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7.1b SR 06-20-2022Request for Action To Item Number Ma Tor and CinT Council 7.1b Agenda Section Meeting Date Prepared by Public Hearings June 20, 2022 Chris Leeseberg, Senior Planner Item Description Reviewed by Lund Recreational StoYage — 10688 171 st Lane Zack Carlton, Communitv Develo ment DirectoY NW Conditional Use PeYmit to Establish a Reviewed by PUD allowing mini storage. Cal Portner, Ci r Administrator Action Requested Approve, by motion, the Conditional Use PeYmit with the following conditions: � � �� RR Hwy io � � 3 x f � � � . t A Planned Unit Development AgYeement be pYepared and executed prior to releasing the plat for recording and before the Conditional Use Permit is recorded. 2. The Land Use Amendment (LU 22-02) shall be approved b�r Council and recorder prior to the Conditional Use Permit. 3. The property must be platted prior to issuance of an�T building peYnuts. 4. The fencing along the east side of the facilit�T shall be six feet tall and 100% opaque. 5. The final site plan, landscape plan, and architectural materials shall be approved by cityr staff as a peYmitted use within the PUD. Background/Discussion Case No. CU 22-12 The propertyT is currentlyT zoned Planned Unit Development (PUD), and the Comprehensive Plan guides the propertyT for Mixed Residential. The applicant is requesting a Conditional Use Permit (CUP) to establish a ne�v PUD allowing construction of four mini- Figure I CR 33 i CR 12 • �P �w� �O % 69 storage structures, a Land Use Amendment guiding the property for Neighborhood Commercial (LU 22-02), and a final plat to establish a buildable paYcel (P 22-06). The Planning Commission and CinT Council revie�ved a similar proposal as a concept revie�v this past `vinter and were generallyT supportive of the proposed use (including the land use change). The previous request was for a traditional mini-storage facilit�T rather than the taller structures withing the current proposal, allo`ving for the storage of RV's. The Elk River Vision A 2a�elcolning co�nlnunity 2a�ith T evolutiona� y and spizzted T esou� cefulness, exceptional se�vice, and coln�nunity engagelnent that encou�ages and ins�iz•es pTo�pe�zty. rowEREo ar �I'1 �� Up�iited.• August 2020 Planning Commission The Commission's discussion and comments Yeflected the changes to the pYoposed building height and questioned what moYe can be done to help scYeen the site in geneYal and specifically from 165`�' Avenue and the neighboring townhomes. The Commission preferred the garages all face inward toward the site, minimizing distuYbance to the adjacent Yesidential uses. The Planning Commission unanimously recommended approval of the request. Financial Impact None Mission/Policy/Goal ■ Meet changing needs - Agile ■ Reflect the culture of citizens and what is impoYtant to majorityr Attachments ■ Planning Commission Memo dated MayT 24, 2022 Request for Action To Item Number Plannin Commission 4.1b Agenda Section Meeting Date Prepared by Public Hearings May 24, 2022 Chris Leeseberg, Senior Planner Item Description Reviewed by Lund Recreational StoYage — 10688 171 st Lane Zack Carlton, Communitv Develo ment DirectoY NW Reviewed by Conditional Use PeYmit foY outdoor storage buildings, Case No. CU 22-12 Action Requested Recommend, by motion, approval of the Conditional Use Permit with the following conditions: 1. A Planned Unit Development AgYeement be pYepaYed and executed prior to releasing the plat foY recording and before the Conditional Use Permit is recorded. 2. The Land Use Amendment (LU 22-02) shall be approved and then recorder prioY to the Conditional Use Permit being recorded. 3. The pYopeYty must be platted prioY to issuance of any building permits. 