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Cond. Use Permit-Auto RepairPLANNING COMMISSION REPORT NO: CUP87 -27 Planning Commission Report -, CONDITIONAL USE PERMIT - AUTO REPAIR 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: I -1 Proposed No. OCTOBER 20, 1987 Lot Size - 10,000 sq.ft. 13,000 sq.ft. Lot Width 100 ft. 100 ft. Lot Depth 100 ft. 130 ft. Front Setback 20 ft. 14 ft. Sideyard (N) 20 ft. 10 ft. (S) 20 ft. 20 ft. Rear yard 12 ft. 20 ft. FAR .60 .28 Parking 14 (new Ord.) 15 Parking will be to the southern part of the site. 2 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, ,11 A QT M Nancy SYAnderson Community Development Analyst 3