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3.7 Self Storage Uses Request for City Council Action DEPARTMENT INFORMATION ORIGINATING DEPARTMENT REQUESTOR: MEETING DATE: Planning City Planner Licht 13 December 2021 PRESENTER(s) REVIEWED BY: ITEM #: Consent City Administrator/Finance Director Flaherty 3.7 – Self Storage STRATEGIC VISION MEETS: THE CITY OF OTSEGO: Is a strong organization that is committed to leading the community through innovative communication. Has proactively expanded infrastructure to responsibly provide core services. Is committed to delivery of quality emergency service responsive to community needs and expectations in a cost-effective manner. X Is a social community with diverse housing, service options, and employment opportunities. Is a distinctive, connected community known for its beauty and natural surroundings. AGENDA ITEM DETAILS RECOMMENDATION: City staff recommends adoption of an ordinance to define and regulate self-storage uses. ARE YOU SEEKING APPROVAL OF A CONTRACT? IS A PUBLIC HEARING REQUIRED? No Yes, held by Planning Commission 15 November 2021 BACKGROUND/JUSTIFICATION: City staff has been fielding numerous inquiries regarding potential locations for mini-storage uses to develop within the City. So as to preserve locations with high visibility to TH 101 for uses with potential employment opportunities and adjacent to existing or planned commercial areas, the Administrative Subcommittee directed initiation of an amendment to the Zoning Ordinance to define mini-storage facilities as a specific use and limit the location of such facilities to industrial districts. Definition. The proposed Zoning Ordinance amendment defines mini-storage facilities as two distinct uses. The first is the traditional self-storage facility consisting of a building having individual spaces for rent or lease that are accessed directly via individual exterior doors. The second type of facility, which is becoming more common, is a fully enclosed building where the individual spaces that are rented or leased are accessed only from the interior of the building via individual doors. Zoning District. The Zoning Ordinance currently regulates mini-storage facilities as warehouses, which is a permitted use within the B-4, I-1, I-2, and I-3 Districts. The proposed zoning ordinance amendment would allow uses defined as self storage facilities as follows: District Self-Storage Facility Self-Storage Facility, Interior B4, Office Warehouse Not allowed Not allowed I1, Limited Industrial Not allowed Conditional use I2, General Industrial Conditional use Conditional use I3, Special Industrial Conditional use Conditional use The exclusion of self-storage facilities from the B-4 District is meant to preserve these areas guided on the future land use plan for development of smaller office, manufacturing, assembly, or warehouse uses constructed with high-amenity exterior finishes and lot improvements that typically involve number of employees, including high-wage positions. P&F Machining, located within a B-4 District is representative of this type of use. We also recommend that the I-1 District be limited to interior self-storage facilities. This type of facility is more characteristic of the large scale, enclosed warehouse uses intended for development within the I-1 District. The development of the industrial buildings within the Gateway North Industrial Park are examples of the character of development planned for the industrial areas designated by the Future Land Use Plan map along TH 101. Performance Standards: In addition to general requirements that apply to development of any use within the respective zoning districts, the proposed Zoning Ordinance amendment includes the following performance standards for self-storage facilities: ▪ Buildings are to be limited to 300 feet in width/length to ensure adequate fire access. ▪ Drive aisle abutting individual exterior storage space doors are to be a minimum of 28 feet wide to allow unloading at the building and maintain a fire access lane. ▪ Drive aisles for interior self-storage facilities are to be a minimum of 24 feet wide separate of loading areas used to access the interior of the building. ▪ Outdoor storage and parking areas are limited to 30 percent of the lot area, must comply with principal building setbacks, must be paved with perimeter curb, and must be screened from residential properties and public rights-of-way. ▪ Off-street parking stalls are required only for ancillary office or retail uses. ▪ Landscaping