14-31 Findings of FactCITY OF CHANHASSEN
CARVER AND HENNEPIN COUNTIES, MINNESOTA
FINDINGS OF FACT
AND RECOMMENDATION
IN RE:
Application of Bruce Lamo for an amendment to the Conditional Use Permit and Site Plan Review
on property zoned Fringe Business District — Planning Case #2014 -31.
On October 21, 2014, the Chanhassen Planning Commission met at its regularly scheduled meeting
to consider the application of Bruce Lamo for an amendment to the Conditional Use Permit to
allow I 1 storage buildings for cold storage and warehousing, and Site Plan Review and five 14,250
square -foot one -story storage buildings. The Planning Commission conducted a public hearing on
the proposed variance preceded by published and mailed notice. The Planning Commission makes
the following:
FINDINGS OF FACT
The property is currently zoned Fringe Business District, BF
2. The property is guided in the Chanhassen Comprehensive Plan for Office Industrial uses.
The legal description of the property is shown on the attached Exhibit A.
4. When approving a conditional use permit, the City must determine the capability of a
proposed development with existing and proposed uses. The general issuance standards of
the conditional use Section 20 -232, include the following 12 items:
a. Will not be detrimental to or enhance the public health, safety, comfort,
convenience or general welfare of the neighborhood or the city.
Finding: The original Conditional Use Permit was approved in 1987 and
amended in 2008 to allow a total of 60 parking stalls. When sewer and water
become available to the site, the parcels may be rezoned to Office/Industrial and
accommodate a more intense use. Approval of the amendment to the Conditional
Use Permit will not be detrimental to the public health, safety, comfort,
convenience or general welfare of the neighborhood or the city. Only 40 percent
of the site will be developed through the proposed expansion. The applicant has
installed security cameras and an automated entrance gate which is only operable
during scheduled business hours. The applicant will provide additional
landscaping along the fence line to provided 100 percent screening to Stoughton
Avenue.
b. Will be consistent with the objectives of the city's comprehensive plan and the
zoning ordinance.
Finding: Cold storage and warehousing are a listed conditional use in the BF
district. The site received a conditional use permit in 1987 for the existing mini -
storage facility. Sewer and water is not available to the site until Municipal Urban
Service Area (MUSA) phasing. Based on the conditions of approval for the
amendment to the CUP, the request is consistent with the city's comprehensive
plan. The Conditional Use Permit allows reasonable use of the property until
sewer and water become available, at which time the site may be rezoned to
Office /Industrial which allows a more intense use. Only 40 percent of the site will
be developed through the proposed expansion.
C. Will be designed, constructed, operated and maintained so to be compatible in
appearance with the existing or intended character of the general vicinity and will
not change the essential character of that area.
Finding: The mini - storage buildings are currently constructed on the site. The 60
stalls for various vehicles were approved in 2008. The character of the area will
not change with the addition of the five storage buildings. The proposed building
materials are an upgrade from previous storage buildings on site.
d. Will not be hazardous or disturbing to existing or planned neighboring uses.
Finding: The existing mini - storage facility has been in business since 1987. The
additional storage buildings may increase some of the traffic to the site; however,
the mini - storage has specific hours. The gate automatically closes and is locked
between the hours of 10 p.m. and 6:30 a.m.
e. Will be served adequately by essential public facilities and services, including
streets, police and fire protection, drainage structures, refuse disposal, water and
sewer systems and schools; or will be served adequately by such facilities and
services provided by the persons or agencies responsible for the establishment of
the proposed use.
Finding: The site does not have sewer and water services available to the site.
The detention pond will provide adequate drainage and stormwater treatment prior
to entering Assumption Creek. The site is currently served by Stoughton Avenue,
which is maintained by the City of Chaska. The applicants have installed security
cameras and a self - closing gate on the property for off hours to ensure safety on
the site. The applicant will be installing water reservoirs to accommodate the fire
sprinkler system. The applicant will be expanding the storm water system to
accommodate additional runoff. A maintenance security for this private system
will assure its continued operation.