4. The final site plan, landscape plan, and architectural materials shall be approved byT cityT staff as a permitted use within the PUD. Background/Discussion The propert�T is currently zoned Planned Unit Development (PUD) and the Comprehensive Plan guides the propert�T for l��ixed ResidentiaL The applicant is requesting a Conditional Use Permit (CUP) to establish a ne�v PUD allowing construction of four mini- storage structures as `vell as Land Use Amendment guiding the propertyT for Neighborhood Commercial (LU 22-02). ` ,' I � � � � 1 - R� � Hwy �o Figure I CR 33 � 3 x i /� , , � CR 12 The 2.21-acre site is located at the southeast intersection of Twin Lakes Road NW and 171s` Lane. The surrounding uses include, mixed residential, a train station, and trucking terminals. �P tiw� ,o % 6y The Planning Commission and Cit�r Council `vere generally supportive of the proposed use (land use change) during the concept Yeview process which was for a traditional rniui-storage facility absent the proposed Yequest foY taller structures �vithin the current proposal, increasing the height of the structures to allo`v for the storage of RV's. The Elk River Vision A �a�elcolning co�nlnunity 2a�ith � evolutiona� y and spiTzted 1 esou� cefulness, exceptional se�vice, and coln�nunity engageynent that encou�ages and inspi�•es plo�pe�zty. row�REo er ��V�� Up�iited.• August 2020 The applicant pYoposes four structuYes, two at 5,600 sqft, one at 7,700 sqft, and one at 10,000 sqft To accommodate RV storage, they will be 1T-18' in height The pYoposed building materials aYe metal wall panels with the end of one unit having stone wainscoting. taff requests the commission's input on the proposed building materials and design. During the concept review both the Commission and Council expressed a desire for neutral colors, upgraded fencing (black rod-iron styTle), and visual buffering with fencing, vegetation, and berms. Access to the site will be off 171s` Lane thYough a secuYed sliding gate and theYe will be perimeteY chain link fencing. Parking Ministorage or self-storage facilities: one parking stall for each 400 square feet of office space or four stalls, �vhichever is greater. The proposal shows 445 sqft which requires four stalls. Applicable Regulations In approving a Conditional Use Permit, the council ma�T impose such specific conditions with regard to the development or operation of the proposed use as it considers necessaryT to satisf�T the seven standards set forth in Section 30-654 and the requirements contained in this article and to promote compatibilit�T with and minimize anyT potentially adveYse effects upon adjacent pYopeYties, the neighborhood or the city. The issuance of a Conditional Use Permit can be ordered on1yT if the use at the proposed location: LVill not en�nger, inju� e o�� detrz7nentally affect the use and enjoy7nent of othe��propeT�y in tbe i�n7nediate vicinity or the pul�lic health, safety, �no�als, colnfo�fi, convenience oz•gene�al2a�eLfare of tbe neighl�o�hood o�• the city. Mini-stoYage facilities cYeate rniuimal traffic compared to commercial uses and other than traffic, there are no ongoing activities on site. The use will not endanger, injure oY detrimentallyr affect the use and enjoyment of other propert�T in the immediate vicinit�T or the public health, safetyT, morals, comfort, convenience, oY general welfaYe of the neighborhood oY the cityr. Staff does not see a need to impose specific conditions to satisfy this standard. 2. LVill l�e consistent �a�ith the coynpa ehensive plan. With approval of the Land Use amendment (LU 22-02), the use will be consistent with the comprehensive plan. Staff does not see a need to impose specific conditions to satisfy this standard. 3. LVill not ilnpede tbe no��nal and o��e�•ly develop�nent and i1np� ovelnent of suT7 ounding vacantp� opez7y. While there are two vacant parcels in the area and the surrounding uses include, mixed residential, a train station, and trucking terminals, the use `vill not impede the normal and orderly development and improvement of surrounding vacant propertyT. Staff does not see a need to impose specific conditions to satisf�r this standaYd. 4. LVill ��e seyved adequately l�y and �a�ill not adve�sely affect essential pu��lic facilities and se�vices including stTeets, police and fize p�otection, d�ainage, �•efuse dis�osal, �a�ate�• and se2a�e�� syste�ns, pa�ks and schools; and 2a�ill not, in pa�7icula�; create tTa�c congestion o�� inte�, fe�ence �a�ith t�a�c on adjacent and neigbl�o�zngpublic tho�ougbfa�es. The use will be served adequately b�T and will not adverselyT affect essential public facilities and services including streets, police and fire protection, drainage, refuse disposal, water and se�ver systems, parks and schools; and will not, in particular, create traffic congestion or interference with traffic on adjacent and neighboring public thoroughfares. Staff does not see a need to impose specific conditions to satisfy this standard. 