HomeMy WebLinkAboutPCAgenda_04Nov23
City of Falcon I~eights
Planning Commission
City Hall
2077 W. Larpenteur Avenue
Tuesday, November 23, 2004
7:00 p.m.
AGENDA
A. CALL TO ORDER: 7 p.m.
B. ROLL CALL: Tracy Lukermann Harris Lageson
Maher Heideman DeLeo Ryan
Ziebarth Council Liaison Lindstrom
City Administrator Worthington Staff Liaison Jones
City Attorney
C. APPROVAL OF MINUTES: September 28, 2004
D. PUBLIC HEARING: Variance at 2135 Hoyt Avenue
E. AGENDA ITEMS:
1. Recommendation to the City Council on the proposed variance at 2135 Hoyt.
2. Discussion: Storage issues in City Code
3. Planning: Workshop and Training Dates for December through February
F. INFORMATION AND ANNOUNCEMENTS
1. Permit Pazking on Lindig
G. ADJOURN
City of Falcon Heights
Planning Commission
• City Hall
2077 W. Larpenteur Avenue
Tuesday, November 23, 2004
7:00 p.m.
AGENDA
A. CALL TO ORDER: 7 p.m.
B. ROLL CALL: Tracy Lukermann Harris Lageson
Maher Heideman DeLeo Ryan
Ziebarth Council Liaison Lindstrom
City Administrator Worthington Staff Liaison Jones
City Attorney
• C. APPROVAL OF MINUTES: September 28, 2004
D. PUBLIC HEARING: Variance at 2135 Hoyt Avenue
E. AGENDA ITEMS:
1. Recommendation to the City Council on the proposed variance at 2135 Hoyt.
2. Discussion: Storage issues in City Code
3. Planning: Workshop and Training Dates for December through February
F. INFORMATION AND ANNOUNCEMENTS
1. Permit Parking on Lindig
G. ADJOURN
n
LJ
.7
MEMORANDUM
Tai Members of the Planning Commission
CC: Heather Worthington, City Administrator;
Peter Lindstrom, Council Liaison
From: Deb Jones, Staff Liaison
Subject: Planning Commission Meeting on November 23
Date: November 19, 2004
There are two significant agenda items this month, a variance request from a resident in University Grove
and additional discussion of issues related to storage under our zoning code.
• On the variance, there is no Staff recommendation this time. We have decided to defer to the
Commission's judgment. This is another case that is not very clear cut. There are points to be made on
both sides and room for a broader discussion of how the commons parcels in the Grove should be
reckoned into zoning provisions.
The discussion on storage was recommended at the June, 2004, meeting, at which the Commission
considered (and recommended denial of) TIES' application to amend the B-3 code. The City
Administrator would like the Commission to have a substantive discussion on this issue Tuesday. She
will be there, as will a representative of the City Attorney and the Executive Director of TIES.
We are not revisiting the decision on that particular zoning amendment application but looking at the
whole issue in the context of the code review we have been conducting this year. The only action
requested is some recommendation toward next year's code revisions, if you feel this is an area that needs
change. I am still pulling in research material and will give a presentation Tuesday on how these issues
are treated in other city codes. In the meantime, the staff report recommends some sections of our code
you may want to look at again. If you have time, you might also wish to a little web research of your
own, especially for out of state cities. My material is all from Minnesota.
Finally, we need to do some planning and set some dates on our calendars. Heather and I are in the
process of organizing a training opportunity for Commissioners on a Saturday morning early next year;
we need to find your best date for that. Also, we would like to try to set up one last workshop on Chapter
9 in that same time frame (or sooner). The Planning Commission will, as usual, not have a regular
meeting in December.
• If you are unable to attend Tuesday's meeting, please let Staff know as soon as possible. We need a
quorum!
•
CITY OF
FA LC O 2077 W Larpenteur Avenue
N HEIGH
TS Falcon Hei hts MN 551 -
9 13 5594
email: mail@ci.falcon-heights.mn.us
website: www.ci.falcon-heights.mn.us
MEMORANDUM
To: Members of the Planning Commission
CC: Heather Worthington, City Administrator;
Peter Lindstrom, Council Liaison
From: Deb Jones, Staff Liaison
Subject: Planning Commission Meeting on November 23
Date: November 19, 2004
Phone - (651) 792-7600
Fax - (651) 792-7610
' There are two significant agenda items this month, a variance request from a resident in University Grove
and additional discussion of issues related to storage under our zoning code.
• On the variance, there is no Staff recommendation this time. We have decided to defer to the
Commission's judgment. This is another case that is not very clear cut. There are points to be made on
both sides and room for a broader discussion of how the commons parcels in the Grove should be
reckoned into zoning provisions.
The discussion on storage was recommended at the June, 2004, meeting, at which the Commission
considered (and recommended denial of) TIES' application to amend the B-3 code. The City
Administrator would like the Commission to have a substantive discussion on this issue Tuesday. She
will be there, as will a representative of the City Attorney and the Executive Director of TIES.
We are not revisiting the decision on that particular zoning amendment application but looking at the
whole issue in the context of the code review we have been conducting this year. The only action
requested is some recommendation toward next year's code revisions, if you feel this is an area that needs
change. I am still pulling in research material and will give a presentation Tuesday on how these issues
are treated in other city codes. In the meantime, the staff report recormnends some sections of our code
you may want to look at again. If you have time, you might also wish to a little web research of your
own, especially for out of state cities. My material is all from Minnesota.
Finally, we need to do some planning and set some dates on our calendars. Heather and I are in the
process of organizing a training opportunity for Commissioners on a Saturday morning early next year;
we need to fmd your best date for that. Also, we would like to try to set up one last workshop on Chapter
9 in that same time frame (or sooner). The Planning Commission will, as usual, not have a regular
meeting in December.
If you are unable to attend Tuesday's meeting, please let Staff know as soon as possible. We need a
• quorum!
HOME OF THE MINNESOTA STATE FAIR AND THE U OF M INSTITUTE OF AGRICULTURE
~~~ PRINTED ON RECYCLED PAPER
City of Falcon Heights
Planning Commission Minutes
September 28, 2004
PRESENT: Commissioners Tracy, Lukermann, Harris, Lageson, Maher, Heideman, Ryan, Ziebarth,
Council Member Lindstrom. Also present was Staff Liaison Deb Jones.
ABSENT: DeLeo
The meeting was called to order by Commissioner Harris at 7:00 p.m. The minutes of the August 24,
2004, meeting were approved.
PERMIT PARKING ON LINDIG
Staff liaison Jones gave an introduction of the issue before the Commission. Residents of Lindig
Street have presented a valid petition to institute permit parking along the whole length of the street
on the grounds that parking by non-residents is creating a hardship for residents. If the Commission
recommends approval and Council approves, Lindig will have the same parking restriction as Tatum
and most of the University Grove. That is, parking will be restricted to two hours between 8:00 a.m.
and 4:00 p.m., Monday through Friday, unless the car displays a parking permit. Permits will be
available to residents of Tatum according to the terms of the City parking policy.
Lindig, the first north-south street west of Fairview, has access from Larpenteur and no outlet at the
• north. There is turn-around space at the north end on City property. The street width is narrower than
average for Falcon Heights. Approximately 300 feet at the south end of the street is restricted 2-hour
parking on weekdays between 8 and 4, with no permit option. There are presently no other parking
restrictions on the street.
City Staff have been aware of the problem for some time, Jones said, and have observed informally
that Lindig seems to be "parked up" most weekdays. The area most affected is the stretch just north
of the present restricted zone. Parking is dense on both sides of the street. There is usually ample
parking available on the northern third of the street. Earlier this year Lindig residents approached the
City with concerns about non-resident parking. Staff sent a letter to residents in June informing them
that parking restrictions can only be initiated by resident petition.
