HomeMy WebLinkAbout2018-05-22 CC Packet Enclosure .t t
Oak Park Heights
Request for Council Action
Meeting Date May 22n6,2018
Time Required: 10 Minutes
Agenda Item Title: Public Storage-5710 Memo: Ave—Planned Unit Development,
Conditional Use Permit.,.�i esign Guidelines Review.
Agenda Placement New Busines
Originating Department/Requ-.to 'ohrtsn rty Administrator
Requester's Signature
Action Requested Discus' '.n,Possible Action
Background/Justification(P ease indicate if any previous action has been taken or if other public
bodies have advised):
Please see the following from Scott Richards,City Planning Consultant
1. Updated Exterior Perspective dated-5/10/18
2. Planning Report dated May 2nd,2018
3. Recommending Resolution of the Planning Commission—Unsigned
4. Proposed City Council Resolution
Note:If the Council would NOT approve the project elements,a revised resolution would be
prepared rejecting the proposal.
Page 145 of 220
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Page 146 of 220
T P C 5001 Thursmn Avenue N,Suite 100
Anoka, MN 55303
Phone:763.22 1.8840
Facsimile:703.427.0520
TPC@PlanningCo.corn
PLANNING REPORT
TO: Eric Johnson
FROM: Scott Richards
DATE: May 2, 2018
RE: Oak Park Heights Public Storage Building - Planned Unit
Development Amendment, Conditional Use Permit and Design
Guidelines/Site Plan Review-5701 Memorial Avenue North
TPC FILE: 238.02- 18.01
BACKGROUND
Jeff Weeder of Galloway and Company Inc,for Public Storage, has made application for
a Planned Unit Development amendment, Conditional Use Permit and Design
Guidelines/Site Plan Review to construct a three-story Public Storage facility at their
existing site at 5710 Memorial Avenue North. An existing building at the rear of the site
would be demolished and replaced with an indoor storage facility.
The site is zoned B-3 Highway Business and Warehousing District. The City has allowed
improvements to the site by Planned Unit Development in that there is more than one
principal building on the lot and storage facilities are allowed as a Conditional Use Permit
in the B-3 District. The Applicant will need to comply with the Design Guidelines/Site Plan
Review for the building and site Improvements.
EXHIBITS
The review is based upon the following submittals:
Exhibit 1: Project Narratives- March 9, 2018;April 9, 2018
Exhibit 2: Cover Sheet and Location Map(CP0.0)
Exhibit 3: Survey
Exhibit 4: Site Plan (C1.1)
Exhibit 5: Horizontal Control Plan (C1.2)
Exhibit 8: Site Details(C1.3)
Exhibit 7: Site Details(C1.4)
Exhibit 8: Overall Adjacent Buildings Plan(C1.5)
Exhibit 9: Grading Plan (C2.1)
Exhibit 10: Erosion Control Plan -Initial(C3.1)
Exhibit 11: Erosion Control Plan Interim/Final (C3.2)
Page 147 of 220
Exhibit 12: Utility Plan(C4.1)
Exhibit 13: Photometric Plan(C4.4)
Exhibit 14: Photometric Details(C4.5)
Exhibit 16: Landscape Plan(L1.0)
Exhibit 16: Landscape Plan(11.1)
Exhibit 17: Tree Inventory Plan(L1.2)
Exhibit 18: Tree Inventory and Detafls(L1.3)
Exhibit 19: Sign Plan(1of1)
Exhibit 20: Typical Floor Plan(A1.1)
Exhibit 21: Architectural Elevations(A2.1)
Exhibit 22: Drainage Analysis Memo April 8,2018
Exhibit 23: Fire Truck Turn Exhibit(EXHBT)
Exhibit 24: Report of the City Arborist
Exhibit 25: Report of the City Engineer
PROJECT DESCRIPTION
Jeff Weeder has provided a Project Narrative found as Exhibit 1. An excerpt from the
narrative is as follows:
The existing site operates as a self-serve storage facility with drive-up service to rental
units accessed by roll-up garage doors. This redevelopment proposes to demolish one
of these buildings and a portion of another to construct a new,state of the ad,multi-story,
climate controlled,indoor storage facility between existing drive-up retail unit buildings to
remain and a large cluster of mature trees at the very back of the lot. The newly
constructed indoor storage faculty will also provide two interior drive through loading lanes
to allow for customers to load/unload out of the elements. The site is currently served by
one vehicular access on Memorial Avenue that will remain unchanged.
Accompanying constriction of a new building,Public Storage is proposing a rebranding
of the existing office building that are adjacent to the Memorial Avenue frontage. Exterior
modifications am proposed for each of these buildings.
The 120,300 total square foot(41,624 square foot footprint)storage facility will be three
stories and is located at the rear of the lot. The Applicant has indicated that the care-
takers unit within the building at the front of the site will be removed and this building will
only be used for office.
ISSUES ANALYSIS
Comprehensive Plan. The properly is designated as Highway Busines&Warehouse on
the Proposed Land Use Map.The use of the site as a storage facility Is consistent with
the Comprehensive Plan.
Zoning. The property Is zoned B-3 Highway Business and Warehousing District.
Storage facilities are a Conditional Use. Section 401.15.B.4 states that more than one
principal structure on a lot must be reviewed through a Planned Unit Development
2
Page 148 of 220
amendment/Conditional Use Permit(PUD/CUP). The City approved the expansion of the
storage facility in 1999 to Include three additional buildings by the PUD/CUP process.
Allowance for number of wall signs would also need to be processed by CUP. A
discussion of these requests will be made as follows in this report.
Section 401.300.E.6 of the Zoning Ordinance provides criteria for review of the
Conditional Use Permits. A review of that criteria follows:
Mini-storage facilities provided that:
a. At least twenty(20)percent of the site Is open, green space which is sodded
and landscaped in accordance with a plan approved by the City Council.
