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2019-08-27 Planning Comm Agenda Packet
CITY OF MENDOTA HEIGHTS PLANNING COMMISSION MEETING AGENDA AUGUST 27, 2019 7:00 PM- Mendota Heights City Hall 1101 Victoria Curve Mendota Heights MN 55118 1. Call to Order / Roll Call 2. Adopt Agenda 3. Approval of the July 23, 2019 regular meeting minutes 4. Public Hearings a. Case No. 2019-20: Conditional Use Permit and Variance for new personal self-storage facility in the I-Industrial Zone – located at 1178 Northland Drive (Metro Storage, LLC – Applicants) b. Case No. 2019-23: Conditional Use Permit to allow an Outdoor Sales Lot in the I- Industrial District and for property located at 2240 Enterprise Drive (Garland’s Inc. / JBT LLC - Applicant) 5. Staff Announcements / Updates 6. Adjourn Meeting Auxiliary aids for persons with disabilities are available upon request at least 120 hours in advance. If a notice of less than 120 hours is received, the City of Mendota Heights will make every attempt to provide the aids, however, this may not be possible on short notice. Please contact City Hall at 651.452.1850 with requests. July 23, 2019 Mendota Heights Planning Commission Meeting – DRAFT Page 1 of 10 CITY OF MENDOTA HEIGHTS DAKOTA COUNTY, MINNESOTA PLANNING COMMISSION MINUTES July 23, 2019 The regular meeting of the Mendota Heights Planning Commission was held on Tuesday, July 23, 2019 in the Council Chambers at City Hall, 1101 Victoria Curve at 7:00 P.M. The following Commissioners were present: Chair Mary Magnuson, Commissioners John Mazzitello, Patrick Corbett, Michael Toth, Brian Petschel, and Andrew Katz. Those absent: Michael Noonan. Approval of Agenda The agenda was approved as submitted. Approval of June 25, 2019 Minutes Commissioner Katz suggested edits to the minutes, which were reviewed and either explained or accepted. COMMISSIONER MAZZITELLO MOVED, SECONDED BY COMMISSIONER KATZ TO APPROVE THE MINUTES OF THE JUNE 25, 2019 REGULAR MEETING AND THE MINUTES OF THE JULY 11, 2019 SPECIAL MEETING, AS AMENDED AYES: 6 NAYS: 0 ABSENT: 1 (NOONAN) Hearings A) PLANNING CASE #2019-20 METRO STORAGE, LLC, 1178 NORTHLAND DRIVE CONDITIONAL USE PERMIT AND VARIANCE Staff requested this application and hearing be tabled to the next month’s regular meeting. COMMISSIONER MAZZITELLO MOVED, SECONDED BY COMMISSIONER TOTH, TO TABLE PLANNING CASE 2019-20 CONDITIONAL USE PERMIT AND VARIANCE REQUEST FOR METRO STORAGE, 1178 NORTHLAND DRIVE, TO THE AUGUST 27, 2019 REGULAR MEETING OF THE PLANNING COMMISSION AYES: 6 NAYS: 0 ABSENT: 1 (NOONAN) July 23, 2019 Mendota Heights Planning Commission Meeting – DRAFT Page 2 of 10 B) PLANNING CASE #2019-21 ANDY & NATALIE HUNTER, 1175 ORCHARD PLACE CRITICAL AREA PERMIT Community Development Director Tim Benetti explained that Andy and Natalie Hunter were requesting a Critical Area Permit to construct a 25.5-foot by 30-foot two-car garage addition with upper living space to their existing home. The property is situated in the Mississippi River Corridor Critical Area and Title 12-3-5 of the City Code requires a Critical Area Permit for all development activities requiring a building permit or special zoning approvals. This item was presented under a public hearing, which was duly noticed by mail to all owners within 350-foot of the subject property and was published in the Pioneer Press. No written comments or objections have been received. The subject property is located at 1175 Orchard Place, is approximately 1.55 acres in size, and contains a 3,635 square foot two-story dwelling. The owners plan to construct the new garage/living space addition on the northeast corner of the dwelling. They also plan to install a new patio/deck off the back section of the home, overlooking the bluff area. Mr. Benetti shared an overhead image of the subject property, the proposed site plan, and before and after renderings of the dwelling. He also explained the purpose of the Critical Area Permit, which is to prevent and mitigate irreversible damage in the Mississippi River Corridor Critical Area and to ensure any expansions or accessory structures are built according to the code and the standards under the critical area section of the ordinance. Commissioner Petschel noted that it appeared that there was very little change to the permeable surface. Mr. Benetti confirmed that this was true. Chair Magnuson stated that one of the code provisions says that the expansion or accessory structure shall encroach no closer toward the river than the existing structure. She then asked if a porch was considered a structure. Mr. Benetti replied that it is debatable. He believed that with the existing deck the way it is, the porch would be more of an enclosed deck porch. The change would be negligible comparatively to the wanted expansion. The new porch would cover the existing space and would not expand closer to the critical area. It would actually be smaller. Commissioner Toth, referencing the elevation changes, asked if there were any concerns about additional drainage. Mr. Benetti replied that staff had no concerns. Mr. Kurt Weber, General Contractor and Ms. Natalie Hunter, 1175 Orchard Place were available for questions but had no additional comments to the staff report. Chair Magnuson opened the public hearing. Seeing no one coming forward wishing to speak, Chair Magnuson asked for a motion to close the public hearing. July 23, 2019 Mendota Heights Planning Commission Meeting – DRAFT Page 3 of 10 COMMISSIONER MAZZITELLO MOVED, SECONDED BY COMMISSIONER TOTH, TO CLOSE THE PUBLIC HEARING. AYES: 6 NAYS: 0 ABSENT: 1 (NOONAN) COMMISSIONER PETSCHEL MOVED, SECONDED BY COMMISSIONER MAZZITELLO, TO RECOMMEND APPROVAL OF PLANNING CASE 2019-21 CRITICAL AREA PERMIT BASED ON THE FOLLOWING FINDINGS OF FACT: 1. The proposed project meets the purpose and intent of the Critical Area Overlay District. 2. The proposed work and disturbance to construct this garage/living space addition is minimal, reasonable and within the spirit and intent of the Critical Area. 3. he proposed garage/living space addition project is in keeping with the character of the area. 4. The expansion and construction of this new garage/living addition will comply with all standards and regulations of the Zoning Ordinance and other applicable ordinances. AND WITH THE FOLLOWING CONDITIONS: 1. 1. A building permit must be approved prior to the commencement of any demolition or construction work. 2. Full erosion and sedimentation measures will be put in place prior to and during grading and construction work activities. 3. All grading and construction activity will be in compliance with applicable federal, state, and local regulations and codes, as well as in compliance with the City’s Land Disturbance Guidance Document. 4. All work on site will only be performed between the hours of 7:00 AM and 8:00 PM Monday through Friday; 9:00 AM to 5:00 PM weekends. 5. All disturbed areas in and around the project site shall be restored and have an established and permanent ground cover immediately after the project is completed. AYES: 6 NAYS: 0 ABSENT: 1 (NOONAN) Chair Magnuson advised the City Council would consider this application at its August 7, 2019 meeting. C) PLANNING CASE #2019-22 TIM & JESSICA CARLSON, 2319 SWAN DRIVE CONDITIONAL USE PERMIT Community Development Director Tim Benetti explained that Tim and Jessica Carlson were requesting a Conditional Use Permit to allow an oversize attached garage structure, with consideration of a Variance to allow the structure to exceed the square footage requirement permitted under a Conditional Use Permit. July 23, 2019 Mendota Heights Planning Commission Meeting – DRAFT Page 4 of 10 The applicants are asking for the Conditional Use Permit to expand their existing 551 square foot two-car attached garage to 1,496 square feet (an addition of 945 square feet). They were also requesting an optional Variance to extend the southerly garage wall an additional 3.5 feet (105 square feet), making the total garage space up to 1,601 square feet in size. This item was presented under a duly noticed public hearing with notice letters being mailed to all owners within 350-feet of the subject property and posted in the Pioneer Press. One letter of support was received by staff and one phone call also expressing support, both of which have been made a part of the public record. Chair Magnuson also noted that the Commission received three emails, which are also part of the public record. Mr. Benetti shared an image of the subject property, which is approximately 2.03 acres in size, with 1.37 acres considered part of Rogers Lake. There is an existing one story rambler dwelling on the site, with 2,308 of finished square footage. There is also an existing 12-foot by 30-foot shed, which will be removed. The plan calls for some major renovations inside and outside of the house with 36-foot by 60-foot living space and garage addition, a small 12-foot by 15-foot addition on the back corner, and a new deck off of the back. The applicant desires that a new garage door be placed on the east side, facing out towards Swan Drive. He does not want to put in a hard surface driveway; however, he does want to use this for some type of minimal access for larger vehicles. He is proposing to install a Tuff track™ or a permeable driveway surface to help minimize any rutting or wheel digging into the grass. The existing garage door would serve as the primary vehicle loading area. Mr. Benetti also shared renderings of what the home would look like with the expanded garage, with and without the optional variance. Mr. Benetti reviewed the standards and principles to be considered when reviewing a Conditional Use Permit request, and the variables to be considered when reviewing a Variance request, and explained how this application meets or fits those standards, principles, or variables. Commissioner Mazzitello, referencing two overhead doors on the garage, one on the east side and one on the south, asked if both would have access to Swan Drive. The reply was that the new permeable driveway would link into the existing driveway accessing Swan Drive. They would not need a new curb-cut for a second access point to Swan Drive; therefore, they would not need a driveway permit. Mr. Tim Carlson, 2319 Swan Drive, stated that he and his wife have been residents for approximately 10 years; the first seven with just the two of them and now with two children. He has worked with staff and believes he has come up with a good plan for expanding the living space and creating a place for storage as his home does not have a basement. Commissioner Corbett asked if there were any attempts to work within the confines of the ordinance and the permitted allowances. Mr. Carlson replied in the affirmative; however, when trying to fit within the 1,200 square foot limitation it really wasn’t reasonable. Also, given the July 23, 2019 Mendota Heights Planning Commission Meeting – DRAFT Page 5 of 10 amount of living space they are trying to add on – the home looked really chopped up and messed with the roof line. Chair Magnuson noted that when considering a variance, they are limited by certain criteria that are contained in the ordinance. One of those criteria is that there has to be practical difficulty in complying with the ordinance that is unique to the property and not the fault of the landowner. She sees the reason for the preference; however, what would he think the practical difficulty would be. Mr. Carlson replied that the gain of 100 square feet – even with that 100 square feet he believes it would be difficult to store everything in that space. He looked at adding a basement but that is not feasible because of the water table. As he explained in his letter of intent, he believed this created a practical difficulty. Commissioner Petschel asked if the additional space in the garage was just required for storage. Mr. Carlson replied that it would have everything that is currently in the shed. Commissioner Petschel then asked Mr. Benetti if they enclosed it and technically made it a room, would it still be considered a garage. Mr. Benetti replied ‘probably not’; however, with the overhead door it would be considered a garage. Commissioner Petschel clarified his question by asking if this request was for an additional living space, would the even need the variance. Again, Mr. Benetti replied with ‘probably not’. Chair Magnuson stated that they would need to be careful about whether it is an expansion of the home, meaning they would probably want access from the house. Commissioner Corbett asked if they considered going up. Mr. Carlson replied that they did – they tried several different plans over the last 14 months; one of which was going up and another of going up and out. The results were that they were cost prohibitive to their budget. Chair Magnuson opened the public hearing. Mr. Pat Hickey, 2303 Swan Drive, was the one who sent all of the emails. He supports this application. Mr. Carlson is a good neighbor and this would be a nice addition to the neighborhood. Mr. Jack Koegel, 2301 Swan Drive, also expressed his support of this application. Mr. Carlson is a great neighbor and takes very good care of his property and the lake. Mr. Robin Statz, Next Door Remodels, is Mr. and Mrs. Carlson’s contractor. In response to the ‘practical difficulty’ test, he wanted to ensure that the Commission understood that this is a slab- on-grade house and that even though there is a crawl space that would be the practical difficulty. This speaks to the specific need around storage. Chair Magnuson asked for an explanation of the water table issue. Mr. Statz replied that Mr. Carlson did have a geo-tech come out and actually drill. They determined that the water table was just too high for a full basement – which they had considered putting underneath the new addition. Commissioner Corbett asked why was the square footage of the garage versus the home square footage decided upon the way it was. It could have been designed in such a way that they would not need any of this. Mr. Statz replied they he came in after most of the architectural plans were done. They could potentially do some type of closet off of the addition of the home; however, it July 23, 2019 Mendota Heights Planning Commission Meeting – DRAFT Page 6 of 10 would have to be fully insulated. Mr. Carlson replied that the way the home is current set-up, it is one open living space with a bedroom wing. The proposed living space addition will suit their needs for an additional area for the children to spread their wings, etc. They have dedicated storage space in the living space and that is why they plan to put all of the outside type storage in the garage. Also, he was unsure if the current HVAC system would have allowed the additional garage space to actually be made into a part of the living space. Chair Magnuson asked for a motion to close the public hearing. COMMISSIONER TOTH MOVED, SECONDED BY COMMISSIONER MAZZITELLO, TO CLOSE THE PUBLIC HEARING. AYES: 6 NAYS: 0 ABSENT: 1 (NOONAN) Chair Magnuson requested that the Commission consider the Conditional Use Permit request separate from the Variance request. COMMISSIONER MAZZITELLO MOVED, SECONDED BY COMMISSIONER PETSCHEL, TO RECOMMEND APPROVAL OF PLANNING CASE 2019-22 CONDITIONAL USE PERMIT, IDENTIFIED AS ALTERNATIVE #1 IN THE STAFF REPORT, BASED ON THE FOLLOWING FINDINGS OF FACT: A. The proposed oversized garage expansion to the existing residential dwelling, including the added living spaces, deck and related improvements on the subject property, will be consistent with and meet City Code standards. B. The planned expansion and use of the oversized garage area requested under this application can be considered a reasonable request, and is consistent with the City Code and Comprehensive Plan. C. The proposed residential home and larger garage meet the required setbacks and other standards established under the R-1 One Family District. D. The proposed garage and home expansion project activities will not cause or create any negative impacts to the ecologically sensitive area of adjacent Rogers Lake, due to the proximity and separation of the structure from this water feature. E. The proposed garage use will not be detrimental to the health, safety or general welfare of the community; should not cause any serious traffic congestion nor hazards; will not seriously depreciate surrounding property value; and said use appears to be in harmony with the general purpose and intent of the City Code and the Comprehensive Plan. F. The proposed garage and structure will be compliant with the conditions included in the City Code that allow it by conditional use permit. G. The new garage represents reinvestment in a residential neighborhood that is consistent with the Comprehensive Plan’s goals for residential land uses. AND WITH THE FOLLOWING CONDITIONS: 1. The proposed garage addition and all other proposed improvements shall be constructed in compliance with all applicable City Code and State of Minnesota Building Code standards. July 23, 2019 Mendota Heights Planning Commission Meeting – DRAFT Page 7 of 10 2. The applicant shall obtain a building permit prior to any demolition, excavation or construction of the new garage addition. 