is required at the perimeter of the property and the facilities must be screened from any abutting residential districts. ▪ Fences must be installed inside of the required landscape areas and gates must be setback 50 feet from the public right-of-way at the site entrance to ensure that vehicles waiting at the gate do not obstruct traffic on the public street. Public Hearing. A public hearing to consider the proposed Zoning Ordinance amendments was held by the Planning Commission on 15 November 2021. There were no public comments. The Planning Commission concurred with the recommendations as to allowance of self-storage within the various zoning districts. The public hearing was closed and the Planning Commission voted 7-0 to recommend approval of the ordinance amendment as proposed. SUPPORTING DOCUMENTS ATTACHED: ▪ Ordinance 2021-25 ▪ Summary of Ordinance 2021-25 POSSIBLE MOTION PLEASE WORD MOTION AS YOU WOULD LIKE IT TO APPEAR IN THE MINUTES: Motion to adopt Ordinance 2021-25 amending the Zoning Ordinance to define and regulate self-storage uses and authorize publication in summary form. BUDGET INFORMATION FUNDING: BUDGETED: N/A N/A 1 ORDINANCE NO.: 2021-25 CITY OF OTSEGO COUNTY OF WRIGHT, MINNESOTA AN ORDINANCE AMENDING THE ZONING ORDINANCE TO DEFINE AND REGULATE SELF STORAGE USES. THE CITY COUNCIL OF THE CITY OF OTSEGO DOES HEREBY ORDAIN: Section 1. Section 11-2-2 of the Zoning Ordinance (Definitions) is hereby amended to add the following definitions: SELF STORAGE FACILITY: A facility containing separate and private individual spaces of varying sizes leased or rented only for the storage of personal property where and individual renter or leasee control and access an individual space via its own access door; the facility may also include ancillary activities such as a facility office, retail sales of moving supplies, and/or rental of moving vehicles and trailers. SELF STORAGE FACILITY, INDOOR: A fully enclosed building that is climate controlled containing separate and private individual spaces of varying sizes leased or rented only for the storage of personal property where and individual renter or leasee control and access an individual space via its own access door that is interior to the building and not directly accessed via an exterior door; the facility may also include ancillary activities such as a facility office, retail sales of moving supplies, and/or rental of moving vehicles and trailers. Section 2. Section 11-21-8 of the Zoning Ordinance (Off-Street Parking – Number of Required Stalls) is hereby amended to add the following provisions: Commercial/industrial: Self storage and self storage, interior facilities No stalls shall be required for the area of individual storage areas; 1 stall per 250 square feet of floor area for office or retail sales to be separate from designated loading areas. Section 3. Section 11-78-6.A of the Zoning Ordinance (B-4 District; Conditional Uses) is hereby amended to read as follows: A. Assembly, manufacturing, compounding, machining, packaging, treatment or indoor storage of products and materials, not including self-storage uses, provided that: 2 1. The proposed use complies with the performance standards outlined in chapter 16 of this title. 2. No outside storage is associated with the use. Section 4. Section 11-85-2.P of the Zoning Ordinance (I-1 District; Permitted Uses) is hereby amended to read as follows: P. Warehousing, including self-storage facilities. Section 5. Section 11-85-6 of the Zoning Ordinance (I-1 District; Conditional Uses) is hereby amended to add the following provisions with subsequent sections renumbered accordingly: H. Self Storage Facilities (Interior), provided that: 1. Architectural Standards: a. The length of any individual building(s) shall not exceed three hundred (300) feet between intersecting drive aisles to ensure emergency access. b. The architectural appearance, scale, and functional plan of the building(s) shall be complementary and compatible with each other and that all sides of the structures are to have essentially the same or a coordinated harmonious finish treatment pursuant to Section 11-17-4 of this title. 2. Access: a. The site plan shall illustrate adequate turning radius, including access for emergency vehicles, using appropriate engineering templates. b. The minimum width for drive aisles abutting exterior loading areas to the interior of the building shall be twenty-eight feet (28’). 