Comment: The total green space of this development is 41 percent.
b. Building coverage shall not exceed sixty(60)percent of the lot area.
Comment: Building coverage, with the new building is 30.5 percent.
c. Parking, loading, driveway and fire lane design shall be subject to review
and approval of the City Staff and Fire Marshal.
Comment: The plans have been provided to the Fire Chief. Also, the Applicant
has provided a turn exhibit Indicating how access can be provided through
the site.
d. Adequate space is provided for snow storage.
Comment The plans indicate areas for snow storage that are not driveways or
parking areas.
e. Fire hydrant location shall be subject to review end approval of the Fire
Marshal.
Comment: The Fire Chief will comment on the fire access and water services.
f All driveways and parking areas are to be hard (blacktop or concrete)
surfaced and adequate turning radius for fire truck maneuverability is to be
maintained throughout the site. Designated snow storage space is to be
provided to insure adequate and safe access during winter months.
Comment: The driveways and parking areas are paved.
g. in an"on-premises'caretaker dwelling unit is provided on site, constructions
of said dwelling unit shall conform to all design standard regulations for
dwelling units of the Minnesota State Building Code and The Oak Park
Heights Zoning and Building Code. The occupancy and minimum interior
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Page 149 of 220
and floor area standards shall be controlled by Sections 401.15.0 of this
Ordinance. Off-street parking shall be made available for said dwelling unit
in conformance with Section 401.15.F.
Comment The care-takers unit is proposed to be removed and the existing
building will be used for office.
h. Any structures having exposure to an adjacent residential use or public
right-of-way, park, or similar public use areas shall be of brick, rock face
block, natural stone, wood, or stucco facing material
Comment: The building is being constructed from materials that are consistent
with the Design Guidelines. A review of the building design follows In this
report.
I. No retailing, wholesaling, manufacturing, repair, or other such activity other
than storage is to occur within the self-storage, mini-warehousing facility.
Comment: There will be no retailing,wholesaling, manufacturing,or repair allowed
onsite.
J_ Adequate analysis and provisions are made to resolve issues related to
demand for services. No use shall be allowed that will exceed the City's
ability to provide utility, police, fire, administrative or other services to the
site.
Comment The use should not exceed any of the City's service capabilities.
k. The provisions of Section 401.03.A.7 of this Ordinance are considered and
satisfactorily met.
Comment: The criteria are reviewed as follows.
The Planning Commission and City Council should also consider the conditional use
permit criteria,found in Section 401.03A.7 of the Zoning Ordinance, as follows:
1. Relationship to the specific polies and provisions of the municipal
comprehensive plan.
2. The conformity with present and future land uses in the area.
3. The environmental issues and geographic area involved.
4. Whether the use will tend to or actually depreciate the ares In which It is
proposed.
5. The impact on character of the surrounding area.
O. The demonstrated need for such use.
7. Traffic generation by the use in relation to capabilities of streets serving the
property.
8. The Impact upon existing public services and facilities including parks,
schools, streets and utilities, and the City's service capacity.
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Page 150 of 220
9. The proposed use's conformity with all performance standards contained
herein (i.e., parking, loading, noise, etc.).
Comment: The Planning Commission and City Council should review the above criteria
regarding the request for the Conditional Use Permit. The business should not have an
adverse impact on the surrounding area or neighbors. There are residential properties to
the west of the proposed building,but a large grove of mature trees, on the Public Storage
property, are to remain and partially screen the structure. City Staff sees no issues with
the request as proposed.
Lot and Building Standards. Lot and building standards required in the B-3 District are
as follows:
Standard B-3 District Proposed Building/Site
Lot Size 15,000 square feet 9 acres(392,400 sq ft)
Lot Width 100 feet 480 feet at front lot line
Front Yard Building 40 feet 100 feet(existing building)
Setback
I Side Yard Building Setback 10 feet 97 feet south, 56 feet north
(new building)
Rear Yard Building Setback 20 feet 131 feet(new building)
Building Height 35 feet 35 feet(3 stories)
Parking Setback 10 feet More than 10 feet
Impervious Coverage 80 percent max 59 percent
Setbacks. The proposed setbacks for the new building as well as the existing setbacks
are all compliant with the B-3 District standards. All of the parking and driveway areas
are compliant and exceed the 10-foot setback requirement.
Building Height. The maximum building height allowed within the B-3 District is 35 feet
and 3 stories. The proposed structure will be three stories and 35 feet to the top of the
building parapet.
Parking. The office space for the storage facility would require six parking stalls. Six
stalls, one of which is disability accessible, are provided adjacent to the office building.
Each of the existing self-service storage units have adequate space in the drive aisles for
parking. The City does not have a specific requirement for the storage facility as
proposed, but the Applicant has indicated that 12 to 14 parking stalls for a facility of this
size is adequate. The industry standard is 1 space per 6,000 square feet of net rentable
storage area. Approximately 70 percent of the new building can be earmarked for net
rentable storage area or 82,688 square feet, resulting in the need for 14 stalls on site.
There are 13 exterior parking stalls and two additional stalls within the interior drive
through loading lane.
5
Page 151 of 220
The facility will have adequate parking spaces for employees and customers.
Traffic Circulation/Curb Cuts. The site Is accessed by Memorial Avenue North with
one curb cut that will not change with the proposed improvements.
As development continues in this area, it is expected that Memorial Avenue North will be
reconstructed as an urban section of roadway with curb and gutter as well as sidewalks
or trails. The City will condition approval of the project on the Applicant agreeing to
escrow sufficient funds, as specified by the City Engineer, to complete the improvement
or agree that the City will complete the work and petition for the public improvement,
waiving notice of public hearing and assessments, as required under Minnesota Statute
429.
