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HomeMy WebLinkAbout2001-02-13 P & Z WS . CITY OF CENTERVILLE PLANNING AND ZONING COMMISSION WORK SHOP FEBRUARY 13, 2001 6:42 p.m. Pursuant to due call and notice thereof, the City of Centerville Planning and Zoning Commission held a work shop meeting on February 13, 2001, at City Hall, 1880 Main Street. PRESENT: Chairperson Brian Hanson Commission Member Barry Brainard Commission Member John McLean Commission Member Ray DeVine Commission Member Rob Sheppard ABSENT: Commission Member Dave Kilian STAFF: City Administrator, Jim March I. CALL TO ORDER Chair Hanson called the February 13, 2001, Planning and Zoning Commission workshop meeting to order at 6:42 p.m. The Chair noted that Commissioner Al LaMotte had submitted a resignation letter on February 12, 2001. The Chair stated that Mr. LaMotte would be missed subsequent to his numerous years of service. Mini-Storage Commissioner Brainard questioned whether Mr. March had a copy of the Industrial zone area so that the Commission could ascertain the location of the proposed mini-storage facility. Mr. March stated that the Industrial Zone area is comprised of the property th located south of Main Street and East of 20 Avenue. Mr. March stated that he believed st the proposed facility would be accessed via the future 21 Avenue. Commissioner DeVine stated that he believed that the proposed access would be off of the street that thst goes from 20 Avenue to 21 Avenue. Mr. March stated that two (2) groups of people expressed interest in developing a mini-storage facility on the same property, however, the group that did not submit a proposal was suggesting the access be from the street that thst goes from 20 Avenue to 21 Avenue. Commissioner DeVine questioned Mr. March as to the most feasible solution to the issue. Create a new zone, Light Industrial/Storage Industrial or amend the existing Ordinance #4, Industrial Use, to include a definition of a mini-storage facility and requirements for same. Mr. March stated that with the amount of property contained in the current Industrial Zone, delineating Industrial Zoning Districts would not be feasible. He recommended allowing mini-storage as a use in the existing Industrial area based on the limited land available. Page 1 of 4 February 13, 2001 Planning and Zoning Workshop Meeting Minutes Discussion ensued regarding affordable storage, competition, amount of these same facilities located in the Industrial area, building and facility size requirements, tax base, job creation, etc. Commission Member DeVine stated that he felt the facility needed to be valued equivalent to an existing or proposed industrial building or be prepared to be taxed in the same manner. Mr. March stated that this could be accomplished by creating requirements for building a facility of this nature. Discussion ensued in regards to granting a Conditional Use Permit for mini-storage facilities. Mr. March stated that staff polled four (4) local communities as to their requirements for mini-storage facilities and referred to the City of Blaine, which has five (5) to six (6) mini-storage facilities in existence, with an additional two (2) under construction. Mr. March explained that the City of Blaine had no specific requirements other than a Conditional Use Permit, which surprised him due to the size of the city. Mr. March stated that the City of Hugo requires a minimum of a two (2) acre parcel for a mini-storage facility, it must be used for “dead storage” only, and limits the operation of a commercial business out of the building. In addition, requires a Conditional Use Permit, no storage of flammable materials (state law), no exterior storage, all doors and units facing inward away from streets and property lines, and only one (1) entrance and exit for the general public. Mr. March stated that the City may require items in regards to security cameras, rod iron fencing, masonry fencing and pillars with rod iron in between. The City may site security reasons such as the number of valuables stored in facilities of this type along with emergency personnel considerations. Commissioner DeVine questioned whether a requirement could be placed on a mini- storage facility that would require an on site manager at all times. Mr. March stated that the City could require a business office and an on site manager during regular business hours. Mr. March stated that floor drains would be a requirement if the storage facility were indoors. Mr. March stated the builder he had spoken to, explained that the facility would have a large overhead door by which the customer would drive in and the door would close behind them. The interior would be heated and the customer would unload their storage items onto a dolly similar to that of Home Depot. The dolly would then be moved, by the customer, to a freight/cargo elevator or directly to their storage unit. The exterior of the building would appear to be a decorative block warehouse with heated storage. Mr. March stated that a sprinkler system would be a requirement for the interior of the building. Mr. March stated that a number of cities have not adopted the more restrictive fire code similar to the City. Commissioner Brainard requested that Staff research just how restrictive the City could be with regards to its requirements. Discussion ensued on placing a requirement similar to that contained in an Adult Oriented Establishments ordinance with respect to businesses operating within a set distance of each other. Mr. March stated that if the requirements were so restrictive that it had to have items that were unreasonable and no regular business would comply with due to it being cost prohibitive, it too could be challenged. Mr. March stated that other communities, such as Shoreview, have pretty strict requirements. Mr. March stated that