HomeMy Public PortalAbout04-2008Agenda Item: 6
MEMORANDUM
TO: Planning Commission
FROM: Dusty Finke, Associate Planner; through Planning Director Benetti
DATE: April 1, 2008
MEETING: April 8, 2008 Planning Commission
SUBJ: Holy Name Church Sign Variance (155 County Road 24)
Review Deadline
Application Received: March 10, 2008
60-day Review Deadline: May 9, 2008
Overview of Request
Holy Name of Jesus Catholic Church has requested a variance from the setback requirements of
the Sign Ordinance in order to construct a new monument sign at the corner of County Road 24
and Brockton Lane. The applicant requests approval to locate the sign 5 ft. from both the east
and north property lines instead of the 10 ft. required by ordinance. The applicant also proposes
to replace another sign on the property, but no variances are sought for this sign.
Section 815.31 of the City Code allows the City Council to grant variances from the
requirements of the Sign Ordinance only if a number of standards have been met.
The applicant seeks the variance for two main reasons. First, as is expected for any discussion
about signage, visibility of the sign is a concern. Additionally, the applicant believes the
variance would minimize impacts on existing oak trees near the sign location (see applicant
letter). The applicant letter also states that the proposed location reduces the amount of grading
necessary to install the sign. However, staff asked the applicant to quantify how much grading
disturbance would be reduced and the applicant did not reply to the request. Engineering staff
estimates that any reduction would be negligible.
Site Details
155 County Road 24 is currently zoned Suburban Residential (SR). The proposed variance is
being requested for a sign on the corner of County Road 24 and Brockton Lane. The existing
sign on this corner is to be replaced by the new sign for which the variance is sought. The
proposed sign is in the same location as the existing sign, 5 feet from both the east and north
property line. There are a number of significant trees near the proposed location.
The City holds standard perimeter easements around the edge of the property for drainage and
utility purposes. The proposed variance would encroach within the 10 foot easement along
County Road 24. Currently, no utilities are located within the easement. However, the City has
made it a consistent policy to not allow permanent structures and improvements within
easements in the chance that need arises in the future. If the City would ultimately approve the
variance request, staff recommends that an encroachment agreement is required so that the
applicant understands the sign must be removed if the City has need to utilize the easement.
Ordinance Regulations
Section 815.09 describes regulations for signage in residential zoning districts. While residential
uses are obviously the main use within these districts, certain non-residential uses (such as
churches, schools, cemeteries, public buildings, commercial horse facilities, etc.) are allowed
within residential districts as well. The sign ordinance does not describe alternate regulations for
these uses, so they must abide by the district regulations.
Monument signs up to 30 sq. ft. in sign area are allowed within residential districts "at the
entrance of a residential subdivision" and signage is allowed for home occupations, but only up
to 8 sq. ft. in size. The ordinance is mostly silent on regulations for the non-residential uses
described above. However, staff has interpreted the ordinance to allow non-residential uses to be
allowed 30 sq. ft. monument signs for permitted "entrances" (roadway accesses) as well.
Monument signs within residential districts must be set back "10 feet from the curb or right-of-
way." The ten -foot setback within Residential districts is the smallest required sign setback in
any zoning district. This setback language is a bit different from all other setback requirements
of the sign ordinance because the other requirements reference "property lines." The alternate
language for residential districts is meant to approach situations where a property line extends to
the centerline of a roadway (as is fairly common in the rural residential district). If the setback
were measured from the property line in these situations, signs could be placed directly on the
side of the road (actually they could technically be placed within the roadway). The added
language regarding a "curb" helps protect against that by situation. The language should
therefore be understood to mean that the required setback is the greater of: 1) 10 feet from the
right-of-way; or 2) 10 feet from the curb. County Road 24 and Brockton Lane are dedicated
right-of-ways, so the setback is measured off of that point.
The proposed sign does meet size and height requirements of the sign ordinance, and is designed
in a way that maxes out both the 30 sq. ft. maximum area and the 6 ft. maximum height.
Variance Standards for Sign Ordinance
In order for the City to grant a variance to the sign ordinance, it must meet all of the following
conditions (staff opinions follow each condition):
1) Because of the physical surroundings, shape, topography or condition of the property
involved, a hardship to the applicant would result if the strict letter of the ordinance was
carried out.
The applicant makes two main claims for a hardship: 1) the location of public street signs within
along County Road 24 decrease the visibility of a sign placed in a way that meets ordinance
regulations; and 2) placing the sign in a way that meets ordinance regulations may impact nearby
significant oak trees.
Staff contacted the Plymouth street department who were receptive to the idea of making small
adjustments to the location of the two street signs along County Road 24 in order to improve the
visibility of the sign and increase safety of vehicles stopping suddenly at Brockton Lane.
Because the street signs are small and fairly far from the intersection, a relatively small location
adjustment changes the relative sight lines quite a bit.
2
Preserving significant trees is certainly an honorable pursuit and is also a purpose within the
City's ordinances. In this case, the applicant claims that the City's wish to regulate the location
of signage runs against the wish to retain trees. If the applicant ultimately would need to remove
a tree, it would be allowed under the tree preservation ordinance. Staff contacted a forester to
discuss the likelihood of the tree being killed by placing the sign as required by ordinance.
Charlie Evanson of Three Rivers Park District stated that the best way to avoid impacting a tree
is to keep all activity well outside of its dripline. He stated that this is, unfortunately, not always
a reasonable course of action. He stated that in his experience a significant oak tree of this size
has a good survival rate unless more than 1/4 of the area of its full dripline is impacted. Mr.
Evanson recommended snow fencing off the area so that only machine operators are kept aware
of the tree and state that impacts to trees arise almost as often from unnecessary surface impact
than the actual excavation work.
Staff believes the portion of the dripline impacted by placing the sign per ordinance is lower than
1/4 and the impact is not changed significantly by adjusting the sign location by five feet. If the
true purpose is to prevent impacts on the trees, various other alternatives would better meet this
purpose. Obviously the sign could be moved to an alternate location away from the stand of
trees. The applicant proposes the largest possible sign allowed under the ordinance. Altering the
sign design could allow a larger distance from the trees while still meeting setback requirements.
It is also of note that the tree preservation ordinance would allow removal of the tree if it
ultimately were killed.
2) The conditions upon which the variance is based are unique to the applicant's property
and not generally applicable to the other property within the same zoning district.
Staff does not believe the conditions discussed above are unique to the applicant's property.
Necessary street signage throughout the district could possibly block a property owner's
preferred advertising sign location along certain sight lines.
Additionally, it is not unique for a property owner's preferred advertising sign location to be near
existing significant trees. Placing the sign so that setback regulations are met would place the
sign within 6 feet of existing significant trees. While this potentially may impact the significant
trees, the variance of 5 feet does not significantly change the portion of the root system within
the full dripline which is impacted. As stated above, other alternatives would better preserve the
trees and still meet setback requirements.
3) The hardship arises from the requirements of this ordinance and has not been created by
persons presently or formerly having any interest in the property
Staff does not believe that the asserted hardship described above arise because of activity by
current or former owners of the property.
4) A granting of the variance will not be detrimental to the public welfare or injurious to
other property or improvements in the area which the property is located
Staff does not believe the variance would be detrimental to the public welfare or injurious to
other property. The proposed variance would place the sign within a drainage and utility
easement. Although no utilities are located within the easement today, the City's policy is to
avoid allowing improvements within easements in case they are needed in the future.
3
5) The variance is not a request to permit a type of Sign which otherwise is prohibited by this
ordinance.
The applicant proposes a monument sign, which is permitted in the district.
Staff Recommendation
Staff recommends denial of the variance. The conditions which lead to the asserted hardship are
not unique to this parcel, so staff does not believe all of the variance standards are met. Various
alternatives exist to help mitigate the applicant's concerns. Adjusting the location of the street
signs in Plymouth and redesigning the proposed sign could improve the visibility, meet setback
requirements and stay further from the existing significant trees.
Because the conditions are not unique to this parcel, staff would suggest a broader discussion
about sign setback requirements if the Commission is apt to recommend approval of the
ordinance. If a setback requirements are determined to constitute a hardship in this case, it
would likely do so in many other situations as well.
If the Planning Commission believes the variance standards are met, staff recommends that
Findings of Fact are provided for the City Council.
Section 815.31 allows for the City to apply conditions on variances if they are approved. If the
Commission recommends approval, staff suggests the following conditions:
1) The variance allows the installation of a monument sign a minimum of five feet from the
north and east property lines in the location shown on the plans received April 1, 2008.
2) The applicant acknowledges that the proposed sign location is within an existing drainage
and utility easement, and that the City may require removal of the sign at its discretion.
The applicant must enter into an encroachment agreement to describe responsibilities and
liability of the encroachment.
3) The applicant shall install fencing at the limit of construction in order to protect nearby
significant trees from inadvertent impacts.
4) Except as otherwise noted above, the applicant shall abide by all ordinance regulations
and permitting requirements.
5) The applicant shall pay to the City a fee in the amount sufficient to pay for all costs
associated with the review of the Variance application.
Attachments
1. Location map
2. "Site plan" dated April 1, 2008
3. Applicant letter
4. Applicant Powerpoint presentation
4
Location Map
CHO'EN/E TRL CC
Subject Address:
155 County Road 24
NARRATIVE
VARIANCE REQUEST
Applicant and Owner: Holy Name of Jesus Catholic Church
155 County Road 24
Medina Minnesota 55391
Contact Person: Dan Garry
Parish Administrator
155 County Road 24
Medina Minnesota 55391
Phone: (763) 745-3480
Project: Holy Name of Jesus Catholic Church proposes to replace two (2)
identification signs on their property with two (2) new signs at
approximately the same location. One (1) sign is located opposite Holy
Name Drive and County Road 24 in front of the historic church. The
other sign is located near County Road 24 and Brockton Lane North.
Variance Requested: The proposed sign at County Road 24 and Brockton Lane North is
proposed to be located five feet (5') from the County Road 24 property
line and five feet (5') from the Brockton Lane North property line rather
than the 10' required by the Ordinance.
Reasons for the Variance Request:
1. The applicant desires to preserve an existing group of oak and
basswood trees on the site. Conformance with the 10' setback may
necessitate removal of one or more of the existing trees. The
proposed five foot (5') setback will reduce the amount of
excavation near the roots and help in the preservation of the trees.
2. There is an existing slope on the site. The applicant desires to
minimize the amount of grading required for the project.
3. The visibility of the sign is important for visitors to be able to
identify the entrance to the property.
4. The variance meets the six (6) criteria listed on the checklist.
Attachments: The following information is attached:
1. Aerial photograph of area showing context and property lines.
2. Site plan showing project location, property lines, existing trees,
topography and all existing conditions.
3. Proposed sign plans.
4. Application and checklist.
Agenda Item: 7
MEMORANDUM
TO: Planning Commission
FROM: Dusty Finke, Associate Planner; through Planning Director Benetti
DATE: April 3, 2008
MEETING: April 8, 2008 Planning Commission
SUBJ: Bill and Diane Nunn — 2825 Willow Drive — Conditional Use Permit to
construct an addition to an existing accessory structure
Application Deadline
Application Received: February 13, 2008
120-day Review Deadline: June 12, 2008
_Overview of Request
Bill and Diane Nunn have requested a conditional use permit to construct an addition of
approximately 3,430 sq. ft. to an existing accessory structure on their property at 2825 Willow
Drive. This addition includes 2,568 sq. ft. enclosed building space and 864 sq. ft. of a lean -too
area. Section 825.19 states that parcels over 3 acres in size may include up to two accessory
structures for an aggregate total of 3,000 sq. ft. in size. Additional accessory buildings and
square footage is permitted on parcels over 5 acres in size via a CUP. The purpose of a CUP is to
allow the City Council to impose conditions on the use which it considers necessary to protect the
public health, safety and welfare.
Currently, the applicants operate a commercial horse facility on the property and have an existing
conditional use permit for this purpose, as well as to allow up to 26,250 sq. ft. of accessory structure
on the property. A commercial horse facility is no longer an allowed use within the Rural
Residential (RR) district, and is limited to the Rural Residential 2 district. The applicant has stated
that the proposed addition will be used for their personal use and will not intensify the non-
conforming use. Because storage and workspace would be allowed within the district while the
commercial horse facility would not, staff suggests considering the proposed addition on its own
merit.
However, the City is certainly able to review the applicant's compliance with their CUP for the
commercial horse facility at any time. Staff requested information from the applicant regarding the
commercial horse facility, and the reply is attached to this staff report.
Site Description
The subject property is approximately 11 acres in size and include the home and the 26,000 sq.
ft. of accessory structures previously allowed via conditional use permit. Most of the remaining
property is covered with driveways, parking areas, fenced paddocks, and riding arenas for use of
the commercial riding facility. The RR district limits hardcover to 50% of the property, and
hardcover includes paddock space which is impacted by horses. Staff believes the property
exceeds the hardcover allowance of the ordinance. However, this hardcover was allowed
pursuant to approved conditional use permits. Staff suggests a condition that the applicant make
adjustments to the site to mitigate the additional hardcover that this proposed addition would
cause. This may be done by adjusting fence lines to leave more area unimpacted, or by
implementing a raingarden or some other best management practice.