Pedestrian Access. The City has planned for the eventual construction of a traf along
the east side of Memorial Avenue North that would be completed with reconstruction of
this roadway as an urban section. There would be no easements required of Public
Storage.
Snow Storage. The plans indicate areas for snow storage that are off the paved
driveway and parking areas.
Landscaping. The submitted landscape plan is subject to City Arborist review and
approval. City Arborist comments are found as Exhibit 24 to this report.
Lighting. The submitted photometric plan illustrates light levels are within the maximum
requirements of the lighting standards found In Section 441.15.8.7 of the Zoning
Ordinance. There are no freestanding fixtures currently on site or proposed. The existing
light fixtures as well as the new fixtures are building wail mounted and are full cut off.
AU light fixtures will need to comply with Section 401.15.B.7 of the Zoning Ordinance as
It relates to lighting requirements.
Trash Storage. The plans show the location and design of the trash enclosure. The
structure will be located near the office and will be constructed of the same block to match
the new building and office. The enclosure gates will be metal.
Mechanical Screening. The plans indicate that the roof top mechanical units are
provided with screening enclosures. All mechanical equipment shall be required to be
screened as provided in accordance with the Zoning Ordinance requirements.
Grading, Drainage, Erosion Control and Utilities. Grading,drainage,erosion control,
and utility plans are subject to review and approval by the City Engineer. The plans
indicate that an existing water well will be capped. Additionally, the septic system has
likely been abandoned, but the Applicant will verify with Washington County. Storm water
issues are subject to review and approval by the Brown's Creek Watershed District.
6
Page 152 of 220
The sanitary sewer and water connection charges for this property have not been paid.
With the expansion of the facility, including a new building with a fire suppression system
and restrooms,the connection charges will be required. At the time of the last expansion
in 1999, the connection charges would have been $104,714. Currently, the charges are
$149,580. The Applicant is requesting that the connection charges be based upon the
time of the last Improvements in 1999 and not the current rates. The City Council would
need to consider this request as part of the approvals.
Signage.
Freestanding Sign. There is an existing pylon sign that will be rebranded to current Public
Storage standards. The existing sign is grandfathered,although may comply with current
standards for this district. No other freestanding signs are proposed.
Wall Signage. The following wall signage is proposed:
Total No.
Sign Square Feet of Signs
North Façade, New 108 1
Building
West Facade, New 108 1
Building
East Facade, New 108 1
Building
East Façade, Office 50 1
Building, Public •
Storage
East Facade, Front 61 1
Building
TOTAL 435 5
The Zoning Ordinance would allow for three wall signs on separate building facades for
each building. The Applicant has proposed a total of five wall signs, three for the new
building and one each for the office building and the building fronting on Memorial Avenue
North. The "Rental Office" and "Loading"signs on the office building are considered as
informational and not counted in the total.
The total allowable wall sign area would be 400 square feet and a maximum of 150 square
feet per sign. The existing pylon sign, at 100 square feet is not Included in this total. The
plans Indicate a total of 435 square feet of wall signage. Staff recommends that the wall
sign on the west facade of the new building be removed In that may not be visible and is
near to a sign proposed on the north facade. That would allow the site to be compliant In
overall square footage of sign area. The Planning Commission and City Council can
consider Issuing a Conditional Use Permit to increase the sign area.
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Page 153 of 220
Sign ylumination. The pylon sign is proposed to be internally lit. The well signs are
internally lit and will be compliant with the Ordinance.The signs will be required to comply
with the Zoning Ordinance lighting requirements. Staff will approve the lighting
specifications for the signs at the time of permitting.
Design Guidelines
Sustainable Guidelines. The Applicant has addressed sustainability with the following
statement:
Public Storage will utilize LED lighting for ali exterior site and interior building lighting_
Interior LED lights will incorporate the use of motion detectors so that when the affected
storage areas are not in use, non-emergency lights will turn off to save power. The
restrooms utilize low flow toilets and automatic motion sensing lavatories.
Architectural Guidelines.
Facade Treatments
The proposed building will have a definite base, middle and top. The facades
feature a mixture of materials, textures and colors. The northeast corner of the
building will incorporate glass as a part of the facade.
The existing building fronting Memorial Avenue North will also be updated with split
face block and a more interesting facade. Corrugated storage doors in the Public
Storage color will break up the length of the facade.
Ground Level Expression
The proposed structure is a three-story building with limited visibility to Highway
15. The entrance for loading is distinguished by a lower facade height and glass
doors. The upgrades to the building fronting Memorial Avenue North will provide
more visual interest.
Transparency
The proposed building uses spandrel glass on the east facade, and minor glass
on the north and south elevations within the garage doors. The Design Guidelines
requires at least a 20 percent transparency on ground floor for retail and office
uses. The proposed building will not need to comply with the transparency
requirements. The office building was constructed prior to City adoption of the
Design Guidelines.
ntries
The proposed building will be entered on the north side,through the loading area.
The entrance will be distinguished by glass doors.
8
Page 154 of 220
Roof Design
The roofline is broken by a lower roof at the loading area. The rooftop mechanical
equipment will be completely screened by the parapet and by screening boxes.
Building Materials and Colors
The applicant has provided color elevations for review. The primary building
materials of architectural metal panels, CMU and glass will comply with the
guidelines. The Planning Commission should comment. Building material samples
will be available at the Planning Commission meeting.
Franchise Architecture
The building has been designed for this site and materials comply with the Design
Standards. The Planning Commission should comment.
Site Design Guidelines
Building Placement
The proposed building is set back from Memorial Avenue North and its visibility will
be limited by existing buildings and trees.
Parking Areas
The parking areas meet all City standards. Much of the driveway and parking
areas in front of the storage units are screened by existing trees.
Storm water
Storm water will be addressed by the City Engineer and Brown's Creek Watershed
District.
