PUBLIC HEARING: Consider Request for an Interim Use Permit to Allow Open and Outside Storage on a Portion of the Property Located at 9525 156th Avenue NW (Project No. 22-138); Case of Name Brand Self Storage Ramsey LLC

The City has received an application from Josh Peterson (the "Applicant"), on behalf of Name Brand Self Storage Ramsey LLC, requesting an Interim Use Permit (IUP) to temporarily allow open and outside storage on a portion of the property located at 9525 156th Avenue NW (the "Subject Property").  In 2019, the Applicant received Site Plan approval to construct fourteen (14) self-storage buildings on the Subject Property.  Presently, five (5) of the fourteen (14) self-storage buildings have been constructed; however, per the Applicant, the demand for self-storage has slowed and thus, the request for a temporary alternative form of storage.

As noted, a Site Plan was approved by the City in 2019 for fourteen (14) self-storage buildings to be constructed on the Subject Property.  The Applicant has completed most of the site improvements, with the exception of nine (9) self-storage buildings and pavement around those nine building pads.  A Class V gravel base was installed, pavement is in around the existing five (5) self-storage buildings, there is curb and gutter in around the perimeter of the Subject Property, and all landscaping has been installed.  The Applicant has stated that this additional use would provide some added cash flow until the demand for indoor storage units grows again.

The Subject Property is approximately 8.5 acres in size, is zoned E-1 Employment District, and is guided as Business Park in the 2040 Comprehensive Plan.  The surrounding properties to the west (in the city of Elk River), south and north are also industrial uses, and they are of similar acreages as well.  The property to the north/east, across the BNSF railroad tracks, is the Links at Northfork golf course.  The E-1 Employment District does allow open and outside storage as an accessory use or a conditional use if it is the principal use of a property. However, the Applicant has stated that his goal is still to finish out the site improvements in accordance with the 2019 approved Site Plan, which is why this is being processed as an Interim Use Permit.

The proposal is to offer open and outside storage to prospective customers for up to four (4) years.  The Applicant has noted a demand for this type of self-storage for items such as vehicles, RVs, boats, fish houses, etc.  The Applicant has prepared a Site Plan for the proposed open and outside storage, which includes fifty (50) 'storage stalls', each at least sixteen (16) feet in width with a depth of forth (40) feet.  As shown on the Site Plan, all the 'storage stalls' would be accessible by a drive aisle that is no less than twenty-eight (28) feet wide, which exceeds the minimum requirement of City Code.  The open and outside storage area is proposed to be on the existing Class V gravel base that was previously installed.  

The proposed area for open and outside storage is in the northern portion of the Subject Property.  This would be screened from 156th Avenue by the five (5) existing self-storage buildings.  The nearest residential home is approximately 900-1,000 feet away (to the northeast).  There is landscaping, in the form of both trees and shrubs, around the perimeter of the Subject Property (in accordance with the 2019 approved Site Plan) that should provide some screening.

As drafted, the IUP would require that each of the 'storage stalls' to be marked (striping, stakes, or some other means approved by the City).  This should not only help keep items in an orderly fashion, but should also assist in keeping the drive aisles free and clear, should public safety staff ever need to get through there.  Furthermore, it requires all items to be operable and properly licensed.  Finally, it includes a condition that as more self-storage buildings are constructed, the open and outside storage areas needs to be reduced to accordingly and that the remaining 'storage stalls' and drive aisles maintain the minimum dimensions identified on the Site Plan.

Alternatives

Alternative 1: Recommend approval of an IUP for four (4) years, allowing open and outside storage on the Subject Property in accordance with the attached Site Plan. The temporary use of a portion of the Subject Property for open and outside storage is reasonable, fits within the zoning standards and the Comprehensive Plan, and will be mostly out of view of the general public.  City Code states that an area used for open and outside storage shall be surfaced to control dust.  There is an existing Class V gravel base, which could be periodically treated with a product such as magnesium chloride to control dust should it be needed.  Staff supports this option.

Alternative 2: Recommend denial of the requested IUP.  This type of use is not prohibited in the zoning district.  It would be screened from view from the public road and is adjacent to other industrial type uses and a golf course.  There is also existing perimeter landscaping that would provide some screening.  This seems to be a reasonable companion use to the indoor self-storage on the Subject Property.  Staff does not support this alternative.

All costs associated with this request are the Applicant's responsibility.

Staff recommends approval of the IUP for open and outside storage on the Subject Property for four (4) years.

Motion to recommend City Council adopt Resolution #22-243 approving an Interim Use Permit for open and outside storage on a portion of the Subject Property.