2018.10.08 PC Meeting Packet
-1696
Tel: (763) 531--
Crystal Planning Commission Agenda Summary
Monday, October 8, 2018
7 p.m.
Crystal City Hall
1. Call to Order
2. Approval of Minutes*
a. Monday, September 10, 2018 meeting minutes
3. Public Hearing (continued)*
a. Site plan review 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 - None
b. Update from Council liaison
c. Staff preview of likely agenda items for Monday, November 19, 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, October 8, 2018 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 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 September 10, 2018 regular meeting with the following exceptions:
Motion carried.
3. PUBLIC HEARING (CONTINUED)*
a. Site plan review 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 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: None
b. Update from Council Liaison
c. Staff preview of likely agenda items for Monday, November 19, 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 September10, 2018
CRYSTAL PLANNING COMMISSION
MINUTES
Monday, September 10, 2018 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) Commissioner (Ward 3) X Commissioner (Ward 4)
Heigel Maristany Johnson \[Chair\]
X Commissioner (Ward 2) X Commissioner (Ward 3) Commissioner (At-Large)
Strand Buck \[Vice Chair\] Daly
Other attendees: Code Enforcement Specialist Jason Zimmermann, City Council Liaison
John Budziszewski, and Carol Lansing, representing Adams French Property LLC.
2. APPROVAL OF MINUTES
Moved by Selton and seconded by Heigel to approve the minutes of the August 13, 2018
regular meeting. Ayes all.
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)
Mr. Zimmermann presented a brief summary of the application and that the staff report is
recommending denial of the site plan and variance as submitted. Since the original
submittal, staff received revised plans from the applicant. Staff will review these plans and
th
is recommending that the item be continued to the Oct 8 meeting to give staff and the
applicant time to discuss the issues staff has with the site plan. The applicant indicated
prior to the meeting that they are open to continuing this item.
Chair Johnson asked if the applicant is present. Mr. Zimmermann said no, but they did
have a representative here.
Commission Member Selton asked if the hearing notice would be resent to neighbors. Mr.
Zimmermann said they can be. Commission Member Selton requested they are with the
revised site plan.
Unapproved Planning Commission Minutes September10, 2018
Chair Johnson opened the public hearing. Seeing no one, the public hearing was closed.
Mr. Zimmermann explained that the issue was that staff felt the location and size of the
building would have a negative impact on the adjacent residences. Staff will work with the
applicant to have them submit a revised site plan that lessens the impact on the neighbors.
Moved by Selton and seconded by Heigel to continue Application Number 201808 for
site plan review and variance request from Adams French Property LLC for a new self-
storage facility at 5702 West Broadway. Ayes all.
Motion carried.
4. OLD BUSINESS - None
5. NEW BUSINESS - None
6. GENERAL INFORMATION
a. City Council actions on previous Planning Commission items:
Mr. Zimmermann informed the Commission that the City Council approved a subdivision
request for Bass Lake Road Addition preliminary plat, a subdivision request for Cavanagh
View Addition preliminary plat, and a variance request for a new single-family home at
5018 Vera Cruz Avenue North.
b. Update from Council Liaison: City Council Liaison John Budziszewski indicated that the
City Council has approved the preliminary 2019-2020 budget.
There was discussion about the shared lime and green bikes that were approved in
Golden Valley, but some are ending up on sidewalks on the south end of Crystal.
c. Staff preview of likely agenda items for Monday, October 8, 2018 meeting.
Mr. Zimmermann indicated that the continued item from this evening will be on the October
th
8 agenda and that staff has not received any other applications yet, but that the
application deadline is not until tomorrow.
7. OPEN FORUM - None
8. ADJOURNMENT
Moved by Buck and seconded by Sears to adjourn.
Motion carried.
The meeting adjourned at 7:22 p.m.
PLANNING COMMISSION STAFF REPORT
Site plan review for self-storage facility
_______________________________________________________________
FROM: Dan Olson, City Planner
____________________________________________________________________
TO: Planning Commission (for October 8 Meeting)
DATE: October 3, 2018
RE: PUBLIC HEARING (CONTINUED) Site plan review 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 tode (UDC) requires site plan review approval
for the improvements to the property.
The Planning Commission opened the public hearing at their September 10, 2018 meeting,
but continued the hearing so that the applicant could make revisions to the site plan. That
revised site plan is attachment H. The applicant previously applied for a variance to reduce the
number of required parking spaces, but that variance request has been withdrawn since the
revised site plan now shows that the parking requirement is met through the use of proof of
parking, which is planned for but not constructed unless needed.
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). After the public hearing was continued
th
at the September 10 Planning Commission meeting, a new notice with the amended site plan
was mailed to those property owners who received the original notice.
