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HomeMy WebLinkAbout3 - Amended SUP - Climate Controlled Storage Planning Commission Memorandum To: Planning Commission From: John Hinzman, Community Development Director Date: January 26, 2026 Item: Amended Special Use Permit (SUP) – Climate Controlled Storage – 275 33rd Street W – Nicholas Anderson REQUEST Hold a public hearing and recommend action on the Amended Special Use Permit (SUP) application of Nicholas Anderson on property owned by NYA Industrial 31 LLC. The applicant seeks to expand climate controlled storage through construction of a new building located within the parking lot north of the strip mall located at 275 33rd Street W. BACKGROUND INFORMATION Comprehensive Plan Classification The 2040 Comprehensive Plan designates the property as Commercial. The proposed use is consistent with the plan. Zoning Classification The property is zoned C-4 Regional Shopping Center. Climate Controlled Storage is identified as a “Use by Special Permit” (SUP) in the C-4 District. Adjacent Zoning and Land Use Direction Property Use Zoning Comp Plan North Commercial - Vermillion State Bank C-4 Commercial East Commercial - Crossroads Church\Coborns Market C-4 Commercial South Commercial – Strip Mall (including climate controlled storage) C-4 Commercial West Residential – Current 33 Apartments R-4 Medium Density Residence Existing Condition 94 space parking lot. Proposed Condition Construction of a 15,000 s.f. climate controlled storage building within the existing parking lot. Definition of Climate Controlled Storage Facility The Zoning Code defines Climate Controlled Storage Facilities as: A storage facility characterized by individual separate storage spaces which are accessible by customers for the storing and retrieval of personal effects and household goods. Storage spaces are climate controlled to provide regulated temperature Original SUP for Climate Controlled Storage A SUP for climate controlled storage was issued for a portion of the strip mall on June 21, 2021. Approval allowed for 10,600 s.f. of the strip mall (65%) to be used as climate controlled storage. The Amended SUP does not seek to modify the approved conditions or existing space within the strip mall. Staff is not aware of any concerns pertaining to operation of the existing climate controlled storage facility. Site Plan Approval Site Plan approval is required prior to construction. Civil engineering and architectural drawings must be prepared to show the location of the building, parking, access, landscaping, lighting, stormwater management, and building form and materials. The Site Plan is reviewed by the Planning Commission and approved by the City Council. Joint Parking Agreement The property is subject to a joint parking agreement involving the strip mall, adjacent Coborns\Crossroads Church building and two outlots located within the larger parking lot. The agreement allows use of all parking spaces by all tenants and establishes maintenance obligations. Under the agreement the property containing the strip mall and 94 space parking lot is allocated 122 spaces of parking within the greater site. 68 of the 122 spaces are required to meet the needs of the strip mall. The remaining 54 spaces may be reallocated to other uses including redevelopment. Notification and Public Hearing Notification of the request was mailed to all property owners within 350 feet. Staff have not received any comments at this time. SPECIAL USE PERMIT REVIEW Background Hastings City Code Chapter 155.32, Subd. C.5 – allows climate controlled storage facilities as a “use by special permit” within the C-4 Zoning District, subject to the following requirements: • All storage activity must be conducted within a building. Exterior storage, or use of accessory buildings, pods, trailers, and the like shall be prohibited. • No more than 20,000 s.f. of any building shall be utilized for Climate Controlled Storage. Special Use Permit Requirements Special Use Permit review is outlined in Chapter 30.02, Subd. E.2.b.5 of the City Code and subject to adherence to the following (staff analysis appears in red). 1. Ingress and egress to property and proposed structures thereon with particular reference to automotive and pedestrian safety and convenient traffic flow and control, and access in case of fire or catastrophe; The storage building would be located within an existing parking lot area that provides adequate ingress and egress to the site. 2. Off-street parking and loading areas where required, with particular attention to division (E)(2)(b)5.a. above, and the economic, noise, glare, or odor effects of the special use on adjoining properties and properties generally in the district; Minimum parking requirements are adequate provided that no more than 54 parking spaces are removed from the existing parking lot. 3. Refuse and service areas, with particular reference to items divisions (E)(2)(b)5.a. and (E)(2)(b)5.b. above; Will be reviewed as part of the Site Plan. 4. Utilities, with reference to locations, availability, and