Item 5.2 III Item # 5.2.
J
City of
Elk -......-,
River
MEMORANDUM
TO: Mayor and City Council
FROM: Scott Harlicker, Senior Plannner 1
DATE: March 25, 2003
SUBJECT: Case No. CU 03-05
Request by Russell and Ryan Kostreba for Conditional Use
Permit
Request
Consider a request by Russell and Ryan Kostreba for a conditional use permit for a mini-
•
storage facility.
Location
159--Jarvis Street, west side of Jarvis Street, north of the Burlington Northern Railroad
tracks
Zoning/Land Use
I2 (Medium Industrial) / MI (Medium Industrial)
Attachments
• Location map
• Development plans
• Memo from the City Engineer
Overview
The applicant is proposing to construct a mini-storage facility.The facility will be located on
a 3.1-acre lot in the Cascade Industrial Park. The plan includes 312 storage units in 9
buildings.A single access is proposed from Jarvis Street and the facility will be enclosed with
a fence. No office or outdoor storage is proposed to be located at this site. No storage of
• cars, trucks, trailers, boats, snowmobiles or other vehicles is proposed.
Memo to Mayor and City Council/CU 03-05
March 25,2003
Page 2
• Buildings
The site plan includes 9 buildings totaling 46,240 square feet.The units will be a mix of sizes
including 5'x10', 10'x10'and 10'x20'. The 5x10 units will be"walk in"units. They will be
accessed via a center walk aisle; a customer will not be able to drive up to the front of the
unit. The two buildings closest to the street are aligned so that the storage unit doors do not
face the street. The other 7 buildings are aligned perpendicular to the buildings closest to
Jarvis Street.
The buildings will consist of green doors with off-white metal trim. The ends of the two
buildings facing the street will be beige EIFS.Since EIFS can be easily damaged by vehicles,
staff suggests a 32" high rock faced block knee wall.The ends of the interior buildings will
be off-white metal. The roofs are proposed to be off-white metal. A contrasting color,
maybe green to match the doors, for the roofs would improve the aesthetics of the
buildings. The exterior of the buildings meet the design standards of the I2 District.
Access and Parking
A single 28-foot wide access is proposed from Jarvis Street.This should be wide enough for
two-way traffic. The maximum entrance width is 30 feet.
IP
The minimum drive aisle width will be 20 feet.This width will allow for one-way traffic and
no parking.Interior drive aisles between the buildings are a minimum of 25 feet wide.This
will allow for one-way traffic and a parking/loading space.All drive aisles should be signed
one-way.The turning radiuses around the site will need to be a minimum of 40 feet,per the
Fire Department's recommendation.The drive aisles will be paved.Concrete cub and gutter
is included on the access from Jarvis Street and the paved area in between the front buildings
and the street; the remainder of the site will include bituminous curb.
Designated parking spaces should be shown on the site plan for the"walk in"storage units.
There is also enough room for a 25-foot long truck to park outside the entrance gate and not
extend out onto Jarvis Street.
Security
A fence will surround the site. The fence around the front of the site will be decorative
wrought iron;the remainder of the fence will be chain link.Security lights will be placed on
the ends of the buildings and a street light will be located near the entrance on Jarvis Street.
Grading, Drainage and Utilities
Grading,drainage and utility issues are addressed in the City Engineer's memo.The site is
outside the Urban Service Area and will not be served by city sewer and water.
•
S:\PLANNING\Case Files\2003\CU 03-05 Kostreba-Mini Storage\PC 3-25.doc
Memo to Mayor and City Council/CU 03-05
March 25,2003
Page 3
• Landscaping
The front of the site will be landscaped with grass and spruce trees. The spruce trees will
provide screening from Jarvis Street.The south and west sides of the site will be landscaped
with grass and a mix of ash and honey locust trees. The Commission should consider
replacing the locust trees with either linden or maples.These trees will provide shade for the
site. The north side of the site will be landscaped with grass and crabapple trees. All
landscaped areas will be irrigated.
Signage
A freestanding sign is proposed along Jarvis Street. The location of this sign should be
shown on the site plan.
Additional Uses
Because of the lack of parking and limited access throughout the site,additional uses such as
auctions, sales, repair or servicing goods or vehicles should not be allowed.
Recommendation
Staff recommends that the Planning Commission recommend approval of the conditional
use permit for a min-storage facility with the following conditions:
• 1. All comments of the City Engineer are addressed.
