2018.09.10 PC Meeting Packet
-1696
Tel: (763) 531--
Crystal Planning Commission Agenda Summary
Monday, September 10, 2018
7 p.m.
Crystal City Hall
1. Call to Order
2. Approval of Minutes*
a. Monday, August 13, 2018 meeting minutes
3. Public Hearing*
a. Site plan review and variance request from Adams French Property LLC for a
new self-storage facility at 5702 West Broadway Avenue (Application Number
2018-08)
4. Old Business - None
5. New Business - None
6. General Information
a. City Council actions on previous Planning Commission items:
a. Subdivision request for Bass Lake Addition preliminary plat
b. Subdivision request for Cavanagh View Addition preliminary plat
c. Variance request for new single-family home at 5018 Vera Cruz
Avenue North
b. Update from Council liaison
c. Staff preview of likely agenda items for Monday, October 8, 2018 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, September 10, 2018 at 7:00 p.m.
Council Chambers, Crystal City Hall
Commissioners, please call 763.531.1143 or
email jason.zimmermann@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 Maristany 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 August 13, 2018 regular meeting with the following exceptions:
Motion carried.
3. PUBLIC HEARING*
a. Site plan review and variance request from Adams French Property LLC for a new self-
storage facility at 5702 West Broadway Avenue (Application Number 2018-08)
Staff presented the following:
The following were heard:
Page 2 of 2
Planning Commission discussion:
Moved by _______________ and seconded by _______________ to recommend ______ to
the City Council of the site plan review and variance application for the self-storage facility at
5702 West Broadway Avenue.
4. OLD BUSINESS - None
5. NEW BUSINESS - None
6. GENERAL INFORMATION
a. City Council actions on previous Planning Commission items:
a. Subdivision request for Bass Lake Addition preliminary plat
b. Subdivision request for Cavanagh View Addition preliminary plat
c. Variance request for new single-family home at 5018 Vera Cruz Avenue North
b. Update from Council Liaison
c. Staff preview of likely agenda items for Monday, October 8, 2018 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 August 13, 2018
CRYSTAL PLANNING COMMISSION
MINUTES
Monday, August 13, 2018 at 7:00 p.m.
Crystal Community Center Crystal A
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 2) X Commissioner (Ward 4)
Commissioner (Ward 1)
Selton Einfeldt-Brown \[Secretary\]
Sears
X Commissioner (Ward 1) X Commissioner (Ward 3) X Commissioner (Ward 4)
Heigel Maristany Johnson \[Chair\]
X Commissioner (Ward 3) X Commissioner (At-Large)
Commissioner (Ward 2)
Buck \[Vice Chair\] Daly
Strand
Other attendees: City Planner Dan Olson and City Council Liaison John Budziszewski
2. APPROVAL OF MINUTES
Moved by Buck and seconded by Selton to approve the minutes of the June 11, 2018 regular
meeting,
Ayes all, except that Heigel abstained.
Motion carried.
3. PUBLIC HEARINGS
a. Subdivision request from the City of Crystal for the Bass Lake Addition preliminary plat
(Application Number 2018-10)
Planner Olson presented a summary of the staff report and indicated that staff is
recommending approval of the preliminary plat.
Commission member Heigel asked where the driveways will go. Olson stated that the exact
location is being worked out, but there is room for the curb cuts, especially with the additional
right-of-way being dedicated for Welcome Avenue.
Commission member Maristany asked if additional variances will be requested. Olson stated
he did not expect any.
Chair Johnson opened the public hearing. With no one from the public wishing to speak,
Johnson closed the hearing.
Moved by Einfeldt-Brown and seconded by Daly to recommend approval of the Bass Lake
Addition preliminary plat. Ayes all.
Motion carried.
Unapproved Planning Commission Minutes August 13, 2018
b. Subdivision request from the City of Crystal for the Cavanagh View Addition preliminary plat
(Application Number 2018-11)
Planner Olson presented a summary of the staff report and indicated that staff is
recommending approval of the preliminary plat.
Commission member Maristany asked why the pa
instead of three seems to be only enough space for two lots. Olson stated that staff believes
there is enough room for three lots and the configuration of the lot is the reason for the
variance on lot 3 (5018 Vera Cruz).
