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4.3. PCSR 11-22-2022Request for Action To Item Number Planning Commission 4.3 Agenda Section Meeting Date Prepared by Public Hearings November 22, 2022 Chris Leeseberg, Senior Planner Item Description Reviewed by Kostreba Holdings/Rochon Corporation, Jennifer Green, Senior Administrative Assistant 19645 Evans St. NW Reviewed by Conditional Use Permit establishing a Planned Unit Development to allow storage facility, Case No. CU 22-24 Action Requested Recommend, by motion, approval of the Conditional Use Permit with the following conditions to satisfy the standards set forth in Section 30-654: 1. The land use amendment (LU 22-04) shall be approved. 2. Access to the building shall not be allowed between 11:00 p.m. to 6:00 a.m. 3. All comments in the comment letter dated November 15, 2022, shall be addressed. Background/Discussion The property is zoned Planned Unit Development (PUD) where amendments to a PUD require a Conditional Use Permit (CUP). The applicant is proposing to construct a 39,500 sq. ft. three level climate- controlled storage facility (ministorage). The project will include a first level loading/unloading area, lobby/retail office (3,200 sq. ft.), customer use restrooms, and an employee breakroom. The 3.96-acresite is located at the northeast intersection of Evans th Street and 196 Lane. The surrounding uses are commercial and residential. The Planning Commission and City Council heard a concept review at the end of 2021 and both bodies were generally in favor of the project. The two commissions had concerns with exterior lighting, appearance of a structure this size, building height, buffering of neighbors, and the closure of the th full access at 197 Avenue and Highway 169. The applicant indicated they were able to speak to many of the surrounding neighbors as suggested during the concept review. 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 Employees The facility will have 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. Hours of Operation The proposed facility would be staffed with office hours from approximately 9:00 a.m. to 6:00 p.m. during the week with the possibility of staffed office hours on Saturday and Sunday. Existing customers would have daily access to the facility from 6:00 a.m. to 11:00 p.m. Parking The proposed plan shows 5 exterior and 3 interior parking stalls where most users would enter the loading- unloading area and park inside while they access their storage unit. Exterior parking would be utilized by employees and new customers visiting the office/retail. Mini storage requires one parking stall for each 400 square feet of office space or four stalls, whichever is greater Staff has concerns with possible congestion in the loading-unloading area inside of the building. It is unclear what provisions are in place for other users, if a larger moving truck or pickup truck with a trailer are using the space for an extended period. Building Materials The design proposes insulated durable architectural metal as the main material. Three different metal profiles and colors are proposed for visual interest with vertical metal fins to add texture to the facades. Additionally, glass storefront in a company-branded accent color is used to highlight building corners and entry. Signage Three exterior signage locations as shown on the proposed building elevations. They are approximately 25 square feet. The final design and size will be determined later and will require a separate permit. Traffic Compared to uses such as retail, office space, and restaurants, the proposed project will generate limited traffic to and from the site. Utilities The applicant has been made aware of the concerns outlined in the attached comment letter. Staff will continue to work with the applicant to address the comments. 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. Due to the limited number of users and the hours of operation, 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 recommends access to the building shall not be allowed between 11:00 p.m. to 6:00 a.m. 2. Will be consistent with the comprehensive plan. Due to an oversight during the Comprehensive Plan update in 2021, the property was inadvertently guided as Traditional Single-Family Residential when is should have been guided as Highway Business. A land use amendment (LU 22-04) is also being processed to guide the property as Highway Business. The land use amendment (LU 22-04) shall be approved. 3. Will not impede the normal and orderly development and improvement of surrounding vacant property. The surrounding property is fully developed. 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 property was developed for this type of use and has access to all city services. 