2015.11.17 Packet Combined - Laserfiche WebLink

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"(10) Any use established in a Residential, Industrial, or Business District which requires the storage of material or goods shall provide a six foot screen to shield the material or goods from sight by the public traveling on the public right-of-way. Also, if such material or goods extends to a height greater than six feet, it shall be subject to the same yard requirements as a building for the district in which it is located. Material stored in the open shall be in rows no greater than fifty feet in width with access drives not less than eighteen feet between rows." Based on the existing and proposed use of truck and trailer repair and sales, the only items stored outside will be vehicles and trailers. The 2003 approval required a berm and trees along the property line abutting I -35W to meet this standard. However, that berm was never constructed for reasons that are not fully known, creating a nonconformity on site. No additional screening on site was required as no public right-of-ways are visible. The applicant is proposing to maintain the existing green front yard, which contains 2-3 trees. Additionally, the applicant will be creating a green side yard to the north and a green rear yard to the east, abutting the freeway. While these areas are not acting as screening, they are creating small buffer areas that improve the overall aesthetics of the site. In an effort to comply with the screening requirement of Zoning Code Section 6-390(10) abutting the freeway, the applicant is proposing 4 overstory trees and several coniferous shrubs along the eastern, north/south property line. While not a solid screen, staff finds this reasonable based on the following: • The existing outdoor storage of "materials or goods" is being removed from the property, leaving only vehicles and trailers being stored outside. • One could argue the truck and trailer sales stock isn't considered "material or goods" as referenced in the ordinance as all industrial sites have a need to store trucks and trailers of some sort. This could suggest the standard of Section 6-390(10) isn't applicable. • The outdoor storage area's pavement is being improved with new bituminous patched in and seal coated, improving the aesthetics of the lot. • Existing trees and shrubs within MnDOT's right-of-way will remain and provide a minimal buffer as viewed from I -35W. • The applicant's proposed landscaping provides some screening while maintaining sight lines into certain areas of the property for truck and trailer sales stock to be visible. • The 100' electrical transmission line easement that runs parallel to the eastern, north/south property lines makes it difficult to create a full landscaping screen as restrictions on planting exist to protect the transmission lines (the likely reason the original berm and trees were not implemented). No other standards of Section 6-390 apply to the proposal. Staff finds the General Performance Standards of Section 6-390 to be met. Public Safety Comments Public Safety staff reviewed the request and provided no comments. Public Works/Engineering Comments The City Engineer/Public Works Director reviewed the plans and notes that should Rice Creek Watershed District require a permit, that permit should be submitted to the City. At this time, the Rice Creek Watershed District maintains a permit is not required. In conclusion, all Site Plan criteria are met unless otherwise noted and discussed further in this report.