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HomeMy WebLinkAbout4A Prior Lake Storage PC Report 4646 Dakota Street SE Prior Lake, MN 55372 PLANNING COMMISSION AGENDA REPORT MEETING DATE: MARCH 6, 2017 AGENDA #: 4A PREPARED BY: CASEY MCCABE, COMMUNITY DEVELOPMENT SPECIALIST PRESENTED BY: CASEY MCCABE AGENDA ITEM: CONSIDER APPROVAL OF A RESOLUTION APPROVING A CONDITIONAL USE PERMIT (CUP) FOR A SELF-SERVICE STORAGE FACILITY WITHIN THE C-3, BUSINESS PARK USE DISTRICT DISCUSSION: Introduction The purpose of this agenda item is to consider approving an application from Archer LLC for a Conditional Use Permit (CUP) to allow a Self-Service Storage Facility within the C-3, Business Park Use District at 4400 Fountain Hills Drive NE (PID 253360010). History This property has been vacant since it was platted in 1999. On January 23, 2017, the Prior Lake City Council approved a Resolution amending the 2030 Compre- hensive Land Use Plan from Community Retail Shopping (C-CC) to Planned Use (P-US) and approved an Ordinance amending the official zoning map from Gen- eral Business (C-2) to Business Park (C-3). Current Circumstances PHYSICAL SITE CHARACTERISTICS: Total Site Area: The vacant site is approximately 3.55 acres. Access: Access to the site will be from Fountain Hills Drive NE. 2030 Comprehensive Plan Designation: The City Council has approved a Res- olution to designate this property as Planned Use (P-US); the amendment has been sent to the Metropolitan Council for approval. Zoning: The City Council has approved an Ordinance rezoning this property from C-2 (General Business) to C-3 (Business Park). The zoning will become official after the City of Prior Lake receives approval of the 2030 Comprehensive Land Use Plan from C-CC to P-US from the Metropolitan Council. Archer LLC is proposing to develop this 3.55-acre parcel into a Self -Service Stor- age Facility, which is defined in Section 1101.1000 of the Prior Lake Zoning Ordi- nance as, “A business consisting of a structure or group of structures containing separate storage spaces leased for the storage of goods, products, materials or other objects.” 2 Subsection 1102.1203 of the Zoning Ordinance identifies “Self -Service Storage Facility” as allowed as a conditional use in the Business Park (C-3) Use District. Eleven specific conditions are listed as the basis for approving or denying an ap- plication for this specific type of use (Self-Service Storage Facility), in the C-3 Use District. The eleven minimum conditions, as well as a few additional conditions, as recommended by staff, are listed below. Subsection 1108.202, Standards for Conditional Uses states, the Planning Com- mission shall review all applications for a Conditional Use Permit and shall make findings with respect to the following criteria: 1. The use is consistent with and supportive of the goals and policies of the Comprehensive Plan. The 2030 Comprehensive Plan establishes a goal related to Economic Vitality with an objective to determine and strive for a balance of commerce, industry and population as well as encouraging a diversified economic base. 2. The use will not be detrimental to the health, safety, morals and gen- eral welfare of the community as a whole. The proposed use will not be detrimental to the health, safety, morals and gen- eral welfare of the community. 3. The use is consistent with the intent and purpose of the Zoning Ordi- nance and the Use District in which the Conditional Use is located. The proposed use is identified as a use permitted with a conditional use permit in the C-3, Business Park Use District. 4. The use will not have undue adverse impacts on governmental facili- ties, services, or improvements which are either existing or proposed. The use will not have adverse impacts on governmental facilities; government services exist within the area to serve the project. 5. The use will not have undue adverse impacts on the use and enjoyment of properties in close proximity to the conditional use. The use will not have undue adverse impacts on the use and enjoyment of properties in close proximity. 6. The use is subject to the design and other requirements of site and land- scape plans prepared by or under the direction of a professional land- scape architect, or civil engineer registered in the State of Minnesota, ap- proved by the Planning Commission and incorporated as part of the con- ditions imposed on the use by the Planning Commission. The use will adhere to the design requirements of the City. 7. The use is subject to drainage and utility plans prepared by a profes- sional civil engineer registered in the State of Minnesota which illustrate locations of city water, city sewer, fire hydrants, manholes, power, tele- phone and cable lines, natural gas mains, and other service facilities. The plans shall be included as part of the conditions set forth in the Condi- tional Use Permit approved by the Planning Commission. 