5-17-2023 Planning Commission meeting for City of Columbus

CITY OF COLUMBUS

PLANNING COMMISSION MEETING

INTERACTIVE TECHNOLOGY MEETING FORMAT

STATUTES SECTION 13D.021

5-17-2023

The 5-17-2023 Planning Commission meeting for the City of Columbus was called to order by Chair Lynn

Carver-Quinn at the City Hall at 6:00 PM. Present were Planning Commission members Barb Bobick, Judy

Huntosh and Bethany Barrette, City Administrator Elizabeth Mursko, Council Planning Commission

Liaison Janet Hegland, City Planner Dean Johnson, and Associate Planner Frank Koenen. Also in

attendance were Cindy Angel and Jon Sawyer. In attendance via interactive technology was City

Engineer Tim Olson. The meeting was held in an interactive technology meeting format.

1. CALL TO ORDER – REGULAR MEETING – 6:00PM

2. PLEDGE OF ALLEGIANCE

3. APPROVAL OF MEETING AGENDA Motion Bobick. Second by Huntosh. Motion carried with Barrette,

Bobick, Huntosh, and Carver-Quinn voting in favor.

4. DISCUSSION – CONDITIONAL USE PERMIT FOR PLANNED UNIT DEVELOPMENT – COLUMBUS

INDUSTRIAL PARK (PAGES 1-44, AND ENCLOSURE, ADDITION PAGES A1-A9, AND HANDOUT) At

this point a discussion was held regarding a request for Conditional Use Permit allowing a Planned

Unit Development for “Columbus Industrial Park” to create a phased development of seven (7)

buildings for lease to other companies in the Light Industrial (LI) zoning district. City Planner Dean

Johnson gave an update regarding correspondence with Anoka County, which recommended a

south-bound right-turn lane and a north-bound bypass lane be constructed in conjunction with the

plat. However, the development’s engineer believes that the project is relatively small and won’t

require both turn lanes. He recommends waiting to see the impact on traffic in the first phases of

development, and to add the north-bound bypass lane if needed. A condition describing the

potential requirement of a north-bound bypass lane in the future will be drafted by the City

Attorney. City Planner Dean Johnson also outlined the updated process of approving the businesses

that will utilize the development, which will not require Interim Use Permits (IUP) for each individual

business. Commissioner Bobick says that she thinks that this development is an incredible use of the

land, and Chair Carver-Quinn agrees.

Motion Bobick to recommend approval of Brown Beagle LLC, Columbus Industrial Park Planned

Unit Development (PUD) Conditional Use Permit (CUP), based on findings of fact 1-24, conditions

1-25 of the planner’s report dated May 8

, 2023 and the findings of fact in the engineer’s report

dated April 25

, 2023. Second Barrette. Motion carried with Bobick, Barrette, Huntosh, and

Carver-Quinn voting in favor.

City Staff Report 5/8/2023

Findings of Fact

1. The City received a Planned Unit Development Conditional Use Permit (PUD CUP) application

from Windsor Engineers on behalf of Jon Sawyer, Brown Beagle LLC (“Brown Beagle”), on

January 4, 2023. The application was found to be incomplete. Upon receipt of additional

information, the application was found complete on April 5, 2023.

2. The 60-day review period ends on June 4, 2023, and the 120-day review period, if necessary,

ends on August 3, 2023.

3. The proposed development is located at 137XX West Freeway Drive NE (CSAH 54) on property

legally described as part of the North 330 feet of the North Half of the Southwest Quarter of

Section 36, Township 32, Range 22, Anoka County, Minnesota, lying westerly of the center line

of CSAH 54, except road and easements of record (“Property”).

4. The Property is currently zoned LI Light Industrial.

5. The Property is designated Light Industrial in the 2040 Comprehensive Plan.

6. The vacant Property is approximately 10.45 acres in area.

7. The proposed development of the Property includes seven independent buildings, which will be

owned by Brown Beagle and leased to individual business owners. A private drive will provide

access to four 80 feet by 135 feet buildings (10,800 square feet each) on the north half of the

Property and two 80 feet by 100 feet buildings (8000 square feet each) and one 100 feet by 100

feet building (10,000 square feet) on the south half of the Property.

8. Anoka County is requiring a south bound turn lane on CSAH 54, and Brown Beagle is dedicating

an additional 10 feet of right of way along the highway.

