Cond. Use Permit-Auto RepairCONDITIONAL USE PERMIT - AUTO REPAIR
PLANNING COMMISSION
REPORT NO: CUP87 -27 OCTOBER 20, 1987
PURPOSE: To review and recommend action on an
application for a Conditional Use Permit to construct a
building for auto repair.
BACKGROUND:
Name of Applicant: Dale Feste
Address of Property: 630 11th Avenue South
Present Zoning: I -1
Nature of Request: Ordinance requires a
Conditional Use Permit for construction of
$75,000 and for a sign with a lesser setback.
Reason for Request: To construct an auto
repair facility.
The applicant is proposing to construct a five bay auto
service facility. The applicant currently has a
facility at 18th Avenue North & Mainstreet. This site
will remain. The applicant is also requesting front
and side yard setback variances.
An auto repair facility is a permitted use in an I -1
district.
The following is a list comparing the I -1 requirements
to the proposed site plan:
Lot Size
Lot Width
Lot Depth
Front Setback
Sideyard (N)
(S)
Rear yard
FAR
Parking
Planning Commission Report
I -1 Proposed
10,000 sq.ft.
100 ft.
100 ft.
20 ft.
20 ft.
20 ft.
12 ft.
.60
14 (new
No.
13,000 sq.ft.
100 ft.
130 ft.
14 ft.
10 ft.
20 ft.
20 ft.
.28
Ord.) 15
Parking will be to the southern part of the site.
ANALYSIS: The building will be oriented with the garage
doors facing south and the office area facing llth
Avenue. The office area is two stories. The building
will have an office look from llth Avenue.
The office section will have an exterior of pre -
finished metal, brick veneer, and insulated windows
with pre - finished aluminum frame. The garage area will
have an exterior of painted decorative concrete block.
A pre- finished metal strip will continue above all the
overhead doors. The applicant was undecided about the
color for the metal strip. The brick used will
compliment the existing surrounding buildings.
The Director of Engineering has reviewed the plans and
found them acceptable. The site will have surface
drainage. The site is near the flood plain to the
north.
The Fire Marshal has reviewed the plans and found them
acceptable. He noted that the building will have to be
sprinkled.
The site is surrounded by an empty lot to the south,
industrial building to the north and west, and Nine
Mile Creek to the east.
The proposed sign is in the front yard setback. The
applicant as part of this Conditional Use Permit is
requesting to have the sign one foot from the property
line. The staff has reviewed this request and
recommends approval of the one foot setback.
The applicant feels that the sign should be placed here
because more of the buildings in the area are not
setback 20 feet.
Access to the site will be from llth Avenue. There is
an alley behind the site which can be used for access.
This alley is not improved and dead -ends north of the
site.
The site will be landscaped with a variety of
plantings. The site is required to have 9 plantings.
The site plan shows more than the required amount.
The trash container is located to the rear of the site.
Access will be from the alley.
The ordinance allows a zero setback for a side yard if
the abutting owner of the building agrees. The
applicant is contacting the property owner to the
north. The existing building to the north is on the
property line.
The applicant has tried to make his building more
appealing by orienting the service area to the rear of
the lot. The building will have an "office look" from
11th Avenue. The applicant does not have the required
hardship for the building to be constructed as
proposed. The building could be reduced in size and
still have a workable building.
The staff has met with the applicant and advised him
that the variances would not receive staff
recommendations for approval. The applicant has
proposed to move the building to the property line on
the north. The ordinance allows a zero setback in an
industrial district for a side yard if both property
owners agree. The applicant would not need any
variance and still give him enough workable area.
ALTERNATIVES:
1. Approve the plan as submitted. With this
alternative the Commission would then be
granting the two variances.
2. Continue and have the applicant provide a new
site plan with a zero northerly sideyard
setback and a 20 foot front yard.
3. Deny the Conditional Use Permit. The
applicant could apply again with a new site
plan..
4. Approve subject to the applicant moving the
building north 10 feet and remove the small
addition in the front. No variances would be
granted.
RECOMMENDATION: I recommend Alternative No. 4. The
following are suggested Findings of Fact and Conditions
should the Commission recommend approval:
1. That an auto repair facility is a permitted
use in an I -1 District.
2. That the proposed plan with changes will meet
the requirements for an I -1 District.
3. That the proposed plan meets the requirements
for a Conditional Use Permit.
Respectfully submitted,
'�11cu am
Nancy S. Anderson
Community Development
/nal „c+
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