After the petition was received, Staff counted parked cars over the space of a week and confirmed
that on that section of Lindig, most or all on-street parking is taken during daytime hours. Staff also
observed drivers using private driveways to turn around instead of going to the circle at the north end.
The available parking at the north end is quite a long walk from the apartments at the south end.
Jones noted that the apartment residents, although they were not included in the petition, are the most
affected by the present situation because their building is in the existing 2-hour zone. Most of them
also gave their signatures in support of permit parking.
City Staff recommends approval of the petition and also recommends that permit parking be applied
to the whole street so the problem won't simply be moved north a few hundred feet.
Commissioner Harris asked if enforcement would be a problem. Ms. Jones responded that
enforcement is always a concern because of limited resources. It would be necessary for Lindig
• residents to be somewhat proactive in reporting violations. In response to a question from
Commissioner Lageson, she said that the City would go through several steps before beginning
enforcement. Residents will be notified before permit parking goes into effect and given time to get
City of Falcon Heights -Planning Commission Meeting of September 28, 2004 -Page 1 of 3
permits. Letters will be placed on non-residents' cars. Signs would be put up. Enforcement would
be intense for several weeks after the ban goes into effect, so that car owners would get the message.
The hope is that people will honor the posted signs, as they seem to do on Tatum. Commissioner
Ryan asked why not have permit only and no two hour allowance. Jones said that this was to
minimize inconvenience for residents, so they don't have to get a temporary permit every time they
have someone over for a short time or have a service vehicle present.
PUBLIC REARING: PARKING ON LINDIG
The public hearing was opened by the Chair. The first speaker was a resident at the apartments at
1707 Lindig who did not give her name. She is concerned about having parking available for her
health caregivers and family members who come to her aid. She asked, why not open part of Tatum
back up? Ms. Jones responded that the City has issued parking permits to accommodate the needs of
residents who need parking for caregivers, so this could be taken care of . Also, permit parking on
Tatum was initiated by petition also, and that they would have to be the ones to change it back.
Phil Aldred, 1753 Lindig, said he signed the petition but is opposed to permit parking because his
family has more cars and the permit requirement would be an inconvenience. He needs street parking
because he has a short driveway and therefore less off-street parking than some of the other homes on
the street. "Be careful what you ask for," he said.
Charles Johnson, 1718 Lindig, said he has observed problems caused by the dense parking, including
snow plowing last winter, difficult access to mailboxes for the postal service, and problems with "all
the garbage trucks that came through." He supports the petition.
• Gene Gennaro, 1771 Lindig, who initiated the petition, said he has grandchildren that come to visit
and his concern is safety -because of the extra traffic and the turn-around issue.
Harvey Hulstrom, 1707 Lindig apartments, spoke in support of the petition. He has been ticketed in
the 2-hour zone. He said people started parking north of the sign when the "Starts Here" sign was
added. He said, keep in mind that the restriction is only 8 to 4 on weekdays.
Jim Nestingen, 1777 Lindig, said he signed the petition and supports it but is sympathetic to Mr.
Aldred's concerns. He is concerned about enforcement, especially considering City budget cuts and
the changes for the State Fair this year. The residents were given no warning of the State Fair
restrictions. He has "some discomfort" with going to permit parking but said that the problem is real.
There were other residents present, but none came forward to speak. Commissioner Harris asked
people to give a show of hand on whether they support permit parking. The majority indicated
support. The public hearing was closed.
PARKING ON LINDIG: DISCUSSION AND RECOMMENDATION
Commissioner Tracy asked Commissioner Lukermann if permit parking works in the University
Grove. Lukermann indicated that it does. Lukermann moved, Maher seconded, that the Commission
recommend approval of the petition.
The Commissioners held a brief discussion touching on most of the points that had been raised, then
voted unanimously to recommend approval.
• The issue will probably come to the Council on October 13.
City of Falcon Heights -Planning Commission Meeting of September 28, 2004 -Page 2 of 3
INFORMATION AND ANNOUNCEMENTS
Ms. Jones reported back to the Commission on concerns that were raised last month. No one is sure
why there is no emergency light at Roselawn and Larpenteur, but according to a representative of the
Sheriffls office, those white lights are "not for civilians" anyway. All citizens need to do is obey the
traffic signals. The emergency light just means that the override is temporarily in effect.
Commissioner Lageson said he was concerned about some potential safety hazards for pedestrians.
There is a broken sign on the north side near the credit union and another on the south side of
Roselawn between Tatum and Fairview. This will be reported to Public Works.
Commissioner Harris asked about the bus bench situation and whether the planned bench has been
installed in front of 1666 Coffman. Councilmember Lindstrom said the bus bench study is ongoing
and he will find out if the Coffman bench is in place.
Mr. Lageson asked what would be needed to allow dogs in city parks. Mr. Lindstrom said that it
would have to go through the Parks and Recreation Commission. They revisit this issue every few
years and opted last time (5 - 6 years ago) to keep the restriction.
In response to a question from Commissioner Ryan about the Curtiss Field pond, Mr. Lindstrom said
that the City is in continuing discussion with the contractor. Recent rains washed soil into the bottom
of the pond. The contractor has to correct the situation within the next two weeks or pay penalties.
Another problem is the sidewalk, which has more slope than the specs. Mr. Ryan said the park looks
very nice but he is concerned about the standing water in the pond and potential liability for the City.
• In response to a question from Commissioner Lukermann, Mr. Lindstrom gave a brief update on the
SE Corner project. The senior building is open, and several residents have moved in. There will be
an open house later in the fall.
ADJOURNMENT
The meeting was adjourned at approximately 8:07 p.m.
Respectfully submitted,
Deborah Jones, Staff Liaison
•
City of Falcon Heights -Planning Commission Meeting of September 28, 2004 -Page 3 of 3
• Planning Commission
Item 1
11/23/04
ITEM: Variance request fora 9 foot encroachment into rear setback for an
addition to the residence at 2135 Hoyt Avenue.
SUBMITTED BY: Roger Miller, owner/leaseholder
REVIEWED BY: Deborah Jones, Zoning and Planning Coordinator
Heather Worthington, City Administrator
EXPLANATION:
Summary
2135 Hoyt is a residence in the University Grove neighborhood of Falcon Heights. The
property is bounded on the east by the common area walkway between Hoyt and Folwell
and on the north (rear) by a common area.
The owner seeks a variance to construct a 14 foot by 16 foot sunroom addition at the rear
of the house. The addition would be designed to blend architecturally with the existing
• home. The addition would encroach 9 feet into the required rear yard of 30 feet. The porch
would replace and existing non-conforming deck that is slightly smaller in area than the
proposed porch. Staff cannot find any record of a permit or variance for the existing deck.
The homeowner points out that several homes in the neighborhood make similar
encroachments into their rear setback, and therefore that the house will not be out of line
with the rest of the block. Staff's survey of the physical features map (see attachment)
finds that six homes in the immediate neighborhood, out of 24, do encroach into rear
setback.
This property, like many in the University Grove district, is adjacent to a "commons" area
that provides a spatial and visual buffer between rows of homes in addition to setbacks. At
the narrow end of this wedge shaped parcel of land, immediately behind 2135 Hoyt, the
commons is approximately 40 feet wide, widening to over 50 feet at the other side property
line of 2135 Hoyt. The proposed addition, if allowed, will be 66 feet from the center line
of the commons.
The applicant further says that living areas of homes in the neighborhood are oriented
toward the commons and that mosquitos make it very difficult to fully enjoy this amenity
without a screened porch.
Analysis
• a. That the granting of the variance will not be detrimental to the public interest.
Staff Report: Proposed Variance at 2135 Hoyt, November 23, 2004 Page 1 of 4
• Staff finds that the granting of this variance will not be detrimental to the public interest.
b. That the granting of the variance will not substantially diminish or impair
property values or improvements in the area.
Staff finds that the granting of this variance will not substantially diminish or impair
property values. Staff finds further that the granting of this variance will enhance the value
of this property and therefore of the values in the area.
c. That the granting of the variance is necessary for the preservation and enjoyment
of substantial property rights.
