HomeMy WebLinkAbout4 - KO Storage - Special Use Permit and Site Plan #2021-35
To: Planning Commission
From: Justin Fortney, City Planner
Date: September 13, 2021
Item: Special Use Permit and Site Plan – 2021-35 – Mini Storage Expansion – 2699
Commerce Drive
Planning Commission Action Requested: The Planning Commission is asked to review the
proposed Special Use Permit with site plan and make a recommendation to the City Council.
Background Information:
The property was originally developed as an asphalt business in 1998 and added mini-
storage in 2006 and 2011. The property has recently been purchased by KO Storage of
Hastings, LLC. They are proposing to add two additional mini-storage buildings to the site.
SUP Review
The Zoning ordinance allows industrial uses in the I-1 district by right and retail services and
sales with a SUP (Special Use Permit). SUP review is to assure that a use is compatible with
the surrounding area. Conditions are allowed to be placed on a SUP approval to assure
compatibility with the area.
The proposed use of mini-storage would be considered a retail storage service rather than
an industrial use. Mini-storage does not produce much of the associated traffic, parking,
and visibility issues of other retail services. The proposal would not create any traffic, noise,
or other impacts beyond existing industrial park businesses.
Notification
Property owners within 350’ were notified of the SUP. No comments have been received.
Site Plan Review
Comprehensive Plan Classification
The 2040 Comprehensive Plan designates this area as Industrial.
Zoning Classification
The subject property is zoned I-1 (Industrial). Which allows the proposed use with a SUP.
Planning Commission Memorandum
Adjacent Zoning and Land U
Direction Existing Use Zoning Comp Plan
North Logs to Lumber I-2 Industrial
East Animal Ark/ Jan’s Dance I-1 Industrial
South Mal-O-Sen I-1 Industrial
West Mini-storage I-1 Industrial
Existing Condition
The property includes an office / shop building and four mini-storage buildings.
Building Setbacks
Setbacks in the City’s commercial and industrial districts are not prescribed by ordinance,
but are to be reviewed during the site plan review process. The proposed building setbacks
are in line with the existing buildings on the site.
Vehicular Access and Circulation
The site access is unchanged and the circulation of the proposed buildings will be similar to
existing.
Parking
The applicants haven’t provided information on existing parking spaces and impact from the
proposed construction. Our records show the existing 3,235 SF office/ shop would require
11 parking spaces (1 space/ 300 sf) in reasonable proximity. There appears to be room for
11 spaces south of the building. There are no parking requirements for the mini-storage
buildings.
Parking should have been included in the site plan. The plans must be updated to show the
proposed parking requirements.
Architectural Standards
Architectural standards require 75% class 1&2 materials, with 25% being class 1 (brick,
stone, glass) for elevations visible from the street. The proposed building style includes
small wall areas and large amount of garage doors. recent mini-storage projects approved
on Lightbourn Court and Spiral Blvd. were approved with 100% class 2 materials on the
visible elevations and no class 1. The normal 25% of class 1 on the front elevation was met
with a brick siding panel system.
The class 2 materials used on the past projects approved in Hastings include higher end
metal siding with hidden fasteners, rather than typical corrugated metal siding commonly
found on pole sheds. This material is not specifically listed in the zoning code architectural
standards. The architectural standards state the list of materials is not exhaustive and the
Planning Director has the discretion to allow substitutes of materials not listed.
Since the current proposal is adding buildings to an existing site, continuity with the existing
structures is required as follows:
§ 155.52 ARCHITECTURAL STANDARDS
(C) (5) All buildings on a lot, or as part of a unified development, shall be of compatible
design and materials. Emphasis shall be given on the position of buildings on the site to give
visual interest
Architectural standards material list
Class 3 - For storage buildings in the industrial park we’ve allowed some steel siding products that have a
greater appearance than corrugated metal siding and hidden fasteners.
Class 1 - For storage buildings in the industrial park we’ve allowed some brick panel products.
Existing buildings
The existing storage buildings on the norther portion of the site appear to be split faced
block, which is a class 2 material. The two building ends and some of the front on both sides
would be visible from Commerce Drive.
The proposed building south of the office/ shop building will be highly visible from
Commerce Drive. The zoning ordinance requirements still require the 75% class 2, with 25%
of that as class 1 for the visible elevations. The design and materials must also be
compatible with the adjacent office/ shop building, which is beige steel with brick
wainscoting.
Proposed design and materials
The photograph examples provided by the applicants show the proposed buildings to have
100% corrugated metal siding with visible fasteners (class 3). These materials do not meet
the minimum material requirements or the compatible design requirements of the zoning
ordinance.
They have provided product information of a Boulder Creek Sangria stone veneer that will
be used on portions of the of the buildings. They are currently determining what portions of
the building will have what amount of the stone veneer. The proposed stone veneer is not
identical to the slit faced block of the north buildings or the office/ shop, but is of a higher
quality. Staff will provide an update of material coverage proposed.
