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2018-12-20 Planning Comm Agenda Packet CITY OF MENDOTA HEIGHTS PLANNING COMMISSION MEETING DECEMBER 20, 2018 7:00 PM- Mendota Heights City Hall 1101 Victoria Curve Mendota Heights MN 55118 1. Call to Order / Roll Call 2. Adopt Agenda 3. Approval of the November 27, 2018 regular meeting minutes 4. Public Hearings: a. Case No. 2018-28: Conditional Use Permit Amendment to allow for New Electronic Digital LED Display Sign for Gas Prices Property located at 1080 Highway 62 (Sevan Site Solutions –Applicant / Speedway – Owner) b. Case No. 2018-29: Conditional Use Permit Amendment to allow for New Electronic Digital LED Display Sign for Gas Prices Property located at 1200 Mendota Heights Road (Sevan Site Solutions –Applicant / Speedway – Owner) c. Case No. 2018-30: Variance to Height Limitations for New Fire Training Tower Facility Property located at 2121 Dodd Road (Fire Station site) (City of Mendota Heights – Applicant/Owner) 5. New / Unfinished Business 6. Staff Announcements / Update on Developments 7. Adjourn Meeting Auxiliary aids for persons with disabilities are available upon request at least 120 hours in advance. If a notice of less than 120 hours is received, the City of Mendota Heights will make every attempt to provide the aids, however, this may not be possible on short notice. Please contact City Hall at 651.452.1850 with requests. November 27, 2018 Mendota Heights Planning Commission Meeting – DRAFT Page 1 of 10 CITY OF MENDOTA HEIGHTS DAKOTA COUNTY, MINNESOTA PLANNING COMMISSION MINUTES November 27, 2018 The regular meeting of the Mendota Heights Planning Commission was held on Tuesday, November 27, 2018 in the Council Chambers at City Hall, 1101 Victoria Curve at 7:00 P.M. The following Commissioners were present: Chair Litton Field, Jr., Commissioners John Mazzitello, Patrick Corbett, Michael Noonan, Mary Magnuson, Michael Toth, and Brian Petschel. Those absent: None Approval of Agenda The agenda was approved as submitted. Mendota Heights 2040 Comprehensive Plan Update Chair Field explained that the work that resulted from the workshop held in early November had not been completed and; therefore the Comprehensive Plan Update would be postponed. COMMISSIONER PETSCHEL MOVED, SECONDED BY COMMISSIONER CORBETT, TO CONTINUE THE PUBLIC HEARING ON THE MENDOTA HEIGHTS 2040 COMPREHENSIVE PLAN UPDATE TO THE DECEMBER 20, 2018 PLANNING COMMISSION MEETING AYES: 7 NAYS: 0 Approval of October 23, 2018 Minutes COMMISSIONER TOTH MOVED, SECONDED BY COMMISSIONER NOONAN TO APPROVE THE MINUTES OF OCTOBER 23, 2018, AS PRESENTED. AYES: 7 NAYS: 0 November 27, 2018 Mendota Heights Planning Commission Meeting – DRAFT Page 2 of 10 Hearings A) PLANNING CASE #2018-25 STEVE NORTON AND STEVEN POVOLNY, 1925 VICTORIA ROAD SOUTH LOT SPLIT Working from materials provided to the Commission prior to the meeting, Community Development Director Tim Benetti explained that Mr. Steve Norton, acting on behalf of the property owner Mr. Steve Povolny, had requested a minor subdivision of the property located at 1925 Victoria Road South. This item was presented as a public hearing matter and notices were posted and published in the local Pioneer Press. The notices were mailed to property owners within 350 feet of the subject property. The subject property is currently 1.07 acres in total size, with 177-foot of frontage along Victoria Drive and 229-feet of frontage along Stratford Road. This property contains a 1,540 square foot one-story single-family walkout dwelling built in 1954. The home was recently remodeled by Mr. Norton and his team and this house on the lot created if the split is approved would be sold off separately from the vacant lot to be created. Mr. Benetti shared images of the subject parcel and indicated the differences in grade elevation. Parcel A, the proposed vacant lot, would be 100 feet wide by approximately 177 feet deep, consisting of 18,746 square feet or 0.43 acres. Parcel B would be 177 foot by 129 foot size lot, consisting of 27,695 square feet or 0.64 acres. There is also a 33-foot wide roadway easement identified on the survey and is consistent with an easement along county road systems, of which Victoria Road is a part. The city will also have new perimeter drainage and ut ility easements dedicated along the front, sides, and rear lot lines of each parcel. As shown in one the photographs, there is a 3-tiered landscaping wall system in the rear yard. Part of this wall system encroaches over the lot line but is there to retain some of the back yard slope. Staff has asked that either the wall be removed or reduced as part of a new lot or the owners needed to provide some kind of encroachment agreement or joint maintenance agreement. There is also a ‘string line rule’ in place that says that any structure built on Parcel A has to match in with what the existing houses on either side of the lot. Currently, this measures out to approximately 45 feet; so any dwelling on the newly formed lot would have to have at leas t a 45- foot setback off of Stratford Road. Staff recommended approval of this request with conditions. Commissioner Mazzitello noted that on the survey a shed had been identified; however, it did not appear in any of the photographs. Mr. Benetti replied that the shed has been removed. Commissioner Mazzitello then asked if Victoria Road had not been turned back to the city and is no longer a county road. Public Works Director Ryan Ruzek replied that at the time of the Furrow November 27, 2018 Mendota Heights Planning Commission Meeting – DRAFT Page 3 of 10 Development, just north of Stratford Road, the city negotiated with the county on taking that road back. So, yes, he believed it to be a city street rather than a county road at this time. However, the county right-of-way remains. Commissioner Toth pointed out that on the map provided, one shows the measurement at 176.99 feet; however, the other lot line identifies it as 150 feet. Mr. Benetti replied that the 150-foot line represents the government lot 4; however, the entire lot would be the 176.99 feet. Mr. Steve Norton was available to answer questions from the Commission. He noted that the portion of the retaining wall that would straddle the lot line has been removed. Commissioner Magnuson asked if the removal of the retaining wall would affect the terrain of the new lot such that there is going to have to be something else done there to shore it up. Mr. Norton replied that to the best of his knowledge, the retaining was installed for gardening beds. However, some grading would be done on that area with the development of the new dwelling. Chair Field opened the public hearing. Ms. Katherine Kaszynski, 959 Stratford Road, is the owner of the home next to the subject property. She would like to see the lot split changed a little bit as she did not believe that it maps into the existing neighborhood very well. For example, the gray house that is currently on the market (the existing home on the lot) is 1,500 square feet. This split will give two-thirds of the lot to that 1,500 square foot house. However, the house proposed to be built on the remaining one- third of the lot is anticipated to be 3,500 square feet. It does not seem like a good split to her; she would recommend half and half or two-thirds of the lot for the newly formed property. Most of the homes in the neighborhood are half-acre lots, and the ones located across the street are two- thirds of an acre. The last working farm in Mendota Heights was on Victoria Curve – a nine-acre lot split into seven home sites, which worked quite well. In response to the comments brought by Ms. Kaszynski, Mr. Steve Norton stated that when they looked at the lot split the orientation of the house on Victoria limits the split. The rear yard setback of that home has to be 30 feet; so the proposed lot line is within just a few feet of that 30 foot line. The lot line