9. The property will be served by the extension of City owned and maintained sanitary sewer and

water lines in the east-west access driveway. The City will receive a drainage and utility

easement over the utility corridor for access and maintenance.

10. Total impervious site coverage on the Property is approximately 35%. The development will be

served by private stormwater management ponds.

11. Total site development includes 69,200 square feet of building space and 149 surface parking

spaces, including 14 handicapped accessible stalls. Minimum driveway access aisles are 24 feet

in width through the center of the development and between the individual buildings. All

parking stalls are a minimum of 10 feet width and 20 feet depth.

12. The exact uses of the buildings is unknown at this time; however, some assumptions about

usage may reveal potential parking adequacy or inadequacy. The assumptions relate to total

building square footage of 69,200 and a percentage of the total for three primary uses (office,

warehouse and service):

• Office: 15% [10,380] @ 1:200 sq. ft. requires 52 parking spaces

• Office: 20% [13,840] @ 1:200 sq. ft. requires 70 parking spaces

• Warehouse: 20% [13,840] @ 1:2000 sq. ft. requires 7 parking spaces

• Warehouse: 40% [27,680] @ 1:2000 sq. ft. requires 14 parking spaces

• Service: 65% [44,980] @ 1:500 sq. ft. requires 90 parking spaces

• Service: 60% [41,520] @ 1:500 sq. ft. requires 83 parking spaces

• Service: 45% [31,140] @ 1:500 sq. ft. requires 63 parking spaces

• Service: 40% [27,680] @ 1:500 sq. ft. requires 56 parking spaces

• 15% office + 20% warehouse + 65% service = 149 parking spaces

• 15% office + 40% warehouse + 45% service = 129 parking spaces

• 20% office + 40% warehouse + 40% service = 140 parking spaces

• 20% office + 20% warehouse + 60% service = 160 parking 13.

13. In the event higher percentages of office use and service use rather than warehousing use

become evident, a potential parking problem could arise. Brown Beagle has prepared a “Proof

of Parking” plan which identifies the potential to add 18 parking spaces around the central

wetland area.

14. All parking is considered ‘communal’ within the development, which should also allow for some

averaging of higher parking-oriented uses with lower parking-oriented uses.

15. Use of the property will be strictly limited to Permitted and Conditional Uses listed in the LI Light

Industrial Zoning District.

16. The proposed development is planned to be constructed in three phases. Phase 1 includes the

easterly two buildings in 2023; Phase 2 includes the middle three buildings in 2023 or 2024; and

Phase 3 includes the westerly two buildings in 2024 or 2025. Phase 1 will also include the entire

site grading, sanitary sewer and water installation, stormwater ponding, turn lane on CSAH 54

and the easterly portion of landscaping. A central mailbox location will also be located near the

front entrance to the Property.

17. Building details have been provided for the Phase 1 buildings, including building elevations and

renderings. The buildings are 18-feet-tall at the eave line and approximately 20-feet-tall at the

peak of the roof line. The exterior walls include a 6-feet-tall stone veneer wainscot and beige

stucco finish metal wall panels. The standing seam metal roof is a dark bronze color.

18. Each of the buildings in Phase 1 includes two overhead doors on the west elevation and passage

doors on at least three elevations. Windows are illustrated on at least two of the elevations on

each building. A sign band location is identified for each building. Plumbing, electrical and HVAC

systems are located within each individual building.

19. The basic building features, exterior materials and color schemes will remain the same in all

phases of the development.

20. A trash dumpster will be dedicated to each building. A 6-feet-tall white vinyl fence is located

between the buildings along the property lines in lieu of a trash enclosure. This will allow better

flexibility in trash collection and will also serve to screen vehicles, equipment and any other

authorized outdoor storage from abutting properties.

21. Site lighting is limited to downcast and shrouded wall packs. There are two wall packs on the

east and west parking lot sides of each building on the north half of the Property and one wall

pack on the east and west parking lot sides of each building on the south half of the Property.

There are also two lights on each building facing the east-west service drive. All lights are 32W

LED lamps, except the east side of Building 1 and the north side of Building 7 have 109W LED

lamps. Light intensity does not exceed one foot candle at any property line.