Staff finds that the granting of this variance, while not absolutely necessary for the
preservation and enjoyment of substantial property rights, is necessary for the enjoyment
of the outdoor amenity of the commons area and is a reasonable request.
d. That the variance will not impair an adequate supply of light and air to adjacent
property.
Staff finds that the variance will not impair an adequate supply of light and air to adjacent
• properties.
e. That the variance will not impair the orderly use of the public streets;
Staff finds that the variance will not impair the orderly use of the public streets.
f. That the variance will not increase the danger of fire or endanger the public safety;
Staff finds that the variance will not increase the danger of fire or endanger the public
safety.
g. Whether the shape, topographical condition or other similar characteristic of the
tract is such as to distinguish it substantially from all of the other properties in the
zoning district of which it is a part, or whether a particular hardship, as
distinguished from mere inconvenience to the owner, would result if the strict
letter of the Chapter were carried out.
The property, while not unique, belongs to a group of Falcon Heights homes that enjoy
access to a commons, or greenbelt, which provides a visual and spatial buffer between
homes over and above the buffer that a setback requirement is designed to provide.
Furthermore, homes adjacent to the commons are oriented so that the principle living areas
face the commons, not the street.
• As the owner states in his letter, there is a particular hardship in being unable to take
advantage of the amenity offered by the commons during the mosquito season.
Staff Report: Proposed Variance at 2135 Hoyt, November 23, 2004 Page 2 of 4
• h. Whether the variance is sought principally to increase financial gain to the owner
of the property, and to determine whether a substantial hardship to the owner
would result from a denial of the variance.
Staff finds that no material or financial gain will occur in the granting of this variance.
Staff finds that some hardship to the owner would result from a denial, in that the residents
will continue to be unable to take optimum advantage of their location on the commons.
Whether that hardship is substantial is a subjective judgment; Staff defers to the Planning
Commission on that judgment.
i. Whether the conditions which give rise to the application for the variance arose
after the adoption of this Chapter of the Code of the City of Falcon Heights or any
amendment thereto which placed the tract in a zoning district different from what it
was under the Chapter. In the consideration of this item, the City shall make diligent
inquiry as to all changes in the property and shall refuse to grant the variance if the
problem is one that can be solved through a proper application of a conditional use
permit or an amendment of the Zoning code. Financial hardship shall not be a basis
for the granting of a variance when the owner purchased the property in reliance on
a promise that a variance would be granted, and the City shall dismiss the appeal if it
shall appear that the property was purchased on such reliance.
• Not applicable.
Staff Recommendation:
Staff has no recommendation on this case and will defer to the findings of the Planning
Commission.
Factors supporting granting of the variance
• The impact of the addition on the surrounding properties and the common area would
be minimal.
• Setback requirements are designed to protect the character of neighborhoods by
maintaining open spaces between structures. The commons parcel provides additional
open space along the back of this property, in effect, visually extending the setback by
over 20 feet.
• The proposed porch would enhance the value of the property and allow present and
future residents greater opportunity to enjoy a significant outdoor amenity.
Factors supporting denial of the variance
• Hardship imposed by denial of the variance may not be substantial enough to meet the
standard established in Falcon Heights code.
Staff Report: Proposed Variance at 2135 Hoyt, November 23, 2004 Page 3 of 4
• Attachments•
• Variance application with letter from applicant
• Site plan
• Site plan with adjacent properties shown
• Letter of support signed by neighbors
• Additional communications from neighbors to the City
• Copy of notice of public hearing
• Copy of letter mailed to property owners within 350 feet
• Map of properties in east University Grove with rear setbacks
Action Requested:
Make a recommendation to the City Council to approve or deny this variance.
•
Staff Report: Proposed Variance at 2135 Hoyt, November 23, 2004 Page 4 of 4
City of Falcon Heights
Planning Application ~~~~ ~
Action Requested By:
Name of Property Owner RQger Miller
Phone (h) - (w) _
Address of Property Owner H v I i h
Name of Applicant (if different)
Address
Phone
Properly Involved:
Address F N
Legal Description I V I 1
Property Identification Number (PIN) 209?x„110024
Present Use of Property (check one):
1~` Single Family Dwelling ^ Business/Commercial
^ Duplex/Two Family Dwelling ^ Governrnent/Institutional
• ^ Multi Family Complex ^ Vacant Land
ACtlon Requested (NON-REFUNDABLE):
Variance-($65:88} ~ %C~C~~ ~~~ ^ Lot Split ($250.00)
^ Conditional Use Permit ($165.00) ^ Site Ptan Review ($100.00)
^ Rezoning ($500.00) ^ Other (Please Specify)
Brief Summary of Request (applicant may submit letter to Planning Commission with
detail's of request):
I certifylbat afl sta
application are true and correct:
of Property Owner (required)
Signature of Applicant (if applicable)
ACT 2 5 2
C
October 22, 2004
City of Falcon Heights
2077 West Larpenteur Avenue
Falcon Heights, MN 55113
RE: Zoning variance application, 2135 Hoyt Avenue West, Falcon Heights, MN 55108
I am writing this letter to provide information in support of my application for a zoning
variance for the purpose ofbuilding athree-season sunroom addition on the north side of
my residence at 2135 Hoyt Avenue West, Falcon Heights, MN 55108. The proposed 14'
by 16' wood framed sunroom addition will be partially within the 30' setback zone at the
back of the lot, extending approximately 9' into the 30' setback zone, to within 21' of the
back lot line.
Lots in this section of the University Grove back onto awedge-shaped commons area.
As a result, distances between houses, viewed back-to-back, are actually larger than in
• most sections of Falcon Heights, creating an open and expansive feeling in the shared
area behind these residences. Many houses on my block have their primary living spaces
facing to the rear because of this amenity. However, because of the relatively small lot
size vis-a-vis the house sizes in this block, a number of other residential structures extend
into the setback zone. These include 2147 Hoyt Ave. W, which is built to within 21 feet
of the back lot line; 2159 Hoyt Ave. W., which is built to within 23.7 feet of the back lot
line; and 2165 Hoyt Ave. W., which is built to within 20.5 feet of the back lot line. The
proposed sunroom addition will therefore not be out of character with the footprints of
other structures on the block, and it will not encroach on the open common areas which
give this block its character.
The sunroom addition has been designed to blend in architecturally with the style of the
existing residential structure. Areas not incorporating windows will be sheathed with the
same cedaz siding as the rest of the house, and the roof will be shingled to match the ex-
isting house roof. The roof pitch will match that of the house.
Because of severe problems with mosquitoes during the spring and summer months, it is
nearly impossible to use the yard of this residence. (Several neighbors have screened in
their back decks or use screened porches because of this.) The proposed sunroom will
make it possible to enjoy one of the major amenities of the neighborhood, while at the.
same time improving the appearance of the residence to which it is added. In addition to
the inconvenience of mosquitoes, there is now the health hazard of West Nile Virus
which they carry, making the sunroom, with extensive screening, even more of a neces-
Miller sunroom variance request letter
page 2
sity. Added to this, an elderly member of the family who frequently visits for extended
periods is extremely allergic to mosquito bites and cannot be outside in the yard.
I have included several maps in addition to plans of the proposed structure. One map
shows the lot lines of 2135 Hoyt Avenue West, setbacks from the lot lines, and the area
of the proposed addition. Note that the addition would entail the removal of the existing, ~
slightly smaller deck. This map also includes information on current and proposed lot ~
coverage. A second map shows all of the lots and buildings of those residences within ~~
the sightlines of the proposed sunroom addition. It also indicates the commons area, and ~,
the midline of the commons, with appropriate distances noted. ~
.,~
All neighbors within sightlines of the proposed structure have been consulted, and ap-
prove of my request for the zoning variance. A list of neighbors consulted and their sig-
natures, attesting to their support, is appended to the application.
