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Home My WebLink About14.C. text Amendment Regarding Mini-Storage Facilities in the Highway Business (B1) Zone-Ord. No. 724 CITY OF SHAKOPEE /y,e Memorandum CASE LOG NO.: 05-001 TO: Mayor and City Council Mark McNeill, City Administrator FROM: Mark Noble, Planner I SUBJECT: Text Amendment Regarding Mini-Storage Facilities (wlExterior Storage) in the Highway Business (B-1) Zone MEETING DATE: January 18, 2005 INTRODUCTION: Leonard Hovde, CEO/President of Stage Coach Storage, has submitted an application requesting approval of a text aI11endment that would list storage facilities (w/exterior storage) as a conditional use in the B-1 Highway Business Zone. In the applicant's narrative, he expresses the desire to establish a business on vacant lots in the Stagecoach Business Center plat, located on Stagecoach Road just south ofHwy. 101 and north ofHwy. 169 (see attached location map and narrative letter). Staff has prepared an ordinance with several conditions, attempting to address possible conflicts between potential sites and the adjacent uses. PLANNING COMMISSION RECOMMENDATION: The Planning Commission reviewed this request at their January 6,2005 meeting and by a 7-0 vote, recommended approval of the request as presented. The Commission discussed issues regarding screening and lot coverage, but were comfortable with the language as presented; with the understanding that they will be able to review the site plans and apply additional conditions as necessary at the time of conditional use permit review. A copy of the report to the Planning Commission is attached for the Council's information. AL TERNATlVES: 1. Approve Ordinance No. 724, an ordinance approving the text aI11endment to allow storage facilities as a conditional use in the B-1 Highway Business Zone, as presented. 2. Approve Ordinance No. 724, an ordinance approving the text aI11endment to allow storage facilities as a conditional use in the B-1 Highway Business Zone, with revisions. 3. Deny the text aI11endment. 4. Table the matter for additional information. ACTION REQUESTED: Offer and pass a motion consistent with the Council's determination. ~~K Mark Noble . Planner I ' ORDINANCE NO. 724, FOURTH SERIES AN ORDINANCE OF THE CITY OF SHAKOPEE, MINNESOTA, AMENDING CHAPTER 11.36, SUBDIVISION 3, CONDITIONAL USES THE CITY COUNCIL OF THE CITY OF SHAKOPEE, MINNESOTA, ORDAINS: Section 1 - That City Code Chapter 11.36, Subd. 3, Conditional Uses, is hereby amended by adding the language, which is underlined, and deleting the language that is struck through. SEC. 11.36 HIGHWAY BUSINESS ZONE (B-1) Subd. 3. Conditional Uses. Y. self storage facilities, subject to the following conditions: 1. shall not allow maintenance of any vehicles on site, except within a building; 2. shall have a security system adequate to limit access to persons renting a storage site; 3. shall screen all storage; 4. shall be screened from all public right-of-way and residentially zoned land, with an opaque fence, wall or berm not to exceed eight (8) feet in height, constructed of new materials (chain link with slats is not an acceptable screening material), and maintained in good condition; 5. exterior storage shall be allowed, provided that it shall have a maximum area equal to the combined footprint of the principal and accessory buildings; 6. shall not be located closer than 1000 feet to any residential zone; and 7. shall be surfaced entirely with asphalt, concrete, or Class 5 aggregate. Section 2 - - Effective Date. This ordinance becomes effective from and after its passage and publication. Adopted in session of the City Council of the City of Shakopee, Minnesota, held the day of ,2005. Mayor of the City of Shakopee ATTEST: City Clerk Published in the Shakopee Valley News on the day of ,2005. ;'" ~9 ; CITY OF SHAKOPEE Memorandum CASE LOG NO.: 05-001 TO: Shakopee Planning Commission FROM: Mark Noble, Planner I SUBJECT: Text Amendment Regarding Mini-Storage Facilities (w/Extelior Storage) in the Highway. Business ~-1) Zone MEETING DATE: January 6, 2005 INTRODUCTION: Leonard Hovde, CEO/President of Stage Coach Storage, has submitted an application requesting approval of a text amendment that would list storage facilities (w/exterior storage) as a conditional use in the B-1 Highway Business Zone. In the applicant's narrative, he expresses the desire to establish a business on vacant lots in the Stagecoach Business Center plat, located on Stagecoach Road just south ofHwy. 101 and north ofHwy. 169 (see attached location map and narrative letter). DISCUSSION: The applicant believes that this property may be a suitable site for this type of use. Although staff may not disagree with that assessment as it pertains to this specific property, staff believe that there are , other B-1 zoned sites in Shakopee that may not be appropriate locations for this type of use due to potential conflicts in uses. An alternative option that the applicant explored was to rezone the property to an industrial zone~ which lists storage facilities/exterior storage as conditional uses. UnfOlwnately, this property does not have city services and is less than the minimum 10 acres in size required for lots without services (approx. 1 ~ - 2 acres each); therefore, rezoning is not a viable option. Staff suggested as an option that the applicant consider pursuing a text amendment, stating to the applicant that staff would recommend consideration of this use as a conditional use rather than as a permitted use. As a conditional use, staff and the Commission will have an opportunity to review and add conditions as specific situations arise. Staff have prepared a draft ordinance with several conditions, attempting to address any possible conflicts between potential sites and the adjacent uses. Staff request that the Commission review this draft language and offer changes/additions as necessary. Shakopee Public Utilities commented that contrary to the applicant's letter, municipal water is available to this site at present, and that there is an existing 12-inch watermain along Stagecoach Road on the west side. ALTERNATIVES: 1. Recommend to the City Council approval of the text amendment as presented. 