Pedestrian and Common Space
When Memorial Avenue North Is reconstructed, a trail will be constructed along
the east side of this right of way.
Landscaping
Significant tree coverage exists on the west side of the site. Four trees are to be
removed in this area. Existing trees on the north and south sides will, for the most
part be retained. The Applicant has proposed adding six trees along the Memorial
Avenue frontage.
Trees/Shrubs
The trees and shrubs used in the landscape plan shall be subject to the review
and approval of the City Arborist.
Utilites/Service/Loading/Drive-Throuph/Storage Areas
Addressed elsewhere in the planning report.
Lighting
Addressed elsewhere in the planning report.
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Page 155 of 220
Signaoe
Addressed elsewhere in the planning report.
Pedestrian/Bicycle Routes
A bike rack will be required. The applicant should identify a location.
CONCLUSION /RECOMMENDATION
Subject to the preceding review, City staff recommends approval of the following listed
requests subject to the conditions that follow:
Planned Unit Development amendment for more than one principal building.
Conditional Use Permit for storage facilities In the B-3 District.
4) Design Guidelines/Site Plan Review
The Planning Commission should discuss whether to recommend a Conditional Use
Permit for allowable square footage of wall signage area.
1. The Applicant shall agree to escrow sufficient funds, as specified by the City
Engineer, to complete the improvement of Memorial Avenue North to an urban
section, including all trails or sidewalks or agree that the City will complete the work
and petition for the public improvement, waiving notice of public hearing and
assessments, as required under Minnesota Statute 429.
2. With expansion of the facility, including a new building with a fire suppression
system and restrooms, the sanitary sewer and water connection charges will be
required. At the time of the last expansion In 1999, the connection charges would
have been $104,714. Currently, the charges are $149,580. The Applicant has
requested that the connection charges be based upon the 1999 rates and not the
current rates. The City Council would need to consider this request as part of the
approvals.
3. All grading, drainage, erosion control, and utility plans are subject to review and
approval of the City Engineer. Storm water plans are also subject to review and
approval of the Browns Creek Watershed District.
4. The existing water well shall be capped and If required by Washington County,the
septic system shall be abandoned. The Applicant shall verify with Washington
County if the septic system has already been abandoned.
5. Ail light fixtures shall be full cut off, compliant with the height requirements, and
be consistent with Section 401.15.8.7 of the Zoning Ordinance as It relates to
lighting requirements.
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Page 156 of 220
6. The Planning Commission should consider whether to allow a Conditional Use
Permit for 435 square feet of wall sign area.
7. All signs shall be designed to comply with the Zoning Ordinance requirements for
internal illumination.
8. The Planning Commission shall comment on the building design and building
materials.The applicant shall provide building material samples for Planning
Commission review.
9. All mechanical equipment on the roof or on the site shall be fully screened In
accordance with the provisions of the Zoning Ordinance.
10. The landscape plan shall be subject to the review and approval of the City
Arborist.
11. A bike rack should be identified on the site plan and placed on site.
12. No retailing,wholesaling,manufacturing,repair,or other such activity other than
storage is to occur onsite.
13. Fire access and water supply shall be subject to the approval of the Fire Chief.
Pc: Julie Hultman
11
Page 157 of 220
et4,41
Gatioway
March 9, 2018
City of Oak Park Heights
Eric Johnson—City Administrator
14168 oak park Blvd,
Oak Park.Heights, MN 55082
Re: Conditional Use Parmtf Application- Project Narrative
5710 Memorial Avenue N- Public Storage Redevelopment
Dear Eric,
Thank you for your help these past few weeks in our preparation of a formal submiltei of a Conditional Use Permit
Application for a proposed redevelopment of the existing and operating Public Storage facility at 5710.Memorial
Avenue N. Below you will find a narrative describing the proposed Wanton for redevelopment
The existing site operates as a self-serve storage facility with drive up service to rental units accessed by rolkiP
garage doors. This redevelopment proposes to demolish one of these buud'mgs and a portion of another to construct a
new,state-of-the-art multi-story, dirrnabe controlled, Indoor storage facility between exdatirig drive up rental unit
buildings to remain and a large duster of mature trees at the very bait of the lot, The newly construed indoor
storage facility will also provide two ulterior drive through loading lanes to allow for customers to bediunload out of the
elements. The site is currently serviced by one vehicular access on Memorial Avenue that will remain unshaved.
Accompanying construction of a new building, Public Storage is proposing a rebranding of the existing storage building
and the existing office building that are adjacent to the Memorial Avenue.fror ge. Exterior modifications are proposed
for each of these buildings.
Details regarding the proposed redevelopment can be found in the materials submitted to you on 311212018.
Please do not hesitate to contact me with any questions or concerna,
Slncer ►,
iet_
Jeff Weeder
Site Development Project Manager
Galloway&Company Inc.
303-770-8884
jef weederaGallowayUS.com
IGa#hway & Company, 0 303.770.88840 6162 5.Willow Drive,Suite 320 o Greenwood Village, CO 80111 a www.GallowayUS.com
Page 158 of 220
Galloway
Aprt9,2018
City of Oak Park Heights
Eric Johnson--City Administrator
14168 Oak park Blvd.
Oak Park Heights,MN 55062
Re: Conditional Use Permit Application.Project Narrative
5710 Memorial Avenue N-Public Storage Redevelopment
Dear Eric,
On March 22.2018 Galloway was notified that Public Storage's application for Conditional Use Permit Application for a
proposed redevelopment of the existing and operating Public Storage facility at 5710 Memorial Avenue N.had been
rejected for Insufficient Information. The drawings have been updated to include requested infarrrraton and a new
application Is being sought Below you wiil find a simple narrative deeming the proposed inlentionfor redevelopment
The existing site operates as a self-serve storage facility with drive-up service to rental units accessed by roll-up
garage doors. This redevelopment proposes to demolish one of these buildings and a portion of another to construct a
new,state-of-the-art,multi-story,climate controlled,indoor storage facility between existing drive up rental unit
buildings to remain and a large cluster of mature trees at the very back of the tot The newly constructed indoor
storage facility will also provide two Interior drive through loading lanes to allow for customers to Ioadiunload out of the
elements. The site is currently serviced by one vehicular access on Memorial Avenue that will remain unchanged.