3. The Applicant must present written approval from the neighboring resident to the south at 2335 Swan Drive that they grant permission and access to this private property to complete the grading as shown on the plans. Final grading plan must be approved by the Public Works Director. 4. All grading and construction activities as part of the proposed development shall be in compliance with applicable federal, state, and local regulations and codes, as well as in compliance with the City’s Land Disturbance Guidance Document. AYES: 6 NAYS: 0 ABSENT: 1 (NOONAN) Chair Magnuson advised the City Council would consider this application at its August 7, 2019 meeting. COMMISSIONER PETSCHEL, SECONDED BY COMMISSIONER TOTH, MOVED TO RECOMMEND APPROVAL OF PLANNING CASE 2019-22 VARIANCE, BASED ON THE FOLLOWING FINDINGS OF FACT: A. Under Title 12-1L-5A of the City Code, the Council may only grant variances from the strict application of the provisions of the Code in cases where there are “practical difficulties” in carrying out the strict letter of the regulations of the Code. “Practical difficulties” consists of a three-part test: (i) the Applicant proposes to use the property in a reasonable manner not otherwise permitted by the Code; (ii) the plight of the Applicant is due to circumstances unique to the property not created b y the Applicant; and (iii) the variance, if granted, will not alter the essential character of the neighborhood. Economic considerations alone do not constitute “practical difficulties.” B. The Applicant has met the burden of demonstrating the requisite “practical difficulties” in order to justify the granting of a Variance to allow the oversized garage to exceed the 1,500 sq. ft. maximum area only up to 1,601 sq. ft. in this case, with the following findings: i. The proposed oversized garage is a reasonable request on the subject property, due to the need to provide suitable and additional storage needs for the homeowners, due in large part to the absence of a basement on the property. ii. The construction of the original dwelling was built by others, and did not include a basement. This situation makes this somewhat of a unique situation for the homeowner that they did not create, and they are now attempting to provide for more storage space needs that a basement would typically fulfill by means of this larger garage space. This situation therefore provides a unique circumstance for supporting or allowing the granting of this variance; and iii. The visual impacts or effect of the added garage area appears minimal, both on the subject property and within the neighborhood; and therefore approving the proposed larger garage space under this variance (and CUP) will not alter the essential character of the neighborhood. C. The proposed garage use will not be detrimental to the health, safety or general welfare of the community; should not cause any serious traffic congestion nor hazards; will not July 23, 2019 Mendota Heights Planning Commission Meeting – DRAFT Page 8 of 10 seriously depreciate surrounding property value; and said use appears to be in harmony with the general purpose and intent of the City Code and the Comprehensive Plan. D. The City has considered the factors required by Title 12-1L-5E1 of the City Code, including but not limited to the effect of the Variance upon the health, safety, and welfare of the community, existing and anticipated traffic conditions, the effect of the Variance on the danger of fire and the risk to public safety, and upon the value of properties in the surrounding area, and upon the Comprehensive Plan, and has determined this variance associated with this conditional use permit will not affect or pose any negative impacts upon the neighborhood or the community in general. E. Approval of this Variance is for 2319 Swan Drive only, and does not apply or give precedential value to any other properties throughout the City. All variance applicants must apply for and provide a project narrative to the City to justify a variance. All variance requests must be reviewed independently by City staff and legal counsel under the requirements of the City Code. F. The factual findings and analysis found in the Planning Staff Report for Planning Case No. 2019-22, dated and presented July 23, 2019 (and on file with the City of Mendota Heights), is hereby fully incorporated into Resolution No. 2019-____. G. Pursuant to City Code Section 12-1L-5: Variances, the City has the authority to place reasonable conditions upon the property subject to this Variance request, and conditions must be directly related to and roughly proportional to the impact created by the variance. Discussion Commissioner Petschel stated that he found the argument with respect to a slab-on-grade and the inability to go down convincing. In so much that they have used criteria such as where a building sits on a lot as a condition outside of the applicant’s control. The fact that they cannot go down at all does seem outside of their control. Given that the design has a continuous roof and going up would have created an unsightly sight line, he did not consider that a reasonable option. He was also open to the idea of then not even needing this and treating a de-facto closet as an extension of the house. Commissioner Toth agreed with Commissioner Petschel’s comments. He met with the applicant late last week; walked his lot; was provided information regarding slab-on-grade, no basement, the geo evaluations of the water table; etc. Looking at the plans with the roof line an all, it warrants the additional 105 square feet he is requesting. Commissioner Mazzitello commented that he is wrestling with this. He knew Mr. Carlson when he was on staff with the city, he’s worked with him on the Homeowners Association, the water quality of Rogers Lake; he is a fantastic resident, fantastic neighbor. He understood why he was asking for what he was asking for. However, the floor plan in the packet is showing 1,496 square feet. Adding an additional 3.5 feet adds 105 square feet. If the interior wall was moved over three feet 3 inches, they would not be having a Variance discussion. From what he can see, this interior wall is not load bearing. So while it is definitely reasonable and definitely in character with the neighborhood, and there is a unique circumstance of the property because the groundwater table; however, he is wrestling with the ‘unique situation not made by the owner’ aspect of the ‘practical difficulty’ test. July 23, 2019 Mendota Heights Planning Commission Meeting – DRAFT Page 9 of 10 Given the testimony heard from the City Attorney not too long ago regarding the handling of Variances, he would be inclined to cautiously recommend approval with the statement that the practical difficulty may be weak, but there. After some discussion, Commissioner Mazzitello realized that the fact that the code requires a basement, and due to the high water table the applicant cannot put in a basement, this would strength to the practical difficulty test. Chair Magnuson stated that she too was wresting with the practical difficulty test. She understood about the water table issue; however, the house was built in 1973 and the applicants have lived there for 10 years; they purchased the property without a basement and there are certain consequences that stem from that. She sees the argument but does not necessarily buy it. Also, Variances have to stand on their own; not based on what has been done in the past or what would be done in the future. The Commission also has to be conscience of the fact that they cannot grant Variances simply because it is the personal preference of the homeowner to have a larger space, whether it is needed or not. Without more evidence of a practical difficulty unique to the property, she could not support the Variance. AYES: 4 (MAZZITELLO, TOTH, KATZ, PETSCHEL) NAYS: 2 (CORBETT, MAGNUSON) ABSENT: 1 (NOONAN) Chair Magnuson advised the City Council would consider this application at its August 7, 2019 meeting. Staff Update on Approved or Pending Developments Community Development Director Tim Benetti gave the following verbal review: Planning Case #2019-17 Edward Sweeney, 777 Wentworth Avenue Preliminary Plat Approved by City Council as recommended by the Planning Commission Applicant is now working with the Dakota County Plat Commission to resolve some of the issues with them on the right-of-way dedication and access points Planning Case 2019-18 Independent School District #197 – Henry Sibley High School Variance Approved by City Council as recommended by the Planning Commission Planning Case 2019-16 City of Mendota Heights Zoning Code Amendment – Fence Standards July 23, 2019 Mendota Heights Planning Commission Meeting – DRAFT Page 10 of 10 Approved by City Council as recommended by the Planning Commission; however, they did add language that the city prefers the 30% openness rule Planning Case 2019-14 Jim Carlson, 1562 Wachtler Avenue Variance Denied by City Council as recommended by the Planning Commission; however, he has gone back and worked with his contractor and he may have figured out how to make an 8- foot 9-inch driveway work at the pinch point. Staff will review and as long as he meets the 5-foot setback, he will be meeting code and will not need any follow-up variance. Adjournment COMMISSIONER MAZZITELLO MOVED, SECONDED BY COMMISSIONER TOTH, TO ADJOURN THE MEETING AT 7:55 P.M. AYES: 6 NAYS: 0 ABSENT: 1 (NOONAN) Planning Staff Report DATE: August 27, 2019 TO: Planning Commission FROM: Tim Benetti, Community Development Director SUBJECT: Planning Case 2019-20 Conditional Use Permit & Variance for New Self-Storage Facility in the Industrial Zone APPLICANT: Metro Storage, LLC PROPERTY ADDRESS: 1178 Northland Drive ZONING/GUIDED: I-Industrial / I- Industrial ACTION DEADLINE: October 6, 2019 INTRODUCTION Metro Storage LLC is requesting a conditional use permit and variance to develop a new climate controlled self-storage (interior only) facility in the city’s I-Industrial District. The storage facility site is being proposed for the vacant parcel generally located at the southeast corner of Northland Drive and Highway 55, which was recently assigned a new parcel address of 1178 Northland Drive. This planning request item is being presented under a duly noticed public hearing process. A notice of hearing on this item was published in the local Pioneer Press newspaper; and notice letters of this hearing were mailed to all owners within 350-feet of the affected parcel. No comments (or objections) to this request have been received by the city. BACKGROUND As noted in the Applicant’s narrative, Metro Self Storage is a family owned and operated self -storage Company that opened its first mini storage in 1973; and the company has grown to include over 140 facilities in 16 states. Earlier this year, Metro Storage requested consideration of a Zoning Code Amendment to allow self-storage facilities in the Industrial District. At that time, “personal self-storage facility” was listed as one of a few prohibited uses in the I-Zone. The zoning amendment was initially reviewed by the Planning Commission on January 22nd, followed by final consideration at the February 22nd meeting, where a recommendation of denial to this ordinance amendment request was made by the commission. The amendment matter was then reviewed subsequently by the City Council on March 19th, April 23rd, May 7th, and finally May 21st, whereby the City Council adopted Ordinance No. 538, which removed “Personal Self-Storage Facility: from the prohibited list, and allows such uses by means of a conditional use permit in the Industrial District. The subject parcel is a 2.2 acre parcel, zoned and guided I-Industrial District. The property was previously owned and controlled by the neighboring business to the east, General Pump at 1174 Northland Drive. The General Pump facility was built in 1994, and this adjacent parcel was acquired by GP as a future site for business expansion space if needed. This site has remained vacant since 1994 (historic aerial mapping Planning Case 2019-20 Metro Storage CUP-VAR. Page 2 of 13 imagery actually indicates the site as vacant since the mid-1930’s); and was recently sold off by GP to the current owners MH Northland Drive Ventures, LLLP. Pursuant to amended Title 12-1G-1, Metro Storage is allowed to present this development plan for the new self-storage facility under the conditional use permit process. As part of this CUP application, the proposed development requires submittal of a detailed and complete site plan for full consideration by the planning commission and city council. The Applicant has also submitted a Variance to certain floor area ratio (FAR) requirements established in the Industrial District, which will be explained and analyzed later in this report. It should be noted that Metro Storage originally submitted their CUP and Variance applications on June 24, 2019; however, this original application was deemed incomplete, due primarily to the discovery by city staff of a potential wetland on the site. According to Dakota County GIS mapping, the 2011 National Wetland Inventory layer showed a PEM1A wetland on the site. A PEM1A wetland is classified and described as follows: USFWS/NWI Code Classification description Common Description PEM1A Palustrine emergent persistent wetland, temporarily flooded Fresh or interior marsh, persistent vegetation, topographically high The Applicant immediately hired Kjolhaug Environmental Services to inspect and perform a wetland assessment on the subject site; and on August 7th, the city received a Site Assessment report from Kjolhaug that no wetlands were present or delineated on the subject parcel. An excerpt portion of this wetland report is appended. PROJECT DESCRIPTION Building Plan/Elevations Metro Storage plans to construct a new three-story, 117,810-sf. fully contained, climate controlled, interior only self-storage