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2017.05.08 PC Meeting Packet Crystal, Minnesota 55422-1696 Crystal Planning Commission Agenda Summary Monday, May 8, 2017 7 p.m. Crystal City Hall Council Chambers 1. Call to Order 2. Approval of Minutes* a. Monday, April 10, 2017 meeting minutes 3. Public Hearings - None 4. Old Business* a. Recommendation for a conditional use permit for Randy Bickmann for outdoor storage at 5425 Lakeland Avenue North (Application Number 2017-05) b. Recommendation for a conditional use permit for Randy Bickmann for a vehicle impound lot at 5425-5431 Lakeland Avenue North (Application Number 2017-05) 5. New Business - None 6. General Information a. City Council actions on previous Planning Commission item: Variance for detached garage at 5809 Rhode Island Avenue North; easement vacation for Gardendale Subdivision b. Update from Council liaison c. Staff preview of likely agenda items for Monday, June 12, 2017 meeting 7. Open Forum 8. Adjournment * Items for which supporting materials are included in the meeting packet Page 1 of 2 CRYSTAL PLANNING COMMISSION DETAILED AGENDA Monday, May 8, 2017 at 7:00 p.m. Council Chambers, Crystal City Hall Commissioners, please call 763.531.1142 or email dan.olson@crystalmn.gov if unable to attend * Items for which supporting materials are included in the meeting packet 1. CALL TO ORDER The regular meeting of the Crystal Planning Commission convened at ______ p.m. with the following members present: Commissioner (Ward 1) Commissioner (Ward 2) Commissioner (Ward 4) Sears Selton Einfeldt-Brown \[Secretary\] Commissioner (Ward 1) Commissioner (Ward 3) Commissioner (Ward 4) Heigel VonRueden Johnson \[Chair\] Commissioner (Ward 2) Commissioner (Ward 3) Commissioner (At-Large) Strand Buck \[Vice Chair\] Daly 2. APPROVAL OF MINUTES * Moved by _______________ and seconded by _______________ to approve the minutes of the April 10, 2017 regular meeting with the following exceptions: Motion carried. 3. PUBLIC HEARINGS - None 4. OLD BUSINESS* a. Recommendation for a conditional use permit for Randy Bickmann for outdoor storage at 5425 Lakeland Avenue North (Application Number 2017-05) Staff presented the following: Page 2 of 2 Planning Commission discussion: Moved by _______________ and seconded by _______________ to recommend ______ to the City Council of the conditional use permit for outdoor storage. Motion carried. b. Recommendation for a conditional use permit for Randy Bickmann for a vehicle impound lot at 5425-5431 Lakeland Avenue North (Application Number 2017-05) Staff presented the following: Planning Commission discussion: Moved by _______________ and seconded by _______________ to recommend ______ to the City Council of the conditional use permit for a vehicle impound lot. Motion carried. 5. NEW BUSINESS 6. GENERAL INFORMATION a. City Council actions on previous Planning Commission items: Variance for detached garage at 5809 Rhode Island Avenue North; easement vacation for Gardendale Subdivision b. Update from Council Liaison c. Staff preview of likely agenda items for Monday, June 12, 2017 meeting 7. OPEN FORUM 8. ADJOURNMENT Moved by _____ and seconded by ______ to adjourn. Motion carried. The meeting adjourned at ______ p.m. Unapproved Planning Commission Minutes April 10, 2017 CRYSTALPLANNING COMMISSION MINUTES Monday, April 10, 2017 at 7:00 p.m. Council Chambers, Crystal City Hall 1. CALL TO ORDER The regular meeting of the Crystal Planning Commission convened at 7 p.m. with the following members present: X Commissioner (Ward 1) X Commissioner (Ward 2) X Commissioner (Ward 4) Sears Selton Einfeldt-Brown \[Secretary\] X Commissioner (Ward 1) X Commissioner (Ward 4) Commissioner (Ward 3) Heigel Johnson \[Chair\] VonRueden X Commissioner (Ward 2) X Commissioner (Ward 3) X Commissioner (At- Strand Buck \[Vice Chair\] Large) Daly Other attendees: City Planner Dan Olson, City Council Liaison John Budziszewski (arrived at 7:45), Adam Hardy, Randy Bickmann, Joe Noonan, Joe Buck and Steve Schmit 2. APPROVAL OF MINUTES Moved by Selton and seconded by Heigel to approve the minutes of the February 13, 2017 regular meeting. All ayes. Motion carried. 