HomeMy WebLinkAbout1996-09-27 WC Memo to Baytown Board Re River States Properties CUPMEMORANDUM
WASHINGTON COUNTY Mery l McGlothlin
DEPARTMENT OF HEALTH, ENVIRONMENT
AND LAND MANAGEMENT
GOVERNMENT CENTER
14900 61ST STREET NORTH, P.O. BOX 3803 • STILLWATER, MN 55082-3803
Office (612) 430 -6655 • TDD (612) 439 -3220 • Facsimile Machine (612) 430 -6730
To: Baytown Town Board & Planning Commission
From: Dennis O'Donnell, Senior Land Use Specialist I
Re: River States Properties Conditional Use Permit
Date: September 27, 1996
Background
Director
Rose Green
Office Manager
At your last meeting, the Town Board approved a conditional use permit for River States
Properties, Inc. to construct a self-storage facility on Lots 8, 9 & 10 of Kern Center, 2nd
Addition. One condition of the permit we recommended which was ultimately adopted by the
Town Board was a condition prohibiting outside storage of any type. At this time, the applicant
is seeking an amended conditional use permit to allow for the outside storage of approximately
120 recreational vehicles, boats and trailers.
Analysis
When we reviewed the request for the self-storage facility initially, we were concerned about the
aesthetics of the project. Given the fact it is a relatively large facility we wanted to be assured
the facility would be attractive as viewed from all roads and highways in the area as well as
adjoining property lines. With the decorative block on all outside walls and the landscaping
proposed, the self - storage facility itself should be an attractive facility. Although at the time the
applicant was not proposing outside storage, we recommended a condition against outside storage
since the storage of recreational vehicles, etc. is usually not aesthetically pleasing and 'is very
difficult to screen.
The request by the applicant is to provide outside storage for approximately 120 recreational
vehicles, boats, etc. on an asphalt surface of approximately 1.8 acres. This storage area would
be behind the self-storage buildings. As needed, the outside storage area would be converted to
self-storage units on an as needed basis according to the applicant.
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Baytown Township
River States Properties Conditional Use Permit
September 27, 1996
Page 2
There are two issues that need to be addressed in this request. The first being screening of the
site so the facility would not be unsightly as viewed from the roads and highways in the area and
adjoining properties. The buildings in front will provide some screening looking directly at the
facility from the front. However, from other angles the outside storage area will be very visible.
The applicant is proposing a few ash trees along the property lines, however those trees will'not
provide much initial screening. Transplanting some large evergreens, double row and staggered,
and/or berms with trees on top along those property lines Would provide more immediate
screening which we feel important if the Board were to approve this request.
The second concern would be drainage. As proposed, the entire development would still be
under the 65% maximum lot coverage. However, storing this many vehicles with the potential
for leaking fluids, etc. may cause concern. It may be appropriate for a stormwater holding pond
with a skinner device be constructed on the property to collect the run-off prior to going through
the stormwater system. The Town Engineer or the Washington County Soil & Water
Conservation District could make recommendations in this regard.
Conclusion
As in the case of all conditional use permits, the town should 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, orgeneral 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.
The Board will need to review the standard above and make a determination if this type of use
is desirable and appropriate for this area. If the Board does approve the request, additional
screening along the side property lines should be considered as well as the stormwater holding
p
ond.
If you have any questions, please feel free to contact rne.
DCO /rnlp