facility. Exterior of building includes architectural precast panels with multiple finishes to create a pleasing image and break-up the facade. The precast panels will have a 16 foot high base of real brick inserts of two contrasting brick colors to create a strong visual base around the ground story. The building uses a large sized light-colored limestone style precast finish with grooved panel joints breaking up the precast into large block visual elements. The main entry at the northwest corner is highlighted with flat metal panels and extensive glass allowing views into the lobby and upper storage floors. The sides and back walls also include significant additional glass window panels allowing daylight into the building corridors. The included perspective rendering shows the interest the different materials and massing provides, creating a very nice-looking building. A decorative metal canopy is planned for the front entry and at each of the internal drive’s glass overhead door entrances. (SEE IMAGE BELOW) Planning Case 2019-20 Metro Storage CUP-VAR. Page 3 of 13 Site Plan Pursuant to Title 12-1G-7 Site and Structure Requirements for Industrial District uses, the [pertinent] standards are noted below, with responses (in italic print) following each: A. Not more than fifty percent (50%) of the lot area shall be occupied by buildings. The storage building will have a footprint of 39,270 square feet covering 40.9% of property which is below the 50% maximum building coverage allowed by city code. B. Structure Height: No structure shall exceed forty five feet (45') in height. Plans call for the building’s roof-line at 42’-6” and up to 44’-6” at the highest pint of the (high) parapet. C. Setbacks: Side Yards Abutting a Street on a Corner Lot: Side yard abutting a street on a corner lot shall be not less than forty feet (40') in width. The proposed storage facility is setback at 40-ft. from HWY 55 right-of-way line and 40-ft. off Northland Drive ROW line. The “roadway” to the east of the subject site (between the property and General Pump) is not a true roadway ore of a private driveway or access way. The 40-ft. setback is not needed along this east line. F. Floor Area Ratio: Floor area ratio shall not exceed 0.5. FLOOR AREA RATIO (FAR) is the numerical value obtained through dividing the floor area of a building or buildings by the lot area on which such building or buildings are located. In this case the FAR is calculated as follows: TOTAL BLDG. AREA = 39,270-sf. x 3 = 117,810-sf. LOT AREA = 2.2 acres or 95,920-sf. FAR CALC: 117,810 / 95,920 = 1.24%, which is well above the 0.50 standard. The proposed storage facility requires approval of a variance to this standard. G. Minimum Lot Requirements: Lot Area: 1 acre / Lot Width: 100 feet Front Yard Setback: 40-ft. Side Yard Setback: 30-ft. or 40-ft. abutting street Rear Yard 50-ft. The lot is 3.76 acres and exceeds the 1 acre minimum. The front lot width dimension is 153-ft. wide along Northland Drive; and 255-ft. along the back MnDOT I-494 ROW. Both dimensions exceed the 100-ft. standard. Front Yard setback (from Northland Dr.) is 40-ft. Side Yard (westerly along Hwy 55) is 40-ft. and Easterly SY is 30-ft. Rear Yard setback is 83’-4”. Parking/Access Plan The proposed storage facility plans call for the main access to be located near the north end of the facility, coming off the private driveway/access road only. This access will lead customers/visitors to the front main entryway and north access (secure overhead door entryway) into the facility. This area contains six (6) spaces. Farther down the easterly access road, five (5) additional spaces will be provided along the side of the facility. Customers who enter the storage facility will also have access to 11 interior spaces. The new City Code standard for self-storage facility requires one (1) space per 6,000-sf. of storage space. The plan calls for 85,065-sf. of net storage space: CALC: 85,065 / 6,000 = 14.18, or 15 stalls. Planning Case 2019-20 Metro Storage CUP-VAR. Page 4 of 13 Metro Storage proposes 11 exterior stalls and 11 interior stalls, or total of 22-stalls. The rear (south) end of the facility will have a one-way, exit only driveway leading out from the building, and back on to the adjacent private drive/access road. A trash enclosure area is also planned near this back entryway. The enclosure should match the exterior materials of the main building. Grading/Drainage/Utility Plan The subject site is relatively flat throughout, except for a small 4-5-ft. high earthen berm along the westerly edge (HWY 55 ROW line). The grading plan calls for minimal grading of the site to accommodate the finished floor elevation (FFE) of the proposed building at 894-ft. A small Infiltration Basin #1 is planned on the south side of the building, with drainage swales and inlets to take in stormwater drainage from the private driveway to the east and other hard surfaced areas. The new basin will be tied in to an existing 15-inch storm pipe that leads out to a wetland feature in MnDOT ROW. This basin is also planned to have a rip-rapped emergency outflow (EOF) along the west edge of the basin/swale area in case of abnormal or excessive storm events. Infiltration Basin #2 is an elongated drainage area along the west side of the proposed building. This basin will take Stormwater drainage from the north parking lot area, and roof drains from the building. The storm water management report submitted by the Applicant’s consultants (Rehder & Associates) indicates the required volume control (based on 1.20 acres of proposed impervious surface area), that 4,792 cu. ft. of rate control is needed on this site. The report indicates that Basin #1 provides 2,907 cu. ft. of volume, while Basin #2 provides 4,259 cu. ft. of volume, or 7,166 cu. ft. of total volume provided. The building’s utilities will be tied into the existing (main) service lines underneath Northland Drive to the north. Water service will be provided to the building by a 1 -inch copper service line for typical/potable water needs; and a 6-inch DIP (ductile iron pipe) for fire suppression or interior sprinkler systems. The building’s sanitary service will be provided by a new 6-inch PVC pipe, with a clean-out located at the angled junction of said line. The city’s Public Works Director has reviewed the plans and storm water report, and does not have any issues with this report (or findings) at this time; or placed any additional requirements or conditions related to request. Landscape Plan Pursuant to Title 12-1G-6, any new development in the Industrial District shall be landscaped with grass, trees, shrubs, or other planted ground cover, in accordance with detailed landscaping plan. Plans call for the removal of a few trees scattered throughout the site. The original submitted landscape plan included a few deciduous trees such as honey locust, hackberry and river birch; with velvet pillar crab trees for ornamentals; Black Hills spruces for evergreen trees; and sumac, spirea, and dogwoods for low-growth shrubs. This original landscape plan was submitted to the city’s recognized master gardeners (Ms. Johnson and Ms. Light), who recommended a few changes to the plan: - substituting ironwood trees for the river birch; - replacing the velvet crabs with serviceberry species; - replace tor spirea bushes with Little Bluestem species; - replace sumacs with honeysuckle, serviceberry, chokeberry, or prairie drop seed grasses; - replace the proposed rock mulch beds with shredded wood mulch; and - substitute the MnDOT 25-121 seed mix with a preferred MnDOT or other native seed mix. Planning Case 2019-20 Metro Storage CUP-VAR. Page 5 of 13 The Landscape Plan was revised and resubmitted, with changes made to the ornamental crabs to serviceberry trees; rock beds are now shown with shredded wood mulch beds, and the seed mix has been revised to a Native Seed Mix #33-261. The Commission may wish to discuss with the Applicant if other substituting (in line with the Master Gardeners recommendations) are warranted, such as replacing the river birch with ironwood; spirea with bluestems; sumac with honeysuckle, serviceberry or chokeberry varieties. This same Code provision also states that “the owner shall have a continuing responsibility to maintain such landscaping and any required screening in reasonable condition at all times.” The plans call for the all new planting areas and lawn areas to be irrigated, which should provide for the daily maintenance and care called for under this ordinance, along with the routine maintenance and care (mowing, weeding, fertilizing, etc.) of the ground by on-site hotel management. City Code also requires a bond in an amount not to exceed one and one -half (11/2) times the cost of landscaping and screening shall be required to guarantee the placement and construction thereof as required in this chapter. Lighting Plan The lighting plan calls for approx. 21 new “trac wall mount” style lights, which appear to be a downcast/cut- off type light standard mounted along the outer walls of the building., The light plan does not include any new pole lights. Pursuant to Title 12-1I-15, Lights for illuminating parking areas, loading areas or yards for safety and security purposes shall create a reading of no more than 0.2 foot-candle at the shared property line with a commercial or industrial use or public right of way, and shall create a reading of zero foot -candles at the shared property line with residentially zoned property. The photometric (light intensity) plan for the site indicates the new lighting meets these standards, and is approved. Aircraft Noise Attenuation Pursuant to Title 12-4-1, the City finds that development within certain areas of the city is impacted by aircraft noise; that said noise is beyond the regulatory authority of the city to control; that certain uses of land are inappropriate in areas of high aircraft noise; that some structures do not adequately attenuate aircraft noise resulting in negative impacts on the health, safety and welfare of the residents or inhabitants of the structures; that, through proper construction methods, the means exist to attenuate aircraft noise to interior levels which alleviate such negative impacts; and that the requirements of this chapter are necessary to promote and preserve the health, safety and welfare of the citizens. Review of the Metropolitan Airport Commission’s Noise Contour Map – 2016 indicates the subject site appears to be inside the established “60 DNL” noise contour line. The DNL is defined as: “The day-night sound level, or the twenty four (24) hour equivalent continuous sound level (time averaged A-weighted sound level) from 12:00 midnight to 12:00 midnight, obtained after the addition of ten (10) dBA to sound levels measured from 10:00 PM to 7:00 AM.” Any application for a city building or occupancy permit pertaining to land located in an aircraft noise zone must demonstrate compliance with the provisions of this chapter prior to the issuance of such permit. Per 12-4-7 Noise Compatibility Table (refer to partial table – below), industrial uses located in the 60-70 Actual Noise Contour are noted as “CNST” or Consistent, which is defined as “Acceptable Land Uses” Land Use Type Actual Noise Contour Leq(81+) (76-80) (71-75) (60-70) Industrial, communication, utility 25 CNST CNST CNST Planning Case 2019-20 Metro Storage CUP-VAR. Page 6 of 13 CONDITIONAL USE PERMIT ANALYSIS Pursuant to Title 12-1L-6, any use allowed by a conditional use permit in a particular zoning district requires submittal of a complete development or site plan for full consideration by the planning commission and city council. The [city] council shall consider the advice and recommendations of the planning commission and the effect of the proposed use upon the health, safety, and welfare of occupants or surrounding lands, existing and anticipated traffic conditions including parking facilities on adjacent streets, and the effect of the proposed use on the comprehensive plan. The City may grant a conditional use provided the proposed use will: a) not be detrimental to the health, safety or general welfare of the community, b) nor will cause serious traffic congestion nor hazards, c) nor will seriously depreciate surrounding property value, and d) that the same is in harmony with the general purpose and intent of this chapter and the comprehensive plan. A. The proposed use will not be detrimental to the health, safety or general welfare of the community, nor will cause serious traffic congestion nor hazards, nor will se riously depreciate surrounding property value. Staff Response: The overall general use and purpose of the self-storage facility at this location does not appear to produce any activity, level of service, or production of materials that could be considered detrimental to the health, safety and welfare of the community. Staff is unaware of any negative impacts or impairments attributed to similar commercial storage uses found in other cities, nor discovered any evidence, information or testimony from other cities that these personal storage uses have caused any negative traffic congestion, hazardous situations or depreciated property values due the placement of such facilities next to other commercial or industrial uses. The new storage facility should be compatible with the adjacent commercial and industrial uses in the Industrial Park, including General Pump next door, and the smaller office uses along Northland Drive (south of Mendota Heights Road). The site is being accessed off two separate driveways from what is considered a private driveway/roadway installed by General Pump in 1994. No part of this site will have direct access on to Northland Drive or Highway 55. It is projected the number of trips to and from the self-storage site will be minimal, and will not result in any congestion problems getting in or out of this site or area. B. The proposed use conforms to the general purpose and intent of the city code and comprehensive plan. Staff Response: City Code Title 12-1L-6 Conditional Use states: “The development and execution of this chapter is based upon the division of the city into districts within which the regulations are specified. It is recognized, however, that there are special or conditional uses which, because of their unique characteristics, cannot be properly classified in any district or districts without consideration, in each case, of the impact of those uses on neighboring land or the public need for the particular location. To provide for these needs, the council may by resolution approve a conditional use for those uses and purposes, and may impose conditions and safeguards in such permits to ensure that the purpose and intent of this chapter is carried out.” Planning Case 2019-20 Metro Storage CUP-VAR. Page 7 of 13 As indicated previously, the subject site is located in the Industrial Zone. As part of a proposed Zoning Text Amendment application/request from the same Applicant, city Zoning Code now allows for personal self-storage uses as a conditional use, subject to the following standards: Personal self-storage facility, provided that: A. Any and all storage shall be inside the building. Exterior storage of personal vehicles, recreational vehicles, trailers, and equipment is strictly prohibited. B. The storage facility shall have a security system adequate to limit access to persons renting at the facility. C. Facility shall not be located closer than one-quarter (1/4) mile from any residential use and/or residential zone. D. All drive aisles and parking surfaces must be