3. PUBLIC HEARINGS a. Conditional use permit request from Randy Bickmann for outdoor storage and a vehicle impound lot at 5425-5431 Lakeland Avenue North (Application Number 2017-05) Planner Olson presented a summary of the staff report, and stated that he is recommending approval of the conditional use permit with the conditions in the staff report. Commissioner Heigel said that he is not in favor of this request. The use of the property for an impound lot is not the highest and best use of this property, and if the LRT is approved, rail passengers would have a negative view of Crystal when they see impound lots. Planner Olson stated gave a brief history of the adoption of the ordinance and said that the City Council wanted these uses in a few select areas of the city, but they did want to accommodate them. Steve Schmit, Schmit Towing provided information about how their business operates and where the vehicles come from. Unapproved Planning Commission Minutes April 10, 2017 Joe Noonan, Crystal property owner, said that he is opposed to the impound lot.They have negative impacts on property values and are basically junkyards. Since the city has recently improved Hanson Court, it makes no sense that the city would allow impound lots to locate on that street. Impound lots also create environmental hazards fluids could seep into the groundwater. Joe Buck, Schmit Towing, provided more information about the compa to preventing negative environmental impacts. Randy Bickmann provided information about the lease with his tenants. Motion by Commissioner Strand, seconded by Commissioner Sears to recommend approval of the CUP, subject to the conditions in the staff report. Ayes: Strand, Sears and Buck. Nays: Heigel, Selton, Einfeldt-Brown, Johnson, and Daly. Motion failed. Commission members asked staff if that is all that is needed for the recommendation to the City Council. Planner Olson said no, that they needed to have another motion to recommend denial or tabling the CUP. Olson provided options for different motions they could make on this item. There was discussion about what kinds of information staff might research if the Commission voted to table the CUP. With no one else from the public wishing to speak, Chair Johnson closed the hearing. Motion by Commissioner Selton, seconded by Commissioner Heigel to table the CUP request until the May 8 meeting so that staff could separate the two conditional uses into two different staff reports. By doing this the Commission believed it could better understand the impact each use would have. Ayes: Selton, Heigel, Einfeldt-Brown, Daly, Johnson. Nays: Sears, Strand and Buck. Motion carried. b. Variance request from Adam Hardy for a detached garage at 5809 Rhode Island Avenue North (Application Number 2017-06) Planner Olson presented a summary of the staff report and stated that staff is recommending approval of the variance request. Commissioner Heigel asked how the driveway access from the driveway to the garage would work. Adam Hardy explained how vehicles would enter and exit the garage. With no one from the public wishing to speak, Chair Johnson closed the hearing Moved by Commissioner Einfeldt-Brown and seconded by Commissioner Daly to recommend approval of the variance for Adam Hardy. Ayes: All. Motion carried. 4. OLD BUSINESS - None 5. NEW BUSINESS a. Discuss update to regulations for zoning, subdivision, and signs (Application Number 2017-07) Unapproved Planning Commission Minutes April 10, 2017 Planner Olson provided an update on the status of the code updates. The Commission is being asked to hold two work sessions one in May and the other in June - to review the draft ordinances. The Commission selected May 16, 2017 as the first work session date. The regular Commission meeting would still be held on May 8. 6. GENERAL INFORMATION a. City Council actions on previous Planning Commission items: Planner Olson reported that the zoning code text amendment for impound lots was withdrawn by the applicant after the February Planning Commission meeting. The CUP for Cornerstone Church was approved by the City Council, but the Council did remove some of the conditions that they felt were more informational in nature. b. Update from Council Liaison - Council Liaison Budziszewski reported on the following: vacant lots from Hennepin County, and they recently approved the sale of 4724 Lakeland Avenue North There are two new citizen additions to LRT committees Metro Transit, city staff and city council have been meeting with residents to discuss the screening plan for the LRT Engineering is underway for the phase 16 street reconstruction project c. Staff preview of likely agenda items for Monday, May 8, 2017 meeting Planner Olson reported that he has not received any new applications for the May meeting, but that the deadline to apply is not until tomorrow. The CUP tabled at s meeting is on the May 8 agenda. 