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Home My WebLink AboutX-C-01 Site Plan – Storage Werks (2489 Spiral Blvd) City Council Memorandum To: Mayor Fasbender & City Councilmembers From: Justin Fortney, City Planner Date: March 18, 2024 Item: Resolution: Site Plan – Storage rental – 2024-10 – 2489 Spiral Blvd Council Action Requested: Consider the request by Chad Smurawa with Legacy Crossing LLC. for site plan approval and act on the attached resolution. Approval of a site plan requires a simple majority. Background Information: The property is owned by Rick Ries of Northern State Services Llc who owned just slightly under 20-acres. Last year he purchased about 3.5 acres of land between his property and Spiral Boulevard from the city of Hastings. The land acquisition allowed him to have legal access to Spiral Boulevard and subdivide the property into two 10-acre lots, which is the minimum district standard. He also received approval for on site septic systems as the property is not served by city utilities. He was proposing to construct his home on the northern lot and sell the southern parcel. The northern lot appears to have been sold. Chad Smurawa, recently developed two city owned industrial park lots at 3001 Lightbourn Court and 2030 Spiral Boulevard with similar self-storage units. Advisory Commission Discussion: Commissioners discussed disappointment that the property owner proposed housing originally then sold the properties for commercial uses and clearcut all the trees without following the Tree Preservation Guidelines. Chair Messina said he thinks an entrance in this location of Spiral Boulevard is dangerous. He added that the road is steep, curved, and has a lot of freezing drainage in the winter, which all make it hazardous. He said he has seen cars park on the street near the applicant’s other storage locations, which would be dangerous in this location. Commissioners commented that the area drainage is an issue and they have seen the Spiral/ Glendale intersection under water. Commissioners expressed concern that the proposed driveway has too sharp of a turn for vehicles and firetrucks. The Planning Commission voted 6-1 (Chair Messina opposed) to recommend approval of the requests at the March 11, 2024 meeting with the following two additional conditions: 10. “Work with Engineering to improve the driveway entrance”. 11. “Prevent outdoor storage”. X-C-01 No members of the public spoke at the meeting other than the two project proponents (Chad Smurawa and Joe Haselman). Council Committee Discussion: In 2023, the City Council approved a few actions related to this property, prior to the submittal of this site plan application. Actions included a small land sale, onsite septic system, and platting. Attachments: • Site plan resolution • Planning Commission Staff Report – March 11, 2024 - Updated • Site plans X-C-01 HASTINGS CITY COUNCIL RESOLUTION NO._________ A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF HASTINGS GRANTING SITE PLAN APPROVAL FOR STORAGE RENTAL LOCATED AT 2489 SPIRAL BOULEVARD Council member _______________________ introduced the following Resolution and ___________________ moved its adoption: WHEREAS, Chad Smurawa with Legacy Crossing LLC has petitioned for Site Plan approval to construct a storage rental business generally located at 2489 Spiral Blvd, legally described as Lot 2, Block 1, RIES ADDITION, Dakota County, Minnesota; and WHEREAS, on March 11, 2024, review was conducted before the Planning Commission of the City of Hastings as required by state law, city charter, and city ordinance; and WHEREAS, the Planning Commission recommended approval of the site plan to the City Council, subject to the conditions contained in this resolution; and WHEREAS, The City Council has reviewed the request and concurs with the recommendation of the Planning Commission. NOW THEREFORE BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF HASTINGS AS FOLLOWS: That the City Council hereby approves the special use permit as presented to the City Council subject to the conditions: 1) Conformance with the Planning Commission Staff Report and plans dated March 11, 2024. 2) All disturbed areas of the property shall be stabilized with rooting vegetative cover to eliminate erosion problems as soon as reasonably possible. 3) Any uncompleted site work must be escrowed at 125 percent of the estimated value prior to issuance of a certificate of occupancy. 4) The perimeter of the site must have erosion control, as approved by the City Engineering Department. 5) The City Engineering Department must approve any required drainage plan. 6) Approval is subject to the following phasing Sunset Clause; if significant progress is not made towards construction of the proposal within the following schedule, the approvals of unconstructed elements are null and void. a. Phase one: June 2024-May 2025 b. Phase two: June 2025-May 2026 c. Phase three: June 2026-May 2027 7) Existing boulevard trees must be protected during construction. X-C-01 8) Proposed trees must have a documented mature height exceeding 10-feet. 9) A right-of-way permit must be issued for any work in the right-of-way. 10) Work with Engineering to improve the driveway entrance. 11) No outdoor storage is allowed. Council member __________________ moved a second to this resolution and upon being put to a vote adopted by _____ present. Ayes: ____ Nays: _____ Absent: ______ ATTEST: _______________________________ Mary Fasbender Mayor _______________________________ Kelly Murtaugh City Clerk I HEREBY CERTIFY that the above is a true and correct copy of resolution presented to and adopted by the City of Hastings, County of Dakota, Minnesota, on the 18th of March, 2024, as disclosed by the records of the City of Hastings on file and of record in the office. _______________________________ Kelly Murtaugh City Clerk (SEAL) This instrument drafted by: City of Hastings (JJF) 101 East 4th Street Hastings, Minnesota 55033 X-C-01 To: Planning Commission From: Justin Fortney, City Planner Date: March 11, 2024 Item: Site Plan – 2024-10 – Storage Rental – 2489 Spiral Blvd Planning Commission Action Requested: