNER OR OPERATOR MAY NOT LOCATE A NEW SOLID WASTE MANAGEMENT FACILITY IN A FLOODPLAIN. 4.2.AN OWNER OR OPERATOR MAY NOT ESTABLISH OR CONSTRUCT A SOLID WASTE MANAGEMENT FACILITY IN THE FOLLOWING AREAS: 4.2.1.WITHIN A SHORELAND OR WILD AND SCENIC RIVER LAND USE DISTRICT GOVERNED BY CHAPTERS 6105 AND 6120 4.2.2.WITHIN A WETLAND 4.2.3.WITHIN A LOCATION WHERE EMISSIONS OF AIR POLLUTANTS WOULD VIOLATE THE AMBIENT AIR QUALITY STANDARDS IN CHAPTERS 7005,7007, 7009, 7011, 7017, 7019, AND 7028 AND PARTS 7023.0100 TO 7023.0120 SITE PLAN NOTES PR E P A R E D F O R SI T E S K E T C H P L A N EX 2 DU N H A M EN T E R P R I S E DU N H A M I N C . LA K E V I L L E MN HEAVY DUTY ASPHALT PAVEMENT STORM WATER AREA GRAVEL HEAVY DUTY CONCRETE PHASE 1 BOUNDARY