The Planning Commission is asked to recommend the following actions to the City Council.

1. Recommend approval of the preliminary plat of Apple Valley Wasatch, subject to compliance with all City Codes and the following conditions:
   1. A cash-in-lieu of land parkland dedication shall be required in accordance with the City's dedication formula in the subdivision ordinance
      1. 124,900 (sq. ft) / 1000 = 124.9 x .01 (Industrial persons equivalent) = 12.49 x .00955 (acres per resident) =.1192795 x $128,000 (Industrial benchmark values of raw land) = $15,267.
   2. A cross-access agreement shall be executed between Lot 1, Block 1, and Outlot C, Apple Valley Wasatch.
   3. The vacation of easements, and Evendale Way right-of-way shall not be approved until the Apple Valley Wasatch final plat is approved by City Council.
   4. All conditions as outlined in the City Engineer's memo dated 10-18-17.

    
2. Recommend approval of the site plan and building permit authorization to construct an 804-unit self-storage facility subject to compliance with all City codes and the following Conditions:
   1. The applicant shall submit a nursery bid list at the time of building permit that confirms the landscape materials meet or exceed the 1.5% of the value of construction of the building based on Means Construction data. Landscape materials may include plants, underground irrigation, public art, fountains, decorative paving, or other outdoor common area elements that create an enhanced sense of place and fosters social interactions. Landscaping provided for screening from adjacent properties shall also apply.
   2. A photometric plan which meets city ordinance for properties adjacent to, or within residential districts shall be submitted at the time of building permit. The proposed lighting plan meets City ordinance.
   3. A hauling and staging plan shall be submitted at the time of the Natural Resources Management Permit (NRMP) application subject to review and approval of the City Engineer.
      1. Grading of the site may occur with a NRMP prior to the issuance of a final plat per City ordinance.
      2. A NRMP will be required prior to any land disturbing activity commences.
   4. Signage is not reviewed as part of building permit authorization. A separate sign permit shall be applied for which will evaluate size, location, and number of signs.
   5. The entrance to the site from Johnny Cake Ridge Road shall be a right-in, right-out only and shall accommodate access to Outlot C.
      1. Prior to approval of the site plan the auto-turn drawings shall show that larger vehicles, such as RV's are able to enter both lots without conflict with the proposed gate/fence.
   6. Prior to City Council approval additional auto-turn drawings shall be provided which demonstrate that RV's and other large vehicles are able to enter the structure from Evendale Way. A conflict shall not exist between the proof of parking area, and a large vehicles ability to enter the structure.
   7. Trash enclosures shall be screened in accordance with City Ordinance, which requires that enclosures not be clearly visible from adjacent properties.
   8. A proof of parking agreement shall be executed as part of the developer's agreement.
      1. The combination of the exterior 7 stalls (5 regular and 2 handicap) and the interior parking, which shall be striped shall be deemed sufficient at this time. Should parking issues arise, the developer shall be responsible for installing additional parking per the terms of the proof of parking agreement.
      2. Required landscaping that is shown in the proof of parking areas shall be replanted if additional parking is required.
   9. Exterior storage, or parking of vehicles shall not be permitted as part of this application.
   10. Building coverage shall not exceed 45% of the lot area per City ordinance.
   11. Material samples, or material specifications  of the "corregated metal panels" shown on the conceptual elevation drawings dated September 29, 2017 shall be provided to the City prior to the issuance of a building permit to determine conformance with City ordinance.
   12. All work and infrastructure within public easements or right-of-way shall be to City standards.
   13. A public improvement project will be required for work in Evendale Way and the cul-de-sac expansion.
   14. Prior to the issuance of a building permit, a copy of the encroachment agreement with Magellan Pipeline for work occurring within their easement area shall be provided.
   15. All conditions as outlined in the City Engineer's memo dated 10-18-17.