was proposed at its current location to give the existing home at least some backyard and also to create the new lot having a 100-foot road frontage, which is the city minimum and easier for survey purposes, etc. COMMISSIONER MAZZITELLO MOVED, SECONDED BY COMMISSIONER NOONAN, TO CLOSE THE PUBLIC HEARING. AYES: 7 NAYS: 0 COMMISSIONER NOONAN MOVED, SECONDED BY COMMISSIONER MAZZITELLO, TO RECOMMEND APPROVAL OF PLANNING CASE 2018-25, LOT SPLIT REQUEST BASED ON THE FOLLOWING FINDINGS OF FACT: November 27, 2018 Mendota Heights Planning Commission Meeting – DRAFT Page 4 of 10 1. The proposed lot split request meet the overall spirit, purpose and intent of the City Code and is consistent with the goals and objectives of the Comprehensive Plan. 2. The proposed subdivision and any new (future) residential dwelling will not create any negative impacts to the surrounding uses or neighborhood; and the increased front yard setbacks will ensure the new homes are in alignment with other residential uses along Stratford Road. 3. The two lots resulting from the lot split meet City Code minimum standards and are comparable in size and frontage to other lots on Stratford Road. AND WITH THE FOLLOWING CONDITIONS: 1. As part of any new building permit application on Parcel B, the Applicant/Contractor shall submit full grading and utility plans subject to review and approval by the City; all work and land disturbance activities must comply with the City’s Land Disturbance Guidance document; and all erosion control measures shall be installed prior to any construction, and maintained throughout the duration of any construction activities on each parcel site until each have been properly restored. 2. Front-yard setback for any new dwelling structure from Stratford Road shall be a min. of 45-feet. 3. The Applicant shall make provisions to either remove or reduce the tiered retaining wall system that encroaches across Parcel B into Parcel A; or provide a private encroachment and joint maintenance agreement between both properties, which must be on a recordable document approved by the city and filed with Dakota County. 4. The applicant shall dedicate all new drainage and utility easements as denoted on the certificate of survey prepared by Lake & Land Surveying, Inc. dated 08/13/2018; or by recordable document approved by the city and filed with Dakota County. 5. Park dedication fee of $4,000 (in lieu of land - per current City policy) will be paid before the subdivision is recorded with Dakota County. AYES: 7 NAYS: 0 Chair Field advised the City Council would consider this application at its December 4, 2018 meeting. November 27, 2018 Mendota Heights Planning Commission Meeting – DRAFT Page 5 of 10 B) PLANNING CASE #2018-26 DEREK & JULIE COOPER, UNADDRESSED PARCEL LOCATED BETWEEN 555 & 561 HIAWATHA AVENUE LOT SPLIT & LOT COMBINATION Working from materials provided to the Commission prior to the meeting, Community Development Director Tim Benetti explained that Derek and Julie Cooper requested to split an unaddressed parcel between 555 & 561 Hiawatha Avenue. At one time, this lot did belong to 555 Hiawatha as a separate parcel of record. However, when 555 Hiawatha was sold off by Mr. and Ms. Cooper and 561 Hiawatha was owned by another property owner. The subject parcel is currently a 8,384 square foot, 0.19 acres, in size and located between the two existing homes. It has a curved lot line on the front approximately 88 feet in width. Mr. Benetti shared images of the subject property. Mr. and Ms. Cooper are asking to split the lot but are not asking to develop it. Parcel A would be combined with the 561 property and Parcel B would be combined with the 555 property, which has been made a part of the conditions of approval. Another condition of approval would be that neither owner would be able to come back and claim any special or unique circumstances, or hardship of these parcels in claiming a right to develop a new single-family dwelling development on the individual parcels. Staff recommended approval of this request with conditions. Commissioner Mazzitello, as a clarification for the public and for the record, asked for confirmation that not needing a variance for lot size or lot width was covered by conditions one and two. That since the lot split creates two substandard lots, they must be combined with the adjoining lots. Mr. Benetti confirmed. Commissioner Toth asked if, the last time something like this was before the Commission, the y put in some sort of contingency or requirement with respect with reporting to the County on a lot transition like this. Mr. Benetti replied in the affirmative and stated that condition three was very similar to this. Mr. and Ms. Cooper were not available to answer questions from the Commission. Chair Field opened the public hearing. Seeing no one coming forward wishing to speak, Chair Field asked for a motion to close the public hearing. COMMISSIONER NOONAN MOVED, SECONDED BY COMMISSIONER TOTH, TO CLOSE THE PUBLIC HEARING. AYES: 7 NAYS: 0 November 27, 2018 Mendota Heights Planning Commission Meeting – DRAFT Page 6 of 10 COMMISSIONER NOONAN MOVED, SECONDED BY COMMISSIONER MAZZITELLO, TO RECOMMEND APPROVAL OF PLANNING CASE 2018-26 LOT SPLIT & LOT COMBINATION REQUEST BASED ON THE FOLLOWING FINDINGS OF FACT: 1. The proposed lot split meets the spirit, purpose and intent of the City Code and is consistent with the Comprehensive Plan. 2. The proposed subdivision and lot combination will not create any negative impacts to the surrounding uses or neighborhood. 3. The two lots resulting from the lot split will be combined with the adjoining /neighboring properties, thereby eliminating the need for a variance for the reduced lot sizes and lot width standards for R-1 District properties. AND WITH THE FOLLOWING CONDITIONS: 1. The newly created parcel identified and described as “Parcel A” on the attached survey map prepared by Rehder & Associates (dated July 31, 2018), shall be combined with the property identified as 561 Hiawatha Avenue (PID No. 27-17100-03-040. 2. The newly created parcel identified and described as “Parcel B” on the attached survey map prepared by Rehder & Associates (dated July 31, 2018), shall be combined with the property identified as 555 Hiawatha Avenue (PID No. 27-57500-02-200). 3. The applicant shall dedicate a 10-foot wide drainage and utility easements along the front and rear lot line boundaries of Parcel A and B; and 10-foot wide (5-feet on each side) easement along the shared line between Parcel A and B, all on an updated certificate of survey or by recordable document approved by the city and filed with Dakota County. 4. Since this application for the expressed purpose of subdividing the lot and allowing each adjoining owner to combine the newly created parcels to their own personal properties, any approval of this lot split does not in any way provide a special or unique circumstance, or hardship for the Applicant or future owners of these parcels in claiming a right to develop a new single-family dwelling development on the individual parcels. AYES: 7 NAYS: 0 Chair Field advised the City Council would consider this application at its December 4, 2018 meeting. New & Unfinished Business A) PRELIMINARY INFORMATION AND DISCUSSION TO ALLOW “SELF- STORAGE” OR SIMILAR USES IN THE COMMERCIAL AND INDUSTRIAL DISTRICTS Community Development Director Tim Benetti explained that staff had been approached by a national self-storage facility group requesting the ability to put in a new generation of self-storage facilities in the community. As the staff report indicated, the city currently has no allowances for self-storage facilities in either the commercial or industrial zones. The industrial zone specifically calls it out as a specifically prohibited use for personal self-storage. November 27, 2018 Mendota Heights Planning Commission Meeting – DRAFT Page 7 of 10 The facility group is aware of the