06-25-1997 Council Agenda - Laserfiche WebLink

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walk -out lower lever to the interior of the site. The other buildings are all proposed to be one story structures. The expansion of the mini - storage operation onto the 1.5 acre parcel is generally appropriate and not anticipated to negatively impact adjacent properties. Phasing plan. The applicant is proposing to initially construct only Buildings A and B. Buildings C and D are to be built when market forces demand. In the interim, the applicant is proposing to utilize the area where Buildings C and D will be located for outdoor RV storage. Open and outdoor storage within the B -W District is a conditional use. The proposed outdoor storage area will be adequately screened from view of the public right -of -way and adjacent properties by a Buildings A and B as well as screening fence along the north property line. The applicant 'Mil be required to asphalt surface the storage area. Future construction of Buildings C and D will be subject to use of consistent building materials and the issuance of building permits. Access. The applicant is proposing to install two curb cuts along County Road B on the subject parcel. The east curb cut is only 15 feet away from an curb cut associated with the existing mini- storage to the east. Section 903.050.D.8.e of the Zoning Ordinance requires curb cuts to be separated by a minimum of 40 feet. Thus, a variance is required. Variances are intended to provide relief from the literal interpretation of the Ordinance in instances where strict application of the Ordinance may cause hardship to the subject property, based upon unique conditions, and when such variances are in keeping with the intent and purpose of the Zoning Ordinance. The reason for the two curb cut, versus a shared curb cut along the property line, is due to a significant grade change between the two parcels, which are separated by a retaining wall. Two curb cuts have been proposed for the subject parcel to facilitate site circulation to the storage units along the south side of Building A as well as to provide straight access to the storage areas at the interior of the subject parcel. Special conditions for granting a variance may include topographic conditions such as the elevation change between the subject parcel and existing mini- storage property to the east that would make a single shared .access in this approximate location prohibitive. Due to the unique topography involved a variance in this case is reasonable The City Engineer should comment, however, on any potential traffic impacts associated with the close proximity of the two curb cuts. Additionally, all proposed curb cuts will need to be approved by Ramsey County due to the access onto a County road. Loading Area Setback. Building A has been designed with access to the internal storage units from doors that face County Road B. Building A is constructed at the front setback line. The drive isle between the building and County Road B that serves as a loading area for people accessing the storage units in Building A is entirely within the required front yard setback area. Section 903.060.8.4 of the Zoning Ordinance states that Page 20