4.1.a PCSR 05-24-2022it ci
Elk*
River
Request for Action
To
Item Number
Planning Commission
4.1a
Agenda Section
Meeting Date
Prepared by
Public Hearings
May 24, 2022
Chris Leeseberg, Senior Planner
Item Description
Reviewed by
Lund Recreational Storage —10688 171 st Lane
Zack Carlton, Community Development Director
NW
Reviewed by
■ Land Use Amendment, Case No. LU 22-02
Action Requested
Recommend, by motion, approval of the Comprehensive Plan
amendment changing the land use from Mixed Residential to
Neighborhood Commercial.
Background/Discussion
The property is currently zoned Planned Unit Development (PUD)
and the Comprehensive Plan guides the property for Mixed
Residential. The applicant is proposing a mini -storage facility, requiring
approval of a Land Use Amendment changing the Comprehensive
Plan designation to Neighborhood Commercial, as well as a
Conditional Use Permit (CU 22-12) to establish a PUD.
The 2.21-acre subject site is located at the southeast intersection of
Twin Lakes Road NW and 171" Lane, at 10688 171" Lane.
The surrounding uses include, mixed residential, a train station, and
trucking terminals.
Land Use
Neighborhood commercial uses are found near residential
neighborhoods and reduce the need to drive across the city for
Figure I
essential commercial goods and services. Neighborhood commercial
projects should blend into the fabric of both established and new neighborhoods.
CR 33 ,.
The Planning Commission and City Council were generally supportive of the proposed use (land use change)
during the concept review process which was for a more traditional mini -storage facility. The current proposal
increases the height of the structures to allow for the storage of RV's. If the commission does not believe this is a
significant change since the initial review, staff recommends approval.
The general intent of the required land use change meets the city 's goals for the subject area.
The Elk River Vision P I I E I E I I Y
A Welcoming community with revolutionary and spirited resourcefulness, exceptional [NATURE]
service, and community engagement that encourages and inspires prosperity. Updated. August 2020
Financial Impact
None
Mission/Policy/Goal
■ Responsibly grow
■ Meet changing needs - Agile
■ Ethical, efficient, and responsible
■ Work with citizens to achieve goals
Attachments
■ Location Map
■ Existing and Proposed Land Use Exhibit
■ Applicant's Narrative
■ Proposed Site Plan
Lund Recreational Storage
Plat & Conditional Use Permit
7:u' 1 i„
Case No: LU 22-02
CU 22-12 E*
P 22-06 River
Rural Residential
Traditional Single -Family Residential
Mixed Residential
Multifamily
Mixed Use
Neighborhood Commercial
Highway Business
i
Existing
Business Park
Industrial
Parks & Open Space
Public/Semi-Public
Agriculture
Utilities & Railroads
Future Urban Service Area
N
LN
1_75T H--:-A.'-q
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Project Development Narrative
Lund Recreational Storage
10688 — 171st Lane NW
Elk River, Minnesota
04/25/2022
Page 1
Executive Summary
Storage space is in demand and this development responds to fill that need for the area surrounding the City of El
River, Minnesota. The buildings are attractive, well-built and will be a welcomed addition to the City of Elk River.
Overview
Lund Recreational Storage proposes this project for the City of Elk River's consideration. The Project will be located
at 10688 — 171s' Lane NW in Elk River, Minnesota. Building spaces will be leased to private individuals seeking
protected and secure storage for their possessions primarily recreational vehicles, trucks, boats and trailers. Each
rental space has its own entrance, its individual level of interior finishes with power and lighting. Hours of operation
will be between 5am and 10pm daily Sunday through Saturday. This project is consistent with the City of Elk River's
Comprehensive Plan.
This property will be equipped with surveillance equipment to maintain a high level of security for tenants in addition
to perimeter fencing and main access gate.
Programming
Project consists of four (4) separate buildings with individual units available for lease. Buildings are proposed of
wood -framed construction with exterior pre -finished metal wall and roof panels and associated pre -finished metal
trim. Owner Suite located in Building "A" has its own storage bay plus offices, restroom, mechanical and reception
spaces. The Owner Suite is proposed to be heated and will be thermally separated from its adjacent rental unit and
be built in full compliance with the state's energy code.
1) Four Total Structures- development proposes four (4) stand-alone buildings to maximize
development in most efficient manner (identified as Buildings "A" thru "D"); all buildings are non -
sprinkled (NS); occupancy group will be "S-2" low -hazard storage use for all units;
2) Building "A" includes the Owner Suite and 12 additional rental storage units; this building is the
signature unit with covered entry awning and stone accents;
3) Typical Rental Unit
a) Large Warehouse Space- 12' x 14' high overhead door; 50' and 40' depths for large items
b) Electrical Service- each unit is equipped with power and lighting
Site Development
Site access will be from 171st Lane NW and gated with digital access controls. Each tenant will be given access
codes in order to gain entry to the storage facility, but access will be restricted to hours of operation Sunday through
Saturday 5am to 10pm.
Owner Suite is distinct as it houses the Owner's business office. Currently there will be a single employee to operate
and maintain this facility. Support for that employee to conduct business consists of offices, restroom and reception
spaces located in Building "A". A total of three (3) parking spaces are provided, one fully accessible with aisle.
Four separate buildings are served by bituminous paving. Surface storm water will be collected and routed to a storm
water management basin on -site with discharge on -grade. The discharge point is protected with rip -rap to address
erosion. No exterior storage of any kind is allowed on the property.
Project Development Narrative
Lund Recreational Storage
10688 — 171st Lane NW
Elk River, Minnesota
04/25/2022
Page 2
Landscape Design
Landscape design is proposed that is reasonable and appropriate for the proposed development.
Tree plantings are proposed with a variety of coniferous and deciduous trees with a quantity that exceeds the city
requirement based on building square footage by code. Tree plantings are proposed along the north, east and west
sides of the site to provide buffer screening from adjacent residential properties. Existing trees along 171s' Lane NW
will be retained with one exception. Its removal is required for site access and is replaced as part of the landscape
design.
Shrub plantings are proposed along select building walls that have primary visibility from adjacent residential
properties. Shrub plantings are proposed along the buildings to provide softened integration and buffer to buildings
and hardscapes.
Building Construction
• Project consists of four (4) wood -framed structures, using pre -finished metal panels for all
exterior walls and wood roof trusses with pre -finished metal roofing, pre -finished metal fascia,
and soffits; sloped roof trusses, pre -finished doors and windows (see attached Drawings);
• Building "A"— Owner Suite plus 12 individual rental units; the signature design feature is finished
with covered entry awning, stone veneer base and stone cap; project signage will be located on
the north wall of Building "A" facing Twin Lakes Road; signage will be flat metal panel with
printed graphics surface mounted to the wall; single 4' x 8' sign will be externally lit by lighting
mounted on the wall above the sign;
• Building "B" —11 individual rental units;
• Building "C" —10 individual rental units;
• Building "D" —10 individual rental units;
• Total Individual Rental Units — 43
• No outdoor / exterior storage is allowed at any time.
TWI-N--�LAKES R0J .DY
BUILDING "A"
_ I o T/ SLAB EL: 893.00
PERIMETER CHAIN "� 12 RENTAL UNITS(8400 Sf II
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BUILDING "B"
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