The location of the proposed addition sits at the same elevation as Willow Drive and a portion of
the addition would be fairly visible from Willow Drive. The portion of the addition on the west
side of the structure would be less visible. Below is an aerial of the site.
Scale: l mzt = P6.0 Seat
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Building Details
The proposed addition mirrors a similar addition approved in 1999 on the opposite end of the
structure, although is only one story in height. The exterior material on the existing building is
steel, and the proposed addition is of similar material. The applicant has expressed an interest in
utilizing stone veneer on the lower portion of the most visible portion of the addition. The
roofline and massing of this structure are broken up by the octagon areas for the carousels and by
small windows. In relation to recent discussions regarding accessory structures in the RR
district, the Commission may wish to recommend additional architectural elements to further
improve the appearance of the addition. Staff has suggested a condition to require some
differentiation of exterior materials on the addition. The Planning Commission may wish to be
more specific or make other recommendations at their discretion.
2
Ordinance Compliance
Section 825.39 states that when considering a CUP, the City shall consider the effect of the
proposed use upon the health, safety, morals, and general welfare of occupants or surrounding
lands. Among other things, the City shall consider the following:
I. That the conditional use will not be injurious to the use and enjoyment of other property in the
immediate vicinity for the purposes already permitted, nor substantially diminish and impair
property values within the immediate vicinity.
Staff has suggested a few concerns above which may impact the use and enjoyment of other
property in the vicinity. If the Commission believes that additional steel exterior buildings are a
concern, they may wish to recommend some material differentiating or some other architectural
improvements. Staff also suggests approaching the large percentage of hardcover on the parcel.
2. That the establishment of the conditional use will not impede the normal and orderly
development of surrounding vacant property for uses predominant in the area.
Little vacant property exists within the surrounding area. Staff does not believe the proposed
addition will impede normal and orderly development.
3. That adequate utilities, access roads, drainage and other necessary facilities have been or are
being provided.
Staff does not believe that the proposed addition will increase the need for utilities or access
roads. As stated above, staff believes the property exceeds the allowed hardcover within the
district, which decreases the ability of water to infiltrate on the site. As such, staff recommends
that an area equal in size to the addition be converted from hardcover to permeable somewhere
else on the property. The applicant could also implement some BMP to help handle some of the
runoff caused by the high amount of hardcover.
4. That adequate measures have been or will be taken to provide sufficient off-street parking and
loading space to serve the proposed use.
Staff does not believe the addition will increase the need for parking or loading space above what
has previously been approved regarding the commercial horse facility.
5. That adequate measures have been or will be taken to prevent or control offensive odor,
fumes, dust, noise and vibration, so that none of these will constitute a nuisance, and to
control lighted signs and other lights in such a manner that no disturbance to neighboring
properties will result
Staff does not believe odors, fumes, dust, noise or vibration will be increased by the addition
above what already may be present as part of the existing commercial horse facility.
6. The use, in the opinion of the City Council, is reasonably related to the overall needs of the
City and to the existing land use.
Staff believes the private -use accessory addition is reasonably related to the existing land uses.
7. The use is consistent with the purposes of the zoning code and the purposes of the zoning
district in which the applicant intends to locate the proposed use.
With the exception of the increase in hardcover, staff believes the proposed addition is consistent
with the zoning code and the private accessory use of the addition is consistent with the purposes
of the rural residential zoning district.
3
8. The use is not in conflict with the policies plan of the City.
Staff does not see a conflict with the Comp Plan policies for the Permanent Rural Area.
9. The use will not cause traffic hazard or congestion.
Staff does not believe the proposed addition will, considered by itself, increase traffic hazard or
congestion above what is already present through the commercial horse facility.
10. Existing businesses nearby will not be adversely affected by intrusion of noise, glare or
general unsightliness.
Staff does not believe the addition will significantly increase noise or glare to nearby properties.
The Commission may wish to recommend additional architectural improvements if there is fear
that adding more steel structure to the property may adversely affect neighboring properties.
11. The developer shall submit a time schedule for completion of the project.
The applicant wishes to complete construction of the addition over the summer.
12. The developer shall provide proof of ownership of the property to the Zoning Officer.
The applicant has also signed the application as the property owner, and is listed as the owner
with Hennepin County.
The addition meets the setback and height requirements of the ordinance. The addition would
not meet animal structure setbacks, so staff suggests a condition stating that no animal use would
be permitted within the structure. As stated above, staff believes the property exceeds hardcover
allowances for the district. Staff has suggested a condition to approach this issue as well.
City Discretion
The City has relatively limited discretion to deny a Conditional Use Permit. If the application
meets City ordinances, the CUP should be approved. However, the City has discretion to impose
conditions on the approval that protect the best interests of the surrounding community and the
city as a whole. Section 825.41 states that these conditions could include, but are not limited to:
■ Increasing the required lot size or yard dimensions.
■ Limiting the height, size or location of buildings.
■ Controlling the location and number of vehicle access points.
■ Increasing the street width.
■ Increasing the number of required off-street parking spaces.
■ Limiting the number, size, location or lighting of signs.
■ Required diking, fencing, screening, landscaping or other facilities to protect adjacent or
nearby property.
■ Designating sites for open space.
Staff has recommended some possible conditions below.
Staff Recommendation
Staff recommends approval of the Conditional Use Permit with the following conditions:
1) This conditional use permit amends certain conditions of Resolution 99-26 (adopted on
April 20, 1999) and implements additional conditions which relate to the proposed
4
addition shown on plans dated February 13, 2008. Unless expressly amended herein, all
other conditions of Resolution 99-26 remain in full effect.
2) Condition #12 on Resolution 99-26 is hereby amended to the following: "The total
number of accessory structures located on the Property may not exceed three and they
may not exceed an aggregate size of 29,680 square feet."
3) The applicant shall warrant that the addition proposed is for private use only, and that no
commercial and/or fee -based activities shall occur.
4) The applicant recognizes that the existing structure and the proposed addition do not meet
animal structure setback requirements and that no such uses shall occur within the
structure.
5) The applicant shall provide additional permeable surfaces on the property of at least
3,430 sq. ft. in order to mitigate the additional hardcover proposed through the proposed
addition. As an alternative, the applicant may implement best management practices
approved by the city engineer in order to capture stormwater runoff.
6) The applicant shall differentiate the exterior building materials and integrate brick, stone
veneer, or some other building material along the lower portion of the exterior of the
addition which is visible from Willow Drive.
7) The applicant shall abide by permitting requirements and follow the conditions of the
Building Official and Fire Marshal.
8) The applicant shall pay to the City a fee in the amount sufficient to pay for all costs
associated with the review of the Conditional Use Permit application.
Attachments
1. Location map
2. Applicant letter
3. Applicant comments regarding existing CUP
4. Resolution 99-26
5. Plans dated February 13, 2008
5
Location Map
Subject Property: 2825 Willow Drive
To our neighbors and members of the Planning Commission,
Diane and I have lived in this community for over 25 years and plan to be here another 25 years. One of our
passions is, of course, horses. Our other passion is carousel animals and organs. About 10 years ago we
converted our hay barn into a display and work area for our hobby. Over the years our collection has grown and
we realize we need more space. We want to add to the existing building increasing the display area and making a
separate work area for restoring these antiques. This is only our hobby and we do not do it as a business nor do
we ever intend to. You are all welcome to stop by and see our collection. Bring your kids or grandkids and they
can have a ride on a genuine and old carousel as well as listen to "the happiest music on earth'.
Thank you!
Bill & Diane Nunn
�- M —
2/13/2008
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Member Zietlow introduced the following resolution and moved its adoption:
CITY OF MEDINA
RESOLUTION NO.99-26
RESOLUTION GRANTING AN AMENDED CONDITIONAL
USE PERMIT TO WII..LIAM NUNNISKYROCK FARM
WHEREAS, William Nunn (Applicant) has applied for an amendment to a conditional use
permit to expand the size of the accessory structures at his property at 2825 Willow Drive (the
"Property"); and
WHEREAS, the Applicant was previously granted a conditional use permit for this
purpose at the Property; and
WHEREAS, this matter was reviewed by the planning commission on March 9, 1999, and
by the City Council on April 6, 1999; and
WHEREAS, it has been determined that the proposed expansion of the Applicant's facility
will not impede the orderly development of adjacent properties for purposes for which they are
zoned.
NOW, THEREFORE, BE IT RESOLVED by the city council of the city of Medina,
Minnesota, that an amended conditional use permit be granted to the Applicant for the stated
purpose, subject to the following terms and conditions:
1. The maximum number of horses permitted to be housed at the stable, including the paddock
and stable areas, shall not exceed 50 horses. Up to an additional five horses may be
permitted at the stable for lessons on a daily basis;
2. The two holding tanks servicing the restrooms in the barn must be pumped out on a regular
basis and the Applicant shall install warning lights on them;
3. The city must be notified at least two weeks prior to any special event held at the stable.
For the purposes of this permit, "special event" means any activity which is expected to
attract 25 or more persons to the site;
RUB-161449 99-26
61E230-292 04-20-99
62
4. Additional sanitary services must be provided for special events;
5. Plans for expanded parking must be reviewed and approved by the city staff;
6. The Applicant must enter into and maintain an agreement with the Minnesota Pollution
Control Agency (MPCA) governing the terms of collection and disposal of horse manure.
Manure accumulated through operation of the stable must be stored in areas designated or
approved by the MPCA. Manure must be removed from the stable at a minimum of once
every six months. The Applicant must also enter into and provide the city with a written
agreement governing the off -site disposal of manure;
7. The hours of operation of the horse stable and use of the carousel in the accessory structure
may not exceed 9:00 a.m. to 9:00 p.m., seven days a week;
8. The Applicant must post the Medina Horse Owner's Association Rules in a location
accessible to all persons using the stable;
9. The Applicant must be responsible for informing and controlling the customers using the
stable to prevent trespassing on adjoining property;
10. The Applicant must comply with all provisions of the Medina zoning ordinance;
11. No more than three full-time employees shall be permitted at the stable;
12. The total number of accessory structures located on the Property may not exceed three and
they may not exceed an aggregate size of 26,250 square feet;
13. There shall be no outside storage except for licensed vehicles and a manure spreader, which
shall be screened from public view;
14. Any signs which the Applicant may construct must comply with the requirements of the
Medina sign ordinance for Rural Residential districts;
15. There shall be no outside public address system;
16. The Applicant must install and maintain fencing adequate to contain the horses in a secure
manner;
17. There shall be no living quarters in the barn or stable;
18. The plans for expansion of the accessory building must be reviewed by the fire department
and the building must comply with building and fire codes;
19. The use of the carousel to be placed in the expanded building is restricted to the personal,
non-commercial use of the Applicant;
RHB-161449 99-26
ME230-292 04-20-99
63
20. Any change in the number of accessory buildings on the Property will require consideration
of an amended conditional use permit;
21. The 12' x 36' structure on the north side of the existing building may be enclosed at the
Applicant's option;
22. Violation of any term or condition of this conditional use permit shall be deemed to be a
violation of the city's zoning ordinance and shall be grounds for revocation of this permit;
and
23. The Applicant must pay to the city a fee in the amount determined by the staff to represent
the actual cost to the city of reviewing this amended conditional use permit application.
NOW, THEREFORE, BE IT FURTHER RESOLVED by the city council of the city of
Medina, Minnesota, that this conditional use permit replaces all conditional use permits previously
granted for the Property and that Resolution No. 89-45 is hereby declared to be null and void.
Dated: April 20,1999.
'll/yLl�� g. n, /
ems, Mayor
Paul Robinson, Clerk -Treasurer
The motion for the adoption of the foregoing resolution was duly seconded by member Smith and
upon vote being taken thereon, the following voted in favor thereof:
Ferris, Hamilton, Smith, and Zietlow
and the following voted against same: None Absent: Johnson
Whereupon said resolution was declared duly passed and adopted.
RnH-161449
ME230-292
99-26
04-20-99
Sagerfat
March 6, 2008
City of Medina
2052 County Road 24
Medina, MN 55340
To Whom It May Concern:
Walter G. Anderson, Inc is seeking to build a 4800 square foot addition to the Northwest
comer of its building. This addition would not increase the current wall space of the
building but would just fill in the "notch" that we had planned on using for truck docks,
but will not.
Walter G. Anderson, Inc is a folding carton manufacturer primarily making printed boxes
for dry, frozen, and refrigerated food companies. Because of our predominance in the
food industry, this addition is needed so that we may meet our customers' requirements
of not storing manufacturing/maintenance items in our raw material and finished goods
inventory space. This space will also be used to store our company truck as well as
reduce, if not eliminate, our need for outside storage. There will be no increased water or
sewer needed in this addition. The exterior will be painted as such so that it matches the
current exterior.
I respectfully ask that Walter G. Anderson, Inc be granted a CUP for this addition so that
we may be able to meet our customers' requirements as soon as possible.
Marc Anderson
President and CEO
Walter G. Anderson, Inc.
4535 WILLOW DRIVE, HAMEL, MINNESOTA 55340, TELEPHONE (763) 478-2133, FAX (763) 478-6572
WALTER G. ANDERSON
Detailed Narrative Supporting Lot Combination
RGA Properties, LLC, a Minnesota Limited Liability company holds title to two parcels
(described on Exhibit "A'). The most easterly parcel is host to a one-story brick and block
building of 218,466 square feet and is home to Walter G. Anderson, Inc. The westerly parcel has
been heretofore held unused.