22. Site landscaping includes 12 deciduous trees (American Linden, Blaze Maple, Hackberry, Red

Maple) along West Freeway Drive and 80 coniferous trees (Black Hills Spruce and Austrian Pine)

along the north and south sides of the Property. The quantities and planting sizes are consistent

with ordinance requirements. Conifers represent eighty-five percent of the trees proposed,

reflecting a preference for site screening.

23. There are two wetlands on the property. A smaller wetland is located between Building 6 and

Building 7, and the westerly one-third of the Property is encumbered with a wetland. The Notice

of Decision for the wetland delineations was approved by the Rice Creek Watershed District

(RCWD) on February 27, 2022. Fifty-feet wetland buffers are established adjacent to each

delineated wetland edge.

24. A revised Conditionally Approved Pending Receipt of Changes (CAPROC) stormwater

management permit from RCWD was approved on January 25, 2023. 25. The Planning

Commission held a public hearing on the Brown Beagle Columbus Industrial Park PUD CUP

application on May 3, 2023.

Conditions

Based upon the above Findings of Fact, the Planning Commission should consider recommending

approval of the Brown Beagle Columbus Industrial Park Planned Unit Development Conditional Use

Permit (PUD CUP) application to the City Council, subject to the following:

1. The PUD CUP is contingent upon detailed recommendations of the City Engineer.

2. The PUD CUP is contingent upon detailed recommendations of the City Public Works Director.

3. The PUD CUP is contingent upon detailed recommendations of the City Attorney, including but

not limited to structuring the final conditions of the PUD CUP for recording.

4. The PUD CUP is contingent upon Phase 1 detailed plan review and approval by the Building

Official.

5. The PUD CUP is contingent upon detailed plan review and approval by the Forest Lake Fire

Department.

6. The PUD CUP is contingent upon requirements of the Anoka County Highway Department.

7. The PUD CUP is contingent upon requirements of the Rice Creek Watershed District.

8. The PUD CUP authorizes the phased development of the Property, provided Phase 1 shall be

completed by December 31, 2024, Phase 2 shall be completed by December 31, 2025, and

Phase 3 shall be completed by December 31, 2026. Failure to meet the deadlines established for

the Phased Development Approval shall result in a mandatory amendment to the PUD CUP to

address the disposition and completion of the proposed development.

9. Phases 2 and 3 require the submission and administrative review and approval of detailed

building plans, including floor plans, utility plans, building elevations, and final landscape and

screening plans, prior to the issuance of any building permits in either phase.

10. All uses of the Property shall be strictly limited to the Permitted Uses and Conditional Uses

allowed in the LI Light Industrial Zoning District.

11. The future lease and occupancy of any building on the Property is contingent upon formal

written notice from Brown Beagle to the City with the contact information, business description

and zoning use compatibility of each lessee. The City must furnish Brown Beagle with a written

letter of zoning compliance prior to the original occupancy or reuse of any building.

12. Outdoor, overnight vehicle and equipment parking shall be limited to those parking spaces on

the east and west sides of the buildings; except, no overnight parking is permitted on the east

side of Building 1 and overnight parking shall be permitted on the north side of Building 7.

13. The outdoor storage of other approved materials shall be similarly restricted as in Condition #12

above; except, no outside storage may occupy a parking space.

14. Once authorized, Brown Beagle shall construct and maintain all site improvements consistent

with the Conditional Use Permit Application, dated January 4, 2023; Planned Unit Development

CUP application received February 20, 2023; revised Narrative, dated March 21, 2023;

architectural plans (sheets A3.01 and G0.02), by Erik Walker, received April 5, 2023; revised

Engineering Plan for Columbus Industrial Park (pages 1-22), by Windsor Engineers, dated March

21, 2023 and received April 5, 2023; except as may be modified with City approval.

15. Approval of the PUD CUP does not eliminate the requirement for obtaining any other permits

and approvals as may be required by City, watershed, county, or state laws, rules, ordinances,

and policies, including but not limited to grading permits, building permits, plumbing permits,

electrical permits, stormwater permits, sign permits, driveway permits, public water connection,

and public sewer connection.

16. All site lighting shall be shrouded and downcast.

17. All site signage requires administrative review and permitting.

18. The PUD CUP authorizes the construction of 6-feet-tall vinyl fencing between the buildings in

lieu of dumpster enclosures. The fencing shall be extended along the parking lot on the west

side of Building 6 and along two sides of the trash dumpster for Building 7. The fencing shall be a

non-white color that matches or is complementary to the color schemes of the building

exteriors.

