10.2. SR 03-02-2020Request for Action
To
Item Number
Mavor and Citv Council
10.2
Agenda Section
Meeting Date
Prepared by
Work Session
March 2, 2020
Chris Leeseberg, Senior Planner
Item Description
Reviewed by
Concept Review: Climate Controlled Storage —
Zack Carlton, Planning Manager
11074 179th Avenue
Reviewed by
Cal Portner, City Administrator
Action Requested
Provide the applicant with informal, non -binding feedback regarding
his proposal for climate -controlled storage.
Background/Discussion
The applicant met with staff to discuss converting the former Max-
Sun/Sportech building at 11074 179`'' Ave. NW to an indoor climate- , ycRa3 --
controlled storage facility.
The property is within the urban service district and is zoned Business x
Park (BP) where the propose use is not allowed. Ordinance currently RR
limits ministorage uses to C-3 (Highway Commercial) and I-3 (General
Industrial) zoning districts and must be outside of the urban service Hwy 10
district. In order to allow this use, Council would need to amend the _ cR 12
ordinance to allow the use in the Business Park or rezone the property •
(PUD) to allow the use.
Amending the ordinance affects all properties in the BP district, not
just the subject parcel. Staff does not support amending the ordinance tips
as the use is not consistent with the purpose of the BP zoning district. "°'%
Sec. 30-1295 — Business Park"
(a) Purpose Figure 1
(2) It is the intent of this section that development reflect common themes using compatible
architectural design and consistency in signage, landscaping, and lighting. It is also the intent to
encourage businesses_ which generate a high number of lobs Der sauare foot rather than
redominantly warehouse type uses.
Staff supports the use within the community, but questions whether this is the highest and best use of the
subject parcel.
The Elk River Vision
A nelcoming community nvith revolutionary and spirited resourcefulness, exceptional p Q w E H E U e T
service, and community engagement that encourages and inspires prosperity ,� g /�
Financial Impact
None
Attachments
■ Location Map
■ Applicant's Narrative
■ Building Plans
■ Site and Product Photos
N:\Public Bodies\Agenda Packets\03-02-2020\Final\10.2 sr.docx
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Colice.pt Review Case No: CR 0- 1 iver
2/24/2020
City of Elk River,
My name is Keith Burnham, and I have been a resident and
business owner in Wright and Sherburne County for over 20 years.
Burnham Companies LLC was formed in 1999 as a tree and landscape
company that specialized in residential and commercial tree trimming,
removal, planting, landscaping, and snow removal. As the company
evolved through the years, Burnham established itself into the 2
separate businesses it operates today; Right Of Way clearing for MN
Electric Cooperatives, and manufacturing and distribution of premium
natural and colored landscape mulch. Burnham Companies currently
employs a staff of 10 full-time year-round employees, and hires on
additional seasonal employees as needed. Burnham currently operates,
and will continue to operate its equipment, manufacturing, and outdoor
storage on a 119-acre campus on the west side of Monticello. Burnham
has outgrown its leased office suite in Monticello, and we see an
opportunity to merge and share office space with another company
that shares the same ownership. Burnham's long time Controller has
been an Elk River resident for 27 years, and she is excited about the
prospect of an easy commute to work. Burnham would utilize the
existing office space for management, new employee orientation,
safety training, and continuing education.
We envision the primary use of the building's square footage to be
built out into indoor climate -controlled storage, managed by Affordable
Storage LLC, which shares the same ownership and management staff.
Nationally, one out of every nine households in the United States rent a
self -storage unit. After 7 months of feasibility studies, and due
diligence, we have determined that Elk River is conservatively about
300 units short of meeting potential market demand based on current
population, households, and businesses. We have also identified the
future growth potential within a 5-mile radius, which allows our business
model to be successful into the future. Our floor plan would include a
drive-in access door for customer vehicles, which would allow for
tenants to drive inside the secure climate -controlled building, and load
or unload items out of the elements. Larger units would be strategically
positioned at or near the main access aisle, and various 5 ft wide
hallways would branch off within the building, allowing tenants to use a
cart to move items in or out. The building's interior height should allow
for a second level, or mezzanine, which will be accessed by stairs, and
an elevator that is designed to handle material of this nature. We
intend to utilize and work around the building's existing infrastructure,
including HVAC, Fire Suppression, and loading docks. The backside of
the building offers a highly desirable and unique customer experience
when moving households into the Elk River community. Utilizing
the existing loading docks will allow customers who have rented a
moving truck, or hired a moving company to back into the dock and
unload inside the building. This is an excellent resource for job
transfers, new residents, or businesses moving into the community
from anywhere in the United States. Most area storage facilities do not
offer a climate -controlled facility like this, and access by moving truck is
almost always difficult, if not impossible. Overall traffic count is
generally low, as we are currently receiving around 5 vehicles per day
per 100 units occupied at our Monticello facility. Office hours are Monday -Friday 8am-
5pm, and access hours are 6am-10pm daily. The current parking lot
spaces are sufficient, and signage would be placed on the building,
similar to the previous occupant. The property has experienced some
deferred maintenance, so on day one we would be pruning all of the
trees and shrubs, and removing some invasive volunteer trees from the
infiltration/ ponding area, with City approval. The irrigation system has
been inoperable for some time, which has allowed for less than healthy
turf, and drought stressed trees and shrubs. We have been recognized
by residents, businesses, and the City of Monticello as having one of
the best maintained lawn and landscape settings in town. The parking
lot area and asphalt are overdue for seal coating, and the building itself
needs a paint scheme enhancement. The building has a 20-year rubber
roof that is 15 years old, so we are preparing to make that large
additional investment in the near future. We have been taking care of
business for over 20 years, and in Elk River, we will continue to take
care of business.
In closing, we feel that we will be an excellent addition to the City
of Elk River. We offer a desired business model, in the perfect location.
We are highly focused on the customer experience, and strive to offer a
5-star experience in service, management, and facilities from top to
bottom. Please accept our application, and allow us to move forward
into the City of Elk River,
Best,
Keith Burnham
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Background
■ Proposal for climate -controlled mini -storage in former Maxsun
building
■ Zoned Business Park
■ Ministorage currently allowed in C-3 and I-3
■ Outside USD
■ No separation between climate controlled or not
■ Amend the Ordinance
■ Conflicts with BP purpose: It is also the intent to encourage
businesses which generate a high number of jobs per square
foot rather than predominantly warehouse type uses.
■ Rezone to PUD
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Action Requested
■ Provide the applicant with informal, non -binding feedback
regarding his proposal for climate -controlled storage.
■ Staff supports the use in the community but questions the
subject parcel as the best location.
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