6.1.b. PCSR 03-27-2018City of
Elk
River
Request for Action
To
Item Number
Planning Commission
6.1b
Agenda Section
Meeting Date
Prepared by
Public Hearings
March 27, 2018
Chris Leeseber , Senior Planner
Item Description
Reviewed by
Dennis Sharp — Sharp & Associates, 15585 Edison
Zack Carlton, Planning Manager
Street NW
Reviewed by
■ Boat & RV Storage CUP, CU 18-05
Action Requested
Recommend, by motion, approval of the Conditional Use Permit with the following conditions:
1. The authorized Conditional Use Permit (CUP) will not be recorded until all conditions have been
satisfied.
2. A building permit will not be issued until the CUP is recorded.
3. If the proposed work described in the application and Conditional Use Permit has not been
substantially completed within two years after the Conditional Use Permits date of issuance, the
permit shall expire and become void.
4. If the authorized use ceases for more than six months, the Conditional Use Permit shall expire.
5. The applicant must apply for and receive approval for all required permits before any
construction may begin.
6. All driving lanes shall be marked "Fire Lane No Parking".
7. The cul-de-sac shall meet the minimum 96 foot diameter as required in the MN State Fire code
Appendix D.
8. Any use or work within or affecting MnDOT right-of-way will require a MnDOT permit.
9. A landscape plan showing compliance with ordinance requirements, including credit for existing
trees, shall be submitted and approved.
10. All structures shall meet the architectural standards in Section 30-938
11. All comments in the Stormwater Coordinator Memo dated March 8, 2018 shall be addressed.
12. All comments in the Fire Marshall Memo dated March 8, 2018 shall be addressed.
13. All comments in the MdDOT Letter dated March 15, 2018 shall be addressed.
14. All sources of artificial lights shall be so fixed, directed, designed or sized that the minimum
subtotal of their illumination will not increase the level of illumination on any nearby residential
property by more than 0.1 footcandle in or within 25 feet of a dwelling or by more than 0.5
footcandle on any part of the property.
Background/Discussion
The applicant is seeking a CUP to construct three (eventually five) separate mini storage buildings and an
office on the subject property.
The Elk River Vision
A avelcoming community avith revolutionary and pirited resourcefulness, exceptional p o w E R E o e r
service, and community engagement that encourages and inspires prosperity [NATURE]
The property is zoned I3 (General Industrial). In order to comply with the Comprehensive Plan, the
applicant is also requesting a Zone Change (ZC 18-01) from I3 to C3 (Highway Commercial) where Mini
Storage facilities require a Conditional Use Permit (CUP).
Analysis
Comprehensive Plan
The Highway Business land use ranges from moderate to high intensity forms of commercial
development in Elk River and follows the Highway 169 and Highway 10 corridors. Businesses in this
category may be the largest both in terms of size and traffic generation while also providing services and
convenience types of business. Development orientation tends to be toward regional highways.
Buildings
The storage buildings are proposed to be constructed with prefinished metal panels with highlighted trim
and doors. Building #1, facing Highway 10, will have three sides composed of concrete and decorative
masonry. The office is proposed to be constructed with concrete masonry units and a metal prefinished
roof The office and Building #1 meet the architectural requirements but Building #2 does not. The
three future buidlings will also need to meet the architectural requirements.
Section 30-938 (2) states the building finishes shall consist of at least two of the exterior building finishes,
at least two shall be used per wall. The materials listed are, face brick, natural stone, architectural glass
(i.e. curtain wall), wood, stucco, siding (metal, fiber -cement or vinyl), integrally colored split face (rock
face), burnished or glazed concrete masonry units (excluding smooth/plain or painted), and other city
approved architectural materials.
Parking/ Circulation
Ministorage or self -storage facilities require one parking stall for each 400 square feet of office space or
four stalls, whichever is greater. The proposed office space is 1,200 square feet, so four stalls are
required. The proposed site plan shows seven parking stalls.
The proposed building lengths surpass the allowed dead end access, but if all driving lanes are marked
"Fire Lane No Parking", the site layout can be allowed. The cul-de-sac shown does not meet the
minimum 96 foot diameter as required in the MN State Fire code Appendix D.