curb and guttered, with asphalt or concrete. E. The use shall have no more than three (3) overhead doors or bays to be used for entering/exiting the facility. F. Access to any fenced-in exterior area shall be available to emergency responders in a manner acceptable to the fire marshal. G. Common parking space available to all visitors shall be provided at a rate no less than one space per six thousand (6,000) square feet of storage area. The Applicant has provided a plan that shown no outdoor storage of vehicles will be allowed; all parking areas shall be for customers, visitors or employees at the site. The facility is accessed only by means through a front door entryway, and through one main overhead roll-up door on the north end, which is opened by a security card or key-pad. Only paid customers or clients will have access to the interior of the facility. Once the door is opened, vehicle enters, the door closes immediately afterwards and the facility is secured again. The facility is well over 2,000+ feet from Lemay Shores townhome development, and over 1,800+ feet from Hillside Gables (Dakota County workforce housing site off Lexington Avenue). There are no fenced-in exterior areas planned for this site; all storage will be inside the building. Access to the interior areas of the storage facility will be reviewed and approved by the city’s Building Official and Fire Marshal as part of any new building permit review. As noted previously, the required parking for the new building is based on the useable storage area of the facility, which in this case is 15-spaces. The Applicant intends to provide 11 exterior and 11 interior spaces for customers/clients. It is Staff’s belief that proposed conditional use for the proposed personal self-storage facility at this location, and specifically to Metro Storage, LLC, conforms to the general purpose and intent of the city code and comprehensive plan, including almost every site and performance standards under the I- Industrial District, except for the required floor area ratio (FAR) requirements, which will be detailed in the Variance analysis below. VARIANCE ANALYSIS Pursuant to City Code Title 12-1G-7 Site and Structure Requirements for the Industrial District, not more than 50% of the lot area shall be occupied by buildings; and the floor area ratio (FAR) shall not exceed 0.5. Floor Area Ratio (FAR) is defined (or determined) as: the numerical value obtained through Planning Case 2019-20 Metro Storage CUP-VAR. Page 8 of 13 dividing the floor area of a building or buildings by the lot area on which such building or buildings are located. In this particular case, the proposed three-story storage facility is 117,810 sq. ft. (39,270 sf. each floor). With a lot area of 2.2 acres, or 95,920-sf., the FAR is calculated as follows: FAR CALC: 117,810 / 95,920 = 1.23 The proposed FAR of 1.23 represents an approximate 250% increase over the 0.5 standard. The Applicant defends this higher FAR request based on the following statement (from their narrative): “While the proposed project meets all the city requirements listed above, we are requesting a variance related to the ordinance Floor Area Ratio (FAR) limit which we believe is not consistent with this newly added Industrial zoning use. Since the building massing, height, and site coverage are within requirements, the only aspect of the building that drives this above the listed FAR is that the building has multiple floors within the building unlike other industrial uses. There is no impact of the added floors from the exterior and due to the very low intensity of this use, there will be less activity than for a single-story building of other approved Industrial uses. This variance is covered in more detail in the Variance Application form submitted.” City Code Section 12-1L-5 governs variance requests. The Planning Commission must consider a number of variables when recommending or deciding on a variance, which generally fall into two categories: (i) practical difficulties; and (ii) impact to the community. The “practical difficulties” test contains three parts: (i) the property owner proposes to use the property in a reasonable manner not otherwise permitted by the zoning ordinance; (ii) the plight of the property owner is due to circumstances unique to the property, not created by the property owner; and (iii) the variance will not alter the essential character of the neighborhood. Also, economic considerations alone do not constitute practical difficulties. Section 12-1L-5(E)(1) further references other variables the City can consider when granting or denying a variance, noted as follows: Effect of variance upon health, safety, and welfare of the community. Existing and anticipated traffic conditions. Effect on light and air, as well as the danger of fire and the risk to public safety. Effect on the value of properties in the surrounding area, and upon the Comprehensive Plan. Granting of the variance is not a convenience to the applicant, but necessary to alleviate a practical difficulty. When considering a variance request, the Planning Commission must determine if these standards have been met in granting a variance, either partially or whole, and provide findings of facts to support such a recommendation to the City Council. If the Planning Commission determines the Applicant has failed to meet these standards, or has not fully demonstrated a reasonableness in the granting of such variance, then findings of fact supporting a recommendation of denial must be determined. As part of any variance request, Applicants are required to prepare and submit their own responses and findings, which for this case are noted below (in italic text): 1. The property owner proposes to use the property in a reasonable manner not otherwise permitted by the zoning ordinance. Applicant’s Response: The proposed project complies with all Site and Structure requirements under 12-1G-7 of the City Zoning Code (as recently amended by City Ordinance 538) for building height, setbacks, building area, lot coverage and parking requirements. However, the floor area ratio (“FAR”) is 1.24. 12-1G-7F of the City Ordinance provides that the FAR shall not exceed 0.5. Thus the FAR for the Planning Case 2019-20 Metro Storage CUP-VAR. Page 9 of 13 Project exceeds City Ordinance requirements. This is a difficulty and is a result of the Project’s comprehensive design that enhances “drive by” aesthetics, customer/occupant safety, property security and the efficient three story horizontal utilization of floor space. The design features of the Project promotes a reasonable use of the property providing a desirable visual appearance along Hwy 55. Since there is a low intense overall use of the property due to nature of the business, the applicant will be able to efficiently use the full building height for vertical storage space, without compromising safety, security or aesthetics. 2. The plight of the property owner is due to circumstances unique to the property, not created by the property owner. Applicant’s Response: The variance request is not due to any property characteristics, but is due to the inconsistency between the Ordinance building area limitation, building height limitation and the FAR limitation, particularly for this recently amended Industrial zoning use. 3. The variance will not alter the essential character of the neighborhood; and economic considerations alone do not constitute practical difficulties. Applicant’s Response: The proposed use of the property will have an overall low intensity operational nature and will be consistent with the characteristics of surrounding land uses- to the north and northeast, which are light industrial, office facilities, and office warehouse buildings with parking and landscaped areas. Outside surface parking usage for the Project will be less intense than parking usage at the properties to the north and northeast. The surrounding land uses to the west and south are Highway 55 and Interstate 494. Staff Response: The floor area ratio (FAR) standard is an effective way to calculate the bulk - or mass of building volume on a development site, and is often used in conjunction with other development standards such as building heights, lot coverage and lot area. FAR can sometime assist in a community’s desire to limit over- intensification or over-development of a site. FAR can be used to either limit the intensity of land use to lessen the environmental impacts of development or to control the mass and scale of development. In some cases, calculating a site’s FAR with these other standards, it helps lessen impacts to the site, such as a need for more parking, increased hard surfaces, and additional on-site storm water management systems. From reviewing a number of adjacent city ordinances and their industrial zoning district standards, some have maximum building coverage percentages ranging from a low of 30%-35% (Inver Grove Hts. & Eagan) and up to 50% in West St. Paul. Maximum lot coverage (total i mpervious surface cover) range from 70- 75% up to 90-95% in some cities. Cities of Bloomington and St. Paul allow for uses in certain commercial/business/industrial districts with an FAR from 1.0 to 2.0. For all intents and purposes, most of our suburban neighboring cities do not use or apply the FAR standard to separate industrial uses (business/commercial) in their respective zoning districts. Most of these cities appear to only limit building size (footprint), height and impervious surface percentages. Most of these cities’ height standards seem to range in or around 30-45 feet in height, which could accommodate 3 to 4 story buildings. The Applicant’s plan demonstrates that all other Industrial Zone development and site standards will be met under this plan, including lot size (dimensions), setbacks, height, and building coverage. Because the city allows for buildings in the Industrial district to be up to 45-feet in height, this provides ample opportunity for the Applicant/Developer to provide additional stories and space for this very specific use on this vacant industrial parcel; and which use they pursued to allow such use in this district, and granted approval earlier this year. Planning Case 2019-20 Metro Storage CUP-VAR. Page 10 of 13 Staff would suggest the city give serious consideration to allowing this proposed self-storage use at this location, even with the added FAR, due in part to the fact the proposed use meets many of the other Industrial District standards, and the use will be limited to only this site. Since this proposed use is very new to the community, and a very specific use in this Industrial district, city staff is offering to make a condition that this variance (and related CUP) is only for this personal self- storage use; and shall apply specifically to this site only. Should Metro Storage open and operate the business for a few years, and decide to close down the storage facility and sell-off the property, any future owner(s) or operators of this site would be limited to a self-storage uses only. Any other permitted industrial user that took over the site, would need to comply with current I-Industrial District standards, such as parking and FAR and all others listed under the district’s regulations. ALTERNATIVES for ACTION 1. Recommend approval of the Conditional Use Permit and Variance requests, based on the following findings of fact that support the granting of both applications, noted as follows: A. Pursuant to City Code Title 12-1G-2, Metro Storage LLC is allowed to have a personal self-storage facility, provided that: i. Any and all storage shall be inside the building. Exterior storage of personal vehicles, recreational vehicles, trailers, and equipment is strictly prohibited; ii. The storage facility shall have a security system adequate to limit access to persons renting at the facility; iii. Facility shall not be located closer than one-quarter (1/4) mile from any residential use and/or residential zone; iv. All drive aisles and parking surfaces must be curb and guttered, with asphalt or concrete; v. The use shall have no more than three (3) overhead doors or bays to be used for entering/exiting the facility; vi. Access to any fenced-in exterior area shall be available to emergency responders in a manner acceptable to the fire marshal; and vii. Common parking space available to all visitors shall be provided at a rate no less than one space per six thousand (6,000) square feet of storage area. B. The Applicant has demonstrated through their submitted site plan, that the proposed self-storage facility on the subject property either meets or exceeds all of these standards established under Title 12-1G-2 for said use, zone, and is supported by the following findings of facts: i. The proposed self-storage use will not be detrimental to the health, safety or general welfare of the community, nor will cause serious traffic congestion nor hazards, nor depreciate surrounding property values. ii. The proposed self-storage use conforms to the general purpose and intent of the current City Code and Comprehensive Plan, including all applicable performance standards, except for the floor area ratio requirements, and which requires acceptance and approval of a related variance for such standard, noted herein. iii. The property on which the use will be located is currently in compliance with all applicable city code standards. C. Under Title 12-1L-5A of the City Code, the Council may only grant variances from the strict application of the provisions of the Code in cases where there are “practical difficulties” in carrying out the strict letter of the regulations of the Code. “Practical difficulties” consists of a three -part test: (i) the Applicant proposes to use the property in a reasonable manner not otherwise permitted Planning Case 2019-20 Metro Storage CUP-VAR. Page 11 of 13 by the Code; (ii) the plight of the Applicant is due to circumstances unique to the property not created by the Applicant; and (iii) the variance, if granted, will not alter the essential character of the neighborhood. Economic considerations alone do not constitute “practical difficulties.” D. The Applicant has met the burden of demonstrating the requisite “practical difficulties” in order to justify the granting of a Variance to allow the proposed personal self-storage facility to exceed the floor area ratio requirement of 0.5 for Industrial District uses up to 1.24, based on the following findings: i.) the proposed structure and project complies with all Site and Structure requirements under 12-1G-7 of the City Zoning Code (as recently amended by City Ordinance 538) for building height, setbacks, building area, lot coverage and parking requirements, except for the 0.5 FAR standard, and yet the design features of the Project promotes a reasonable use of the property providing a desirable visual appearance along Hwy 55, since there is a low intense overall use of the property due to nature of the business, the applicant will be able to efficiently use the full building height for vertical storage space, without compromising safety, security or aesthetics. ii.) The plight of the landowner is due to circumstances unique to the property, due in part to the inconsistency between the Ordinance building area limitation, building height limitation and the FAR limitation, particularly for this recently amended Industrial zoning use; iii.) The variances, if granted, will not alter the essential character of the neighborhoods; since the proposed use of the property will have an overall low intensity operational nature and will be consistent with the characteristics of surrounding land uses- to the north and northeast, which are light industrial, office facilities, and office warehouse buildings with parking and landscaped areas. E. The City has considered the factors required by Title 12-1L-5E1 of the City Code, including but not limited to the effect of the Variances upon the health, safety, and welfare of the community, existing and anticipated traffic conditions, the effect of the Variance on the danger of fire and the risk to public safety, and upon the value of properties in the surrounding area, and upon the Comprehensive Plan, and has determined this Variance will not affect or pose any negative impacts upon the neighborhood or the community in general. F. Approval of this Variance is only for Metro Storage, LLC, the Applicant as noted herein, and their successors and assigns, and does not apply or give precedential value to any other properties throughout the City. All variances must be applied for separately, provide a project narrative, and present and demonstrate a reasonable need or justification to the City in order to approve a variance. All variance requests must be reviewed independently by City staff and legal counsel under the requirements of the City Code. G. The factual findings and analysis found in the Planning Staff Report for Planning Case No. 2019- 20, dated and presented August 27, 2019 (and on file with the City of Mendota Heights), is hereby fully incorporated into Resolution No. 2019-____. H. The City has the authority to place reasonable conditions upon the property subject to his Variance request. Conditions must be directly related to and roughly proportional to the impact created by the variance. Conditions related to this transaction are as follows: 1. The new storage facility building shall be constructed in conformance to building and site plans certified by a registered architect and/or licensed engineer. 