7. OPEN FORUM Commissioner Einfeldt-Brown asked staff if there are any updates about the former Thriftway grocery store site. Planner Olson stated that he does not have any updates on the progress of the building renovation. 8. ADJOURNMENT Moved by Commissioner Sears and seconded by Commissioner Daly to adjourn. All ayes. Motion carried. The meeting adjourned at 9:40 p.m. MEMORANDUM DATE: May 3, 2017 TO: Planning Commission (May 8 meeting) FROM: Dan Olson, City Planner SUBJECT: Recommendation for a conditional use permit to allow outdoor storage at 5425 Lakeland Avenue (Application Number 2017- 05) A. BACKGROUND Randy Bickmann of Minnesota Grinding, 5400 Douglas Drive North, is proposing a conditional use permit (CUP) to allow outdoor storage at property he owns at 5425 Lakeland Avenue North. The property is zoned Light Industrial (I-1) and outdoor storage is a conditional use within that district. Notice of the April 10 public hearing was published in the Sun Post on March 30 and mailed to owners within 350 feet (see attachment B). At the April 10, 2017 Planning Commission meeting the Commission tabled this CUP request after the public hearing was closed so it could be reviewed separately from the other CUP request from this applicant (see agenda item 4b). Attachments: A. Site location map B. Map showing public hearing notification area for both conditional uses C. Zoning map D. 2030 Land Use map from Comprehensive Plan E. Photos of existing property F. Project narrative G. Site Plan (7 sheets) for both conditional uses B.PROPOSED CONDITIONAL USE General Information The property at 5425 Lakeland is 43,432 SF in size. The following are the existing zoning districts and land uses surrounding this property: North: The property is zoned Light Industrial (I-1) location of office building East BNSF rail tracks and proposed future location of the Blue Line extension of the light rail line; east of the rail line are properties zoned C-2 West Property is zoned I-1 (location of Minnesota Grinding offices) South Property is zoned I-1 (location of Minnesota Grinding offices) 5425 LAKELAND AVENUE NORTH - CONDITIONAL USE PERMIT PAGE 1 OF 4 Proposed conditional use The applicant is leasing space to New Look Concrete who would like a CUP for outdoor storage. s request staff allowed this use on the property pending approval of a CUP. Outdoor storage at 5425 Lakeland Avenue North New Look Concrete is leasing space from Minnesota Grinding within the existing 4,560 square foot building. New Look is a company specializing in installing products such as concrete and granite, and they are proposing an outdoor storage area that is 2,380 SF in size on the north side of the building. The items stored in this area are smaller trailers (see attachment E). No parking spaces will be lost as a result of the new outdoor storage area. The following are the criteria in city code section 515.53, Subd. 4 for approval of outdoor storage criteria. a) The storage area is hard surfaced and clearly designated on the site as being limited to the specific, approved area. Findings: The storage area will comply because the applicant is proposing a hard surface. b) The storage area does not exceed 60% of the gross floor area of the building, 40% of the area of the property, or 20,000 square feet, whichever is less. Findings: New Look is proposing a 2,380 SF outdoor storage area. The maximum size of the area is calculated as follows: Gross floor area of the building: 4,560 SF x 60% = 2,736 SF Property area: 43,337 SF x 40% = 17,335 SF Since the lowest calculation is 2,736 SF, that is the maximum size of the outdoor sales area. The proposed 2,380 SF outdoor storage area would comply. c) The items to be stored outdoors are typically found outdoors and are constructed of materials appropriate for outdoor weather conditions. Findings: The materials that New Look proposes to store outdoors are hardy enough to withstand outdoor weather conditions. d) The city council finds that there will be adequate screening and buffering between the establishment and adjacent uses. Findings: The outdoor trailers will be screened from view from Douglas Drive and Hanson Court by the Minnesota Grinding buildings. 