5. LVill not involve uses, activities, p�ocesses, �nate�zals, egup�nent and conditions of ope�ation that aa�ill I�e det�zlnental to any peT:sons o��p�opea�y ��ecause of excessive t�a�c, noise, slnoke, fulnes, glaTe, odo�:s, dust o�� vil�rations. The use will consist of patrons driving to and from the site where they will load and unload their vehicles. The use will not involve uses, activities, processes, materials, equipment and conditions of operation that will be detrimental to any persons or propertyT because of excessive traffic, noise, smoke, fumes, glare, odors, dust, or vibrations. Staff does not see a need to impose specific conditions to satisfy this standard. 6. LVill not Tesult in tbe destyz�ction, loss oy� �iiynage of a natuzal, scenic o�� histo�zc feature of lnajoT� iynpoy�ance. While site �vork and construction `vill occur on stie, the use will not result in the destruction, loss or damage of a natural, scenic or historic feature of major importance. Staff does not see a need to impose specific conditions to satisf�T this standard. 7. LVill fully co�nply �a�ith all otbeT• T egui� eynents of tbis Code, including any applicable � equiT elnents and stan�ii� �s fo�• the issuance of a license oz•peTrnit to estal�lisb and operate tbe ploposed use in the czty. The use will fullyT compl�T with all other requirements of this Code, including anyT applicable requirements and standards for the issuance of a license or permit to establish and operate the proposed use in the cityT. Staff does not see a need to impose specific conditions to satisfy this standard. Additionally, Sec 30-1564 describes the standaYds foY establishment of a PUD district. 1. Larz�l ��ill be �one�l irato tbe PUD �oraing clistzzct oyaly upon appaoval of a coyaceptplaya fo�• tbe PUD, pu�:suarzt to tbe paoceduTe setfo��h in this section. A PUD aa�ill he autho�z�ed on land in a PUD �oning dist�zct only upon issuance of a conditional use pe��nit, pur:suant to the pr•oceduTe set foa7h in tbis section. A Conditional Use Permit `vill be issued in accordance `vith the above standards. 2. The uses allo�a�ed in a PUD sball l�e lilnited to land use.r consistent �itb the city's colnpTehensive plan and land u.re 1nap, and to tbose uses identified in tbe conceptplan foz• the PUD �oning dist�zct and tbe conditional use pe� ynit fo�� the PliD. With approval of the Land Use amendment (LU 22-02) the use will be consistent with comprehensive plan. 3. Tbe aaea of land to l�e included in a PUD shall he in unifoTm contTol of the applicant.. The applicant will be in control of all parcels pYioY to recoYding the CUP and plat. 4. A PUD shall l�e designed to for�n a desiral�le unified enviTonlnent �a�ithin its pToposed l�ounda�ze�; including unifor�n design ele7nents, landscaping lighting and signage. The PUD will be designed as one project with uniform design elements throughout the project area. 5. A PUD shall not cause undesizal�le ilnpacts on adjacent lan�s and land u.res. In pa�7icula�, uses on the PUD peTzlnete�� shall 1�e co�npatil�le 2a�ith adjacent u��es outside the PUD. Nearb�T land uses include, mixed residential, a train station, and trucking terminals. All parcels are consistent with the Comprehensive Plan. The PUD will not cause undesirable impacts on adjacent lands and land uses. 6. A PUD sball l�e se�ved ly a�leguate tTans�oT7ation, aa�atez; sanita�y se2a�er� and dlainage syste�ns. The pYoject area will be seYved by public services and will not adveYselyr impact transportation net��oYks within the aYea. 7. A PUD shall not adver:sely affect existing o�•proposedpazks, schools, streets or otherpublic facilities. E�sting public facilities are not impacted byT the proposed project. 8. The council ynay establisb vaTzed and reasona��le lot area, f ontage, sideyaTd, and setl�ack �eguiTements fo�� a PUD and lnay authorz�e a density aa�hicb it deteT�nines to l�e appropyzate undey the circulnstances. Any peylnitted density sball be consistent 2a�itb the city's co�rehensiveplan and not adve�sely affect thepul�lic bealth, safety and �elfare. The proposal `vill be consistent `vith densities described in the comprehensive plan, setbacks from public rights-of-wayT, and design standards for similar developments within cityT code. 9. More than oyae p�zncipal building lnay be constyz�cted on a lot 2a�ithin a PUD if authoTz�ed by the council. Unless otheT�a�isepez�nitted