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HomeMy WebLinkAbout2 CUP Application Written Narrative Draft131 S. 700 E., Suite 102 American Fork, UT 84003 www.wasatchstoragepartners.com Phone: 801-692-1474 Conditional Use Permit Application 9200 Hudson Blvd. Self Storage Project 2. Written Statement A. Developer/Applicant: Scott Wyckoff Wasatch Storage Partners 131 S. 700 E., Suite 102 American Fork, UT 84121 Direct: 801-707-6976 Office: 801692-1474 swyckoff@wasatchstoragepartners.com Owner/Seller: Brian Livingston Star River Holdings, L.L.C. 9200 Hudson Blvd Lake Elmo, MN 55042 651-292-4209 blivingston@crankyape.com Civil Engineer: Mike Bultman, PE Sambatek Engineering 12800 Whitewater Drive, Suite 300 Minnetonka, MN 55343 763-398-0867 MBultman@sambatek.com Architect: Chris Whitehouse DJR Architecture Inc. 333 Washington Avenue North Suite 210 Union Plaza Minneapolis, MN 55401 612-676-2736 cwhitehouse@djr-inc.com B. Address: 9200 Hudson Blvd N, Lake Elmo, MN 55042. Zoning classification: Commercial (Per the City of Lake Elmo Zoning Code. Parcel Size: 408,645 Square Feet (9.381 acres) Property Identification Number (PID): 34.029.21.33.0005 Legal Description per Title Commitment: The West ½ of the East ½ of the Southwest ¼ of the Southwest ¼ of Section 34, Township 29, Range 21, Washington County, Minnesota, except for that part taken for Minnesota State Trunk Highway No. 12 in Right of Way Plat 82-43, files as Document No. 429592 131 S. 700 E., Suite 102 American Fork, UT 84003 www.wasatchstoragepartners.com Phone: 801-692-1474 C. Prior to 1978, the site was used for agriculture purposes and a farmstead was located on the south side. The east building has been present since 1978 with storage of boats/trailers/vehicles on the west side of the site. The west building was built around 1984 with parking to the west and south and storage along the far western site border. Beginning in 1997, storage was expanded north on the site until 2008. According to historical sources, the site was occupied by J & W Marineland/J & W Boat and Motor from 1973 to 1992; Dolan Marine from 1992 to 2005; Link Recreational from 2005 to 2010. The property is currently operating as, “Cranky Ape”. They specialize in remarketing bank repossessed, insurance repairable recreational vehicles along with consignments. CrankyApe.com provides these items for purchase by the general public via an online electronic bidding system. They have occupied the site from 2011 to the present time. Multiple conversations and communication between the applicant, their consultants and city planning have occurred. Initial discussions included an explanation of our project and what we wanted to do, followed by conceptual drawings and renderings, and more recently discussion and review of Application materials. We were told in these conversations that Self Storage was a conditional use and that an investment in upgrading the existing buildings, adding new building and enhancing the properties curb appeal would probably be well received. D. i. The proposed project consists of the addition of 4 new storage buildings with the possibility of 2 future storage buildings located on the north end of the site. Our site will comprise of roughly 30% of new green space/landscaping area. This is well above the 25% minimum requirement for green space on a commercial site. The site layout will be improved for better traffic circulation and well defined drive aisles. One way traffic will be utilized between the new storage buildings that are 24 feet wide, which is sufficient room for one-way traffic. The main drive aisles will remain as two-way traffic. Building and parking setback requirements will be met with the proposed site layout, allowing for adequate transitions between the adjacent properties. The perimeter of the property will be landscaped to compensate for any loss of trees. Extra landscape and screening will be given to the west and north sides, where the site is adjacent to residential districts. A majority of the existing stormwater runoff leaves the site untreated. The proposed project will utilize pre-treatment devices and ponding areas to provide infiltration, volume control, and water quality to help meet the requirements set forth by the South Washington Watershed District. 131 S. 700 E., Suite 102 American Fork, UT 84003 www.wasatchstoragepartners.com Phone: 801-692-1474 ii. The self-storage business will have office hours between 8:30 am and 6:30 pm. The office is outside of the gate and has open access to the public. The office provides a location for existing and potential customers to interact with employees, lease units, make payments and purchase boxes, tape, locks and packing material. Existing customers will be able to enter an access code at the gate, drive into the facility to their leased unit without having to enter the office. This access to units through the secured gate is available at any time. The facility will be staffed with 2 – 3 employees at a time with regional employees frequently visiting and working at the site (Operational and Facility Service Managers). Security features include perimeter fencing, motorized gates with keypad only access, security cameras and an office burglar alarm. The applicant intends to proceed immediately with Construction Drawings and seek approval for Building Permits pending the approval of the Conditional Use Permit. Construction would start as soon as possible and project completion is anticipated in the second quarter of 2017. E. i. The proposed use will not be detrimental the health, safety, morals, convenience, or the general welfare of the surrounding lands. The environmental impact will be significantly reduced on the site. There will be no storing or handling of hazardous materials, it is strictly prohibited in our lease agreement with customers. There will be no maintenance or repair of vehicles trips to the site will be reduced, creating less traffic congestion and impact on the cities road and street infrastructure. In addition during the environmental investigation by the Applicant, underground storage tanks were identified. The owner removed those tanks eliminating a recognized environmental conditions. In addition improvements to the site and recreational vehicle storage area should reduce the number of nuisance animals, weeds, dust and debris that would migrate from the site to the neighboring properties. ii. The proposed project conforms with the City of Lake Elmo Comprehensive Plan and the 2030 Land Use Map. iii. The self-storage business will be compatible to the existing neighborhood and surrounding properties. iv. The specific development standards for this use will be met. v. The development is located outside the 0.2% annual chance floodplain. vi. The project is redevelopment/repurposing of an existing site. The new streetscape elevations and site improvements should dramatically improve the appearance of the site from all neighboring property owners and the freeway. The new look will also be dramatically more modern and current than the neighboring lumber yard and consistent with residential development. vii. The proposed development will be adequately fenced and landscaped as to not create a nuisance for existing or future neighboring structures. The site will operate during normal business hours as well. viii. The proposed development will be served adequately by essential public facilities. An accessible parking stall will be provided as required by ADA code. Drive aisle widths will 131 S. 700 E., Suite 102 American Fork, UT 84003 www.wasatchstoragepartners.com Phone: 801-692-1474 be adequate for police/fire protection and customer vehicles. All drainage structures will be sufficiently drain rainwater and can be accessed for maintenance purposes. A perimeter fence will be provided to help protect public safety as well. ix. The storage use is very low impact and should not cause any additional burden on public facilities or public cost. x. The use will not involve activities, processes, materials, equipment and conditions of operations that will be detrimental to any persons, property, or the general welfare because of excessive production of traffic, noise, smoke, fumes, glare or odors. These impacts should be less than the existing facility because of the decreased vehicle traffic and business operation. xi. Traffic congestion should not be an issue on the site or on the surrounding streets. xii. The proposed project will not impact any natural or scenic features of major importance.