3 The applicant has submitted professional engineering plans prepared by a civil engineer which design for adequate drainage and utility details to be located within the site. 8. The use is subject to such other additional conditions which the Plan- ning Commission may find necessary to protect the general welfare, pub- lic safety and neighborhood character. Such additional conditions may be imposed in those situations where the other dimensional standards, performance standards, conditions or requirements in this Ordinance are insufficient to achieve the objectives contained in Subsection 1108.202. In these circumstances, the Planning Commission may impose restrictions and conditions on the Conditional Use Permit which are more stringent than those set forth in the Ordinance and which are con- sistent with the general conditions above. The additional conditions shall be set forth in the Conditional Use Permit approved by the Planning Com- mission. Additional conditions to ensure the protection of the general health, safety and welfare of the public are included as part of the CUP in a memorandum from Engineering and Public Works staff, dated March 2, 2017 and a memorandum from Community Development staff, dated March 2, 2017. Conclusion The attached memorandums from City Staff detail specific comments related to the review and analysis of the site. These comments must be addressed prior to the issuance of a grading permit for the project. All other site and design require- ments for this project will be reviewed and approved by City staff under the normal site plan review process. Staff recommends approval of the conditional use permit request, subject to the following conditions: 1. No compartment doors shall be allowed on a building façade which faces an “R” Use District unless a berm is placed to screen the compartment doors. 2. No areas on site shall be utilized as residential living units. 3. A minimum 6-foot fence, wall, or berm shall surround the storage facility area. Screening shall be 100% opacity in the form of a fence, wall, or berm along any “R” Use District. No fencing shall be constructed of chain link or barbed wire on the property. Privacy slats, wind screening or other fence inserts, com- monly used with chain link fencing, shall not be used to achieve this screening requirement. 4. Trash, dock areas, a mechanical equipment shall be screened in accord- ance with Section 1107.1900 5. No outdoor storage is permitted on site, including but not limited to vehi- cles, recreational vehicles, portable storage units, and construction materials. 6. No storage of hazardous, explosive, or flammable materials in violation of the MN State Fire Code. 7. No servicing of motor vehicles, boats, lawn mowers, or similar equipment is permitted on site. 8. No activity which uses amplified music, nor wholesale or retail sales, or garage sales are permitted. 4 9. Exterior materials shall be in accordance with Section 1107.2200 with the fol- lowing exceptions: (a) each building face visible from off-site that includes stor- age access doors shall be required to have at least 25% of the façade square footage which does not consist of doorways be constructed with Class I mate- rial; and (b) each building wall visible from off-site shall have a wall deviation at least every 40 feet that is a minimum depth of 2 feet. 10. Landscaping shall be in accordance with Section 1107.1900. 11. The site shall be maintained free of litter, odors, pests, and shall be cleaned of loose debris in accordance with the Property Maintenance Ordinance. 12. Prior to any grading on the site, the applicant shall revise the plans in accord- ance with the requirements contained in the memorandum from the City Staff dated March 2, 2017. 13. The CUP is valid for one year but is revocable at any time for noncompliance with any condition contained herein. At the expiration of its one (1) year term, the property owner may make application to the City to renew the CUP. The initial approval of this CUP does not create any right, in law or equity, to the renewal thereof. 14. Should the building design be altered to include exterior self-service storage doors, a minimum 6-foot fence, wall, or berm shall surround the storage facil- ity area and screening shall be 100% opacity. No fencing shall be constructed of chain link or barbed wire on the property. Privacy slats, wind screening or other fence inserts, commonly used with chain link fencing, shall not be used to achieve this screening requirement. 