Planning commission approves 21-lot After Hours Sheds plat with phased recording and stormwater conditions

The Stearns County Planning Commission on Oct. 16 recommended approval of a 21-lot nonresidential plat, After Hours Sheds, proposed by Keys Properties LLC of Cold Spring.

The plat covers roughly 20 acres in the southwest corner of Section 21, southeast of County Road 10 in Albany Township, and was presented to the commission as a commercial C‑zoned subdivision of 21 nonresidential lots and one outlot intended as common open space and private roads. "This is a 21 non residential lot and 1 outlot plat," said Heidi, Stearns County Environmental Services staff, describing the layout and the applicant's plan that 19 lots will contain 36-by-48 personal storage structures, one lot will use an existing former poultry-barn mini-storage structure, and each shed will have a 20-by-24 parking apron.

The applicant proposed a phased recording plan so Phase 1 (lots 1–14) would be recorded immediately and remain under one acre of new impervious surface, delaying state construction stormwater permit triggers until Phase 2 (lots 15–21). "Phase 1 will be under 1 acre of new impervious surface. So the stormwater requirements won't come into play until he records phase 2," Heidi said; she also told the commission that a stormwater plan for Phase 2 has already been prepared and reviewed.

Why this matters: the commission attached conditions to manage construction impacts, long‑term stormwater operation and legal access. The planning committee's recommended conditions require a subdivision agreement with construction best management practices, a recorded declaration obligating an owners association to build and maintain private roads and the stormwater system, a prohibition on structures on the outlot, a prohibition on drinking water wells within the plat and a consent-to-plat from the mortgage company to be recorded with the final plat. The conditions set recording deadlines: Phase 1 by 09/25/2026 and Phase 2 by 12/31/2035; upon recording of Phase 2 the approved stormwater management plan must be implemented and a financial guarantee equal to 125% of the cost to implement that plan must be submitted prior to final plat approval.

Wetlands and setbacks were reviewed and delineated; the proposed structures meet a 25-foot setback from delineated wetlands. Access is planned to use an existing access to County Road 10. The township (Albany Township) reviewed and approved the preliminary plat.

Commission discussion touched on site visits, the decision to form an association and structure heights able to accommodate recreational vehicles. Commissioner Joe Persky asked whether all units would have the same 16-foot sidewalls; an applicant representative confirmed they would.

Motion and next steps: a commissioner moved to recommend approval with the conditions outlined in staff materials and the motion was seconded; the commission voted in favor and closed the public hearing. The commission record states the item will go before the Stearns County Board for final consideration.

The commission's recommendation does not change any final recording or permitting steps required by county ordinances or state permitting thresholds for construction stormwater (National Pollutant Discharge Elimination System permits apply if one acre or more of land is disturbed).