Accompanying construction of a new Indoor storage building,Public Storage is proposing a rebranding of the erasing
storage building and the existing office building that are event to the Memorial Avenue frontage. Exterior
modifraitions are proposed for each of these buildings and details of these modifications can be found in the submitted
drawing set
Details regarding the proposed redevelopment can be found in the materials submitted to you on 4/1 0/2018. Also
Included In this submittal is a point-by-point response tetter addressing each of the Insuffieiendes cited for rejection of
the initial application
Please do not hesitate to contact me with any questions or concerns.
Sincerely,
Jeff Weeder
Site Development Project Manager
Calloway&Company Inc.
303.770-8884
jeffweegraMDwpiLIS.corn
Dallas;„y L t tunp s a 303.770.8884a 6162 S.Willow Drive,Suite 320•Greenwood Village,CO 80111 •www.GallowayUs.com
Page 159 of 220
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Page 179 of 220
Galloway
April 6,2018
City of Oak Pads Heights
Eric Johnson—City Administrator
14168 Oak pat Blvd.
Oak Park Heights,MN 55082
Re: Drainage Analysis
5710 Memorial Avenue N-Public Storage Redevelopment
Dear Eric,
This drainage memo has been prepared for the proposed Public Storage redevelopment at 5710 Memorial Avenue N Oak
Park Heights within the Kern CenterDevelopmerd, The purpose of this letter Is to demonstrate that the proposed drainage for
the climate controlled storage building#4 meet the requirements.
The existing site consists of eight typical roles style storage buildings end several spaces of RVNehide storage. This site
generely drains from northwest to southeast toward Memorial Avenue,however,the rear portion of the site declines In grade
significantly and drains to the northwest, The northwest 20%of the site contains grasses and heavy snub while the southeast
80%Is developed and either covered with Impervious surface or formai landscaping.
The 120,300 sq.ft.(41,524 sq ft footprint)storage facility is located near the rear of the tot. To aoxurrnodate this building one
existing drive up unit and several surface RVtvehide storage spaces will be removed. The net effect of this Improvement Is a
decrease in Impervious area of 7,200 sq.It.reeding ki a net decrease in developed wolfram the site.
With the development of the Kern Center,a arbregional pond was constructed to provide water quality and detention for the bulk
of the develloixnent The subwatershed boundary Is nearthe back of the bulding that will be demolished with this project and
with the consfirctlon of the new building MI remain unchanged. The Kern Center Pond viii continue to function as it has
historically and because of this no additional permanent atormweter BMPs will be required. Construction BMPs viii sill be
necessary and approved by both Brown's Creek Watershed District and the City of Oak Pat Heights as applicable.
Drainage from the building will be designed to discharge to a concrete channel behind the building and then conveyed to the
existing Swale along the south property tine. Surface drainage vii lbw to a cross pan In the drive aisle fronting the bilking and
tie into tie concrete channel from the rear of the building before discharging to the swats along the south property tine. This
wale will discharge lows to a sales of roadside ditches that convey runoff to the Kerns Center Pond. These concrete channels
will be sized to convey the peak 100-yr runoff as calculated per TR-55
The facilites presented on this CUP application are In calf:mance with the cooperative agreement between Brown's Creek
Watershed District and the City of Oak Park Heights dated 1211412004 and ell In effect
Adam Koester,PE
CM Engineering Project Manager
Gatioway&Company,Inc.
•303.770.8984.6162 5.Widow Drive,Sule 320 c Greenwood Wage,CO 80111•www.GeIloweyU$,com
Page 180 of 220
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Page 181 of 220
.#24
City of Oak Park Heights
14168 Oak Park Blvd N.•Box 2007•Oak Park Heights,MN 55082•Phone(651)439-4439•Fax 439-0574
Memorandum
To: Eric Johnson, City Administrator
Cc: Scott Richards, City Planner,Julie Hultman, Building Official
From: Lisa Danielson,Arborist
D 04127/2018
Rec Public Storage-Landscape Plan Review
I have reviewed the revised landscape plan sheets received on 04/25/2018 from Galloway &
Company for the Secure Mini Storage, LP site.These plans and letter dated 04/24/2018 from Jeff
Weeder (Galloway & Company Inc.) include the items that were requested in the 04/18/2018
landscape plan review to be submitted with the exception of the tree replacement calculation.
The tree replacement requirement calculation is as follows:
[(A/B) xC] xA=D
A=Total Diameter Inches of Significant Trees Lost as a Result of the Land Alteration
B=Total Diameter Inches of Significant Trees Situated on the Land
C=Tree Replacement Constant(1.33)
D= Replacement Trees Required (Number of Caliper Inches)
[(59 C.I./2603 C.i.)x 1.33]x 59 C.I. =D
D= 1.78 C.I. OR$267.00 Cash in Lieu of Replacement Option ($150 per CI. 2018 rate)
The Tree Replacement Calculation must be included with the final plans.
Please contact me W you have any questions regarding this landscape plan review, Please feel
free to forward my comments to the development team for this project.
