10.2 SR 01-03-2022it ci
Elk*
River
Request for Action
To
Item Number
Mayor and City Council
10.2
Agenda Section
Meeting Date
Prepared by
Work Session
January 3, 2022
Chris Leeseberg, Senior Planner
Item Description
Reviewed by
Concept Review: Ryan Kostreba - 19645 Evans
Zack Carlton, Planning Manager
Street
Reviewed by
Cal Portner, City Administrator
Action Requested
Review the conceptual idea and provide the applicant with informal, non -binding, feedback.
Background/Discussion
Case No. CR 21-05
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
Class A mini -storage facility (30,000-40,000 square foot). Sample
products and narrative are attached for review.
The property is currently zoned Planned Unit Development (a
commercial PUD) and the recently adopted Comprehensive Plan
shows the property as traditional single-family residential uses, but this
is an error on the Comprehensive Plan and will be amended in the
future. The property should be guided for Highway Business.
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
volumes with a higher turnover of people utilizing commercial and
retail services.
Figure I
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
A welcoming community with revolutionary and spirited resourcefulness, exceptional
service, and community engagement that encourages and inspires prosperity.
P I I E I 1 0 IY
NATURE
Updated. August 2020
Please review the applicant's request and provide informal, non -binding, feedback to guide a possible future land -
use application.
Planning Commission
The Planning Commission agreed there is a great need for storage facilities in the city and were supportive of the
concept.
Financial Impact
None
Mission/Policy/Goal
■ Responsibly grow
■ Ethical, efficient, and responsible
Attachments
■ Location Map
■ Applicant's Narrative
■ Product Samples
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Case No: CR 21-05-
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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
ryankostrebaOmsn.com or 763-438-5354
Examples of Class A Storage Facilities
Conce
Midwest
p t Review
Mini Storage
Figure I
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Case No:
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Background
■ Zoned PUD
■ In the Urban Service District
■ Proposing Class A storage facility
■ 30-40,000 sgft
■ PUD currently does not allow
Land Use
■ Highway Business
■ Auto -oriented retail
■ Service businesses
■ Restaurants
■ Community and regional -scale shopping centers
■ Uses are intended for:
■ Higher customer/vehicular traffic volumes
■ Higher turnover of people utilizing commercial and retail
services
Zoning
■ 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)
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Planning Commission
■ Agreed there is a great need for storage facilities
■ Supportive of the concept
Action Requested
■ Review the conceptual
idea and provide the applicant with
informal, non -binding, feedback
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Case No:
CR 21-05 -
El - -
River"
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