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Planning Commission - 09/11/2017 APPROVED MINUTES EDEN PRAIRIE PLANNING COMMISSION MONDAY, SEPTEMBER 11, 2017 7:00 P.M., CITY CENTER Council Chambers 8080 Mitchell Road COMMISSION MEMBERS: John Kirk, Travis Wuttke, Ann Higgins, Charles Weber, Andrew Pieper, Ed Farr, Mark Freiberg, Michael DeSanctis, Christopher Villarreal CITY STAFF: Julie Klima, City Planner Rod Rue, City Engineer Matt Bourne, Manager of Parks and Natural Resources Julie Krull, Recording Secretary I. CALL THE MEETING TO ORDER Chair Pieper called the meeting to order at 7:00 p.m. II. PLEDGE OF ALLEGIANCE—ROLL CALL Weber, Higgins, DeSanctis and Villarreal were absent. IIII. APPROVAL OF AGENDA MOTION: Kirk moved, seconded by Farr, to approve the agenda. Motion carried 5-0. IV. MINUTES A. PLANNING COMMISSION MEETING HELD MONDAY, AUGUST 14, 2017 Wuttke had a change on page 4,paragraph 5, second sentence. He would like it to read, "He suggested setting that off to the side, further away from the walking pathways." Wuttke had a change on page 6,paragraph 2, first sentence. He would like it to read, "Wuttke asked if the residents, as part of the Eden Prairie Comprehensive Plan online mapping system, had commented on that intersection." MOTION: Wuttke moved, seconded by Farr, to approve the minutes as amended. Motion carried 5-0. PLANNING COMMISSION MINUTES September 11, 2017 Page 2 V. INFORMATIONAL MEETINGS VI. PUBLIC MEETINGS VII. PUBLIC HEARINGS A. CODE AMENDMENT RELATED TO SELF STORAGE FACILITIES Request to: • Amend City Code, Chapter 11 relating to self-storage facilities Klima said the current City Code does not provide a definition for self-storage facility or list self-storage facility as a permitted use in any specific zoning district. This lack of definition or specific zoning district for self-storage facility invites ambiguity in determining the appropriate zoning district to locate the use. These self-storage facilities have historically been permitted in the Industrial zoning districts under the permitted use of warehouse. Currently there are three self- storage facilities in the I-2 zoning district all developed prior to 2000. One self- storage facility is located in the Commercial Regional Service (C-Reg-Ser) zoning district. City Code does not define self-storage or specifically identify as a permitted use where self-storage facilities may locate. Staff has conducted a regional and local review of city codes related to self-storage facilities. The term self-storage facility is the preferred terminology noted in city codes and in the self- storage industry. The local and national research reveals self-storage facilities generally occur in the industrial and/or commercial districts as determined by local controls and the city dictates the degree of architectural and exterior building material requirements. Klima said this code amendment is proposed to define and list self-storage facility as a permitted use in the Industrial I-Gen district in order to preserve commercial properties for the highest and best commercial use. The I-2 and I-5 Industrial Districts would be preserved for office and high tech uses. Staff recommends the following self-storage facility definition: "Self-Storage Facility: - A building or group of buildings designed and used for the leasing of compartmentalized individual storage space to tenants who have controlled and secure access for the sole purpose of storing personal property which is not held or offered for current or future sale." If this amendment is approved, the existing four self-storage facilities would become non-conforming, but would be able to remain and be maintained, but not expand consistent with the non-conforming use language in City Code and State Statute. The existing property owners of self-storage facilities have been notified via US mail of the proposed code change. Staff recommendation is for approval of the following: Amend Section 11.02 Definitions to include a definition for Self- Storage Facility; Amend Section 11.30 Industrial District to include Self-Storage Facility as a permitted use in the Industrial (I-Gen) district, as represented in the Planning Commission Staff report dated September 6, 2017. PLANNING COMMISSION MINUTES September 11, 2017 Page 3 Wuttke asked how this code amendment would affect the existing storage facilities since they are already there. Klima said nothing really changes; only they cannot expand. Kirk asked if they could sell their facilities. Klima said they could sell their facilities. Chair Pieper asked if they wanted to expand would they have to get a waiver. Klima stated they would have to get a waiver. Wuttke asked if homeowners could lease garage space to a person for storage. Klima said this definition is to address the only activity for the building. It would be for the overall primary use. Storage in a garage would not be considered as such. Kirk commented he felt the definition should be expanded. Wuttke asked if there is a timeline for approving this code amendment. Klima said there was not a timeline for approving this amendment. Wuttke said there are working farms in Eden Prairie and asked if they could use some of their property for storage. Klima said there is not a lot of property to be developed in Eden Prairie so they want to give permissiveness in the code for guidance and best use. Wuttke asked when inquiries come in, what guidance has been given. Klima said it would be typically a broker with a specific property in mind so the Staff gives them detailed information to inquiries. Wuttke commented there are more buildings in Eden Prairie then shown on the provided map and asked if the City is limiting itself by having this ordinance. Klima said this ordinance is for people inquiring about storage units. If it was in the ordinance now there would be many more expectations brought forward. Wuttke said it looks like there are only four locations available in Eden Prairie and asked Klima to go over these areas. Klima said there are four general areas zoning I- General; one of those is the Moss site, the other three are on the LRT bike trail, ending at Industrial Drive and Hwy 62. There are 18 parcels in the area and if this would be adopted the inquires would be directed towards this area. Wuttke asked if someone wanted it in the Golden Triangle area, with the enactment of this code, would it be available. Klima said if this was approved, the inquiry would be