6.1.b. PCSR 03-27-2018 - Laserfiche WebLink

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The property is zoned I3 (General Industrial). In order to comply with the Comprehensive Plan, the applicant is also requesting a Zone Change (ZC 18-01) from I3 to C3 (Highway Commercial) where Mini Storage facilities require a Conditional Use Permit (CUP). Analysis Comprehensive Plan The Highway Business land use ranges from moderate to high intensity forms of commercial development in Elk River and follows the Highway 169 and Highway 10 corridors. Businesses in this category may be the largest both in terms of size and traffic generation while also providing services and convenience types of business. Development orientation tends to be toward regional highways. Buildings The storage buildings are proposed to be constructed with prefinished metal panels with highlighted trim and doors. Building #1, facing Highway 10, will have three sides composed of concrete and decorative masonry. The office is proposed to be constructed with concrete masonry units and a metal prefinished roof The office and Building #1 meet the architectural requirements but Building #2 does not. The three future buidlings will also need to meet the architectural requirements. Section 30-938 (2) states the building finishes shall consist of at least two of the exterior building finishes, at least two shall be used per wall. The materials listed are, face brick, natural stone, architectural glass (i.e. curtain wall), wood, stucco, siding (metal, fiber -cement or vinyl), integrally colored split face (rock face), burnished or glazed concrete masonry units (excluding smooth/plain or painted), and other city approved architectural materials. Parking/ Circulation Ministorage or self -storage facilities require one parking stall for each 400 square feet of office space or four stalls, whichever is greater. The proposed office space is 1,200 square feet, so four stalls are required. The proposed site plan shows seven parking stalls. The proposed building lengths surpass the allowed dead end access, but if all driving lanes are marked "Fire Lane No Parking", the site layout can be allowed. The cul-de-sac shown does not meet the minimum 96 foot diameter as required in the MN State Fire code Appendix D. Landscaping Per section 30-934, the number of trees required is 67. This will result in 33 overstory, 17 ornamental, and 17 deciduous trees. The landscape plan shows four additional trees in the northwest corner of the property. There are existing trees on site but no existing credit calculations were provided. Landscaping on the subject property will need to comply with ordinance requirements, including credit for existing trees. Screening The property slopes significantly downward away from Highway 10. Because of the topography and the position of Building #1, the site will be screened from Highway 10. Further screening could be accomplished along Edison Street with required landscaping. N:\Departments\Community Development\Planning\Case Files\CUP\CU 18-05 Dennis Sharp - Sharp & Associates (Edison Boat & RV Storage)\4 Planning Commission\CU 18-05 sr PC 3-27-18.docx