prohibition, but still want to present this product to the community and are willing to pursue a zoning code amendment. Firstly, they wanted to ‘test the waters’ and have the commission provide their feedback on where they would see such a request going. Mr. Benetti provided images of various new generation self-storage facilities, all secured self- enclosed facilities. No outdoor storage of vehicles, trailers, or campers is permitted. Commissioner Corbett asked why this was prohibited previously. Mr. Benetti did not know the reason. He surmised that the intent of prohibiting it in the industrial zone was to prevent the storage of items outside of the exterior facing doors. Commissioner Petschel asked if it was known what sort of employment these places would have. Mr. Benetti replied that based on his experiences with these types of groups in his previous communities, they would typically have a full-time staff person during normal business hours and usually a little bit after – 1 or 1.5 employees per day. Commissioner Petschel continued by stating that hypothetically they would be replacing a business that would have several to dozens of employees that partake in other businesses inside of the city with a structure that generates income but employees almost no one. To him that would be a downside. Commissioner Noonan agreed that this was a very important point. This type of use would be somewhat inconsistent with the industrial setting; that the city commissioned, where they did a look at what the industrial park wanted to be. It is quite clear that the city desired it to be a robust employment generator that supported the economic development aspirations of the city. This section in the Comprehensive Plan currently under discussion certainly supports that notion. A use like this, which one could suggest is rather sterile in the sense that it does not have a larger plant base or the activity that would be associated with the activity in the industrial area, would be out of character. That may have been one of the reasons why it was prohibited originally and has nothing to do with whether the storage is outside or inside. Commissioner Magnuson commented on the large size of the buildings in the images provided. She would not be in favor of putting something like this in a commercial area; however, if they were to seriously consider the industrial park, would they even have the space and could that potential space be better utilized. Mr. Benetti that they were looking at the Laser Tech Building, 2500 Lexington, which has just been recently purchased by Summit Fire Companies. Summit Fire is moving their headquarters from St. Paul and will be bringing approximately 70 new employees. Commissioner Magnuson assumed that in creating codes for this, there are codes that are included in the zoning; however, there are also some language in the ordinances that deal with permitted uses of what could be stored there, how it could be stored, and certain limitations on outdoor storage, security, etc. She would be interested in seeing other codes from other cities that have permitted these before this Commission got too far down the road. Mr. Benetti replied that a Conditional Use Permit would be ideal for something like this as they could put in a number of standard conditions that they would have to meet or comply with. November 27, 2018 Mendota Heights Planning Commission Meeting – DRAFT Page 8 of 10 Commissioner Magnuson said she would see a need and there are a fair number of people who come to Mendota Heights, they downsize, and may need a place to store things. It could be an interesting amenity provided it was not a mammoth structure that took up a whole lot of space that eliminated the opportunity to have some good jobs or other good things. If done properly and limited, it might be all right. Commissioner Mazzitello agreed and noted that this discussion could be done at the staff level or with the Commission and the applicant on what those conditions may be, what is the city willing to live with, what would they be willing to live with – and see if there could be a match there. Chair Field stated that, unlike in the past, the business model is more akin to a large, very significant, capital exposure and expense that is going to be there for some time. Most likely, it would be a new building – the mass of some of those buildings, compared with the mass of a lot of the industrial structures, is much greater than what he would have an appetite for. Commissioner Mazzitello noted that working with the previous city planner six years ago, on the code amendment that included this list of prohibited activities – it was the desire of the Council at that time to include a number of those uses in the code – specific to the use of outdoor storage facilities was the view of the overhead doors – that was what was not desired and the propensity of those facilities to lead to outdoor storage of campers, boats, trailers, etc. However, the current language is generic. Chair Field noted that it would be interesting to hear from the City Council on their opinion. Commissioner Petschel stated that once something like this was allowed, he did not see how it could be contained. He also suggested that the minutes of the discussion had several years ago be reviewed to ensure this Commission was not missing something in reference to their prohibition. Commissioner Magnuson, for the purposes of providing feedback, stated she would not be in support of this use in a commercial zone; however, she might look at it in the industrial zone. Commissioner Toth asked, due to the language, if this was the first time that an entity has come forward with interest of storage facilities. Mr. Benetti replied in the negative; he has had at least one request a month and noted that self-storage facilities are a hot product right now. Commissioner Mazzitello echoed Commissioner Magnuson’s opinion in so far that he did not believe it belong in the commercial district either. He would be willing to explore discussion for the industrial zone, if the applicant were to understand there would be a very lengthy list of conditions and governances around their proposal. Commissioner Petschel would not be in support at all. November 27, 2018 Mendota Heights Planning Commission Meeting – DRAFT Page 9 of 10 B) REVISED PUBLIC HEARING GUIDELINES Chair Field explained that at the last Planning Commission Meeting they agreed to amend the Public Hearing Guidelines to allow for a little more flexibility, which had always been exercised, in the length of the public testimony. However, since that time other edits were included and Chair Field felt it should be returned to the Commission for approval. The public hearing guidelines are now:  Comments shall be limited to the proposed plan or amendment; Comments shall not be used for personal or derogatory attacks against the applicants, planning commissioners, city staff, or members of the public who speak for or against an agenda item;  Comments shall be limited to a reasonable period of time and shall not be repetitious until everyone else wishing to provide comments has testified;  The applicant shall be allowed to speak last to address any questions or comments from the public or the Commission;  The Chair can amend these procedures if necessary; and  All are welcome to speak and participate in the hearing process. COMMISSIONER CORBETT MOVED, SECONDED BY COMMISSIONER MAZZITELLO, TO APPROVE THE REVISED PUBLIC HEARING GUIDELINES VERSION 11/27.18 AYES: 7 NAYS: 0 Staff Announcements / Update on Developments Community Development Director Tim Benetti stated that at the last workshop, the Commission indicated a potential date of Thursday, December 13, 2018 for a workshop meeting; he then asked if that date still worked for the Commissioners. Commissioner Corbett noted that he would not be available that day. However, Mr. Benetti said he would