2. Trash enclosure must be made to match the exterior finishes of the principal building. Planning Case 2019-20 Metro Storage CUP-VAR. Page 12 of 13 3. Rooftop mechanical units shall be of a low profile variety. All ground -level and rooftop mechanical utilities, other than low profile rooftop units, shall be completely screened with one or more of the materials used in the construction of the principal structure, to be reviewed by the Planning Department and verified as part of the building permit review process. 4. Final landscaped plan shall be approved by the city staff in cooperation with the city’s Master Gardeners. 5. A performance bond or letter of credit shall be supplied by the applicant in an amount equal to at least one and one-half (11/2) times the value of such screening, landscaping, or other improvements, to be submitted at time of building permit approval. 6. The Developer shall be jointly and severally responsible for the maintenance of all landscaping in a condition presenting a healthy, neat and orderly appearance and free from refuse and debris. Plants and ground cover which are required by an approved site or landscape plan and which have died shall be replaced as soon as seasonal or weather conditions allow. All landscape areas must be irrigated. 7. Building and grading permits shall be obtained from the City prior to construction commencement. 8. All grading and construction activities as part of the proposed development shall be in compliance with applicable federal, state, and local regulations and codes, as well as in compliance with the City’s Land Disturbance Guidance Document. 9. All applicable fire and building codes, as adopted/amended by the City, shall apply and the buildings shall be fully-protected by an automatic fire sprinkler system. 10. All new buildings must comply with the Aircraft Noise Attenuation standards as found under Title 12-4-1 of City Code. 11. Any new sign(s) proposed under this development plan must meet the standards of City Code Title 12-1D-15: Signs. 12. The conditional use permit for the personal self-storage facility and the related variance allowing the new building to exceed the required floor area ratio standard of 0.5 to 1.24, is only for the Applicant - Metro Storage, LLC, its subsidiaries and assigns of the property and all future owners of the subject property, provided the site is used exclusively as a personal self-storage facility. Any other permitted use or use by conditional use permit shall be made complaint with all current I-Industrial District zoning and site development standards at that time. 2. Recommend denial of the Variance request, based on the findings of fact that confirm the Applicant failed to meet the burden(s) of proof or standards in granting of the variance requested herein, noted as follows: A. Under Title 12-1L-5A of the City Code, the City may only grant variances from the strict application of the provisions of the Code in cases where there are “practical difficulties” in carrying out the strict letter of the regulations of the Code. “Practical difficulties” consists of a three -part test: (i) the Applicant proposes to use the property in a reasonable manner not otherwise permitted by the Code; (ii) the plight of the Applicant is due to circumstances unique to the property not Planning Case 2019-20 Metro Storage CUP-VAR. Page 13 of 13 created by the Applicant; and (iii) the variance, if grant ed, will not alter the essential character of the neighborhood. Economic considerations alone do not constitute “practical difficulties.” B. The City hereby determines the Applicant has not fully met the burden of demonstrating the requisite “practical difficulties” in order to justify the granting of this Variance to exceed the floor area ratio requirement of 0.5 for Industrial District uses; and therefore the City hereby finds the proposed personal self-storage project is not essential to the overall enjoyment and continued use of the property; and there are other alternatives on the property due to its large size; and is therefore not considered a reasonable use of the property. C. Because the City finds that the first prong of the three -part test (reasonable use of the property) is not met by the Applicant, the City need not consider the remaining two prongs of the test (unique circumstances of the property and essential character of the neighborhood). 3. Table the request and direct staff to extend the application review period an additional 60 days, in compliance with MN STAT. 15.99. RECOMMENDATION Staff recommends the Planning Commission give careful consideration of the Conditional Use Permit and Variances to be considered for this new self-storage facility; and if the Commission wishes to approve the CUP and Variance as presented herein, or add/modify the conditions as noted herein, you may choose Alternative No. 1 as noted above. If the Commission wishes to deny the Variance related to the excess FAR standard, you should choose Alternative No. 2, which denies the CUP and Variance applications together, with findings indicated under this alternative. If the Commission feels more information is needed or required, or that these plans should be modified to meet the City Code without a variance, you can elect to table this matter and ask the Applicant to revise their plans accordingly; or direct staff to research or provide additional information at a future meeting in order to satisfactorily complete a recommendation. I-494I-35EHWY 5 5 494 RAMPI - 3 5 E RAMPI-94 RAMPMENDOTA HEIGHTS RD NORTHLAND DRTRAPP RD 494 LOOPI-35E LOOPLEXINGTON AVELEMAY LAKE RD S E R VI C E R D WE A G A N D A L E B LV D 494 RAMPI-494 I -35E RAMPI-35E RAMPI-35EHWY 5 5 I-94 RAMP 4 9 4 L O O P 1178 NORTHLAND DRIVE Metro Storage Site City of Mendota Heights0390 SCALE IN FEETDate: 8/7/2019 GIS Map Disclaimer:This data is for informational purposes only and should not be substituted for a true title search, property appraisal, plat,survey, or for zoning verification. The City of Mendota Heights assumes no legal responsibility for the information containedin this data. The City of Mendota Heights, or any other entity from which data was obtained, assumes no liability for any errorsor omissions herein. If discrepancies are found, please contact the City of Mendota Heights. Contact "Gopher State One Call" at 651-454-0002 for utility locations, 48 hours prior to any excavation. 9 80 4 39 2 8 0 4 01 255185 1681 7 1 83 1 0 0 531571 78 2 0 0 10 1001 0 0 10 1174 1196 1171 HWY 55I-4 9 4494 R A M P N O R T H L A N D D R HWY 551178 NORTHLAND DRIVE Metro Storage Site City of Mendota Heights090 SCALE IN FEETDate: 8/7/2019 GIS Map Disclaimer:This data is for informational purposes only and should not be substituted for a true title search, property appraisal, plat,survey, or for zoning verification. The City of Mendota Heights assumes no legal responsibility for the information containedin this data. The City of Mendota Heights, or any other entity from which data was obtained, assumes no liability for any errorsor omissions herein. If discrepancies are found, please contact the City of Mendota Heights. Contact "Gopher State One Call" at 651-454-0002 for utility locations, 48 hours prior to any excavation. 7300 WEST 147TH STREETSUITE 504APPLE VALLEY, MN 55124-7580(952) 431-4433 June 23, 2019 Project Narrative: Metro Self Storage – Mendota Heights . The Metro Self Storage project is a new 3-story climate-controlled facility proposed for Northland Plaza in Mendota Heights. Metro Self Storage is a family owned and operated self-storage company that opened its first mini storage in 1973. The company has grown to include over 140 facilities in 16 states and prides itself in providing the best storage experience in the industry. The project site is accessed off Northland Drive on its north property line and abuts Highway 55 on the west and Interstate 494 on the south. The property is a 2.2 acre remaining site within this otherwise developed area. The property is zoned I - Industrial as are the properties surrounding the site except for a strip of B3 – General Business properties to the north. The storage building will have a footprint of 39,270 square feet covering 40.9% of property which is below the 50% maximum building coverage allowed by ordinance. There is 45,014 square feet of green space providing 46.9% landscaped area proposed for this site. The landscape plan indicates a variety of overstory trees, ornamental trees and shrubs to provide interest and emphasize elements of the building design. Exterior of building includes architectural precast panels with multiple finishes to create a pleasing image and break-up the facade. The precast panels will have a 16 foot high base of real brick inserts of two contrasting brick colors to create a strong visual base around the ground story Above this base the building uses a large sized light-colored limestone style precast finish with grooved panel joints breaking up the precast into large block visual elements. The light-colored panels are also broken up with a rhythm of slightly higher full brick panels many of which include additional glass windows creating aesthetic interest along each façade. The main entry at the northwest corner is highlighted with flat metal panels and extensive glass allowing views into the lobby and upper storage floors. The sides and back walls also include significant additional glass window panels allowing daylight into the building corridors. The included perspective rendering shows the interest the different materials and massing provides, creating a very nice-looking building. Along with this we have provided a decorative metal canopy at the front entry and at each of the internal drive’s glass overhead door entrances. The civil engineering drawings indicate the grading, paving and drainage approach for the project. The stormwater design collects rainwater from the roof and pavement into below grade stormwater piping. This stormwater will be piped to the west stormwater infiltration pond which along with the other stormwater pond on the site are designed to infiltrate all new impervious surface areas. Consequently, no additional stormwater will leave this site above the minor previously approved flow from the adjacent property. Pavement and curb design are also included in these drawings along with utility connections. The site access is off Northland Drive just east of Highway 55 entering on the existing shared private drive serving the property to the east. The first entry of this private drive leads to a parking lot at the front of the building near the office entry and the entrance to an internal one-way drive- through access down the middle of the storage building. This internal drive allows clients to enter and park in the climate-controlled area while they load or unload items from their storage unit. Self-storage is a very low traffic producer compared to any other commercial business that would otherwise be considered on this Industrial zoned site. Consequently, there is a very small demand for parking stalls, typically with only a few clients visiting the facility at any given time. There is room inside the building for 11 parallel parking stalls. Added to this are 10 exterior stalls on the north and east sides of the building resulting in a total of 21 stalls. This is 6 stalls more than the ordinance minimum 15 stall requirement. The leasing office for the facility will be in the northwest corner of the building with parking immediately adjacent for customers to access the office. First time customers would park at the office and lease a unit. On subsequent visits customers would pull into the building through the north entry overhead door leading to the interior drive-through lane, access their storage unit, and then exit at the south side. The facility will be staffed by a Property Manager (PM) everyday with weekday hours being 9:30 a.m. to 6:30 p.m. and shorter on the weekend. Other employees will be a Storage Consultant (SC) and a Maintenance Technician (MT). Each customer will have a proprietary PIN number to access the facility. Facility access hours are from 6 a.m. until 10 p.m. The building will be automatically locked down at that point and no further access can be achieved. The access system keeps daily records of all entries. The facility will also be monitored by 16 security cameras that are accessed by the PM in the office as well as being able to be viewed from a web-based platform by management. Cameras will cover virtually all public areas of the building. The site lighting will include all new highly efficient LED light fixtures with moderate lighting levels appropriate for this use. All light fixtures are building mounted, fully shielded, dark sky compliant and provide strong cut-off at the lot edges. While the proposed project meets all the city requirements listed above, we are requesting a variance related to the ordinance Floor Area Ratio (FAR) limit which we believe is not consistent with this newly added Industrial zoning use. Since the building massing, height, and site coverage are within requirements, the only aspect of the building that drives this above the listed FAR is that the building has multiple floors within the building unlike other industrial uses. There is no impact of the added floors from the exterior and due to the very low intensity of this use, there will be less activity than for a single-story building of other approved Industrial uses. This variance is covered in more detail in the Variance Application form submitted. In conclusion, the proposed new Metro Self Storage facility provides for an