the City of Circle Pines allows mini-storages under a Conditional Use Permit. Mr. March stated that currently the City does not have Conditional Use Page 2 of 4 February 13, 2001 Planning and Zoning Workshop Meeting Minutes Permits contained in the Zoning Ordinance. Mr. March stated that he would contact Attorney Hoeft in regards to the proper procedure for amending the current ordinance in regards to mini-storage with Conditional Use Permits. Commission Member DeVine questioned the difference between Conditional and Special Use Permits. Mr. March stated that basically they are similar. Commissioner DeVine questioned whether the City allowed Special Use Permits. Mr. March also stated that Special Use Permits were allowed under the old zoning ordinance under “Uses Allowed and Uses Allowed with Special Use Permits”. Mr. Hoeft suggested having just “Allowed Uses” and if it were not an “Allowed Use”, the ordinance would need to be amended. Mr. March felt that this was the first example that would have to be allowed that is currently not allowed in the zoning district, and how is same obtained with special restrictions. Mr. March stated that the City of White Bear Lake’s ordinance contained language regarding mini-storages being allowed in conjunction with buildings for lease/office warehouse. Mr. March stated that this may be an avenue in securing additional business or warehouse space while increasing the market value of the property. Commissioner DeVine stated that it was not the Commission’s intent to make it so restrictive that mini- storages would not be a viable option for the community, but could make fair restrictions for facilities of this nature. Mr. March stated that other possibilities could be; no outdoor storage, on site manager, on site sanitary facilities open to the public or ratio for office space comparative to building size. Commissioner DeVine questioned Mr. March in regards to the language contained in Ordinance #4 regarding exterior, masonry, building products. Mr. March stated that he lacked the possession of the current ordinance at this time. Commissioner DeVine stated that construction of the facility would have to comply with the current ordinance. Mr. March stated that the City would probably desire security cameras at the building and office. Discussion ensued in regards to fencing and requirements for same. Commissioner DeVine questioned whether the City would rather have a building similar to that mentioned earlier with an overhead door and business being conducted within the interior of the building. Discussion ensued regarding the different types of buildings the City could require. Commissioner DeVine stated that several items needed to be determined; fencing around the structure, the size of the building that would be required or allowed, the amount of units per building and the required parcel size for the site. Commissioner Sheppard requested the lot dimensions of the proposed site the facility is to be built on. Mr. March stated that he believed the purchase agreement contained language that included the purchase of four (4) acres. Consensus was to begin the proposed requirement discussion starting from the exterior of the building going in. Chair Hanson stated that consensus was that an eight (8) foot, masonry column, rod iron, fence be placed around the perimeter of the facility. Discussion ensued in regards to entrance, exits, sliding gate, etc. Consensus was one (1) entrance/exit or a combination of one (1) entrance/exit, security cameras for monitoring the office and interior of the facility, and require an on site manager during regular/normal business hours. Mr. March stated that he would discuss the definition of regular/normal business hours with Mr. Hoeft. Mr. March suggested the addition of language pertaining to the valuation per square foot of the building must conform to the average valuation per square foot of the existing buildings in the Industrial park. Mr. Page 3 of 4 February 13, 2001 Planning and Zoning Workshop Meeting Minutes March stated that this information could be obtained from the Anoka County Assessor’s office. Commissioner DeVine questioned whether Mr. March could create an amendment to the current Ordinance #4 with the above stated information and have it available for the next meeting. Discussion ensued regarding one (1) large building containing storage inside or smaller, individual units. Mr. March felt that this could be discussed subsequent to receiving the site plan. Mr. March suggested and consensus was to require a standard, commercial grade, overhead, waranteed, garage style door, warranted door for individual units to deter unappealing appearance in several years. If door replacement is needed, similar style, color and grade will be used. If this is unobtainable, all doors will be replaced. Discussion ensued regarding rooflines, pitches and breaking of same. Consensus was that the building(s) were to be constructed of a maintenance free exterior. Additional discussion ensued regarding parcel size for facilities housing mini-storage and limiting the amount of facilities located within a certain distance from each other. Mr. March stated that it would either have to be zoned by parcel size or something similar to the language commonly used for Adult Oriented Establishments. Mr. March stated that he would discuss this issue with Mr. Hoeft. Mr. March felt that he had enough information to draft an amendment to Ordinance #4 and have Mr. Hoeft review it prior to the Commission’s next regularly scheduled meeting. II. ADJOURNMENT Motion by Commission Member DeVine, seconded by Commission Member Sheppard to adjourn the February 13, 2001 Planning and Zoning Commission Workshop adjourned at (XX:XX) p.m. All in favor. Motion carried unanimously. Transcribed by: Teresa Bender, Clerk/Treasurer Page 4 of 4