The plans and design have been submitted to the University of Minnesota Real Estate Of-
fice, in accordance with procedures governing modifications to the exteriors of houses in
the University Grove. I have also notified the Grove Homeowner's Association Presi-
dent. (The Real Estate Office will forward the plans to the Association.) My understand-
ing is that the University Grove approval process for the plans is separate from the zoning
variance request to the City of Falcon Heights.
• Thank-you in advance for your careful consideration of this matter.
Sincerely.;
~!f j C,~2. -~~
~~
Roger Miller
~ ,.
~~~ ~ ~ 200
.7
r1
L.J
r 1
L J
21'
16' ~ 35'
Existing
14' deck
(to be
removed)
13' 15.5'
2135 Hoyt Avenue West
T
~ t.
i,
34'
Lot square footage is 9583 sq. ft.
Residential footprint is 2264 sq, ft.
(does not include deck)
Proposed sunroom addition is 224 sq. ft.
Residential footprint will be 2488 sq. ft.
Lot coverage will go from 23.6°~ to 26%.
•
F~~we~! gVenv
e
- - _ _ _ _ Commons
__
Midline ''---_____
_~
__
Hoyt Avenue West
• 2135 Hoyt Avenue West, sunroom addition project
~C~ ~ ~ 2004
Residences within sightlines of proposed addition and
relevant measurements
~~T ~ ~ Z00~
CJ
October 17, 2004
City of Falcon Heights
2077 West Larpenteur Avenue
Falcon Heights; MN 55113
This letter is in support of an application by Roger Miller far a zoning variance for the
purpose of building a sunroom addition on the north side of the residential building at
2135 Hoyt Avenue West, Falcon Heights, MN 55108. The proposed 14' by 16' wood
framed sunroom addition will be partially within the 30' setback zone at the back of the
lot, extending approximately 9' into the 30' setback zone, to within 21' of the back lot
1iue.
Lots in this section of the University Grove back onto awedge-shaped commons area.
Actual distances between houses, viewed back-to-back, are actually larger than inmost
sections of Falcon Heights. Because of the relatively small lot size vis-a-vis the house
sizes in this block, a number of other residential structures extend into the setback zone.
These include 2147 Hoyt Ave. W, which is built to within 21 feet of the back lot line;
• 2135 Hoyt Ave. W., which is built to within 23.7 feet of the back lot line; and 2165 Hoyt
Ave. W., which is built to within 20.5 feet of the back lot Line. The proposed sunroom
addition will therefore not be out of character with the footprints of other structures on
the block.
The sunroom addition has been designed to blend in azchitecturally with the style of the
existing structure. Areas not incorporating windows will be sheathed with the same cedar
siding as the rest of the house, and the roof will be shingled to match the existing house
roof.
We are the neighbors within sight lines of the proposed structure. We have been
consulted by Mr. Miller (including review of the plans for the sunroom) and approve of
the request for the variance.
Gary and Ro(~in Wrighi~-2129 Hoyt Ave. W., Falcd6 Heights, MN 55108
Veryl And`~e, Z14~S Folwell Ave, Falcon Heights, MN 55108
•
0~~ ~ ~ 2[104
• Miller 5unroom variance support letter
~'~~~, r`'C,. ..
Gordon and Laney Davis, 2148 Folwell A
MN ssia8
page 2
C'a~ ~ C,C1et~S~
W., Falcon Heights, MN SS 108
Marcel and Sheila Richter, 2132 Folwell Ave., Falcon Heights, MN 55108
•
and Diane Yo 147 H Ave W., Falcon Heights, MN 108
Sanford and Carol Weisber ~ 54 Folwell Ave., Falcon Heights, MN 55148
• 2135 Hoyt Variance: Communications from Neighbors
From: Sanford Weisberg [sandy@stat.umn.edu]
Sent: Wednesday, November 10, 2004 4:58 PM
To: Deb Jones
Subject: Roger Miller variance request
I live at 2154 Folwell, and strongly support Miller's proposal. His planned addition will enhance the
common area as it will be considerably more attractive than the current seasonal porch, and will in no
way diminish the area. As I'm sure you know, the resulting setback for Miller's property will be the same
as at 2149 Hoyt, so I believe the variance is justifiable as an equity issue, as well as an aesthetic issue.
Sandy Weisberg, sanfordweisberg@post.harvard.edu
Days: 612-XXX-XXXX or 612-XXX-XXXX
Evenings: 651-XXX-XXXX
From: Gdavis@csom.umn.edu
Sent: Wednesday, November 10, 2004 6:15 PM
To: Deb Jones
Subject: Approval for variance for 2135 Hoyt Avenue
We have reviewed the plan and the proposed variance. We approve the variance.
Gordon and LaNay Davis
• 2148 Folwell Avenue
Tel: 651-XXX-XXXX
From: Gordon Hirsch [hirsc002@umn.edu]
Sent: Thursday, November 18, 2004 9:33 AM
To: Deb Jones
Subject: Miller request for variance
Dear Ms.Jones:
We are responding to your letter of 9 November 2004 regarding the request of Roger Miller, 2135 Hoyt
Avenue West, for a variance from city code so that a sunroom addition to his house can be built. As we
cannot attend the Planning Commission meeting, we are sending this a-mail.
Although we are not immediate neighbors, within sight of the proposed addition, we are fellow University
Grove residents and we want to express our firm support in favor of Mr. Miller's request.
Given the Commons Area buffer, an addition to Mr. Miller's house would not detract from a sense of
open space or contribute to crowding. It would add to the value and enjoyment of his house and grounds,
and so represent a good use of the space he proposes to enclose.
Thank you for the opportunity to express our opinion in this matter.
Gordon and Louella Hirsch, 2111 Hoyt Avenue West, Falcon Heights.
•
CITY OF
C~
FALCON HEIGHTS 2077 W. Larpenteur Avenue
Falcon Heights, MN 55113-5594
email: mailQci.falcon-heights.mn.us
website: www.ci.falcon-heights.mn.us
November 9, 2004
Dear Property Owner:
Phone - (651) 644-5050
Fax - (651) 644-8675
The owner of 2135 Hoyt Avenue, Roger Miller, has requested a 9 foot variance from city
code in order to erect a sunroom addition to the rear of his existing house. The city code
requires athirty-foot back yard, and no part of the principal building, including an
attached garage, is allowed tq encroach into that area without a variance.
I have enclosed a copy of the site plan, and I encourage you to attend the Planning
Commission meeting where this will be considered. It will be held:
•
Tuesday, November 23, 2004
7:00 p.m.
City Hall Council Chambers
Please call me at 651/792-7613 if you require further information. You may also send
written comments to me at djones@ci.falcon-heights.mn.us or by U.S. Mail at the address
below.
Thank you,
~L~~~!
G~~~
Deborah Jones
Zoning and Planning Coordinator
cc: Planning Commissioners
Roger Miller, 2135 Hoyt Avenue
•
HOME OF THE MINNESOTA STATE FAIR AND THE U OF M INSTITUTE OF AGRICULTURE
~~~ PRINTED ON RECYCLED PAPER
• CITY OF FALCON HEIGHTS, MINNESOTA
PUBLIC HEARING NOTICE
NOTICE IS HEREBY GIVEN, that the Falcon Heights Planning Commission will
meet on November 23, 2004, at approximately 7:00 p.m. at Falcon Heights City
Hall, 2077 Larpenteur Avenue West, Falcon Heights, Minnesota 55113, to
consider a setback variance for property at 2135 Hoyt Avenue West, Falcon
Heights, Minnesota, legally described as:
AUDITOR'S SUBDIVISION NO. 90, ST. PAUL, MN
Lot 13, Block 2
All persons who desire to speak on this issue are encouraged to attend
and will be given an opportunity to be heard at this meeting. Additional
information can be obtained by contacting the City of Falcon Heights at (651)
644-5050.
