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8.1. PCSR 12-21-2021 Request for Action Cir•ci Elk - River= To Item Number Planning Commission 8.1 Agenda Section Meeting Date Prepared by Work Session December 21, 2021 Chris Leeseberg, Senior Planner Item Description Reviewed by Concept Review: Ryan Kostreba - 19645 Evans Zack Carlton,Planning Manager Street, Case No. CR 21-05 Reviewed by Action Requested Review the conceptual idea and provide the applicant with informal, non-binding, feedback. Background/Discussion The subject site is located east of Zylstra's Harley Davidson and north ' of Menards. The parcel is 3.96 acres in size and has public streets on two sides. The applicant,Ryan Kostreba,has submitted a concept review for a t Class A mini-storage facility (30,000-40,000 square foot). Sample - products and narrative are attached for review. caa The property is currently zoned Planned Unit Development (a - b commercial PUD) and the recently adopted Comprehensive Plan shows the property as traditional single-family residential uses, but this RRa is an error on the Comprehensive Plan and will be amended in the ` future. The property should be guided for Highway Business. % CR 12 The Highway Business category primarily consists of a mix of auto- oriented retail and service businesses,restaurants, and community and regional-scale shopping centers. Highway business uses are located along Highway 169 and Highway 10 and have high visibility from these corridors. The uses are intended for higher customer/vehicular traffic ti"y volumes with a higher turnover of people utilizing commercial and retail services. Figure A Mini-storage facilities are currently only allowed outside the Urban Service District (USD) in: ■ I-3 general industrial (outside of USD) ■ C-3 highway commercial (unplatted and outside of USD) The Elk River Vision P I I E R E I I Y A welcoming community avith revolutionary and spirited resourcefulness, exceptional [NAfUR service, and community engagement that encourages and inspires prosperity. Updated.August 2020 Please review the applicant's request and provide informal,non-binding, feedback to guide a possible future land- use application. Financial Impact None Mission/Policy/Goal ■ Responsibly grow ■ Ethical, efficient, and responsible Attachments ■ Location Map ■ Applicant's Narrative ■ Product Samples Midwest Mini Storage Concept Review im Case No: CR 21 -OS Ever Introduction Midwest Mini -Storage would like to submit this application for a concept review to build a Class A storage facility on Evans St. between 197th Ave and 196th Ln across from Zylstra Harley and Menards (Parcel ID 75-769-0105). Midwest Mini -Storage is excited about this project and looks forward to working with city staff and Council on the possibilities with this project. Concept Midwest Mini -Storage is proposing a multi -story Class A storage facility with a foundation of approximately 30,000 sf to 40,000 sf. This property is currently a PUD parcel that was established during the original Menards development phase. Class A storage would fit exceptionally well with the rest of the development. We would request the city to approve the construction and operation of a Class A storage facility at this location. This type of facility, with its commercial/office building look and preserved natural wooded area, would create a beautiful finish for the end of this commercial district while maintaining a safe place for residents, and a strong neighborhood. Class A storage Class A storage facilities typically resemble commercial retail buildings or office buildings. They do not look like a typical storage complex with multiple buildings that look like a bunch of warehouses and there would be no location for outdoor storage. These facilities are modern buildings that utilize a decorative exterior to ensure they fit well in the community and have a very pleasing curb appeal. These facilities have drive-in access to allow customers easy access to their storage areas as well as to move most item transport to the inside of the building. The exteriors have small parking areas that can be used during busy times and to allow customers moving small items to have simple access to the building. Class A facilities also typically have a small retail store at the front to greet customers, sell small supplies, and offer other services. Hours of Operation The proposed facility would be staffed with office hours from approximately 9:00 am to 6:00 pm during the week with the possibility of staffed office hours on Saturday and Sunday as well. In addition to the Office hours, existing customers would have access to the facility from 6 Am to 10 PM, consistent with the current rules of traditional storage facilities. Employees Typical Class A facilities hire 3-4 employees to staff the office with an additional offsite manager. A maintenance person would also be needed for routine issues around the facility. Additionally, facilities would hire local service companies for seasonal requirements, such as lawn care, and snow removal. Signage The primary form of signage for this type of facility would be to put the name of the company on the side of the building, facing towards the main supply road. Additional, smaller signage may be added in combination with existing signs, such as the large Menards sign and subsequent smaller signage underneath. Access The proposed site is bordered by 197th AVE on the northern edge, Evan St on the Southern edge, and 196th Lane on the southern edge. This class A storage facility is proposing access off of 196th AVE but is open to other access points. Using 196th AVE for access aligns with the City's vision for Elk River to be a safe place by avoiding entrance into a busy Evans ave. This access will be both the entrance and exit. Landscaping Requirements A landscaping plan will be provided during the preliminary plat and site plan reviews that complies with the current Elk River requirements of the zoning and subdivision ordinances. Increased vegetation along the residential boundary to the east will be provided if the natural vegetation contained in the large tree grove does not provide enough buffer to the Class A storage site. Preserving the large trees and ensuring proper vegetation will help maintain the adjacent residential neighborhood's identity. Parking and Loading requirements The plan will include required loading spaces, provide required parking spaces, adequate area for uhaul style trucks to maneuver and space for snow storage Tree Preservation This class A facility would like to maintain the naturally aged trees as screening to the residential property east and north of the property and would implement a tree inventory and tree preservation plan that incorporates the aesthetically pleasing beauty into the overall plan for the site.. Sidewalks and Trails The current roadways have separate sidewalks/trails. This class A storage facility would align with the current existing infrastructure and maintain that green space between the street and sidewalks. Summary We look forward to hearing any feedback you may have on the proposed class A storage facility on the Property located at 197th AVE NW and Evans ST (PID 75-769-0105) CONTACT INFORMATION This document prepared by: Ryan Kostreba, Russell Kostreba Midwest Mini -Storage, 21404 Jarvis St Elk River Mn 55330 Any addition questions regarding this application can be directed to Ryan Kostreba at _aankostreba(cDmsn.com or 763-438-5354 Examples of Class A Storage Facilities 71.