3. Landscaping: At the boundaries of the lot, the following landscape areas in compliance with section 11-19-2 of this title shall be required: a. An area of not less than ten feet (10') wide from side or rear lot lines. b. An area of not less than fifteen feet (15') wide from all public-rights-of-way. c. Where a lot abuts a residential district, a buffer yard of not less than twenty feet (20') wide shall be required in compliance with Section 11-19-3 of this title. 3 4. Fencing: a. Fences installed at the perimeter of the site for security and to restrict access shall be to the interior of the site from the landscape areas required by Section 11-85-6.H.3 of this section and shall conform to Section 11-21-5 of this title. b. A minimum stacking distance of fifty feet (50’) shall be maintained from a gated entrance to the site from the public right-of-way and shall not obstruct visibility for vehicles entering the public street, subject to approval of the city engineer. 5. Outside Storage: No outside storage shall be allowed, except as follows: a. Areas for outdoor storage shall be clearly indicated on the site plan and reviewed at the time of application for a conditional use permit. b. No outdoor storage shall be allowed outside of those areas so designated on the approved site plan without approval of an amended conditional use permit. c. The area devoted to outdoor storage shall not exceed thirty (30) percent of the gross floor area of the principal building(s). d. All outdoor storage shall be located upon a concrete or asphalt surface with perimeter concrete curb and shall not encroach into any required principal building setback, required parking stall, drive aisle, or otherwise impede site circulation. e. All outdoor storage shall be screened from abutting residential properties and the public right-of-way in compliance with Chapter 11-19-3 of this title. Section 6. Section 11-86-2.O of the Zoning Ordinance (I-2 District; Permitted Uses) is hereby amended to read as follows: O. Warehousing, including self-storage facilities. Section 7. Section 11-86-6 of the Zoning Ordinance (I-2 District; Conditional Uses) is hereby amended to add the following provisions with subsequent sections renumbered accordingly: 4 L. Self Storage Facilities and Self Storage Facilities (Interior), provided that: 1. Architectural Standards: a. The length of any individual building(s) shall not exceed three hundred (300) feet between intersecting drive aisles to ensure emergency access. b. The architectural appearance, scale, and functional plan of the building(s) shall be complementary and compatible with each other and that all sides of the structures are to have essentially the same or a coordinated harmonious finish treatment pursuant to Section 11-17-4 of this title. 2. Access: a. The site plan shall illustrate adequate turning radius, including access for emergency vehicles, using appropriate engineering templates. b. The minimum width for drive aisles providing exterior access to individual storage units shall be twenty-eight feet (28’). 3. Landscaping: At the boundaries of the lot, the following landscape areas in compliance with section 11-19-2 of this title shall be required: a. An area of not less than ten feet (10') wide from side or rear lot lines. b. An area of not less than fifteen feet (15') wide from all public-rights-of-way. c. Where a lot abuts a residential district, a buffer yard of not less than twenty feet (20') wide shall be required in compliance with section 11-19-3 of this title. 4. Fencing: a. Fences installed at the perimeter of the site for security and to restrict access shall be to the interior of the site from the landscape areas required by Section 11-85-6.H.3 of this section and shall conform to Section 11-21-5 of this title. b. A minimum stacking distance of fifty feet (50’) shall be maintained from a gated entrance to the site from the public right-of-way and shall not obstruct visibility for vehicles entering the public street, subject to approval of the city engineer. 