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6.2. SR 04-21-2003River Item # MEMORANDUM TO: FROM: Mayor and City Council Scott Harlicker, Senior Plannne~'~ DATE: April 21, 2003 SUBJECT: Case No. CU 03-05 Request by Russell and Ryan Kostreba for Conditional Use Permit 6.2. Request Consider a request by Russell and Ryan Kostreba for a conditional use permit for a mini- storage facility. Location 159-- Jarvis Street, west side of Jarvis Street, north of the Burlington Northem Railroad tracks Zoning/Land Use I2 (Medium Industrial) / MI (Medium Industrial) Attachments · Location map · Development plans · Memo from the City Engineer Overview The applicant is proposing to construct a mini-storage facility. The facility will be located on a 3.1-acre lot in the Cascade Industrial Park. The plan includes 312 storage units in 9 buildings. A single access is proposed from Jarvis Street and the facility will be enclosed with a fence. No office or outdoor storage is proposed to be located at this site. Memo to Mayor and City Council/Od 03-05 April 21, 2003 Page 2 Buildings The site plan includes 9 buildings totaling 46,240 square feet. The units will be a mix of sizes including 5'x10', 10'xl0' and 10'x20'. The 5x10 units will be "walk in" units. They will be accessed via a center walk aisle; a customer will not be able to drive up to the front of the unit. The two buildings closest to the street are aligned so that the storage unit doors do not face the street. The other 7 buildings are aligned perpendicular to the buildings closest to Jarvis Street. The buildings will consist of green doors with off-white metal trim. The ends of the two buildings facing the street will be beige EIFS. Since EIFS can be easily damaged by vehicles, staff suggests a 32" high rock faced block knee wall. The ends of the interior buildings will be off-white metal. The roofs are proposed to be off-white metal. A contrasting color, maybe green to match the doors, for the roofs would improve the aesthetics of the buildings. The exterior of the buildings meet the design standards of the I2 District. Access and Parking A single 28-foot wide access is proposed from Jarvis Street. This should be wide enough for two-way traffic. The maximum entrance width is 30 feet. The minimum drive aisle width will be 20 feet. This width will allow for one-way traffic and no parking. Interior drive aisles between the buildings are a minimum of 25 feet wide. This will allow for one-way traffic and a parking/loading space. All drive aisles should be signed one-way. The turning radiuses around the ske will need to be a minimum of 40 feet, per the Fire Department's recormnendation. The drive aisles will be paved. Concrete cub and gutter is included on the access from Jarvis Street and the paved area in between the front buildings and the street; the remainder of the site will include bituminous curb. Designated parking spaces are shown on the site plan for the "walk in" storage units. There is also enough room for a 25-foot long truck to park outside the entrance gate and not extend out onto Jarvis Street. Security A fence will surround the site. The fence around the frout of the site will be decorative wrought iron; the remainder of the fence will be chain link. Security lights will be placed on the ends of the buildings and a street light will be located near the entrance on Jarvis Street. Grading, Drainage and Utilities Grading, drainage and utility issues are addressed in the City Engineer's memo. The site is outside the Urban Service Area and will not be served by city sewer and water. S:\PLANNING\Case Files\2003\CU 03-05 Kostreba-Mini Storage\CC 4-21.doc Memo to Mayor and City Council/CU 03-05 April 21, 2003 Page 3 Landscaping The from of the site will be landscaped with grass and spruce trees. The spruce trees will provide screening from Jarvis Street. The south and west sides of the ske will be landscaped with grass and a mix of ash and honey locust trees. The Commission should consider replacing