Page 182 of 220
Stantec Consulting Services,Inc
(10 Sta me c 2335 Highway 36 West,Si.Paul MN 55113-3819
May 3,2018
Hie:193800151
Attention: Mr.Eric Johnson,City Administrator
City of Oak Park Heights
14168 Oak Pork Blvd.N.,PO Box 2007
Oak Park Heights,MN 53082-2007
Reference:Public Storage-Plan and Drainage Design Review
Dear Eric,
We have reviewed the preliminary plans submitted regarding the proposed improvements to the
Public Storage site.Final review wit be provided when find plans are submitted.Following are our
comments and recommendations:
Sheet C1.1-Stie Plan
1. Are there any areas of heavy duty paving as referenced on the site details sheet C1.3?
2. Note#8 should Include"truncated dome'as part of the warning strip description.
3. Note*10,spelling of"stripe".
4. There is no note In the site schedule for the depressed curb and gutter.
Sheet C1.3.4-Site Details
1. Is It the Intent that the site detail numbers correspond with the site schedule numbers on
the site plan sheet C1.1?Some correspond In that way and some don't,it may be clearer
for the contractor if they matched.
2. There does not appear to be any"catch curb"indicated on the site plan,shown In detail
3. There does not appear to be a detail for the depressed curb and gutter.
Sheet C2.1-Grading Plan
1. Add to note#7-'Rhe contractor,at a minimum,shall remove any deposited sediments
from the surrounding public streets at the end of each work day. Large deposits need to
be removed immediately."
2. Note#11 refers too storm system and starrrlwater detention facility.
3. Note#14 refers to storm water plans.
4. Note#17 refers to a stormwater detention basin at an elevation of 5428.
5. In larger rain events,runoff may tend to leave the confines of the 2-foot cross pan,
particularly in the areas where the water will need to tum a corner to stay within It. Ensure
that those areas are adequately established with turf so that erosion does not become an
Design with community In mild
Page 183 of 220
May 3,2018
Eric Johnson,City Administrator
Page 2 of 3
Reference: Publilc Storage-Plan and Drainage Design Review
issue. Provide the same in the area where the cross pan discharges on the south side of
the site.
Sheet C3.1-2-Erosion Control Plan
1. Ali erosion control practices need to be in accordance with all requirements of the
Brown's Creek Watershed District and the approved SWMP.
2. Add to Note#1 -"Any sediment deposited in the surrounding public rights of way or
adjacent properties shall be removed by the end of each day. Large deposits shall be
removed immediately.The contactor shall respond to remove any sediment on the
weekends as necessary."
3. See note#5 under the Grading Plan comments.
4. The City reserves the right to require additional erosion control measures as deemed
necessary.
Sheet C4.1 -Unify Plan
1. Provide to the City the final documentation regarding the abandonment of the well and
septic system.
2. Note#5-Cover over water lines needs to be a minimum of 7.5-feet.
3. Notes*15 and#20-The City requires ductile iron pipe for the watemiain.
4. Note#18 refers to a storm water plan.
5. Clarify what is proposed for the watermain that is shown running north-south through the
site that Is connected to the hydrants that are being removed.
6. Provide details for the utility construction items,hydrants,valves,bends,fittings,thrust
blocking,manholes,connections,etc. All watermain and related appurtenances shall be
per City standards and details. City detail plates wit be provided.
7. Connections to the City's water and sanitary sewer systems win be coordinated with and
approved by the City's representative(s).
8. Remove notes that are not applicable.
Stormwater Drainage Review
1. Provide the City with documentation of the conditions and approval from Brown's Creek
Watershed District.
2. The limits of the wetlands on the west end of the site need to be verified.
Design with community In mind
Page 184 of 220
May 3,2018
Eric Johnson,City Administrator
Page 3 of 3
keferrence: Public Storage-Nan and Drainage Design Review
General Comments
1. The City reserves the right to inspect me construction of the project. The City or its
designee shall be present for water and sanitary sewer service connections to the City's
systems.
2 The Owner will need to comply with all requirements of the NPDES Construction Storrnwater
Permit and the Brown's Creek Watershed District. The City reserves the right to require
additional erosion control measures as determined/necessary during the construction of
the project.
3. Parking,lighting,landscaping and building improvements to be reviewed by others.
4. The Owner shall be responsible for obtaining all required permits.
5. Utility construction and irnprovernents in the right-of-way need to conform to the City's
Standard Detail Plates. The City's details wilt be provided upon request.
If you have any questions or require further information,please do not hesitate to contact me.