This was discussed with the applicants at the August 26th DRC (Development Review
Committee) meeting, in the August 27th DRC meeting comments letter, and subsequent
email. We have not received any revised plans or correspondence regarding plan revisions.
Landscaping
Based on the proposal to expand by less than 25% of the site, only affected landscaping
must be replaced.
Lighting
The proposed photometric plan shows light levels at the property lines to likely be within
the 1 foot-candle limit. The plan did not identify the property lines, but scaling showed that
the appropriate light levels should be met. The lighting plan indicates LED wall lights, which
by ordinance must all be on a timer, photocell, or other automatic switch.
Recommended Action:
Staff recommends approval if the forthcoming information meets the design and parking
requirements stated in the report and subject to the following conditions:
1) Conformance with the site plan and SUP Planning Commission Staff Report and plans dated
September 13, 2021.
2) If the use authorized has not been established within one year from approval by the Board of
Adjustment and Appeals, the permit shall be null and void.
3) If the use authorized is discontinued for a period of three years or longer, the permit shall be
null and void.
4) There shall be no outdoor storage.
Attachments:
• KO Storage Expansion Narrative
• Aerial Photograph
• Photographs of site
• Photograph examples of building design and materials that are proposed
• Site Plans
Proposed design and materials from another location
Proposed door color
Proposed Stone veneer
Applicant:
KO Storage of Hastings, LLC
2699 Commerce Dr.
Hastings, MN 55033
Owner:
Andrew Freeman, Jon Marshalla, and Ryan Burnet: Partners
KO Management, LLC
1307 2nd Ave N
Minneapolis, MN 55405
Engineer:
Chris J Dahn, PE
Staff Engineer
Bogart, Pederson, & Associates, INC.
Architect:
Steel and Metal Systems
Narrative:
2699 Commerce Dr (PID 193200301040, 193200301070) is currently zoned as Industrial where
self-storage is permitted use. The proposed expansion project will continue the existing use. This Site Plan
application is for a single-phase project that will add 5,900 square feet of storage space available on the
undeveloped area of the current parcel, as well as removing all uncovered parking that currently exists.
We will be adding an additional 34 units. We are disturbing less than 1 acre throughout this project. The
proposed project will have minimum effect on the surrounding area, environment, and neighboring
properties. We are currently not adding any additional landscaping to our project due to existing
landscaped features as well as a new utility easement located on site as discussed with Public Works. We
have communicated over the last several months with Public Works, Planning, and Community
Development Departments to ensure this project meets all requirements set forth by the Zoning
Ordinance in the City of Hastings.
The proposed buildings from Steel and Metal Systems will consist entirely of prefabricated steel
components. These components will include exterior walls, roof paneling, and interior structural framing.
The color of the proposed buildings will match the current structures as closely as possible. Security
systems and lighting will match the existing. Security cameras will be added to new proposed buildings
and feature license plate and facial recognition that is effective during night-time hours.
Proposed design and materials from another location
Proposed door color
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DESCRIPTIONDATENO.
REV
FILE NO.:
DWG FILE:
CHECKED BY:
DRAWN BY:
DESIGN BY:
DATE:
S
H
E
E
T
N
O
.
LAND SURVEYING
CIVIL ENGINEERING
ENVIRONMENTAL SERVICES
13076 FIRST STREET, BECKER, MN 55308-9322
TEL: 763-262-8822 FAX: 763-262-8844
BOGART, PEDERSON
& ASSOCIATES, INC.
KO STORAGE - HASTINGS
2699 Commerce Dr
City of Hastings, Dakota County, MN
08/19/2021
21-0354.00
CJD
MJM
MJM
I hereby certify that this plan, specification, or
report was prepared by me or under my direct
supervision and that I am a duly Licensed
Professional Engineer under the laws of the
State of Minnesota.
Signed:
Date: Lic. No.
Christopher J. Dahn
5862808/19/2021
SITE IMPROVEMENT PROJECT
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PROPOSED STORAGE BUILDINGAREA=3,600 SF
PROPOSED STORAGE BUILDING
AREA=2,300 SF
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DESCRIPTIONDATENO.
REV
FILE NO.:
DWG FILE:
CHECKED BY:
DRAWN BY:
DESIGN BY:
DATE:
S
H
E
E
T
N
O
.
LAND SURVEYING
CIVIL ENGINEERING
ENVIRONMENTAL SERVICES
13076 FIRST STREET, BECKER, MN 55308-9322
TEL: 763-262-8822 FAX: 763-262-8844
BOGART, PEDERSON
& ASSOCIATES, INC.
KO STORAGE - HASTINGS
2699 Commerce Dr
City of Hastings, Dakota County, MN
08/19/2021
21-0354.00
CJD
MJM
MJM
I hereby certify that this plan, specification, or
report was prepared by me or under my direct
supervision and that I am a duly Licensed
Professional Engineer under the laws of the
State of Minnesota.
Signed:
Date: Lic. No.
Christopher J. Dahn
5862808/19/2021
SITE IMPROVEMENT PROJECT