[0:00] minutes. They're both available in the packet. Does anyone have any comments or revisions? All right. >> Then we'll consider those approved. [0:16] And then the next item we need John for. So >> I was going to say what could they possibly be doing at this hour? >> Not just people working here. We could smell the the paint when we came in. >> Exactly. Well, >> all right. Well, then the the next um the next piece is the public hearing, but it starts with the staff report. [0:40] >> Yes. Thank you. Let me grab what I'm talking about here. Madame Chair, plan commissioners, tonight before us, we've got a public hearing and a recommendation and action for a special use permit pertaining to climate controlled storage located here uh right by the strip ball next to Coburns. This is 275 33rd Street West. [1:06] 33rd Street West is over here. This is Highway 316. The existing Coburns and Crossroads Church building to the east. And then the the strip mall building here. Now this is an amended special use permit which means there already is an existing special use permit issued on the property. So within the strip mall here we have allowed and issued a special use permit for climate controlled storage back in 2021. So as you know within the building about 65% of it is uh climate controlled storage. [1:38] What they're proposing to do, uh, the Anderson, the applicant, Nicholas Anderson, is to build a new building approximately where this red square is in the parking lot. This would be about 14 to 15,000 square ft, and it would be a second climate controlled storage building. So, that's why this is being termed as an amended special use permit. [1:58] So, with this, uh, taking a look at what's around here, what the property is guided and zoned. Most of the property here is zoned commercial as you know from the uses surrounding it and then we have apartment uses to the west. To the south of the property we do have residential town homes. However, the activity that would be proposed through the amended special use permit is uh on the other side of the building from the residences here. So that's what we have from a zoning standpoint. One thing that's uh a little bit unusual with this is we're asking for a special use permit today specifically for the use of this facility and we don't have a lot of information pertaining to what the building will be. We will have a requirement if uh this goes forward that [2:44] a site plan approval be presented and be recommended for approval by this board as well as the city council. The site plan would look directly at the the building, the engineering, the architecture landscaping lighting those types of details, and how it would function. What we're concerning ourselves tonight is looking at the use, how the use fits into the area, and any conditions that we might establish on an approval of that use. Bearing in mind that when we go through the site plan, there may be other conditions and other uh things that we will be looking for from an operational standpoint here. [3:21] When we take a look at the term climate controlled storage or zoning code uh establishes that these are individual separate storage spaces which are accessible by customers for storing and retrieval of personal effects and household goods. Uh they're they're uh climate control meaning that they're heated and they're cooled. So this is different from a a standard mini storage that we have in town in which those uh criteria are not part of it. So we would not allow for a standard mini storage within this district but the district does allow by special use permit climate control storage. Uh, one other unusual aspect of this property here in the greater site is it is subject to a joint parking agreement between the parcel here in yellow, the Coburn's parcel, and [4:09] then these two parcels here. They're all subject to a joint parking and access agreement established for the entire site. And what it says here is that this property here is allocated 122 spaces of parking. There's about 94 spaces within this parking lot and then they're allocated a portion of the parking over here. It's not defined which parking spaces are whose, but that an overall number of parking spaces is available for the varying types of uses that are necessary for the uses that may come in the future. The joint parking agreement also stipulates that uh there are an additional 54 spaces within the realm of this property that could be used for [4:55] other things. And so any development taking away of parking would have to be at most 54 spaces. what we're looking at from the conceptual plan, right? It appears that that is something that would be that would be met and we'd have to uh we'd have that as a requirement and verify that upon the site plan approval. So, that's a specific aspect to it. This is a public hearing. We did notify app people within 350 ft of the property. I have not heard any comments back or questions back from individuals within the report. I did calculate through some of the requirements we have as special uses. Uh some of these we we don't have a lot of information on right now because they they deal with some of the the operational aspects of the [5:41] building itself, but uh I did note those with within here. I think the access and ingress to the site is is perfectly fine on this one. We'd have to take specific look at the parking areas as we go forward. So, we are recommending approval of the amended special use permit. We are subject subjecting