5 5. Outside Storage: No outside storage shall be allowed, except as follows: a. Areas for outdoor storage shall be clearly indicated on the site plan and reviewed at the time of application for a conditional use permit. b. No outdoor storage shall be allowed outside of those areas so designated on the approved site plan without approval of an amended conditional use permit. c. The area devoted to outdoor storage shall not exceed thirty (30) percent of the gross floor area of the principal building(s). d. All outdoor storage shall be located upon a concrete or asphalt surface with perimeter concrete curb and shall not encroach into any required principal building setback, required parking stall, drive aisle, or otherwise impede site circulation. e. All outdoor storage shall be screened from abutting residential properties and the public right-of-way in compliance with Chapter 11-19-3 of this title. Section 8. Section 11-87-6 of the Zoning Ordinance (I-3 District; Conditional Uses) is hereby amended to add the following provisions with subsequent sections renumbered accordingly: F. Self Storage Facilities and Self Storage Facilities (Interior), provided that: 1. Architectural Standards: a. The length of any individual building(s) shall not exceed three hundred (300) feet between intersecting drive aisles to ensure emergency access. b. The architectural appearance, scale, and functional plan of the building(s) shall be complementary and compatible with each other and that all sides of the structures are to have essentially the same or a coordinated harmonious finish treatment pursuant to Section 11-17-4 of this title. 2. Access: a. The site plan shall illustrate adequate turning radius, including access for emergency vehicles, using appropriate engineering templates. b. The minimum width for drive aisles providing exterior access to individual storage units shall be twenty-eight feet (28’). 6 3. Landscaping: At the boundaries of the lot, the following landscape areas in compliance with section 11-19-2 of this title shall be required: a. An area of not less than ten feet (10') wide from side or rear lot lines. b. An area of not less than fifteen feet (15') wide from all public-rights-of-way. c. Where a lot abuts a residential district, a buffer yard of not less than twenty feet (20') wide shall be required in compliance with Section 11-19-3 of this title. 4. Fencing: a. Fences installed at the perimeter of the site for security and to restrict access shall be to the interior of the site from the landscape areas required by Section 11-85-6.H.3 of this section and shall conform to Section 11-21-5 of this title. b. A minimum stacking distance of fifty feet (50’) shall be maintained from a gated entrance to the site from the public right-of-way and shall not obstruct visibility for vehicles entering the public street, subject to approval of the city engineer. 5. Outside Storage: No outside storage shall be allowed, except as follows: a. Areas for outdoor storage shall be clearly indicated on the site plan and reviewed at the time of application for a conditional use permit. b. No outdoor storage shall be allowed outside of those areas so designated on the approved site plan without approval of an amended conditional use permit. c. The area devoted to outdoor storage shall not exceed thirty (30) percent of the gross floor area of the principal building(s). d. All outdoor storage shall be located upon a concrete or asphalt surface with perimeter concrete curb and shall not encroach into any required principal building setback, required parking stall, drive aisle, or otherwise impede site circulation. e. All outdoor storage shall be screened from abutting residential properties and the public right-of-way in compliance with Chapter 11-19-3 of this title. 7 Section 9. This Ordinance shall become effective immediately upon its passage and publication. MOTION BY: SECOND BY: ALL IN FAVOR: THOSE OPPOSED: ADOPTED by the City Council of the City of Otsego this 13th day of December, 2021. CITY OF OTSEGO BY:_____________________________ Jessica L. Stockamp, Mayor ATTEST:______________________________ Audra Etzel, City Clerk 1 SUMMARY OF ORDINANCE NO.: 2021-25 CITY OF OTSEGO COUNTY OF WRIGHT, MINNESOTA AN ORDINANCE AMENDING THE ZONING ORDINANCE TO DEFINE AND REGULATE SELF STORAGE USES. NOTICE IS HEREBY GIVEN that on December 13, 2021, Ordinance 2021-25 was adopted by the City Council of the City of Otsego, Minnesota. NOTICE IS FURTHER GIVEN that the ordinance adopted by the City Council amends Zoning Ordinance related to the definition and regulation of self storage facilities within the various zoning districts. ADOPTED by the City Council of the City of Otsego this 13th day of December, 2021. CITY OF OTSEGO BY: Jessica L. Stockamp, Mayor ATTEST: Audra Etzel, City Clerk Pursuant to Minnesota Statutes 412.191, Subd. 4 and 331A.01, Subd.10, this Ordinance is published in summary form. Complete copies of the ordinance are available for inspection by contacting the City Clerk, Otsego City Hall, 13400 90th Street NE, Otsego, Minnesota 55330 during regular office hours.