4.3. PCSR 10-25-2022Request for Action
To Item Number
Planning Commission 4.3
Agenda Section Meeting Date Prepared by
Public Hearings October 25, 2022 Chris Leeseberg, Senior Planner
Item Description Reviewed by
Lund Recreational Storage – 10688 171st Lane NW Zack Carlton, Community Development Director
Conditional Use Permit for outdoor storage
Reviewed by
buildings, Case No. CU 22-23
Action Requested
Recommend, by motion, approval of the Conditional Use Permit with
the following conditions:
1. A Planned Unit Development Agreement be prepared 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 recorded prior
to the Conditional Use Permit being recorded.
3. The property must be platted prior to issuance of any building
permits.
4. The final site plan, landscape plan, and architectural materials
shall be approved by city staff as a permitted use within the
PUD.
5. The east end of the facility shall include a six-foot tall opaque
fence to screen headlights from the adjacent residential uses.
6. Conditional Use Permit, CU 22-12, shall become void.
Background/Discussion
The applicant is requesting an amendment to their Conditional Use
Permit (CU 22-12) to increase the height of the mini-storage structures
from the previously approved 18 feet to 21 feet.
The property is currently zoned Planned Unit Development (PUD).
st
The 2.21-acre site is located at the southeast intersection of Twin Lakes Road NW and 171 Lane. The
surrounding uses include, mixed residential, a train station, and trucking terminals.
During an early review process, the Planning Commission and City Council were generally supportive of the use
presented as a traditional mini-storage facility. During the formal CUP process, the applicant requested taller
structures to allow space for RV’s and received approval for structures to be 18 feet in height. Along with that
CUP approval, the applicant applied for and received approval to amend the Comprehensive Plan (LU 22-02)
changing the land use from Mixed Residential to Neighborhood Commercial.
The Elk River Vision
A welcoming community with revolutionary and spirited resourcefulness, exceptional
service, and community engagement that encourages and inspires prosperity.
Updated: August 2020
Due to material costs and design changes, the interior roof structure needed to be increased in height to
accommodate new structural materials, pushing the height above 18 feet.
The height of the structures was of one of the main concerns during the original CUP review process. As part of
the CUP/PUD process, the council reviewed/approved site plans, landscape plans, and building designs to be
incorporated into the PUD agreement. When the building permit was turned in, staff informed the applicant that a
CUP amendment would be required to increase the height beyond the 18feet, per what was originally approved by
the City Council.
Applicable Regulations
In approving a Conditional Use Permit, the council may impose such specific conditions with regard to the
development or operation of the proposed use as it considers necessary to satisfy the seven standards set forth in
Section 30-654 and the requirements contained in this article and to promote compatibility with and minimize any
potentially adverse effects upon adjacent properties, the neighborhood or the city.
The issuance of a Conditional Use Permit can be ordered only if the use at the proposed location:
1. Will not endanger, injure or detrimentally affect the use and enjoyment of other property in the immediate vicinity or the public
health, safety, morals, comfort, convenience or general welfare of the neighborhood or the city.
Mini-storage facilities create minimal traffic compared to commercial uses and other than traffic, there are
no ongoing activities on site. Increasing the height by three feet along with landscaping plans will not
affect this. The use will not endanger, injure or detrimentally affect the use and enjoyment of other
property in the immediate vicinity or the public health, safety, morals, comfort, convenience, or general
welfare of the neighborhood or the city.
Staff does not see a need to impose specific conditions to satisfy this standard.
2. Will be consistent with the Comprehensive Plan.
With the council approved Land Use Amendment (LU 22-02), the use is consistent with the
Comprehensive Plan.
Staff does not see a need to impose specific conditions to satisfy this standard.
3. Will not impede the normal and orderly development and improvement of surrounding vacant property.
While there are two vacant parcels in the area and the surrounding uses include, mixed residential, a train
station, and trucking terminals, the use will not impede the normal and orderly development and
improvement of surrounding vacant property.
Staff does not see a need to impose specific conditions to satisfy this standard.
4. Will be served adequately by and will not adversely affect essential public facilities and services including streets, police and fire
protection, drainage, refuse disposal, water and sewer systems, parks and schools; and will not, in particular, create traffic
congestion or interference with traffic on adjacent and neighboring public thoroughfares.
The use will be served adequately by and will not adversely affect essential public facilities and services
including streets, police and fire protection, drainage, refuse disposal, water and sewer 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. Will not involve uses, activities, processes, materials, equipment and conditions of operation that will be detrimental to any
persons or property because of excessive traffic, noise, smoke, fumes, glare, odors, dust or vibrations.
The use will consist of patrons driving to and from the site where they will load and unload their vehicles
and again, increasing the height by three feet will not affect this. The use will not involve uses, activities,
processes, materials, equipment and conditions of operation that will be detrimental to any persons or
property 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. Will not result in the destruction, loss or damage of a natural, scenic or historic feature of major importance.