it to a few different conditions. The conditions of the original special use permit for climate control storage here would continue to come forward. Uh we'd have the requirements within the report. [6:11] Those special use permit requirements would be reviewed again at the time of site plan limited to 20,000 square ft. No activity conducted outside the building or accessory storage of of materials and things. So, that is what we're proposing for you here tonight. [6:27] Nicholas Anderson, the uh applicant, is here as well if you have any questions for him. Thank you. And I should have put this one up here. This is kind of what he's what he uh had shown potentially. So, this would be no more than 54 spaces here. Little bit blown up as to how this would function. [6:48] Thank you. Um, Mr. Moss. >> Yeah, I have a question. So, you had said that there was a an uh the original conditional use permit for the original storage in 2021. I wasn't here then. Is there anything in that that is would be an issue for this particular project at all? [7:11] >> Commissioner, I don't I don't think so. And one of the things I did check on too is if there was any complaints or or issues that came up with that original special use permit and I'm not not aware of any. >> And I should state also that with this amended special use permit, it would not modify any activities within the building itself. Would not allow any greater or lesser activities that would remain neutral. This would be on top of it. [7:38] >> And I want this is public hearing. So, if you want to open that up at this time and then and then we can stand for questions uh after that. >> Okay. All right. So, we'll open the public hearing. Would you would you like to speak at all on that or certainly can? >> Yeah. If you want to come up to the front then share your um name and address. [7:57] >> This right here front. >> Y. Yeah. Hello everybody. My name is Nick Anderson. Um that you're looking for my personal address or the business address or the >> uh either is fine. Okay. Um, business business address is 27533rd Street West, Hastings, Minnesota. Uh, a little bit about myself. Um, I'm actually from Shakby, Minnesota originally. Uh, I'm a self-s storage owner and operator. I bought this, uh, strip mall in August of 2025. [8:28] Um, and we also have tenants that are the dance studio and the Snap Fitness. Uh myself and my partner have been running the the Hastings Mini Storage and um one of the things that we noticed right away is that we're 100% full and we have a waiting list of about 20 20 um uh potential tenants at this point. A lot of these tenants are looking for the smaller climate controlled units that are the 5x10s and the 10 x10s. Um Hastings actually has a fair amount of traditional nonclimatec controlled uh drive up storage. Uh, one thing that we like to look at is square foot per capita. So, how many square feet of self storage are in a given area per person in a fivem radius for example. And so, uh, what we what we would call a [9:14] stabilized market of it has enough storage, not too much storage and not, you know, too little storage is anywhere from like 7 to 10 square feet per capita. And I believe Hastings is right in about that 10 square foot per capita. But what you'll notice is that none of it is climate controlled. And so all of the calls that we get um for more storage uh are all looking for I think a lot of times it's the apartment uh you know apartment renters and folks that are just looking for a little bit more space um and want it nice and climate controlled and secure and protected. And so, um, rather than upping our rates and, um, you know, continuing to, even though we're full, push the rates up, we've kept the rates the same and have decided to pursue a special use permit [10:00] here. And, um, so we don't have every detail figured out. As John uh mentioned, instead of spending money on um engineering fees and and um architecture fees, we wanted to kind of bring this to you guys in a special use permit before we um started with that process and then bring a full site plan to you. So, that's a little bit about me uh and this project. Any um any questions? I'm happy to answer them. [10:27] >> Commissioner Mull. >> Um I've I've seen some of these um units. Are you looking at um multiple levels or just one level? >> It would just be one level. >> One level. Okay, perfect. Thank you. [10:43] >> Commissioner McGrath, >> I may have missed this. I don't think I Do you know about how many units you would be adding it? >> Yeah, that it's a good question. So, we are uh looking to get approved for approximately 15,000 gross square feet. [10:59] What happens in uh climate controlled storage is you obviously have hallways and doors that are not included as like a net renable square foot. And so typically depending on the layout of the building, we would assume that 70 to 80% of those would uh 70 to 80% of the square footage would turn into a net renable square foot. So let's for round numbers say 10,000 square feet of gross building gets built. we would expect 7 to 8,000 square feet of actual storage in that. Uh and then the typical unit size that we'd be targeting, the average unit size would probably be between a 5x10 and a 10 by 10. So the quick math on that is probably [11:44] um you know 70 75 square feet per. So we might be looking at um you know 75 units to 100 units in that 7500 square feet in that example. So it would be um yeah between 75 and 100 is is my best guess