Commission member Heigel asked if lot 3 could be built upon without an approved variance.
Olson stated that it could be built upon without the setback variances, but it would not be
optimally located. The plat would have to be adjusted without the lot depth variance. However
the north lot line depth will not change if the lot depth variance was denied.
Commission member Einfeldt-Brown asked if there will be issues to install utilities. Olson
stated that he was not aware of any issues.
Chair Johnson asked if this lot was left over from a reconstruction of Highway 81. Olson said
no.
Chair Johnson opened the public hearing. With no one from the public wishing to speak,
Johnson closed the hearing.
Moved by Einfeldt-Brown and seconded by Daly to recommend approval of the Cavangh View
Addition preliminary plat. Ayes: Johnson, Buck, Heigel, Daly, Selton, and Einfeldt-Brown.
Nay: Maristany
Motion carried.
c. Variance request from the City of Crystal for a new single-family home at 5018 Vera Cruz
Avenue North (Application Number 2018 -12)
Planner Olson presented a summary of the staff report and indicated that staff is
recommending approval of the variance.
Commission member Maristany stated she feels its bad precedence to approve variances for
new construction. It will encourage other builders to do the same.
Chair Johnson opened the public hearing. With no one from the public wishing to speak,
Johnson closed the hearing.
Moved by Daly and seconded by Buck to recommend approval of the variance for a new
single-family home at 5018 Vera Cruz Avenue North. Ayes: Johnson, Buck, Heigel, Daly,
Selton, and Einfeldt-Brown. Nay: Maristany
Motion carried.
4. OLD BUSINESS - None
5. NEW BUSINESS - None
6. GENERAL INFORMATION
a. City Council actions on previous Planning Commission items:
Unapproved Planning Commission Minutes August 13, 2018
Planner Olson informed the Commission that the City Council approved the site plan for the
Taco Bell restaurant at 5547 West Broadway.
b. Update from Council Liaison:
City Council liaison Budziszewski stated that the Council is beginning to develop the next 2-
year budget process. There is also a primary election being held August 14, 2018.
c. Staff preview of likely agenda items for Monday, September 10, 2018 meeting.
Planner Olson indicated that he has received a site plan review and variance application for a
new self-storage facility at 5702 West Broadway.
7. OPEN FORUM
Commission member Maristany asked if the Commission could receive staff comments on the
adjacent Comprehensive Plans that we are asked to review. Olson stated that he will provide
those comments to the Commission.
Chair Johnson stated that he has not received a lot of feedback from Planning Commission
Deshler will meet to see how to proceed.
Commission member Buck asked for an update on the former Thriftway grocery store property.
Olson stated that the property has been sold to U-Haul for a new self-storage facility.
Commission member Heigel brought up three issues for discussion:
(1) -of-way, and wondered why that is. Olson stated he
will check with public works to see if they are issuing obstruction permits for those mailboxes.
(2) -bellied pigs in the city?
Council member Budziszewski provided what information he knew about current ordinances
relating to keeping animals in the city.
(3) Will the city approve a bike/scooter share program such as has been recently instituted in
Golden Valley? Heigel is seeing some of those Golden Valley bikes being left in Crystal.
Council member Budziszewski provided what information he knew about current Crystal
ordinances relating to bike and electric scooters, and what other cities are doing for this issue.
Commission member Einfeldt - Brown said that the Crystal Historical Society is now a 501 (c) (3),
which allows them to collect artifacts.
8. ADJOURNMENT
Moved by Buck and seconded by Daly to adjourn.
Motion carried.
The meeting adjourned at 8:01 p.m.