15. Exterior materials and building design shall substantially conform with the ex- terior elevations prepared by Mohagen Hansen Architecture and submitted as Plan A300. ISSUES: After reviewing the application and proposed building design, staff does not be- lieve that two of the Self-Service Storage Facility conditions identified in Subsec- tion 1102.1203 should apply to this proposed development. Specifically, condition numbers three and twelve above. Condition number three states, “A minimum 6-foot fence, wall, or berm shall sur- round the storage facility area. Screening shall be 100% opacity in the form of a fence, wall, or berm along any “R” Use District. No fencing shall be constructed of chain link or barbed wire on the property. Privacy slats, wind screening or other fence inserts, commonly used with chain link fencing, shall not be used to achieve this screening requirement.” The applicant is not proposing to install a fence on this property. City staff feels the intent of this condition is to ensure overhead doors and pedestrian activity is screened from surrounding properties and right-of-way. In this case, the applicant is only proposing access to the storage areas from the interior and thus staff does not feel the application of condition number three is necessary in this case. As an alternative to condition number three, staff has proposed condition number 17 which would only require the installation of a fence if the current or future build- ing design is altered to include exterior self-service storage doors. Condition number twelve states, “Exterior materials shall be in accordance with Section 1107.2200 with the following exceptions: (a) each building face visible from off-site that includes storage access doors shall be required to have at least 5 ALTERNATIVE MOTIONS: 25% of the façade square footage which does not consist of doorways be con- structed with Class I material; and (b) each building wall visible from off-site shall have a wall deviation at least every 40 feet that is a minimum depth of 2 feet.” As an alternative to condition number twelve, staff has proposed condition number 18 which would require the exterior elevations to substantially conform to the ele- vations submitted with the application and attached to this report. Staff is recommending approval of the CUP with the removal of conditions number three and twelve above. 1. Motion and a second to approve a Resolution approving a Conditional Use Permit to allow a Self-Service Storage Facility within the C-3, Business Park Use District. 2. Motion and a second to deny the Conditional Use Permit subject to findings of fact. 3. Motion and a second to table action and request additional information from City staff. RECOMMENDED MOTION: Alternative #1 ATTACHMENTS: 1. Location Map 2. Site Plan 3. Landscaping Plan 4. Grading Plan 5. Exterior Elevation 6. Engineering and Public Works Department Staff Memorandum 7. Community Development Staff Memorandum 1 4646 Dakota Street SE Prior Lake, MN 55372 RESOLUTION 17-XXPC A RESOLUTION APPROVING A CONDITIONAL USE PERMIT FOR A SELF-SERVICE STORAGE FACILITY WITHIN THE C-3, BUSINESS PARK USE DISTRICT Motion By: Second By: WHEREAS, The Prior Lake Planning Commission conducted a public hearing on March 6, 2017, to consider a request from Archer LLC for a Conditional Use Permit (CUP) to allow a Self-Service Storage Facility within the C-3, Business Park Use District at the following property: Lot 1, Block 1, except the East 208.00 feet thereof, Fountain Hills Addition, according to the recorded plat thereof, Scott County, Minnesota. (PID 25-336-001-0) WHEREAS, Notice of the public hearing on said CUP was duly published in accordance with the applicable Prior Lake Ordinances; and WHEREAS, The Planning Commission proceeded to hear all persons interested in this CUP, and persons interested were afforded the opportunity to present their views and objections related to the CUP; and WHEREAS, The Planning Commission has reviewed the application for the CUP and held a hearing thereon on March 6, 2017; and WHEREAS, The Planning Commission finds the proposed CUP is compatible with the stated purposes and intent of the Zoning Ordinance as they relate to conditionally permitted uses. NOW THEREFORE, BE IT HEREBY RESOLVED BY THE PLANNING COMMISSION OF PRIOR LAKE, MINNESOTA as follows: 1. The recitals set forth above are incorporated herein. 2. The Planning Commission hereby adopts the following findings: a) The use is consistent with and supportive of the goals and policies of the Comprehensive Plan. The 2030 Comprehensive Plan establishes a goal related to Economic Vitality with an objective to determine and strive for a balance of commerce, industry and population as well as encouraging a diversified economic base. b) The use will not be detrimental to the health, safety, morals and general welfare of the community as a whole. The proposed use will not be detrimental to the health, safety, morals and general welfare of the community. 