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
5702 WEST BROADWAY AVENUE SITE PLAN REVIEW APPLICATION
PAGE 1 OF 5
G. Drawing showing visibility of rooftop mechanical
H.Site plan(19sheets)
B.SITE PLAN REVIEW
Existing use The property and building are currently vacant since Herzing University
has moved their campus to St. Louis Park.
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)
South property line: 16
North property line: 4
Rear property line: 61
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
t constructed
unless staff determines that the parking is needed. Attachment D provides the
meet their needs. 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
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 cthe 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.
5702 WEST BROADWAY AVENUE SITE PLAN REVIEW APPLICATION
PAGE 2 OF 5
Building elevations. The proposed major exterior building materials are painted
metal panels, with glass elements. These materials meet the c
A color rending of the proposed building is attachment H.
is stepped-
shadow on the residential neighborhood to the north. See section C for further
information about the shadow study completed by the applicant.
Landscaping. The landscape plan shows some existing trees preserved, and
skyline 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).
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
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: 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.
5702 WEST BROADWAY AVENUE SITE PLAN REVIEW APPLICATION
PAGE 3 OF 5
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. An earlier shadow study determined
that there was no shadow effect by the building on June 20, the longest
day of the year. However there was a shadow effect on the residential
neighborhood on December 21, the shortest day of the year. To reduce the
effect of the shadow, the applicant has altered the building so that the
fourth floor will be stepped-back 20 feet along the north side.
Attachment E show the shadow effect with the building stepped back 20
feet on December 21 at 9 and 10 AM, Noon, and at 2 and 3 PM. On that
day a portion of the homes will be impacted by the shadow of the building
at 9 AM and 3 PM, but the homes are not impacted at Noon, 10 AM and 2
PM. Typically sundown occurs by 5 PM on that date.
In the case of the 10 AM model, it shows that in an hour or less any
shadows that may have been cast on any of the homes at 9 AM have been
completely resolved. Similarly, the 2 PM model shows that the anticipated
shadows are well removed from any of the homes that receive shade. It is
not until the time approaches 3 PM that there is any impact. As noted
December 21 is the single darkest day of the year. As spring arrives, the
shadows are reduced so that they essentially stay within the limits of the
property.
3. The site plan is consistent with the use and character of surrounding properties.
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:
an 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.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 application to allow a new self-
storage facility at 5702 West Broadway. This recommendation should include findings
5702 WEST BROADWAY AVENUE SITE PLAN REVIEW APPLICATION
PAGE 4 OF 5
of fact either for or against the proposal. The Commission may reference the findings
for approval in sections Band C, above.
Staff recommends approval of the site plan for the new self-storage facility at 5702
West Broadway.
5702 WEST BROADWAY AVENUE SITE PLAN REVIEW APPLICATION
PAGE 5 OF 5
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 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 West 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; a required base of 4 spaces, 2 spaces for the 1,000 SF
office area and 41 for the 124,662 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
which allows us to show the spaces on the site plan, but these spaces would not be built unless needed.
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.
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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.
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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
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5702 W. BROADWAY AVE, CRYSTAL, MN 55428
ADAMS FRENCH PROPERTY, LLC
9000 KEYSTONE CROSSING, SUITE 2300, INDIANAPOLIS, IN 46240
5702 W. BROADWAY STORAGE
PROJECT
I HEREBY CERTIFY THAT THIS PLAN,
SPECIFICATION, OR REPORT WAS
PREPARED BY ME OR UNDER MY DIRECT
SUPERVISION AND THAT I AM A DULY
LICENSED PROFESSIONAL ENGINEER
UNDER THE LAWS OF THE STATE OF
MINNESOTA.
SITE LAYOUT NOTES:CITY OF CRYSTAL SITE SPECIFIC NOTES:
Matthew R. Pavek
DATE07/17/18LICENSE NO.44263
SITE PLAN LEGEND:
ISSUE/SUBMITTAL SUMMARY
DATEDESCRIPTION
07/17/18CITY SUBMITTAL
08/14/18CITY RESUBMITTAL
08/27/18CITY RESUBMITTAL
09/05/18SHADOW/PARKING REVIEW
09/28/18CITY REVISIONS
..
..
..
..
..
..
..
..
REVISION SUMMARY
DATEDESCRIPTION
..
..
..
..
..
..
PROJECT NO.: 18173
SITE PLAN
GOPHER STATE ONE CALL
WWW.GOPHERSTATEONECALL.ORG
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(800) 252-1166 TOLL FREE
(651) 454-0002 LOCAL
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2 INEEG TO MIGANGULAR WARD DENSITY SIR, PARTICLE SIZE (NON CARBONATE).
INSTALL TO MIN. 95`G STANDARD DENSITY PER AASHTD T99.
CONSTRUCTION SEQUENCING
UNDERGROUND INFILTRATION SYSTEM
CIVIL
C5.1