Landscaping
Per section 30-934, the number of trees required is 67. This will result in 33 overstory, 17 ornamental,
and 17 deciduous trees. The landscape plan shows four additional trees in the northwest corner of the
property. There are existing trees on site but no existing credit calculations were provided. Landscaping
on the subject property will need to comply with ordinance requirements, including credit for existing
trees.
Screening
The property slopes significantly downward away from Highway 10. Because of the topography and the
position of Building #1, the site will be screened from Highway 10. Further screening could be
accomplished along Edison Street with required landscaping.
N:\Departments\Community Development\Planning\Case Files\CUP\CU 18-05 Dennis Sharp - Sharp & Associates (Edison Boat & RV
Storage)\4 Planning Commission\CU 18-05 sr PC 3-27-18.docx
Site Security
The facility will be surrounded by a seven foot high chain link fence, including approximately 360 feet of
seven foot high black iron clad picket fencing running along Edison Street. There will be a gated key pad
access and individual, secured codes for each customer.
Hours and Employees
During the spring and the fall, there will be one or two employees on site, with one part-time employee
the rest of the year. The part-time employee will be available on call during the operating hours of 8:00
a.m. - 4:30 p.m. Monday through Friday.
Signage
The applicant is proposing a wall sign on Building #1, facing Highway 10. Monument/ freestanding signs
shall be setback 10 feet from all property lines and are not allowed in easements. Signage shall require a
building permit.
Stormwater
The Stormwater Coordinators comments, questions, and requirements are outlined on their attached
memo.
MnDOT
Any use or work within, or affecting, MnDOT right-of-way will require a MnDOT permit.
Streets
Building #1 sits adjacent to a potential future frontage road system. The site plan should be reviewed to
see if Building #1 can be moved to provide for proper setbacks and right-of-way for a future frontage
road. The frontage road is anticipated to be an essential public facility serving the surrounding properties.
Applicable Regulations
1. Wlill not endanger, injure or detrimentally affect the use and enjoyment of otherproperty in the immediate vicinity or
the public health, safety, morals, comfort, convenience orgeneral welfare of the neighborhood or the city.
After the site is constructed, there will be limited activity on the site. The use will not endanger, injure or
detrimentally affect the use and enjoyment of other property in the immediate vicinity or the public
health, safety, morals, comfort, convenience or general welfare of the neighborhood or the city.
2. Weill be consistent with the comprehensive plan.
The use is consistent with the comprehensive plan.
3. mill not impede the normal and orderly development and improvement of surrounding vacant property.
Proposed Building #1 sits within a footprint of a future frontage road system. This could impede the
normal and orderly development and improvement of surrounding vacant property. If potential right-of-
way is protected for a future frontage road, this impediment would be avoided.
N:\Departments\Community Development\Planning\Case Files\CUP\CU 18-05 Dennis Sharp - Sharp & Associates (Edison Boat & RV
Storage)\4 Planning Commission\CU 18-05 sr PC 3-27-18.docx
4. Will be served adequately by and will not adversely affect essential public facilities and services including streets, police
and fire protection, drainage, refuse disposal, water and sewer systems, parks and schools; and will not, in particular, create
traffic congestion or interference with trac on adjacent and neighboring public thoroughfares.
Proposed Building #1 sits within a footprint of a future frontage road system which could adversely
affect services including streets, police and fire protection of neighboring properties. Again, if potential
right-of-way is protected for a future frontage road, this impediment would be avoided.
S. Weill not involve uses, activities, processes, materials, equipment and conditions of operation that will be detrimental to
any persons or proper y because of excessive tralc, noise, smoke, fumes, glare, odors, dust or vibrations.
The use will not involve uses, activities, processes, materials, equipment and conditions of operation that
will be detrimental to any persons or property because of excessive traffic, noise, smoke, fumes, glare,
odors, dust or vibrations.
6. Weill not result in the destruction, loss or damage of a natural, scenic or historic feature of major importance.
There are no natural, scenic or historic features of major importance on the site. The use will not result
in the destruction, loss or damage of these.
7. Weill fully comply with all other requirements of this Code, including any applicable requirements and standards for the
issuance of a license or permit to establish and operate the proposed use in the city.