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. Again, due to the limited number of users and the hours of operation, 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, that have not been recommended already, 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 grading and some vegetation will be removed, 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  Responsibly grow  Meet changing needs - Agile  Work with citizens to achieve goals  Reflect the culture of citizens and what is important to majority Attachments  Location Map  Applicant’s Narrative  Site Plan  Architectural Plans/Elevations  Comment Letter dated November 15, 2022 10/20/22 Elk River Storage 19645 Evans Street NW, Elk River, MN 55330 RE: Description of Project Narrative. 1. Detailed description / scope of project: a. We are proposing to construct a (3) level climate-controlled storage facility. The project will include a (1) level loading/unloading area, lobby/retail office, customer use restrooms, and an employee breakroom. b. The building footprint is approximately 39,500 sf for the 3 level storage area and an additional 3200 sf office/loading area c. 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. 2. Hours of Operation: a. 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 11 PM, consistent with the current rules of traditional storage facilities. 3. Number of Employees: a. 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. 4. Number of parking stalls, existing and additional: a. (5) Exterior, (3) Interior. The vast majority of users would enter into the loading- unloading area and park inside while they access their storage unit. The need for exterior parking is limited, as this would be utilized by the one employee on site and new customers visiting the office/retail. 5. Is there proposed screening of the site? a. The landscaping plan calls for plantings to screen the electrical transformer from view. Any rooftop mechanical equipment will be centrally located, so that view angles from the ground do not allow equipment to be seen above the parapets. 6. Proposed building materials a. Insulated metal panel is the primary building material used, providing integration of insulation and vapor barrier with a maintenance free, durable architectural metal. Three different metal profiles and colors will be used as shown in the computer renderings for visual interest. Vertical metal fins shown are an integral product provided by the metal panel supplier, used to add texture to the facades. Additionally, glass storefront framed by flush seam metal panel in a company-branded accent color is used to highlight building corners and entry. 7. Signage a. (3) Exterior signage locations proposed as shown in the Building Elevations. The areas shown are approximately 25 square feet, though actual text of the storage company operator would determine the final extent of the area used. Signage would be submitted for permit separately. 8. Is there outdoor storage? a. 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5×105×5 10×15 10×15 151'-0"251'-0"ELEV ELEV STAIR STAIR10×10 2 A B C D 1 aa bb cc dd ee ff gg hh jj kk mm nn pp qq rr ss tt uu vv ww xx yy 50 51 52 53 54 55 56 57 58 59 60 61 62 63 10×10 10×10 10×10 5×10 5×10 5×10 5×10 10×10 10×10 10×10 10×10 10×10 10×10 7.5×10 7.5×10 10×10 7.5×10 7.5×10 10×10 10×10 10×10 10×10 10×10 10×15 10×15 10×10 10×10 10×10 10×10 10×10 10×10 10×10 10×10 10×10 10×10 10×10 10×10 10×10 10×10 10×10 10×10 10×10 10×10 10×10 10×10 10×10 10×10 10×10 10×1510×10 5×5 5×5 7.5×10 7.5×10 7.5×10 7.5×10 7.5×10 5×5 5×10 5×5 5×5 5×5 5×55×55×5 5×10 5×5 5×1010×10 10×10 5×10 5×1010×10 5×1010×10 10×10 5×10 5×1010×10 5×1010×10 7.5×10 7.5×10 5×55×10 5×5 5×5 5×5 5×55×5 7.5×10 7.5×10 7.5×107.5×10 7.5×10 5×55×10 10×10 5×10 5×10 10×10 10×10 10×10 10×10 10×10 10×10 10×10 10×10 10×10 10×10 10×10 5×5 5×5 10×10 10×10 10×10 10×10 10×10 10×10 10×10 10×10 10×10 10×10 10×10 10×10 10×10 10×10 10×10 10×10 10×10 10×10 10×10 10×10 10×10 10×10 10×10 10×10 10×10 10×10 10×10 10×10 5×10 5×10 10×10 10×10 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10×10 7.5×10 7.5×10 7.5×10 7.5×10 5×5 5×5 5×5 5×5 5×5 7.5×10 7.5×10 7.5×10 7.5×10 7.5×10 5×10 5×10 5×10 5×10 5×10 5×10 5×5 5×5 5×5 7.5×10 7.5×10 5×5 7.5×10 7.5×10 5×5 5×5 5×5 5×5 5×5 5×5 5×5 5×5 10×10 7.5×107.5×10 7.5×10 7.5×10 10×10 5×5 10×10 251'-0"151'-0" ELEV ELEV STAIR STAIR 5×10 5×10 5×10 5×10 10×10 5×5 5×5 Copyright 2022 DJR Architecture, Inc. Kostreba Holdings A1.0 FLOOR PLANS 19645 EVANS STREET NW, ELK RIVER, MN ELK RIVER STORAGE 22-093.00 10/13/22 1/16" = 1'-0" FLOOR PLAN -LEVEL 1 1/16" = 1'-0" FLOOR PLAN -LEVEL 2 1/16" = 1'-0" UNIT MIX -LEVEL 3 STORAGE ELK RIVER RENDERINGS ©2022 DJR 22-093.00 10.18.2022 Elk River, Minnesota STORAGE ELK RIVER RENDERINGS ©2022 DJR 22-093.00 10.18.2022 Elk River, Minnesota 2 A B C D 3 1 90'-6"19'-0"61'-0"80'-6"251'-0"41'-0"151'-0" 192'-0" 1/4" / 12" 1/4" / 12" 1/4" / 12" Copyright 2022 DJR Architecture, Inc. Kostreba Holdings A1.1 ROOF AND MASSING 19645 EVANS STREET NW, ELK RIVER, MN ELK RIVER STORAGE 22-093.00 10/13/22 1/16" = 1'-0" ROOF PLANSoutheast View Northwest View LEVEL 1 100' -0" LEVEL 2 110' -4" LEVEL 3 120' -8" ROOF BEARING 130' -8"10'-0"10'-4"10'-4"ABCD SIGNAGE BY OTHERS - APROX. 