The Planning Commission is asked to review the proposed site plan and make a recommendation to the City Council. Background Information: The property is owned by Rick Ries of Northern State Services Llc who owned just slightly under 20-acres. Last year he purchased about 3.5 acres of land between his property and Spiral Boulevard from the city of Hastings. The land acquisition allowed him to have legal access to Spiral Boulevard and subdivide the property into two 10-acre lots, which is the minimum district standard. He also received approval for on site septic systems as the property is not served by city utilities. He was proposing to construct his home on the northern lot and sell the southern parcel. The northern lot appears to have been sold. The applicant, Chad Smurawa, recently developed two city owned industrial park lots at 3001 Lightbourn Court and 2030 Spiral Boulevard with similar self-storage units. Site Plan Review Comprehensive Plan Classification The 2040 Comprehensive Plan designates this area as Agricultural. Zoning Classification The subject property is zoned A, Agricultural, which allows storage rental facilities, subject to site plan review by right. Adjacent Zoning and Land U Direction Existing Use Zoning Comp Plan North Vacant A A East Large lot SF home A A South Vacant A A West Vacant/ housing A/ R-3 PRD A/ Medium Res Planning Commission Memorandum X-C-01 Existing Condition The site was mostly wooded with a mix of mature trees and scrub. Recently, the level ground portion of the two lots were clearcut. During review of proposed development, a tree inventory and preservation plan is required, inline with the City Tree Preservation Guidelines. This was never done. The applicant states that the current property owner who is selling the property removed the trees. Building Setbacks Setbacks in the Agriculture district are: Front/ rear: 20’, sides: 10’, in addition to room required for improvements and landscaping. The proposed buildings setbacks at meet the minimum standards. Vehicular Access and Circulation The site access is proposed with a driveway on the south side to Spiral Boulevard. Staff reviewed the entrance and internal configuration for vehicle cueing and firetruck maneuvering. The applicant added some vehicle stacking area to the driveway and provided a drawing of a fire truck maneuvering that showed a firetruck very tightly in the drive isles. The Engineering Department commented that the sharp turn is unnecessary and can be significantly reduced with minor realignment changes and provided two examples. Revisions have been made to the entrance that staff finds acceptable. Parking Parking is not required. There is space for vehicle unloading within the drive isles. The use does not have any onsite staff. Architectural Standards The site development will be completed in three phases over the next few years. It is understood this will be allowed without subsequent site plan approvals if the schedule timing is followed: Phase one: June 2024-May 2025: One row of three western buildings Phase two: June 2025-May 2026: One row of two buildings to the east Phase three: June 2026-May 2027: Last two rows of four buildings to the east Architectural standards require 65% class 1&2 materials, with 25% being class 1 (brick, stone, glass) for elevations visible from the street. The proposed building style includes small wall areas and large amount of garage doors. The applicant’s other self-storage projects on Spiral Blvd and Lightbourn Court were approved with 100% class 2 materials on the visible elevations and no class 1. There will be some manufactured brick panel products facing Spiral Blvd that look like a class 1 material from a distance. The applicant states the proposal is similar to the past projects with hidden fasteners and R- X-C-01 panel steel siding. The first phase will be concealed a little more after full buildout. The colors are desert sand and burnished slate on the walls. The Nichiha Vintagebrick facing south are close to gray. The roof will be Galvalume, which according to the applicant will have a light grayish/light brownish color. The class 2 materials used on the past and current projects are slightly more attractive metal siding with hidden fasteners, rather than typical corrugated metal siding commonly found on pole sheds. This material is not specifically listed in the zoning code architectural standards. The architectural standards state the list of materials is not exhaustive and the Planning Director has the discretion to allow substitutes of materials not listed. Architectural standards material list from the Zoning Ordiance Landscaping Based on the site size and amount of pavement, the zoning ordinance requires the following number of plantings, as proposed. Had the City Tree Preservation Guidelines been carried out, there would likely be a combination of mature trees maintained and additional planted to meet the replacement of loss. Type Required Proposed Trees 80 80 Shrubs 65 65 The applicant proposes to install a decorative aluminum fence along Spiral Boulevard, a vinyl coated black chain-link fence along Glendale Road and the north property line, with a galvanized fence along the west. Lighting The proposed photometric plan shows light levels at the property lines to be below the limit of one foot-candle. There is one wallpack light on the most SW corner that has a couple readings of 1.5 at the property line along spiral Boulevard, but it is in close X-C-01 proximity to an existing streetlight, so the area will be lighted regardless. The lighting fixtures are all wallpacks shielded downward. Staff finds the proposal acceptable. Security Police Department staff has met with the applicant to discuss their security system and measures to reduce criminal activity. Attachments: • Aerial Photograph • Photographs • Elevation Drawings/ Driveway Revisions • Site Plans X-C-01 X-C-01 Current Conditions X-C-01 Existing facility at 2030 Spiral Boulevard Current Conditions X-C-01 Revised Driveway Design Previous revision with sharp turn Latest revision with 90 degree turn X-C-01 X-C-01 X-C-01 X-C-01 X-C-01 X-C-01 X-C-01