2. All drive aisles be signed one-way.
3. The pak lighting on the ends of the building shall not shine onto adjacent properties.
4. The location of the freestanding sign shall be shown on the site plan.
5. Bituminous curb shall be included around the paved areas that do not have concrete
curb/gutter.
6. A street light shall be installed along Jarvis Street on the south side of the entrance
per the Police Department recommendation.
7. Parking spaces for the walk up units shall be shown on the site plan.They shall be
located adjacent to the ends of the buildings.A minimum of two spaces at each end
shall be provided.
8. No storage of cars,trucks,trailers,boats,snowmobiles or other vehicles is allowed.
9. No outdoor storage is allowed.
10. Storage of hazardous or flammable material is prohibited.
11. No activities such as auctions,sales,repair or servicing of goods,vehicles,equipment
or materials shall be conducted from the storage units.
12. No electrical service shall be provided for tenants.
1111
S:\PLANNING\Cue Files\2003\CU 03-05 Kostreba-Mini Storage\PC 3-25.doc
c162[\
f�jo, Z
• D L,_,c,n
Z
c,,
C> 5
A 161ST AVE 4 161S
NSITE CASCADE 1601
o \'1\111.
,.,,
k.. 1591
li.
, N <<,-/
pv
P
1581
• 0
-,m,
� �
6 ► ' :� RENNER `S6 4 ��No, ,,, ,, � 1 1571
' ' 24
O
4,
it N
‘‘ •DDITION
•
ivo
11116 4,,
%I Mb' e 1561
,,P ° .
'. 111
A' cn
1551
•
LJ
sr
- - a
F-
ic-
E z w
ILT_ uJ4j
W /NO F-
E
/
W �� 1541
154TH AVE. o
likit14--- ,
y Location Map N
of
River Case Number CU 03-05 RUSSELURYAN KOSTREBA
a.a.■.ar,yw+m ru
ns ■i-1,11Y■eW■1F1aM1•■ .W
C1 ■e.,ayounnVw 012527 PM,6)'W •
1110 • •
i
1 r r Li
o
/�1 o t; N
iT
Y ` Q .A N 2 g N ' .
1liff A I yOy j I.1 i 1 ■
Il. .!
• ,aI < Ki kg ' >' •'�:. tea}. •
N = N Z 7_� • r 7_ • 5•
w
141 1
M x
co
x co
' S 00-• '05" W *9,74' o
NN\
--y---- I— —1
_...............
ir
7,... ..,
.g`ds r�
�Da —30 1 ws 111111 , ,--- , GILL
1 -!IllI 61
91
00
-g T ' i
1S6 x +��' c
( ..I
P i !
iiI
s10 1. e."3 x x 2sz ,` � linemiiiiimir'�
'a1411111t \S. MIFF iNEMi..IMEIMilli
411 ! 4.1 N _ I yy L /
§ §, Q Z Z - i3sif �� 1as 7-
y N Co IIII■■■E■■■IIII II
_ -....1 1111111111MIM p e X
�Qj O y
O tlf ~rp O tO O ~ Ili co
co
�V I
•
Q yy � N y I c ��
F m o
r
: uiuuiu1uuui ;fl Y� cn
_ .Z' M, 2 O 00
O Z O y1 T .l.l�� �. q x O
: � yw x s%111111111111 y° ' _ 0
1; F1 3 m mye f, I rn, ................/.7,.......______) 'I
2I 6 P i i 1 1 1 is i i I I P
i 01 8 I Gua Ow.
° * N x •- �y •c Qflr 1
co
X ` 51111111111111co
gI 4 .ape x mf -1 I 1
v, O 2 ees�T zlasyP (C5C3 CO CO ! *CO
CO0 CO CO I
R -� -- SII �� I
Z x ■■ ■■ _ .■ ■■
0 ■■ ■■ ■■ ■■
O ■■ ■■, ■■ Mi. t x
■■ ■I ■■ ■■ _ CO
ER • x I
SA
ii r.� s e Kim r t0
Agri B� :s• tea•
.1 41111111 )/:'-'1-------ril (1----
C JARV S ST ► _— — — —
Sen' '-; -`'""
RI N� - '� El '4£1
O FI
_ ■ y nA
n
�, -I
M _
i •
4 4—I r—N -—Ir ' s 2 Y /: i 1
Ef _ i PI m
Ar,,,,,4-, II
0
0
S k `�i ST A Mit aiaattscy��nv�Yacmiacs�on IIIN •• O = O a
2co
1 k! 4 of •:;•;- 4 4 It kv.-
Q O 4 = gQ y O O. rr' 0 m E. Z `i
•
0 7---lii
Fa El '8
-1 $Qx >�: � m c
3 + O tl g\E $ E. O m
r1f 7 O .ml N
iO , S
-
= I hereby certify that this plan, spec- DATE: 01/31/03 REV DATE DESCRIPTION
KOSTREBA MINI-STORAGE John Oliver & Associates, Inc. ification, or report was prepared by NO.