Regards,
Stantec Consulting Services Inc
4_371. m44
..—
Lee Mann,PE
City Engineer
Phone:651-604-4850
Lee.Mann@Sfaantec.com
c. Andy Kegley,Public Works Director
Julie Hultman,Building Official
Scott Richards, City Planner
Mark Viering,City Attorney
Lisa Danielson,City Arborist
Design with community In mind
Page 185 of 220
A RECOMMENDING RESOLUTION
OF THE
PLANNING COMMISSION
CITY OF OAK PARK HEIGHTS
WASHINGTON COUNTY, MINNESOTA
A RESOLUTION ESTABLISHING FINDINGS OF FACT AND
RECOMMENDING TO THE CITY COUNCIL THAT THE
REQUEST BY PUBLIC STORAGE FOR A PLANNED UNIT
DEVELOPMENT AMENDMENT, CONDITIONAL USE PERMITS AND
DESIGN GUIDELINES/SITE PLAN REVIEW TO CONSTRUCT AN
INDOOR STORAGE FACILITY SHOULD BE APPROVED WITH
CONDITIONS
WHEREAS,the City of Oak Park Heights has received a request from Public
Storage for a Planned Unit Development Amendment, Conditional Use Permits and Design
Guidelines/Site Plan review to constrict an indoor storage facility and after having conducted a
public hearing relative thereto, the Planning Commission of the City of Oak Park Heights makes
the following findings of fact:
1. The real property affected by said application is legally described as
follows,to wit:
SEE ATTACHMENT
and
2. The applicant has submitted an application and supporting documentation to the
Community Development Department consisting of the following items:
SEE ATTACHMENT B
and
3. The property is zoned B-3, Highway Business and Warehouse District which
allows storage facilities as a conditional use; and
4. The Applicant has requested a PIanned Unit Development amendment to allow
multiple principal structures on one lot; and
5. A Conditional Use Permit shall be required to allow the indoor storage facility
and site improvements at the subject site; and
6. A Conditional Use Permit shall be required to allow 435 square feet of wall
signage for the site. The B-3 District allows a maximum of 400 square feet of wall signage; and
7. Design Guideline/Site Plan approval is required for the new building and site
improvements; and
Page 186 of 220
8. City staff prepared a planning report dated May 2, 2018 reviewing the request;
and
9. Said report recommended approval of the request for Planned Unit Development,
Conditional Use Permits and Design Guidelines/Site Plan review subject to the fulfillment of
conditions; and
10. The Planning Commission held a public hearing at their May 10, 2018 meeting,
took comments from the applicants and public, closed the public hearing, and made the
following recommendation:
NOW,THEREFORE,BE IT RESOLVED BY THE PLANNING
COMMISSION FOR THE CITY OF OAK PARK HEIGHTS THAT THE PLANNING
COMMISSION RECOMMENDS THE FOLLOWING:
A. The application submitted from Public Storage for a Planned Unit Development
Amendment, Conditional Use Permits and Design Guidelines/Site Plan review to construct an
indoor storage facility affecting the real property as follows:
SEE ATTACHMENT A
The Planning Commission recommends to the City Council of the City of Oak Park Heights
approval of the sign Conditional Use Permit subject to the following findings of fact:
1. The Conditional Use Permit criteria in Section 401.03.A.7 of the Zoning
Ordinance have been reviewed and it has been determined by the Planning
Commission that the additional square footage of signage is justified.
2. The requested 435 square feet of sign area will ensure visibility and identification
of the business from Highway 36 and Memorial Avenue North.
Be and the same is hereby recommended by the Planning Commission of the City of Oak Park
Heights subject to the conditions as follows:
• Planned Unit Development Amendment for more than one principal building.
• Conditional Use Permit for the indoor storage facility and site improvements.
• Conditional Use Permit for square footage of signage.
• Design Guidelines/Site Plan review.
Recommended by the Planning Commission of the City of Oak Park Heights this 10th
day of May 2016.
1. The Applicant shall agree to escrow sufficient funds, as specified by the City Engineer, to
complete the improvement of Memorial Avenue North to an urban section,including all
trails or sidewalks or agree that the City will complete the work and petition for the
public improvement,waiving notice of public hearing and assessments, as required under
Minnesota Statute 429.
2
Page 187 of 220
2. With expansion of the facility, including a new building with a fire suppression system
and restrooms, the sanitary sewer and water connection charges will be required. At the
time of the last expansion in 1999, the connection charges would have been $102,714.
Currently, the charges are $149,580. The Applicant has requested that the connection
charges be based upon the 1999 rates and not the current rates. The City Council would
need to consider this request as part of the approvals.
3. All grading, drainage, erosion control, and utility plans are subject to review and
approval of the City Engineer. Storm water plans are also subject to review and
approval of the Browns Creek Watershed District.
4. The existing water well shall be capped and if required by Washington County, the
septic system shall be abandoned. The Applicant shall verify with Washington County
if the septic system has already been abandoned.
5. All light fixtures shall be full cut off, compliant with the height requirements, and be
consistent with Section 401.15.B.7 of the Zoning Ordinance as it relates to
lighting requirements.
6. All signs shall be designed to comply with the Zoning Ordinance requirements for
internal illumination.
7. The Planning Commission was favorable to the building design and building
materials.
8. All mechanical equipment on the roof or on the site shall be fully screened in
accordance with the provisions of the Zoning Ordinance,
9. The landscape plan shall be subject to the review and approval of the City Arborist.
10. No retailing, wholesaling, manufacturing, repair, or other such activity other than storage
is to occur onsite.
11. Fire access and water supply shall be subject to the approval of the Fire Chief.
Recommended by the Planning Commission of the City of Oak Park Heights this 10th day of
May 2018.
Timothy Freeman, Chair
ATTEST:
Eric A. Johnson, City Administrator
3
Page 188 of 220
ATTACHMENT A
Planned Unit Development Amendment,
Conditional Use Permits,
and
Design Guidelines/Site Review
To Construct an Indoor Storage Facility
Public Storage
Washington County PID: 06.029.20.21.0004
06.029.20.21.0005
06.029.20.21.0006
Legal Description:Lots 8,9&10,Kern Center Addition
Physical Address: 5710 Memorial Ave.N.
Page 189 of 220
ATTACHMENT B
Planned Unit Development Amendment,
Conditional Use Permits,
and
Design Guidelines/Site Review
To Construct an Indoor Storage Facility
Public Storage
5710 Memorial Ave. N.
Application Materials
• Application Form
• Fees
• Plan Sets
• Written Narrative and Graphic Materials Explaining Proposal
• Proof of Ownership or Authorization to Proceed
Conference With City Staff Upon Application Submittal: April 25,2018
Planning Commission Review& Recommendation: May 10,2018
Page 190 of 220
RESOLUTION NO.
