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HomeMy WebLinkAbout4C Fountain Hills - Prior Lake Storage CUP Amend 4646 Dakota Street SE Prior Lake, MN 55372 PLANNING COMMISSION AGENDA REPORT MEETING DATE: MAY 15, 2017 AGENDA #: 4C PREPARED BY: JEFF MATZKE, PLANNER PRESENTED BY: JEFF MATZKE AGENDA ITEM: CONSIDER APPROVAL OF A RESOLUTION APPROVING A CONDITIONAL USE PERMIT (CUP) AMENDMENT TO ALLOW A REVISED EXTERIOR ELE- VATION PLAN 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) Amendment to allow a metal wall panels in place of previously approved concrete wall panels for 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). On March 6, 2017, the Planning Com- mission approved a CUP to allow a Self-Service Storage Facility at the site. Along with the CUP approval the applicant included an architectural elevation proposal that indicated concrete wall panels for construction. The requested CUP Amend- ment is to revise the previously proposed architectural elevation plan for metal wall panels. 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 property is designated as Planned Use (P-US) on the 2030 Comprehensive Plan Map. Zoning: The zoning of the property is C-3 (Business Park). 2 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.” Conclusion With the CUP Amendment application, the applicant has included a revised archi- tectural elevation plan detailing the percentages of exterior materials proposed and building examples of local and national projects that have utilized this metal wall panel product. Previously the City has allowed the extensive use of the metal product as the main exterior material in the General Industrial (I-1) Zoning District at the Versatile Vehicle site in the Deerfield Industrial Park. The City Staff has received several inquiries related to the use of these metal wall panels in other industrial and commercial sites. This metal wall panel is being more frequently used in building construction due to increased durability and performance over previously used metal and concrete panel products. City Staff does recommend approval of the revised exterior elevation plan given the enhanced architectural design of the building with horizontal and vertical de- sign features, contrasting, yet complementary exterior building colors, accent ma- terials and textures, wall breaks in the overall façade, and varying wall heights. City Staff further recommends that the Planning Commission (via a separate mo- tion) consider directing City Staff to investigate the allowed use of this metal wall panel product in other industrial and commercial zoning districts and possibly in- corporate it into the Architectural Design Ordinance (Section 1107.2200). Staff recommends approval of the conditional use permit request, subject to the following condition: 1. The exterior elevation plan A300 as submitted with the Conditional Use Permit (CUP) approved on March 6, 2017 is hereby replaced with exterior elevation plan prepared by Mohagen Hansen Architecture, submitted as Plan A300, and stamped dated May 5, 2017. ISSUES: Subsection 1108.202, Standards for Conditional Uses states, the Planning Com- mission shall review all applications for a Conditional Use Permit and Amend- ments 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 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. The Planning Com- mission approves the exterior elevation plan given the enhanced architectural design of the building with horizontal and vertical design features, contrasting, yet complementary exterior building colors, accent materials and textures, wall breaks in the overall façade, and varying wall heights. 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. 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 required under the approval of the archi- tectural elevation plan prepared by Mohagen Hansen Architecture and submit- ted as Plan A300, stamped dated May 5, 2017. 4 ALTERNATIVE MOTIONS: 1. Motion and a second to approve a Resolution approving a Conditional Use Permit Amendment to allow an exterior elevation plan for a Self-Service Stor- age Facility within the C-3, Business Park Use District. 2. Motion and a second to deny the Conditional Use Permit Amendment 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. Previously Approved Exterior Elevation 3. Newly proposed exterior elevation 4. Building examples of metal wall panel product 5. Color renderings of site exterior 1 4646 Dakota Street SE Prior Lake, MN 55372 RESOLUTION 17-XXPC A RESOLUTION TO APPROVE A CONDITIONAL USE PERMIT TO ALLOW A SELF-STORAGE FACILITY WITHIN THE C-2 (GENERAL BUSINESS) ZONING DISTRICT AT 4400 FOUNTAIN HILLS DRIVE NE Motion By: Second By: WHEREAS, The Prior Lake Planning Commission conducted a public hearing on May 15, 2017, to consider a request from Archer LLC to approve a Conditional Use Permit (CUP) Amendment to allow an exterior elevation plan for a Self-Service Storage Facility within the C-3, Business Park Use District: 4400 Fountain Hills Drive NE (PID 25-363-001-0) Legal Description: Lot 1, Block 1, Fountain Hills Addition, Scott County, Minnesota. Abstract Property 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 finds the proposed CUP is compatible with the stated purposes and intent of the Zoning Ordinance as they relate to conditionally permitted uses, and further, that the proposed CUP meets the criteria for approval of CUP as contained in Subsection 1108.202 of the Prior Lake Zoning Ordinance NOW THEREFORE, BE IT HEREBY RESOLVED BY THE PLANNING COMMISSION, ACTING AS THE BOARD OF ADJUSTMENT, 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. Objective 4 under the goal of Security within the 2030 Comprehensive Plan is to enact and maintain policies and ordinances to ensure the safety and preservation of property. The purpose of review of this Conditional Use Permit is to ensure that erosion control and adequate storm water analysis is completed to ensure no negative impacts to the overall area. It also provides for the notification of the project to the surrounding properties regarding the activity which is proposed. b) The use will not be detrimental to the health, safety, morals and general welfare of the community as a whole. Based on staff review, the proposed use will not be detrimental to the health, safety, morals and general welfare of the community. The conditions of the approving resolution are intended to ensure ongoing protection 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. Section 1101.509 of the Zoning Ordinance allows Grading, Filling and Land Reclamation as a Conditional Use within any zoning district. The conditions set forth in the Zoning Ordinance will be met with the issuance of the Conditional Use Permit. 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. No government services exist within the project land reclamation area. 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 as long as all conditions of approval are adhered to including but not limited to erosion control requirements and cleanup of any streets in the project area. f) The use is subject to the design and other requirements of site and landscape 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. The Planning Commission approves the exterior elevation plan given the enhanced architectural design of the building with horizontal and vertical design features, contrasting, yet complementary exterior building colors, accent materials and textures, wall breaks in the overall façade, and varying wall heights. 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 CUP approved by the Planning Commission. The applicant has submitted former approved plans prepared by a civil engineer which illustrate existing and drainage and utility details for 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 CUP 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 CUP approved by the Planning Commission. Additional conditions to ensure the protection of the general health, safety and welfare of the public are included as part of the CUP. These conditions include approval of permits from other governmental agencies, approval of a City grading permit, and a submittal of a security to cover the costs of restoration. 3 3. The CUP Amendment is hereby approved, subject to the following conditions: a. The exterior elevation plan A300 as submitted with the Conditional Use Permit (CUP) approved on March 6, 2017 is hereby replaced with exterior elevation plan prepared by Mohagen Hansen Architecture, submitted as Plan A300, and stamped dated May 5, 2017. PASSED AND ADOPTED THIS 15TH DAY OF MAY, 2017. _______________________________ Bryan Fleming, Commission Chair ATTEST: _________________________________ Casey McCabe, Community Development Director VOTE Fleming Tieman Petersen Kallberg Ringstad 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 Permit AmendmentLocation Map LOWER PRIOR LAKEGD(904) PIKELAKENE(820.5) MYSTICLAKENE HAASLAKENE(907.3) Lower Prior Lake Scott County GIS SUBJECTPROPERTY SUBJECTPROPERTY