compatibility; Will be reviewed as part of the Site Plan. 5. Screening and buffering with reference to type, dimensions, and character; Will be reviewed as part of the Site Plan. 6. Signs, if any, and proposed exterior lighting with reference to glare, traffic safety, economic effect, and compatibility and harmony with properties in the district; Will be reviewed as part of the Site Plan. 7. Required yards and other open space; Will be reviewed as part of the Site Plan. 8. General compatibility with adjacent properties and other properties in the district. Property is surrounded by commercially zoned properties and an apartment building. Recommendation Approval of the Amended Special Use Permit for climate controlled storage is recommended subject to the following conditions: 1) Adherence to the conditions of approval established within the original Special Use Permit adopted as City Council Resolution 06-25-21. 2) Adherence to the Special Use Permit requirements established under City Code Chapter 30.02, Subd. E.2b.5. 3) Securing Site Plan approval for construction of improvements. 4) All storage activity must be conducted within a building. Exterior storage, or use of accessory buildings, pods, trailers, and the like shall be prohibited. 5) No more than 20,000 s.f. of any building shall be utilized for Climate Controlled Storage. 6) Approval is subject to a one-year Sunset Clause; if significant progress is not made towards implementation of the proposed use within one year of City Council approval, the approval is null and void. Attachments • Location Map • Concept Plan • Application LOCATION MAP Attachment A Description of Request: This application serves as a special use permit to request approval to build one building, approximately 14,000 Gross SF, in the existing parking lot of the parcel located at 275 33rd St W, Hastings, MN. This building’s primary use will be a climate-controlled storage facility, and will operate under the same brand name as the existing storage business on this parcel, hastingsministorage.com. There is significant demand for climate-controlled storage units, as evidenced by the current waiting list of 20 people for a unit at the existing facility. The closest climate-controlled storage facility is approximately 10 miles away. The concept plan below outlines the approximate dimensions of the building. This building will remove approximately 40-45 parking spaces, leaving 30 parking spaces for the existing businesses. The existing dance studio only uses 5-10 parking spaces at any given time, and the existing storage facility uses 0-2 spaces at any given time, leaving more than enough spots for additional parking. Patrons of the Snap Fitness franchise do not park in this lot, rather they park in the adjacent parking lot for ease of access. City of Hastings Community Development Department Land Use Application Address or PID of Property: ___________________________________________________________ Applicant Name: _______________________ Property Owner: ________________________ Address: ______________________________ Address: _______________________________ _______________________________________ ________________________________________ Phone: ________________________________ Phone: _________________________________ Fax: __________________________________ Fax: ____________________________________ Email: ________________________________ Email: __________________________________ Description of Request: ________________________________________________________________ _____________________________________________________________________________________ _____________________________________________________________________________________ _____________________________________________________________________________________ If requesting site plan review of multi-family units (three or more attached), are the units intended to be for sale or rental units? ___________________________________________________ Check Applicable Line(s) Please Note: All Fees and Escrows are due at time of application. ___ Rezone $500 ___ Minor Subdivision $500 ___ Final Plat $600 ___ Variance $300 ___ Vacation $500 ___ Special Use Permit ___ Comp Plan Amend. ___ Lot Split/Lot Line Adj. ___ House Move $500 ___ Annexation ___ Prelim Plat $500 + $5,000 escrow ___ EAW ___ Site Plan $500 + $5,000 escrow ___ Interim Use Permit $500 $500 $75 $500 +$5,000 escrow $500 + $5,000 escrow $500 Total Amount Due: $ _____________ Make checks payable to City of Hastings. Please ensure that all copies of required documents are attached. _______________________________________ _____________________________________ Applicant Signature Date Owner Signature Date _______________________________________ _____________________________________ Applicant Name and Title – Please Print Owner Name – Please Print OFFICIAL USE ONLY File # ____________________ Rec’d By: ____________________ Date Rec’d: __________________ Fee Paid: _________________ Receipt # ____________________ App. Complete _______________ Most credit cards accepted, excluding escrow payments.