While site work and construction will 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 satisfy this standard.
7. Will fully comply with all other requirements of this Code, including any applicable requirements and standards for the
issuance of a license or permit to establish and operate the proposed use in the city.
The use will fully comply with all other requirements of this Code, including any applicable requirements
and standards for the issuance of a license or permit to establish and operate the proposed use in the city.
Staff does not see a need to impose specific conditions to satisfy this standard.
If denial of such a permit should occur, it shall accompany recommendations or determinations by findings or a
report stating how the proposed use does not comply with the standards 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
Site Plans
Architectural Plans/Elevations
FFE=893.00FFE=892.50FFE=892.50FFE=892.003030 County Road 101 NorthPlymouth, MN 55447Steve Krausestevek@sdk-architects.com763-331-5178SDK ARCHITECTSINDEX OF CIVIL SITE DRAWINGS: CIVIL ENGINEERINGSITE DESIGN
OwnerStorage BayStorageOfficeOfficeTM/EReceptionRental Unit #A114' x 50'(700 sf)Rental Unit #A214' x 50'(700 sf)Rental Unit #A314' x 50'(700 sf)Rental Unit #A414' x 50'(700 sf)Rental Unit #A514' x 50'(700 sf)Rental Unit #A614' x 50'(700 sf)Rental Unit #A714' x 50'(700 sf)Rental Unit #A814' x 50'(700 sf)Rental Unit #A914' x 50'(700 sf)Rental Unit #A1014' x 50'(700 sf)Rental Unit #A1114' x 50'(700 sf)Rental Unit #A1214' x 50'(700 sf)0'4'8'16'32'PROTECTION BOLLARDS(2) PER OH DOOR (TYP)4'-0" WIDE CONC APRONBUILDING SETBACK LINE(TWIN LAKES ROAD)GRE UTILITY EASEMENT(EASTERLY EDGE)CHAIN LINK FENCEBUILDING SETBACK LINE(171st LANE NW)LINE OF APPROVED GREUTILITY EASEMENT ENCROACHMENTT/ SLAB ("A")893' - 0"DECORATIVEFENCE @ 171st LANE NWLANDSCAPE ELEMENT(SEE CIVIL)ENTRY CANOPYOWNER SUITE ENTRYTYP BUILDING LIGHTING(WALL MOUNTED LIGHT w/ CUTOFF)PROTECTION BOLLARDSCHAIN LINK FENCELANDSCAPE ELEMENT(SEE CIVIL)TYP OVERHEAD DOOR @EACH STORAGE BAYENTRY FACADET/ SLAB ("A")893' - 0"CHAIN LINK FENCEMETAL WALLPANELSMETAL ROOF PANELSLANDSCAPE ELEMENT(SEE CIVIL)DECORATIVE FENCEENTRY CANOPYT/ SLAB ("A")893' - 0"ENTRY CANOPYSTONE WAINSCOTE@ ENTRY CANOPYLANDSCAPE ELEMENT(SEE CIVIL)METAL TRIMMETAL WALL PANELSFIXED WINDOWSDECORATIVEFENCECLERESTORY WINDOWS20' TO 21' BUILDING HEIGHTT/ SLAB ("A")893' - 0"18'-0" MID-POINT HEIGHT16' LOW EAVE HEIGHT20'-0' HIGH EAVE HEIGHTEQEQWALL MOUNTEDLIGHT FIXTURE w/CUTOFFPROTECTIONBOLLARDCHAIN LINK FENCELANDSCAPE ELEMENT(SEE CIVIL)METAL WALLPANELSScale:Project Number:Date:Drawn By:Checked By:R E V I S I O N STHIS DRAWING, SPECIFICATION OR REPORT WAS PREPARED FOR BIDDING PURPOSES ONLY. FINAL DESIGN & DOCUMENTATION OF THIS PORTION OF THE PROJECT WILL BE COMPLETED VIA THE DESIGN/BUILD APPROACH BY LICENSED DESIGN PROFESSIONALS REGISTERED IN THE STATE OF MINNESOTA.5075 Holly Lane North -Unit 7Minneapolis, Minnesota 55446(763) 331-5178info@sdk-architects.com1/8" = 1'-0"A2BUILDING "A"PLANS / ELEVATIONS22-003New Storage FacilityLUND RECREATIONAL STORAGESEP 26, 2022SDK10688 - 171st Lane NW - Elk River, MNSite Plan ApplicationPROJECT NORTH1BUILDING "A" - FLOOR PLAN2BUILDING "A" - SOUTH ELEVATION3BUILDING "A" - NORTH ELEVATION5BUILDING "A" - WEST ELEVATION4BUILDING "A" - EAST ELEVATION# Description Date1ENTRY UPDATES- BLDG "A"10-12-22