5425 LAKELAND AVENUE NORTH - CONDITIONAL USE PERMIT PAGE 2 OF 4 Notable Site Plan Elements - The following is a description of notable site plan elements: 1) Stormwater management. Stormwater management will be provided by a new on-site infiltration basin that will connect with existing storm sewer pipes. The basin is located to the south of the proposed outdoor storage. The city engineer has reviewed the plans and confirmed that the basin complies with city code rain event requirements. Since the infiltration basin is located on private property, its maintenance will be the responsibility of the property owner. In the event that the City Council denies the CUP for the vehicle impound lot (item 4b on the May 8, 2017 Planning Commission agenda), the applicant may submit a revised site plan to pave only the outdoor storage area, but the infiltration basin must be constructed to provide stormwater management for a large impervious area. 2) Landscaping. Since the applicant is not requesting Site and Building Plan Review, the applicant is not required to add additional landscaping. However new turf will be added to the properties (see attachment G) to meet with impervious surface. 3) Exterior lighting. The applicant is not proposing to add exterior lighting to the properties. 4) Cross-access agreement. The property at 5425 Lakeland is landlocked and does not have access to a public street. Instead it is accessed through 5400 Douglas Drive, which is also owned by the applicant. As a condition of approval for the outdoor storage, staff recommends that the applicant submit a copy of a signed agreement that provides access to 5425 Lakeland for traffic, parking, and stormwater management. C.REQUESTED ACTION The Planning Commission is being asked to make a recommendation to the City Council to either deny or approve the CUP for Randy Bickmann to allow outdoor storage at property he owns at 5425 Lakeland Avenue North. The Commission may reference the findings in Section B, above. Staff recommends approval of the conditional use permit, subject to the following conditions of approval: 1. The outdoor storage area shall be paved according to the site plan in attachment G. Prior to disturbing the site for the new impervious surface, the applicant shall: a. Submit an erosion control plan to the Shingle Creek Watershed Management Commission for their review and approval. b. Sign a site improvement agreement with the city to guarantee completion of the installation of the new impervious surface and stormwater infiltration basin. 5425 LAKELAND AVENUE NORTH - CONDITIONAL USE PERMIT PAGE 3 OF 4 c. Provide a copy of a signed agreement for traffic access, parking, and stormwater management between 5400 Douglas Drive and 5246 Hanson Court (formerly the combined properties at 5425-5431 Lakeland Avenue North). 2. If the City Council denies the CUP for the vehicle impound lot, the applicant may submit a revised site plan (attachment G) to show paving of the outdoor storage area and the construction of the stormwater infiltration basin. City Council action is anticipated on May 16, 2017. 5425 LAKELAND AVENUE NORTH - CONDITIONAL USE PERMIT PAGE 4 OF 4 BuubdinfouB BuubdinfouC BuubdinfouD BuubdinfouE BuubdinfouG 5425 Lakeland Avenue, Crystal, MN I. PROJECT INTRODUCTION NARRATIVE A. EXISTING CONDITIONS The property has been utilized for many years as a vehicle storage area for buses and towing operators. The existing north portion of the lot is gravel surfaced. The south portion of the lot has a building and portions of the lot is utilized for outdoor material storage, which is utilized by the business tenant in the building. The property is surrounded by chain link fencing and fencing with gates dividing the existing property uses. Train tracks boarder along the east side and high density apartments are located north of the property. Both are currently screened with vegetation that has been established along the property lines. This screening is proposed to remain undisturbed with these improvements. Existing property west and south of this location are utilized by businesses in commercial and industrial manufacturing. B. SCOPE The proposed improvements include reconstruct the existing parking areas with pavement surfacing and provide storm water management on property located at 5425 and 5431 Lakeland Avenue. Proposed improvements will create green space and storm water infiltration areas to meet the City requirements for the proposed site conditions and intended use. C. STORMWATER MANAGEMENT The proposed storm water facilities include grass