attractive building and landscaped site to meet the storage needs of Mendota Heights residents. With the very low traffic generation and activity associated with this proposed use, this climate-controlled self-storage facility will fit well into this commercial neighborhood. On behalf of Metro Self Storage, we are pleased to have this opportunity to bring this new business to Mendota Heights. Sincerely, Quinn S. Hutson, AIA, LEED AP Principal CNH Architects, Inc. Variance Application (2019) Page 1 of 3 VARIANCE APPLICATION – CHECKLIST & RESPONSE FORM Applications will be scheduled for consideration by the Planning Commission and/or City Council only after all required materials have been submitted. Application submittal deadlines are available on the City’s website or by contacting the City Planner. Late or incomplete applications will not be put on the agenda. Office Use Only: Case #:_____________________ Applicant:____________________ Address:_____________________ The City Council may grant variances from the strict application of the provisions of the City Code and impose conditions and safeguards in the variances so granted in cases where there are practical difficulties in carrying out the strict letter of the regulations of the Code. "Practical difficulties", as used in connection with the granting of a variance, means that the property owner proposes to use the property in a reasonable manner not permitted by this chapter; the plight of the landowner is due to circumstances unique to the property not created by the landowner; and the variance, if granted, will not alter the essential character of the neighborhood. Economic considerations alone do not constitute practical difficulties. Please consider these requirements carefully before requesting a variance. APPLICATION REQUIREMENTS: Electronic and hard copies of all the required materials must be submitted according to the current application submittal schedule. Submit 1 electronic copy and 2 hard copies (full-size/to-scale) of all required plans. The following materials must be submitted for the application to be considered complete: Fee, as included in current Fee Schedule (check payable to City of Mendota Heights). NOTE: Planning Application fees do not cover building permit fees, utilities, or other fees which may be required to complete the project. Completed Application Form(s). Letter of Intent. Required Plans. APPLICANT MUST CHECK ALL APPLICABLE ITEMS INCLUDED IN THE SUBMITTAL Sketch Plan (to-scale drawing or certified survey, if determined necessary): Location and setbacks of all buildings on the property in question including both existing and proposed structures. Location of any easements having an influence upon the variance request. Written consent and waiver of public hearing, in a form prescribed by the city, by the owners of property within one hundred feet (100') of the boundaries of the property for which the 2019-20 Metro Storage LLC Variance Application (2019) Page 2 of 3 variance is requested, accompanied by a map indicating the location of the property in question and the location of the property owners who have given consent; or, lacking such consent, a list of names and addresses of the owners of property within one hundred feet (100') of the boundaries of the property for which the variance is requested. If topography or extreme grade is the basis on which the request is made, all topographic contours shall be submitted. If the application involves a cutting of a curb for a driveway or grading a driveway, the applicant shall have his plan approved by the city public works director prior to construction. Please complete the attached questions regarding your request. Responses will be presented to the Planning Commission & City Council. __________________________________________________________________ Please answer the following three questions as they relate to the variance request. (Note: you may fill-in this form or create your own) 1.Are there any practical difficulties that help support the granting of this variance? (Note: “practical difficulties" as used in connection with the granting of a variance, means that the owner proposes to use the property in a reasonable manner not permitted by City Code. Economic considerations along do not constitute a practical difficulty). YES NO Please describe or identify any practical difficulties and/or how you plan to use the property in a reasonable manner below: Variance Application (2019) Page 3 of 3 2.Are there any circumstances unique to the property (not created by the owner) that support the granting of this variance? YES NO Please describe or identify any unique circumstances below: 3.If the variance was granted, would it alter the essential character of the neighborhood? YES NO Why or Why Not? Please explain how the request fits with the character of the neighborhood. The City Council must make affirmative findings on all of the criteria listed above in order to grant a variance. The applicant for a variance has the burden of proof to show that all of the criteria listed above have been demonstrated or satisfied. 26105 Wild Rose Lane, Shorewood, Minnesota 55331, Phone: 952-401-8757, Fax: 952-401-8798 Memorandum Date: August 7, 2019 To: Krista Spreiter, City of Mendota Heights Project Manager, U.S. Army Corps of Engineers (USACE) CC: Quinn Hutson, Applicant Ben Ford, Rehder & Associates From: Melissa Barrett, Kjolhaug Environmental Services Company (KES) Re: Site Assessment for Wetlands – 1178 Northland Drive, Mendota Heights, MN The 1178 Northland Drive site was examined on July 26, 2019 for the presence and extent of wetland. The site was located in Section 34, Township 28N, Range 23W, Mendota Heights, Dakota County, Minnesota. The 2.2-acre site was located immediately northeast of the intersection of Highway 55 and Interstate 494, and just south of Northland Drive (Figure 1) and corresponded to Dakota County PID 275225001040 and the address of 1178 Northland Drive. The site was a vacant parcel (Figure 2) with a few irrigation faucets observed in the central portion. The site was primarily a meadow with Siberian elm trees scattered throughout and sumac along the west and south perimeters. Meadow species observed included Kentucky bluegrass, smooth brome, bird’s-foot trefoil, Canada goldenrod, giant goldenrod, knapweed, Canada thistle, bittersweet nightshade, curly dock, common burdock, crown vetch, and common milkweed. Scattered clumps of reed canary grass were also present but were not associated with depressions. Topography on the site was level/flat, except for two slightly higher areas along the south boundary. Along the west site boundary, topography sloped downhill to the west. Review of NWI, Soils, DNR, and NHD Information The National Wetlands Inventory (NWI) (Minnesota Geospatial Commons 2009-2014 and U.S. Fish and Wildlife Service) showed a PEM1A wetland in the west portion of the site (Figure 3). The Soil Survey (USDA NRCS 2015) did not show any mapped hydric soil types within or near site boundaries. Soil types mapped on and near the property are listed in Table 1 and a map showing soil types is included in Figure 4. Table 1. Soil types mapped on the 1178 Northland Drive site. Symbol Soil Name Approx. Acres AOI Approx. % of AOI % Hydric Hydric Category 39B2 Wadena loam, 2 to 6 percent slopes, eroded 1.4 40.90% 0 Not Hydric 39C2 Wadena loam, 6 to 12 percent slopes, moderately eroded 2.1 59.10% 0 Not Hydric The Minnesota DNR Public Waters Inventory (Minnesota Department of Natural Resources 2015) did not show any DNR Public Waters, Wetlands, or Watercourses within or near site boundaries (Figure 5). The National Hydrography Dataset (U.S. Geological Survey 2015) did not show any surface water features within or near site boundaries (Figure 6). No Wetland Determination The site was examined on July 26, 2019 for the presence and extent of wetlands. The NWI map showed a PEM1A wetland in the west portion of the site (Area A – Figure 2). At the time of the July 26 site visit, Area A was flat (not depressional) and was dominated by meadow species as described previously. A sample point (SPA – Attachment A) taken within a portion of Area A caontaining a dominant amount of reed canary grass showed a soil profile that had been stripped of the A horizon and that lacked moisture or free water to a depth of 24 inches. Based on the lack of hydric soil and the lack of primary or secondary wetland hydrology indicators, Area A was determined to be non-wetland. No other areas were shown as wetland on the NWI-map, and no other areas were shown as hydric on the soil survey. No depressions were observed on the site. Summary No wetlands were delineated on the 1178 Northland Drive site in Mendota Heights. Attachment B of this memo includes a Joint Application Form for Activities Affecting Water Resources in Minnesota, which is submitted in request for: (1) concurrence with the no wetland determination from the City of Mendota Heights under the Minnesota Wetland Conservation Act (WCA), and (2) concurrence from the U.S. Army Corps of Engineers (USACE) that the site lacks waters of the U.S. for Section 404 of the Federal Clean Water Act. Thank you. 1178 Northland Drive, Mendota Heights, MN Site Assessment for Wetlands FIGURES 1. Site Location 2. Existing Conditions 3. National Wetlands Inventory 4. Soil Survey 5. DNR Protected Waters Inventory 6. National Hydrography Dataset 7. Offsite Hydrology Assessment Areas © OpenStreetMap (and) contributors, CC-BY-SA Figure 1 - Site Location 1178 Northland Drive (KES 2019-103)Mendota Heights, Minnesota Note: Boundaries indicatedon this figure are approximate and do not constitute an official survey product. ¯0 250 Feet Legend Site Bo undary Source: ESRI Streets Basemap 8 9 0 8 8 8 8 9 2 89 4 886896 8848828 9 8 880900 878876874872902 870868866864904 862896888882 8 9 6 8968 9 4 8868968888 9 4 8 8 4 884Figure 2 - Existin g Conditions (2016 MnGEO) 1178 Northland Drive (KES 2019-103)Mendota Heights, Minnesota Note: Boundaries indicatedon this figure are approximate and do not constitute an official survey product. ¯0 150 Feet Legend Site Boun dary Sa mp le Po int Dakota C ounty Lidar Source: MNGEO Spatial C ommons Area A SPA PUBG PFO1A PEM1A PEM1A Figure 3 - National Wetlands Inventory 1178 Northland Drive (KES 2019-103)Mendota Heights, Minnesota Note: Boundaries indicatedon this figure are approximate and do not constitute an official survey product. ¯0 250 Feet Source: MNGEO Spatial Commons, USFWS 39B2 39C2 1816 611F 1816 889D 857B 250 415C Figure 4 - Soil Survey 1178 Northland Drive (KES 2019-103)Mendota Heights, Minnesota Note: Boundaries indicatedon this figure are approximate and do not constitute an official survey product. ¯0 250 Feet Legend Site Bo undary Hydric/Pre dominantly Non-Hydric Prdominan tly Non-Hydric/Non-Hydric Source: MNGEO Spatial Commons, USDA, NRCS Rogers (19-80 P) Lemay (19-82 W) Figure 5 - DNR Public Wat ers Inventory 1178 Northland Drive (KES 2019-103)Mendota Heights, Minnesota Note: Boundaries indicatedon this figure are approximate and do not constitute an official survey product. ¯0 1,000 Feet Legend Site Boundary Public Ditch/Altered Natural Watercourse Public Watercourse Public Waters Source: MNGEO Spatial Commons, MN DNR Figure 6 - National Hydrography Dataset 1178 Northland Drive (KES 2019-103)Mendota Heights, Minnesota Note: Boundaries indicatedon this figure are approximate and do not constitute an official survey product. ¯0 2,000 Feet Legend Site Boundary Hydro Junction Artificial Path Canal/Ditch Connector Pipeline Stream/River Underground Conduit Gate Nonearthen Shore Wall Lock Chamber Stream/River Lake/Pond Reservoir Swamp/Marsh Source: MNGEO Spatial Commons, USGS Rehder & Associates, Inc. Civil Engineers, Planners & Land Surveyors 3440 Federal Drive, Suite 110 • Eagan, Minnesota 55122 • 651-452-5051 • Fax: 651-452-9797 • Email: info@rehder.com STORM WATER MANAGEMENT REPORT FOR METRO STORAGE – MENDOTA HEIGHTS 6-24-19 I hereby certify that this plan, specification or report was prepared by me or under my direct supervision and that I am a duly licensed Professional Engineer under the laws of the State of Minnesota. Report Prepared By: Nicholas P. Adam, P.E. Registration Number: 43856 Report Reviewed By: Benton G. Ford, P.E. Registration Number: 24392 By: NPA Date: 3440 Federal Drive, Suite 110 · Eagan, Minnesota 55122 Checked by: BGF Date: 651-452-5051 · Fax: 651-452-9797 · Email: info@rehder.com Project No: 508.154 Sheet of Subject: REQUIRED VOLUME: 1.20 Acres = 1.10 X 1.20 ac = ac-ft 12in./ft = cu.ft. VOLUME PROVIDED: Rehder & Associates, Inc.WORKSHEET (SEE ATTACHED HYDROCAD WORKSHEET) 4792 VOLUME CONTROL SIZING CALCULATIONS Civil Engineers, Planners & Land Surveyors Metro Storage - MH 0.110 Proposed Impervious Area = MSE 24-hr 3 100-Year Rainfall=7.41"0508154_Metro Storage - MH Printed 6/23/2019Prepared by Rehder & Associates, Inc. HydroCAD® 10.00-24 s/n 02629 © 2018 HydroCAD Software Solutions LLC Stage-Area-Storage for Pond 7P: INFILT. BASIN 1 Elevation (feet) Surface (sq-ft) Storage (cubic-feet) 881.40 1,075 0 881.50 1,171 112 881.60 1,270 234 881.70 1,374 366 881.80 1,482 509 881.90 1,594 663 882.00 1,710 828 882.10 1,805 1,004 882.20 1,903 1,189 882.30 2,003 1,385 882.40 2,106 1,590 882.50 2,211 1,806 882.60 2,319 2,032 882.70 2,429 2,270 882.80 2,543 2,518 882.90 2,658 2,778 883.00 2,776 3,050 883.10 2,897 3,334 883.20 3,021 3,629 883.30 3,146 3,938 883.40 3,275 4,259 883.50 3,406 4,593 883.60 3,540 4,940 883.70 3,676 5,301 883.80 3,815 5,675 883.90 3,956 6,064 884.00 4,100 6,467 884.10 4,259 6,885 884.20 4,421 7,319 884.30 4,586 7,769 884.40 4,754 8,236 884.50 4,925 8,720 884.60 5,099 9,221 884.70 5,277 9,740 884.80 5,457 10,277 884.90 5,640 10,831 885.00 5,826 11,405 885.10 6,016 11,997 885.20 6,208 12,608 885.30 6,403 13,238 885.40 6,601 13,889 885.50 6,803 14,559 885.60 7,007 15,249 885.70 7,215 15,960 885.80 7,425 16,692 885.90 7,639 17,445 886.00 7,855 18,220 886.10 8,036 19,015 886.20 8,219 19,827 886.30 8,404 20,658 886.40 8,591 21,508 886.50 8,780 22,377 886.60 8,971 23,264 Elevation (feet) Surface (sq-ft) Storage (cubic-feet) 886.70 9,165 24,171 886.80 9,360 25,097 886.90 9,558 26,043 887.00 9,757 27,009 887.10 9,959 27,995 887.20 10,162 29,001 887.30 10,368 30,027 887.40 10,575 31,074 887.50 10,785 32,142 887.60 10,997 33,231 887.70 11,211 34,342 887.80 11,427 35,474 887.90 11,645 36,627 888.00 11,865 37,803 MSE 24-hr 3 100-Year Rainfall=7.41"0508154_Metro Storage - MH Printed 6/23/2019Prepared by Rehder & Associates, Inc. HydroCAD® 10.00-24 s/n 02629 © 2018 HydroCAD Software Solutions LLC Stage-Area-Storage for Pond 8P: INFILT. BASIN 2 Elevation (feet) Surface (sq-ft) Storage (cubic-feet) 888.50 525 0 888.55 568 27 888.60 612 57 888.65 657 89 888.70 705 123 888.75 754 159 888.80 805 198 888.85 857 240 888.90 911 284 888.95 967 331 889.00 1,025 380 889.05 1,084 433 889.10 1,144 489 889.15 1,207 548 889.20 1,271 610 889.25 1,336 675 889.30 1,404 743 889.35 1,473 815 889.40 1,543 891 889.45 1,616 969 889.50 1,690 1,052 889.55 1,765 1,138 889.60 1,842 1,229 889.65 1,921 1,323 889.70 2,002 1,421 889.75 2,084 1,523 889.80 2,168 1,629 889.85 2,253 1,740 889.90 2,341 1,855 889.95 2,430 1,974 890.00 2,520 2,098 890.05 2,579 2,225 890.10 2,638 2,355 890.15 2,698 2,489 890.20 2,759 2,625 890.25 2,821 2,765 890.30 2,883 2,907 890.35 2,946 3,053 890.40 3,009 3,202 890.45 3,073 3,354 890.50 3,138 3,509 890.55 3,204 3,668 890.60 3,270 3,830 890.65 3,337 3,995 890.70 3,405 4,163 890.75 3,473 4,335 890.80 3,542 4,511 890.85 3,612 4,690 890.90 3,682 4,872 890.95 3,753 5,058 891.00 3,824 5,247 891.05 