Consider Resolution #20-164 Granting a Conditional Use Permit (CUP) for Team Packaging at 14799 Jackal St Suite 400 in Bunker Lake Industrial Park (Project No. 20-123)

The purpose of this case is to review a request from Team Packaging (the "Applicant") to allow outdoor storage on the property generally known as 14799 Jackal St NW, Suite 400 (the "Subject Property"). The Applicant has proposed outdoor storage behind their tenant space in their multi-tenant building, and an approximately 30 x 80 x 8 foot fenced-in storage area near 147th Lane behind the building as well.

Notification is required for a Conditional Use Permit, however the deadline was missed to get a public hearing notice in advance of this meeting. So, a public hearing will need to be held at the next City Council meeting on August 25, 2020, so long as the Planning Commission is comfortable forwarding a recommendation without a public hearing. The Applicant has also proposed more short-term storage racks behind the building, which would be 16 feet tall and 13 feet tall. The Applicant has worked with the Fire Marshal to keep distance from the transformer and sprinkler room on the building, which is why the proposed storage racks are not adjacent to the building.

Summary and History
The Applicant recently moved into the multi-tenant space in the Bunker Lake Industrial Park (BLIP) and leased the space with outdoor storage as a portion of their lease agreement. The Applicant has been a Ramsey business for many years, just recently moving into the new space. At their previous location at 6777 141st Ave NW, they utilized outdoor storage in the same manner for approximately six years. Staff looked through the previous location's property file and could not find any complaints against the property.

The Applicant has proposed two storage areas - a fenced in, larger area near 147th Lane that is approximately 30 x 80 x 8 feet, and storage racks that are 16 and 13 feet closer to the building. The Applicant has proposed the storage as seen on the attached site plan to ensure safety onsite - the fenced in area is long and skinny to allow for truck maneuvering onsite, and the racks are close to the building but not adjacent to allow access to the transformer, sprinkler room, and adequate room for exiting in case of emergency. The storage is onsite, however, there is no fence onsite. The loading area is functioning as it currently sits, and Staff has not received any complaints from adjacent tenants. Staff recommended the Applicant reach out to each neighbor to make sure there are no concerns in advance of the public hearing.

Zoning
The purpose of the E-3 Employment District is to provide for the mix of typically large volumes or bulk commercial goods and services, wholesale/warehouse activities and limited retail activities and limited outdoor storage. Outdoor storage is allowed as an accessory use in this district via a Conditional Use Permit (CUP). The Code lays out the following conditions for granting the CUP:

1. Storage area is surfaced with concrete or bituminous.
2. This use does not take up parking space or loading area as required for conformity to this chapter.
3. The provisions of section 117-51 are considered and satisfactorily met. [Section 117-51 is the Administration of Conditional Use Permits]
4. Open and outdoor storage shall be screened from adjacent properties and public right-of-way

Staff believes that items 1 - 3 are satisfactorily met via the application. In regards to #1, the parking lot is paved behind the building. For condition #2, there appears to be adequate space for maneuvering, and there are no parking spaces behind the building, all customer parking is in front. Staff has included a condition of approval that the Fire Marshal must approve any storage behind the building to ensure there is adequate space for large emergency vehicles. The Applicant has already been in touch and working with the Fire Marshal to make sure the racks are spaced appropriately from the building to allow access to the sprinkler room.

The Applicant has proposed outdoor storage racks behind the building and a fenced in storage area near the boulevard behind the building. No storage would be visible from Bunker Lake Boulevard. In terms of screening to meet Condition #4, the Applicant has proposed a fenced in area near 147th Ln NW (the internal road connection) behind the building. Staff has worked with the Applicant to propose just as must fencing and outdoor storage as is needed, and not any additional to reduce storage onsite.

Photos of the items currently stored outside are attached to this case. Staff recommends that the Planning Commission drive around the area prior to the meeting to get a sense of the area, which is difficult to portray with the attached photos. The Applicant has very recently moved into the space, so the photos show some of the storage that would remain onsite, though there would be modifications, including wrapping of materials with weather-resistant packaging.

Alternatives

1. Approve as-is. This would allow for storage racks behind the building and a fenced in area near 147th Lane behind the building. All approvals would be contingent upon a future public hearing (at City Council meeting) and approval by Fire Marshal (for safety and maneuvering) and Building Official (for safety of the racks). Staff is supportive of this alternative.
2. Recommend modifications to the plan. Staff is also supportive of this alternative, based on discussion.
   1. Could include additional screening such as trees in the grass area near 147th Lane behind the building or a more opaque fencing material.
   2. Could include additional fencing around the storage behind the building.
   3. Could include rearranging of the storage areas slightly, though the storage areas should remain behind the tenant's space in the multi-tenant building and should not impact other storefronts.
3. Table the request until the next Planning Commission meeting if there is specific information the Planning Commission feels they are lacking.

The Applicant is responsible for all costs associated with project review.

Staff recommends the City Council grant a Conditional Use Permit for Team Packaging for outdoor storage with a public hearing at the next Council Meeting.

Motion to Recommend the City Council Adopt Resolution #20-164.