19. Buildings on the Property shall be properly maintained, physically and aesthetically, throughout

the duration of the PUD CUP.

20. Approved landscaping and screening shall be maintained and replaced, as needed, throughout

the duration of the PUD CUP.

21. Upon reasonable notice and a finding that additional parking is needed on the Property, the City

Council may require that Brown Beagle construct additional parking as illustrated on the “Proof

of Parking” plan, dated February 16, 2023.

22. In the event the City Council determines, in its sole discretion, that the use of the Property is not

being operated in accordance with any term or condition contained herein, the PUD CUP may be

revoked by the City upon proper notice and a hearing. The City shall notify regulatory authorities

that have issued licenses or permits in connection with the PUD CUP of any such revocation.

23. Any expansion or intensification or change in the approved use of the Property requires an

amendment to the PUD CUP.

24. Brown Beagle shall be obligated to pay all costs and expenses incurred by the City in connection

with any proceeding to revoke the PUD CUP, including reasonable attorneys' fees and

consultant fees.

25. Brown Beagle shall be responsible to reimburse the City for its out of pocket expenses incurred

in the review and approval of the PUD CUP, including any subsequent inspection and

enforcement actions.

5. PUBLIC HEARING AND DISCUSSION – ORDINANCE 23-03 – CHAPTER 7A – ADMINISTRATIVE

VARIANCES FOR LOW FLOOR ELEVATION REGULATIONS FOR PRE-1990 DWELLINGS (PAGES 45-46)

At this point a public hearing was held to consider the proposed Ordinance 23-03 to amend Chapter

7A regarding administrative variances for low floor elevation regulations for pre-1990 dwellings.

Separate Public Hearing minutes are prepared. City Administrator Elizabeth Mursko prepared a

short presentation regarding this ordinance. City Staff recommends approval with no further

amendments.

Motion Barrette to recommend to the City Council the adoption of Ordinance 23-03 to amend City

Code to provide for an administrative variance for minimum low floor regulations for existing

residential structures, thereby amending section 7A-803 of the City Code. Second Bobick. Motion

carried with Barrette, Bobick, Huntosh, and Carver-Quinn voting in favor.

6. PUBLIC HEARING AND DISCUSSION – ORDINANCE 23-04 – CHAPTER 7C/7D – WETLANDS ZONING

AND STORMWATER MANAGEMENT REGULATIONS (PAGES 47-74) At this point a public hearing was

held to consider the proposed Ordinance 23-04 to amend Chapter 7C and 7D regarding wetland

zoning and stormwater management regulations. Separate Public Hearing minutes are prepared.

The City Engineer Tim Olson gave a report outlining the Ordinance, which amends City Code to be

consistent with Rice Creek Watershed District regulations and the State’s Wetland Conservation Act.

Councilwomen Hegland asks for amendment from Olson on the Emergency Overflow definition to

include the words ‘any property’. Commissioner Bobick asks for an amendment from Olson on the

excavation definition to include filling and leveling, rather than being limited to solely digging.

Motion Huntosh to recommend to the City Council the adoption of Ordinance 23-04 to amend City

Code sections regarding wetland zoning and stormwater management regulations, thereby

amending Chapter 7C and 7D of the City Code, including changes to definitions discussed. Second

Barrette. Motion carried with Huntosh, Barrette, Bobick, and Carver-Quinn voting in favor.

7. PUBLIC OPEN FORUM Nothing at this time.

8. PLANNING COMMISSIONER’S REPORT Nothing at this time.

9. ASSOCIATE PLANNER’S REPORT At this time Associate Planner Frank Koenen gave an inservice

presentation to the Commission regarding the differences between land use and zoning. City

Planner Dean Johnson elaborated on the topic by comparing the city’s current land use and zoning

maps. Due to Columbus being located within the Metropolitan area, land use dictates the zoning,

while cities outside of the Metro area operate in the reverse.

10. ADJOURN – Motion Huntosh. Second Barrette. Motion carried with Huntosh, Bobick, Barrette and

Carver-Quinn voting in favor. Meeting adjourned at 6:56 PM.

Respectfully Submitted: Recording Secretary Eleanor Hahn.