LYvu l+vNseeriw.Land sywvsyi.r,Zonal PWulily me or under my direct supervision DESIGN BY: MCB 1 03/08/03 CITY COMMENTS
Z580 Dodge Avenue and that I am a duly Licensed Prof-DRAWN BY: SAS
o ELK RIVER, MN essional Engineer under the laws of
O Elk River. Minnesota 55330
m RUSSEL KOSTREBA 763-441-2072 FAX 783-441-5865 8081
the state o Minnesota. CHECKED BY:.DWG
Offices in:Elk
a Brooklyn Center.
CA\ W GRADING PLAN . Minnesota Signature: v .:i)^ 5-f115oro..i. TEXT:
Dote: 02/26/03 Reg. No. 26777 ALE NO.: 8081.11-03
Nz
1 oW
0
I- I ,
(1) ,
U
•
I ' _
0 50 150 200FEET n
0
I r m
I SCALE1
0
D T /� TT I Z
1 1 L O 1 YK 1 I I LEGAL:
JJJJJJJ �/ 1111 Lot 3, 81k I, Cascade Ind. Park
I I
Front Setback – 50' from ROW 1
I Side Setback – 29' from property line n CO
Rear Setback 52' from property line _
Space Between Buildings – 25' "J y
2 18 � o
Lot size – 137,648 sq. ft. o z z x i z
I
I Building Area – 46,240 sq. ft. N 3 ,�'� ,�
0 0 0 0 .0D �-- M
I I
Building Coverage – 33.5%
oac i
I LEGEND .aoa° n
'� I cot'oo N
I — Proposed Building a:;.,E1:38:.L o
z
I -- Existing Boundary •
Proposed Easement 3F.2-'°15
L�vv 5 r>
— — Exisitng Adjacent Boundary «o, o o
I I Phase II Proposed Building Pe,_ °Om
Ec k°
82.3.5_O ° N
I1NIT COUNT-
5X10
o o.L.°c 0 0
I L o O 0 0 - 0
I
• - OM a Dasa0 r�vEun r 5X10 - 72 -E.Eco o.f. in 0
y IOXIO – 92
I I IOX20 – 148 (1
0L S 89°57'37" W 702i. .31' I e
r ��+ I TOTAL UNIT COUNT – 312 e
if
n aI zs 25 3525 °. ��>E _ I NOTE; .� .�,
a; w –CHAINLINK FENCE SHALL BE Ift BEHIND bb 4
a a"I S I, BITUMINOUS CURB. 4 o�
_ _ –ALL DIMENSIONS ARE TO THE FACE OF QV 1 ik. 1t�a
3 y g 8 — —: 3g _g g– nn I BITUMINOUS CURB. ria wy�
N ` O�`
0 •
OS I _
� I !
8., 41
— - C O .603 0:
o a I ^ (4
O b 40 -
/ F4 °E-,AY n aa » — aI . I . ifl
I `oma6 011.1000°w ' 1
0L 011-.1.55IQ i
0001.1.0 mi¢
DO Ci COMM ONCE
— N 87°49'29" W 697.13' t--O
W
0
1 0 0
i CE 0 I"
W
ti 1 M Et z
Z > Y a
1 < Y 'J 1--
--I N VI
1 al
LLIN
W
• N
0
Y
b
iSHEET NO.
3
1 2 OF
NOTES
I 1. CONTRACTOR SHALL CONTACT GOPHER STATE ONE-CALL, (651) � �
454-0002 (TWIN CITIES METRO) OR (800) 252-1166 (OUTSTATE), U
FOR UTILITY LOCATIONS PRIOR TO EXCAVATION.
I 2. ALL PRECAST PLANTERS, PLANTING BEDS AND TURF
ESTABUSHMENT SHALL BE IRRIGATED. IRRIGATION DESIGN SHALL BE
0
—0
I ,
IREQUIRED AND NECEXIST. P RY RAC WORK TO QUIRE COMPLETE MRWILL LLSEM,
AND LEAVE THE EXISTING IRRIGATION SYSTEM FILLY FUNCTIONAL. .