filtration and infiltration areas, water quality treatment and volume control measures. Excess flows are routed into the city storm system thru an outlet pipe or overland across existing vegetation then into the City storm system. D. PROPOSED USE The area located north of the existing building is where outdoor storage is proposed. The storage mainly consists of enclosed trailers which are utilized by the business tenant as they conduct their business activities around the metro area and Minnesota region. It is anticipated that up to 7 trailers could be stored at this location for short durations between projects and while loading in preparation for upcoming projects. Screening will utilize the existing vegetation that currently screens the property and remain undisturbed during the site improvements. BuubdinfouH MEMORANDUM DATE: May 3, 2017 TO: Planning Commission (May 8 meeting) FROM: Dan Olson, City Planner SUBJECT: Recommendation for a conditional use permit to allow a vehicle impound lot at 5425-5431 Lakeland Avenue (Application Number 2017- 05) A. BACKGROUND Randy Bickmann of Minnesota Grinding, 5400 Douglas Drive North, is proposing a conditional use permit (CUP) to allow a vehicle impound lot at properties he owns at 5425-5431 Lakeland Avenue North. The properties are zoned Light Industrial (I-1) and an impound lot is a conditional use within that district. Notice of the April 10 public hearing was published in the Sun Post on March 30 and mailed to owners within 350 feet (see attachment B). At the April 10, 2017 Planning Commission meeting the Commission tabled this CUP request after the public hearing was closed so it could be reviewed separately from the other CUP request from this applicant (see agenda item 4a). Attachments: A. Site location map B. Map showing public hearing notification area for both conditional uses C. Zoning map D. 2030 Land Use map from Comprehensive Plan E. Photos of existing property F. Project narrative G. Site Plan (7 sheets) for both conditional uses B.PROPOSED CONDITIONAL USE General Information The property at 5425 Lakeland is 43,432 SF in size and the property at 5431 Lakeland is 12,033 in size. The size of the combined lot at 5425-5431 Lakeland is 55,465 SF. The following are the existing zoning districts and land uses surrounding these properties: North: The property is zoned Light Industrial (I-1) location of office building East BNSF rail tracks and proposed future location of the Blue Line extension of the light rail line; east of the rail line are properties zoned C-2 5425-5431 LAKELAND AVENUE NORTH - CONDITIONAL USE PERMIT PAGE 1 OF 5 West Property is zoned I-1 (location of Minnesota Grinding offices) SouthProperty is zoned I-1(location ofMinnesota Grinding offices) Proposed conditional use The applicant is leasing space to Schmit Towing for a vehicle impound lot. At the s request staff allowed this use on the property pending approval of a CUP. Schmit Towing also has an impound lot in Fridley, in operation for some four years. At the April 10, 2017 Planning Commission meeting, some commission members s operations with the city of police staff at the city, and they responded by saying that there have not been any negative issues associated with Schmit in the city. The only exception to this was when Schmit first opened their impound lot they parked towed vehicles on the public street. However when staff notified them that this was not allowed, Schmit immediately ceased parking vehicles on the street and there have been no additional code enforcement issues. Vehicle impound lot at 5425-5431 Lakeland Avenue North The following are the criteria in city code section 515.53, Subd. 4 for approval of vehicle impound lots a). This conditional use permit allows for the storage of impounded vehicles, including not only impounded motor vehicles but also impounded recreational vehicles and equipment, but not including parking or storage of vehicles or equipment for other, non-impound purposes such as seasonal storage; and Findings: The applicant is in agreement with these impound lot restrictions. b) The impound lot is located on a property that abuts the right of way of an active freight railroad; and Findings: The impound lot is adjacent to a right-of-way for an active freight railroad. c) The impound lot is located on a property that does not abut the right of way of any collector or arterial street or any frontage road adjacent to a collector or arterial street; and Findings: The properties at 5425-5431 Lakeland Avenues North do not abut the right-of-way of a collector or arterial street or a frontage road adjacent to a collector or arterial street. 