3,897 5,440 891.10 3,970 5,637 Elevation (feet) Surface (sq-ft) Storage (cubic-feet) 891.15 4,044 5,837 891.20 4,118 6,041 891.25 4,193 6,249 891.30 4,269 6,461 891.35 4,345 6,676 891.40 4,422 6,895 891.45 4,500 7,118 891.50 4,578 7,345 891.55 4,657 7,576 891.60 4,737 7,811 891.65 4,818 8,050 891.70 4,899 8,293 891.75 4,981 8,540 891.80 5,063 8,791 891.85 5,146 9,046 891.90 5,230 9,305 891.95 5,315 9,569 892.00 5,400 9,837 Soil Map—Dakota County, Minnesota Natural Resources Conservation Service Web Soil Survey National Cooperative Soil Survey 6/14/2019 Page 1 of 34967640496769049677404967790496784049678904967940496764049676904967740496779049678404967890487930487980488030488080488130488180488230488280488330488380 487930 487980 488030 488080 488130 488180 488230 488280 488330 488380 44° 51' 53'' N 93° 9' 10'' W44° 51' 53'' N93° 8' 49'' W44° 51' 43'' N 93° 9' 10'' W44° 51' 43'' N 93° 8' 49'' WN Map projection: Web Mercator Corner coordinates: WGS84 Edge tics: UTM Zone 15N WGS84 0 100 200 400 600 Feet 0 30 60 120 180 Meters Map Scale: 1:2,140 if printed on A landscape (11" x 8.5") sheet. Soil Map may not be valid at this scale. Comm. No.: Date: Metro Self Storage -Perspective View 19051 06/24/19 S id e y a rd to a S tre e t4 0 ' - 0 "33' - 0"Fr ont yar d40' - 0"10' - 0"Pa r k i n g Se t b a c kBu il d i n g Se t b a c k B u ild in g S e tb a c kParking Set backPr oper t y Li ne80' - 0"75' - 0"70' - 0"55' - 0" 2 5 ' - 0 "1 1 0 ' - 0 "1 0 ' - 0 "Gross Area (footprint) = 39,270 s.f. x 3 = 117,810 s.f. R e te n tio n P o n d Proposed 3 Story BuildingDr i ve t hr u5 5 ' - 0 "2 5 ' - 0 "3 0 ' - 0 "HC 6 3 L O A D IN G H i g h w a y 5 5N o r t h l a n d D r i v e I n t e r s t a t e 4 9 4 11 Pr o p e rt y L i n e I nf i l t r at i on PondTrash73' - 0"287' - 0"33' - 4" 4 0 ' - 0 "1 6 2 ' - 0 "1 0 ' - 0 "Rear y ar d50' - 0" Existing Building Monument sign E x it -O n e W a y20' - 0" 2 2 0 ' - 0 "Site Statistics: Site Area 95,920 SF 2.2 Acres Setback Statistics: Building Setback -Front Yard to Street 40 Feet Building Setback -Side Yard to Street 40 Feet Building Setback -Side Yard 30 Feet Building Setback -Rear Yard 50 Feet Parking Setbacks 10/20 Feet Building Area Statistics: Proposed Building Area 39,270 SF Proposed Building Area Coverage 40.9 % Maximum Building Area Coverage Allowed 50.0 % Lot Coverage Statistics: Total Site Impervious Area (Parking & Walks)11,640 SF Total Proposed Building Area 39,270 SF Total Proposed Landscape Coverage 45,010 SF Total Proposed Landscape Coverage %46.9 % Parking Statistics: Parking Required (Personal Self-Storage)15 stalls 85,065 SF Net Storage Area / 6,000 SF per stall Parking Provided Exterior 11 stalls Interior (parallel along internal one-way aisle 11 stalls Total Stalls Provided 22 stalls FAR -by Ordinance 0.5 FAR -Proposed 1.24 Pr oper t y Li neProposed 3 Story Building H i g h w a y 5 5N o r t h l a n d I n t e r s t a t e 4 9 4Pr o p e rt y L i n e Existing Building Existing Building Existing Building D r i v e 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 A B C D E F G H J K L M A B C D E F G H J K L M © COPYRIGHT BY CNH ARCHITECTS, INC.7300 WEST 147TH STREET SUITE 504 APPLE VALLEY, MN 55124-7580 (952) 431-4433CNH NO.: 2 3 4 5 6 7 8 9 10 11 12 13 14 151 REVISIONS: DATE:C:\Users\TJordan\Documents\19051 - Metro Storage Mendota Heights_tjordan.rvt8/9/2019 1:58:43 PMCITY SUBMITTAL -Rev 1 CS01Preliminary Site PlanMetro Self Storage1178 Northland DriveMendota Heights, MN 5512019051 06/24/19 1" = 30'-0"CS01 2 Schematic Overall Site Plan 1 08/08/19 Revised Submittals 1" = 80'-0"CS01 1 Area Plan w Neighboring Buildings 1 1 1 1 1 Floor 1 100' -0" Floor 2 116' -0" Floor 3 128' -0" T.O. Parapet 142' -6" High Parapet 144' -6" Precast wall panel with thin brick, dark Precast wall panel, smooth finish Precast wall panel with thin brick, medium Lighted box sign, maximum 100 s.f. Suspended canopy with recessed can lights, typical Aluminum and glass sectional door LED wall pack light, full cut-off Floor 1 100' -0" Floor 2 116' -0" Floor 3 128' -0" T.O. Parapet 142' -6" High Parapet 144' -6" Precast wall panel with thin brick, dark Precast wall panel, smooth finish Precast wall panel with thin brick,medium Aluminum storefront windowPrecast wall panel, smooth finish LED wall pack light, full cut-off Suspended canopy with recessed can lights, typical Floor 1 100' -0" Floor 2 116' -0" Floor 3 128' -0" T.O. Parapet 142' -6" High Parapet 144' -6" Precast wall panel with thin brick, dark Precast wall panel, smooth finish Precast wall panel with thin brick, medium Aluminum storefront window Flush metal panels Aluminum storefront window Precast wall panel, smooth finish Precast wall panel, smooth finish Rooftop unit, screened Lighted box sign, maximum 100 s.f. LED wall pack light, full cut-off Floor 1 100' -0" Floor 2 116' -0" Floor 3 128' -0" T.O. Parapet 142' -6" High Parapet 144' -6" Precast wall panel with thin brick, dark Precast wall panel, smooth finish Precast wall panel with thin brick, medium Suspended canopy with recessed can lights, typical Rooftop unit, screened Flush metal panels Aluminum storefront window system Aluminum and glass sectional door LED wall pack light, full cut-off Exterior Material -Area Percentages (%) Precast -Smooth Finish 46 % Thin Brick -Dark Color Thin Brick -Medium Color Metal & Glass 25 % 17 % 12 % 100 % 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 A B C D E F G H J K L M A B C D E F G H J K L M © COPYRIGHT BY CNH ARCHITECTS, INC.7300 WEST 147TH STREET SUITE 504 APPLE VALLEY, MN 55124-7580 (952) 431-4433CNH NO.: 2 3 4 5 6 7 8 9 10 11 12 13 14 151 REVISIONS: DATE:C:\Users\TJordan\Documents\19051 - Metro Storage Mendota Heights_tjordan.rvt6/24/2019 11:17:58 AMCITY SUBMITTAL CS02Exterior ElevationsMetro Self StorageHighway 55 and Northland DriveMendota Heights, MN 5512019051 06/24/19 1/16" = 1'-0"CS02 1 South Elevation 1/16" = 1'-0"CS02 4 East Elevation 1/16" = 1'-0"CS02 3 West Elevation 1/16" = 1'-0"CS02 2 North Elevation CS021 CS02 2 CS02 4 CS02 3 80' - 0"5' - 0"70' - 0"5' - 0"120' - 0"15' - 0"5' - 0"35' - 0"25' - 0"30' - 0"25' - 0"Drive aisle Office/ Reception Parking ( 11 stalls ) Trash 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 A B C D E F G H J K L M A B C D E F G H J K L M © COPYRIGHT BY CNH ARCHITECTS, INC.7300 WEST 147TH STREET SUITE 504 APPLE VALLEY, MN 55124-7580 (952) 431-4433CNH NO.: 2 3 4 5 6 7 8 9 10 11 12 13 14 151 REVISIONS: DATE:C:\Users\TJordan\Documents\19051 - Metro Storage Mendota Heights_tjordan.rvt6/24/2019 11:16:59 AMCITY SUBMITTAL CS03Schematic Floor PlanMetro Self StorageHighway 55 and Northland DriveMendota Heights, MN 5512019051 06/24/19 1/16" = 1'-0"CS03 1 First Floor Plan 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 A B C D E F G H J K L M A B C D E F G H J K L M © COPYRIGHT BY CNH ARCHITECTS, INC.7300 WEST 147TH STREET SUITE 504 APPLE VALLEY, MN 55124-7580 (952) 431-4433CNH NO.: 2 3 4 5 6 7 8 9 10 11 12 13 14 151 REVISIONS: DATE:C:\Users\TJordan\Documents\19051 - Metro Storage Mendota Heights_tjordan.rvt6/24/2019 11:32:23 AMCITY SUBMITTAL CS04LightingMetro Self StorageHighway 55 and Northland DriveMendota Heights, MN 5512019051 06/21/19 12" = 1'-0"CS04 3 Light Contour Map 1" = 1'-0"CS04 1 Lighting Wall Pack 1" = 1'-0"CS04 2 Lighting Recessed Planning Staff Report DATE: August 27, 2019 TO: Planning Commission FROM: Tim Benetti, Community Development Director SUBJECT: Planning Case 2019-23 CONDITIONAL USE PERMIT for OUTDOOR SALES LOT APPLICANT: Garland’s Inc. / JBT LLC PROPERTY ADDRESS: 2440 Enterprise Drive ZONING/GUIDED: I-Industrial District / I-Industrial ACTION DEADLINE: September 30, 2019 INTRODUCTION Garland’s Inc., a Minneapolis based company, is seeking to purchase the former Manna Freight facility located at 2440 Enterprise Drive, and relocate their main offices (headquarters) and distribution center to this new location. Garland’s is primarily a distributor of pre-made casters, wheels, shelving units, hand- carts and a wide variety of material handling products for commercial/industrial based businesses. Garland’s is based in Minnesota, with satellite locations in Des Moines, Denver and Green Bay. A small part of Garand’s business is the selling of new, pull-behind box, job-site and work trailers, which sales are done primarily on-line or through direct sales (see attached images of trailers to be sold/displayed appended to end of this report). Garland is seeking to store/display a few of these new these trailers on the back area of their building in a new enclosed (fenced-in) area, or an open sales lot, which requires approval under a conditional use permit. A public hearing notice for this planning item was published in the local newspaper and notice letters were mailed to all surrounding properties within 350-feet of the subject property. No comments or objections have been received by staff related to this item. BACKGROUND The subject property is zoned I-Industrial and is 3.33 acres in size. The property contains a 31,320 sf. (total) office/warehouse building, which will become the new office/headquarters/distribution center for Garland’s Inc. Garland’s CEO Bob Smith indicated they will have up to 20 employees at the new Mendota Heights location. The existing building contains two floors of office space, with 5,874-sf. on each level, and the back area has an 18,512 sf. warehouse/loading space. Garland’s intends to use the first floor office space for its employees; and the old upstairs office area will be converted into a new showroom space of materials and products they offer or distribute (see aerial image – below). Planning Case 2019-23 Garland’s Inc. - CUP Page 2 of 8 FRONT ELEVATION OF BUILDING – looking from ENTERPRISE DRIVE The parking areas for this site are located on the east and rear (north) areas of the property, with 62 available parking space. The back side of the building contains 7 loading bays/docks, with an additional grade-level overhead door bay leading into the back warehouse space (see aerial image – below). CEO Smith stated their business does not require or demand a lot of moving and loading of product, nor much customer/visitor parking, since “…most of our business is done over the phone or online.” Planning Case 2019-23 Garland’s Inc. - CUP Page 3 of 8 Please note that under the Industrial District regulations, “Automobile and other vehicles of transportation sales when conducted entirely within a building” can be considered under a similar conditional use permit process. A question raised early on by staff was if these trailers constituted a “vehicle” under this land use category. In conferring with the city’s police department personnel, and researching definitions under Minnesota State Statutes, a “trailer” on its own - and by definition and determination of staff, is not considered a “vehicle of transportation”, as it does not have the capability to move or travel on its own power. Therefore, the sales/display of these trailers may be approved (by conditional use permit only) under this general “Open Sales Lot” activity in the industrial District. PROJECT DESCRIPTION Pursuant to City Code 12-1G-2 of the I-Industrial District, “Open Sales Lots” are considered a conditional use in the industrial zone. Open Sales Lots are defined by city Zoning Code as: “Land devoted to the display of goods for sale, rent, lease, or trade where such goods are not enclosed within a building.” The Applicant plans to utilize only the rear portion of the property for the storage/display of the trailers, which are highlighted in “yellow-shaded” areas on the site plan below. City Code requires typical “outdoor storage areas” in the Industrial District to be screened from surrounding properties with fencing, walls, or landscaping. Only when an industrial use is next to a residential use does the fence or screen need to be 100% opaque. In this case, the subject site is surrounded by other industrial users, and the need for 100% opaque screening is not necessary. Although there are no specific standards or requirements for screening/fencing outdoor sales lots in the Industrial Zone, city staff encouraged the Applicant to provide fencing not only for security reasons, but for screening the trailers from its neighbors. The site plan illustrates a new security/screening fence line, which is tied into the east side of the building, and the fence runs easterly across the existing parking lot area to the easterly edge of the parking (but not the easterly-most lot line, which is still approx. 100-feet from the edge of this parking), and said fence turns northward and ends at the northeast corner of the parking lot. The fence proposed by the Applicant is a Lincoln Solid Board (100% opaque) along the front edge, and a black vinyl coated chain-linked fence with decorative inserts (for added screening measures) along the side fence line. The fence also includes a “Cantilever Gate System” at the entry into the back sales/parking lot Planning Case 2019-23 Garland’s Inc. - CUP Page 4 of 8 area, which gate will be open throughout the day during normal business hours, but closed at night for security. As noted previously, the fence is planned only on the east side of the building and easterly edge of the parking lot, and dead-ends at the northeast corner. Since the back side of the property abuts an abandoned railroad ROW (owned by MnDOT), and on the opposite side are two large industrial users (Pilot Knob Distribution and Mendota Heights Gateway Commons), staff is looking to the Planning Commission to decide if this back lot line area needs to be fenced/screened off as well. (Note: the Google map image below shows this ROW area to be well screened with mature natural vegetation). City staff would recommend that the Applicant provide additional fencing along the northwest corner of the building and parking area (see modified Site Plan – below); and that the entire fence be at least six (6) Planning Case 2019-23 Garland’s Inc. - CUP Page 5 of 8 feet in height at all locations. A black vinyl chain-linked fence is acceptable, with decorative fence inserts to provide added screening measures. The Commission should decide if the rear (north) line of the parking/outdoor sales lot must be fenced, and if this fencing should also include decorative inserts as well. The submitted site plan currently shows 62 parking spaces; with 49 striped in the east parking area and 13 in the back NW corner. All of the proposed trailer parking will take place on the back area lot. Of the 62 total spaces, 15 spaces will be used or taken up for trailer parking/storage. The remaining 47 spaces will be available for employee and customer parking. Part of this fenced-in outdoor sales lot will contain 21 spaces for employees. Customer/visitor parking is reserved outside the fenced area, which consists of 22 parking spaces. Garland’s does not have any plans to expand the parking lot at this time. Per City Code 12-1D-16 Off-Street Parking and Loading requirements are determined as follows: Office (less than 6,000 sq. ft. of floor area) at 3 spaces + 1 add’l for each 500-sf. of floor area: Calculation: 5,874-sf. / 500 = 11.8 + 3 = 14.8, or 15 spaces needed Warehousing at 1 space per 2,000 sf. of floor area: Calculation: 18,512 / 2,000 = 9.26 or 10 spaces needed To calculate the upstairs showroom space, it either works out to be the same as the office space calculation noted above (at 15 spaces); or we add the 5,874-sf to the warehouse space of 18,512-sf. = for 24,386-sf., which works out to be 13 total spaces for these combined spaces. In either event, the site appears to meet its parking needs for both employees and