Item 3.2 Otsego Self Storage3601 Thurston Avenue
Anoka, MN 55303
763.231.5840
TPC@PlanningCo.com
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MEMORANDUM
TO: Otsego Planning Commission
FROM: D.Daniel Licht, AICP
DATE: 4 November 2021
RE: Otsego – Zoning Ordinance; Self Storage Uses
TPC FILE:101.01
BACKGROUND
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 City Council 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. A public hearing to consider the proposed Zoning
Ordinance amendments has been noticed for the Planning Commission meeting on 15
November 2021.
Exhibits:
Draft ordinance amendment
Future Land Use Plan map
ANALYSIS
Mini‐storage uses involve storage of personal property within individual spaces accessed by
individual doors. The uses are typically not staffed or minimally staffed. To this end, while the
development of mini‐storage uses expands tax base, the use does not expand employment
opportunities. This is particularly problematic in areas adjacent to existing or planned
commercial uses where daytime employees are a vital element in market support for retail and
service businesses. The lack of employment opportunities associated with the use is not
consistent with the City’s economic development goals for industrial land uses stated in the
2012 Otsego Comprehensive Plan.
Item 3.2
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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 Machine 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.
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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.
Fences that include 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.
RECOMMENDATION
City staff recommends approval of an ordinance amending the Zoning Ordinance to define and
regulate self storage facilities.
POSSIBLE ACTIONS
A. Motion to recommend City Council approval of a Zoning Ordinance amendment
regulating self storage facilities.
B. Motion to table.
c. Adam Flaherty, City Administrator/Finance Director
Audra Etzel, City Clerk
Ron Wagner, City Engineer
David Kendall, City Attorney
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ORDINANCE NO.: 2021‐XX
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 11‐85‐2.P of the Zoning Ordinance (I‐1 District; Permitted Uses) is hereby
amended to read as follows:
P. Warehousing, including self‐storage facilities.
Section 4. 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:
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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.
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
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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 5. 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 6. 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:
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’).
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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.
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Section 7. 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’).
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.
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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. 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 _____ day of _____________, 2021.
CITY OF OTSEGO
BY:_____________________________
Jessica L. Stockamp, Mayor
ATTEST:______________________________
Audra Etzel, City Clerk
FUTURE LAND USE00.5 10.25
Miles
LEGEND
Planning Districts
Rural
Rural Residential
LD Residential (Large Lot)
LD Residential
LD/MD Residential
MD/HD Residential
Commercial
Office
Industrial
Public/Quasi Public
K:\cad_eng\PROJECTS\GIS\TPC\Otsego\Comprensive Plan 2012\Future Land Use Map
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TPC
COMPREHENSIVE PLAN 2012
ADOPTED: 10 December 2012
AMENDMENTS:Resolution 2015-64 adopted 26 October 2015Resolution 2017-20 adopted 13 March 2017Resolution 2018-49 adopted 23 July 2018Resolution 2018-81 adopted 10 December 2018