PLANNING COMMISSION STAFF REPORT
Site plan review and variance for self-
storage facility
_______________________________________________________________
FROM: Dan Olson, City Planner
____________________________________________________________________
TO: Planning Commission (for September 10 Meeting)
DATE: September 6, 2018
RE: PUBLIC HEARING – Site plan review and variance request from Adams
French Property LLC for a new self-storage facility at 5702 West
Broadway Avenue (Application Number 2018-08)
A. BACKGROUND
Adams French Property LLC is proposing to purchase the parcel at 5702 West Broadway
(formerly Herzing University) and build a self-storage facility on the 1.9 acre property. The
property is zoned Commercial and self-storage facilities are a permitted use within that zoning
district. However the city’s unified development code (UDC) requires site plan review and
approval for the improvements to the property, including a variance request to reduce the
number of required parking spaces. Notice of the September 10 public hearing was published
in the Sun Post on August 30 and mailed to owners within 500 feet (see attachment A). To
date staff has not received any comments on this proposal.
Attachments:
A. Site location map showing public hearing notification area
B. Existing zoning map
C. Photos of the property
D. Project narrative
E. Shadow study
F. Letter from Extra Space Storage
G. Drawing showing visibility of rooftop mechanical
H. Site plan (19 sheets)
B. SITE PLAN REVIEW
Existing use – The property and building are currently vacant since Herzing University
has moved their campus to St. Louis Park.
5702 WEST BROADWAY AVENUE – SITE PLAN REVIEW AND VARIANCE APPLICATION
PAGE 1 OF 7
Proposed use - The applicant is proposing to demolish the existing building and
construct a new self-storage facility on the property. The proposed four-story building
will have a footprint of approximately 34,000 square feet on each floor for a total of
128,382 square feet. This square footage includes a one-story 2, 700 square foot
storage facility attached to the back of the building.
The property consists of two platted lots.The applicant has submitted a lot consolidation
application that will replat these lots into one parcel. According to the UDC, a lot
consolidation application is approved by the City Council without the need for a public
hearing. The following are the notable site plan elements:
Building setbacks. The proposed building meets setback requirements in the
Commercial district. The following are the proposed building setbacks:
Front property line: 54’ (requirement is 30’)
South property line: 25’ (requirement is 10’)
North property line: 30’ (requirement is 10’)
Rear property line: 77’ (requirement is 10’)
Parking. The site plan shows 20 parking spaces to serve the proposed building.
The required number of spaces for this use are 42, which includes approval of a
10% administrative reduction in the number of required spaces as allowed in city
code section 520.15, Subd. 8. The applicant is requesting a variance to reduce the
number of required spaces (see section D, below). The perimeter of the parking lot
meets setbacks and the aisle and parking spaces meet the dimensional
requirements of the UDC.
Stormwater management and erosion control measures. There is an existing
stormwater infiltration basin on the property that will be removed as part of the
demolition of the building. This basin will be replaced by an underground
infiltration system of below grade corrugated pipe that will connect with existing
city-owned storm sewer pipes. The proposed system will address the drainage
needs of the entire developed site and reduce the flow rates from the site. The
proposed stormwater management plan has been reviewed by the city’s
consulting storm water engineer and found to be acceptable and in accordance
with Shingle Creek Watershed development requirements. During building
construction, the city will require erosion control techniques to be used on-site
including silt fences, inlet protection, and erosion control blankets.
Access and circulation. The city’s Public Works Director and the West Metro Fire
Rescue District staff have reviewed this traffic circulation plan and found it adequate
to meet vehicle movement into and within the site, including fire trucks.
Building elevations. The proposed major exterior building materials are painted
metal panels, with glass elements. These materials meet the city’s requirements.
A color rending of the proposed building is attachment H.
Landscaping. The landscape plan shows some existing trees preserved, and
“skyline honeylocust” as new trees to be planted on the property. The applicant
proposes to plant six varieties of shrubs.
Screening. The applicant is removing an existing dumpster enclosure on the
property that will not be replaced. Rooftop mechanical equipment will be set back
sufficiently from the roof edge so that it will not be visible from the street or adjacent
properties (attachment G).
5702 WEST BROADWAY AVENUE – SITE PLAN REVIEW AND VARIANCE APPLICATION
PAGE 2 OF 7
Exterior Lighting. Two existing light poles will be removed and four new poles will
be installed, in addition to lighting on the building exterior. This lighting meets the
city’s requirements.
Pedestrian connections. There is an existing sidewalk along West Broadway that
allows for pedestrian connections to the new building.
