7.2 SR 12-19-2022City of
River
To
Mayor and City Council
Agenda Section Meeting Date
Public Hearings December 19, 2022
Item Description
Conditional Use Permit: Establish a PUD for a 3-Level
Climate Controlled Storage Facility, Kostreba Holdings and
Rochon Corporation, 19645 Evans Street
Request for Action
Item Number
7.2
Prepared by
Chris Leeseberg, Senior Planner
Reviewed by
Zack Carlton, Community Development Director
Reviewed by
Cal Portner, City Administrator
Action Requested
Approve, by motion, 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. Building access shall not be allowed between 11 p.m. and 6 a.m.
3. All comments in the comment letter dated November 15, 2022, ?f
shall be addressed.
4. A PUD Agreement must be approved by Council prior to issuance
of building permits. u cR 33
Background/Discussion
Case No. CU 22-24 - The property is zoned Planned Unit Development
(PUD) where modifications require a Conditional Use Permit (CUP).
The applicant proposes to construct a 39,500 sf, 3-level climate -
controlled storage facility (ministorage). The project will include a first
level loading/unloading area, lobby/retail office (3,200 sf , customer use
restrooms, and an employee breakroom.
The 3.96-acre site is located at the northeast intersection of Evans Street
and 196"' Lane. The surrounding uses are commercial and residential.
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.Hwy 10
The Planning Commission and City Council reviewed a conceptual 6D
proposal at the end of 2021 and both bodies were generally in favor of
the project. They expressed concerns with exterior lighting, general Figure i - —
appearance of a structure this size, building height, buffering from adjacent residential neighbors, and the closure
of the full access at 197"' Ave and Highway 169. The applicant indicated they were able to speak to many of the
surrounding neighbors as suggested during the concept review.
Planning Commission
The applicant stated he addressed the comment letter concerns. Research found several similar projects offer very
limited outdoor parking spaces. He stated they met with residents in the area as the Council suggested and
The Elk River Vision [�AYUPEEJ
A n eltioming community avith revolutionary and spirited resourcefulness, exceptional
service, and community engagement that encourages and inspires prosperity. Updated. August 2020
received generally positive feedback with some residents concerned about traffic. They will attempt to maintain
most of the vegetation along the north and east property lines.
Staff read an email from a neighboring resident requesting evergreen trees planted along the east property line to
provide year-round screening.
The commission reiterated their support from last year. Signage and display windows were discussed, and staff
noted that the building will be allowed signage as approved in the PUD Agreement and that windows can be
covered with up to 50% with signage.
The applicant stated security lighting would be along the back of the building with the lights just above the
emergency exits and there is no driveway proposed behind the building.
The applicant provided updated main floor plans to address the parking/drop off area concerns staff and the
commission expressed.
No further comments were received since the meeting and the Commission unanimously recommended approval.
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
■ Updated plans
■ Planning Commission Memo dated November 22, 2022
■ Email from Resident
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Elk
River
To
Planning Commission
Agenda Section Meeting Date
Public Hearings November 22, 2022
Item Description
Kostreba Holdings/Rochon Corporation,
19645 Evans St. NW
Conditional Use Permit establishing a Planned
Unit Development to allow storage facility,
Case No. CU 22-24
Request for Action
Item Number
4.3
Prepared by
Chris Leeseberg, Senior Planner
Reviewed by
Jennifer Green, Senior Administrative Assistant
Reviewed by
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
Street and 196"' Lane. The surrounding uses are commercial and
residential.
=
The Planning Commission and City Council heard a concept review at Figure I
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
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.
[�ATUREJ
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.
Signag_e
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. mill 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 orgeneral nv fare 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. mill 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. mill 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. mill be served adequately by and will not adversely affect essential public facilities and services including streets, police and fare
protection, drainage, refuse di posal, water and sewer ystems, 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. mill 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. mill fully coVywitb 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:
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. No.
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City of
Elk �-
River
13065 Orono Parkway
Elk River, MN 55330
November 15, 2022
Paul Braton
28 2"d Street NW #200
Osseo, MN 55369
VIA EMAIL: paulbraton@rochoncorp.com
ryankostreba@msn.com
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.
Phone: 763.635.1000
P0WEHEU 89
-4AWRE
www.ElkRiverMN.gov
■ 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,
Y
Chris Leeseberg, Senior Planner
Ph: 763.635.1033
cleeseberg@E1kRiverMN.gov