the locust trees with either linden or maples. These trees will provide shade for the site. The north side of the site will be landscaped with grass and crabapple trees. All landscaped areas will be irrigated. Signage A freestanding sign is proposed along Jarvis Street. The location of this sign should be shown on the site plan. Additional Uses Because of the lack of parking and limited access throughout the site, additional uses such as auctions, sales, repair or servicing goods or vehides should not be allowed. Plannin.q Commission Meetin.q At the Planning Commission meeting held on March 25~h no one spoke at the public hearing. The applicant explained that they would like to be able to allow customers to store vehicles in the larger units. The applicant indicated that tenants will be required to sign an agreement stating that flammable liquids will be drained from any vehicle stored in a unit. The Fire Chief and the Building Inspector said that there are no regulations that prohibit the storage of vehides in mini-storage facilities. Recommendation The Planning Commission and staff recommend that the Council approve the conditional use permit for a mini-storage facility with the following conditions: 1. All comments of the City Engineer are addressed. 2. All drive aisles be signed one-way. 3. The pak lighting on the ends of the building shall not shine onto adjacent properties. 4. The location of the freestanding sign shall be shown on the ske plan. 5. Bituminous curb shall be included around the paved areas that do not have concrete curb/gutter. 6. A street light shall be installed along Jarvis Street on the south side of the entrance per the Police Department recommendation. 7. Parking spaces for the walk up units shall be shown on the site plan. They shall be located adjacent to the ends of the buildings. A minimum of two spaces at each end shall be provided. 8. No outdoor storage is allowed. 9. Storage of hazardous or flammable material is prohibited. S:\PLANNING\Case Files\2003\CU 03-05 Kostreba-Mini Storage\CC 4-21.doc Memo to Mayor and City Council/CU 03-05 April 21, 2003 Page 4 10. No activities such as auctions, sales, repair or servicing of goods, vehides, equipment or materials shall be conducted from the site. 11. No electrical service shall be provided for tenants. 12. No Parking signs shall be installed at appropriate locations. 13. The hours that the facility can be open shall be limited to 6am to 10pm. S:~PLANNING\Case Files\2003\CU 03-05 Kostreba-Mini Storage\CC 4-21.doc MEMORANDUM TO: FROM: DATE: Michele McPherson, Director of Planning Bruce A. West, Fire Chief'~-T~~ April 16, 2003 SUBJECT: Kostreba Self Storage Units I would like to address a couple of issues discussed at a prior Planning Commission meeting in reference to the Kostreba Self Storage Units on Jarvis Street in Elk River. Under the 1997 Uniform Fire Code Section 902 Fire Department Access it states, fire apparatus access road shall be provided in accordance with Sections 901 & 902.2 for every facility, building, or portion of a building hereafter constructed or moved into or within the jurisdiction. Under Section 902.2.2.1 it states that fire apparatus access road shall have an unobstructed width of not less than 20 feet, an unobstructed vertical clearance of not less than 13 feet 6 inches. The frre apparatus access road shall be maintained to its unobstructed width of not less than 20 feet on a continual basis throughout the entire year. "No parking" frre lane approved signs shall be provided and maintained for fire apparatus access roads to identify such roads and prohibit the obstruction thereof. Under Section 902.2.2.2. Surface, f~re apparatus access roads shall be designed and maintained to support the imposed loads of f~re apparatus and shall be provided with a surface so as to provide all ~veather driving capabilities. Section 902.2.4.1. states the required width of f~re apparatus access roads shall not be obstructed in any manner, including parking of