The use will fully comply with all other requirements of this Code, including any applicable requirements
and standards for the issuance of a license or permit to establish and operate the proposed use in the city.
If denial of such a permit should occur, it shall accompany recommendations or determinations by
findings or a report stating how the proposed use does not comply with the standards set forth in Section
30-654.
Financial Impact
None
Statutory Review Period
Per State Statute 15.99 the required 60 day review period ends on April 7, 2018. A 60 day extension letter
will be send to the applicant to provide the time needed for Council review and the possibility of a delay.
Council Meeting
If acted on, this item will go to the April 16, 2018, City Council meeting.
Attachments
■ Location Map
■ Applicant's Narrative
■ Site Plans/Architectural Plans/Elevations
■ Landscape Plan
■ Grading and Drainage Plans
■ Stormwater Coordinator memo dated March 8, 2018
■ Fire Marshal memo dated 3/8/18
■ MnDOT letter dated March 15, 2018
N:\Departments\Community Development\Planning\Case Files\CUP\CU 18-05 Dennis Sharp - Sharp & Associates (Edison Boat & RV
Storage)\4 Planning Commission\CU 18-05 sr PC 3-27-18.docx
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February 6, 2018
SHARP & ASSOCIATESRECEIVED
LEASING I CONTRACTING I STORAGE FEB 06 2018
500 Bunker Lake Blvd NW • Anoka, MN 55303
Elk River Planning Commission and City Council
Description of Project Narrative
The City of Elk River is a strong and ever-growing community that prides itself on
preserving its history, but also building its future. The neighborhoods, both old and new,
have a sense of character that speaks to the residents that live there and the officials that
maintain them. One thing that is becoming a growing problem within many suburban
areas, like Elk River, is the addition of recreational vehicles and water vessels that are
creating clutter and less appealing neighborhoods and streets. Demographically, Elk
River has a fairly high median house -hold income which would allow for most households
to be in the market for big purchases such as; boats, RVs, ATVs, Jet skis etc. With so
many households in the market for large-scale purchases it would be beneficial for the
city to think towards the future and provide its residents with a proper storage facility that
can house large-scale items.
That is why we propose to eventually construct five separate buildings on this
property for the purpose of storing recreational vehicles that tenants can access at their
convenience. This proposal intends to start with the construction of three separate
buildings on the north side of the property, two designated for semi -heated (climate -
controlled) storage of approximately 50 degrees during the cold season and the third
building intended for cold storage. Building number one will have three walls of concrete
and decorative masonry facing the side exposed to highway 10, the south facing wall and
the remaining buildings will be composed of color clad metal with highlighted trim and
doors.
This proposal will aim to please a majority of the themes in the City of Elk River's
Comprehensive Plan including; creating and maintaining strong neighborhoods, keeping
SHARP & ASSOCIATES
LEASING I CONTRACTING STORAGE www.sharp-associates.com
Elk River a "safe" place, preserving and maintaining the environment and making Elk
River a "complete" place.
Create and Maintain Strong Neighborhoods
This proposals offers primarily Elk River residents the opportunity to store their
large, space consuming recreational vehicles/ boats/ cars etc. at our proposed facility
rather than in their driveways, lawns, streets etc. The removal of RVs and other various
motor vehicles from residential homes has the potential to improve residents overall
happiness within their neighborhoods and communities by freeing up their properties, but
still maintaining close and secure access to their recreational vehicles. This would also
create the opportunity for The City of Elk River to de -clutter neighborhoods that have
become less appealing due to the amount of outdoor storage that has accumulated over
time.
Keep Elk River a "Safe" Place
Our proposed facility focuses on the security and safety of our future customers
and their stored vehicles. Within this proposal we intend to construct a secured facility
with gated key pad access and individual, secured codes for each customer with a self -
storing unit. The facility will be surrounded by seven foot high chain link fence, including
+/- 360ft of seven foot high black iron clad picket fencing that runs along Edison Street
(this portion includes the key pad accessible gate). It is also our intention to have a fully
lit facility with outdoor lighting on each and every building to ensure the safety of our
customers. In addition, we intend to have 24/7 security cameras installed on the outside
of our buildings to eliminate theft and ensure safety.
