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Home My WebLink About3 - Report Site Plan and SUP To: Planning Commission From: Justin Fortney, City Planner Date: February 22, 2021 Item: Special Use Permit and Site Plan – 2021-07 – Mini Storage – 2030 Spiral Blvd 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 platted the area properties including those on Lightbourn Ct. In addition, the City installed all the necessary infrastructure to attract industrial development for job creation and to increase the tax base. The applicant, Chad Smurawa, recently acquired two other city owned industrial park lots at 3001 Lightbourn Court and constructed mini-storage units. 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. Planning Commission Memorandum Zoning Classification The subject property is zoned I-1 (Industrial). Which allows the proposed use with a SUP. Adjacent Zoning and Land U Direction Existing Use Zoning Comp Plan North Vacant I-I Industrial East Vacant R-3 PRD Medium Density Res South Vacant I-1 Industrial West Vacant I-1 Industrial Existing Condition The 2.5 acre site is currently vacant land. 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 20 and 37 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 28 feet, except for the western drive intended for business storage use and is 49 feet wide. These widths surpass our minimum standards for typical parking lots and drive isles, as additional space is needed for loading. The Fire Marshal with the HFD has stated that they would not drive their fire trucks into sites like this as it would be a hazard and of little benefit. They instead, would setup at the entrance and enter on foot or around the perimeter. The applicant will provide the HFD with gate access. 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. The applicant’s mini-storage project on Lightbourn Court last year was approved with 100% class 2 materials on the visible elevations and no class 1. The normal 25% of class 1 on the front elevation was met. The applicant proposes the same standards for this project with the addition of some windows facing Spiral Blvd. The class 2 materials used on the past and current projects are higher end 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 The applicant has included the following notes regarding the proposed finishes: All color schemes and patterns will be the same/substantially the same as the last project. All Doors - Mid-tone brown (same as last buildings) Steel Above Doors - Mid-tone brown (same as last buildings) Pillar Post Covers - Dark brown (same as last buildings) Wainscot - Dark brown - 3' (or we may exceed minimum by possibly going to 4') along bottom of building facings without doors - same as last buildings Fastenerless Panels - Mid-tone brown (same as last buildings) will be either Edco panel -OR- FW 120 panel Fastenered Panels - Mid-tone brown (same as last buildings) Building fronts near Spiral Blvd (qty of 4) - 3' (or we exceed minimum by possibly going to 4') of Nichiha Vintage brick panels with remainder finished with the Fastenerless Panels identified above - also, we will plan to install a total of ( qty of 4) 2'8" wide x 8' high window facades across the fronts facing Spiral Blvd. Landscaping Based on the site size and amount of pavement, the zoning ordinance requires the following number of plantings: Type Required Proposed Additional Required Trees 37 35 2 Shrubs 34 26 8 Staff believes the landscaping meets the minimum ordinance requirements with the additional units noted above. Additionally, the five Tina Crabapple trees are very dwarf varieties with heights between 5-10 feet. They should be substituted unless the supplier can verify their variety will be at least 10 feet in height. Lighting The proposed photometric plan shows light levels at the property lines to be below the limit of one foot-candle adjacent to industrial and .5 foot-candle adjacent to residential to the east. The lighting plan indicates downfacing LED wall lights operated by photocell switches. 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 22, 2021. 2) All disturbed areas of 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 approvals are null and void. 7) As require by ordinance, if the approved use ceases for a period longer than one year of City Council approval, the SUP approval is null and void. 8) Existing boulevard trees must be protected during construction. 9) In addition to the landscaping shown on the plan, two trees and eight shrubs must be added to the site. The five proposed Tina Crabapple trees must be substituted with larger varieties or provide reasonable assurances the proposed varieties will reach at least 10 feet in height. 10) A right-of-way permit issued through the Hastings Public Works Department is required for the street connection. 11) Future property owners are required to maintain the utility stubs that exist, whether or not they are utilized. Attachments: • Aerial Photograph • Photographs • Elevation Drawings • Site Plans Spiral Blvd. Top soil stockpile recently removed Applicants recently constructed site Spiral BLVD. Eastern property line about 25 feet from path Proposed class two material by MBCI