RGA Properties, LLC, Landlord of Walter G. Anderson, Inc. desires to combine the two lots into
a single parcel. Doing so will permit the Walter G. Anderson building to be expanded.
The proposed plat has defined utility and drainage easements, including wetland areas along the
southwesterly line of the two properties and provides drainage and utility easements per
ordinance along the westerly, northerly, and easterly boundaries of the parcel.
The property is in flood zone "X" and is not in Flood Plain. Total lot area when combined will
be 25.5614 acres.
The easterly parcel is zoned industrial The westerly parcel is labeled as undeveloped land under
City Code. All requisite setbacks are met by the existing structure on the easterly lot.
When combined, existing hardcover will total 27.8%.
A companion request for a Conditional Use Permit to expand the Walter G. Anderson facility
accompanies this application.
METRO EST INSPECTION SERVICES, INC.
Loren Kohnen, Fres. (763) 479-1720
FAX (763) 479-3090
March 14, 2008
TO: Dusty Finke
City of Medina
FROM: Loren Kohnen
RE: Walter G. Anderson
4535 Willow Drive
Medina, Minnesota
BUILDING EXPANSION (NW Corner)
I have reviewed the proposal for compliance with Fire Codes and
Loretto Fire Department requirements.'
The plan as provided shows the turn -around for Fire Department
equipment to be expanded. This must be expanded farther to the
West by 35 ft. to maintain a> -distance ofi30' - 35' from the
building allowing for lequipment _to turn around. The turn -around
must be built to a 9 ton standard and verified by the City Engineer.
There is an existing fire hydrant that must be moved to the West
and out of the turn -around area. This new location must be
reviewed and approved before any work is started.
LK;jk
Box 248, Loretto, Minnesota 55357
March 21, 2008
Mr. Tim Benetti
City of Medina Planner
2052 County Rd 24
Medina, MN 55340
Re: Walter G. Anderson Plat
Bonestroo File No. 000190-08000-1
Plat No. L-08-024
Dear Tim,
2335 Highway 36 W
St. Paul, MN 55113
Tel 651-636-4600
Fax 651-636-1311
www.bonestroo.com
Bonestroo
We have reviewed the plat and plans for the proposed lot combination and building addition to the site at 4353
Willow Drive, dated 3-10-08. We have the following comments with regards to engineering matters:
• Drainage and Utility easements should be provided over all existing water main and sanitary sewer.
The easements should be 20' wide and centered over the pipe.
• Drainage calculations (including storm sewer, ponding, and drainage area maps) for the proposed
improvements should be provided for review and approval.
• The Fire Marshal should review and comment on the plans.
If you have any questions please feel free to contact me at (651) 604-4863.
Sincerely,
BONESTR00
Tom Kellogg
Cc: Dusty Finke, City of Medina
Agenda Item: 8
MEMORANDUM
TO: Medina Planning Commission
FROM: Tim Benetti, Planning Director
DATE OF MEETING: April 8, 2008
SUBJECT: Conditional Use Permit Amendment, Site Plan & Variance to
allow a 4,800-sq. ft. building and 9 vehicle Parking Lot
Expansion for Walter G. Anderson Inc., and a Preliminary/Final
Plat to combine two lots
SITE ADDRESS: 4535 Willow Drive
APPLICANT: Michael Construction Services, Inc. on behalf of RGA
Properties, LLC
ZONING: IP-Industrial Park
REVIEW DEADLINE: July 8, 2008
1. DESCRIPTION OF REQUEST
Michael Construction Services, Inc. is requesting approval of an amendment to a previously
approved conditional use permit, a site plan amendment to allow a 4,800-square foot building
expansion with a minor parking lot addition to the existing Walter G. Anderson facility,
located at 4535 Willow Drive. The expansion would simply complete the "notch" on the
northwest corner of the building and provide 9 spaces of additional parking on the south side
of the building.
The notched -out area was intended to serve as additional space for truck docks and
maneuvering, but is no longer necessary. WG Anderson (WGA) wishes to fill in this area
with additional warehouse and storage space. WGA is a paper or cardboard carton
manufacturing company that makes printed and folded boxes for the various food industries.
Notice of the Planning Commission's public hearing was published in the Official Newspaper
and was mailed to all property owners within 350 feet.
2. BACKGROUND
Under the IP —Industrial Park District regulations, "paper -board box assembly" is a use
allowed by conditional use permit (CUP). Any expansion of an existing use requires an
amendment to a CUP and site plan. The two unplatted parcels of land are to be combined into
one single new platted lot by means of the preliminary and final plats.
Page 1 of 12
WGA received approval of their original conditional use permit in 1984 for their business.
WGA has amended their original conditional use permit four times since that date, and this
will be the fifth amendment to the original CUP. In 2002 WGA requested a conditional use
permit for a smaller addition on the northwest corner of the existing building. The request
included a side yard variance of 30 feet on the north side of the addition. The conditional use
permit and variance were granted.
In 2004, WGA received approval of an amended conditional use permit and site plan
amendment to construct a 38,400 sq. ft. manufacturing/warehouse addition and 3,680 sq. ft.
office addition. The conditions of that approval may need to be addressed under this new
application.
AERIAL VIEW (LOOKING NORTH) of WALTER G. ANDERSON SITE
3. ANALYSIS OF REQUESTS
Conditional Use Permit Amendment
As indicated previously, the IP - Industrial Park Zoning District (Section 833) requires a
Conditional Use Permit for warehousing and manufacturing uses, including those specified as
"paper -board box assembly.
Page 2 of 12
Sections 825.39 and 825.41 of the Zoning Ordinance provide criteria for granting conditional
use permits as well as additional conditions that may be imposed as part a CUP request. A
copy of these sections is attached. Staff used these standards to review the application and
found that the request meets the applicable standards.
Section 825.39 states that when considering a CUP, the City shall consider the effect of the
proposed use upon the health, safety, morals, and general welfare of occupants or surrounding
lands. Among other things, the City shall consider the following:
1. That the conditional use will not be injurious to the use and enjoyment of other property in the
immediate vicinity for the purposes already permitted, nor substantially diminish and impair
property values within the immediate vicinity.
Staff believes the existing use is similar to many similar uses or facilities in the area and that
the additional warehouse/building space is minimal compared to the overall size of the
facility. The impact upon the structure is minimal and will only fill-in an area that provides
for it without any serious impacts upon setbacks.
2. That the establishment of the conditional use will not impede the normal and orderly
development of surrounding vacant property for uses predominant in the area.
The new addition will have little, if any impact upon the surrounding properties, especially
the vacant property to the west of the facility, which will be owned and maintained for future
expansion (if necessary) by WGA.
3. That adequate utilities, access roads, drainage and other necessary facilities have been or are
being provided.
There are no additional utilities to be brought into this site. The applicants will need to
relocate the fire lane and turn -around to the rear of the building to facilitate the new addition,
and relocate an existing fire hydrant. All stormwater drainage structures appear to be
unaffected by the new addition, and drainage will be handled by the existing systems already
in place.
The Fire Marshal indicated in his review memo that the turn -around shown on the plans may
need to be expanded further to the west by approximately 35 feet, in order to accommodate
safe and effective maneuvering of Fire Department equipment. The Fire Marshal indicates
that a minimum of 30-35 feet should be maintained between the building and the fire vehicles
as they maneuver in the turn -around. As such, staff is recommending a condition that the
final design of the fire lane and turn -around shall be acceptable to the Fire Marshal prior to
issuance of any building permits.
One of the conditions of approval made in the 2002 resolution of approval stated: "the
parking area, driveways and fire road must be paved and constructed to a 9-ton
standard;" The Loretto Fire Chief however, indicated that compacted gravel would
suffice, as long as the 9-ton standard was met. Meanwhile, the 2004 CUP resolution
stated: "The gravel roads shall be upgraded to bituminous at the time the loading docks
Page 3 of 12
are utilized in the future." Staff assumes this condition applied to the gravel fire lane
surface to the rear of the building.
According to Section 833.07 Design and Development Standards: Subd. 1.(s), loading
docks are defined as follows:
Loading Docks — For purposes of this section a loading dock is defined as an area
measuring at least 12 feet wide which provides a portal for a truck through the outside
wall of a building. The portal could be through a door, which allows the truck to either
enter into the building or which allows the truck to the edge of the building or to a dock at
the building with a portal into the building. A loading dock also includes an area,
measuring 80 feet long by 12 feet wide perpendicular from the portal. Storage of trucks
and/or trailers, against or adjacent to the building shall be counted as loading dock even if
access into the building is not provided.
As evident by the site plans, this fire lane will once again provide some means of access
for these trucks or possibly small deliveries. What is unknown in the 2004 approval is if
the "loading docks utilized in the future" represented the overhead door bays to the rear of
the building. According to Mr. Anderson's letter (dated March 6, 2008), this area to the
rear will no longer be used for truck docks, but will allow for the storage of company
trucks.
The plans submitted by the Applicants are a bit confusing. Plan Sheet A2 illustrates three
overhead doors with 8-foot wide openings, plus one 3-foot wide service door; while Plan
Sheet A3 illustrates two overhead doors, but detailed as 10' x 10' doors. Staff needs to
have the Applicant indicate the exact number and dimensions of these doors to be
installed in this new addition, and their purpose to the facility.
In any event, the proposed overhead doors themselves may not meet the true definition of
a 12-ft. wide area noted in the above -referenced "loading dock" standards; however, the
Planning Commission may want to discuss if this previous condition of paving (with
bituminous) is applicable under this amended CUP and Site Plan.
4. That adequate measures have been or will be taken to provide sufficient off-street parking and
loading space to serve the proposed use.
According to the parking calculations provided by the applicant's engineering and design
consultants, the site currently has the following:
BLDG. SPACE
AREA
CODE REQ.
No. SPACES
PROVIDED
Office Uses
10,291 sq. ft.
1 per 400 sq. ft.
26
Manufacturing/Warehouse (existing)
208,067 sq. ft.
1 per 2,000 sq. ft.
107
New (Addition)
4,800 sq. ft.
1 per 2,000 sq. ft.
3
Total Spaces Required
107
TOTAL SPACES PROVIDED
162
It is unknown if the 9 additional parking spaces on the plan are included as part of these
calculations. Nevertheless, assuming the office vs. warehouse area calculations are correct
Page 4 of 12
and applying the required parking ratios to these separate areas, it appears WGA is providing
more parking than what is allowed by the Ordinance, and therefore can be inferred that
sufficient parking is being met on site.
5. That adequate measures have been or will be taken to prevent or control offensive odor,
fumes, dust, noise and vibration, so that none of these will constitute a nuisance, and to
control lighted signs and other lights in such a manner that no disturbance to neighboring
properties will result.
Staff does not believe that the proposed use will increase odor, fumes, dust, noise, or
vibrations. The facility has never been known to produce any noxious fumes or noises from
the facility and we will ensure that all lighting on the structure will be downcast and fully
shielded.
6. The use, in the opinion of the City Council, is reasonably related to the overall needs of the
City and to the existing land use.
Staff believes that the proposed structure is consistent with existing uses in the area; is ideally
suited to accommodate the needs of the applicant; and that any industrial based business
additions of this nature can be supported. There should be no negative effect upon the overall
character of the surrounding land uses, neighborhood or the City of Medina.
7. The use is consistent with the purposes of the zoning code and the purposes of the zoning
district in which the applicant intends to locate the proposed use.
The proposed use of addition storage and warehouse spaces is consistent with the purposes of
the Industrial Park district and the existing use itself
8. The use is not in conflict with the policies plan of the City.
Staff is unaware or discovered any information on the site plans that this use or the additional
building and parking spaces would be in conflict with the Comprehensive Plan (both current
and the proposed 2010-2030 Plan); or policies and standards of the Industrial Park District.
9. The use will not cause traffic hazard or congestion.
All traffic will be limited to the rear of the facility. No impact of traffic off Willow or Hwy.
55 would be affected by this addition or project.
10. Existing businesses nearby will not be adversely affected by intrusion of noise, glare or
general unsightliness.
There are similar light industrial businesses surrounding the subject property to the north
(Twinco); and south across the highway; and the Cates farm across the road to the east. Staff
does not believe this additional building space would affect any of these surrounding users.
11. The developer shall submit a time schedule for completion of the project.
The applicants intend to have the project completed by sometime this year. Once the review
process has taken place and conditional approvals have been granted, the City and the
Page 5 of 12
Applicant usually conduct a pre -construction meeting to ensure that all measures and
conditions have been or will be met during construction; and the work schedule is
determined.
12. The developer shall provide proof of ownership of the property to the Zoning Officer.
According to the initial paperwork submitted by the Applicants, the property owners are
listed on the title commitment as RGA Properties, LLC, the owners of both parcels and
the manufacturing/warehouse/office facility locally knows as Water G. Anderson, Inc.
In addition to all of these criteria for granting conditional use permits, and in accordance with
Section 825.41, the City has discretion to impose conditions on the approval that protect the
best interests of the surrounding community and the city as a whole. Section 825.41 states
that these conditions could include, but are not limited to the following:
■ Increasing the required lot size or yard dimensions.