Signs – An existing freestanding sign facing West Broadway is to be removed and
not replaced. The applicant must receive sign permit approval before installing any
building signage.
C. SITE PLAN REVIEW CRITERIA
The following are the relevant criteria for approval of site plans in city code section
510.17.
1. The site plan fully complies with all applicable requirements of the UDC.
Findings:With the exception of the required number of parking spaces (see
variance request in section D, below), the proposed site plan meets UDC
requirements.
2. The site plan adequately protects residential uses from the potential adverse
effects of a non-residential use.
Findings:There are single-family homes located north of the subject
property. These homes have co-existed with the commercial use of this
property since 1972 when the existing commercial building was built. A six
foot high fence along the north property line was constructed in 2012 when
the parking lot was reconstructed. This fence assists in screening the
commercial use from the residential uses. There is also a large stand of
vegetation in many of the residential rear yards that serves to screen the
commercial use. Therefore the proposed use will be sufficiently screened
from the residential uses to the north.
The applicant has completed a shadow study (attachment E) that provides
a visual graphic showing the shadow of the proposed building upon the
residential neighborhood to the north at two different dates of the year -
June 20 and December 21 – and three different times of the day – 9AM,
Noon, and 3 PM. The study also compares the shadow effect for a 3-story
building to the proposed 4-story building. Based on this study the most
significant effect occurs for the 4-story building in December, when a
significant portion of the homes will be impacted by the shadow of the
building at 9 AM and 3 PM.
In summary although the building will be sufficient screened, the shadow
of the proposed 4-story building will have an adverse effect on the
residential properties to the north.
3. The site plan is consistent with the use and character of surrounding properties.
5702 WEST BROADWAY AVENUE – SITE PLAN REVIEW AND VARIANCE APPLICATION
PAGE 3 OF 7
Findings:With the exception of properties along the north property line, as
discussed above, the proposed self-storage facility will be adjacent to
properties zoned and used for commercial purposes:
East – Property is zoned Commercial (shopping center)
West – Across West Broadway, properties are zoned Commercial
South – Property is zoned Commercial (shopping center)
North - The properties are zoned Low Density Residential (R-1)
4. The site plan provides safe conditions for pedestrians or motorists and prevents
the dangerous arrangement of pedestrian and vehicular ways.
Findings:The city’s Public Works Director and staff from the West Metro
Fire Rescue District have reviewed the site’s traffic circulation plan and
found it adequate to meet vehicle movement into and within the site,
including fire trucks. An existing sidewalk along West Broadway provides
pedestrian connections for the area.
D. VARIANCE
As previously noted, the applicant is a requesting variance to reduce the number of
required parking spaces from 42 to 20. The applicant has provided their rationale of
why this variance should be approved (attachments D and F). The following are the
relevant approval criteria for this variance as outlined in city code section 510.33,
followed by staff response:
a) Variances shall only be permitted when they are in harmony with the general
purposes and intent of the official control and when the terms of the variances
are consistent with the comprehensive plan.
Response: The intent of the city’s zoning ordinance is to provide for
regulations to promote orderly development that allows for adequate
access to light, air, and convenient access to property. Having less land
devoted to parking allows the applicant to construct a larger building. As
discussed previously, the shadow impact of the proposed 4-story building
on the neighborhood to the north is significant. Therefore this variance
criteria is not met.
If the variance is approved, the proposed self-storage facility use will
continue to conform to the Comprehensive Plan’s General Commercial
future land use designation.
b) Variances shall only be permitted when the City Council finds that strict
enforcement of specific provisions of this section would create practical
difficulties due to circumstances unique to a particular property under
consideration. Practical difficulties, as used in connection with the granting of a
variance, means that the property owner:
5702 WEST BROADWAY AVENUE – SITE PLAN REVIEW AND VARIANCE APPLICATION
PAGE 4 OF 7
1) proposes to use the property in a reasonable manner not permitted
by an official control; and
2) the plight of the landowner is due to circumstances unique to the
property not created by the landowner; and
3) the variance, if granted, will not alter the essential character of the
locality.