25SFVERTICAL METAL PANEL -COLOR 1 HORIZONTAL METAL PANEL -COLOR 2FLUSH SEAM METAL PANEL -COLOR 3 ACCENT METAL PANEL -COLOR 4 LEVEL 1 100' -0" LEVEL 2 110' -4" LEVEL 3 120' -8" ROOF BEARING 130' -8" 23 1 SIGNAGE BY OTHERS - APROX. 25SF VERTICAL METAL PANEL -COLOR 1HORIZONTAL METAL PANEL -COLOR 2 FLUSH SEAM METAL PANEL -COLOR 3ACCENT METAL PANEL -COLOR 4 LEVEL 1 100' -0" LEVEL 2 110' -4" LEVEL 3 120' -8" ROOF BEARING 130' -8"10'-0"10'-4"10'-4"A B C D VERTICAL METAL PANEL -COLOR 1 LEVEL 1 100' -0" LEVEL 2 110' -4"10'-4"10'-4"10'-0"LEVEL 3 120' -8" ROOF BEARING 130' -8" 2 31 VERTICAL METAL PANEL -COLOR 1 HORIZONTAL METAL PANEL -COLOR 2 FLUSH SEAM METAL PANEL -COLOR 3 ACCENT METAL PANEL -COLOR 4 Copyright 2022 DJR Architecture, Inc. Kostreba Holdings A2.0 BUILDING ELEVATIONS 19645 EVANS STREET NW, ELK RIVER, MN ELK RIVER STORAGE 22-093.00 10/13/2022 PRELIMENARY DEVELOPMENT 1/8" = 1'-0" WEST EXTERIOR ELEVATION 1/8" = 1'-0" SOUTH EXTERIOR ELEVATION 1/8" = 1'-0" EAST EXTERIOR ELEVATION 1/8" = 1'-0" NORTH EXTERIOR ELEVATION Phone: 763.635.1000 www.ElkRiverMN.gov November 15, 2022 Paul Braton VIA EMAIL: paulbraton@rochoncorp.com 28 2nd Street NW #200 ryankostreba@msn.com Osseo, MN 55369 RE: Conditional Use Permit Application Complete Dear Mr. Braton: Thank you for your application for a Conditional Use Permit (CUP) to operate a 3-level climate- controlled storage facility at 19645 Evans Street NW. I will be reviewing your application and preparing the staff report for the Planning Commission and City Council. On October 25, 2022, the city received your application for the above use. Per Minnesota State Statute §15.99, the city is required to make a decision within 60 days of receipt of the completed application. Subd. 3 of that section requires the city to notify an applicant within 15 business days if information is missing, delaying the start of the 60-day review period. A city may extend the 60-day review period up to 120 days to complete the review. With the receipt of the required materials on October 25, 2022, the application for a CUP has been deemed complete, and the 60-day review period starts. This application has been assigned Case Number CU 22-24 and is scheduled to be reviewed by the Planning Commission on November 22, 2022, at 6:30 p.m. at the Elk River City Hall, 13065 Orono Parkway. With a Planning Commission recommendation on that date, the City Council will review your application no earlier than December 19, 2022. Staff conducted a thorough site plan review on November 7, 2022, and has the following comments: Land Use  The establishment of a commercial PUD on this property also requires and land use amendment, changing the Comprehensive Plan guidance to Highway Commercial. Staff included the land use amendment with the public hearing notice, and it has been assigned Case No. LU 22-04 ERMU  The drainage pond needs to be moved out of the utility easement. ERMU has a main three- phase feeder line and a three-phase underground distribution line going North and South along the West side and going East along the North and South of this parcel.  ERMU provides a basement for the transformer. Concrete slab is not aloud. Transformer needs a five-foot clearance along the sides and back and a 10-foot clearance along the front. Transformer needs to be reached from a hard surface. Engineering  Ensure all stormwater ordinance requirements are met Water Department  The fire hydrant shown in the utility plan needs to have a dedicated supply pipe from the water main in Evans Street or the water service pipe it is connected to needs to be at least 8” in diameter.  Hydrants shall be spaced so that all portions of a building or residence to be protected are within a 250-foot radius of a hydrant. Final review will be made by the Fire Chief and City Engineer. Parking/Access  Staff has concern with possible congestion in the drop-off/parking area inside of the building. What provisions are in place if a larger moving truck or pickup truck with a trailer need to use the space? Can additional parking be provided south of the drive through area? Please let me know if you have any questions. Sincerely, Chris Leeseberg, Senior Planner Ph: 763.635.1033 cleeseberg@ElkRiverMN.gov