share the new versions with Commissioner Corbett and they would be on the website. If he had any comments or feedback to be relayed at the workshop meeting, he should provide them directly to Mr. Benetti. Chair Field reminded everyone, for the sake of open meeting laws, there should not be any discussions going on outside of the meeting. Any recommendations from Commissioner Corbett should go directly to Mr. Benetti. Mr. Benetti then advised the Commission that Consulting Planner Phil Carlson from Stantec was aware of the Commissions revising of Chapter 7 and Chapter 8 of the Comprehensive Plan. They still plan on working with the group on that at the workshop meeting. He then asked if the Commission wanted to include the public hearing at the December 20, 2018 Planning Commission Meeting or delay it to the January 2019 meeting. Chair Field replied that the Commission has already left the hearing open from the October 2018 meeting and if after the meeting on the 13 th they find themselves needing to take a similar action, they would to do that then. For right now, the plan it to continue the hearing to the December 20, 2018 Planning Commission Meeting. November 27, 2018 Mendota Heights Planning Commission Meeting – DRAFT Page 10 of 10 The Planning Commission Workshop Meeting was scheduled for Thursday, December 13, 2018 at 6:00 p.m. Chair Field asked if the gas lines would be finish being installed prior to the frost. Public Works Director Ryan Ruzek replied that they can install gas lines year round, it was the follow-up restoration that would need to occur in the spring. However, it appears that they plan on installing the gas lines through December. When asked about the Dodd Road project, Mr. Ruzek noted that there has not been a wrap-up meeting the MnDOT; the asphalt plants were closing on the Wednesday before Thanksgiving. They plan on getting all of their paving done. Any work that was not completed will be carried over into 2019. Adjournment COMMISSIONER MAZZITELLO MOVED, SECONDED BY COMMISSIONER TOTH, TO ADJOURN THE MEETING AT 8:02 P.M. AYES: 7 NAYS: 0 Planning Staff Report MEETING DATE: December 20, 2018 TO: Planning Commission FROM: Tim Benetti, Community Development Director SUBJECT: Planning Case 2018-28 Conditional Use Permit Amendment – Electronic LED Display Sign APPLICANT: Sevan Multi-Site Solutions PROPERTY ADDRESS: 1080 Highway 62 ZONING/GUIDED: B-2 Neighborhood Business / B - Business ACTION DEADLINE: January 29, 2019 DESCRIPTION OF REQUEST Sevan Site Solutions, acting on behalf of Realty Income Properties 3, LLC (and Speedway), is seeking an amendment to a conditional use permit to provide a new electronic LED lighted display signs at the existing Speedway (former SuperAmerica) gas station and convenience store, located at 1080 Highway 62 (formerly Hwy 110). The property is generally located at the southeast corner of HWY 62 and Lexington Avenue (see GIS image – below). This item is being presented under a duly noticed public hearing process. A notice of hearing on this item was published in the Pioneer Press; and notice letters of this hearing were mailed to all owners within 350-feet of the subject property. Planning Case 2018-29 (Speedway-1080 HWY 62) Page 2 of 4 BACKGROUND The subject property is located in the B-2 Neighborhood Business district. The site contains a 4,300 sq. ft. gas convenience store building, with gas dispenser islands and lighted canopy. On April 16, 1996, the City Council adopted Resolution No. 96-20, which approved a conditional use permit and variances that allowed the development of the original SuperAmerica station on this site. The existing (main) sign is a freestanding monument-style sign, located in the upper northeasterly corner of the site, with visibility primarily off Hwy 62 to the north. The sign is approx. 7-ft. in height, with a static (back-lit) store identifier sign panel, and a smaller, combined static (back-lit) panel for “Wells Fargo ATM and Car Wash”. The sign also contains a static (back-lit) fuel category signage, with plastic character/letterings that reflect daily fuel prices, which must be changed manually by Speedway personnel as needed. SuperAmerica was originally a local chain of gas station convenience stores that started in St. Paul in 1960. As of October 1, 2018, the conversion of all SA stores to the Speedway brand began under new owner Marathon Petroleum Corp., which finalized the purchase and acquisition of SA’s holding company Andeavor. As part of this re-branding, new signs were ordered and completed on the two local Speedway sites, and the company is now seeking to improve/update the store’s pylon signs with new digital LED display panels for daily gasoline prices (see images below): Planning Case 2018-29 (Speedway-1080 HWY 62) Page 3 of 4 ANALYSIS of CONDITIONAL USE PERMIT Pursuant to Title 12-1D-15 SIGNS, Subpart. I.3: Electronic Displays at Motor Fuel Stations: Electronic displays, including light emitting diodes (LED), or similar technologies may be permitted at motor fuel stations under the following conditions: a. The characters in an electronic display must be a uniform color. b. Any electronic display is limited to a maximum of four (4) characters. c. The total area for an electronic display is not to exceed six (6) square feet in area. d. The text of the sign may not change more than three (3) times in a day (24 hours). e. The electronic display shall be allowed only during the hours of operation approved in the conditional use permit for the motor fuel station. f. Any existing motor fuel station seeking a permit for electronic display of fuel prices shall submit a request to amend their conditional use permit. The proposed signs will accommodate four (4) characters, LED electronic changeable price display area only. No other part of the sign will be electronic or changeable. The LED price display areas attributed to each fuel category (i.e. “Unleaded”, “Ethanol”) is approximately 28” (w) x 14” (h), or 2.72 sf. of display area. Factoring in the nine-tenths (superscript-9) symbol, the total display areas is approximately 3-sf. for each price display. As noted in the above section, since this is an existing fuel station seeking permission of an electronic display of prices on new/existing signage, the owner must request to amend their CUP. Title 12-1L-6-E-1 of the City Code contains specific standards for reviewing a conditional use permit request; and the following are to be taken into consideration:  The effect of the proposed use upon the health, safety, and welfare of occupants or surrounding lands;  existing and anticipated traffic conditions including parking facilities on adjacent streets; and  the effect of the proposed use on the comprehensive plan. In addition, the following standards must be met:  The proposed use will not be detrimental to the health, safety or general welfare of the community;  will not cause serious traffic congestion nor hazards;  will not seriously depreciate surrounding property value; and  the proposed use is in harmony with the general purpose and intent of the City Code and the comprehensive plan. Staff believes the proposed electronic LED display board, and the minimal size of the new LED (changeable) characters, will not be detrimental to the health, safety or general welfare of the community; nor should pose any problems or impact to the neighboring businesses or the adjacent highway and local roadway traffic. Staff also believes the proposed new signage can be considered to be in harmony with the general purpose and intent of the City Code; and that there is no reason to believe that the proposed signage Planning Case 2018-29 (Speedway-1080 HWY 62) Page 4 of 4 request will be contrary to the standard of review for conditional use permits listed above; and should be compatible with the spirit and intent of the B-3 General Business District. ALTERNATIVES for ACTION Following the public hearing and discussion, the Planning Commission may consider the following actions: 1. Recommend APPROVAL of the Conditional Use Permit Amendment, based on the findings of fact that the proposed new LED display signs will be compliant with the standards and regulations of the City Zoning Code; or 2. Recommend DENIAL of the Conditional Use Permit Amendment, with specific findings of facts (as determined by the Planning Commission) that support such denial; or 3. TABLE the request, pending additional information as requested by the Planning Commission and direct city staff to make certain revisions before final consideration is given on this planning item; with direction to extend the application review period an additional 60 days, in compliance with Minnesota State Statute. STAFF RECOMMENDATION City staff recommends approval of the Amendment to the Conditional Use Permit of the Speedway (former SuperAmerica) fuel station and convenience store, located at 1200 Mendota Heights Road, with the following conditions: 1. A new sign permit for the electronic LED change-over shall be submitted and approved prior to any work done on the signs. 