■ Limiting the height, size or location of buildings.
■ Controlling the location and number of vehicle access points.
■ Increasing the street width.
■ Increasing the number of required off-street parking spaces.
■ Limiting the number, size, location or lighting of signs.
■ Required diking, fencing, screening, landscaping or other facilities to protect adjacent or
nearby property.
■ Designating sites for open space.
The Planning Commission should determine if other conditions are warranted or deemed
necessary under this development proposal.
Site Plan
The applicant is proposing to construct a 4,800-square foot manufacturing/warehouse addition
on the northwest corner of the existing building, and provide an additional parking area for 9
vehicles along the south side of the building. Sections 825.55 and 833 of the Zoning
Ordinance contain specific standards for approval of a site plan amendment. Staff used these
standards to review this application.
Setbacks. The Zoning Ordinance requires a minimum 50-foot setback from the front, side
and rear lot lines. The existing building sit approximately 230-feet (closest point) from the
property line along State Highway 55; 190-feet from Willow Drive; and 20.5 feet at the
northeast corner to 30.5 feet at the northwest corner from the northerly property line (due to
the off -angled location of the building with the property line). The building addition would
essentially match the existing non -conforming building setback along the north; hence the
requirement of the variance. The findings of the variance will be addressed later in this
report.
Building Height. The Zoning Ordinance requires a maximum height of 30 feet for buildings
within the Industrial Park Zoning district. The proposed manufacturing/warehouse addition
Page 6 of 12
would be approximately 24 feet high and match the existing building height. The new
addition meets the building height requirement. Staff will apply the previous condition of
approval that any roof top equipment to be placed on top of the building must be installed or
positioned not to be visible from the ground, or screened.
Impervious Surface Area Coverage. The Zoning Ordinance requires a maximum of 50
percent impervious surface area. In the 2004 office/warehouse addition, WGA's impervious
coverage was calculated at 49.54 percent, which included the additional vacated section of
Willow Drive right-of-way in the southeast corner of the site (refer to survey). With the two
parcels proposed to be combined into one large lot, the calculations reflect the following:
Total Site Area: 1,114,335 sq. ft. , or 25.58 acres.
Existing Building: 218,358 sq. ft.
Proposed Building Space: 4,800 sq. ft.
Existing Paved Areas: 117,662 sq. ft.
New Paving: 7,833 sq. ft.
TOTAL IMP. AREA: 348,653 sq. ft. or 8 acres
Percentage: 348,653 sq. ft / 1,114,335 sq. ft: ..... 31.29 %
With the combined parcels and vacated right-of-way section, the Applicants easily meet the
Ordinance standard.
Parking. The parking analysis was complete in the CUP section above. Please refer to that if
necessary. The new and existing parking surfaces will provide the needed parking for the
entire facility, and therefore all parking requirements have been met.
Grading and Drainage and Utilities. The City Engineer has performed a preliminary review of
the site plan and its supporting documents as related to grading, drainage and utilities
(comment letter attached). Most of these comments appear to be very general and easily
attainable under the building permit review process. The additional 20-foot wide easements
over the water main and sanitary sewer line can be provided on the final plat or by separate
recordable instrument, if necessary.
Exterior Finish and Building Modulation. Pursuant to the IP District standards, any new
building addition must meet the current ordinance standards and/or the existing building
itself. The existing building is comprised of pre -finished and precast concrete (tip -up) panels,
prefinished metal fascia and roof caps, all matching the current exterior materials. The steel
overhead doors to serve the new storage area will not be any different in size or location as
seen today.
As noted under the CUP analysis, the Applicants must stipulate the exact number and size of
the overhead doors in the new addition. This condition will be made part of any approvals.
Landscaping. The landscaping plans indicate that a number of trees and shrubs will either be
preserved or transplanted on site to accommodate the new addition, fire lane turn -around and
Page 7 of 12
parking area. The plan indicates landscaping details elsewhere on the plans; but does not
indicate if these are new plantings or proposed plantings. Staff will need to verify this under
the final plan approvals. If the fire lane turn -around is to be used for loading or parking of
vehicles, Staff would suggest that additional landscaping materials be planted to screen this
area form the property to the north. A staggered row of 8 foot high coniferous trees the length
of the turn -around is recommended.
Lighting. The plans are absent of any lighting details to the rear addition or near the new
parking area. If any new lighting is added, it must comply with lighting standards as noted
under Section 833.07: Subd. 1(p) Outdoor Lighting. Simply stated these standards require all
lighting to be shielded and downcast, with most if not all lighting to be contained inside the
property lines.
Variance
The IP district currently requires a 50-foot setback from all property lines. The new addition
would match with the existing side yard setback of the building along the northerly lot line,
which is approximately 30.5 feet (as measured on survey) or 33.9 feet (as measured on site
plan). The Planning Commission and City Council must review and consider the variance
request with the standards outlined in Section 825.45 of the Zoning Ordinance as follows:
1) Exceptional or extraordinary circumstances apply to the property which do not apply
generally to other properties in the same zone or vicinity, and result from lot size shape,
topography, or other circumstances over which the owner of property since enactment of
the Ordinance, have had no control.
Exceptional circumstances may apply in that the Applicant's building was constructed at a
time when setbacks may have allowed it to be built closer than what is allowed by today's
standards. To require the Applicants to meet the new 50 foot standards would create
another "notch" effect on the building, which does not seem reasonable.
2) The literal interpretation of the provisions of this Ordinance would deprive the applicant
of rights commonly enjoyed by other properties in the same district under the terms of this
Ordinance.
The "literal interpretation" of the Ordinance would not necessarily deprive the applicant
from reasonable use of the property. However, setbacks can be viewed as flexible or
adjustable in situations that seem reasonable by land use standards. In this case, Staff
believes it is reasonable to have the applicants simply match the existing non -conforming
setback of the larger existing building, and complete the missing section of the building in
order to maintain symmetry with the perimeter of the building.
3) That the special conditions or circumstances do not result from the actions of the
applicant.
This is one of those standards that could be applied or interpreted both ways. In essence,
the conditions that necessitate the need for the variance were created by the proximity of
the existing building, which was created by the approval of a site plan and issuance of a
building permit many years ago. The conditions that apply to this particular variance are
Page 8 of 12
indeed self-created; yet the main portion of the building location was created by other
action years prior or allowed by city approvals under various land use or building
applicants. The matching of the building addition to the existing building lends support to
conditions or circumstances created by others.
4) That granting of the variance requested will not confer on the applicant any special
privilege that is denied by this Ordinance to the owners of other lands, structures, or
buildings in the same district.
The variance would confer on the applicant special privileges that are denied to other
properties. However, staff reiterates our opinion that the majority of the building is
already afforded the privilege of a reduced setback (by today's standards), and the impact
upon the surrounding land uses appears to be minimal
S) The variance requested is the minimum variance which would alleviate the hardship.
The applicant is requesting a variance to encroach approximately 16.5 — 19.5 feet into the
50-foot setback line along the north boundary. Although there may not be any true
hardship under this development proposal, the request is the minimum Staff would
support in order to complete the building section as illustrated on the plan sets.
6) The variance requested would not be materially detrimental to the purpose of this
Ordinance or to property in the same zone.
Staff finds that the proposed variance requests would not be detrimental to surrounding
properties and to the purpose of the ordinance
Preliminary and Final Plat
The land owners are requesting this plat procedure in order to combine their two separate,
legally described and unplatted parcels of land into one large single platted lot. The plat will
also include the vacated segment of Willow Drive in the southeast corner, which was vacated
July 1, 2003. In order to effectively combine these two parcels and vacated section of
roadway, the platting process was recommended by city staff as the most preferred
alternative, which was amenable to the landowners.
In the case of all subdivisions, the Planning Commission and City Council may deny the
approval of a preliminary or final plat based on one or a combination of the following
findings:
(a) That the proposed subdivision is in conflict with the general and specific plans of the
city.
(b) That the physical characteristics of this site, including but not limited to topography,
vegetation, soils, susceptibility to flooding, water storage, drainage and retention,
are such that the site is not suitable for the type of development or use contemplated.
(c) That the site is not physically suitable for the proposed density of development or does
not meet minimum lot size standards.
Page 9 of 12
(d) That the design of the subdivision or the proposed improvements are likely to cause
substantial environmental damage.
(e) That the design of the subdivision or the type of improvements are likely to cause
serious public health problems.
(f) That the design of the subdivision or the type of improvements will conflict with public
or private streets, easements or right-of-way.
From a combined city staff review of this plat, we do not find any reasons or conditions listed
above that would preclude the approval of this preliminary and final plat. The City Engineer
and City Attorney will ensure that all easements are illustrated, located and described
properly on the plat or in supporting documents; and that all title conditions have been met
prior to releasing for any recording.
3. CONCLUSIONS
The 4,800 sq. ft. warehouse addition to the rear of the WGA manufacturing facility and the
nine stall parking lot all appear to be very minimal and reasonable in comparison to the large
size of this site, and both should be welcome improvements to the existing WGA facility.
These applications are typically subject to both measurable standards and standards that are
open to interpretation. Staff has concluded that the applications generally meet the
measurable standards of the Ordinances, as well as the established conditional use standards,
variance standards, site plan standards and preliminary/final plat standards. However, since
this conclusion is based on standards that are open to some interpretation, the Planning
Commission could reasonably discern other conclusions. City staff would recommend that
any conclusions, additional standards or conditions you wish to convey upon the Applicant
and/or Landowners be reasonable and hopefully agreeable to all parties.
4. RECOMMENDATION
Staff recommends approval of the conditional use permit amendment, site plan, and variance
to setbacks allowing a 4,800-square foot building expansion, along with the 9 stall parking lot
facility„ along with the preliminary and final plat to RGA Properties, LLC, landowners of the
Walter G. Anderson, Inc. property located at 4535 Willow Drive, and subject to the following
conditions of approval (note: some of these conditions are carry-over from the 2002 and 2004
conditional use permit approvals):
1. The new addition shall match the appearance in both materials and colors as the
existing facility;
2. The Applicants shall resubmit an updated site plan that clearly illustrates the number,
sizes and locations of overhead doorways to the new addition;
3. The Applicant must indicate on the landscaping plan what plantings are new and the
preferred locations of any relocated plantings. Plus, the plan should provide
additional number of 8-foot high spruce/evergreen trees in staggered row along the
Page 10 of 12
north edge of the fire lane turn -around and near the northwest corner of the building to
ensure proper screening;
4. Any new roof top equipment be positioned shall not be visible from the ground or
screened;
5. The applicant shall supply an easement over the existing sewer and water lines on the
property (as indicated by the City Engineer's review letter);
6. Any new outdoor lighting must be designed and installed so that the light is downcast
only with all sides enclosed except the bottom, the lens is recessed and the light source
is not visible. All light standards and lights mounted on the building may be no higher
than 20 feet above grade. The maximum light intensity at the property line may not
exceed 0.2 foot candles and must be verified by a report prepared by a lighting
technician and delivered to the City
7. The new parking areas, reconstructed driveways and fire lane road (if requested) must
be paved with bituminous or concrete material, and constructed to a 9-ton standard;
8. The Applicant must install "no parking" and "fire lane" signs on both sides of the road
on the west side of the building and in other areas on site as determined by the Fire
Marshal and/or Fire Chief;
9. There shall be no outdoor storage on the site, nor is any outdoor storage permitted
without amendment of this conditional use permit;
10. Outdoor storage of commercial vehicles is limited to no more than four, none of which
may exceed 12,000 lbs. gross vehicle weight. Additional commercial vehicles
exceeding 12,000 lbs. g.v.w. may be parked in the loading dock but must be
completely screened from view;
11. Any roof top mechanical equipment must be completely screened;
12. Prior to beginning construction, the Applicant must post with the City a letter of credit
in an amount equal to 150% of the estimated cost of the site improvements, as
determined by the City Engineer;
13. The Applicant must comply with all terms and conditions, if any from the watershed
district;
14. The Applicants shall comply with the conditions outlined in the City Building
Official/Fire Marshal's review letter of March 14, 2008, including the relocation and
expansion of the fie lane turn -around as indicated in said letter; and
15. The applicant shall comply with the conditions outlined in the City Engineer's review
letter dated March 24, 2008;
16. The Applicant agrees to enter into a Development Agreement with the City of Medina
to ensure the development is completed in accordance with the approved set of plans
and conditions of approvals specified herein; and
17. The Applicant agrees to pay to the City all fees associated with the review and
processing of these applications, including all those costs incurred by city staff and
city consultants for the preparation and filing of all permits and documents.
Page 11 of 12
March 6, 2008
City of Medina
2052 County Road 24
Medina, MN 55340
To Whom It May Concern:
Walter G. Anderson, Inc is seeking to build a 4800 square foot addition to the Northwest
corner of its building. This addition would not increase the current wall space of the
building but would just fill in the "notch" that we had planned on using for truck docks,
but will not.
