Discussion:
Site Information:
Site Address: 2800 4th Avenue East
Owner: Shakopee 2914 LLC
Lot Size: 1.97 acres
Zoning: I-1, Light Industry
Comprehensive Plan: Industrial
Renee Christianson, representing Mark Houser, has applied for a conditional use permit for a self-storage facility, exterior storage, and a side-yard setback variance to construct a self-storage facility at 2800 Fourth Avenue East.
The applicant proposes to build three different buildings for storage. The eastern building would be constructed as the first phase with an office and large storage bays. The two western storage buildings are intended to be constructed at a later time and would have smaller units.
In the initial building, the applicant proposes to have large storage bays that could be used by contractors to store their equipment, vehicles, and trailers. The applicant has mentioned the possibility of contractors running their businesses out of the bays, which is the part of the request for a conditional use permit for landscape services and contractors. Staff supports this request, as a way to provide small businesses smaller tenant spaces to operate these types of businesses outside of residential areas, which is often a code enforcement issue.
On the south side of the site, the applicant is proposing an exterior storage area 25' deep and 105' long for boats, recreational vehicles, and trailers. Staff is recommending that the exterior storage area only be used for vehicles that are licensed and operable such as boats, RVs, and campers, not for storage of materials such as building or landscaping materials, or damaged and inoperable vehicles.
The recently adopted tree and landscape ordinance requires specific conditions for screening of storage areas. One of the screening requirements is staggered rows of evergreens in an area at least 10' wide. Staff is recommending that the 2 western buildings be shifted 5' to the north to allow an additional 5' of space for landscaping to screen the storage area, or the storage area be reduced to 20' in depth.
Variance Discussion:
The applicant is requesting a 5' sideyard setback variance, from 15' to 10' to allow for the westernmost structure to be placed closer to the west lot line. The proposed building is adjacent to a stormwater retention pond approximately 210' wide for Valley View Business Park. Staff believes that a setback variance is appropriate in this case. The purpose of sideyard setbacks is for aesthetic purpose and to allow for the spacing of buildings to meet Fire Code, and to provide a specific area for greenspace. The nearest adjacent building is CommScope, which is across the stormwater pond and approximately 420' away from this lot line.