Response: The use of this parcel for a self-storage facility is a reasonable
use permitted by the city’s zoning regulations.
Since the applicant is demolishing the existing building leaving a property
that is clear of obstructions, it is possible to provide the required number
of parking spaces for this use. The UDC provide the option for the
applicant to meet the requirement through “proof of parking” (called
shadow parking in the UDC), in which the applicant shows the number of
required spaces on the site plan, but some of those spaces are not
constructed unless it is determined later by the city that additional spaces
are needed. Since it cannot be demonstrated that the reason for the
variance is not created by the applicant, this variance criteria is not met.
The property has long existed as a commercial use with single-family
homes bordering the north side of the property. With this self-storage
use, this juxtaposition of commercial and residential properties will
continue. In addition when Herzing University was in operation, the
school had over 100 parking spaces. The variance to reduce the number
of parking spaces for the self-storage facility use provides for an
opportunity for less traffic and congestion than was the case for the
school use. However as noted previously, the shadow of the 4-story
building will have an adverse effect on the homes to the north at certain
times of the year. Since this shadow effect was not present for the
existing Herzing building, the essential character of this area will change if
the variance is approved.
c) Economic considerations alone do not constitute practical difficulties.
Response: The applicant has indicated that the required number of
spaces exceeds the expected number of employees and patrons for the
proposed self-storage use. Therefore economic considerations alone are
not the sole reason for requesting this variance.
E.REQUESTED ACTION
The Planning Commission is being asked to make a recommendation to the City
Council to either deny or approve the site plan review and variance application to allow
a new self-storage facility at 5702 West Broadway. This recommendation should
include findings of fact either for or against the proposal. The Commission may
reference the findings for approval in sections B, C and D, above.
5702 WEST BROADWAY AVENUE – SITE PLAN REVIEW AND VARIANCE APPLICATION
PAGE 5 OF 7
Since the site plan and variance do not meet the required approval criteria of the UDC,
staff recommends denial of the site plan review and variance application. Staff instead
recommends opening the hearing, taking comment, and continuing this item to the
th
October 8 meeting. The reason for the continuance is to provide time for the applicant
to submit revised plans for staff review and planning commission consideration. Staff
has provided the following suggestions to the applicant.
If the applicant were to revise the site plan, staff could recommend approval. The
following are options for the applicant in making revisions to the site plan:
1. Remove shadow effect. To address the shadow effect, the applicant could:
Reduce the height of the building to three stories, or
Relocate the building to be farther south on the property. Currently the
building is set back to a distance of 25’ from the south property line. Since
the required minimum setback is 10’, the building could be relocated 15’
farther south. An amended shadow study should be submitted to
determine how this relocation would remove the shadow effect on the
homes to the north of the property.
2.Remove the need for a parking variance.
The applicant could provide the required number of parking spaces and
eliminate the need for a variance. This could be done through relocating
the building further to the south to provide more area for parking spaces,
through “proof of parking”, as noted previously, or through shared parking
with the shopping center to the south of 5702 West Broadway. City code
allows shared parking under the following conditions:
Evidence has been submitted by the parties operating the shared
parking facility, to the satisfaction of the zoning administrator,
documenting the nature of uses and the times when the individual uses
will operate so as to demonstrate the lack of potential conflict between
them;
The shared parking spaces will not be located in excess of 500 feet
from the further most point of the space to the front door, or other viable
building entrance as approved by the zoning administrator, of the use
they are intended to serve;
A shared parking agreement is submitted and reviewed as to form by
the city attorney, that provides for the rights of the respective parties to
use the shared parking areas in a manner adequate to accommodate
multiple users or that parking spaces will be shared at specific times of
the day (i.e., one activity uses the spaces during daytime hours and
another activity uses the spaces during evening hours). This agreement
shall include evidence of deed restrictions or other recorded covenants
that ensure that the spaces will be properly maintained during the life of
the development;
5702 WEST BROADWAY AVENUE – SITE PLAN REVIEW AND VARIANCE APPLICATION
PAGE 6 OF 7
The approved shared parking agreement shall be filed with the
application for a zoning certificate or site plan and shall be recorded at
Hennepin County in a manner as to encumber all properties involved in
the shared parking agreement.