THE EXISTING IRRIGATION SYSTEM AND THE PROPOSED IRRIGATION
I SYSTEM SHALL NOT BE INTERCONNECTED. Oma
KJ
3. ALL OVERSTORY TREES SHALL HAVE A MINIMUM CALIPER OF < 0o
I 2 I/2" INCHES, BALLED AND BURLAP(BIB). Mo
I 4. ALL ORNAMENTAL OR UNDERSTORY TREES SHALL HAVE A
B T O c 1 MINIMUM CALIPER OF I INCH, BALLED AND BURLAP (B&B). i
Lt'(1I I 5. ALL CONIFEROUS TREES SHALL HAVE A MINIMUM PLANTING
HEIGHT OF 5 FEET, BALLED AND BURLAP (B&B).
I I 6. CONIFEROUS SHRUBBERY SHALL BE AS FOLLOWS:
SPREADING = I GALLON, POTTED
I MEDIUM = 5 GALLON. POTTED o
UPRIGHT = 3.5 TO 4 FEET, BALLED AND BURLAP(B&6) \ o J
2 I o 3
7. DECIDUOUS SHRUBBERY SHALL BE AS FOLLOWS:
o
DWARF= I GALLON, POTTED N o •
I MEDIUM = 3 GALLON,POTTED o e O
TALL = 24 TO 30 INCHES, POTTED z
z
I I W aS = o w
B. ALL MULCH USED AROUND PLANTING BEDS SHOULD BE ROCK o 0 o c) m r- E
MULCH. FLOWER BEDS ARE NOT REQUIRED TO HAVE MULCH.
PROFESSIONAL HDPE EDGING Y LANDSCAPE FABRIC SHALL BE USED
I I AROUND ALL PLANTING BEDS AND SHRUB PLANTINGS.
I9. ALL OPEN AREAS OF SITE NOT OCCUPIED BY BUILDING, PARKING
OR WALKWAYS, SHALL BE SODDED.
I 10. ALL LANDSCAPE MATERIAL SHALL BE GUARANTEED FOR A
PERIOD OF ONE YEAR. THIS GUARANTEE IS TO INSURE FOR PROPER
INSTALLATION AND SUBSEQUENT VIGOROUS GROWTH OF THE
LANDSCAPE ELEMENT.
I
! II. ALL LANDSCAPE MATERIAL SHALL BE INSTALLED AND MAINTAINED
•
AS PER MINNESOTA NURSERYMAN ASSOCIATION STANDARDS. LATEST
EDITION. THE LANDSCAPE MATERIAL SHALL BE NURSERY QUAUTY
STOCK.
I 1
12. BACKFILL FOR PLANT MATERIAL SHALL CONSIST OF TOPSOIL
(FREE OF LUMPS, TWIGS AND ROCKS), PEAT MOSS AND FERTILIZER
• ,,„
_ APPLICABLE TO SPECIES.
I I
e 1 11 02 31 i I 13. PLANT MATERIAL SHALL BE PLANTED AS PER THE PLANTING V
/ L •. _-I DETAILS. b
t:1i�. ,ti= .ice.:Z..V.. J i ` r.l,.C.. i.t. a"a>�•>:: �`.s3i_ tea`. ._ 1 �t
f :— .: 1t.'4:"x•�.TiL'T �S3L�",�=''i,��'s:r':bin-,wre...�4k -se b 2
i.,i 1.1 y we "f Ir., .r' -f. .,II" WV" ',IP 'r .f r p i F .F i f' -" '' 14. IF ANY PLANT SPECIES IS UNAVAILABLE OR IN THE OPINION OF l
i�V i r, THE NURSERYMAN A SUBSTITUTION WOULD BE MORE APPLICABLE m
N I F+-1 (DUE TO SOIL TYPE OR LOCATION). THE ENGINEER AND OWNER 4"3 qS
pj �''/= �� I w SHALL BE CONTACTED PRIOR TO ACCEPTANCE OF THE •+ 1
(� ✓ i —m _ .1 (N SUBSTITUTION. 0 ' '°::
== • I ei W 15. SPACING BETWEEN PLANT MATERIAL SHALL BE INDUSTRY f l
— 1 STANDARD. PLANTS ARE SHOWN AT APPROXIMATE FULL GROWTH W IV
CCC
M�'...d,'M '' 1.111.11 ! i , • ' 1 ---7 DIAMETER. e I �� 1 ? --LL ' I ' I6. TREE WRAP - ALL "THIN SKINNED' AND ORNAMENTAL TREES y
O0 •' I '` 1 ==. ___i_ j rI Iii, �� _ I T� SHALL BE WRAPPED IN ACCORDANCE WITH MNLA STANDARDS. V'r�k ,.14 i o
II—I 17. TREE TYPES SHOWN IN SPECIFIC AREAS DESIGNATE ONLY THAT 1 4ri:'� Z4
a 1 4. aA MI� ., > A TREE SHALL BE PLANTED IN THIS LOCATION. TREE SPECIES MAY O o i� 41
�: e I BE SUBSTITUTED FROM THOSE LISTED. y a p
7,-,;,-,.. , , 18. EXISTING PLANTING BEDS ARE SHOWN IN A GENERAL WAY. C —�
TSN/- •� �1
I �i CONTRACTOR SHALL TRANSPLANT EXISTING SHRUBS AT LOCATIONS O1
,,,,E7,-4.,.....–
' V _ I � TO BE DETERMINED BYTHE OWNER.