Dated: /~~e'~' ~ ~~ , 2004.
._ ,~
/,
Heather Worthington, City Ad inistrator/Clerk
City of Falcon Heights, Minnesota
ilsoo~~ol
RNK:11/02/2004
Rear Setbacks on Hoyt and Folwell in University Grove (east)
Measurements are approximate!
Measurements were made by hand from the 2003 physical features data on the
Ramsey County GIS User Group Online Mapping website and may be off by up
to 2 feet.
Source: http://maps.metro-inet.us
.~ ,..,..,~..,~,~ ..~.~e.~ ~ ...a ~ .... ~. ~ ~.~~ ~. , ~~:~e ~ ~.
Planning Commission
• 11/23/04
Item 2
ITEM: Discussion of storage as a legal use in Falcon Heights zoning districts
SUBMITTED BY: Deborah Jones, Planning and Zoning Coordinator
REVIEWED BY: Heather Worthington, City Administrator
EXPLANATION:
Summary: In June, 2004, the Falcon Heights Planning Commission considered an application
from TIES, Inc. for an amendment to the City Code that would add rental of storage space as an
interim use in the B-3 zone, the Snelling/Larpenteur business district. At that time,
Commissioners, the applicant and residents present at the hearing all expressed an interest in
further discussion of issues related to storage as a legal use (permitted, accessory, conditional,
interim or other) in zones of the City. The Commission is invited to take up that discussion at this
time.
In question are the following uses or potential uses:
• • Storage, indoor or outdoor, as a principle use (permitted, conditional or interim) of land, as
opposed to storage that is accessory or incidental to a permitted or conditional use. The Falcon
Heights code does not presently include storage as a principle use in any zone.
• Rental of indoor or outdoor space for storage of vehicles, equipment and various kinds of
material, including mini-storage or self-storage. This is not a presently a legal use in any zone
of the City.
• Storage of vehicles, equipment or materials accessory or incidental to a principle use
(permitted, conditional or interim) in any zone. Does our code address this as thoroughly as it
needs to?
Staff research is in progress on how other cities handle these uses. That material will be presented
by Staff at the Commission meeting. The findings to date can be summarized as follows.
• Warehousing, mini-storage and similar uses are allowed as permitted or conditional uses, if
they are allowed at all, in industrial zones and certain regional mixed-use business zones.
• These uses are generally not legal in neighborhood or community commercial and retail
districts, including large shopping centers, or in residential districts.
• Some city codes are more restrictive than Falcon Heights, or at least more detailed, about
storage as an accessory use.
Commissioners may wish to prepare by reviewing the following sections of Chapter 9 of the City
Code:
• 9-1.02 Subd. 2 Definitions -for definition of different kinds of uses and businesses
• • Sections 4 through 11 -zoning for residential and business districts in Falcon Heights
• Section 14 Design and Performance Standards, especially on Exterior Storage, Storage of
Hazardous Materials and Explosives, and Home Occupations.
Staff Report: Discussion of storage as a legal use in the City Zoning Code Page 1 of 2
November 23, 2004
• • Any other section that, in your opinion, seems relevant to the discussion.
The Commission may take this opportunity to consider
• whether there is any zone of Falcon Heights where storage would be an appropriate permitted,
conditional or interim use;
• if the use is appropriate and desirable in any zone, what conditions or restrictions would be
reasonable in view of the proximity of all of our business districts to residential
neighborhoods, scarcity of parking in our business zones, impact on traffic and limitations on
access to and from major streets.
Commission recommendations will be noted for potential code revisions in 2005.
ATTACHMENTS:
• Copy of staff report on the TIES case, June 2004
ACTION REQUESTED:
• Discussion
• General recommendations for upcoming revision of Falcon Heights zoning code.
•
•
Staff Report: Discussion of storage as a legal use in the City Zoning Code Page 2 of 2
November 23, 2004
Planning Commission
• 6/22/04
Item 1
ITEM: Proposed Ordinance Providing for the Addition of Rental Storage Space as an
Interim Use in B-3 Zone
SUBMITTED BY: Deborah Jones, Planning and Zoning Coordinator
REVIEWED BY: Heather Worthington, City Administrator
EXPLANATION:
Summary: The City has received an application from TIES, 1667 N. Snelling Avenue,
requesting that Chapter 9, Section 10, of the City Code be amended to add an interim use for the
B-3 Zone, Snelling and Larpenteur Community Business District. The proposed interim use is as
follows:
Private storage of vehicles, small trailers, recreational vehicles, equipment or tools,
community theatre equipment, materials and similar items, when stored within existing
accessory structures.
. If the Council were to approve this ordinance, an interim permit would be required, as stated in
Chapter 9, Section 15.08, with procedures similar to those for a Conditional Use Permit.
It is the City's understanding that it is the intent of TIES, if this ordinance is adopted and a permit
is granted, to rent or lease storage space to businesses and private individuals.
City Staff has made the following findings of fact with respect to the proposed use:
• The proposed use does not fit the purpose and intent of the Snelling and Larpenteur
Community Business District, as set forth in Section 9-10.01 Subdivision 1.
• The proposed use would apply to all properties in the B-3 zone, not just the TIES property, and
would enable any property owner in B-3 to consider a similar use.
• The proposed use is not the "highest and best" use of land in the central commercial district of
the City.
• Owners of other properties at Snelling and Larpenteur have invested and will invest millions
of dollars to redevelop their properties and to enhance the appearance and quality of existing
development. This proposed use does not complement those efforts.
• The proposed use is vaguely worded enough to include the possible storage of items and
materials which could have a negative impact on neighboring residential and commercial
properties and on public health and safety.
• • Even if specific conditions and limits were included in the actual permit, enforcement would
be costly and difficult for the City. Staff is not confident that effective enforcement would
even be possible.
Staff Report on TIES Application to add Storage as an Interim Use in B-3 Page 1 of 2
June 22, 2004
• There are security risks related to the storage of materials, especially vehicles, in a location
• immediately adjacent, not only to a residential neighborhood and to the commercial core of the
City, but to one of the busiest intersections in the Metro area.
All of the above findings apply, whether the proposed use were to be interim, conditional,
accessory or permitted. In addition:
The proposed use does not fit the purpose and intent of the Interim Use Permit, as defined in
9-15.08 Subdivision 1. Tha applicant is not presenting this as a temporary use (paragraph a), a
presently acceptable use that is expected to become unacceptable or to be replaced in the
future by a permitted or conditional use in the district (paragraph b), or a use in anticipation of
long range change to the area (paragraph c).
At this time there is one other interim use provided in the City Code, the Farmer's Market at Twin
City Co-op Credit Union, approved in 2003. The storage use proposed by TIES shares little if any
similarity to the Farmer's Market use in B-2.
• Farmer's Market is on site for a period of five hours or less, one day per week, five months of
the year. Storage at TIES would be round the clock, seven days a week, all year.
• Farmer's Market is a public service and community amenity provided by Twin City Co-op
Credit Union without charge to the Community or to the Market. Storage at TIES is intended
as arevenue-producing business unrelated to the nonprofit organization's educational mission.
• Farmer's Market is located in the B-2 zone, which is dissimilar to B-3, both by location and by
use.
In consideration of all the above, Staff recommends that the Planning Commission deny approval
of the proposed amendment to the City Code.
