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HomeMy WebLinkAbout1996-08-27 WC Ltr to Baytown Re River States Properties CUPGION : ,�;t , 6fr °° rRr• P RrO s2 MEMORANDUM To: Baytown Town Board & Planning Commission From: Dennis O'Donnell, Land Use Specialist Re: River States Property Conditional Use Permit Date: August 27, 1996 Background WASHINGTON COUNTY DEPARTMENT OF HEALTH, ENVIRONMENT AND LAND MANAGEMENT GOVERNMENT CENTER 14900 61ST STREET NORTH, P.Q. BOX 3803 • STILLWATER, MN 55082 -3803 Office (612) 430 -6655 • TDD (612) 439 -3220 a Facsimile Machine (612) 430 -6730 River States Property, Inc. has a purchase agreement to buy Lots 8, 9 and 10 of the Kern Addition. The property has frontage on Memorial Avenue North and is zoned Commercial- General Business. The applicant is proposing to combine these three parcels and construct a self-storage facility with a live -in manager. A use such as this is allowed with a conditional use permit in the Commercial - General Business zoning district. The applicant presently owns the Kangaroo Self-Storage facility in Stillwater on the frontage road just east of Greeley Street. Their facility in Stillwater contains a little less than 40,000 square feet of storage space. In the first stage of their proposed development in Baytown Township, approximately 60,000 square feet of storage space would be constructed along with the manager's quarters. Ultimately, approximately 101,000 square feet of storage space could be provided if the second phase is ever completed. As you can see, this will be a relatively large facility. The following are our comments pertaining to this request: Site Plan Review The three lots combined total about 8.8 acres. Approximately 5.3 acres would be covered with impervious surface (building and driveways) if both phases of the development are completed. The Kern Center drainage plan was designed for a maximum of 65% lot coverage. About 60% of the lot would be covered as proposed. Thus, this standard is met. Printed 5% Post Consumer Waste AN EQUAL EMPLOYMENT OPPORTUNITY f AFFIRMATIVE ACTION EMPLOYER Mary L McGlothlin Director Rose Green Office Manager G Baytown Township River States Property Conditional Use Permit August 27, 1996 Page 2 The proposed layout of this facility is appropriate for this particular use. All applicable setbacks will be met and adequate off-street parking is provided. Grading /Drainage Grading will need to be completed to accommodate the use. The property will be graded so all stormwater will drain towards the road. This is in accordance with the overall stormwater management plan for the Kern Center. The Washington County Soil and Water Conservation District will need to review the grading and drainage plan. As of this date, we have not received their comments. An erosion control plan roust also be submitted. Sewage Disposal Soil testing for the installation of an on -site septic system was completed at the time of plat approval. The only waste generated with this use will be from the manager's quarters. A septic system design was recently submitted which we have approved. Landscaping The applicant has submitted a detailed landscape plan with the application. Substantial landscaping is proposed and appears adequate. Architectural Review All outside walls of the facility will be of precolored rock face block. This will fit in with the character of the other development in the Kern Center. In our discussion with the applicant, we suggested for aesthetic reasons that all individual garage doors face inward and not be on the outside perimeter of the building. They have agreed to do this. Their plans reflect this. Other Issues With facilities like this, there is some concern that individual renters may store flammable /hazardous materials, run a business out of the facility, or even live in the unit. All of these types of activities are prohibited. With a live -in manager, there is less likelihood these activities would occur. In any case, the applicant should discuss with you procedures in place to assure this would not occur. Baytown Township River States Property Conditional Use Permit August 27, 1996 Page 3 Conclusion Review Standards As in the case of all conditional use permits, the town shall consider the effect of the proposed use upon the health, safety, convenience and general welfare of the occupants of the surrounding lands, existing and anticipated traffic conditions including parking facilities on adjacent streets and land, the effect on utility and school capacities, the effect on property values and scenic views in the surrounding area and the effect of the proposed use on the comprehensive plan. If the town determines that the proposed use will not be detrimental to the health, safety, convenience, or general welfare of the town, nor will cause serious traffic congestion nor hazards, nor will seriously depreciate surrounding property values, and that said use is in harmony with the general purpose and intent of the ordinance and the comprehensive plan, the town may grant such conditional use permit. If the Board does find this request should be approved, we would suggest the following conditions be made a part of the permit: 1) This permit allows for construction of a 101,000 square foot self-storage facility with a live -in manager's quarters. The development is permitted to take place in two phases. Any change in use or expansion of the building shall require an amended permit. 2 3 4 All applicable provisions of the Baytown Township Zoning Ordinance as well as any more restrictive provisions of Washington County concerning this development shall be complied with unless waived by this permit. A septic system must be installed in accordance with a permit from Washington County. Snow cannot be plowed or stored on the septic area. The Washington County Soil & Water Conservation District must approve the grading and drainage plan. Recommendations of the Soil & Water Conservation District must be followed. Erosion control barriers must be installed around limits of construction. Baytown Township River States Property Conditional Use Permit August 27, 1996 Page 4 5 Design and location of all drives and parking areas shall comply with the submitted site plan and all buildings shall be located as per the submitted site ite p an . 6) Curbing shall surround the parking area. Each parking space shall be striped. 7) Landscaping must be completed in accordance with the approved plan. Any plant materials indicated on the plan that do not survive must be replaced as needed. 8) No outside storage is allowed. 9) Units are to be used for storage only. Units are not to be used for retailing, auto repair, human habitation or any commercial activity. Storage of any flammable or hazardous material is prohibited. 10) All turfed areas on the parcel that have been disturbed or destroyed during the construction phase of this project shall be graded with topsoil, rough seeded, mulched and fertilized, or sodded. 11) All waste materials and refuse shall be stored inside a fenced or screened area, or inside a structure. 12) Design, locations and specifications of signs shall conform with the Washington County Zoning Ordinance and are subject to the approval of the Zoning Administrator. All signs shall require a sign permit to be issued by the Zoning Administrator. 13) Any alteration of any of the submitted documents shall be reviewed and approved by the Zoning Administrator and shall require an amended permit. 14) The conditions of this permit shall apply to the land described and shall not in any way, except as herein noted, be affected by any subsequent sale, lease or other change from the current ownership. All three lots are to be combined into one parcel. Baytown Township River States Property Conditional Use Permit August 27, 1996 Page 5 If you have any questions, please feel free to contact me. DCO /mlp 15) Noncompliance with the conditions and attachments of this permit shall be considered a violation of said permit and may result in revocation of said permit. 16) Construction shall begin within one (1) year after the issue date of this permit or the permit becomes void. 17) A $10,000.00 financial guarantee shall be retained by the Zoning Administrator to insure compliance with the conditions of this permit. This financial guarantee will be released upon completion of all improvements. 18) A certificate of compliance must be obtained from Washington County.