.02 �'t .4, -t Nitr..`7.'--- � _ �.7�.1_�N "' : '�;, - N WN
• _..•_.t.r; -./%V a a.�_� G-.,.;- J • tY hI il�, \ N_r'.7 f�, � il. k N I 'N/ _
J JJ ,yi '¢' ,i`:i �: �'.13' • J/N - ' 'JrJ�r '")7....-q �1J,-� •
• MATERIAL SCHEDULE LI
-O-- -o KEY QUANTITY COMMON NAME/BOTANICAL NAME SIZE ROOT COMMENTS < Q Z
SOL II SUNBURST HONEY LOCUST/ 2 I/2"CALIPER BIB PARK GRADE 0 m Q
I GLEDITSIA TRICANTHOS INERMIS I— z W J
IPA 10 PATMORE ASH/ 2 I/2'CALIPER Becn �-
FRAXINUS PENNSYLVANICA LANCEC ATA'PATNORE I
OHS 10 BLACK HILLS SPRUCE/ 6'HT. BIB FULL FORM TO GRADE Z W O a
N PINUS GLAUCA DENSATA 5 Y Q
SSC 14 SSPRING SNOW
SNOW PLE/ 1 I/2'CALIPER BIB J
W
TOTAL 45 W W rh Z
NOTE: Existing Pine Trees on Lot May Be Transplanted and Substituted for Spruce Trees. CI
J
0
, • 1
l .1i, i ,i , "s, N
Ne
i , I; Ili dill 1 I di il . ,,,
0 So 150 2 0 .
SHEET NO. /
SCALE IN FEET OF
•
Howarc R. Green Com3an
y
March 19, 2003
File: 820470J-0240
Mr. Scott Harlicker
Senior Planner
City of Elk River
13065 Orono Parkway
Elk River, MN 55330
RE: KOSTREBA MINI STORAGE
Dear Mr. Harlicker:
As you requested, we have reviewed the revised drawings for the Kostreba Mini Storage proposal to
be located in Cascade Industrial Park. John Oliver and Associates prepared the revised drawings,
consisting of a grading plan, site plan, and landscape plan. The revision date on all of the drawings
was March 8, 2003. We have compared this submittal to our letter dated February 27, 2003. We
have found that most of the issues in that correspondence have been addressed. The items that still
remain are as follows:
IP
1. Even though the area for a larger vehicle to turn at the corners has been expanded, we
believe that it will still be difficult for large moving vans and especially emergency vehicles
to make these corners. The fire chief has asked for an inside turning radii of 45 feet to
allow for fire vehicles to make the corners. The revised drawings do not provided for these
types of movements.
2. Approximately the east 40 percent of the site will have its drainage flowing towards Jarvis
Street, either internally or along drainage ditches on the north and south perimeters of the
property. The plan shows an extension of approximately 80 feet of storm sewer and
additional catch basin to pick up this drainage near the entrance off of Jarvis Street. The
plan shows this catch basin being connected to storm drainage proposed as part of the
overall development of Cascade Industrial Park. To the best of our knowledge, the storm
sewer proposed with the development of Cascade Industrial Park has not been
constructed yet. We question the timing of the installation, because clearly the storm
sewer will be needed to convey drainage from the mini storage development to the
Cascade Industrial Park pond, which also needs to be constructed. We would recommend
that approval of the mini storage proposal be conditioned on these facilities being
constructed.
If you have any questions regarding any of these comments, please call.
Sincerely,
Howard R. Green Company
•
Terry J. surer, P.E.
TJM:sw
Ltr-030903-Harlicker
1326 Energy Park Drive • St. Paul, MN 55108 • 651/644-4389 fax 651/644-9446 toll free 888/368-4389
•
1
,j
V
•