2. All existing conditions in the original conditional use permit approved under Resolution No. 96-14 shall remain in effect and unchanged due to this CUP amendment approval. FINDINGS OF FACT FOR APPROVAL Conditional Use Permit Amendment for Electronic LED Display Signs Speedway Store – 1080 Highway 62 The following Findings of Fact are made in support of approval of the proposed request: 1. The proposed new electronic LED signage will not be detrimental to the health, safety or general welfare of the community; should not cause any traffic hazards; will not depreciate surrounding property value; and said signage appears to be in harmony with the general purpose and intent of the City Code and the comprehensive plan. 2. The proposed new LED signage will be compliant with the conditions included in the City Code that allow it by conditional use permit. N REVISIONS DESCRIPTIONDATENO. PROJECT NO.: PROJECT MANAGER:M. PISKO SHEET MANAGEMENT SHEET NUMBER FILE NAME: Y:\Shared\Clients\Speedway\Sevan Data-Shared\Brand Book Development\Brand Books - CAD\4521\01-CAD\4521_Speedway_Sign_BrandBook.dwg LAST SAVED BY: Vanderbeke, Michael SAVED DATE: 11/27/2018 10:23 AM PLOTTED: 11/27/2018 1:24 PMCUSTOMER THIS DOCUMENT IS AND SHALL REMAIN THE PROPERTY OF SEVAN MULTI-SITE SOLUTIONS, INC. REPRODUCTION OR ALTERATION OF THIS DOCUMENT WITHOUT THE EXPRESSED WRITTEN PERMISSION OF SEVAN MULTI-SITE SOLUTIONS, INC. IS PROHIBITED. ;NOT PUBLISHED: ALL RIGHTS RESERVED.Ϳ COPYRIGHT BY SEVAN MULTI-SITE SOLUTIONS, INC. 2018 PROJECT MULTI-SITE SOLUTIONS DESIGN LLC. Corporate Office: 3025 Highland Parkway, Suite 850 Downers Grove, IL 60515 Phone: 312.756.7778 info@sevansolutions.com www.sevansolutions.com INTEGRITY | RESPECT | TEAMWORK | EXCELLENCE | CHARITY 4521 500 SPEEDWAY DR ENON, OH 45323 ϵ37.864.3000 SPEEDWAY LLC. SPEEDWAY RE-BRAND CURRENT SUPER AMERICA #4521 PROPOSED SPEEDWAY #4521 1080 HIGHWAY 110 MENDOTA HEIGHTS, MN 55120 (DAKOTA COUNTY) DAKOTA DRIVE PROJECT DESCRIPTION: ·RE-BRAND BUILDING, CANOPY, AND SITE ID SIGNS. A1.01 N SCALE: 1" = 40' SITE PLAN NOT TO SCALE LOCATION MAP EXISTING IMPROVEMENTS ARE SHOWN BASED ON EXISTING AVAILABLE AERIAL IMAGERY. ALL DIMENSIONS ARE APPROXIMATE AND COMPONENTS ARE LOCATED AS ACCURATELY AS POSSIBLE FROM THE AVAILABLE INFORMATION. FINAL DIMENSIONS AND LOCATIONS NEED TO BE VERIFIED PRIOR TO PURCHASE AND/OR INSTALLATION OF ANY NEW EQUIPMENT. CANOPY #1 SPEEDWAY 4521 C-STORELEXINGTON AVENUEA 68.3' 57.8'45.5'55.3'7.7'6.6' 65.8' 11.07.181 REVISION #1 11.27.182 CONDITIONAL USE AMENDMENT PARCEL ID NUMBER: 27-1ϵ750-01-010 REVISIONS DESCRIPTIONDATENO. PROJECT NO.: PROJECT MANAGER:M. PISKO SHEET MANAGEMENT SHEET NUMBER FILE NAME: Y:\Shared\Clients\Speedway\Sevan Data-Shared\Brand Book Development\Brand Books - CAD\4521\01-CAD\4521_Speedway_Sign_BrandBook.dwg LAST SAVED BY: Vanderbeke, Michael SAVED DATE: 11/27/2018 10:23 AM PLOTTED: 11/27/2018 1:00 PMCUSTOMER THIS DOCUMENT IS AND SHALL REMAIN THE PROPERTY OF SEVAN MULTI-SITE SOLUTIONS, INC. REPRODUCTION OR ALTERATION OF THIS DOCUMENT WITHOUT THE EXPRESSED WRITTEN PERMISSION OF SEVAN MULTI-SITE SOLUTIONS, INC. IS PROHIBITED. ;NOT PUBLISHED: ALL RIGHTS RESERVED.Ϳ COPYRIGHT BY SEVAN MULTI-SITE SOLUTIONS, INC. 2018 PROJECT MULTI-SITE SOLUTIONS DESIGN LLC. Corporate Office: 3025 Highland Parkway, Suite 850 Downers Grove, IL 60515 Phone: 312.756.7778 info@sevansolutions.com www.sevansolutions.com INTEGRITY | RESPECT | TEAMWORK | EXCELLENCE | CHARITY 4521 500 SPEEDWAY DR ENON, OH 45323 ϵ37.864.3000 SPEEDWAY LLC. SPEEDWAY RE-BRAND CURRENT SUPER AMERICA #4521 PROPOSED SPEEDWAY #4521 1080 HIGHWAY 110 MENDOTA HEIGHTS, MN 55120 (DAKOTA COUNTY) A1.04NOT TO SCALE ID SIGNA EXISTING PROPOSED REPLACE FACE ON ILLUMINATED "SPEEDWAY" LOGO SIGN AREA: 45.66 S.F. REMOVE FACE ON ILLUMINATED "SUPER AMERICA" LOGO SIGN AREA: 45.66 S.F.5'-6"8'-3 5 8" REMOVE EXISTING "SUPERAMERICA" PRODUCT PLACARD 5'-6"8'-3 5 8" REPLACE WITH "SPEEDWAY" PRODUCT PLACARD REPLACE WITH DIGITAL PRICE SIGN AREA: 38.66 S.F. REMOVE SCROLLING PRICE SIGN AREA: 38.66 S.F. 11.27.182 8'-7 3 4"5'-5 18"CONDITIONAL USE AMENDMENT REVISIONS DESCRIPTIONDATENO. PROJECT NO.: PROJECT MANAGER:M. PISKO SHEET MANAGEMENT SHEET NUMBER FILE NAME: Y:\Shared\Clients\Speedway\Sevan Data-Shared\Brand Book Development\Brand Books - CAD\4521\01-CAD\4521_Speedway_Sign_BrandBook.dwg LAST SAVED BY: Vanderbeke, Michael SAVED DATE: 11/27/2018 10:06 AM PLOTTED: 11/27/2018 10:09 AMCUSTOMER T,IS DOCUMENT IS AND S,ALL REMAIN T,E PROPERTY OF SEVAN MULTI-SITE SOLUTIONS, INC. REPRODUCTION OR ALTERATION OF T,IS DOCUMENT tIT,OUT T,E EyPRESSED tRITTEN PERMISSION OF SEVAN MULTI-SITE SOLUTIONS, INC. IS PRO,IBITED. ;NOT PUBLIS,ED: ALL RIG,TS RESERVED.Ϳ COPYRIG,T BY SEVAN MULTI-SITE SOLUTIONS, INC. 2018 PROJECT MULTI-SITE SOLUTIONS DESIGN LLC. Corporate Office: 3025 Highland Parkway, Suite 850 Downers Grove, IL 60515 Phone: 312.756.7778 info@sevansolutions.com www.sevansolutions.com INTEGRITY | RESPECT | TEAMWORK | EXCELLENCE | CHARITY 4521 500 SPEEDtAY DR ENON, O, 45ϯ2ϯ 9ϯ7.864.ϯ000 SPEEDWAY LLC. SPEEDWAY RE-BRAND CURRENT SUPER AMERICA #4521 PROPOSED SPEEDWAY #4521 1080 HIGHWAY 110 MENDOTA HEIGHTS, MN 55120 (DAKOTA COUNTY) A5.03 11.07.181 REVISION #1 11.27.182 CONDITIONAL USE AMENDMENT Planning Staff Report MEETING DATE: December 20, 2018 TO: Planning Commission FROM: Tim Benetti, Community Development Director SUBJECT: Planning Case 2018-29 Conditional Use Permit Amendment – Electronic LED Display Sign APPLICANT: Sevan Multi-Site Solutions PROPERTY ADDRESS: 1200 Mendota Heights Road ZONING/GUIDED: B-3 General Business / B - Business ACTION DEADLINE: January 29, 2019 DESCRIPTION OF REQUEST Sevan Site Solutions, acting on behalf of Realty Income Properties 3, LLC (and Speedway), is seeking an amendment to a conditional use permit to provide a new electronic LED lighted display signs at the existing Speedway (former SuperAmerica) gas station and convenience store, located at 1200 Mendota Heights Road. The property is generally located at the southeast corner of Mendota Heights Road and HWY 55 (see GIS image – below). This item is being presented under a duly noticed public hearing process. A notice of hearing on this item was published in the Pioneer Press; and notice letters of this hearing were mailed to all owners within 350-feet of the subject property. Planning Case 2018-29 (Speedway-1200 MH Rd.) Page 2 of 4 BACKGROUND The subject property is located in the B-3 General Business district. The site contains a 4,300 sq. ft. gas convenience store building, with gas dispenser islands and lighted canopy. On April 16, 1996, the City Council adopted Resolution No. 96-21, which approved a conditional use permit and variances that allowed the development of the original SuperAmerica station on this site. The existing (main) sign is a freestanding pylon