by the council, a PUD shall co�ly �itb tbe schedules of di�nensional Tegulations setfoy7h in this aT7icle, except that individual lots shall have no less than 80 pe� cent of the Yninilnu�n ayea foz� siynilay� uses. The project `vill not conflict with standards described in cityT code. If denial of such a permit should occur, it shall accompanyT recommendations or determinations byT findings or a Yeport stating how the proposed use does not complyr with the standaYds set forth in Section 30-654. Financial Impact None Mission/Policy/Goal ■ Meet changing needs - Agile ■ Reflect the culture of citizens and what is important to majority Attachments ■ Location Map ■ Applicant's Narrative ■ Site Plans ■ Architectural Plans/Elevations ■ Site Plan Review Meeting Notes — `4 �� .. i s -023 4 - , � , . ;7�'rf1-12f}1 � -�a + � ti '� � �6 �t k�. : ! � �- ..�/ , 7� � �� F -� y�4 .' +*µ � �� =�� +� � . - � r . i`� . I . . . , --4�, '+Tr/f�_: 1 '. _� 4 ,, ��r�1 � �� . , �� ;�.� � � ��' �'�` , � `�. � � �* 75-71 S-�O1 Cs5 1, M ,_ � . , :�V �tl. !` � `�� ti � _�x � ' �` �� , , nr�,�7� c , --- _ r f � ,� � y�. �_ , i _,, � j,�1j or �. y y�.t . �__ � , 75-�L.s�]r;l[F, �_ �i,vei>�r{,� � ,� j� / �� `��rrr .W_ �� f � � __^ r{�.r��r� � r x � - .+�'�. 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LlJ ��-�� U22-I� P ��-Ob ; � �11� .-_.-. .l�i�e� Project Development Narrative Lund Recreational Storage 10688 —171 St 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 EI 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 — 171St 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 —171 St 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 1715� 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 antl 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. SITESUMMARY: _—�� T W I,N �L A K E S R:: .� � TOTALPROPOSEDBUILDINGAREA 28900sf � � � � ,- ' , �____'_ � H"�50'x2UP ... ,•_.- . � \ r '• - a so�.,s4� �- � � � '� � _ %; — c ao�x,ao� � � � � � � � � � -----'�--- -------��--_ o-ao•xiao. .-� - ` TOTALPROPOSEDRENTALUNITS 43 � � �� -_ 1 �� TOTALPROPOSEDOWNERSUITES 1 I � � � � I � I TOTALPROPOSEDPAVING 23300sf I4 BUILDING��A�� I,. 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O,�oE . .a �.oa..>, w«k - � � ,. . _o� .��3� " O� E o n �oa. . ,ox� L � w ��°, O �R � . �� .... h'o ze -+ a . / / /i , II "/6 . � ok��.. �� „�,.,,,� ,�o�,� O¢ �F `'�� ' �, //' �� WW m� U' � ��O�O � � m . ,rt,�o.NEa, �a W �P�� J ��\\ Sc� PROJECTLOGATION � . ..� . `� -�� .. . ��g z ylll / ` � ` ` q, , r M,.,� ,. � \� . � . . ij�`�'�� - N _ .,. „ . . � � ' '�� ,. > � �t�� ; � r`� � g'�� I � � , / . ��o�� ? _ „y� a s� ��/ , �� _ . _ � e� � I - '� `� � � � %� . � � �` �y ° ., e�\ "� �"', � � aoao��/// � /,y �! - � �� 8 ff „� ,7',� . . i '� .,_ _ — ' � , �. �. 0��0��aoc,. em�oiHaon ��,o, ,.. @aa ^' ��. , ' . �r . . .. r �w � �� eui� � �� o i i� � � y . � i ' �/� � � sF . .. TA � � > �Y/ � Q -� y�� - . � — - - - � � � �� - ,��,� f ('��:- PARKINGDATA ,i // � d �� Z / ' .� , " . .,, 0 5 � `i �. >�� . / �� rG/(_/ J, ,. � � ��-_ � � . � �Y � . �+ / � � 1 ,'�� /� ' EXISTING LEGAL UESCRIPTION r_., .. 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" � _ ' �' , I= �� I— I� —I — I� —I - I i'= I �� 2 BUILDING "D" - EAST ELEVATION �`"°":TONe"""'s 'I BUILDING "D" - FLOOR PLAN o., a „ � „E.a« oF .��,. � �Era� a�„ �REaN��,- —� � �u,�� ,E�. - - �,� SDK nxcxirEc7s �J � OO� �L _ � T � '� �- z LI �,�� T z 31 „ I — � µJ ' L � - � - Q z � � �� s,eP�A5�a,o� f��re�r�o��R� P�o��,�k�� — — — — �aaw�r�a��av��— -- — Site Plan Review Meeting Elk River Municipal Utilities ■ What are the power needs and what structures will be serviced? Engineering ■ ADA ped ramps are needed across entrance. ■ Stormwater requirements of city ordinance and NPDES permit must be met, which are under review. A private maintenance agreement is required to be submitted to the ciry for review and approval. Water Department ■ A water service connection was not included in the documents. The City of Elk River design standards for water service installation will need to be followed. ■ Fire hydYants may need to be installed. Hydrants shall be spaced so that all portions of the buildings to be protected are within a 250-foot radius of a hydrant. Final review will be made by the Fire Chief and City Engineer. 13065 Orono Parkway Elk River, MN 55330 763.635.1000 PUwEREQ 9T �� E1kRiverMN.gov i�.1V�E'.Y`