customers, and still allows ample space for the outdoor parking of trailers as shown on the plan. ANALYSIS Comprehensive Plan The subject parcel is guided I-Industrial in the 2030 Comprehensive Plan; and is slated to continue to be guided Industrial under the proposed 2040 Comprehensive Plan update. The Plan states: “Mendota Heights has been able to attract high quality industrial users with aesthetically pleasing development by Planning Case 2019-23 Garland’s Inc. - CUP Page 6 of 8 requiring planned, aesthetically pleasing industrial design and landscape standards. The City will continue to promote the development of this type of industry.” Garland’s goal to purchase and re-use the old Manna Freight center is supported by Land Use Goal #2 (2030 Plan) and Goal No. 2.3 (2040 Plan), which states: “[The City] support industrial and commercial development in designated areas.” Conditional Use Permit Pursuant to Title 12-1L-6, any use allowed by a conditional use permit in a particular zoning district requires submittal of a complete development or site plan for full consideration by the planning commission and city council. The [city] council shall consider the advice and recommendations of the planning commission and the effect of the proposed use upon the health, safety, and welfare of occupants or surrounding lands, existing and anticipated traffic conditions including parking facilities on adjacent streets, and the effect of the proposed use on the comprehensive plan. The City may grant a conditional use provided the proposed use will: a) not be detrimental to the health, safety or general welfare of the community, b) nor will cause serious traffic congestion nor hazards, c) nor will seriously depreciate surrounding property value, and d) that the same is in harmony with the general purpose and intent of this chapter and the comprehensive plan. A. The proposed use will not be detrimental to the health, safety or general welfare of the community, nor will cause serious traffic congestion nor hazards, nor will seriously depreciate surrounding property value. Staff Response: Staff does not believe the proposed office/warehouse distribution use proposed by Garland’s Inc. at this location will be detrimental to the health, safety and welfare of the community, as they will be simply taking over an existing, well maintained and well-established industrial use site inside the Industrial Park. The transition from former Manna Freight to Garland’s will likely be seamless; and the city should be supportive and welcoming another business moving its headquarters and main business operations to the community. The overall general use and purpose of this business at this location does not produce any activity, level of service, or production of materials that could be considered detrimental to the health, safety and welfare of the community; nor any negative impacts to the surrounding industrial businesses, including their property values. According to the Applicants, the proposed outdoor storage and display of small trailers on the back side of the property will be well screened and very limited in scope and activity (5- 10% of their overall business plan). The new screening fence will provide not only an added level of security and privacy, but an effective means of screening these trailers from neighboring uses. The city’s fire department staff were asked to review and provide comments or recommendations on this CUP application item. Due to an existing Fire Department Connection (FDC) located at the southwest corner of the building (and inside the secured area), the Fire Dept. requested the Applicant provide what is generally termed a “Knox-Box” on the outside area of the security gate/fence for emergency access. The Applicant has agreed to install this gate/key feature as part of the new fence. The subject site has one single access pint on to Enterprise Drive, and there are no plans to add or modify this access at this time. Due to the limited number of employees expected on the site, and the expected limitations of customers/visitors to the site, the expected number of trips to and from the site should also be minimal, and should not cause or result in any congestion problems getting in or out of this site or industrial area. Planning Case 2019-23 Garland’s Inc. - CUP Page 7 of 8 Staff feels the overall proposed use of the subject property by Garland’s Inc., including the outdoor sales lot of trailers, is in harmony with the general purpose and intent of the zoning code and the comprehensive plan. B. The proposed use conforms to the general purpose and intent of the city code and comprehensive plan, including all applicable performance standards, so as not to be in conflict on an on-going basis. Staff Response: City Code Title 12-1L-6 Conditional Use states: “The development and execution of this chapter is based upon the division of the city into districts within which the regulations are specified. It is recognized, however, that there are special or conditional uses which, because of their unique characteristics, cannot be properly classified in any district or districts without consideration, in each case, of the impact of those uses on neighboring land or the public need for the particular location. To provide for these needs, the council may by resolution approve a conditional use for those uses and purposes, and may impose conditions and safeguards in such permits to ensure that the purpose and intent of this chapter is carried out.” It is Staff’s belief that proposed conditional use for the proposed outdoor sales lot at this location, and specifically for the expressed needs of Garland’s Inc., conforms to the general purpose and intent of the city code (zoning) and the comprehensive plans, including site and performance standards under the I-Industrial District. ALTERNATIVES 1. Recommend approval of the Conditional Use Permit request from Garland’s Inc. to have an outdoor sale lot located at 2240 Enterprise Drive, based on the findings of fact that the proposed project complies with the policies and standards of the City Code and is consistent with the Comprehensive Plan, with certain conditions of approval; or 2. Recommend denial of the Conditional Use Permit request from Garland’s Inc. to have an outdoor sale lot located at 2240 Enterprise Drive, based on the findings of fact that the proposed use is not compliant with the City Code and is inconsistent with the Comprehensive Plan; or 3. Table the requested planning application item, direct staff or the applicant to provide additional information (if needed); and allow this item to be brought back for further review at a future planning commission meeting; and extend the application review period an additional 60 days, pursuant to MN State Statute 15.99. STAFF RECOMMENDATION Staff recommends approval of the conditional use permit for Garland’s Inc. / JBT LLC, which allows the placement of an outdoor sales lot at the property located at 2240 Enterprise Drive, based on the findings of fact that the proposed project complies with the policies and standards of the City Code and is consist ent with the Comprehensive Plan, with the following conditions: 1. The parking and display of any new trailers at this location will be confined only to the fenced-in area and in the space(s) noted on the Site Plan submitted under Planning Application No. 2019-23 and presented in this Planning Report. No trailers will be allowed to be stored at any time outside the fenced-in lot or any unpaved (grass) areas of the subject property. 2. All new fencing shall be black vinyl coated chain-linked fencing, with decorative inserts for added screening measures, and must be a minimum of 6-feet in height at all locations. Planning Case 2019-23 Garland’s Inc. - CUP Page 8 of 8 3. The Applicant shall provide additional fencing along the northwest corner and along the north (back) line of the property. 4. A fence permit shall be required for the installation of the new fence. 5. Any new sign(s) proposed under this development plan must meet the standards of City Code Title 12-1D-15: Signs. No temporary signs, special sales event signs, flags, balloons, pennants or similar attention attracting devices will be allowed or permitted for the promotion, advertisement, or sale of trailers at this location. 6. The Applicant agrees to install a “Knox-box” or similar key/switch feature for fire and police emergency access on the outside of the gate/fence area. MATERIALS INCLUDED FOR REVIEW 1. Aerial/Location Map 2. Site Plan (Outdoor Sales Lot) 3. Applicant’s Narrative Letter/Project Descriptions 4. Applicant’s Fence Information/Handouts 5. Garland’s Inc. Material Handling Products-Brochures 6. Images of Trailers to be Stored/Sold FINDINGS OF FACT FOR APPROVAL Conditional Use Permit to Garland’s Inc. 2240 Enterprise Drive The following Findings of Fact are made in support of approval of the proposed request: 1. The proposed conditional use allowing the outdoor sales lot in the Industrial District will not be detrimental to the health, safety or general welfare of the community, nor will cause serious traffic congestion nor hazards, nor depreciate surrounding property values. 2. The proposed parking and storage of the trailers on the subject property should not impact the required parking needs of the Applicant’s business needs, and therefore this new use conforms to the general purpose and intent of the zoning code and comprehensive plan, including I-Industrial District performance standards. 3. The outdoor sales/storage lot for the trailers will be effectively screened and secured, assuring that any visual impacts from neighboring properties will be minimal, and access for emergency personnel is assured by means of an approved access/key box. 4. Applicant has agreed to the conditions noted herein, including (but not limited to) the fence with special screening measures, and that no trailers will be parked outside the dedicated fenced-in area, all of which minimize any visual impacts to the neighboring properties. H WY 5 5 H W Y 1 3 PILOT KNOB RDWA T E R S D R MENDOTA HEIGHTS RD ENTERPRISE DRL E MA Y L A K E R D H WY 5 5 H W Y 1 3 2440 ENTERPRISE DRIVEGarland's Inc. City of Mendota Heights0390 SCALE IN FEETDate: 8/7/2019 GIS Map Disclaimer:This data is for informational purposes only and should not be substituted for a true title search, property appraisal, plat,survey, or for zoning verification. The City of Mendota Heights assumes no legal responsibility for the information containedin this data. The City of Mendota Heights, or any other entity from which data was obtained, assumes no liability for any errorsor omissions herein. If discrepancies are found, please contact the City of Mendota Heights. Contact "Gopher State One Call" at 651-454-0002 for utility locations, 48 hours prior to any excavation. ((((? ? ? G!. G!. G!. G!. G!.66666666666666666666666666666666666666666666666666! ! ! ! " " " " !66666666666666!!2 !!2 !!2 !!2 !!2 !!2 492 334330 300297 461 356 963 344 164 1 6 0 984 84 72 341 174 165187 42 8952962440 2425 2444 2430 2333 2365 2444 2360 ENTERPRISE DR 444'349' 175' 133' 7 3 '159' 103' 157'8'''' 6''6''8''6''8''6''D o w n 8 2 'U p 7 8 'Down 139'Up 35'2440 ENTERPRISE DRIVEGarland's Inc. City of Mendota Heights090 SCALE IN FEETDate: 8/8/2019 GIS Map Disclaimer:This data is for informational purposes only and should not be substituted for a true title search, property appraisal, plat,survey, or for zoning verification. The City of Mendota Heights assumes no legal responsibility for the information containedin this data. The City of Mendota Heights, or any other entity from which data was obtained, assumes no liability for any errorsor omissions herein. If discrepancies are found, please contact the City of Mendota Heights. Contact "Gopher State One Call" at 651-454-0002 for utility locations, 48 hours prior to any excavation. July 29, 2019 City of Mendota Heights Attn: Tim Benetti, Community Development Director 1101 Victoria Curve Mendota Heights, MN 55118 RE: Letter of Intent - - Conditional Use Permit Application - - Open Sales Lot 2440 Enterprise Drive, Mendota heights, MN 55120 Dear Tim, Garlands, Inc. looks forward to making Mendota Heights, MN the new home for their Corporate Headquarters. Garlands, Inc. will consolidate their Minneapolis, MN and Burnsville, MN locations into the property located at 2440 Enterprise Drive, Mendota Heights, MN. Garlands, Inc. has been serving their clients since 1944 as a wholesaler of Material Handling Products (casters, wheels, shelving, trailers, etc.) with annual revenues of $22 million, we employ 80 professionals, and service our clientele via our physical locations in Colorado, Iowa, Minnesota, and Wisconsin. For more information on Garlands, Inc., please visit our website at www.garlandsinc.com . The building and property located at 2440 Enterprise Drive in Mendota Heights, MN will serve as Garlands, Inc.’s Corporate Headquarters. The functions and activities that will be conducted out of this property will be office, warehousing, sales, and distribution of materials handling products. Garlands, Inc.’s material handling products include new trailer sales. Garlands, Inc. is requesting the City of Mendota Heights, MN to grant the property with a Conditional Use Permit for an “open sales lot”, as defined by the Industrial zoning code as “Land devoted to the display of goods for sale, rent, lease, or trade where such goods are not enclosed within a building” to accommodate the sale of their new trailers. The “open sales lot” will be screened appropriately per the City standards and will occur on the side and behind the building as displayed in the plans provided with this Letter of Intent. New trailer sales represent about 5%-10% of Garlands, Inc.’s total revenues. The sale of these trailers occur predominantly online. Garlands’, Inc. appreciates your consideration and we look forward to relocating their Corporate Headquarters to Mendota Heights, MN. Thank you and have a great day! Sincerely, Bob Smith Jerry Smith Tom Smith President Vice President Vice President ADD 265 LF PRIVACY FENCE 30 FT GATE 0 30 60 90 FT 9649 HUMBOLDT AVENUE S. BLOOMINGTON , MN OFFICE: 952.884.3336 PROJECT AUTHORIZATION AUTHORIZATION REVISIONS SHEET DRAWINGS TITLE This drawing and the information contained herein is the property of Ground One Enterprises (GOE) and its subsidiaries . No prortion of this drawing may be reproduced without the expressed written consent of the management of GOE. Use of this plan without written permission is a violation of copyright law and may result in legal prosecution of any and all parties involved . In the event that a third party desires to acquire the copyright, it may be purchased in accordance with the bylaws of GOE at the time of purchase. Clients may use this plan and all information contained herein in accordance with their written design agreement. No professional landscape company may use this plan without first obtaining the copyright from GOE in accordance with the bylaws at the time of seeking to acquire said copyright. I herby certify that this plan, specification or report was prepared by me or under my direct supervision and that I am a certified landscape professional by the Minnesota Nursery and Landscape Association . NAME SIGNATURE DATE CRAIG TRENARY FENCE LAYOUT L1 Existing Conditions / Removals L2 Schematic Plan L3 L2 DATE: SCALE:2440 ENTERPRISE DRIVE MENDOTA HEIGHTS, MN 55120 GARLAND'S INC. 07/30/19 1" = 30' IMAGES OF TYPCIAL TRAILERS TO BE SOLD/DISPLAYED BY GARLAND’S INC. Planning Case 2019-23 Garland’s Inc. - CUP