style sign, approximately 25-ft. in height, and located on the west edge of the site, with visibility primarily off Hwy. 55 to the west. The sign currently contains a static (back-lit) store identifier sign panel (now “Speedway”), with two smaller, static (back-lit) panels for “Fresh Coffee” and “Wells Fargo ATM / Car Wash”. The sign also contains a static (back-lit) fuel category signage, with plastic character/letterings that reflect daily fuel prices, which must be changed manually by Speedway personnel as needed. SuperAmerica was originally a local chain of gas station convenience stores that started in St. Paul in 1960. As of October 1, 2018, the conversion of all SA stores to the Speedway brand began under new owner Marathon Petroleum Corp., which finalized the purchase and acquisition of SA’s holding company Andeavor. As part of this re-branding, new signs were ordered and completed on the two local Speedway sites, and the company is now seeking to improve/update the store’s pylon signs with new digital LED display panels for daily gasoline prices (see images below): Planning Case 2018-29 (Speedway-1200 MH Rd.) Page 3 of 4 ANALYSIS of CONDITIONAL USE PERMIT Pursuant to Title 12-1D-15 SIGNS, Subpart. I.3: Electronic Displays at Motor Fuel Stations: Electronic displays, including light emitting diodes (LED), or similar technologies may be permitted at motor fuel stations under the following conditions: a. The characters in an electronic display must be a uniform color. b. Any electronic display is limited to a maximum of four (4) characters. c. The total area for an electronic display is not to exceed six (6) square feet in area. d. The text of the sign may not change more than three (3) times in a day (24 hours). e. The electronic display shall be allowed only during the hours of operation approved in the conditional use permit for the motor fuel station. f. Any existing motor fuel station seeking a permit for electronic display of fuel prices shall submit a request to amend their conditional use permit. The proposed signs will accommodate four (4) characters, LED electronic changeable price display area only. No other part of the sign will be electronic or changeable. The LED price display areas attributed to each fuel category (i.e. “Unleaded”, “Diesel”) is approximately 28” (w) x 14” (h), or 2.72 sf. of display area. Factoring in the nine-tenths (superscript-9) symbol, the total display areas is approximately 3-sf. for each price display. As noted in the above section, since this is an existing fuel station seeking permission of an electronic display of prices on new/existing signage, the owner must request to amend their CUP. Title 12-1L-6-E-1 of the City Code contains specific standards for reviewing a conditional use permit request; and the following are to be taken into consideration:  The effect of the proposed use upon the health, safety, and welfare of occupants or surrounding lands;  existing and anticipated traffic conditions including parking facilities on adjacent streets; and  the effect of the proposed use on the comprehensive plan. In addition, the following standards must be met:  The proposed use will not be detrimental to the health, safety or general welfare of the community;  will not cause serious traffic congestion nor hazards;  will not seriously depreciate surrounding property value; and  the proposed use is in harmony with the general purpose and intent of the City Code and the comprehensive plan. Staff believes the proposed electronic LED display board, and the minimal size of the new LED (changeable) characters, will not be detrimental to the health, safety or general welfare of the community; nor should pose any problems or impact to the neighboring businesses or the adjacent highway and local roadway traffic. Staff also believes the proposed new signage can be considered to be in harmony with the general purpose and intent of the City Code; and that there is no reason to believe that the proposed signage Planning Case 2018-29 (Speedway-1200 MH Rd.) Page 4 of 4 request will be contrary to the standard of review for conditional use permits listed above; and should be compatible with the spirit and intent of the B-3 General Business District. ALTERNATIVES for ACTION Following the public hearing and discussion, the Planning Commission may consider the following actions: 1. Recommend APPROVAL of the Conditional Use Permit Amendment, based on the findings of fact that the proposed new LED display signs will be compliant with the standards and regulations of the City Zoning Code; or 2. Recommend DENIAL of the Conditional Use Permit Amendment, with specific findings of facts (as determined by the Planning Commission) that support such denial; or 3. TABLE the request, pending additional information as requested by the Planning Commission and direct city staff to make certain revisions before final consideration is given on this planning item; with direction to extend the application review period an additional 60 days, in compliance with Minnesota State Statute. STAFF RECOMMENDATION City staff recommends approval of the Amendment to the Conditional Use Permit of the Speedway (former SuperAmerica) fuel station and convenience store, located at 1200 Mendota Heights Road, with the following conditions: 1. A new sign permit for the electronic LED change-over shall be submitted and approved prior to any work done on the signs. 2. All existing conditions in the original conditional use permit approved under Resolution No. 96-14 shall remain in effect and unchanged due to this CUP amendment approval. FINDINGS OF FACT FOR APPROVAL Conditional Use Permit Amendment for Electronic LED Display Signs Speedway Store – 1200 Mendota Heights Road The following Findings of Fact are made in support of approval of the proposed request: 1. The proposed new electronic LED signage will not be detrimental to the health, safety or general welfare of the community; should not cause any traffic hazards; will not depreciate surrounding property value; and said signage appears to be in harmony with the general purpose and intent of the City Code and the comprehensive plan. 2. The proposed new LED signage will be compliant with the conditions included in the City Code that allow it by conditional use permit. N REVISIONS DESCRIPTIONDATENO. PROJECT NO.: PROJECT MANAGER:M. PISKO SHEET MANAGEMENT SHEET NUMBER FILE NAME: Y:\Shared\Clients\Speedway\Sevan Data-Shared\Brand Book Development\Brand Books - CAD\4516\01-CAD\4516_Speedway_Sign_BrandBook.dwg LAST SAVED BY: Vanderbeke, Michael SAVED DATE: 11/27/2018 12:54 PM PLOTTED: 11/27/2018 1:22 PMCUSTOMER THIS DOCUMENT IS AND SHALL REMAIN THE PROPERTY OF SEVAN MULTI-SITE SOLUTIONS, INC. REPRODUCTION OR ALTERATION OF THIS DOCUMENT WITHOUT THE EXPRESSED WRITTEN PERMISSION OF SEVAN MULTI-SITE SOLUTIONS, INC. IS PROHIBITED. ;NOT PUBLISHED: ALL RIGHTS RESERVED.Ϳ COPYRIGHT BY SEVAN MULTI-SITE SOLUTIONS, INC. 2018 PROJECT MULTI-SITE SOLUTIONS DESIGN LLC. Corporate Office: 3025 Highland Parkway, Suite 850 Downers Grove, IL 60515 Phone: 312.756.7778 info@sevansolutions.com www.sevansolutions.com INTEGRITY | RESPECT | TEAMWORK | EXCELLENCE | CHARITY 4516 500 SPEEDWAY DR ENON, OH 45323 ϵ37.864.3000 SPEEDWAY LLC. SPEEDWAY RE-BRAND CURRENT SUPER AMERICA #4516 PROPOSED SPEEDWAY #4516 1200 MENDOTA HEIGHTS RD MENDOTA HEIGHTS, MN 55120 (DAKOTA COUNTY) MENDOTA HEIGHTS ROAD PROJECT DESCRIPTION: ·RE-BRAND BUILDING, CANOPY, AND SITE ID SIGNS. A1.01 N SCALE: 1" = 40' SITE PLAN NOT TO SCALE LOCATION MAP EXISTING IMPROVEMENTS ARE SHOWN BASED ON EXISTING AVAILABLE AERIAL IMAGERY. ALL DIMENSIONS ARE APPROXIMATE AND COMPONENTS ARE LOCATED AS ACCURATELY AS POSSIBLE FROM THE AVAILABLE INFORMATION. FINAL DIMENSIONS AND LOCATIONS NEED TO BE VERIFIED PRIOR TO PURCHASE AND/OR INSTALLATION OF ANY NEW EQUIPMENT. CANOPY #1 SPEEDWAY 4516 C-STORE NORTHLAND DRIVEA155 .3 '250.5 '22.2'5 0 . 