Walter G. Anderson, Inc is a folding carton manufacturer primarily making printed boxes
for dry, frozen, and refrigerated food companies. Because of our predominance in the
food industry, this addition is needed so that we may meet our customers' requirements
of not storing manufacturing/maintenance items in our raw material and finished goods
inventory space. This space will also be used to store our company truck as well as
reduce, if not eliminate, our need for outside storage. There will be no increased water or
sewer needed in this addition. The exterior will be painted as such so that it matches the
current exterior.
I respectfully ask that Walter G. Anderson, Inc be granted a CUP for this addition so that
we may be able to meet our customers' requirements as soon as possible.
Cordially,
'a' A
Marc Anderson
President and CEO
Walter G. Anderson, Inc.
4535 WILLOW DRIVE, HAMEL, MINNESOTA 55340, TELEPHONE (763) 478-2133, FAX (763) 478-6572
WALTER G. ANDERSON
Detailed Narrative Supporting Lot Combination
RGA Properties, LLC, a Minnesota Limited Liability company holds title to two arce
(described on Exhibit "A' P is
�. The most easterly parcel is host to a one-story brick and block
building of218,466 square feet and is home to Walter G. Anderson, Inc. The westerl
been heretofore held unused. Y parcel has
RGA Properties, LLC, Landlord of Walter G. Anderson, Inc. desires to combine the two
a single parcel. Doing so will a lots into
p rmit the Walter G. Anderson building to be expanded.
The proposed plat has defined utility and drainage easements, including wetland areas alo
southwesterly line of the two properties and provides drainage and utilitynge
ordinance along the westerly, northerly, easements per
and easterly boundaries of the parcel.
The Property is in flood zone "X= and is not in Flood Plain. Total lot area when combined
be 25.5614 acres. will
The easterly parcel is zoned industrial. The westerly
City Code. All requisite setbacks are met by the existing labeled as undeveloped land under
structure
tore on the easterly lot.
When combined, existing hardcover will total. 27.8%.
A companion request for a Conditional Use Permit to expand the Walter G. Anderson facility accompanies this application.
METRO EST I SPECTION SERVICES, INC.
Loren Kohnen, Fres. (763) 479-1720
FAX (763) 479-3090
March 14, 2008
TO: Dusty Finke
City of Medina
FROM: Loren Kohnen
RE: Walter G. Anderson
4535 Willow Drive
Medina, Minnesota
BUILDING EXPANSION (NW Corner)
I have reviewed the proposal for compliance with Fire Codes and
Loretto Fire Department requirements.
The plan as provided shows the turn -around for Fire Department
equipment to be expanded. This must be expanded farther to the
West by 35 ft, to maintain a`distance of 30' - 35' from the
building allowing for equipment to turn around. The turn -around
must be built to a 9 ton standard and verified by the City Engineer.
There is an existing fire hydrant that must be moved to the West
and out of the turn -around area. This new location must be
reviewed and approved before any work is started.
LK; j k
Sox 248, Loretto, Minnesota 55357
March 21, 2008
Mr. Tim Benetti
City of Medina Planner
2052 County Rd 24
Medina, MN 55340
Re: Waiter G. Anderson Plat
Bonestroo File No. 000190-08000-1
Plat No. L-08-024
Dear Tim,
2335 Highway 36 AN
St. Paul, MN 55113
Tel651-636-4600
Fax 651.636-1311
www.bonestmo.com
Bonestroo
We have reviewed the plat and plans for the proposed lot combination and building addition to the site at 4353
Willow Drive, dated 3-10-08. We have the following comments with regards to engineering matters:
s Drainage and Utility easements should be provided over all existing water main and sanitary sewer.
The easements should be 20' wide and centered over the pipe.
• Drainage calculations (including storm sewer, ponding, and drainage area maps) for the proposed
improvements should be provided for review and approval.
• The Fire Marshal should review and comment on the plans.
If you have any questions please feel free to contact me at (651) 604-4863.
Sincerely,
BONE5TROO
Tom Kellogg
Cc: Dusty Finke, City of Medina
pioneer-sarah creek
Watershed Management Commission
ADMINISTRATIVE OFFICE
3235 Fembrook Lane
Plymouth, MN 55447-511 1
PH: 763.553.1144
FAX: 763.553.9326
TECHNICAL ADVISOR
Hennepin County Dept. of Environmental. Services
417 North Fifth Street, Suite 200
Minneapolis, MN 55401-1397
PH: 612-348-7338
FAX: 612-348-8532
Walter G. Anderson Warehouse Addition
Project #2008-03
Project Overview: The Walter G. Anderson parcel is in both the Elm Creek and
Pioneer -Sarah Creek Watersheds. Both Commissions approved a site expansion and
PUD in 2002. The first addition was built in 2003. In 2005 another addition was built
per the Commission's approved PUD and hydrology plans.
Because the new work will take place in the Pioneer -Sarah Creek Watershed, the Elm
Creek Watershed waived their review authority to the PSCWMC. The review will be for
erosion and sediment control only.
Applicant: Michael Construction Services Inc. 15970 Jarvis Street N.W., Elk River,
MN 55330. Phone 763-633-4900. Fax 763-441-5472.
Exhibits:
1) PSCWMC Request for Plan Review and review fee. Received 3/21/08.
2) ECWMC (2002-007)/PSCWMC (2002-04) Joint review and approval dated
2/28/02.
3) EC/PSC 2005 Expansion correspondence dated 5/10/05.
4) 2008 Expansion Site Plans dated 3/13/08
a. Sheet C1, Site Demolition Plan
b. Sheet C2, Dimensioned Site Layout and Fire Truck Turning Simulation
c. Sheet C3, Grading, Drainage and Erosion Control Plan
d. Sheet C3.1, Existing and Proposed Drainage Areas
e. Sheet C4, Utility and Paving Plan
f. Sheet C5, Civil Details
Findings;
1) A complete plan was received on March 21, 2008. The initial, 15.99, 60-day
review period expires on May 20, 2008.
2) W. G. Anderson Company proposes to replat their existing site with an adjacent
site they own to create one contiguous parcel 25.6 acres in size.
3) A warehouse addition, 40'x120' (4,800 SF = 0.11 ac), fire truck lane turn -around
and 16 new parking stalls are proposed.
4) Overall, there will be an increased impervious area of 0.29 acres on the site.
PSCWMC regulations for storm water controls do not start until a threshold of 1.0
acre of additional impervious areas are proposed. 0.29 acres will count toward
this threshold if future expansions are proposed.
GREENFIELD • INDEPENDENCE • LORETTO • MAPLE PLAIN • MEDINA • MINNETRISTA
C:ADocuments and Settings \TimBenettiALocal Settings\Temporary Internet Files\OLK1D6\Pioneer-Sarah Creek Review (04-21-08).DOC
Walter G. Anderson Warehouse Addition
2008-03
April 17, 2008
5) New impervious areas will treated in the existing storm water pond prior to
discharge to an existing wetland. The existing storm water pond was over
designed. With the new impervious areas the pond will still exceed NURP
efficiency criteria. Actual efficiency will be 66%.
6) Erosion and sediment control plans must include the following items to meet the
Commissions standards
a. Permanent stabilization must occur within 72 hours after rough grades are
complete. Seed and mulch specifics must be provided on the plan.
b. In addition to the perimeter silt fence, a coir log or similar sediment control
device must be places across the channel being constructed west of the
fire lane. It should be placed across the channel at approximately the
996-997 contours.
Recommendation: Staff has administrative approval authority for erosion and sediment
control project review. The project can be approved once items 6a and 6b are
submitted with revised plans.
Hennepin County Dept. of Env. Services
Advisor to the Commission
April 17, 2008
Date
James C. Kujawa, Water Quality Specialist
Location Map
MAP OLE SY
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Cake
Loretto
C
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i 2400 rt
W. G. Anderson Co.
Hamel Rd
Seurrem chile
0 2008 VapOuest Irec. Map Data C 2000 NOTEQ ar TeleA9as
0-10EAy0 Minnesota Department of Transportation
F Metropolitan District
s Edge
o TFO.f"" 500rWest County Road B-2
Roseville, MN 55113-3174
April 4, 2008
Tim Bonetti
City Planner
City of Medina
2052 County Road 24
Medina, MN 55340-9790
SUBJECT: Walter Anderson Expansion / Mn/DOT Review #P08-008
NW Quad. of Trunk Highway 55 and Willow Drive
Medina, Hennepin County
Control Section 2722
Dear Mr. Bonetti:
Thank you for the opportunity to review the above referenced plat, which our agency received
March 11, 2008. Before any further development, please address the following issues:
Water Resources:
A drainage pernnt will be required. The proposed development will need to maintain existing
drainage rates (i.e., the rate at which storm water is discharged from the site must not increase).
Please submit grading plans, drainage computations for 10, 50 and 100 year storms, and drainage
structure information for both existing and proposed conditions. Drainage rates and flow to
Mn/DOT right of way cannot be increased. For questions concerning these comments, please
contact Brian Kelly, Mn/DOT Water Resources, at (651) 234-7536
Permits:
As noted previous, a drainage permit will be required. Further, any use of or work impacting
Mn/DOT right of way requires a permit. Permit forms are available from MnDOT's utility
website at www.dot.state.mn.us/tecsup/utility. Please include one full size set and one 11 x 17
size set of plans with each permit application. Please direct any questions regarding permit
requirements to Buck Craig, MnDOT Pvietro Permits Section, at (651) 234-779 7.
Thank you again for this opportunity to review these development plans. As a reminder, please
address all initial future con-espondence for development activity such as plats and site plans to:
Development Review Coordinator
Mn/DOT - Metro Division
Waters Edge
1500 West County Road B-2
Roseville, Minnesota 55113
Mn/DOT document submittal guidelines require either:
1. One (1) electronic pdf, version of the plans (the electronic version of the plan needs to be
developed for 11" x 17" printable format with sufficient detail so that all features are
legible);
An equal opportunity employer
2. Seven (7) sets of frill size plans.
If submitting the plans electronically, please use the pd£ format. Mn/DOT can accept the plans
via e-mail at metrodevreviewsndot.state.mn.us provided that each separate e-mail is less than 20
megabytes. Otherwise, the plans can be submitted on a compact disk.
If you have any questions regarding this review please feel free to contact me at (651) 234-7797.
WiG
Senior Planner
Electronic Copy Via Groupwise:
E.Buck Craig
Brian Kelly
Tod Sherman
Mark Larson / Hennepin County Surveyors
Ann Braden / Metropolitan Council
Copy to Mn/DOT files:
Mn/DOT Division File CS 2722
Mn/DOT LGL File — Medina
Offices in
Minneapolis
Saint Paul
St. Cloud
470 U.S. Bank Plaza
200 South Sixth Street
Minneapolis, MN 55402
(612) 337-9300 telephone
(612) 337-9310 fax
hrtp:llwww.kennedy-graven.corn
Affirmative Action, Equal Opportunity Employer
CORRINE A. HEINE
Attorney at Law
Direct Dial (612) 337-9217
Email: cheine@kennefly-gravea.com
kennedy-gravea.com
MSI3A Board Certified Real Property Specialist
May 9, 2008
Mr. Dusty Finke
City of Medina
2052 County Road 24
Medina, MN 55340-9790
RE: Plat Opinion for WALTER G ANDERSON ADDITION
Our File No. ME230-464
Dear Mr. Finke:
At your request, I have reviewed a title commitment issued by Commonwealth Land Title,
Insurance Company, Commitment Number is listed as RGA Properties LLC with an effective date
of January 28, 2008 at 7:00 AM (the "Commitment"). I have also reviewed a plat drawing prepared
by Lot. Surveys Company, Inc. (the "Plat").
The Commitment purports to cover the following legal description:
Parcel 1
The West 631 feet of the East 664 feet of that part of the West '/ of the Northeast 1/4 of
Section 4, Township 118 North, Range 23 West of the 5th Principal Meridian, which lies
South of the North 1343 feet of the West % of the Northeast 1/4 and lies northerly of State
Highway No. 55.
Together with that portion of Willow Drive vacated in Resolution No. 03-20 filed as
Document No. 8413169 accruing thereto by reason of said vacation, Hennepin County,
Mirmnesota.
Parcel 2
That part of the West 1/2 of the Northeast 1/4 of Section 4, Township 118 North, Range 23
West of the 5th Principal Meridian, which lies South of the North 1343 feet of said West 1/2
of the Northeast 1/4, Northerly of State Highway No. 55, and West of the East 664 feet of
said West % of the Northeast'/4, Hennepin County, Minnesota.
33I876v2 ]MP MG230.464
Dusty Finite Ltr
May 9, 2008
Page 2
Based upon my review of the Commitment and Plat, I have the following comments relative to the
proposed plat of WALTER G ANDERSON ADDITION:
1. The Plat must be signed by:
2,
a. RGA Properties, LLC a Minnesota limited liability company (fee owner);
b. First Bank National Association now known as US Bank National Association
(mortgagee);
c. US Bank National Association (mortgagee).
In lieu of signing the plat, the mortgagees may provide any of the following instruments, to
be recorded prior to or at the time of recording the plat: satisfaction or release of mortgage
or consent to plat.
