HomeMy WebLinkAbout4 - Mini Storage Site Plan and SUP
To: Planning Commission
From: Justin Fortney, City Planner
Date: February 10, 2020
Item: Special Use Permit and Site Plan – 2019-34 – Mini Storage – 3001 Lighbourn Ct
Planning Commission Action Requested: The Planning Commission is asked to review the
proposed Special Use Permit with site plan and make a recommendation to the City Council.
Background Information:
The property is owned by the City of Hastings, which has owned the property since the
1970’s. In 2005, the City subdivided the property and installed Lightbourn Ct along with
water and sewer mains to attract industrial development.
The City Council authorized preliminary approval for the sale of land for the proposal on
October 7, 2019. Final sale could occur after development approvals.
SUP Review
The Zoning ordinance allows industrial uses in the I-1 district by right and retail services and
sales with a SUP (Special Use Permit). SUP review is to assure that a use is compatible with
the surrounding area. Conditions are allowed to be placed on a SUP approval to assure
compatibility with the area.
The proposed use of mini-storage would be considered a retail service rather than an
industrial use. Mini-storage does not produce much of the associated traffic, parking, and
visibility issues of other retail services. The site would not be staffed and most customers
would come infrequently. The proposal would not create any traffic, noise, or other
impacts beyond existing industrial park businesses.
Notification
Property owners within 350’ were notified of the SUP. No comments have been received.
Site Plan Review
Comprehensive Plan Classification
The 2030 Comprehensive Plan designates this area as Industrial.
Zoning Classification
The subject property is zoned I-1 (Industrial). Which allows the proposed use.
Planning Commission Memorandum
Adjacent Zoning and Land Use
Direction Existing Use Zoning Comp Plan
North Vacant I-I Industrial East Vacant R-3 PRD Medium Density Res South Vacant outside city limits Conservation West Dental Lab I-1 Industrial
Existing Condition
The 2.45 acre site is currently vacant land divided into two lots.
Building Setbacks
Setbacks in the City’s commercial and industrial districts are not prescribed by ordinance,
but are to be reviewed during the site plan review process. The proposed building setbacks
are between 24 and 40 feet from the property lines, staff finds these to be consistent with
area development.
Vehicular Access and Circulation
The site access is proposed with a driveway on the east side of the cull-de-sac for members
of the gated storage facility. The drive isles are proposed at 24 feet, except for the rear
drive shown as 19 feet wide. These widths surpass our minimum standards of 22 and 18
feet wide, respectively.
The acting Fire Marshal does not believe their fire trucks can maneuver the turns of the
proposal, but find they have adequate access around the site.
Parking
Parking is not required. There is space for vehicle unloading within the drive isles.
Architectural Standards
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. During discussions, the applicant and
staff believe the best way to increase the aesthetic appearance of the building is to use
100% class 2 materials on the visible elevations.
The finishes will include:
- Nichiha brand cementitious “brick” panel wainscoting colored Vintage brick
whitewash
- Board and baton embossed EnduraSteel steel siding colored Hickory Moss
- Corrugated steel colored with a factory finish of Hickory Moss for Sides not visible
from streets.
- Metal roof colored antique bronze
- Decorative wrought iron style fencing for visible sides and coated chain link fencing
for others, both colored black.
Landscaping
Based on the site size and amount of pavement, the zoning ordinance requires the following
number of plantings:
Type Required Proposed Trees 30 31
Shrubs 36 36
Paving buffer 10 south: 7 to 25, west: 18 until cul-de-sac Staff believes the landscaping meets the minimum ordinance requirements and is appropriately arraigned.
Lighting
The proposed photometric plan shows light levels at the property lines to be well below the
limit of one foot-candle.
Recommended Action:
Approval of the SUP and site plan, subject to the following conditions:
1) Conformance with the Planning Commission Staff Report and plans dated February 10,
2020
2) All disturbed areas on the property shall be stabilized with rooting vegetative
cover to eliminate erosion problems.
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 a one year Sunset Clause; if significant progress is not
made towards construction of the proposal within one year of City Council
approval, the approval is null and void.
7) Existing boulevard trees must be protected during construction.
Attachments:
· Aerial Photograph
· Photographs
· Elevation Materials
· Site Plans