5425-5431 LAKELAND AVENUE NORTH - CONDITIONAL USE PERMIT PAGE 2 OF 5 d) The impound lot is located on a property that does not abut any property zoned residential; and Findings: The impound lot does not abut property zoned residential. e) The impound lot is located on a property with an area of at least 1 acre; and Findings: The property at 5431 Lakeland, where the majority of the impound lot is to be located, is only 12,033 in size (0.3 acres). Therefore the applicant will be required to combine the properties at 5425 and 5431 Lakeland into one property of 55,465 SF (1.3 acres). The West Metro Fire Rescue District has requested the properties have a Hanson Court address to make locating the properties more intuitive. Therefore the combined property will be addressed as 5246 Hanson Court North. f) The portion of the property occupied by the impound lot does not exceed 1 acre; and Findings: The impound lot is 25,540 SF (0.58 acres) in size. g) The portion of the property occupied by the impound lot is fully screened from adjacent property and public streets to the satisfaction of the City Council; and Findings: There is an existing chain link fence installed around the impound lot. A condition of approval is that the applicant will add slats for screening to this fence, unless the City Council finds that such screening is unnecessary. h) Vehicles shall only be parked on a designated hard surfaced area approved by the City Council; and Findings: As shown on the site plan (attachment G), the applicant will pave the impound lot. The applicant must receive approval from the Shingle Creek Watershed Management Commission of an erosion control plan related to this project. i) Vehicles shall not be parked or stored on any non-hard-surfaced or landscape areas on the property, nor on any adjacent property or public right-of-way; and Findings: The applicant is in agreement with these impound lot restrictions. 5425-5431 LAKELAND AVENUE NORTH - CONDITIONAL USE PERMIT PAGE 3 OF 5 j) The City Council determines that all applicable requirements of Subsection 515.05, Subdivision 3 a) and Section 520 are considered and satisfactorily met. Section 515.05: 1) Consistency of the proposed use with the comprehensive plan; 2) Characteristics of the subject property as they relate to the proposed use; and 3) impact of the proposed use on the surrounding area. Section 520 contains the requirements for a site plan. Findings: 1) The 2030 Comprehensive Plan land use designation for these properties Industrial storage and some automobile-. The proposed uses are consistent with this designation; 2) The properties and existing building are designed for an industrial use, and the properties will continue to exhibit these characteristics; 3) The properties have been used for an industrial use for many years, and will continue to be compatible with the surrounding area. Since the applicant is not proposing to make any alterations to the building footprint, the requirements of Section 520 of the Zoning Code, Site and Building Plan Review, are not applicable to this application. Notable Site Plan Elements The following is a description of notable site plan elements: 1) Stormwater management. Stormwater management will be provided by a new on-site infiltration basin that will connect with existing storm sewer pipes. The basin is located to the south of the proposed outdoor storage and impound lot. The city engineer has reviewed the plans and confirmed that the basin complies with city code rain event requirements. Since the infiltration basin is located on private property, its maintenance will be the responsibility of the property owner. At the April 10, 2017 Planning Commission meeting some commission members expressed concern about vehicle fluids entering the infiltration basin. Staff inquired of both the Shingle Creek Watershed Management Commission and Bassett Creek Watershed Management Commission for their thoughts on this situation. Watershed staff responded to say that some fluid leakage is expected with any use involving parking or storage of vehicles and that no special requirements to address this issue would be needed. The City of Fridley has not had any issues with leaking fluids for the Schmit Towing location in that community. 