5 PCSR 05-25-1993 ITEM 5
ety of / TO: PLANNING COMMISSION
Elk Ri•
ver FROM: STEPHEN ROHLF, BUILDING AND ZONING
ADMINISTRATOR
DATE: MAY 19, 1993 5 g
SUBJECT: CONDITIONAL USE PERMIT TO ALLOW
ENCLOSED STORAGE (MINI STORAGE)
BY JERRY AND THIRY MINOR/PUBLIC
HEARING, CASE NO. CU 93-12
APPLICANT
Jerry and Thiry Minor, 16848 Highway 10, Elk River, MN.
REQUESTED ACTION
A conditional use permit to allow enclosed storage (mini
storage) .
SITE ZONING
C3, Highway Commercial
• SURROUNDING ZONING
North, east, and south - C3, Highway Commercial
West - Rla, Single Family Residential
LEGAL DESCRIPTION
That part of the SW 1/4 of the NW 1/4 , Section 11, Township 32 ,
Range 26 , Sherburne County, MN. A complete legal description
is available at City Hall . A map showing the general location
of the affected area is attached.
OVERVIEW
The Minor' s are proposing two mini storage buildings; one 40 ' x
200 ' (8, 000 square feet) , and the other 24 ' x 200 ' (4 ,800
square feet) . The site they are proposing these buildings on
is 4 . 86 acres .
PARKING
There will be no on site employees associated with this
business nor will any company vehicles be kept on site. City
ordinance does not require mini storage to have parking. Staff
feels, in this case, no parking stall is appropriate.
410
P.O. Box 490 • 13065 Orono Parkway • Elk River, MN 55330 • (612) 441-7420 • Fax: (612) 441-7425
CUP, Jerry and Thiry Minor Page 2
May 19 , 1993
•
DRIVES
The drive between the mini storage buildings is 40 ' in width.
This is appropriate according to City code. The Minor' s site
plan also shows a 36 ' wide drive on the west side of the
western most building. Vehicles can backup to the mini storage
unit and still allow other vehicles to pass .
The proposed driveway into the site is 18 feet wide. Staff
recommends it be increased to 24 feet wide to adequately
provide for two way traffic. The proposed driveway does not
directly access MnDot right-of-way but passes through an
adjacent lot, which is also owned by the Minor' s . Staff
believes there is a 66 ' wide easement on this adjacent lot that
would accommodate this drive. If there isn' t an easement in
place, staff recommends one is created. Staff recommends all
drives associated with this request be hard surfaced.
LANDSCAPING
Much of the western end of the lot will remain naturally
vegetated. The Minor' s have indicated that they will "dress
up" the pond on the highway side of the buildings and around
• the buildings .
The Minor' s will also provide the Planning Commission with the
number of mature trees on this site so they can be credited
against the City' s tree requirements . Without credit, this
site is required to have 43 trees . Staff recommends that
whatever trees are required after credit is given, be
evergreens planted on the west side of the western most
driveway to help screen the mini storage from the adjacent
residential district. Staff recommends spruce trees .
SIGNAGE
The Minor' s are proposing wall signage on the east wall of the
eastern building facing the highway. This side of the building
will not have any garage doors . The sign will be made of
individual letters with indirect lighting. The Minor' s are not
proposing to have a free standing sign associated with this
mini storage. Staff has reviewed sign regulations with the
Minor' s, which would allow this wall sign to be 128 square feet
in size. The Minor' s have indicated this is sufficient.
LIGHTING
The mini storage units will not be wired for electricity. The
Minor' s are proposing security lights on poles for the drive
. associated with the mini storage. Staff recommends the amount
of light allowed to flood off-site be as per City code. This
may require that the security lights have shields on the west
CUP, Jerry and Thiry Minor Page 3
May 19, 1993
• side to prevent an excessive amount of light flooding onto the
residential area.
ARCHITECTURAL STANDARDS
Attached is a proposed elevation for both mini storage
buildings . The buildings are proposed to be post and beam
construction with metal skin roof and walls . City code allows
only 25% of a building in a C3 zone to be of metal skin
construction. Sides facing public right-of-way (east side
facing Highway 10) or an adjacent residential district (west
side of the western building) can not be of metal skin. The
roof of these mini storage buildings can be metal but it will
have to be colored. Staff informed the Minor' s of this and
they will be prepared to propose alternative materials .
DRAINAGE
The drainage pond on the east side of the site was sized to
accommodate a normal amount of lot coverage on this lot. This
proposal does not have an excessive amount of hard surfacing
for the size of this lot. Also, when this site was originally
graded, the Minor' s provided an overflow to the pond which is
situated just to the west of the western most drive.
Terry Maurer, City Engineer, is reviewing drainage for this
site and his comments will be included with this memo. Staff
does not anticipate drainage being a problem. Staff does
recommend that the slopes to the pond not be made steeper due
to the construction of these buildings .
MISCELLANEOUS
Staff is not recommending any outside storage be allowed. The
Planning Commission may also want to consider whether or not a
dumpster is needed for this business .