at this point. [12:04] >> And how many are there now? There's not many right >> uh currently there's 75 in the in the Hastings Manny Storage existing strip mall. So that's actually a perfect example. That gross square footage that I think was approved in the permit originally was 10,600 square ft and we have 75 units. So probably very similar to to what that looks like. [12:24] >> Thank you. Um before we have more questions, are is there anyone else for the public hearing like on Zoom or anything? >> Okay. close the >> public time and continue discussion or something. >> Yeah, we'll close the public hearing, but then we can continue if you don't mind just staying up for any questions. [12:43] >> Yep. >> Um I do have a a question. When we um reviewed and approved the special use permit for the original storage, um part of the discussion was that we didn't want it to look like a storage facility right there because um you know it could be turned back to being more of a strip mall. Um and from the outside you can see the storage units in there, but uh it it still has that look of a strip mall. the building that would potentially go up and I know that it's still in the works, but would that building do you anticipate it just really looking like a storage unit or is it a type of building that it will hold climate controlled storage now but it [13:29] could be used for other commercial use? You know, it could be >> Sure. >> Yeah, it's a good question. Yeah, I I hear what you're saying. Yeah, it would it would probably not look like the traditional sense of what you would see on like a exterior access, you know, uh drive up mini storage. It would really just be one building and then there would be uh doors and then all of the actual units would be accessed from interior hallways. So, you wouldn't have any like, you know, when you drive by and you see all the doors on like the orange doors or, you know, uh any of the ones in town, uh it wouldn't be that. It would really just be the whatever the outside material of the building is and then an entry door. Um so it would not be um yeah it wouldn't look like mini storage. It'll probably have a sign [14:14] saying you know some sort of storage but that would probably be the only reason driving by you would know that it would be a storage facility. >> Thank you. >> Commissioner Dana. >> Hi. Just wondering because there you know there is a residential area. [14:33] >> Yep. >> Um as far as these buildings go, what kind of security do you provide? >> Yeah, it's a great question. We use what's called uh PDK gate access. So essentially it's a a keypad. So each individual tenant has their own uh code and so the codes aren't shared between each other. So, at the front and the back door of the the existing building, they have we have essentially a a punch-in gate code. Um, and they all have their unique access. So, anytime a tenant moves out, that code gets removed from the system automatically. Same thing when a tenant rents a unit, they get a new code generated and sent to them. So, that would be the same uh access control that we would use in this facility. And then as far as security [15:18] goes, we actually just put in a whole bunch of new LED lighting in the parking lot. Uh so if you drive by there at night, it's all brand new LED lighting instead of the um the uh the it's not incandescent, but whatever was there before. U and so lighting is actually a really big deal uh more than anything from a a security perspective. If you talk to local law enforcement, lighting is the number one deterrent of of theft and crime. Uh more so than cameras and more so than gates because nobody wants to be seen, you know, doing anything. Um so it would be lighting, that same PDK gate access, and then security cameras would be what we would be including here. [16:02] >> And John, just to confirm, all of that we would be able to review in a site plan correct? >> Correct. the the site plan, we'd be looking at the physical aspects of the building circulation engineering, those type of things. Correct. And that would come back to you. >> So, what we're looking at here tonight is um more about the the use of the space. Is this a good use? Does it fit within the context of other prop other buildings and uses in this space? Um I have one question for the other storage um that you know is in the industrial park that's are those types of storage only allowed to the industrial park. [16:44] It's just this climate controlled that could be allowed outside of that. >> Correct. Yeah. The the units that we've seen constructed within our industrial park and along Glendale Road uh those are nonclimatec controlled which would be prohibited in this location. So, uh, different type of storage. [17:04] >> Commissioner McGrath, I just have one more quick question. >> Sure. >> Um, you mentioned a front door and a back door, and I guess I'm curious for the new unit maybe subject to site plan, but will there be cars accessing it from around the entire building or is >> That's a great great question. Uh, traffic flow is going to be really important here. be uh the nice thing is is that this main drive is going to be unaffected. Um so nobody's really coming in. In fact, if you look at satellite imagery of the kind of the north of the um uh of the blue triangle, that used to be a through road and now that the apartments are all there, that's just a dead end. And so I actually anticipate I was just over there before um coming, but I actually anticipate