vehicles. Minimum required widths and clearances established under Section 902.2.2.1. shall be maintained at all times. I have discussed with the owner the number, location, and size of fzre extinguishers to be provided at the proposed self storage units. The placement, number, and fire extinguisher size shall be approved by the Elk River Fire Department. Discussion between the City of Elk River Building and Zoning Department and the Elk River Fire Department has taken place in reference to storage of vehicles, ATVs, snowmobiles, and other items containing flammable liquids within the Kostreba Self Storage Facility. Terry Zajac from the Building and Zoning Department and I have discussed the limiting of quantities within the self storage units. The 1997 Uniform Fire Code does not prohibit, but recommends, a maintenance and operating practice in accordance with established procedures which will tend to control leakage and unauthorized discharge of flammable or combustible liquids. The 1997 Uniform Fire Code also states spills shall be cleaned up properly. If you have any questions m regards to the above items as listed, please feel free to call me at the Elk River Fire Department at (763) 441-4919. S:\OFFSITI:~\ FI RF,\ Staff Memos\KostrcbaSclfStorage.doc SITE ~-,, CAS CAD~ 162> 1615 1601 1593 1581 1571 156 155T 154I Case Number: Location Map CU 03-05 RUSSELURYAN KOSTREBA Howard R , Green Oompany April 9, 2003 File: 820470J-0240 Mr. Scott Harlicker Senior Planner City of Elk River 13065 Orono Parkway Elk River, MN 55330 RE: KOSTREBA MINI STORAGE Dear Mr. Harlicker: We have reviewed the revised site plan drawings for the Kostreba mini storage prepared by John Oliver and Associates with a revision date of April 1, 2003. The site plan has been adjusted slightly so that a 40-foot radius turning movement representing a fire truck can negotiate all of the corners in the development. Therefore, this issue, which was a condition on the Planning Commission approval of the site plan, is met. The second issue discussed at the Planning Commission meeting regarding the site was that the internal Cascade Industrial Park storm sewer and ponding infrastructure is necessary for the development of this site. Therefore, the condition should stay in place that the infrastructure of the overall plat of Cascade Industrial Park is in place prior to the development of the mini storage site. If you have any questions regarding these issues, please call. Sincerely, Howard R. Green Company Terry J. I~l~iurer, P.E. TJM:sw Ltr-0400903-Harlicker 1326 Energy Park Drive · St. Paul, MN 55108 · 651/644-4389 fax 651/644-9446 toll free 888/368-4389 STANDARD GUTTE~ x 888.0 OURSE TYPICAL PARKING LOT EC~ON W/B612 ~RB ~' 2.5 POND TO cIE CONSTRUCTED UNDER CASCAOE INDUSTRIAL PARK PRO~ECT x 885.0 x 882.9 x 885.6 x 885.9 886 ]90 x 884.5~__ CB I01 X 88&~i X 889.0 X 889.5 -- X ~'~.~ N 87°49' " .5 Ns .~ .*. ,~-~--~'~:-- --.-7~ FINISH FLOOR ELEVATION ALL UNITS - 891.25 892.5 -- --'"'~ x 890.4 I. ALL ~SllJ~B[D AREAS SHALL BE SEEDED AND MULCHED WITHIN 72 HOURS OF SUBSTANTIAL COMPLETION OF GRADING. 2. ALL SWALES ~ITH 4:1 OR GREATE~ SLOPES SHALL BE COVE~ED WITH WOOD FIBER BLANKET AND BALE CHECK. .......... 3. OO~iO~ ...............SHALL CONTACT GOPHER STATE oi~E (~ALL-'P-~I~"T0-ST-ART~i~(~ ~STRUCTION. 4.. ALL 2ft GgJRB OUTS SHALL HAVE A 2ft X 4ft RiP RAPPED AREA. ~ ALL SPOT a-D/. TO mC UNLESS OTH[.WISE .OTEO. II 'ROPOSED CONTOURS UNDER CASCAOE INDUSTRIAL PARK PROJECT 'ROPOSED STORM SEWER UNDER CASCAOE INDUSTRIAL PARK PROJECT MH ! [~ ~2_7'e) · SAW CUT AND MATCH EXISTING PAVEMENT -SILT FENCE ~: OD 0 50~ 150 . 