2 c) The use is consistent with the intent and purpose of the Zoning Ordinance and the Use District in which the Conditional Use is located. The proposed use is identified as a use permitted with a conditional use permit in the C -3, Business Park Use District. d) The use will not have undue adverse impacts on governmental facilities, services, or improvements which are either existing or proposed. The use will not have adverse impacts on governmental facilities; government services exist within the area to serve the project. e) The use will not have undue adverse impacts on the use and enjoyment of properties in close proximity to the conditional use. The use will not have undue adverse impacts on the use and enjoyment of properties in close proximity. f) The use is subject to the design and other requirements of site and la ndscape plans prepared by or under the direction of a professional landscape architect, or civil engineer registered in the State of Minnesota, approved by the Planning Commission and incorporated as part of the conditions imposed on the use by the Planning Commission. The use will adhere to the design requirements of the City. g) The use is subject to drainage and utility plans prepared by a professional civil engineer registered in the State of Minnesota which illustrate locations of city water, city sewer, fire hydrants, manholes, power, telephone and cable lines, natural gas mains, and other service facilities. The plans shall be included as part of the conditions set forth in the Conditional Use Permit approved by the Planning Commission. The applicant has submitted professional engineering plans prepared by a civil engineer which design for adequate drainage and utility details to be located within the site . h) The use is subject to such other additional conditions which the Planning Commission may find necessary to protect the general welfare, public safety and neighborhood character. Such additional conditions may be imposed in those situations where the other dimensional standards, performance standards, conditions or requirements in this Ordinance are insufficient to achieve the objectives contained in Subsection 1108.202. In these circumstances, the Planning Commission may impose restrictions and conditions on the Conditional Use Permit which are more stringent than those set forth in the Ordinance and which are consistent with the general conditions above. The additional conditions shall be set forth in the Conditional Use Permit approved by the Planning Commission. Additional conditions to ensure the protection of the general health, safety and welfar e of the public are included as part of the CUP in a memorandum from Engineering and Public Works staff, dated March 2, 2017 and a memorandum from Community Development staff, dated March 2, 2017. 3. The CUP is hereby approved, subject to the following conditions: a) No compartment doors shall be allowed on a building façade which faces an “R” Use District unless a berm is placed to screen the compartment doors. b) No areas on site shall be utilized as residential living units. 3 c) Trash, dock areas, a mechanical equipment shall be screened in accordance with Section 1107.1900 d) No outdoor storage is permitted on site, including but not limited to vehicles, recreational vehicles, portable storage units, and construction materials. e) No storage of hazardous, explosive, or flammable materials in violation of the MN State Fire Code. f) No servicing of motor vehicles, boats, lawn mowers, or similar equipment is permitted on site. g) No activity which uses amplified music, nor wholesale or retail sales, or garage sales are permitted. h) Landscaping shall be in accordance with Section 1107.1900. i) The site shall be maintained free of litter, odors, pests, and shall be cleaned of loose debris in accordance with the Property Maintenance Ordinance. j) Prior to any grading on the site, the applicant shall revise the plans in accordance with the requirements contained in the memorandum from the City Staff dated March 2, 2017. k) The CUP is valid for one year but is revocable at any time for noncompliance with any condition contained herein. At the expiration of its one (1) year term, the property owner may make application to the City to renew the CUP. The initial approval of th is CUP does not create any right, in law or equity, to the renewal thereof. l) Should the building design be altered to include exterior self -service storage doors, a minimum 6-foot fence, wall, or berm shall surround the storage facility area and screening shall be 100% opacity. No fencing shall be constructed of chain link or barbed wire on the property. Privacy slats, wind screening or other fence inserts, commonly used with chain link fencing, shall not be used to achieve this screening requirement. m) Exterior materials and building design shall substantially conform with the exterior elevations prepared by Mohagen Hansen Architecture and submitted as Plan A300. n) The Conditional Use permit approval resolution shall be recorded