The plat needs the following corrections:
a. According to the Hennepin County half -section maps the most southeasterly comer
of the property as depicted in the proposed plat drawing has not been vacated. The
surveyor must determine the boundaries of State Highway 55 and vacated Willow
Drive and confer with the County Surveyor to resolve discrepancies between county
maps and the proposed plat. The city of Medina will need to review the plat again if
there are any revisions requested by Hennepin County Surveyor;
b. The declaration should reference fee owner, not fee owners;
c. The name and title of the officer of RGA Properties, LLC needs to be included in the
declaration and acknowledgement;
d. The spelling of Township and Meridian in the legal description of Parcel 2 needs to
be corrected.
3. Because the Property abuts state Highway No. 55, review of the Plat by the state is required
pursuant to Minn Stat. § 505.03.
4. The Commitment refers to the following recorded documents:
a. The right to construct and maintain temporary snow fences in favor of the State of
Minnesota as shown by Final Certificate filed November 7, 1953 as Document No.
2843993;
b. Terms and conditions of Petition and Waiver Agreement dated December 15, 1992,
recorded January 8, 1993, as Document No. 6020139 between A & P Partnership
and the City of Medina. This Agreement terminates upon the final payment of all
special assessments levied against the subject property regarding the improvement
331876v2 JMP Ma230-4G4
Dusty Finke Ltr
May 9, 2008
Page 3
project consisting generally of the construction of a tru lc sanitary sewer line to the
subject property.
5. The real estate taxes for 2008 will need to be paid prior to recording the Plat.
a. Parcel 04-118-23-13-0003 $233,545.44;
b. Parcel 04-118-23-13-0004 $ 23,842.84.
This letter does not purport to set forth every matter relevant to a determination of whether title to
this property is marketable, and no one should rely upon it for that purpose. The sole purpose of
this letter is to identify required signatories to the Plat and related issues of interest to the City in
connection with platting, as evidenced by the Commitment.
This opinion is conditioned upon the issuance of a title policy in favor of the City of Medina,
insuring the City's interests as they appear in the plat of WALTER G ANDERSON ADDITION.
Sincerely,
47
OL D 7
Corrine A. Heine
CAH:jmp
cc: Ronald H. Batty, w/o enclosure
Mr. Tim Benetti, City of Medina
Mr. Greg Prasch, Lot Surveys Company, Inc., 7601 73rd Avenue North Minneapolis, MN
55428
Mr. Richard Anderson, RGA Properties, LLC, 4535 Willow Drive, Hansel, MN 55340
Mark Kelly, Kelly Law offices, 351 Second St., Excelsior, MN 55331
331876v2 JMP ME230464
(Above Space is Reserved for Recording Information)
Minnesota Wetland Conservation Act
Declaration of Restrictions and Covenants for Site Specific Wetland Replacement
Replacement Wetland Declarant:
General Location of Replacement: Sec. , Twp. , Rge. , County of
This Declaration of Restrictions and Covenants for Site Specific Wetland Replacement
Wetland (Declaration) is made this day of by the undersigned Declarant:
RECITALS
A. The Declarant holds the fee title or perpetual easement on the real property
described in Exhibit A, attached hereto.
B. This real property is the site of a Replacement Wetland, as defined in Minnesota
Rules 8420.0110, subp. 40. Exhibit B, attached hereto, is a map or survey of the subject
Replacement Wetland.
C. The Declarant is seeking approval of (1) a replacement plan under Minnesota
Statutes section 103G.222.
D. The Replacement Wetland is subject to the Wetland Conservation Act of 1991, as
amended, Minnesota Statutes section 103G.222 et seq., and all other provisions of law that apply
to wetlands, except that the exemptions in Minnesota Statutes section 103G.2241 do not apply to
the Replacement Wetland, pursuant to Minnesota Rules 8420.0115.
E. The Local Government Unit (LGU) charged with approval of the Replacement Plan is
, whose address is
F. All references in this instrument to Minnesota Statutes and Rules are to the Statutes and
Rules currently in effect and as amended or renumbered in the future.
Page 1 of 4
Declarations Restr Covenants (from Bonestroo) (April 2003)
RESTRICTIONS AND COVENANTS
The Declarant makes the following declaration of restrictions and covenants for the
Replacement Wetland. These restrictions and covenants shall run with the land, and bind
Declarant, and Declarant's heirs, successors, and assigns:
1. The Declarant shall maintain a Replacement Wetland of the size and type
specified in the replacement plan approved by the LGU and on file at the offices of the LGU.
Declarant shall not make any use of the Replacement Wetland that would adversely affect the
functions or values of the wetland as determined by Minnesota Rules 8420.0540, subp. 10, and
as specified in the replacement plan.
2. Declarant shall pay the costs of maintenance, repairs, reconstruction, and
replacement of the Replacement Wetland, which the LGU or the State of Minnesota through the
Minnesota Board of Water and Soil Resources may deem necessary to comply with the
specifications for the Replacement Wetland in the approved replacement plan.
3. Declarant grants to the LGU, the State of Minnesota, and the agents and
employees of the LGU and the State of Minnesota, reasonable access to the Replacement
Wetland for inspection, monitoring, and enforcement purposes. This Declaration grants no
access to or entry on the lands described to the general public.
4. Declarant represents that he or she has a fee simple or easement interest in the
land on which the Replacement Wetland is or will be located. Declarant represents that he or she
has obtained the consent of all other parties who may have an interest in the land on which the
Replacement Wetland is or will be located to the creation of the restrictions and covenants
herein, and that, all such parties have agreed in writing to subordinate their interests to these
restrictions and covenants, pursuant to the attached Consent and Subordination Agreement(s).
5. Declarant shall record or file this Declaration, pay all costs associated with
recording or filing, and provide proof of recording or filing to the LGU. If this Declaration is
given pursuant to a replacement plan, such proof shall be provided to the LGU before proceeding
with construction of the Replacement Wetland.
6. Acknowledge that this Easement shall be unlimited in duration, without being re-
recorded. This Easement shall be deemed to be a perpetual conservation easement pursuant to
Minn. Stat. ch. 84C.
7. If the replacement plan approved by the LGU and on file at its offices requires the
establishment of areas of native vegetative cover, the term "Replacement Wetland" as used in
this Declaration shall also include the required areas of permanent vegetative cover, even if such
areas are not wetlands. All provisions of this Declaration that apply to the Replacement Wetland
shall apply equally to the required areas of native vegetative cover. In addition, the Declarant:
(a) Shall comply with the applicable requirements of Minnesota Rules 8420.0540,
Page 2 of 4
Declarations Restr Covenants (from Bonestroo) (April 2003)
subpart 2.D;
(b) Shall, at Declarant's cost, establish and maintain permanent vegetative cover on
areas specified in the replacement plan for native vegetative cover, including any necessary
planting and replanting thereof, and other conservation practices, in accordance with the
replacement plan;
(c) Shall not produce agricultural crops on the areas specified in the replacement plan;
(d) Shall not graze livestock on the areas specified in the replacement plan or;
(e) Shall not place any materials, substances, or other objects, nor erect or construct any type
of structure, temporary or permanent, on the areas specified in the replacement plan, except as
provided in the replacement plan;
(f) Shall, at Declarant's cost, be responsible for weed control by complying with noxious
weed control laws and emergency control of pests necessary to protect the public health on the areas
specified in the replacement plan; and
(g) Shall comply with any other requirements or restrictions specified in the replacement
plan, including, but not limited to, haying, mowing, timber management or other vegetative
alterations that do not enhance or would degrade the ecological functions and values of the
replacement site.
8. This Declaration may be modified only by the joint written approval of the LGU
and the State of Minnesota through the Minnesota Board of Water and Soil Resources. If the
Replacement Wetland has been used to mitigate wetland losses under the Federal Water
Pollution Control Act, the U.S. Army Corps of Engineers (or successor agency) must also agree
to the modification in writing. Such modification may include the release of land contained in
the legal description above, if it is determined that non -wetland areas have been encumbered by
this Declaration, unless the approved replacement plan designates these non -wetland areas for
establishment of permanent vegetative cover.
9. This Declaration may be enforced, at law or in equity, by the LGU, or by the State of
Minnesota. The LGU and the State of Minnesota shall be entitled to recover an award of reasonable
attorneys fees from Declarant in any action to enforce this Declaration. The right to enforce the
terms of this Declaration is not waived or forfeited by any forbearance or failure to act on the part of
the State or LGU. If the subject replacement area is to be used partially or wholly to fulfill permit
requirements under the Federal Water Pollution Control Act or a federal farm program, then the
provisions of this Declaration that run to the State or the LGU may also be enforced by the United
States of America in a court of competent jurisdiction.
10. This Declaration must be recorded and proof of recording submitted to the
LGU or other regulatory authority in order to be valid.
Page 3 of 4
Declarations Restr Covenants (from Bonestroo) (April 2003)
Signature of Declarant
Signature of Declarant
STATE OF MINNESOTA )
) ss.
COUNTY OF )
This instrument was acknowledged before me on (date) by
(name(s) of person(s).
(Signature of Notarial Officer)
(Title)
My commission expires:
Attachments:
] Attachment A (legal description)
] Attachment B (map or survey of Replacement Wetland)
This instrument drafted by:
Page 4 of 4
Declarations Restr Covenants (from Bonestroo) (April 2003)
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Property Owner: RGA Properties, LLC
Property Address: 4535 and 4585 Willow Drive,
Medina, MN 55340
PID Numbers:
4-118-23-13-0003
4-118-23-13-0004
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26,3.
Easterly parcel is zoned Industrial westerly parcel is labled as Undeveloped Land.
Setback Requirements per City Zoning Ordinance
Front = 50 feet
State Hwy 55 = 100 feet
Side & Rear = 50 feet
Area of Lot is 1113458.04 sq.ft (25.56148 acres)
Property is in Flood Zone "X" (not considered to be in flood plan) per City maps designated by FEMA
PROPERTY DESCRIPTION (as shown on Title Commitment):
The West 631 feet of the East 664 feet of thot part of the West Half of the Northeast Quarter of Section 4,
Townhsip 118 North, Range 23 West of the 5th Principal Meridian, which lies South of the North 1343 feet
of the West Half of the Northeast Quarter and lies Northerly of State Highway No. 55.
Hennepin County, Minnesota
Parcel 2:
That part of the West Half of the Northeast Quarter of Section 4, Townhsip 118 North, Range 23 West of the 5th
Principal Meridain, which lies South of the North 1343 feet of said West Hdf of the Northeast Quarter, Northerly
of Stote Highway No. 55, and West of the East 664 feet of sold West Half of the Northeast Quarter.
Hennepin County, Minnesota.
Property description per title commitment from Commonwealth Land Title Insurance Company,
Commitment No. RGA PROPERTES, dated January 28, 2008
Legd description of Easterly parcel which includes vacated Willow Street:
(Note: Vacated Willow Drive is accrued to subject property by City Resolution)
The West 631 feet of the East 664 feet of thot port of the West Half of the Northeast Quarter
of Seetion 4, Township 118 North, Range 23 West of the 5th Principal Meridian, which lies
South of the North 1343 feet of said West Half of the Northeast Quarter and lies Northerly of
State Highway No. 55, together with thot portion of Willow Drive vacated in Resolution No. 03-20
filed as Document No. 8413169 accruing thereto by reason of said vocation.
Hennepin County, Minnesota.
Abstract property.
PREPARED BY:
LOT SURVEYS COAPANY, INC.
LAND SURVEYORS
7601 73RD AVE. NO.
BROOKLYN PARK, MN 55428
Ph. (763) 560-3093
Fx. (763) 560-3522
INV NO. 77151
PRELIMINARY PLAT
WALTER G ANDERSON ADDITION
City of Medina, County of Hennepin
0 -a "5' t•
414-4/
I hereby certify that this plat, plan or report WOS
prepared be me or under my direct supervision a
that I am o duly Registered Land Surveyor under
the laws of the State of Minnesota.
Doted
Signed
Charles F. Anderson, Minn. Reg. No 21753 or
Gregory R. Prasch, Minn. Reg. No. 24992
Ss
ORIGINAL DATE:
REVISIONS:
94 94
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Area of building is 218466 sq.ft
HARDCOVER CALCULATIONS
Area of building = 218466 sq ft
Area of parking, concrete and walks = 913413 sq ft
Total hordcover area = 309814 sq ft
Area of proposed Lot 1 is 1113458 sq.ft
Percentage of hardcover = 27.8%
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Agenda Item: 8
MEMORANDUM
TO: Medina Planning Commission
FROM: Tim Benetti, Planning Director
DATE OF MEETING: April 8, 2008
SUBJECT: Conditional Use Permit Amendment, Site Plan & Variance to
allow a 4,800-sq. ft. building and 9 vehicle Parking Lot
Expansion for Walter G. Anderson Inc., and a Preliminary/Final
Plat to combine two lots
SITE ADDRESS: 4535 Willow Drive
APPLICANT: Michael Construction Services, Inc. on behalf of RGA
Properties, LLC
ZONING: IP-Industrial Park
REVIEW DEADLINE: July 8, 2008
1. DESCRIPTION OF REQUEST
Michael Construction Services, Inc. is requesting approval of an amendment to a previously
approved conditional use permit, a site plan amendment to allow a 4,800-square foot building
expansion with a minor parking lot addition to the existing Walter G. Anderson facility,
located at 4535 Willow Drive. The expansion would simply complete the "notch" on the
northwest corner of the building and provide 9 spaces of additional parking on the south side
of the building.