directed to where uses are permitted and the Golden Triangle is not in that area. Wuttke asked if the City is limiting itself by this proposed ordinance for individuals that want to store vehicles off of the LRT line. Klima stated she cannot speak for mini-storage for vehicles, as to the need,but there would not be storage available off of the LRT line. Farr asked if this code contains outdoor storage. Klima said the I-2 and I-5 does not allow outdoor storage. If the City was to get an inquiry about outdoor storage with self-storage, it would need to be stored inside. I-Gen does allow for outdoor storage. Farr asked what the process would be for an applicant that would like 75% inside and 25% outside storage. Klima said that would be a new development and would require the review and approval process. PLANNING COMMISSION MINUTES September 11, 2017 Page 4 Kirk said in regards to the language, he would like to see a few words added for clarity. He commented there is an I-Gen location on Hwy 212 and Hwy 4 that would be a good location for the City to give direction for the best use of property for usage. Farr said the user convenience is becoming more and more important. An example would be if a woman would want to be going to a safe environment. Farr feels there is a safety issue placing them in an area that is quiet and dark. Chief Pieper asked if there are problems with the residents next to these units. Klima said there are areas in the City that have industrial next to residential areas. This may not be what the City would like to see but they have to look at what would be the best use for the property. Freiberg said he likes the way Industrial is defined for this purpose. Wuttke asked if this proposal is enacted, would the City want storage units at the Moss site. Klima said currently there have been no inquiries for this area and she does not see any for the future. Wuttke commented in regard to the other three available for this use, one is by a church with an industrial area to the east. The other one is by Venture Lane, which has power facilities so this would not get developed on so that would leave the one on Hwy 62, and asked if the City is creating a problem by adopting the code amendment. Klima said occupancy of storage units tend to be a fluid temporary situation. There is a market out there so staff is proposing this to give direction to the inquires. Kirk stated he did not feel Eden Prairie would be an ideal area for storage facilities because of the expense. Farr said it was an important concept for the City. Kirk also said safety and convenience are issues with the storage facilities. Wuttke stated the blue areas on the map may have safety concerns. Wuttke pointed out the one storage facility on the north end is by the asphalt plant and asked if the plant has any intention of moving. Klima said she has not heard anything in regards to them moving. Farr stated these should be a conditional use with architectural standards. Kirk asked what would happen if we did adopt this or if we do not adopt this. He asked if an application is accepted in a commercial district what happens. Klima said three of the four storage facilities are in the industrial districts with only one being in a commercial area, so that would need more review for a conditional use permit. Farr asked if there would be a benefit for apartment buildings or senior living facilities to have to supply residential storage. Klima said she has never come across an ordinance requiring a certain amount of storage at these facilities and stated it could be a challenge to get that proposed. Kirk asked if we want this ordinance in our City and asked what other city's positions are in regards to mini-storage and commented as a Planning Commission PLANNING COMMISSION MINUTES September 11, 2017 Page 5 they have to articulate what the City wants. Farr said this is a desirable service for the community and it should be controlled through architectural standards. Chief Pieper asked if it should go in industrial zone and Farr said if need be but would like it in commercial. Kirk said he is in the middle of the road on his decision tonight. He sees it as a need for the community but it needs to be balanced. He wants them to be in the right place and appropriately designed. Wuttke asked if the Commission has come to a conclusion or consensus in regards to the language. Kirk said, given the circumstances,he is not ready to make a decision and would rather have the Commission think about it and make a decision at a later time. Chair Pieper asked what the City could do to help with this. Wuttke asked if Kirk wanted to make a continuance. Kirk stated he does want to continue this. Freiberg said he concurs with Kirk but said there does need to be a balance, especially when we start talking commercial. He stated he feels it should be kept in the industrial district even though it is commercial. Farr said he supports Kirk's suggestion for a continuance. He feels that the use may be appropriate in other districts with higher architectural standards. Klima said the staff will need to go back and do more research and look at what it might mean to broaden industrial areas and be approximate to commercial areas and also come back with additional information for the Commission. Chair Pieper said it would be nice to have all the Commission members present for discussion and feels a continuance would be appropriate. Chair Pieper opened the meeting up for public input. There was no input. MOTION: Farr recommended a continuance to the October 23rd meeting, seconded by Freiberg, at which time City Staff could bring back information on opportunities for other zoning districts, safety issues, and architectural standards. Motion carried 5-0. VIII. PLANNERS' REPORT Klima reminded Commission Members to RSVP to Lori Creamer for the September 19d' work session. Klima said the September 25d' Planning Commission meeting is cancelled. IX. MEMBERS' REPORT Wuttke requested a moment of silence for all those individual that lost their lives and those grieving for 9/11. Farr said he attended the Watershed Tour that started out in Chanhassen and ended up in Eden Prairie and said it was very informative. PLANNING COMMISSION MINUTES September 11, 2017 Page 6 X. CONTINUING BUSINESS XI. NEW BUSINESS XII. ADJOURNMENT MOTION: Wuttke moved, seconded by Farr, to adjourn the Planning Commission meeting. Motion carried 5-0. Chair Pieper adjourned the meeting at 8:35 p.m.