Will not create excessive requirements for public facilities and services and will
not be detrimental to the economic welfare of the community.
2
Finding: The site will not create excessive requirements for public facilities and
services and will not be detrimental to the economic welfare of the community.
The mini - storage has been in operation since 1987.
g. Will not involve uses, activities, processes, materials, equipment and conditions
of operation that will be detrimental to any persons, property or the general
welfare because of excessive production of traffic, noise, smoke, fumes, glare,
odors, rodents, or trash.
Finding: The use will not be detrimental to any persons, property or the general
welfare. The applicant has upgraded the building materials to meet city standards.
h. Will have vehicular approaches to the property which do not create traffic
congestion or interfere with traffic or surrounding public thoroughfares.
Finding: The site currently has access off of Stoughton Avenue; there have not
been any issues with traffic congestion from the site.
i. Will not result in the destruction, loss or damage of solar access, natural, scenic or
historic features of major significance.
Finding: Based on the conditions of approval for the mini - storage and outdoor
storage, the proposed use will not result in the destruction, loss or damage of solar
access, natural or scenic or historic feature of major significance. The applicant is
proposing to expand the detention pond to treat the stormwater prior to entering
Assumption Creek.
j. Will be aesthetically compatible with the area.
Finding: The mini - storage is an existing facility and will not change the aesthetic
appearance of the area. In addition, the applicant will install landscaping to screen
the site from public view along Stoughton Avenue.
k. Will not depreciate surrounding property values.
Finding: The proposed five - building expansion will not depreciate surrounding
property values as the storage facility has been in operation for over 20 years.
Will meet standards prescribed for certain uses as provided in this article.
Finding: The mini - storage buildings have been active since 1987 and meet the
use criterion of the city code. The proposed buildings meet the minimum
architectural standards in city code. The proposed detention pond meets all of the
NURP standards required by city code.
5. hi evaluating a site plan and building plan, the city shall consider the development's
compliance with the following:
a. The proposed five buildings are consistent with the elements and objectives of the
city's development guides, including the comprehensive plan, official road
mapping, and other plans that may be adopted. Cold storage and warehousing are
conditional uses in the BF district;
b. The proposed five buildings are consistent with the site plan review requirements;
C. The proposed five buildings preserve the site in its natural state to the extent
practicable since only 40 percent of the site will be developed, additional
landscaping installed and designing grade changes to be in keeping with the
general appearance of the neighboring developed or developing areas;
d. The proposed five buildings create a harmonious relationship of building and
open space with natural site features and with existing and future buildings having
a visual relationship to the development;
e. The proposed five buildings create a functional and harmonious design for
structures and site features, with special attention to the following:
1) An internal sense of order for the buildings and use on the site and
provision of a desirable environment for occupants, visitors and general
community;
2) The amount and location of open space and landscaping;
3) Materials, textures, colors and details of construction as an expression of
the design concept and the compatibility of the same with adjacent and
neighboring structures and uses; and
4) Vehicular and pedestrian circulation, including walkways, interior drives
and parking in terms of location and number of access points to the public
streets, width of interior drives and access points, general interior
circulation, separation of pedestrian and vehicular traffic and arrangement
and amount of parking.
The proposed five buildings protect adjacent and neighboring properties through
reasonable provision for surface water drainage, sound and sight buffers,
preservation of views, light and air and those aspects of design not adequately
covered by other regulations which may have substantial effects on neighboring
land uses.
6. The planning report #2014 -31 dated October 21, 2014, prepared by Robert Generous, et al, is
incorporated herein.
0
RECOMMENDATION
The Planning Commission recommends that the City Council approve the amendment to
the Conditional Use Permit and site plan for the Twin Cities Self Storage expansion.
ADOPTED by the Chanhassen Planning Commission this 21" day of October, 2014.
CHANHASSEN PLANNING
BY:
Its Chairman