ATTACHMENTS:
• Copy of Application
• Copy of proposed wording of amendment to Code, submitted by applicant
• Site map of TIES, showing areas that would be used for storage
• Copy of Public Hearing Notice
• Copy of letter to residents of Hollywood Court
• Map of B-3 Zone
• Copy of Falcon Heights City Code Chapter 9, Section 10: "B-3 Snelling & Larpenteur
Business District"
• List of businesses currently located in B-3
ACTION REQUESTED:
• Public Hearing
• • Discussion
• Recommend denial of application to the City Council
Staff Report on TIES Application to add Storage as an Interim Use in B-3 Page 2 of 2
June 22, 2004
•
CITY OF
FALCON HEIGHTS 2077 W. Larpenteur Avenue
Falcon Heights, MN 55113-5594
email: mailC~ci.falcon-heights.mn.us Phone - (651) 644-5050
website: www.ci.falcon-heights.mn.us Fax - (651) 644-8675
November 15, 2004
Dear Lindig Street Resident:
The City Council approved the Lindig residents' permit parking petition on October 13,
2004. Signs have been ordered by the Public Works Department and will soon be
delivered and installed. Permit parking restrictions will go into effect on Lindig on
December 1, 2004. Parking will be restricted to 2 hours, 8:00 a.m. to 4:00 p.m., Monday
through Friday, except for vehicles with valid permits displayed.
Lindig residents are eligible to purchase parking permits for their vehicles. In order to
qualify for a permit, a vehicle must be registered to an address of a property adjacent to
• Lindig. Permits are good for the calendar year. Because 2004 is almost over, your new
permit(s) will be good to the end of 2005. Temporary permits are also available for your
visitors who need to park longer than two hours and for service vehicles. Please see the
enclosure for more information.
You may use the enclosed form to apply for permits for all of your vehicles by mail.
Make checks payable to City of Falcon Heights. Your permit(s) will be mailed back to
you, or you may come to City Hall during business hours to purchase your permit(s) in
person.
If you require a permit for anon-resident caregiver, or if you have any questions about
permit parking, please contact City Hall at 651-792-7600 during business hours. Please
note that this is a new telephone number.
Sincerely,
~~~~~~~~
Deborah Jones
Zoning and Planning Coordinator
•
HOME OF THE MINNESOTA STATE FAIR AND THE U OF M INSTITUTE OF AGRICULTURE
~~~ PRINTED ON RECYCLED PAPER
City of Falcon Heights
• APPLICATION FOR RESIDENTIAL
PERMIT PARKING
Today's Date:
Fee: 510.00 each (first two vehicles)
520.00 for third & subsequent vehicles
TO: CITY OF FALCON HEIGHTS
2077 W. LARPENTEUR AVE.
FALCON HEIGHTS, MN 55113
651-644-5050
Application is hereby made for:
ANNUAL RESIDENTIAL PARKING PERMIT
for the period of December 1, 2004 to December 31, 2005.
Permit in the namels) of
•
HOME ADDRESS*:
License Number Make & Year Amount
Enclosed
Vehicle 1 (510)
Vehicle 2 (510)
Vehicle 3 (520)
Vehicle 4 (520)
Vehicle 5 (520)
Total Amount Enclosed:
* Vehicles must be registered to the eligible address to qualify for a permit.
• Exceptions may be made for qualified caregivers on a case-by-case basis. Please
contact City Hall for more information.
Parking Permit Lindig Street 2005
RESIDENTIAL PARKING PERMITS
City of Falcon Heights
Annual Parking Permits
1. Permits exempt residents from the one or two hour parking limit during weekday
hours.
2. Permits DO NOT exempt residents from:
• Parking on the street for more than 48 hours without moving the car
• Parking on the street after 2 inches of snowfall (before snowplowing is
completed)
3. Permits expire at the end of the calendar year. (For Lindig residents, new permits
will be valid until the end of 2005.)
4. Permits are nontransferable. A permit is assigned to a vehicle and is valid on that
vehicle only. It may not be used on any other vehicle.
5. The permit fee is $10.00 per vehicle for the first and second vehicle. For additional
vehicles the fee is $20.00 each.
• 6. The permit must be fixed to the lower left side of the driver side window.
7. To qualify for a permit, a vehicle must be registered to a resident at an address in the
permit parking zone.
• Special permits can be granted to qualified non-resident caregivers on a
case-by-case basis. Please contact City Hall for more information.
Temporary Parking Permits
Residents in permit parking zones may purchase temporary permits for guests,
visitors and service vehicles. The temporary parking permit fee is $1.00 per vehicle
for a period of 3 weeks.
2. Arrangements for large special event (one day, more than 5 cars) temporary parking
can be made at City Hall.
3. Vehicles with a temporary permit are still subject to the 48 hour limit and snow
emergency rules (see #2 above).
4. Temporary parking permits are available in all zones for construction dumpsters if the
dumpster must be parked in the street. Dumpsters must be equipped with required
reflectors. Construction dumpsters should be sited on private property if possible.
•
Falcon Heights Residential Parking Permit Information November, 2004
~ FALCON HEIGHTS
2077 W.Larpenteur Avenue
Falcon Heights, MN 55113-5594
email: mail@ci.falcon-heights.mn.us
website: www.ci.falcon-heights.mn.us
November 15, 2005
Dear Vehicle Owner:
Phone - (651) 644-5050
Fax - (651) 644-8675
On October 13 the Falcon Heights City Council passed a resolution approving a petition by
property owners on Lindig Street to- create a permit parking zone on Lindig. Effective
December 1, 2004, all of Lindig Street will become atwo-hour restricted parking zone,
ezcept for cars with valid permits. The two-hour parking limit will be in effect Monday
through Friday, from 8:00 a.m. to 4:00 p.m.
Residents of Lindig are eligible to purchase parking permits for their vehicles. If you are a
Lindig resident; you have been sent information on how to purchase a permit. Please contact
City Hall if you have any questions or did not receive an application.
• If you do not have a permit, your vehicle will be subject to the two-hour limit starting
December 1. This restriction will be enforced.
We would like to let you know about some other parking options for people who commute to
the University of Minnesota.
1. Twin City Co-ops Federal Credit Union has made a limited number of parking spaces
available at very reasonable cost on their property at 2025 University Avenue, directly
across from the Gortner Avenue entrance to campus. The current fee is $25.00/month
and can be discontinued over the summer without losing your space. If you are interested,
please contact Cindy Hartley, Director of Facilities, at 651-215-3430.
2. Gibbs Museum of Pioneer and Dalcotah Life also offers some space for contract parking
at competitive rates of $30 per month. There is also a daily rate of $1.50. The museum is
located at Larpentet~r and Cleveland. Please ca11651-398-7050 if you are interested in
arranging to park at Gibbs Museum.
Sincerely,
~~~
Deborah Jones
Zoning and Planning Coordinator
HOME OF THE MINNESOTA STATE FAIR AND THE U OF M INSTITUTE OF AGRICULTURE
~~,\) PRINTED ON RECYCLED PAPER
~or~rni~Y C1~-~uP ~~~ - C~ob~er 9
S~t~~~ ~a~r ~ame~ Lot,. 8 a.m. ~ Z p.m.
Fl~r+ers with admission vouchers, were mailed to residents.
Youvr~ll-rased ~- vc~.uchefi~r prgof o~.reaidency for admission.
• if you can volurer to help ®t -the. cue-c~~ pieaee c~#t fi51-644-3889
• if you are a senior citizen or a p~rsot~ with disabiii#ies who needs assistance getting items t~ the
dean-up, ptease call Angie atf+ic~list HV1lo-i~s, fi51-649-5964..
Please note thy' brus~ai~l~~ tie a~~epted this year. You can drop off your brush.
at the Pierce-Butler compost site during their open hours, free of chi~icga.
"~ae~~-~'f~c~r~'~ r~ ~~ -fiery
Leaf Raking for residents who-:are over ~ or disable~t
Northwest Youth and Family Services is offering leaf-raking help again this
year to people who are over 65 a~ disabled. Gall 654-~-3848:for information.
• FALL RE
Please
J .•
w
~.
_.
Uc~~'~ eke Your ~.e~+~~
~e 5~
it pailutes air takes a rh-. It's a ~tiiranc~~ ~d iYs ~Itegai in Falcon Welghta!
1~'s ~irni~ t~ get your ~s, t~~liters ~d ~ls into sfiore!