5702 WEST BROADWAY AVENUE – SITE PLAN REVIEW AND VARIANCE APPLICATION
PAGE 7 OF 7
Adams French Property
5702 West Broadway Crystal, MN
Adams-French Property, LLC is proposing to redevelop the 1.96-acre (85,472 SF) parcel at 5702 West
Broadway in Crystal, Minnesota, which is zoned C-2 General Commercial, with a self-storage facility as
described below.
Site Improvements
The proposed facility will consist of a 4-story primary structure encompassing 125,682 GSF with a
connecting 1-story secondary structure containing an additional 2,700 GSF. The primary structure will
include an office area of approximately 1000 SF within the front elevation (running parallel to
Broadway) and is expected to house upwards of 800 storage units that will be accessible via 2 loading
areas. The first loading area will be constructed within the northwest corner of the structure and
accessed through an overhead door. The second loading area be located on the east side of the primary
structure accessible via an enclosed, drive-through space that includes overhead doors on either end.
The easterly, single-story wing Is anticipated to include on the order of 15-20 storage units that will be
accessed via individual access doors along the north and south faces of the structure.
Property Features/Enhancements
Access to the property will come via West Broadway, a primary artery in the City of Crystal. The existing
building on the site (the former Herzing University building) will be demolished and replaced with a state
of the art self-storage facility designed specifically for this building site. The exterior of the building will
include glass elements on three elevations (concentrated toward Broadway) and be complimented by a
combination of EIFS and metal panelized exterior elements.
The entire property perimeter will be enhanced with landscaping that will highlight selective areas of
designated open space. The landscaped areas will further include grass as well as a combination of
shrubs, trees and fencing to serve as an enhancement to the property and to act as screening and buffer
to adjacent properties.
Drainage/Stormwater Management
The proposed drainage system will be a complete reworking the existing system, including an
underground infiltration system of below grade corrugated pipe and gravel configuration. The proposed
system will serve to both process and temporarily hold storm water. This system will not only address
the drainage needs of the entire developed site but will also add infiltration capacity and reduce the
flow rates from the site.
Operations
Once completed, the facility will be professionally managed by Extra Space Storage, the top-ranked
third-party manager in the public self-storage industry. The facility will have approximately three
employees, with a maximum of two employees on site during office hours. Office hours are planned to
be 9 AM to 6 PM, Monday through Saturday with building access from 7 AM to 10 PM, Monday through
Sunday.
1
Parking
The site will include 10 parking spaces, including handicap accessible, directly off the Broadway street
entrance and 10 parking spaces on the far east side of the developed site, for a total of 20 off-street
parking spaces. Based on industry customer traffic data and anticipated demands of this particular site,
the proposed parking capacity will more than satisfy parking demands at any time during operation.
To expound, self-storage facilities are a low intensity use compared to alternative commercial uses.
Based on previous studies, on average 40% of self-storage tenants visit their rental unit only a few times
a year, 30% visit about once a month, 15% visit twice a month, 9% once a week, and 6% visit a few times
a week. We intend to have approximately 800 units in total for rent, so given the percentages above we
should average 51 vehicles a day and just shy of 4 per hour during the 15 hours that the facility is open.
Of course, trips will not be so evenly dispersed and peak times for visits are expected to be greater, but
not more than 7
for initial unloading and storage, which can take an hour or longer, the length of time that customers are
at the facility is generally brief, a half hour or less.
Self-storage properties encounter three types of vehicle flow. The first is employees. Most facilities
utilize 2 management personnel on site and require 1 space of parking per employee. The second
contributor to vehicle flow is customers of the transactional type. These are customers who are making
either their initial visit to complete a new lease agreement or their final visit to close one out. The needs
of these customers are satisfied with 1 to 2 handicap parking spaces, and 2 to 4 standard parking spaces.
Because the location of these parking spaces is usually kept close to the location of the on-site
management office and are remote from the actual storage units, customers using these spaces are
discouraged from loading and unloading storage units while occupying one of these spaces. Instead,
they generally complete their office needs and then relocate their vehicles into a designated loading
zone. The third contributor to vehicle flow is currently contracted customers loading and unloading
actual storage spaces. These customers load and unload from vehicles that are stopped in designated
areas such as loading zones, covered access, etc. All their activity is completed within the footprint of
the facility and/or designated loading areas.