Preserve and maintain the Environment
The site plan proposed takes into consideration the existing environmental make-
up of the property. It is our intention to save all of the Norway and White Pine along Edison
Street, as well as some of the better looking Jack Pine. It would be our proposal to remove
the Jack Pine on the Highway 10 right of way, with proper authorization, as the removal
of this Jack Pine would help in making our facility visible from the highway. With proper
�:ASHARP & ASSOCIATES
LEASING CONTRACTING STORAGE
www.sharp-associates.com
authorization to remove the Jack Pine, we would then apply for a sign permit to be put on
the structure itself on the building constructed of decorative masonry, visible from highway
10/169.
Make Elk River a "Complete" Place
To make Elk River a more "complete" place, the addition of a recreational vehicle
self -storage facility would be an added benefit to the City of Elk River and its residents.
Giving residents the option to store their large, often times expensive, RVs/Boats/Trailers
etc. close to home is an added perk if they are looking for a home in a neighborhood that
does not have the space to store large items. The City of Elk River wants to have it all
and be a one stop city that offers its residents everything they need within the city itself.
With the approval of this proposal you would be giving your residents the benefit of never
having to look elsewhere or outside of the city limits to store their most prized
possessions. You and your residents can feel good knowing that we will store them and
keep them safe.
Proposed Details
Sharp & Associates has similar facilities on the north side of Highway 10 that has
so far been very successful. We intend to have the proposed facility function as the
existing facility does to ensure success for the proposed facility.
The proposed facility would allow for approximately seven parking stalls,
estimating that only three to four will be used at a time. Our current location operates with
this trend. During the spring and the fall we will have one or two employees on site, the
rest of the year we will have one part time employee at the facility, but available on call
during the operating hours of 8.00am — 4:30pm Monday through Friday. We currently
have an "emergency" call number in the event that we experience gate problems etc. on
the weekends at our existing facility and intend to offer the same after hour services at
this proposed location as well.
As mentioned previously, the proposed buildings would be constructed from color
clad metal with highlighted trim and doors, with one building that would have three sides
�:ASHARP & ASSOCIATES
(EASING i CONTRACTING 1 STORAGE www.sharp-associates.com
composed of concrete and decorative masonry. This building will be exposed to highway
10, and with the approval of removing the Jack Pine, it would be our proposal to apply for
a sign permit to put signage on the structure itself.
The proposed screening of the site is mostly accommodated by the lay of the
property which slopes rather drastically to the south. We have proposed the north building
floor level to be 10 feet below Highway 10 traffic and we are saving the trees along Edison.
CASHARP & ASSOCIATES
LEASING 1 CONTRACTING STORAGE www.sharp-associates.com
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ElkMemorandum
River
TO: Planning Department
From: Brandon Wisner, Stormwater Coordinator
Date: March 8, 2018
Subject: Site Plan Review - February 2018
The department listed above has reviewed the application listed below and has the following
comments:
Case #CU 18-05, Dennis Sharp — Sharp & Associates, 15585 Edison Street NW —
Edison Boat & RV Storage
1. Submit full SWPPP, HydroCAD and MIDS report.
2. Submit project description along with pre and post rate table.
3. Will the proposed `pond' basins be lined?
4. Has the groundwater elevation been determined?
5. Pre-treatment is required for infiltration basins, the two south basins treatment direction
may need to be switched.
6. Submit electronic plans, the current ones are difficult to read.
7. NPDES permit must be issued prior to construction starting.
Case #P 18-03, Royal Oaks Realty, Inc. —13707 185`'' Ave NW — Preliminary Plat,
Riverplace Second Addition
1. Have soil borings been done to determine the groundwater elevation?
2. Lake Orono is impaired for nutrients, provide all specific NPDES requirements.
3. Submit full SWPPP and MIDS report.
4. How will pond #1 hold water at elevation 876'? If so, will it be lined?
5. How will pond #1 overflow to infiltration area #1?
6. Show 100 year flood elevation on plan.
7. Rip rap is not allowed at culvert ends, articulated block is to be used in accordance with
city specifications.