In tt~ summer when. pe~pie afB on the-move, _wse overlbotc trailers and baats in, drivewayg, but the
......season is over. City Corse does not permit wage of boats br tra~er~s in tlriveways. Now is the time.
to: move your boat arrd your trailer fio legal parking...
• At the back of your bt ~: # Yau Meed 7o KR+ow
• In your garage Thts raonth'a flyer comes with a brrechure
Rt a commercial stcsrage faalityr shoat Radon and how you. can test for
' the presence of this gas in your home.
Cats Ramsey County Environmental
--~ Heap for more info: 851-773-4483.....
Don't ~~lur stogie
Make YQ ~vvt -Eity of t=aicoe I~eights
ar~'~nen~ ion w. LarPenteur Avenue
Falcon Ftai~-ts, MN 55113
651-644~go5t3 ~ fax 651-644-8675
httpalwww.cf.faicon-~i~ts.mn.us
5
Storage in other Cities: Summary
• Roseville Minnesota
• Allows warehousing and storage as a permitted use only in B-4 (business districts
mostly north and west of Rosedale, which are mixed with industrial and PUD zones)
and as part of a PUD in B6.
• Allows mini-storage (self storage) as a conditional use in all three industrial zones but
no other zones, including "business" zones.
• Allows storage of chemicals, storage and maintenance of school or charter buses, and
storage (enclosed or screened) as conditional uses in the two general industrial zones
but no other zone.
Lauderdale, MN
• Allows "warehousing" as a permitted use in the I (Industrial) zone.
• Does not list self-storage or mini storage as any type of legal use in any zone.
West St. Paul, MN
• In the Business districts, the only place where a related use is mentioned is in B3
General Business District, as a conditional use:
23.2(11) Any light manufacturing process, fabrication or storage, provided all of the following
conditions are met:
(a) The process is conducted entirely within a Structure.
(b) The Structure is no greater than 25,000 square feet in size and no more than one Story.
• (c) There are no more than 50 employees.
(d) The Building exterior shall comply with the requirements of section 5.8(5) of this Ordinance.
(e) The landscaping for the site provides adequate screening.
(fj Parking meets the requirements of the light industrial zone.
(g) Signage is restricted to monument Signs.
(h) Lot size is adequate to provide Building coverage of no more than 30%.
(i) Truck traffic is limited to hours and frequency established by the City Council
(j) Loading dock areas are thoroughly screened from surrounding property and are not visible from
a public Street
• Note that B-3 General Business District is distinct from neighborhood commercial
districts adjacent to residential areas.
• In the I Industrial district, the only mention of a related use is "open storage" as
accessory to a principle use, and this requires a conditional use permit
• Mini-storage and self storage are not mentioned as allowed uses in any zone.
Richfield, Minnesota
• Richfield does not allow "self-storage" ormini-storage in any zone.
• In SO-1 (service office) district, the related uses are accessory to permitted or
conditional uses: parking ("as authorized by a council approved off-street parking
permit") and assembly and warehouse use incidental to the principle use, provided it
taks no more than 30% of the floor area.
• Richfield also allows "warehousing" in the I (Industrial) zone, which is designated for
the purpose of "industry and light manufacturing."
• • Richfield's code provides for a category of use called "transitional activity" in its C-2
(High-density Commercial) district. The following quote is from the Purpose paragraph
of the Transitional Activity section: "A goal of the City's Comprehensive Plan is to
gradually phase out industrial zoning in the City. The Council recognizes that the •
transition from industrial to commercial uses will occur over time and may require an
extended period of transition to be fully realized. The Council further recognizes that it
may be appropriate and desirable to permit, subject to the conditions and limitations of
this subsection, the owners of lands within the C-2 District, that were zoned and used
industrially prior to October 3, 1998, to engage in certain interim activities with respect to
the land, the structures or the uses during the transition period which will both permit
existing industrial development within the C-2 District to remain viable but which will
not have the effect of either delaying the transition or increasing the public costs
connected with such transition."
Plymouth, Minnesota
• Mini-storage is given as a permitted use in C-5 (commercial/industrial), I-1 (light
industrial), I-2 (general industrial) and I-3 (heavy industrial).
• In C-3 (highway commercial district) in addition to the storage uses named for C-1
and C-2, outdoor storage is allowed by "Administrative Permit" as a principle or
accessory use, as long as it does not take up required parking or loading space and
meets provisions in other section.
• C-4 (community commercial district) allows the same storage uses as C-3. C-4 zones
are regional or multi-community commercial districts, not neighborhood commercial
districts.
• In O (office), C-1 and C-2 commercial districts (limited neighborhood business),
Plymouth allows storage as an accessory to a principle use and provides for storage of
fuel in above ground tanks under "Administrative Permit," provided certain •
conditions are met.
• In the city center, public garages and parking ramps (defined as temporary storage of
vehicles, temporary not defined) are allowed as an accessory use; "warehousing" or
indoor storage is an allowed conditional use, provided the storage is accessory to a
principle use and subject to other provisions.
• In BC (business campus district) warehousing or indoor storage is allowed only as an
accessory to a permitted use in the district.
Maple Grove, Minnesota
• Allows storage as a permitted use in industrial districts, specifically includes outdoor
storage as an accessory use in industrial zones, provided other provisions are met.
• Does not allow storage as a permitted use in business districts, although screened
outdoor storage of vehicles is allowed as an accessory use on sites over 20 acres.
• Allows operation and storage of vehicles and machinery as an accessory use in the
agricultural/residential zone, provided they are incidental to a permitted or
conditional use in the zone. This zone also allows, as a conditional use, indoor
storage, provided certain conditions are met, which include no "sales, rentals or major
repair."
•
Elk River, Minnesota
• • Outdoor storage is typically a conditional use and only occurs in our most intensive
commercial district, light industrial district, and medium industrial district. -Michele
McPherson, Director of Planning, City of Elk River
• Ministorage allowed in C3 (Highway commercial district) as a conditional use,
"provided that the use is on unplatted land outside the urban service district."
• In the industrial districts, outdoor storage accessory to a principle use and ministorage
are allowed as conditional uses
• In the business park (BP) district, wazehousing is added to the above conditional uses,
as long as the underlying use of the land is light industrial.
Bloomington, MN
• "Warehousing is a permitted or conditional use in a number of our zoning districts. A
seazch for warehousing (search within Chapter 19) will give you the districts that
allow that use" -Becky Schindler, Planner, City of Bloomington
• Wazehousing is permitted in IP Industrial Pazk, I-1, I-2, and I-3; warehousing is
conditional in CS-0.5 Commercial Service district.
• Bloomington has a section of code giving very specific rules for self-storage (indoor
and outdoor)
• Storage as a principle use (except for junkyards) is allowed as an interim use in the I-
2and I-3 industrial zones
• Self-storage (including mini-storage) is allowed as a conditional use in I-3 and I-1 (in
• the latter only as part of a Planned Development.
Chanhassen, MN
• From Bob Generous, City of Chanhassen: "Warehousing is a permitted use in our
industrial districts and a conditional use in our fringe business district. Outdoor
storage requires a conditional use, and may only be permitted in our industrial and
commercial districts. Following is our only standard for outside storage:
Section 20-308. Screened outdoor storage.
The following applies to screened outdoor storage:
(1) All outdoor storage must be completely screened with one-hundred percent
opaque fence or landscaped screen. "
•
City of Bloomington: Code on Self Storage
Part II. Code
Chapter 19. ZONING
Section 19.61.01. SELF-STORAGE FACILITY PERFORMANCE
STANDARDS.
(a) Site Plan: At the time of application for a conditional use permit or building permit, the
applicant shall file four copies of site plans and building plans in accordance with the
provisions listed in this Section.
(b) Submission Requirements. Four complete sets of Final Site Plans and Building Plans,
plus one complete set reduced to 8 1/2 by 11 inches, shall be submitted to the Issuing
Authority.