The notched -out area was intended to serve as additional space for truck docks and
maneuvering, but is no longer necessary. WG Anderson (WGA) wishes to fill in this area
with additional warehouse and storage space. WGA is a paper or cardboard carton
manufacturing company that makes printed and folded boxes for the various food industries.
Notice of the Planning Commission's public hearing was published in the Official Newspaper
and was mailed to all property owners within 350 feet.
2. BACKGROUND
Under the IP —Industrial Park District regulations, "paper -board box assembly" is a use
allowed by conditional use permit (CUP). Any expansion of an existing use requires an
amendment to a CUP and site plan. The two unplatted parcels of land are to be combined into
one single new platted lot by means of the preliminary and final plats.
Page 1 of 12
WGA received approval of their original conditional use permit in 1984 for their business.
WGA has amended their original conditional use permit four times since that date, and this
will be the fifth amendment to the original CUP. In 2002 WGA requested a conditional use
permit for a smaller addition on the northwest corner of the existing building. The request
included a side yard variance of 30 feet on the north side of the addition. The conditional use
permit and variance were granted.
In 2004, WGA received approval of an amended conditional use permit and site plan
amendment to construct a 38,400 sq. ft. manufacturing/warehouse addition and 3,680 sq. ft.
office addition. The conditions of that approval may need to be addressed under this new
application.
AERIAL VIEW (LOOKING NORTH) of WALTER G. ANDERSON SITE
3. ANALYSIS OF REQUESTS
Conditional Use Permit Amendment
As indicated previously, the IP - Industrial Park Zoning District (Section 833) requires a
Conditional Use Permit for warehousing and manufacturing uses, including those specified as
"paper -board box assembly.
Page 2 of 12
Sections 825.39 and 825.41 of the Zoning Ordinance provide criteria for granting conditional
use permits as well as additional conditions that may be imposed as part a CUP request. A
copy of these sections is attached. Staff used these standards to review the application and
found that the request meets the applicable standards.
Section 825.39 states that when considering a CUP, the City shall consider the effect of the
proposed use upon the health, safety, morals, and general welfare of occupants or surrounding
lands. Among other things, the City shall consider the following:
1. That the conditional use will not be injurious to the use and enjoyment of other property in the
immediate vicinity for the purposes already permitted, nor substantially diminish and impair
property values within the immediate vicinity.
Staff believes the existing use is similar to many similar uses or facilities in the area and that
the additional warehouse/building space is minimal compared to the overall size of the
facility. The impact upon the structure is minimal and will only fill-in an area that provides
for it without any serious impacts upon setbacks.
2. That the establishment of the conditional use will not impede the normal and orderly
development of surrounding vacant property for uses predominant in the area.
The new addition will have little, if any impact upon the surrounding properties, especially
the vacant property to the west of the facility, which will be owned and maintained for future
expansion (if necessary) by WGA.
3. That adequate utilities, access roads, drainage and other necessary facilities have been or are
being provided.
There are no additional utilities to be brought into this site. The applicants will need to
relocate the fire lane and turn -around to the rear of the building to facilitate the new addition,
and relocate an existing fire hydrant. All stormwater drainage structures appear to be
unaffected by the new addition, and drainage will be handled by the existing systems already
in place.
The Fire Marshal indicated in his review memo that the turn -around shown on the plans may
need to be expanded further to the west by approximately 35 feet, in order to accommodate
safe and effective maneuvering of Fire Department equipment. The Fire Marshal indicates
that a minimum of 30-35 feet should be maintained between the building and the fire vehicles
as they maneuver in the turn -around. As such, staff is recommending a condition that the
final design of the fire lane and turn -around shall be acceptable to the Fire Marshal prior to
issuance of any building permits.
One of the conditions of approval made in the 2002 resolution of approval stated: "the
parking area, driveways and fire road must be paved and constructed to a 9-ton
standard;" The Loretto Fire Chief however, indicated that compacted gravel would
suffice, as long as the 9-ton standard was met. Meanwhile, the 2004 CUP resolution
stated: "The gravel roads shall be upgraded to bituminous at the time the loading docks
Page 3 of 12
are utilized in the future." Staff assumes this condition applied to the gravel fire lane
surface to the rear of the building.
According to Section 833.07 Design and Development Standards: Subd. 1.(s), loading
docks are defined as follows:
Loading Docks — For purposes of this section a loading dock is defined as an area
measuring at least 12 feet wide which provides a portal for a truck through the outside
wall of a building. The portal could be through a door, which allows the truck to either
enter into the building or which allows the truck to the edge of the building or to a dock at
the building with a portal into the building. A loading dock also includes an area,
measuring 80 feet long by 12 feet wide perpendicular from the portal. Storage of trucks
and/or trailers, against or adjacent to the building shall be counted as loading dock even if
access into the building is not provided.
As evident by the site plans, this fire lane will once again provide some means of access
for these trucks or possibly small deliveries. What is unknown in the 2004 approval is if
the "loading docks utilized in the future" represented the overhead door bays to the rear of
the building. According to Mr. Anderson's letter (dated March 6, 2008), this area to the
rear will no longer be used for truck docks, but will allow for the storage of company
trucks.
The plans submitted by the Applicants are a bit confusing. Plan Sheet A2 illustrates three
overhead doors with 8-foot wide openings, plus one 3-foot wide service door; while Plan
Sheet A3 illustrates two overhead doors, but detailed as 10' x 10' doors. Staff needs to
have the Applicant indicate the exact number and dimensions of these doors to be
installed in this new addition, and their purpose to the facility.
In any event, the proposed overhead doors themselves may not meet the true definition of
a 12-ft. wide area noted in the above -referenced "loading dock" standards; however, the
Planning Commission may want to discuss if this previous condition of paving (with
bituminous) is applicable under this amended CUP and Site Plan.
4. That adequate measures have been or will be taken to provide sufficient off-street parking and
loading space to serve the proposed use.
According to the parking calculations provided by the applicant's engineering and design
consultants, the site currently has the following:
BLDG. SPACE
AREA
CODE REQ.
No. SPACES
PROVIDED
Office Uses
10,291 sq. ft.
1 per 400 sq. ft.
26
Manufacturing/Warehouse (existing)
208,067 sq. ft.
1 per 2,000 sq. ft.
107
New (Addition)
4,800 sq. ft.
1 per 2,000 sq. ft.
3
Total Spaces Required
107
TOTAL SPACES PROVIDED
162
It is unknown if the 9 additional parking spaces on the plan are included as part of these
calculations. Nevertheless, assuming the office vs. warehouse area calculations are correct
Page 4 of 12
and applying the required parking ratios to these separate areas, it appears WGA is providing
more parking than what is allowed by the Ordinance, and therefore can be inferred that
sufficient parking is being met on site.
5. That adequate measures have been or will be taken to prevent or control offensive odor,
fumes, dust, noise and vibration, so that none of these will constitute a nuisance, and to
control lighted signs and other lights in such a manner that no disturbance to neighboring
properties will result.
Staff does not believe that the proposed use will increase odor, fumes, dust, noise, or
vibrations. The facility has never been known to produce any noxious fumes or noises from
the facility and we will ensure that all lighting on the structure will be downcast and fully
shielded.
6. The use, in the opinion of the City Council, is reasonably related to the overall needs of the
City and to the existing land use.
Staff believes that the proposed structure is consistent with existing uses in the area; is ideally
suited to accommodate the needs of the applicant; and that any industrial based business
additions of this nature can be supported. There should be no negative effect upon the overall
character of the surrounding land uses, neighborhood or the City of Medina.
7. The use is consistent with the purposes of the zoning code and the purposes of the zoning
district in which the applicant intends to locate the proposed use.
The proposed use of addition storage and warehouse spaces is consistent with the purposes of
the Industrial Park district and the existing use itself
8. The use is not in conflict with the policies plan of the City.
Staff is unaware or discovered any information on the site plans that this use or the additional
building and parking spaces would be in conflict with the Comprehensive Plan (both current
and the proposed 2010-2030 Plan); or policies and standards of the Industrial Park District.
9. The use will not cause traffic hazard or congestion.
All traffic will be limited to the rear of the facility. No impact of traffic off Willow or Hwy.
55 would be affected by this addition or project.
10. Existing businesses nearby will not be adversely affected by intrusion of noise, glare or
general unsightliness.
There are similar light industrial businesses surrounding the subject property to the north
(Twinco); and south across the highway; and the Cates farm across the road to the east. Staff
does not believe this additional building space would affect any of these surrounding users.
11. The developer shall submit a time schedule for completion of the project.
The applicants intend to have the project completed by sometime this year. Once the review
process has taken place and conditional approvals have been granted, the City and the
Page 5 of 12
Applicant usually conduct a pre -construction meeting to ensure that all measures and
conditions have been or will be met during construction; and the work schedule is
determined.
12. The developer shall provide proof of ownership of the property to the Zoning Officer.
According to the initial paperwork submitted by the Applicants, the property owners are
listed on the title commitment as RGA Properties, LLC, the owners of both parcels and
the manufacturing/warehouse/office facility locally knows as Water G. Anderson, Inc.
In addition to all of these criteria for granting conditional use permits, and in accordance with
Section 825.41, the City has discretion to impose conditions on the approval that protect the
best interests of the surrounding community and the city as a whole. Section 825.41 states
that these conditions could include, but are not limited to the following:
■ Increasing the required lot size or yard dimensions.
■ Limiting the height, size or location of buildings.
■ Controlling the location and number of vehicle access points.
■ Increasing the street width.
■ Increasing the number of required off-street parking spaces.
■ Limiting the number, size, location or lighting of signs.
■ Required diking, fencing, screening, landscaping or other facilities to protect adjacent or
nearby property.
■ Designating sites for open space.
The Planning Commission should determine if other conditions are warranted or deemed
necessary under this development proposal.
Site Plan
The applicant is proposing to construct a 4,800-square foot manufacturing/warehouse addition
on the northwest corner of the existing building, and provide an additional parking area for 9
vehicles along the south side of the building. Sections 825.55 and 833 of the Zoning
Ordinance contain specific standards for approval of a site plan amendment. Staff used these
standards to review this application.
Setbacks. The Zoning Ordinance requires a minimum 50-foot setback from the front, side
and rear lot lines. The existing building sit approximately 230-feet (closest point) from the
property line along State Highway 55; 190-feet from Willow Drive; and 20.5 feet at the
northeast corner to 30.5 feet at the northwest corner from the northerly property line (due to
the off -angled location of the building with the property line). The building addition would
essentially match the existing non -conforming building setback along the north; hence the
requirement of the variance. The findings of the variance will be addressed later in this
report.
Building Height. The Zoning Ordinance requires a maximum height of 30 feet for buildings
within the Industrial Park Zoning district. The proposed manufacturing/warehouse addition
Page 6 of 12
would be approximately 24 feet high and match the existing building height. The new
addition meets the building height requirement. Staff will apply the previous condition of
approval that any roof top equipment to be placed on top of the building must be installed or
positioned not to be visible from the ground, or screened.
Impervious Surface Area Coverage. The Zoning Ordinance requires a maximum of 50
percent impervious surface area. In the 2004 office/warehouse addition, WGA's impervious
coverage was calculated at 49.54 percent, which included the additional vacated section of
Willow Drive right-of-way in the southeast corner of the site (refer to survey). With the two
parcels proposed to be combined into one large lot, the calculations reflect the following:
Total Site Area: 1,114,335 sq. ft. , or 25.58 acres.
Existing Building: 218,358 sq. ft.
Proposed Building Space: 4,800 sq. ft.
Existing Paved Areas: 117,662 sq. ft.
New Paving: 7,833 sq. ft.
TOTAL IMP. AREA: 348,653 sq. ft. or 8 acres
Percentage: 348,653 sq. ft / 1,114,335 sq. ft: ..... 31.29 %
With the combined parcels and vacated right-of-way section, the Applicants easily meet the
Ordinance standard.
Parking. The parking analysis was complete in the CUP section above. Please refer to that if
necessary. The new and existing parking surfaces will provide the needed parking for the
entire facility, and therefore all parking requirements have been met.
Grading and Drainage and Utilities. The City Engineer has performed a preliminary review of
the site plan and its supporting documents as related to grading, drainage and utilities
(comment letter attached). Most of these comments appear to be very general and easily
attainable under the building permit review process. The additional 20-foot wide easements
over the water main and sanitary sewer line can be provided on the final plat or by separate
recordable instrument, if necessary.
Exterior Finish and Building Modulation. Pursuant to the IP District standards, any new
building addition must meet the current ordinance standards and/or the existing building
itself. The existing building is comprised of pre -finished and precast concrete (tip -up) panels,
prefinished metal fascia and roof caps, all matching the current exterior materials. The steel
overhead doors to serve the new storage area will not be any different in size or location as
seen today.
As noted under the CUP analysis, the Applicants must stipulate the exact number and size of
the overhead doors in the new addition. This condition will be made part of any approvals.
Landscaping. The landscaping plans indicate that a number of trees and shrubs will either be
preserved or transplanted on site to accommodate the new addition, fire lane turn -around and
Page 7 of 12
parking area. The plan indicates landscaping details elsewhere on the plans; but does not
indicate if these are new plantings or proposed plantings. Staff will need to verify this under
the final plan approvals. If the fire lane turn -around is to be used for loading or parking of
vehicles, Staff would suggest that additional landscaping materials be planted to screen this
area form the property to the north. A staggered row of 8 foot high coniferous trees the length
of the turn -around is recommended.