200 SCALE IN FEET LEGEND Proposed Building -. / i Existing Boundary ------ Proposed Easement ----Exisitng Adjacent Boundary -- Phase II Proposed Building BOSION CONTR~ ~LT ~CE · C.B. PRO~CTION 'SHEET NO. ~ 4- BLOCK 1 2 S 89°57'37" W 702.31' ENO OF N 87049'29'' W 697. i3' N 0 50 150 200 SCALE IN FEET LEGAL: Lot 3, i3[k I, Coscode Ind. Pork Front Setbock'L- 50' from ROW Side Setbock %,29' from property line Reor Setbock 52' from property line Spoce Between Buildings - 25' Lot size - 157,648 sq. ft. Building Areo - 46,240 sq. ft. Building Coveroge - ,35.5% LEGEND Proposed Building Existing Boundory ----- Proposed Eosement m- Exisitng Adjocent Boundory -- Phose II Proposed Building UNIT COUNT: 5XIO -- 72 IOX]O - 92 lOX20- 148 TOTAL UNIT COUNT - 312 NOTE: -CHAINLINK FENCE SHALL BE ALONG PROPERTY LINE. -ALL DIMENSIONS ARE TO THE FACE OF BITUMINOUS CURB UNLESS OTHERWISE NOTED. m,m SHEET NO. J BLOCK N 0 50 150 200 SCALE IN FEET NOTES I.CONTRACTOR SHALLCONTACT GOPHER STATE ONE-CALL, (651) 454--0002 (TWIN CITIES METRO) OR (800) 252-1~66 (OUTSTATE), FOR UTILITY LOCATIONS PRIOR TO EXCAVATION. 2. ALL PRECAST PLANTERS, PLANT[ND BEDS AND TURF ESTABLISHMENT SHALL BE IRRIGATED. IRRIGATION DESIGN SHALL BE PROVIDED BY IRRIGATION CONTRACTOR. EXISTING IRRIGATION SYSTEM IS KNOWN TO EXIST. PORTIONS OF THIS EXISTING SYSTEM WILL REQUIRE REMOVAL. CONTRACTOR tS REQUIRED TO COMPLETE ALL REQUIRED ANO NECESSARY WORK TO COMPLETE THESE REMOVALS ANO LEAVE THE EXISTING iRRIGATION SYSTEM FULLY FUNCTIONAL. THE EXISTING IRRIGATION SYSTEM AND THE PROPOSED IRRIGATION SYSTEM SHALL NOT BE INTERCONNECTED. 5. ALL OVERSTORY TREES SHALL HAVE A MINIMUM CALIPER OF 2 ~/2" INCHES, BALLED AND BURLAP (Bi'R). 4. ALL ORNAMENTAL OR UNDERSTORY TREES SHALL HAVE A MINIMUM CALIPER OF I INCH, BALLED AND BURLAP 5. ALL CONIFEROUS TREES SHALL HAVE A MINIMUM PLANTING HEIGHT OF 5 FEET, BALLED AND BURLAP 6. CONIFEROUS SHRUBBERY SHALL BE AS FOLLOWS: SPREADING = I GALLON, POTTED MEDIUM = 5 GALLON, POTTED UPRIGHT = 3.8 TO 4- FEET, BALLED AND BURLAP 7. DECIDUOUS SHRUBBERY SHALL BE AS FOLLOWS: DWARF = I GALLON, POTTED MEDIUM = 3 GALLON, POTTED TALL = 24 TO 50 INCHES, POTTED 8. ALL MULCH USED AROUND PLANTING BEDS SHOULD BE ROCK MULCH. FLOWER BEDS ARE NOT REQUIRED TO HAVE MULCH. PROFESSIONAL HOPE EDGING & LANDSCAPE FABRIC SHALL BE USED AROUND ALL PLANTING BEDS AND SHRUB PLANTINGS. 9. ALL OPEN AREAS OF SITE NOT OCCUPIED BY BUILDING, PARKING OR WALKWAYS, SHALL BE SODOED. I0. ALL LANDSCAPE MATERIAL SHALL BE GUARANTEED FOR A PERIOD OF ONE YEAR. THIS GUARANTEE IS TO INSURE FOR PROPER INSTALLATION AND SUBSEQUENT VIGOROUS GROWTH OF THE LANDSCAPE ELEMENT. II. ALL LANDSCAPE MATERIAL SHALL BE INSTALLED AND MAINTAINED AS PER MINNESOTA NURSERYMAN ASSOCIATION STANDARDS, LATEST EDiTiON. THE LANDSCAPE MATERIAL SHALL BE NURSERY QUALITY STOCK. 12. BACKFILL FOR PLANT MATERIAL SHALL CONSIST OF TOPSOIL (FREE OF LUMPS, TWIGS AND ROCKS), PEAT MOSS ANO FERT[UZER APPLICABLE TO SPECIES. 13. PLANT MATERIAL SHALL BE PLANTED AS PER THE PLANTING DETAILS. 14. IF ANY PLANT SPECIES ES UNAVAILABLE OR iN THE OPINION OF THE NURSERYMAN A SUBSTITUTION WOULD BE MORE APPLICABLE (DUE TO SOIL TYPE OR LOCATION), THE ENGINEER AND OWNER SHALL BE CONTACTED PRIOR TO ACCEPTANCE OF THE SUBSTITUTION. 15. SPACING BETWEEN PLANT MATERIAL SHALL BE INDUSTRY STANDARD. PLANTS ARE SHOWN AT APPROXIMATE FULL GROWTH DIAMETER. 16. TREE WRAP - ALL "THEN SKINNED" AND ORNAMENTAL TREES SHALL BE WRAPPED IN ACCORDANCE WITH MNLA STANOARDS. 17. TREE TYPES SHOWN IN SPECIFIC AREAS OESIDNATE ONLY THAT A TREE SHALL BE PLANTED IN THiS LOCATION. TREE SPECIES MAY BE SUBSTITUTED FROM THOSE LISTED. 18. EXISTING PLANTING BEOS ARE SHOWN IN A GENERAL WAY. CONTRACTOR SHALL TRANSPLANT EXISTING SHRUBS AT LOCATIONS TO BE DETERMINED BY THE OWNER. MATERIAL SCHEDULE KEY QUANTITY COMMON NAME/BOTANICAL NAME SIZE ROOT COMMENTS SBL El SUNBURST HONEY LOCUST/ 2 l/2" CAUPER B&B PARK GRACE GLEDITSIA TRICANTHOS INERMIS PA I0 PATMORE ASH/ 2I/2" CAUPER FRAXINUS PENNSYLVANICA LANCEOLATA 'PATMORE* BHS lO BLACK HILLS SPRUCE/ 6'HT. B~ FULL FORM TOGRADE PINUS GLAUCA DENSATA SSC 14 SPRING SNOW CRABAPPLE/ II/2" CAUPER MALUS SPRING SNOW TOTAL 45 NOTE: Existing Pine Trees on Lot May Be Transplanted and Substituted for Spruce Trees. L~ I 0 SHEET NO. J BLOCK 2 N 0 50 150 200 SCALE IN FEET LEGEND Proposed Building Existing Boundory --- Proposed Eosement --- Exisitng Adjacent Boundary -- Phase II Proposed Building Z SHEET NO. / ~°~ 4-