CITY COUNCIL
CITY OF OAK PARK HEIGHTS
WASHINGTON COUNTY, MINNESOTA
A RESOLUTION ESTABLISHING FINDINGS OF FACT AND
RESOLUTION OF THE CITY COUNCIL THAT THE
REQUEST BY PUBLIC STORAGE FOR A PLANNED UNIT
DEVELOPMENT AMENDMENT, CONDITIONAL USE PERMITS AND
DESIGN GUIDELINES/SITE PLAN REVIEW TO CONSTRUCT AN
INDOOR STORAGE FACILITY BE APPROVED WITH CONDITIONS
WHEREAS,the City of Oak Park Heights has received a request from Public
Storage for a Planned Unit Development Amendment, Conditional Use Permits and Design
Guidelines/Site Plan review to construct an indoor storage facility and after having conducted a
public hearing relative thereto,the Planning Commission of Oak Park Heights recommended that
the application be approved with conditions. The City Council of the City of Oak Park Heights
makes the following findings of fact and resolution:
1. The real property affected by said application is legally described as
follows,to wit:
SEE ATTACHMENT
and
2. The applicant has submitted an application and supporting documentation to the
Community Development Department consisting of the following items:
SEE ATTACHMENT B
and
3. The property is zoned B-3,Highway Business and Warehouse District which
allows storage facilities as a conditional use; and
4. The Applicant has requested a Planned Unit Development amendment to allow
multiple principal structures on one lot; and
5. A Conditional Use Permit shall be required to allow the indoor storage facility
and site improvements at the subject site; and
6. A Conditional Use Permit shall be required to allow 435 square feet of wall
signage for the site. The B-3 District allows a maximum of 400 square feet of wall signage;and
7. Design Guideline/Site Plan approval is required for the new building and site
improvements; and
Page 191 of 220
8. City staff prepared a planning report dated May 2, 2018 reviewing the request;
and
9. Said report recommended approval of the request for Planned Unit Development,
Conditional Use Permits and Design Guidelines/Site Plan review subject to the fulfillment of
conditions; and
10. The Planning Commission held a public hearing at their May 10, 2018 meeting,
took comments from the applicants and public, closed the public hearing, and recommended the
application with conditions.
NOW,THEREFORE,BE IT RESOLVED BY THE CITY COUNCIL FOR
THE CITY OF OAK PARK HEIGHTS THAT THE CITY COUNCIL APPROVES THE
FOLLOWING:
A. The application submitted from Public Storage for a Planned Unit Development
Amendment, Conditional Use Permits and Design Guidelines/Site Plan review to construct an
indoor storage facility affecting the real property as follows:
SEE ATTACHMENT A
The City Council of the City of Oak Park Heights approves the sign Conditional Use Permit
subject to the following findings of fact:
1. The Conditional Use Permit criteria in Section 401.03.A.7 of the Zoning
Ordinance have been reviewed and it has been determined by the Planning
Commission and City Council that the additional square footage of signage is
justified.
2. The requested 435 square feet of sign area will ensure visibility and identification
of the business from Highway 36 and Memorial Avenue North.
Be and the same is hereby approved by the City Council of the City of Oak Park Heights subject
to the conditions as follows:
• Planned Unit Development Amendment for more than one principal building.
• Conditional Use Permit for the indoor storage facility and site improvements.
• Conditional Use Permit for square footage of signage.
• Design Guidelines/Site Plan review.
1. The Applicant shall agree to escrow sufficient funds,as specified by the City Engineer, to
complete the improvement of Memorial Avenue North to an urban section,including all
trails or sidewalks or agree that the City will complete the work and petition for the
public improvement,waiving notice of public hearing and assessments, as required under
Minnesota Statute 429.
2. With expansion of the facility, including a new building with a fire suppression system
and restrooms, the sanitary sewer and water connection charges will be required. At the
2
Page 192 of 220
time of the last expansion in 1999, the connection charges would have been$102,714.
Currently, the charges are $149,580. The Applicant has requested that the connection
charges be based upon the 1999 rates and not the current rates. The City Council would
need to consider this request as part of the approvals.
3. All grading, drainage, erosion control, and utility plans are subject to review and
approval of the City Engineer. Storm water plans are also subject to review and
approval of the Browns Creek Watershed District.
4. The existing water well shall be capped and if required by Washington County, the
septic system shall be abandoned. The Applicant shall verify with Washington County
if the septic system has already been abandoned.
5. All light fixtures shall be full cut off, compliant with the height requirements, and be
consistent with Section 401.15.B.7 of the Zoning Ordinance as it relates to
lighting requirements.
6. All signs shall be designed to comply with the Zoning Ordinance requirements for
internal illumination.
7. The Planning Commission was favorable, and the City Council approves the building
design and building materials.
8. All mechanical equipment on the roof or on the site shall be fully screened in
accordance with the provisions of the Zoning Ordinance.
9. The landscape plan shall be subject to the review and approval of the City Arborist.
10. No retailing,wholesaling,manufacturing, repair, or other such activity other than storage
is to occur onsite.
11. Fire access and water supply shall be subject to the approval of the Fire Chief.
Approved by the City Council of the City of Oak Park Heights this 22nd day of May 2018.
Mary McComber, Mayor
ATTEST:
Eric A. Johnson, City Administrator
3
Page 193 of 220
ATTACHMENT A
M
Planned Unit Development Amendment,
Conditional Use Permits,
and
Design Guidelines/Site Review
To Construct an Indoor Storage Facility
Public Storage
Washington County PID: 06.029.20.21.0004
06.029.20.21.0005
06.029.20.21.0006
Legal Description: Lots 8, 9& 10,Kern Center Addition
Physical Address: 5710 Memorial Ave. N.
Page 194 of 220
ATTACHMENT B
•
Planned Unit Development Amendment,
Conditional Use Permits,
and
Design Guidelines/Site Review
To Construct an Indoor Storage Facility
Public Storage
5710 Memorial Ave. N.
Application Materials
• Application Form
• Fees
• Plan Sets
• Written Narrative and Graphic Materials Explaining Proposal
• Proof of Ownership or Authorization to Proceed
Conference With City Staff Upon Application Submittal: April 25, 2018
Planning Commission Review & Recommendation: May 10, 2018
Page 195 of 220
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1/!,
t
t
Page 196 of 220