at Scott County Recorder’s Office. PASSED AND ADOPTED THIS 6TH DAY OF MARCH, 2017. Bryan Fleming, Commission Chair ATTEST: Dan Rogness, Community & Economic Development Director VOTE Fleming Ringstad Petersen Kallberg Tieman Aye ☐ ☐ ☐ ☐ ☐ Nay ☐ ☐ ☐ ☐ ☐ Absent ☐ ☐ ☐ ☐ ☐ Abstain ☐ ☐ ☐ ☐ ☐ 140TH ST NE F O U N T A I N H I L L S D R N E F O U N T A I N H I L L S C T N E Scott County GIS Ü 4400 Fountain Hills Drive NEConditional Use PermitLocation Map LOWER PRIOR LAKEGD(904) PIKELAKENE(820.5) MYSTICLAKENE HAASLAKENE(907.3) Lower Prior Lake Scott County GIS SUBJECTPROPERTY SUBJECTPROPERTY Phone 952.447.9800 / Fax 952.447.4245 / www.cityofpriorlake.com Memo Date: March 2, 2017 To: Community Development Department From: Engineering Department – Nick Monserud, Project Engineer Public Works Department – Pete Young, Water Resources Engineer Subject: Prior Lake Storage CUP Review Project DEV17-001005 The Engineering and Public Works Departments have reviewed the site plans for the subject project with stamped received date of February 28, 2017 and we have the following comments. General 1. Preconstruction meeting will be required prior to commencement of construction. 2. After construction, an as-built record plan shall be submitted. The as-built plan shall follow the requirements of Section 10 of the Public Works Design Manual prior to issuance of the certificate of occupancy. 3. A Letter of Credit will be required for grading and erosion control, utility connection restoration, and right of way restoration. 4. The Developer must obtain all regulatory agency permits and approvals prior to construction, including but not limited to those from the Minnesota Pollution Control Agency for “General Storm Water Permit for Construction Activity”, DNR, Army Corps of Engineers, Prior Lake / Spring Lake Watershed District, Scott County, Minnesota Pollution Control Agency, Metropolitan Council, Minnesota Department of Health or any other permitting authority. 5. Plans must demonstrate that the intended vehicles be able to make turning radius movements. Primarily garbage trucks and fire trucks. Please show location of dumpsters. 6. Benchmarks shall be placed on all sheets. (Top nut of existing hydrant is a preferable benchmark). 7. Existing utilities shall be shown and labeled as existing. Please include sizes and pipe material on all sheets. 8. Provide digital copy of all the construction drawings in PDF or TIF format prior to construction. 9. Provide note on plans stating that working hours are from 7:00 A.M. – 7:00 P.M., Monday through Friday and 8:00 A.M. – 5:00 P.M., Saturday. 10. Revise construction limits on all sheets to reflect utility connections. Survey 1. Please provide datum on Certificate of Survey. 2. Please show spot elevations. 3. Provide survey information for the existing pond outlet structure. This shall include invert elevations. Site Plan 1. Please provide datum access dimensions and radii. 2. Curb and gutter needs to be within setbacks. 3. Is trash going to be handled within the building or is there a trash enclosure proposed? Utility Plans 1. Place note on the plans that the Contractor shall contact the Engineering Department at 951-447-9830 to coordinate inspections for utility installation. City inspection requires a minimum of 48 hours notice. Grading 1. Please provide blow-up drawing with final plans for the handicapped parking area and main entrance. Please utilize additional spot elevations on the blow-up to ensure that the accessible route meets ADA requirements. 2. Please show existing spot elevations. 3. Please show all building doors and add spot elevations at all building openings. 4. Revise note #6 on sheet C3.0 to say, “Maximum 4:1 slopes are allowed in “maintained” areas. Maximum 3:1 slopes are allowed adjacent natural resources.” Please revise contours to show proper slopes around filtration basin and NW corner of the building. 5. Show lot corner elevations. 6. Please revise 877 contour to reflect the 6” curb on the East side of the parking stalls. 7. Provide note on the plans specifying that perimeter / downstream sediment control best management practices should be installed by the Contractor and inspected by the City prior to any site work. 8. Slopes greater than or equal to 3:1 shall have approved erosion control best management practices installed immediately after finished grading. 9. Grades within parking lots should be between 2% - 5% except as required for ADA accessible areas. 10. Contours on the East side of the site shall not direct runoff to the neighboring property. Storm Sewer 1. Invert elevation of pipe outlets into ponds shall match the outlet elevation. FES 1 at the existing pond shall be the same invert as the outlet pipe to the pond. Please have surveyor add this to the survey and include on design plans. 2. All inlet/outlet flared end sections shall be furnished with hot dipped galvanized trash guards (see Plate #305). 