(c) Site Design Requirements:
(1) Site Entrance.
(A) One or more secured ingress and egress drives shall be provided as
approved by the Issuing Authority. The drive(s) shall be designed to provide
separate lanes for entering and existing traffic so that either lane can be used
for emergency vehicle access
(B) Access shall be controlled by a security system consisting of key-controlled
gate arms, gates or similar devices. Each lessee shall have key access
through the security system. The system shall be approved by the Issuing •
Authority.
(2) Parking.
(A) One space shall be provided for each 50 storage compartments, equally
distributed throughout the storage area.
(B) One space for every 100 storage compartments shall be located at the
manager's office for the use of prospective clients.
(3) On-site circulation and driveways.
(A) All one-way driveways directly serving storage spaces, buildings or cubicles
shall provide for one 10-foot parking lane and one 15-foot driving lane. Traffic
direction and parking shall be designated by signing or painting.
(B) All two-way driveways directly serving storage spaces, buildings or cubicles
shall provide for one 10-foot parking lane and two 12-foot travel lanes.
(C) All areas where turning movements are required shall provide a minimum 30
foot inside radius and a minimum 45 foot outside radius.
(D) All driveways and circulation lanes which do not directly abut a building shall
be defined by poured-in-place concrete curbs.
(4) Space for open storage of vehicles, boats and trailers shall be required component
of self-storage facilities in an amount equal to or greater than twenty-five percent
(25%) but not greater than the building ground coverage. The space devoted to
open storage shall not abut a public street. Open storage abutting other uses or
districts shall be properly screened in a manner consistent with the materials used
on the exterior surface of the building. The space devoted to outside storage shall
not be used to calculate required parking.
(5) Site must meet the requirements of the City's Comprehensive Surface Water
Management Plan for runoff quantity and quality. At a minimum, storm water runoff
from the site must not exceed existing runoff rates. In addition, water quality
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treatment for the entire site must be provided with a minimum goal of removing 80
• percent of the total suspended solids.
(d) Architectural Design Requirements:
(1) No entrance doors to storage compartments shall front on any public street.
(2) Exterior surfaces of all buildings shall be faced with face brick, stone, architectural
concrete masonry units, cast-in-place or precast concrete panels, or an equivalent
or better. The color of exterior surfaces shall be harmonious with surrounding
development. Masonry or concrete walls shall not be painted; color shall be integral
to the masonry material.
(3) No wall adjacent to or visible from public streets or abutting property shall exceed
100 feet in length without visual relief by means of a vertical reveal at least one foot
in depth and ten feet in width, a perceptible change in wall angle or a corner.
(4) Landscaping shall be provided continuously along all public street frontages, except
for authorized access points. Landscaping shall be provided and along all property
lines abutting developed property, except where exempted for good cause by the
Issuing Authority. Landscaping shall consist of a variety of hardy evergreen plant
material consisting of trees, low, medium and high-profile shrubs, together with a
suitable ground cover such as sod, native grasses, rock or a combination thereof.
Landscaping shall be designed, placed and maintained in such a manner as to not
impair vehicle visibility at corner intersections or adjacent to points of ingress or
egress. A landscape plan shall be submitted for approval by the Issuing Authority.
(e) Life Safety Requirements:
(1) A security fence or wall shall be provided around the facility as approved by the
Issuing Authority.
(2) Driveways shall be designed so that fire equipment and other emergency vehicles
can readily access and exit all areas of the site.
(3) No electrical service shall be provided for tenants.
• (4) Exterior lighting or circulation drives shall be provided as approved by the Issuing
Authority.
(5) Fire hydrants shall be provided within the site at locations required by the Fire
Marshal. Fire hydrants shall be separated by distances of not more than 300 feet.
(6) Afire alarm system with heat detectors in all interior storage areas shall be provided.
Detectors shall be connected to a central fire alarm panel in the residence quarters,
and monitored by an approved central station alarm company.
(7) By lease agreement between the operator and each lessee, no flammable, caustic,
explosive, poisonous, radioactive or otherwise dangerous materials shall be stored
in any self-storage facility.
(f) Ope rational Requirements:
(1) Unless an on-site manager is on the property during the hours of 8:00 a.m. to 4:30
p.m., Monday through Friday, a resident manager shall be on the site and shall be
responsible for maintaining the operation of the facility in conformance with
ordinance requirements and conditions of approval of the City Council. Up to two
dwelling units for resident managers may be located on the site.
(2) The on-site manager of the facility shall maintain a copy of the site plan of the facility
which has been approved by the Issuing Authority, a copy of all Conditions of
Approval attached by the City Council, and a copy of all applicable City regulations.
(3) The lessor or agent of the lessor shall obtain a signed lease agreement from the
lessee that shall be kept in the on-site office of the facility and shall be available for
inspection by the Issuing Authority. The lease agreement shall contain the following:
(A) Name of lessee. If a business firm or corporation, the name, address and
telephone number of the owner, agent or partners of the business.
(B) Residence and business address and telephone number.
(C) A brief description of the types of materials stored.
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(D) Signature of lessee on a statement indicating understanding and compliance
with all lease requirements, ordinance requirements and Conditions of •
Approval.
(4) Each lease agreement shall include all appropriate restrictions established by
ordinance and/or Condition of Approval established by the City Council. Each
lessee shall be required to sign each lease agreement indicating understanding and
acceptance of all restrictions.
(5) No business activities other than the rental of storage units shall be conducted on
the portion of the premises devoted to the rental of storage units. No retail or
wholesale sales shall be conducted on the premises, except sales of goods and
services by the management. No auctions or commercial sales or uses,
manufacturing, fabricating or assembly of any items shall be conducted on the site.
No activities such as miscellaneous or garage sales shall be conducted on the
premises.
(6) The servicing or repair of motor vehicles, boats, household, industrial or commercial
items shall not be conducted on the premises.
(7) The operation of aself-storage facility shall in no way be deemed to include a
transfer and storage business where the use of vehicles is part of such business.
(g) Exceptions to Zoning District Requirements:
(1) The total floor area of all separate self-storage structures on the site may be
combined to meet the minimum building floor area requirements of the district in
which the use is proposed.
(2) Lot coverage of all structures shall be limited to fifty percent (50%) of the total area.
(3) Setbacks.
(A) Side yard setbacks of not less than one-half of the normal district
requirements may be requested provided that no entrance doors to storage
compartments or storage compartment areas are exposed to that yard,
subject to the approval of Final Site Plans and Building Plans by the City
Council. •
(B) Rear yard setbacks of not less than ten (10) feet may be requested provided
that no entrance doors to storage compartments or storage compartment
areas are exposed to that yard, subject to the approval of Final Site Plans and
Building Plans by the City Council.
(C) When side and rear yards are adjacent to public streets, setbacks of not less
one-half of the normal district requirements may be requested subject to the
approval of the City Council.
(D) When reviewing plans which show reduced side and/or rear yard setbacks
from the interior lot lines or abutting streets, the Issuing Authority shall
consider the impact of such reduced setbacks on visibility and aesthetics on
adjacent existing uses. Where the Council finds that the impact of the
proposed self-storage facility on adjacent properties will not be adverse, the
Council may allow reduced setbacks.
(4) When located in the I-1 Industrial Park zoning district, as part of a Planned
Development pursuant to Section 19.38.01, self storage facilities (including all
buildings, driveways, resident manager's quarters, screening walls, and all other
associated features) shall not:
(A) be located within 500 feet of a roadway designated as a Principal Arterial,
Intermediate Arterial or Minor Arterial Street, and;
(B) include more than one-half of the land area of the total planned development
except when located in the interior of an industrial area.
(Added by Ord. No. 87-58, 8-24-87; Ord. No. 87-85, 92-28-87; Ord. No. 88-53, 9-99-88; Ord. No.
97-36, 8-98-97; Ord. No. 2004-6, 2-17-2004)
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