Adopt Resolution #19-159 Granting Approval of Final Plat and Site Plan for Ramsey Storage Center (Project No. 19-119); Case of Ramsey Storage Center LLC (Bob Mikulak)

The City has received an application for Site Plan and Final Plat for a proposed self-storage facility to be located at the northeast corner of Ramsey Boulevard and Bunker Lake Boulevard (the "Subject Property"). The Subject Property consists of three (3) existing parcels, which, upon recording of the Final Plat, will be consolidated into two (2) lots. There is a dual zoning on the Subject Property, including both E-1 Employment and B-1 General Business.

Self-storage has been contemplated on the Subject Property dating back to at least 2004. In fact, most recently in 2017, the City Council did approve a Site Plan, Final Plat, Zoning Amendment, and Comprehensive Plan Amendment for a self-storage facility on the Subject Property. The previous applicant had requested and received approval for extensions to both approved Site Plan and Final Plat, that are valid through February of 2020. However, the current Site Plan has been modified from what received approval and thus, for transparency purposes, the Site Plan and Final Plat are being reviewed again by the Planning Commission and City Council.

Letters were sent as notice of this review via Standard US Mail to all Property Owners within 700 feet of the Property. The Property Owner List was generated by the Anoka County Tax Database. A Public Hearing is not required for Site Plan or Final Plat.  No additional notification was sent for this meeting.

General Information
The Final Plat will consolidate three (3) parcels into two (2). Lot 1 (northern parcel) is zoned E-1 Employment District while Lot 2 (southern parcel) is zoned B-1 General Business District. The Site Plan is applicable only to Lot 1 and proposes a three (3) story, indoor, climate controlled self-storage facility. Self-storage is a permitted use in the E-1 Employment District. North and east of the Subject Property are existing single family residential neighborhoods; west of Ramsey Blvd are townhomes (R-2 Residential and PUD); south of Bunker Lake Blvd is E-2 Employment (Connexus Energy Campus).

Final Plat
The Final Plat generally matches the plat that had previously been approved. It has been updated with a new plat name (Ramsey Storage Center) and owner information has been updated as the Subject Property is now under new ownership. The only necessary revision to the Final Plat is to encumber the proposed storm water pond with drainage and utility easement (previously approved plat had this) since it will receive waters from both lots.

Site Plan
The Site Plan has been modified slightly from what had previously been approved. Most notably, all storage space has been consolidated into a single, climate controlled building rather than a combination of climate controlled units and more traditional self-storage units accessible directly from the exterior via overhead doors. This modification has resulted in additional tree preservation both in the northwest corner of the lot and south of the building. The exterior finish of the building has also been modified slightly from the previous approval. It consists of a combination of precast concrete with varying textures, glass, and metal trim. While the previously approved building had a greater mix of materials and a larger percentage of glass, the proposed exterior finish meets the standards of the E-1 Employment District.

Access to the Subject Property is proposed via Ramsey Boulevard. The plans have been forwarded to Anoka County for review. Staff has been informed by Anoka County staff that as proposed, northbound and southbound turn lanes will be required. The previously approved project had proposed a phased construction that included one set of turn lanes with development of the self-storage site. However, that would have required relocating the access and adding a second set of turn lanes at the time that Lot 2 developed. The Applicant has stated that their preference would be to construct the access point in its final location rather than pursuing the phased approach.

Thirteen (13) parking stalls are proposed. While City Code does not expressly address parking standards for self-storage facilities, the proposed calculations on the Site Plan call for twenty-five (25) parking stalls. Staff originally recommended additional stalls be added to the plan to meet this calculation. However, the Applicant has provided information indicating that the proposed thirteen (13) stalls appear in line with many other multi-story, climate controlled self-storage facilities.  Thus, Staff believes that Proof of Parking, reflected on the Site Plan, would sufficiently address the parking.  Additionally, the northern most parking stall appears to be within the required setback and needs to be relocated. Finally, stall depth needs to be adjusted so that it is at least eighteen (18) feet in depth.

The proposed lighting for the site is less than what had previously been approved. Since the entire facility is now proposed as indoor, climate controlled storage, there is less need for security lighting around the property. There will be lighting at the access point as well as around the building, but there are no proposed light poles around the perimeter.

As previously noted, there are existing single family residential neighborhoods to the north and east of the Subject Property. The plans do provide the required sixty (60) foot wide bufferyard with enhanced plantings. While some modifications/additions are required, the project generally does comply with the landscaping, tree preservation, and bufferyard requirements. The Environmental Policy Board did review the plans at their June 17 meeting and recommended approval, contingent upon compliance with the Staff Review Letter.

The Planning Commission reviewed the Final Plat and Site Plan at their July 10, 2019 meeting.  The Planning Commission supported the inclusion of Proof of Parking on the Site Plan in lieu of requiring the additional stalls being constructed initially.  While there was not a formal Public Hearing, notices were mailed out to property owners within 700 feet of the Subject Property.  There were no written or verbal comments received regarding this project.

Alternatives
Alternative 1: Motion to approve the Final Plat and Site Plan for Ramsey Storage Center. The current proposal is very similar to what was previously approved with the primary modification being the consolidation of multiple buildings into a single, indoor, climate controlled facility. The exterior finish of the building conforms to the standards of the E-1 Employment District. The Site Plan does comply with the standards of the zoning district, with several modifications outlined in the Staff Review Letter and via ProjectDox.  Staff supports this alternative.

Alternative 2: Motion to not approve the Final Plat and Site Plan for Ramsey Storage Center. There is a valid, approved Final Plat and Site Plan for this project. There have been some modifications to the approved Site Plan that warranted review again by Planning Commission and City Council. Staff does not recommend this alternative as it appears that the modifications, overall, enhance the project compared to the previously approved Site Plan.

The Applicant is responsible for all costs associated with this request.

The Planning Commission recommends approving the Final Plat and Site Plan for Ramsey Storage Center, contingent upon compliance with the Staff Review Letter, comments within ProjectDox, and inclusion of Proof of Parking on the Site Plan.

Motion to adopt Resolution #19-159 approving the Final Plat and Site Plan for Ramsey Storage Center.