8. Redundant sediment control is required upland of all water resources and infiltration
basins during active construction, update accordingly.
9. Show limit of disturbance line along the entire North side of the site adjacent to Lake
Orono.
10. Show proposed driveway slope percentage for each lot.
POWERED BV
A4ATUR
City of Memorandum
Elk -�-�
River
TO: Planning Department
From: Cliff Anderson / Fire Marshal
Date: 3/8/18
Subject: Site Plan Review - February 2018
The department listed above has reviewed the application listed below and has the following
comments:
Case #CU 18-05, Dennis Sharp — Sharp & Associates, 15585 Edison Street NW —
Edison Boat & RV Storage
1. The site has several issues regarding Fire Lanes. The building lengths surpass the
allowed Dead End access, but with all driving lanes marked "Fire Lane No Parking"
we will allow the site layout.
2. The cul-de-sac shown does not meet the minimum diameter at 90ft. circle.
It needs to be increased to at least a 96ft. circle, as shown in the MN State Fire code
Appendix D.
Case #P 18-03, Royal Oaks Realty, Inc. —13707 185`h Ave NW — Preliminary Plat,
Riverplace Second Addition
1. No concerns or issues with the application as proposed.
Case #CU 18-06, Shannon Forsberg — 920 Highway 10 — Dog Daycare/Small
Boarding Facility
1. No concerns or issues with the application as proposed.
Case #OA 18-04, Ordinance Amendment - Beekeeping
1. No concerns or issues with the application as proposed.
P0wIa10 0
N/'- YURE
M
7 DEPARTMENT OF
TRANSPORTATION
March 15th, 2018
Jennifer Green
City of Elk River
13065 Orono Parkway
Elk River, MN 55330
SUBJECT: Edison Boat and RV Storage
SW quad US 10 and Edison St
MnDOT Review S18-019
Elk River, Sherburne County
Control Section 7101
Dear Ms. Green,
Metropolitan District
1500 County Road B2 West
Roseville, MN 55113
Thank you for the opportunity to review the proposed Edison Boat and RV Storage development in Elk River.
The Minnesota Department of Transportation (MnDOT) has reviewed the site plans and has the following
comments:
Permits:
Any use of or work within or affecting MnDOT right-of-way requires a permit. Permit forms are available from
MnDOT's utility website at: http://www.dot.state.mn.us/utility/index.html
Please include one 11 x 17 plan set and one full size plan set with each permit application. Please submit/send all
permit applications and I IX17plan sets to: metropermitapps.dotkstate.mn.us. Please direct any questions
regarding permit requirements to Buck Craig (651-234-7911) of MnDOT's Metro Permits Section.
Review Submittal Options:
MnDOT's goal is to complete the review of plans within 30 days. Submittals sent in electronically can usually be
turned around faster. There are four submittal options. Please submit either:
1. One (1) electronic pdf. version of the plans. MnDOT can accept the plans via e-mail at
metrodevreviews.dotkstate.mn.us provided that each separate e-mail is under 20 megabytes.
2. Three (3) sets of full size plans. Although submitting seven sets of full size plans will expedite the
review process. Plans can be sent to:
MnDOT — Metro District Planning Section
Development Reviews Coordinator
1500 West County Road B-2
Roseville, MN 55113
3. One (1) compact disc.
4. Plans can also be submitted to MnDOT's External FTP Site. Please send files to:
ftp://ftp2. dot. state.mn.us/pub/incoming/MetroWatersEdge/Planning
Internet Explorer doesn't work using ftp so please use an FTP Client or your Windows Explorer (My
Computer). Also, please send a note to metrodevreviews.dotkstate.mn.us indicating that the plans
have been submitted on the FTP site.
An equal opportunity employer
If you have any questions concerning this review please contact me at (651) 234-7788.
Sincerely,
Jennifer Wiltgen
Principal Planner
Copy sent via E -Mail:
Brian Kelly, Water Resources
Buck Craig, Permits
Ashley Roup, Right -of -Way
Gayle Gedstad, Traffic
Melissa Barnes, Area Engineer
Nancy Jacobson, Design
Cameron Muhic, Bike -Ped
Russell Owen, Met Council