RECOMMENDATION
Staff refers the Planning Commission to Section 900 .42
"Conditional Use Permits" for the seven standards to review
when considering this request. Staff feels the seven standards
can be met with this request with the following stipulations :
1 . THE DRIVEWAY IS A MINIMUM OF 24 FEET WIDE.
2 . AN EASEMENT IS DEDICATED TO PROVIDE ACCESS TO THIS
SITE, IF ONE CURRENTLY DOES NOT EXIST.
3 . ALL DRIVES ARE HARD SURFACED.
• 4 . ONE TREE FOR EACH 40 FEET OF LOT PERIMETER IS
REQUIRED WITH CREDIT GIVEN FOR LARGER EXISTING
TREES. FURTHER, THE REQUIRED TREES ARE EVERGREENS
CUP, Jerry and Thiry Minor Page 4
May 19 , 1993
• PLANTED ON THE WEST SIDE OF THE WESTERN MOST DRIVE TO
HELP SCREEN THIS BUSINESS FROM THE ADJACENT
RESIDENTIAL BUSINESS .
5 . NO OUTSIDE STORAGE BE ALLOWED.
6 . LIGHTING BE AS PER CITY CODE .
7 . NOT MORE THAN 25% OF THE BUILDING EXTERIOR BE OF
METAL SKIN (EXCLUDING THE ROOF) AND THAT NO PORTION
OF THE EAST WALL OF THE EASTERN MOST BUILDING AND THE
WEST WALL OF THE WESTERN MOST BUILDING CAN BE METAL
SKIN EXTERIOR. FURTHER, IF THE ROOF IS METAL SKIN,
IT MUST BE COLORED.
8 . SIGNAGE BE AS PER CITY CODE FOR THE C3 ZONE .
9 . SLOPES TO THE POND ON THE SITE NOT BE MADE STEEPER
THAN EXISTING.
10 . TERRY MAURER' S COMMENTS REGARDING DRAINAGE BE
INCORPORATED IN THE STIPULATIONS FOR APPROVAL OF THIS
REQUEST.
•
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_ SHERBURNE COUNTY ABSTRACT & TITLE CO.
• PAT RASMUSSON
PRESIDENT May 4, 1993
CATHY BAILEY
SEC./TREAS.
BONI CULLEN
MANAGER
Based on the examination of real estate records I find the following are property
owners within 350 foot radius of the land described on attached Exhibit A.
Truman Moyer, 16807 Hwy 10 NW, Elk River, MN 55330
Richard Kurth, P.O.Box 176, Elk River, MN 55330
Scott Pesola, Rt 2, Box 221, Clearwater, MN 55320
Ronald Ebner, 17015 Hwy 10, Elk River, MN 55330
Cloverleaf Motors, 17038 Hwy 10 NW, Elk River, MN 55330
Zapp National Bank, P.O.Box 887, St. Cloud, MN 56302
Anthony Belanger, 16974 Yale St NW, Elk River, MN 55330
William Bruchert, 16930 Yale St NW, Elk River, MN 55330
Betsy Jacobson, 16912 Yale St NW, Elk River, MN 55330
Gregory Schubert, 16892 Yale St NW, Elk River, MN 55330
Kim Vickroy, 16917 Yale St NW, Elk River, MN 55330
William LeClair, 16897 Yale St NW, Elk River, MN 55330
Bryan Anderson, 16879 Yale St NW, Elk River, MN 55330
• Jeffrey Mordal, 16861 Yale St NW, Elk River, MN 55330
Michael Nelson, 16831 Yale St NW, Elk River, MN 55330
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Affiliated with American Land Title Association
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CONSULTING ENGINEERS
• Maier Stewart & Associates Inc.
May 19, 1993
File: 230-180-11
Mr. Steve Rohlf
Building and Zoning Administrator
City of Elk River
P.O. Box 490
13065 Orono Parkway
Elk River, MN 55330
RE: JERRY MINOR MINI-STORAGE SITE PLAN REVIEW
Dear Mr. Rohlf:
As requested, we have reviewed the site plan for the proposed mini-storage on the Jerry Minor
property. Our review consisted primarily of analysis of the drainage for the site. The contours
• provided on the site plan indicated that the general flow of drainage is from west to east toward
Trunk Highway 10.
As you recall, several years ago the drainage was analyzed for this particular site and the existing
pond adjacent to Trunk Highway 10 was constructed. At that time, the pond was sized anticipating
the future development of this lot as a commercial property. It does not appear that the proposed
development is any more intense than what was anticipated. Therefore, the existing drainage
facilities that are in place should be adequate to handle this site.
If you have any questions regarding these comments, please call.
Sincerely,
MAIER STEWART & ASSOCIATES, INC.
TerryMaurer, P.E.
TJM:tp
180-1914.may
•
1959 SLOAN PLACE, SUITE 200, ST. PAUL, MINNESOTA 55117 612-774-6021
9800 SHELARD PARKWAY,SUITE 102, MINNEAPOLIS, MINNESOTA 55441 612-546-0432 • Equal Opportunity Employer
SITE PLAN
For
JERRY MINOR
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