Consider Natural Resources Aspects of Site Plan for U-Haul (Project No. 24-115); Case of U-Haul

The City has received a Land Use Application from U-Haul (the "Applicant") for a Conditional Use Permit for a proposed U-Haul Moving and Storage Facility, located at 8725 Riverdale Drive (the "Subject Property").  The business operation would include the following uses on site: self-storage, truck and trailer rental, and related retail sales.

Project Overview
U-Haul is proposing to construct an approximately 38,000 square foot building on the Subject Property that would house climate-controlled self-storage units and U-Haul related retail sales space.  Additionally, there would be five (5) more traditional self-storage buildings, each being a little over 4,000 square feet in size, that are directly accessed via overhead doors.  Finally, there would also be an approximately 11,000 square foot building used to store portable storage units.  There are two proposed accesses to the Subject Property, both off of Riverdale Drive.  The City Council has already approved a Zoning Amendment to rezone the Subject Property to B-3 Business, which was necessary to accommodate the proposed use.

Natural Resources Inventory and Minnesota Land Cover Classification System
The City's Natural Resources Inventory (NRI) does not identify any native plant communities on the Subject Property.  Additionally, the Minnesota Land Cover Classification System categorizes the Subject Property as 'Planted or Cultivated Vegetation'.  This area had been actively farmed until very recently.  Furthermore, there are no trees on the Subject Property and thus, there was no need for a Tree Inventory and Preservation Plan.  There are no wetlands or floodplains on the Subject Property.  The southwest corner of the Subject Property does fall within the Mississippi River Corridor Critical Area (about 0.1 acres), in the 'Separated from River' district.  However, there are no Primary Conservation Areas (PCAs) or Public River Corridor Views (PRCVs) within this area and thus, no additional standards would be applicable.

Landscape Plan
The submittal includes a Landscape Plan for the project.  The landscaping is focused primarily along the east and west sides of the Subject Property as well as along Riverdale Drive.  Staff requested various minor revisions to the original plan set, and it appears that all but one comment was addressed with their submittal of revised plans.  The only outstanding comment that needs to be addressed is adding a note to sheet L1.2 stating that the irrigation system must include some form of water efficient technology.  

 

All costs associated with this application are the Applicant's responsibility.

Staff recommends approving the Landscape Plan contingent upon compliance with Staff's required plan corrections.

Motion to recommend approval of the Landscape Plan, contingent upon compliance with Staff's required corrections.