2) Landscaping. Since the applicant is not requesting Site and Building Plan Review, the applicant is not required to add additional landscaping. However new turf will be added to the properties (see attachment G) to meet with impervious surface. 3) Exterior lighting. The applicant is not proposing to add exterior lighting to the properties. 5425-5431 LAKELAND AVENUE NORTH - CONDITIONAL USE PERMIT PAGE 4 OF 5 4) Cross-access agreement. The properties at 5425-5431 Lakeland are landlocked and do not have access to a public street. Instead they are accessed through 5400 Douglas Drive, which is also owned by the applicant. As a condition of approval for the outdoor storage and impound lot, staff recommends a condition that the applicant submit a copy of a signed agreement that provides access to 5425-5431 Lakeland for traffic, parking, and stormwater management. C.REQUESTED ACTION The Planning Commission is being asked to make a recommendation to the City Council to either deny or approve the CUP for Randy Bickmann to allow a vehicle impound lot at properties he owns at 5425-5431 Lakeland Avenue North. The Commission may reference the findings in Section B, above. Staff recommends approval of the conditional use permit, subject to the following conditions of approval: 1. The vehicle impound lot shall be paved according to the site plan in attachment G. Prior to disturbing the site for the new impervious surface, the applicant shall: a. Submit an erosion control plan to the Shingle Creek Watershed Management Commission for their review and approval. b. Sign a site improvement agreement with the city to guarantee completion of the installation of the new impervious surface and stormwater infiltration basin. c. Combine the property identification numbers (PID) for 5425 and 5431 Lakeland Avenues North, using 5246 Hanson Court North as the address for the combined properties. d. Provide a copy of a signed agreement for traffic access, parking, and stormwater management between 5400 Douglas Drive and 5246 Hanson Court (formerly the combined properties at 5425-5431 Lakeland Avenue). 2. Applicant shall add screening slats to the existing chain link fence around the vehicle impound lot. City Council action is anticipated on May 16, 2017. 5425-5431 LAKELAND AVENUE NORTH - CONDITIONAL USE PERMIT PAGE 5 OF 5 BuubdinfouB BuubdinfouC BuubdinfouD BuubdinfouE BuubdinfouF BuubdinfouG 5425 and 5431 Lakeland Avenue, Crystal, MN I. PROJECT INTRODUCTION NARRATIVE A. EXISTING CONDITIONS The property has been utilized for many years as a vehicle storage area for buses and towing operators. The existing north portion of the lot is gravel surfaced. The south portion of the lot has a building and portions of the lot is utilized for outdoor material storage, which is utilized by the business tenant in the building. The property is surrounded by chain link fencing and fencing with gates dividing the existing property uses. Train tracks boarder along the east side and high density apartments are located north of the property. Both are currently screened with vegetation that has been established along the property lines. This screening is proposed to remain undisturbed with these improvements. Existing property west and south of this location are utilized by businesses in commercial and industrial manufacturing. B. SCOPE The proposed improvements include reconstruct the existing parking areas with pavement surfacing and provide storm water management on property located at 5425 and 5431 Lakeland Avenue. Proposed improvements will create green space and storm water infiltration areas to meet the City requirements for the proposed site conditions and intended use. C. STORMWATER MANAGEMENT The proposed storm water facilities include grass filtration and infiltration areas, water quality treatment and volume control measures. Excess flows are routed into the city storm system thru an outlet pipe or overland across existing vegetation then into the City storm system. D. PROPOSED USE The impound lot is proposed to occupy the existing north fenced area. The lot would be operated similar to other impound lots in the area with hours of operation dependent on conditions that bring vehicles into the lot. No employees are proposed to be full time at the site. Only when vehicles are delivered or removed are employees anticipated to be on-site. It is anticipated that approximately 130 vehicles could be stored at this location when the lot is full. BuubdinfouH