The Planning Commission held the public hearing for the Preliminary Plat for this item on September 20, 2017. Several members of the public expressed support, or asked questions. Each of these comments are described in greater detail in the background portion of the report.

Wasatch Storage Partners, LLC  submitted applications for a Preliminary and Final Plat, Vacation of a portion of Evendale Way, and a Site Plan/Building Permit Authorization at the vacant site on the northeast corner of Johnny Cake Ridge Road and Upper 147th Street W. The site has been known as the Patina property, and has previously been reviewed for the ISD 196 bus garage.

The Planning Commission reviews applications for Preliminary Plats, and Site Plan/Building Permit Authorizations, but not a final plat or vacation. However, to comprehensively evaluate the project all aspects will be presented in this report.

Site Plan:

Wasatch Storage Partners, LLC, proposes to subdivide the lot into 4 properties to develop an approximately 125,000 sq. ft. self-storage facility. Since the public hearing at the Planning Commission changes have been proposed, including adding an additional outlot.

Outlot A has been proposed to be dedicated to the City for regional stormwater ponding. The existing pond in this area was under a drainage and utility easement. Originally, Wasatch proposed to construct their own pond area. This created two storm water ponds in close proximity, with a berm between them. To create a more efficient system the two ponds are proposed to be combined, and dedicated in an outlot for the City to maintain.

With the addition of a 4th lot the lot sizes have been altered. Outlot A, the ponding area is proposed to be 2.5 Acres. Outlot B, will be retained by the Patina property owner on the east side of the site is 3.69 acres and will drain to the expanded ponding area. Outlot C, is west of the Lifeworks site, and south of the Wasatch Storage site will remain for development. It is proposed to be 3.15 acres.

Lot 1, Block 1, of Wasatch Apple Valley is proposed to be 6.32 acres and is the site of the self-storage facility. The lot is slightly smaller than originally proposed due to the dedication of the ponding area.

Zoning:

The property is zoned "I-1" (Limited Industrial). The Limited Industrial zone permits "auto, marine, and truck storage when completely within a building". The proposal does not include any exterior storage, which would require a Conditional Use Permit within the zone.

Vacation of a Portion of Evendale:

To develop the site as proposed a portion of Evendale Way and all drainage and utility easements as part of the Eagle Ridge Business park would be required to be vacated. Additional easements will be dedicated as part of the new Wasatch Apple Valley Plat which will replace any easements the City still requires. Due to the dedication of Outlot A for ponding it is not clear whether the pond area will be required to be dedicated in an easement. The plat documents will be finalized prior to City Council approval.

The public hearing to vacate these easements is scheduled for October 12, 2017.

Site Access and Internal Traffic Flow:

The primary site access will remain off of Johnny Cake Ridge Road through a right-in right-out configuration. This access has been shifted to the south to allow for a shared access with Outlot C. A cross-access agreement between Lot 1, Block 1, and Outlot C shall be established with the Developer's Agreement.

Previously, the building's access was from the west side of the site. Due to the access from Johnny Cake Ridge Road being shifted to the south to be shared the access to the building will now be from the east side. Staff believes this creates an improved site flow as the full access to the site will be from Evendale Way. This allows larger vehicles, such as RV's to utilize a full access road with less traffic. The right-in right-out access on Johnny Cake can be used for office access, and vehicles exiting the site.

Parking:

Self-storage facilities are not a use listed in the city code for parking calculations. Staff has done research on past approved projects and found that the parking demand at such sites is minimal. The site plans include a proof of parking to meet the parking demand if this facility were utilized as a warehouse facility. A condition of approval will be that a proof of parking agreement is included with the developers agreement for this project.

Prior to City Council approval staff has requested that the applicant provide an architectural drawing that can provide a count of interior parking spaces. As 87% of the units are accessed from within the structure the majority of the site parking will be inside the building. Based on staff's research the 7 exterior spaces, and the future interior spaces are deemed enough parking for the demand currently. If there are parking issues in the future the proof of parking agreement established with the developer's agreement will address these concerns.