1 ' 47.8' 11.07.181 REVISION #1 11.27.182 CONDITIONAL USE AMENDMENT PARCEL ID NUMBER: 27-52250-02-010 REPLACE FACE ON ILLUMINATED "SPEEDWAY" LOGO SIGN AREA: 42.55 S.F. REMOVE FACE ON ILLUMINATED "SUPER AMERICA" LOGO SIGN AREA: 42.55 S.F. REVISIONS DESCRIPTIONDATENO. PROJECT NO.: PROJECT MANAGER:M. PISKO SHEET MANAGEMENT SHEET NUMBER FILE NAME: Y:\Shared\Clients\Speedway\Sevan Data-Shared\Brand Book Development\Brand Books - CAD\4516\01-CAD\4516_Speedway_Sign_BrandBook.dwg LAST SAVED BY: Vanderbeke, Michael SAVED DATE: 11/27/2018 9:48 AM PLOTTED: 11/27/2018 10:12 AMCUSTOMER THIS DOCUMENT IS AND SHALL REMAIN THE PROPERTY OF SEVAN MULTI-SITE SOLUTIONS, INC. REPRODUCTION OR ALTERATION OF THIS DOCUMENT WITHOUT THE EyPRESSED WRITTEN PERMISSION OF SEVAN MULTI-SITE SOLUTIONS, INC. IS PROHIBITED. ;NOT PUBLISHED: ALL RIGHTS RESERVED.Ϳ COPYRIGHT BY SEVAN MULTI-SITE SOLUTIONS, INC. 2018 PROJECT MULTI-SITE SOLUTIONS DESIGN LLC. Corporate Office: 3025 Highland Parkway, Suite 850 Downers Grove, IL 60515 Phone: 312.756.7778 info@sevansolutions.com www.sevansolutions.com INTEGRITY | RESPECT | TEAMWORK | EXCELLENCE | CHARITY 4516 500 SPEEDWAY DR ENON, OH 45323 937.864.3000 SPEEDWAY LLC. SPEEDWAY RE-BRAND CURRENT SUPER AMERICA #4516 PROPOSED SPEEDWAY #4516 1200 MENDOTA HEIGHTS RD MENDOTA HEIGHTS, MN 55120 (DAKOTA COUNTY) A1.04NOT TO SCALE ID SIGNA EXISTING PROPOSED 8'-0 1 2"5'-3 12"8'-0 1 2"5'-3 12"REPLACE WITH DIGITAL PRICE SIGN AREA: 27.52 S.F. 11.07.181 REVISION #1 11.27.182 CONDITIONAL USE AMENDMENT 3'-5 34"8'-0 1 2"3'-5 34"8'-0 1 2" REMOVE SCROLLING PRICE SIGN AREA: 27.52 S.F. REVISIONS DESCRIPTIONDATENO. PROJECT NO.: PROJECT MANAGER:M. PISKO SHEET MANAGEMENT SHEET NUMBER FILE NAME: Y:\Shared\Clients\Speedway\Sevan Data-Shared\Brand Book Development\Brand Books - CAD\4516\01-CAD\4516_Speedway_Sign_BrandBook.dwg LAST SAVED BY: Vanderbeke, Michael SAVED DATE: 11/27/2018 9:48 AM PLOTTED: 11/27/2018 10:14 AMCUSTOMER T,IS DOCUMENT IS AND S,ALL REMAIN T,E PROPERTY OF SEVAN MULTI-SITE SOLUTIONS, INC. REPRODUCTION OR ALTERATION OF T,IS DOCUMENT tIT,OUT T,E EyPRESSED tRITTEN PERMISSION OF SEVAN MULTI-SITE SOLUTIONS, INC. IS PRO,IBITED. ;NOT PUBLIS,ED: ALL RIG,TS RESERVED.Ϳ COPYRIG,T BY SEVAN MULTI-SITE SOLUTIONS, INC. 2018 PROJECT MULTI-SITE SOLUTIONS DESIGN LLC. Corporate Office: 3025 Highland Parkway, Suite 850 Downers Grove, IL 60515 Phone: 312.756.7778 info@sevansolutions.com www.sevansolutions.com INTEGRITY | RESPECT | TEAMWORK | EXCELLENCE | CHARITY 4516 500 SPEEDtAY DR ENON, O, 45ϯ2ϯ 9ϯ7.864.ϯ000 SPEEDWAY LLC. SPEEDWAY RE-BRAND CURRENT SUPER AMERICA #4516 PROPOSED SPEEDWAY #4516 1200 MENDOTA HEIGHTS RD MENDOTA HEIGHTS, MN 55120 (DAKOTA COUNTY) A5.03 11.07.181 REVISION #1 11.27.182 CONDITIONAL USE AMENDMENT Planning Report: Case #2018-24 (Moberg)) Page 1 Planning Staff Report MEETING DATE: December 20, 2018 TO: Planning Commission FROM: Tim Benetti, Community Development Director SUBJECT: Planning Case 2018-30 VARIANCE to Height Standard in the R-1 District APPLICANT: City of Mendota Heights (Fire Department) PROPERTY ADDRESS: 2121 Dodd Road ZONING/GUIDED: R-1 One Family Residential/LR Low Density Residential ACTION DEADLINE: N/A DESCRIPTION OF REQUEST The City of Mendota Heights, acting on behalf of the Fire Department, is seeking a variance from the height limitations for certain structures, which in this case is a new 40’-8” high fire and hose tower to be constructed as part of the fire station expansion and remodeling project. The subject property is located at 2121 Dodd Road. A public hearing notice for this item was published in the local newspaper and notice letters were mailed to all surrounding properties within 350-feet of the subject property. As of the preparation of this report, there have been no comments or objections from neighboring residents. BACKGROUND The current fire station was built in 1985, and consists of a 12,000 sf. building with 4 truck bays, which houses the local fire department’s trucks and equipment, and provides internal spaces for offices, large conference/meeting room, kitchen service area, TV/lounge area, and berthing rooms for local ambulance service personnel. The building also contains a fire hose tower, which is approximately 34-feet in height. According to Fire Chief Dave Dreelan, the current hose tower was originally used to hoist and dry fire hoses after each use; whereupon drying, the hoses would be lowered, rolled back up and placed back on the fire trucks. This tower is only accessed by a stationary, step ladder and is not used for any type of special training (see Google Street image – below/next page). Planning Report: Case #2018-24 (Moberg)) Page 2 In July 2018, the City approved the issuance and sale of a general obligation bond in the amount of $7,000,000 to help fund the expansion and remodeling plans for the fire station facility. The plans include a large building expansion primarily on the north side of the facility, along with a larger tower, which will be used for specialized fire fighter training purposes. The tower is a bit wider and taller than the current hose tower, and includes an internal stairwell, with various window and doorway openings. Chief Dreelan provided the following explanations for the needs of this larger tower: “The interior of the tower has a stairway like you would find in any business or apartment buildings. The heights of the tower corresponds directly with the stairs so any changes to that height would affect the rise and run of each individual stair, which would cause a sig nificant trip hazard. The interior of the tower also has multiple doors and windows, any changes to the tower height would affect their size and location, as example you may end up with a window opening that is at knee height.” The new tower image (partial) and height dimension are illustrated below: Planning Report: Case #2018-24 (Moberg)) Page 3 ANALYSIS The fire station is currently located in an R-1 One Family Residential district. As such, it is subject to certain underlying zoning standards, including setbacks and height. Normal height limitations for R-1 structures is 25-feet (measured at a mid-point for sloped/hipped roofs and the top edge of a flat roofed structure). Pursuant to Title 12-1D-13-1, Zoning Code allows for increases in heights for certain structures, such as belfries, chimneys, church spires, elevator penthouses, flagpoles, and fire and hose towers. These structure are allowed to exceed the allowable zoning district height standards by a 50% increase. In this case, the 25-ft. height standard for these specified structures in the R-1 zone can increase up to 37.5-ft. in height. Since the new training tower is 40’-8” in height, the height exceeds the height allowances provided under 12-1D-13-1 by 3.16-feet (or 3’-2”); thus a variance is in order. . Per City Code Section 12-1L-5, when reviewing and considering variances requests, the Planning Commission is tasked with the following: Before authorization of any variance, the request therefor shall be referred to the planning commission for study concerning the effect of the proposed variance upon the comprehensive plan and on the character and development of the neighborhood, and for its recommendation to the council for the granting of such variance from the strict application of the provisions of this chapter so as to relieve such difficulties or hardships to the degree considered reasonable without impairing the intent and purpose of this chapter and the comprehensive plan. The planning commission shall recommend such conditions related to the variance regarding the location, character, and other features of the proposed building, structure, or use as it may deem advisable. Furthermore, the City is required to find or determine if certain standards or findings have been met or warranted to grant such approval. These standards are noted below, with a follow-up analysis prepared by city staff: “The council may grant variances from the strict application of the provisions of this chapter and impose conditions and safeguards in the variances so granted in cases where there are practical difficulties in carrying out the strict letter of the regulations of this chapter. "Practical difficulties", as used in connection with the granting of a variance, means that the property owner proposes to use the property in a reasonable manner not permitted by this chapter; the plight of the landowner is due to circumstances unique to the property not created by the landowner; and the variance, if granted, will not alter the essential character of the neighborhood. Economic considerations alone do not constitute practical difficulties.” 