The parking requirement for the site is 47 spaces; 6 spaces for the 1,000 SF office area and 41 for the
125,662 SF of warehouse area (not including loading and utility areas). Based on the estimated actual
demand, we are requesting an administrative 10% reduction of the overall parking requirement to 42
spaces, and then a variance to reduce the parking requirement to 20 spaces that will be provided on-
site. We believe our request is consistent with circumstances unique to the type of building and/or
occupancy. The ordinance, as currently written, does not reflect a reasonable or functional parking ratio
for the type of use we are proposing to operate and are therefore requesting additional relief. As part of
our request, we provide historical parking information and/or data from our management partner, Extra
Space Storage, that we believe will further substantiate our request.
Parking Variance Findings
The proposed parking plan meets the following criteria for approval of a variance:
(1) The variance is in harmony with the general purposes and intent of the Crystal Unified Development
Code.
2
The purpose of the off-street parking requirements of the UDC is to alleviate or prevent
congestion of the public right-of--
specifically listed in the parking use table. category is somewhat
similar, the parking requirements in the UDC for warehouse greatly exceed the actual demand
for a self-storage facility. As described above, the proposed 21 20 parking spaces will exceed
the actual demand and the variance will not result in congestion of the public right-of-way or
create safety concerns.
(2) The variance is consistent with the Comprehensive Plan.
The proposed self-storage use is consistent with the Commercial land use designation of the
site. A variance to reduce parking requirements for a use based on actual demand is consistent
with the economic development and land use policies of the Comprehensive Plan.
(3) The property owner proposes to use the property in a reasonable manner not permitted by this UDC.
The proposed self-storage use is a reasonable use of the site that is permitted under the UDC.
The proposed 21 20 on-site parking spaces to serve the facility is also reasonable, in light of the
actual demand for parking spaces anticipated based on industry standards and experience.
(4) The plight of the landowner is due to circumstances unique to the property not created by the
landowner.
The lack of a specified parking requirement in the UDC for self-storage facilities and the
discrepancy between the requirement f
parking demand based on industry experience is a unique circumstance not created by the
landowner or developer.
(5) The variance, if granted, will not alter the essential character of the locality.
The proposed parking variance will not cause adverse impacts to or alter the essential character
of the locality.
3
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To Whom it may concern:
We have been asked by Adams French Property (AFP)to weigh in on the matter of parking space
needs within facilities we manage throughout our network of properties. In this particular instance,
our focus will be on facilities in the immediate area of the property currently under consideration –
that being the development of a new self-storage facility in Crystal, Minnesota.
Historically, properties under our management experience three types of vehicle flow. The first is
employees. Most facilities utilize 2 management personnel on site and require 1 space of parking per
employee. The second contributor to vehicle flow is customers visiting the facility to rent or
potentially rent a unit. These are customers who are making their initial visit to complete a new lease
agreement or their final visit to close out a lease agreement. The needs of these customers can be
satisfied with 1 to 2 handicap parking spaces (in accordance with local municipal requirements), and
2 to 4 standard parking spaces. The location of these parking spaces is usually kept close to the
location of the on-site management office and at most times separated by deterrents (such as gates,
etc.) from the actual storage units. Customers using these spaces, in most cases do not load and
unload storage units. Instead, they complete their transactions and then relocate their vehicles into a
designated loading zone. The third contributor to vehicle flow is the customers (who are currently
under contract and able to bypass the office) loading and unloading actual storage spaces. These
customers load and unload from vehicles that are stopped in designated areas such as loading zones,
covered access, etc. This makes for both a safe and weather free experience.
I
We hope you find this information helpful and welcome any questions or inquiries you may have.
Thank you,
Eric Bishop-Berry
Director, Third Party Management
Extra Space Storage
extraspace.com
extraspace.com
ATTACHMENT A'. SITE SPECIFIC S—PP DOCUMENT
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