Lighting. The plans are absent of any lighting details to the rear addition or near the new
parking area. If any new lighting is added, it must comply with lighting standards as noted
under Section 833.07: Subd. 1(p) Outdoor Lighting. Simply stated these standards require all
lighting to be shielded and downcast, with most if not all lighting to be contained inside the
property lines.
Variance
The IP district currently requires a 50-foot setback from all property lines. The new addition
would match with the existing side yard setback of the building along the northerly lot line,
which is approximately 30.5 feet (as measured on survey) or 33.9 feet (as measured on site
plan). The Planning Commission and City Council must review and consider the variance
request with the standards outlined in Section 825.45 of the Zoning Ordinance as follows:
1) Exceptional or extraordinary circumstances apply to the property which do not apply
generally to other properties in the same zone or vicinity, and result from lot size shape,
topography, or other circumstances over which the owner of property since enactment of
the Ordinance, have had no control.
Exceptional circumstances may apply in that the Applicant's building was constructed at a
time when setbacks may have allowed it to be built closer than what is allowed by today's
standards. To require the Applicants to meet the new 50 foot standards would create
another "notch" effect on the building, which does not seem reasonable.
2) The literal interpretation of the provisions of this Ordinance would deprive the applicant
of rights commonly enjoyed by other properties in the same district under the terms of this
Ordinance.
The "literal interpretation" of the Ordinance would not necessarily deprive the applicant
from reasonable use of the property. However, setbacks can be viewed as flexible or
adjustable in situations that seem reasonable by land use standards. In this case, Staff
believes it is reasonable to have the applicants simply match the existing non -conforming
setback of the larger existing building, and complete the missing section of the building in
order to maintain symmetry with the perimeter of the building.
3) That the special conditions or circumstances do not result from the actions of the
applicant.
This is one of those standards that could be applied or interpreted both ways. In essence,
the conditions that necessitate the need for the variance were created by the proximity of
the existing building, which was created by the approval of a site plan and issuance of a
building permit many years ago. The conditions that apply to this particular variance are
Page 8 of 12
indeed self-created; yet the main portion of the building location was created by other
action years prior or allowed by city approvals under various land use or building
applicants. The matching of the building addition to the existing building lends support to
conditions or circumstances created by others.
4) That granting of the variance requested will not confer on the applicant any special
privilege that is denied by this Ordinance to the owners of other lands, structures, or
buildings in the same district.
The variance would confer on the applicant special privileges that are denied to other
properties. However, staff reiterates our opinion that the majority of the building is
already afforded the privilege of a reduced setback (by today's standards), and the impact
upon the surrounding land uses appears to be minimal
S) The variance requested is the minimum variance which would alleviate the hardship.
The applicant is requesting a variance to encroach approximately 16.5 — 19.5 feet into the
50-foot setback line along the north boundary. Although there may not be any true
hardship under this development proposal, the request is the minimum Staff would
support in order to complete the building section as illustrated on the plan sets.
6) The variance requested would not be materially detrimental to the purpose of this
Ordinance or to property in the same zone.
Staff finds that the proposed variance requests would not be detrimental to surrounding
properties and to the purpose of the ordinance
Preliminary and Final Plat
The land owners are requesting this plat procedure in order to combine their two separate,
legally described and unplatted parcels of land into one large single platted lot. The plat will
also include the vacated segment of Willow Drive in the southeast corner, which was vacated
July 1, 2003. In order to effectively combine these two parcels and vacated section of
roadway, the platting process was recommended by city staff as the most preferred
alternative, which was amenable to the landowners.
In the case of all subdivisions, the Planning Commission and City Council may deny the
approval of a preliminary or final plat based on one or a combination of the following
findings:
(a) That the proposed subdivision is in conflict with the general and specific plans of the
city.
(b) That the physical characteristics of this site, including but not limited to topography,
vegetation, soils, susceptibility to flooding, water storage, drainage and retention,
are such that the site is not suitable for the type of development or use contemplated.
(c) That the site is not physically suitable for the proposed density of development or does
not meet minimum lot size standards.
Page 9 of 12
(d) That the design of the subdivision or the proposed improvements are likely to cause
substantial environmental damage.
(e) That the design of the subdivision or the type of improvements are likely to cause
serious public health problems.
(f) That the design of the subdivision or the type of improvements will conflict with public
or private streets, easements or right-of-way.
From a combined city staff review of this plat, we do not find any reasons or conditions listed
above that would preclude the approval of this preliminary and final plat. The City Engineer
and City Attorney will ensure that all easements are illustrated, located and described
properly on the plat or in supporting documents; and that all title conditions have been met
prior to releasing for any recording.
3. CONCLUSIONS
The 4,800 sq. ft. warehouse addition to the rear of the WGA manufacturing facility and the
nine stall parking lot all appear to be very minimal and reasonable in comparison to the large
size of this site, and both should be welcome improvements to the existing WGA facility.
These applications are typically subject to both measurable standards and standards that are
open to interpretation. Staff has concluded that the applications generally meet the
measurable standards of the Ordinances, as well as the established conditional use standards,
variance standards, site plan standards and preliminary/final plat standards. However, since
this conclusion is based on standards that are open to some interpretation, the Planning
Commission could reasonably discern other conclusions. City staff would recommend that
any conclusions, additional standards or conditions you wish to convey upon the Applicant
and/or Landowners be reasonable and hopefully agreeable to all parties.
4. RECOMMENDATION
Staff recommends approval of the conditional use permit amendment, site plan, and variance
to setbacks allowing a 4,800-square foot building expansion, along with the 9 stall parking lot
facility„ along with the preliminary and final plat to RGA Properties, LLC, landowners of the
Walter G. Anderson, Inc. property located at 4535 Willow Drive, and subject to the following
conditions of approval (note: some of these conditions are carry-over from the 2002 and 2004
conditional use permit approvals):
1. The new addition shall match the appearance in both materials and colors as the
existing facility;
2. The Applicants shall resubmit an updated site plan that clearly illustrates the number,
sizes and locations of overhead doorways to the new addition;
3. The Applicant must indicate on the landscaping plan what plantings are new and the
preferred locations of any relocated plantings. Plus, the plan should provide
additional number of 8-foot high spruce/evergreen trees in staggered row along the
Page 10 of 12
north edge of the fire lane turn -around and near the northwest corner of the building to
ensure proper screening;
4. Any new roof top equipment be positioned shall not be visible from the ground or
screened;
5. The applicant shall supply an easement over the existing sewer and water lines on the
property (as indicated by the City Engineer's review letter);
6. Any new outdoor lighting must be designed and installed so that the light is downcast
only with all sides enclosed except the bottom, the lens is recessed and the light source
is not visible. All light standards and lights mounted on the building may be no higher
than 20 feet above grade. The maximum light intensity at the property line may not
exceed 0.2 foot candles and must be verified by a report prepared by a lighting
technician and delivered to the City
7. The new parking areas, reconstructed driveways and fire lane road (if requested) must
be paved with bituminous or concrete material, and constructed to a 9-ton standard;
8. The Applicant must install "no parking" and "fire lane" signs on both sides of the road
on the west side of the building and in other areas on site as determined by the Fire
Marshal and/or Fire Chief;
9. There shall be no outdoor storage on the site, nor is any outdoor storage permitted
without amendment of this conditional use permit;
10. Outdoor storage of commercial vehicles is limited to no more than four, none of which
may exceed 12,000 lbs. gross vehicle weight. Additional commercial vehicles
exceeding 12,000 lbs. g.v.w. may be parked in the loading dock but must be
completely screened from view;
11. Any roof top mechanical equipment must be completely screened;
12. Prior to beginning construction, the Applicant must post with the City a letter of credit
in an amount equal to 150% of the estimated cost of the site improvements, as
determined by the City Engineer;
13. The Applicant must comply with all terms and conditions, if any from the watershed
district;
14. The Applicants shall comply with the conditions outlined in the City Building
Official/Fire Marshal's review letter of March 14, 2008, including the relocation and
expansion of the fie lane turn -around as indicated in said letter; and
15. The applicant shall comply with the conditions outlined in the City Engineer's review
letter dated March 24, 2008;
16. The Applicant agrees to enter into a Development Agreement with the City of Medina
to ensure the development is completed in accordance with the approved set of plans
and conditions of approvals specified herein; and
17. The Applicant agrees to pay to the City all fees associated with the review and
processing of these applications, including all those costs incurred by city staff and
city consultants for the preparation and filing of all permits and documents.
Page 11 of 12
ATTACHMENTS
1. Property Owner's Narrative/Letter of Request
2. Narrative of Lot Combination
3. City Building Official/Fire Marshal's review letter of March 14, 2008
4. City Engineer's March 24, 2008 review letter
S. Site Plans & Preliminary/Final Plat Maps
Page 12 of 12
March 6, 2008
City of Medina
2052 County Road 24
Medina, MN 55340
To Whom It May Concern:
Walter G. Anderson, Inc is seeking to build a 4800 square foot addition to the Northwest
comer of its building. This addition would not increase the current wall space of the
building but would just fill in the "notch" that we had planned on using for truck docks,
but will not.
Walter G. Anderson, Inc is a folding carton manufacturer primarily making printed boxes
for dry, frozen, and refrigerated food companies. Because of our predominance in the
food industry, this addition is needed so that we may meet our customers' requirements
of not storing manufacturing/maintenance items in our raw material and finished goods
inventory space. This space will also be used to store our company truck as well as
reduce, if not eliminate, our need for outside storage. There will be no increased water or
sewer needed in this addition. The exterior will be painted as such so that it matches the
current exterior.
I respectfully ask that Walter G. Anderson, Inc be granted a CUP for this addition so that
we may be able to meet our customers' requirements as soon as possible.
Marc Anderson
President and CEO
Walter G. Anderson, Inc.
4535 WILLOW DRIVE, HAMEL, MINNESOTA 55340, TELEPHONE (763) 478-2133, FAX (763) 478-6572
WALTER G. ANDERSON
Detailed Narrative Supporting Lot Combination
RGA Properties, LLC, a Minnesota Limited Liability company holds title to two parcels
(described on Exhibit "A'). The most easterly parcel is host to a one-story brick and block
building of 218,466 square feet and is home to Walter G. Anderson, Inc. The westerly parcel has
been heretofore held unused.
RGA Properties, LLC, Landlord of Walter G. Anderson, Inc. desires to combine the two lots into
a single parcel. Doing so will permit the Walter G. Anderson building to be expanded.
The proposed plat has defined utility and drainage easements, including wetland areas along the
southwesterly line of the two properties and provides drainage and utility easements per
ordinance along the westerly, northerly, and easterly boundaries of the parcel.
The property is in flood zone "X" and is not in Flood Plain. Total lot area when combined will
be 25.5614 acres.
The easterly parcel is zoned industrial The westerly parcel is labeled as undeveloped land under
City Code. All requisite setbacks are met by the existing structure on the easterly lot.
When combined, existing hardcover will total 27.8%.
A companion request for a Conditional Use Permit to expand the Walter G. Anderson facility
accompanies this application.
METRO EST INSPECTION SERVICES, INC.
Loren Kohnen, Fres. (763) 479-1720
FAX (763) 479-3090
March 14, 2008
TO: Dusty Finke
City of Medina
FROM: Loren Kohnen
RE: Walter G. Anderson
4535 Willow Drive
Medina, Minnesota
BUILDING EXPANSION (NW Corner)
I have reviewed the proposal for compliance with Fire Codes and
Loretto Fire Department requirements.'
The plan as provided shows the turn -around for Fire Department
equipment to be expanded. This must be expanded farther to the
West by 35 ft. to maintain a> -distance ofi30' - 35' from the
building allowing for lequipment _to turn around. The turn -around
must be built to a 9 ton standard and verified by the City Engineer.
There is an existing fire hydrant that must be moved to the West
and out of the turn -around area. This new location must be
reviewed and approved before any work is started.
LK;jk
Box 248, Loretto, Minnesota 55357
March 21, 2008
Mr. Tim Benetti
City of Medina Planner
2052 County Rd 24
Medina, MN 55340
Re: Walter G. Anderson Plat
Bonestroo File No. 000190-08000-1
Plat No. L-08-024
Dear Tim,
2335 Highway 36 W
St. Paul, MN 55113
Tel 651-636-4600
Fax 651-636-1311
www.bonestroo.com
Bonestroo
We have reviewed the plat and plans for the proposed lot combination and building addition to the site at 4353
Willow Drive, dated 3-10-08. We have the following comments with regards to engineering matters:
• Drainage and Utility easements should be provided over all existing water main and sanitary sewer.
The easements should be 20' wide and centered over the pipe.
• Drainage calculations (including storm sewer, ponding, and drainage area maps) for the proposed
improvements should be provided for review and approval.
• The Fire Marshal should review and comment on the plans.
If you have any questions please feel free to contact me at (651) 604-4863.
Sincerely,
BONESTR00
Tom Kellogg
Cc: Dusty Finke, City of Medina