2. Recommend to the City Council approval of the text amendment with revisions. 3. Recommend to the City Council the denial of the text amendment. 4. Table the matter for additional information. STAFF RECOMMENDATION: Staff recommends alternative no. 1 or 2. ACTION REQUESTED: Offer and pass a motion recommending to the City Council approval ofthe text amendment as presented or with revisions. ~.k- Mark Noble . Planner I . ORDINANCE NO. --' FOURTH SERIES AN ORDINANCE OF THE CITY OF SHAKOPEE, MINNESOTA, AMENDING CHAPTER 11.36, SUBDIVISION 3, CONDITIONAL USES THE CITY COUNCIL OF THE CITY OF SHAKOPEE, MINNESOTA, ORDAINS: Section 1 - That City Code Chapter 11.36, Subd. 3, Conditional Uses, is hereby amended by adding the language, which is underlined, and deleting the language that is struek through. SEC. 11.36IDGHWAYBUSINESSZONE (B-1) Subd. 3. Conditional Uses. Y. self storage facilities, subject to the following conditions: 1- ' shall not allow maintenance of any vehicles on site, except within a building; 2. shall have a security system adequate to limit access to persons renting a storage site; 3. shall screen all storage; 4. shall be screened from all public right-of-way and residentially zoned land, with an opaque fence, wall or berm not to exceed eight (8) feet in height, constructed of new materials (chain link with slats is not an acceptable screening material), and maintained in good condition; , . 5. exterior storage shall be allowed, provided that it shall have a maximum area equal to the combined footprint of the principal and accessory buildings; 6. shall not be located closer than 1000 feet to any residential zone; and 7. shall be surfaced entirely with asphalt, concrete, or Class 5 aggregate. Section 2 - - Effective Date. This ordinance becomes effective from and after its passage and publication. Adopted in session ofthe City Council of the City of Shakopee, Minnesota, held the day of , 2005. Mayor of the City of Shako pee A TIEST: City Clerk Published in the Shakopee Valley News on the day of ,2005. STAGE COACH STORAGE 5526 Mnlibu Drive Edina,:MN 55436 Phone: (952) 210-3377 November 8, 2004 Mr. Mark Noble Planner 129 Holmes Street South Sbakopee. MN 55379 ' Dear Mr. Noble: Re: Text Amendment Stage Coach Storage (LLC.) desires to build storage units on a vacant piece of property located at 961 & 931 Stage Coach Road. The owners of the property will have a vested interest in the project. Stage Coach Storage is asking the City of Shakopee to pass a Text Amendment for this site, which would allow Stage Coac1l Storage to receive a conditional Use Permit allowing us to build a. storage facility in a B 1 district Included in this package is a check for $500 (Application Fee), answers to questions 14, 21 and 22 under Zoning Te>..1 Amendment, along with photos of the site and surrounding properties. Question 1. - Current legal descriptions of all parcels Property ID 27N351003..0 Lot. 3 , Block 1 Plat # 27351 Plat Name Plat - 27351 Stage Coach Business Center Section 12 Township 115 Range 022 Deeded Acres 1.36 Legal SECT-12 TWP-115 RNG-022 Address 961 Stage Coach Road Property ID 27-351002-0 Lot 2 Block 1 Plat # 27351 Plat Name Plat - 27351 Stage Coach Business Center Section 12 Township 115 Range 022 Deeded Acres 1.87 Legal SECT.12 Twp.115 RNG-022 Address 931 StageCoach Road Question 14. _ If proposing an amendment to the text of the Zoning Ordinance, which provision? . Section 11.36 Sub Division 3 (Self Storage Faci1itylEh1erior Storage) Question 21. _ Please provide any additional information that would be helpful for the Board of Adjustment and Appeals or Planning Commission when reviewing this request: . Storage companies interest in site . This project will not require City water. The City has determined that it would not be financially feasible to operate City water in this area. . " Storage Centers fulfill needs within the community. There were approximately 1,087 new dwelling units in 2003, almost doubling the amount of units that were built in 2002. . Storage Centers fulfill the need to store other personal goods. freeing garages to allow cars to paIk inside and off street . Apartments, townhouses and affordable housing often have little onsite storage generating a need for secure off site storage. . Storage Centers generate little traffic~ about the equivalent of a residential cul-de-sac. Accordingly; they place little stress on traffic patterns. . Storage Centers place little stress on community services. Current security technologies mean few Police or emergency calls. . Storage Centers place little stress on infrastructure. There is little use of water, sanitary sewer. or electric utilities. . Storage Centers are quiet, accordingly they are good neighbors. . The site in question is adjacent to existing industrial uses with exterior storage. . Often exterior storage of R V s and boats is not permitted, or if permitted, is discouraged within commUllities. To comply with the ordinance restrictions, residents must have a place to store them. These vehicles are significant investments, residents need assurance the storage location is secure, convenient and nearby. . The site in question bas limited utility infrastructure available. limiting its development. . A Stonlge Center is one of the few uses possible for this site, would fit well ~d benefit the com,munity in this location. Ta.xes. Question 22. - Does the request meet the criteria necessary to grant approval? . Conditions will be added to assume compliance. If you lmve any questions, you can reach me at (952)-210-3377 or Paul Selle at 612-366-7473. , ~ Leonard Hovde CEO/President < Bl AG ~ "- ''\ ,\, \-- . ~-- ~ ,~ =--- :--=-~~ MR ~." . ~-.-,-.~ ,;:rrr~- ~ . _ Subject Property SHAKOPEE ....... Shakopee Boundary coMMuNrNPR10EStNCE1BS1 S c=J Zoning Boundary c=J parcel Boundary Zoning Text Amendment to 81 Zone Uses http://gis.logis.org/shakopee/locationmap/map.asp?title=Zoning+ T ext+ Amendment+to+... 11/18/2004