maybe being [17:50] able to even use some of that area because it's still part of the lot. of course, you know, following the setbacks and the requirements, but u it might make a lot of sense to kind of reconstruct that area because right now it's just dead space. Um so it's going to be something that we definitely have to consider um like parking uh as far as like around the building and then the flow of traffic. Uh I don't have the answer to that yet. Um most likely uh you'll probably actually see this building shift a little bit. It's all the way up against the western lot line currently. So, a general setback there is likely going to push that in unless we, you know, apply for a variance. So, uh the the idea would be to have um somebody be able to pull in from the the [18:36] the top of the image and get to the bottom uh you know on the left side of the median still still have a a drive around there. Now, going all the way around the building, uh don't have the answer to that yet. >> Um that kind of brings up my question. [18:52] So this right side row of parking, can we still consider that parking if there's no way to drive into it? Like >> Yeah, it's a good question. So essentially what we have is the um the the greater uh mall area with the cobs. [19:08] We have a declaration of restrictions. So it requires us to as John was saying to have essentially um 60ome parking spaces total available. I don't remember the exact number and and maybe going down from what so we're able to um per that declaration of restrictions we can shift these parking spots around. So for example um we like in this in this image uh we wouldn't be counting those parking spaces on the right because obviously that would maybe be the drive lane. Now, we do actually have a whole bunch of room uh for other parking spaces pending, you know, fire code and and fire approval, but um on the back side of the facility, which actually most of the tenants that uh come to the the main [19:55] facility um are coming in from the back door, uh cuz it's a double swing door and it's just easier access, which is actually great for the community in my opinion because you don't have people moving their things in and out right in front of the building all of the time. Uh so we have plenty of room to shift uh parking spaces around. Um I think the core component is just to make sure we're meeting that minimum requirement of the declaration of of restrictions and then the city parking code too. So >> and you said you own the whole you own the strip mall, >> correct? Yep. [20:27] >> So does Snap and the dance studio rent lease from you? >> That's right. Yep. >> Um I I remember recently a friend saying that the owner of Snap was trying to sell >> Yes. Um would you ever consider just extending in the building you're already in or >> Yeah, it's a it's a good question. Um we are actually uh in the process uh my partner and I that own the building of also purchasing the Snap Fitness franchise. [20:53] >> Okay. >> Um so we we we really see a benefit to having the gym there. Um it seems like it gets used a lot. the previous owner or the the current owner of the franchise has u just been a little bit removed from the business and hasn't really invested into the business. And so we saw an opportunity to to um keep the gym in the community. And so um we're we're that's not a done deal, but we're um under contract to purchase that franchise currently. So, um, short a long answer to your short question of most likely the Snap Fitness will be staying, uh, even though it's, you know, it's been up for sale. [21:29] >> Okay. Would it be more cost effective to put the gym in the other building and keep it all stored? >> Yeah, it it probably wouldn't be um more cost effective. Um the type of building that we would be building for you know climate controlled storage is really just concrete and you know there's not a lot of buildout inside uh versus the Snap Fitness that has all the rubber and the the flooring and the weights and all of that. So, um, most likely it was something that we considered at one point, but, um, the the reality is is, um, even if we expanded the storage to where the Snap Fitness is, it wouldn't be enough square footage of storage to [22:15] make it economical sense. Um, so we did look at that option. It just wasn't really feasible in our plans. Okay. >> Thank you. >> Um, any other questions for Mr. Anderson? All right. Thank you. >> Yeah. Thank you all. [22:31] >> Um just open up for discussion among the um commissioners. What anything else that people want to share? >> I I'll just say I just think it's a perfect use for that spot with the the apartments right next door. It just seems like a nice fit and amenity for that part of town. Absolutely. And especially since, as he said, there's a lack of that type of um service in town already. To me, it makes sense. [22:59] Absolutely. >> Anyone else? >> I know you said it's only one. >> Yeah, actually the the so the two out you can answer that if you >> Oh, sure. [23:16] Commissioner, as far as the height restricts of the building, uh, within the commercial district, we we we do not I think maybe 35 ft. So, it should be fine. Nothing's higher than that right now. >> I I think I was thinking if it was going to be, you know, there >> on the number of units, no. I mean from a parking standpoint for for storage we would calculate that the same we do the way we do as warehouses with a parking space every thousand square ft. Okay. [23:50] >> So