Review Sketch Plan for proposed Plat "Regency Commons" generally located at 14725 Ramsey Blvd NW (Project No.16-108); Case of National Self Storage LLC.

The purpose of this file is to review the official Sketch Plan prepared by Landform for the purpose of combining three (3) existing lots into two (2) buildable lots at the northeast corner of Ramsey Boulevard and Bunker Lake Boulevard.  The three (3) parcels are identified as PID #27-32-25-22-0006, #27-32-25-22-0003, and #27-32-25-22-0002 (together referred to as the "Subject Property"). The Sketch Plan Review process affords the Planning Commission the opportunity to provide early direction on the layout of the proposed plat, before a developer prepares detailed Preliminary Plat plans. A key decision will occur at Preliminary Plat, in which the layout will be approved, subject to approving final construction plans and Final Plat documents. At that time, the City will review items including, but not limited to, Grading and Drainage Plans, Utility Plan, Landscape Plan, and Street Light Plan.

Although a public hearing is not required, a notice of Sketch Plan Review was sent to surrounding properties located within 700 feet of the subject property.

Sketch Plan Review is the first of several steps in reviewing a Major Plat, which includes Sketch Plan Review, Preliminary Plat, and Final Plat. This case is being reviewed per City Code Section 117-117 entitled E-1 Employment District and and Chapter 117, Article III entitled Subdivisions.  The Sketch Plan shows the proposed Lot 1 as containing two 3-level indoor storage buildings and two 1-level storage buildings.  Lot 2 is shown as undeveloped and would be held for possible future development.  It is not known at this time what that possible future development would be. The Subject Property is guided as for Commercial and Business Park uses (Places to Shop and Places to Work) in the Comprehensive Plan and is located within both the E-1 Employment and B-1 Business zoning districts.  Lot 1 is within the area guided for Business Park uses (Places to Work) and is within the E-1 Employment District.  The proposed use on Lot 1, “Self Storage Facilities, indoor”, is a permitted use within the E-1 Employment District.

Architectural Review: The building elevations show a mixture of brick, masonry block, glass, and an unidentified material (shown in green in the building elevations).  The E-1 District allows for the following materials: Face brick; Stucco; Glass; Wood; Natural Stone; specifically designed pre-cast concrete units whose surfaces have been integrally treated with an applied decorative material or texture; and other materials as may be approved by the City.  The identifiable materials (Brick, Masonry Block, and Glass) meet the requirements of the zoning district.  The Applicant will need to identify the grey panels and the green material shown in the rendered elevations for further consideration.  It is unclear at this time the overall height of the proposed three (3) level buildings, but per the E-1 District bulk standards, shall not be greater than sixty-five (65) feet.  The heights of these structures will need to be provided.

Streets:  Current plans show a single access to the project off of Ramsey Boulevard NW (County Road 56).  Anoka County has previously approved that access.  Previously approved plans for an indoor storage facility also showed a cul-de-sac being constructed to service 148th Avenue NW, which currently terminates in a dead end with no maneuvering space.  Staff remains consistent with the necessity for that cul-de-sac and associated public right-of-way to be provided, but is open to discussions on obligations for construction. The Applicant has agreed to set aside the space, but is opposed to constructing the cul-de-sac, as they will not utilize said cul-de-sac for access. Currently, plans show an interior access drive from the proposed "Lot 1" into "Lot 2".  A cross access easement will need to be executed to ensure this internal access remains in the future. 

Buffering: The property is adjacent to residential districts on both the north and the east property boundaries.  As such, a 60 foot buffer area will be required.  The Applicant shows a 60 foot wide area designated as buffer yard; however, no plantings or fencing are shown.  The Applicant will need to articulate a planting plan that satisfies the buffering requirement. 

Stormwater / Engineering: The Applicant has shown an area along the eastern property boundary designated for stormwater infiltration; however, after review by City Engineering Staff, that area is not suitable for infiltration as the entire site is within a Drinking Water Supply Management Area (DWSMA) Groundwater Capture Zone.  The Applicant will need to work with Engineering Staff on how to address the stormwater needs of the site.  The Applicant will also need to articulate water and sewer utilities as well as stormwater overflow on future plan sets.

Topics relating to public comments received at the time of publishing this agenda:
1. Loading dock doors - The site plan shows them as servicing a "Loading/Unloading Garage".  Is this intended to be used solely by rental unit users to unload/load their belongs or will they be used for semi traffic?
2. Will the building have an "office area?"
3. Is access to storage units solely from within the building?  What are the hours of operation? 24-hour access?
4. Will there be AC units or other utilities located at the top of the building that will create noise?
5. Will there be a gate or fencing?
6. What kind of lighting is being proposed?

All costs associated with processing the Application are the responsibility of the Applicant. There are no City funds proposed to be utilized for the construction of this project.

City Staff is recommending that the Planning Commission approve the Sketch Plan and direct the Applicant to proceed to preparing a Preliminary Plat, with the considerations listed in this staff report.

Provide the Applicant with feedback, and recommend any changes to the Sketch Plan prior to submission of Preliminary Plat. No formal action is required.