1. Is this request in harmony with the general purposes and intent of the ordinance and comprehensive plan; and are there any “practical difficulties” in connection with the variance; meaning does the property owner propose to use the property in a reasonable manner not permitted by this chapter? Staff believes the Planning Commission could easily find this request to be in harmony with the general purpose and intent of the ordinance and comprehensive plan. The added height of this new training tower is minimal (3’-2”), and the Code section allowing certain structures to Planning Report: Case #2018-24 (Moberg)) Page 4 exceed normal (principal) building heights, is reasonable application in certain structures such as this new training tower, and the request for the variance to exceed this height can be reasonably applied or given favorable consideration in this case. The fire station, along with the volunteer fire fighters and support staff, all provide an essential public safety duty and obligation to the community and surrounding cities. The ability to provide a suitable and effective training facility is crucial to ensuring all fire rescue personnel are properly and safely trained; and that the City has the best facilities or means in providing said training. The explanations provided by Chief Dreelan (above) are noteworthy, justifiable and reasonable in this case. Ultimately, the Planning Commission will be tasked to determine if this requested variance is reasonable and is in harmony with the general purpose and spirit of the Code. 2. Due to the nature of this variance request, is the plight of the landowner due to circumstances unique to the property not created by the landowner? The fire station is somewhat unique, in that it looks and functions as a public, institutional use inside a single-family (residential zoned) area. This facility and structure serves a specific purpose, and is larger than most other surrounding or typical residential type structures, and the new training tower can also be considered an added “unique feature” to this facility. Although the need for the variance to the height limitations is essentially being created by the landowner, it still leads to reasonable justification and safe argument that this property and its use have much more unique characteristics and qualities than a typical single-family residential structures. Therefore, the need for the variance appears to be a reasonable request. The Planning Commission will be tasked to determine if this requested variance is due to circumstances unique to the property, and if this request can be considered reasonable under this application. 3. Would the variance, if granted, alter the essential character of the neighborhood? The fire station has been in existence on this location since 1985. The facility with the current hose tower appears to have never been an issue or source of complaints from any neighboring property owners. The expansion of the facility will take place all on the current site, with no setback reductions (encroachments) or other special exemptions. The new training tower appears to be virtually similar in size and scale to the existing hose tower, and the increased height should not affect or impact any neighboring properties, which include Mendakota Golf to the north and west; city owned Mendakota Park to the south, or the single-family residential properties across the street. The Planning Commission will be tasked to determine if this requested variance, if granted, would alter the essential character of the neighborhood. Planning Report: Case #2018-24 (Moberg)) Page 5 ALTERNATIVES for ACTION Following a public hearing, the Planning Commission may consider the following actions: 1. Recommend APPROVAL of the variance request to allow the new city fire station training tower to exceed the maximum height of 37.5-feet by 3’-2” (40’-8” total) based on the attached findings of facts for approval; or 2. Recommend DENIAL of the variance request to allow the new city fire station training tower to exceed the maximum height of 37.5-feet based on the attached findings of facts for denial; or 3. TABLE the request; direct city staff to explore other alternatives with the Applicant and provide follow-up information; and extend the review period if needed. RECOMMENDATION Staff recommends the Planning Commission give careful consideration of the variance of 3’-2” on the proposed fire training tower facility; and make a favorable recommendation to the City Council to approve the height variance as presented herein, based on the findings of facts noted below. FINDINGS OF FACT FOR APPROVAL Variance Request for New Fire Training Tower Fire Station – 2121 Dodd Road (Planning Case No. 2018-30) The following Findings of Fact are made in support of denial of the proposed request: 1. The request for the 3’-2” variance to exceed the maximum allowable height for the new fire training tower at this location, is relatively minor in its overall scope and impacts, and can be considered in harmony with the general purposes and intent of the ordinances; as the City proposes to use the property in a reasonable manner. 2. The subject property has been established as a fire station site for a number of years, and functions more like an institutional, yet vital public use within the R-1 One Family Residential district, which makes the property very unique and special when considering approval of this variance request. 3. The requested variance to the height limitations are minimal and pose no threat or impacts to the surrounding properties or neighborhoods, and therefore this variance can be considered a reasonable request for this public safety and service facility. F6 A6.1 L10 A6.1 5 4 7 14 5 14 5 14 6 11 1 8 9 3 12 13 8 2 5 4 7 14 3 8 3 - --- - --- - --- - --- - --- - --- - ---40' - 8"L14 A6.1 1 7 2 14 3 1 5 5 8 7 4 - --- - --- - --- - ---40' - 8"F6 A6.1 4 7 5 1 12 13 8 3 6 1 2 7 8 8 5 3 2 1 7 - --- - --- - --- A4 A6.1 10 6 1 2 712 5 3 1 4 5 8 1 2 7 1 4 8 1 4 5 8 7 1 - --- - --- - --- - --- - --- - ---40' - 8"1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 A B C D E F G H J K L M A B C D E F G H J K L M © COPYRIGHT BY CNH ARCHITECTS, INC.7300 WEST 147TH STREET SUITE 504 APPLE VALLEY, MN 55124-7580 (952) 431-44332 3 4 5 6 7 8 9 10 11 12 13 14 151 N P Q R 16 17 18 16 17 18 N P Q R CNH NO.: REVISIONS: DATE:C:\REVIT (local files)\REVIT 2019\17113 - Mendota Heights Fire Station_BJacobson.rvt11/27/2018 8:28:01 AMNOT FOR CONSTRUCTION A5.1Exterior ElevationsMendota Heights Fire StationRemodel & Expansion2121 Dodd RoadMendota Heights, MN 5512017113 11/27/18 Exterior Elevation Keynotes 1 Utility brick; BK-1 2 Utility brick soldier course; BK-2 3 Burnished CMU to match existing 4 ACM panels; ACM-1 5 ACM panels; ACM-2 6 Cast stone parapet cap 7 Prefinished metal parapet cap flashing 8 Aluminum storefront glazing system 9 Attached guardrail; paint with HPC 10 4x4 steel tube railing; paint with HPC 11 Vertical ladder 12 Aluminum back panel with backlit front stainless steel logo signage 13 Cut metal signage 14 Overhead sectional door 1/8" = 1'-0"A5.1 A1 East Elevation 1/8" = 1'-0"A5.1 E1 South Elevation 1/8" = 1'-0"A5.1 J1 West Elevation 1/8" = 1'-0"A5.1 N1 North Elevation