3. Two structures are labeled as “MH 2”. 4. The last three pipe joints from the flared end section shall be tied together. Sanitary Sewer 1. Televising of the sanitary sewer is required after testing. A copy of the televising report and recordings must be submitted to the Public Works Department. 2. The sewer and water service shall be included in the pressure and leakage testing requirements for the main lines. 3. Cleanouts are required at 100’ intervals on sanitary sewer services. 4. Approved connections to a manhole requires a KOR-N-SEAL connection or approved equal and must match the manhole invert. Replace/re-build existing MH as necessary to accommodate building service connection. 5. A manhole is required at the property line/easement line in Commercial/Industrial areas where service connection to the City system is made. These manholes will serve as an inspection or monitoring manhole. 6. Provide 10 gauge tracer wires for the sanitary sewer services for locating purposes. The tracer wire should connect to a tracer wire access box at the easement (see Plate #401). 7. Utilize existing 8” sanitary sewer stub. If an outside drop is to be used, utilize Standard Plate 402 for the outside drop. Add top and bottom of drop elevations to the plans. 8. The proposed sewer connection and the down stream pipe shall not create an angle of less than 90 degrees. Watermain 1. The City requires 48 hours notice for any watermain shutoff. Watermain shutoff shall be performed by City personnel only. 2. Activation of the watermain system shall be performed by City personnel only. 3. All valves and curb stops shall be resilient seal gate valves. Hydrology 1. According to the detail on Sheet 5.1, the invert of the filtration basin underdrain should be 24” below the surface of the basin. The utility pla n shows a bottom elevation of 870.0 for the basin and an underdrain pipe invert of 869.7. The top on the tile in the filtration basin would be sticking out of the ground if constructed at this elevation. Please revise the underdrain elevation. 2. A catch basin with a sump and pipe/FES outlet is preferable to the proposed Rain Guardian structure. The outlet of the Rain Guardian is above the bottom of the basin which will lead to erosion down the steep side slope. Local installations of these structures are known to have increased maintenance issues, the cost of which which would fall on the property owner. 3. Please provide a detail of the filtration basin outlet control structure and existing pond control structure. 4. Filtration basin EOF routing should be contained within the property. Show EOF route and any grading required. 5. Model the culvert outlet from the filtration basin all the way to the discharge point rather than considering just the first 50’ of pipe to MH 3. This may change discharge rates due to the steepness of the grade beyond MH 3. SWPPP 1. SWPPP needs to account for the area around the new filtration basin outlet pipe. This area has steep slopes and will require enhanced erosion/sediment control BMPs. Other SWPPP items will be reviewed after updated plans are submitted. Phone 952.447.9800 / Fax 952.447.4245 / www.cityofpriorlake.com Memo Date: March 2, 2017 To: Michael Yost, Archer LLC From: Casey McCabe, Community Development Specialist Subject: Prior Lake Storage CUP Review Project DEV17-001005 The Community & Economic Development Department has reviewed the Site Plan for the subject project with a plan date of December 23, 2016 and we have the following comments: 1. Landscaping – Business/industrial/public/institutional sites shall contain, at a minimum, the greater of: 1 tree required per 40 feet of the site perimeter, or 1 tree per 1,000 square feet of gross building area. 2. No outdoor storage is permitted on site. 3. Lighting – place location of any/all exterior lighting on site plan and provide lighting fixture/standard specifications. All exterior light spill cannot exceed 1.0 footcandle measurement at property line. Light poles or standards cannot exceed 45 feet in height. 4. A 2-year letter of credit or other security payment is required which guarantees the landscaping. This security shall be in the amount of 125% of the cost of landscaping including installation. This cost may be determined by a bid or estimate from a landscaping company. 5. Are any exterior trash containers (dumpsters) proposed? If so, the trash enclosure must be individually screened with fencing or a wall in accordance with ordinance Sec 1107.1906. 6. Any exterior signage will require separate sign permit. 7. Architectural Design – Provide exterior material sample to City Staff or exterior material specifications and color. 8. Parking – Self-Storage Facility parking requirements are: 1 space for each 10 storage compartments which shall be distributed throughout the storage area.