Exterior storage, or storage of vehicles is not permitted as part of this application.

Stormwater Ponding:

The larest change to the site plan since the public hearing is the stormwater pond configuration. Previously two separate ponds were proposed, but after meeting with City staff the applicants have combined the ponds for greater efficiency.

Combining the ponds allows for the creation of Outlot A, which will be dedicated to the City as a regional stormwater pond. This efficiency allows for the ponding area to be smaller, and for an are where a City well could be constructed in the future if it is required.

Floor Plan:

A conceptual floor plan shows a total of 804 units for rent, with 56 exterior access doors along the northern property line. The majority of the units are proposed to gain access by entering the building through a drive in door. The interior building has a 35' drive isle, and is one way allowing renters access to units served off the main drive. 87% of the units will be access from the interior of the structure. Several units are large enough for RV or large boat storage with a mix between 12' x 30' to several 12' x 40' units and will not be climate controlled like the rest of the facility.

Structure and Elevations:

The 125,000 sq. ft. facility is proposed to be climate controlled with entry to private storage units from the interior of the structure and via overhead exterior doors. The proposed materials are of corrugated metal panels, and split face masonry. The colors of the structure are generally consistent with the surrounding architecture of the industrial zone. Comments from neighbors at the public hearing expressed concern for the bright red doors adjacent to the residential properties to the north. To address these concerns the applicant has agreed to change the color of the doors to a more subdued grey color. This is reflected in the new elevations attached.

Landscape Plan:

The application included a landscape plan which shows a total of 64 trees, and a variety of shrubs and prairie grasses. City code requires 1.5% of the total project cost to be included as landscaping. A bid list will be provided prior to the issuance of a building permit. A review memo by the Natural Resources Coordinator is attached to the Engineering report.

Staff made the suggestion that some landscaping be included on the south side of the lot as well, which the applicant has added as part of their updated landscaping plan.

Impervious Surface Coverage:

The Limited Industrial zone does not have a maximum impervious surface coverage, but does require a maximum building coverage not exceed 45% of the lot. With the changes to the lot line to create the stormwater pond outlot the building coverage has increased from 41% to approximately 45%. The site plan needs to be clarified to show the correct square feet of the building, as there are currently two listed. Once this is completed the park dedication for the site can be finalized. A draft condition has been included in this report that may be altered depending on the actual building size.

Responses to Public Hearing Comments:

The public hearing was held on September 20, 2017. Below is a summary of the questions and comments, along with staff responses.

1. A preference for the trees along the north side of the lot to be staggered to better screen the structure.

Staff response: The landscape plan has been reviewed by the natural resource coordinator and found to be an excellent screen. The mix of deciduous and conifer trees are staggered along the northern property line and at full growth will more then screen the structure.

2. A concern for the bright color of the red doors adjacent to residential properties being too visible.

Staff response: The City Attorney has stated that without an application for an item that would require mitigating factors the City is unable to require that the door color be changed. However, the applicant is seeking to be a good neighbor and has changed the door color to a grey color along the northern property line. There are residential properties to the east as well, however the distance to these properties is a much greater distance.

3. A neighbor would like to see the access from Johnny Cake Ridge Road moved to the south rather than the location currently shown on the plan.

Staff response: Staff also made the condition that this access be moved to the south. The updated site plan has the location with suitable distance separation between the two intersections.

4. A concern was raised about the noise of the air conditioning units and whether the neighbors would hear them.

Staff response: The units will be screen per City code, which will assist with deflecting any noise. Should there be any noise issues they can be addressed as a code violation. However, the units on this structure will be similar to a commercial air handler which have not had impacts in other areas of the City where they are adjacent to residential.

5. Additional explanation on the lighting, particularly where it is adjacent to residential properties.

Staff response: The applicant's photometric plan shows a zero light measure adjacent to residential properties, which is below the code requirement of .5 foot candles.