about 15 for the site we would need >> and again we'll get that when we get to site plan but just >> the only thing I point out is the the declaration of restriction agreement between all of those actually does have height restrictions. Uh but it's not for necessarily this parking lot. for the other two out lots that are in front of the cobs. Those are pieces of property that obviously have visibility to the other businesses. So, I think those are limited to one story. We'd likely be keeping this one story. [24:26] >> And it's conflicting with your business. though. >> So, >> I guess my thought, you know, one of the questions that I'm asking is to myself is if we approve this conditional use or uh special use permit, are there other places in the city where the same question like could we be consistent because there's large parking lots by the other by the other mall like you know so is it is it something that we could say yes to for others? spaces. [25:00] >> Commissioner, I'll provide a little bit of perspective on a special use permit. Generally, a special use permit is something that can be allowed within a district provided that uh conditions are established to allow for it to operate without negative implications to the surrounding land uses there. So, under this code, we have a limit within commercial districts of no more than 20,000 square feet for climate controlled storage facilities. Uh we amended the ordinance just before 2021 when we looked at this the last last time and that was one of the concerns that we had is we didn't want to have an overabundance building space within our commercial districts but recognized that uh there was a potential need for this [25:46] and that it could work within some commercial districts on a more limited basis. But obviously from the parking standpoint in a situation like this where you've got uh a joint parking agreement and joint maintenance, we want to make sure that it not only meets the requirements that we've established for our code but also meets the requirements of the the parking agreement because we're subject to that as well. [26:10] >> Okay. Thank you. Okay. Thank you very much. Um any other discussion? Is someone ready to make a motion? Commissioner McGrath. >> All right. I'd make a motion to approve the amended special use permit number 2026-04 for the climate control storage at 273 27533 33rd Street West um subject to the provisions in within the staff recommendations and the um impending site plan. [26:39] >> All right. Thank you. So we have a motion. Is there a second? >> Second. >> All right. We have a motion and a second to approve the amended special use permit 26-04. All in favor? I >> I >> I >> I >> opposed. [26:55] All right. Motion carries. >> Okay. Well, thank you, commissioners. I'll note the recommendation for approval. We'll bring that forward to city council for final action at the February 2nd meeting. Thank you. >> Thanks, Nick. >> Is that all you need me for? >> That's all we need. >> Okay. All right. Thank you, everybody. [27:10] Good luck. >> Other business. >> Other business. Well, we had a planning commission, as you know, a couple of weeks ago. The action item we took there for recommendation did go to city council the following week was uh approved by them. So that is moving forward. Other action items for us I've reached out. We're going to have a training session for commissioners, planning commissioners, all the other commissioners we have coming up next Wednesday night. So we'll feed you and we'll provide things generally for commissioners and then more specific things for planning commissioners as the night goes on there. So, I think it's it's a good opportunity. If you haven't responded back to me, please please do so. I'm trying to get a headcount there for dinner. As far as our next planning commission meeting, that is scheduled, I think, for the 9th. I don't have [27:56] anything scheduled at this point. So, we'll see what happens. We are working internally on our the zoning code with uh the last draft that we're reviewing internally. So, I expect that we'll be taking that up here in the near future. [28:13] aspects of that questions that you may have. So, that's something that's going to be coming on the front burner. And then as a another kind of point of information here, prior to this meeting, we I had a a planning committee meeting of city council where we meet with three members of the city council on general planning issues. We we do have a conceptual plan that is out there for annexation and development of property located uh on the north side of city just north of the high school 140th street Featherstone Road down to County Road 42. It's about 160 acres. Tradition Homes has come forward with a concept plan for about 375 units which would be single family town home type of units. [28:55] So that might be something that uh that's something I believe is going to continue to come through here. Obviously, it uh if the application comes in, it's going to touch place here at some point in the future. So, just so you're aware of that. And that's all I had unless you have any other questions. >> How long is the thing on the fourth roughly? [29:13] >> That's going to be probably about two and a half hours or so. >> Thank you. Thank you. >> Any other questions >> or anything? Is there a motion then to adjurnn? >> Motion to adjurnn. >> Is there a second? Second. All right. [29:30] All in favor? I. We're in charge. >> All right. Nice work.