Cond. Use Permit-708 12th Ave. S.PLANNING COMMISSION
REPORT NO CUP87 -28 NOVEMBER 17, 1987
OVERVIEW: Mr. Steiner is proposing to construct a mini—
storage development. He has also applied for a 9 foot rear
yard setback variance and a rezoning from B -3 to I -1.
CONDITIONAL USE PERMIT - PAUL STEINER
708 12th Avenue South
PROPOSED ACTION:: Staff recommends adoption of the following°
motion: The request by Paul Steiner'to construct a mini-
storage development is approved.
Adoption of this motion will allow Mr. Steiner to construct:
a mini - storage development.
Name of Applicant: Paul Steiner
Address of1 12th Avenue South
Present Zoning: B -
Proposed Zoning I -1
Present Comprehensive Plan: R -2
Proposed Comprehensive Plan: I -1
Reason for Request: To construct a mini - storage
development
Nature of Request: Ordinance requires a
Conditional Use Permit for construction over
$75,000 and for a P.U.D.
ISSUES TO CONSIDER:
o Whether a min - storage, development is an appropriate, use
for this site
SUPPORTING INFORMATION:
o Detailed background
o Analysis - Alternatives /Effects
o Site Plan
o Area Map
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CUP87 -28
Page 2
DETAILED BACKGROUND: The proposed mini - storage will be
located just west of the gas station /convenience store
presently under construction on 7th Street South. Other
uses surrounding the proposed buildings are: a vacant parcel
to the south and west and industrial uses to the north.
The mini - storage will consist of 6 buildings of various
sizes. The individual units will also vary in size.
A caretaker will live on site. The gate is computerized and
open for approximately 12 hours a day. The office area is
open for only 8 hours a day Monday thru Friday. Caretakers
are allowed in Industrial districts.
The buildings will be constructed of block, divided by steel
partitions. The block will be painted brown.
The units themselves have no heat or electricity. This will
prevent people from living or running a business from them.
There will be lights on the south side attached to the
buildings.
There will not be an area for garbage. All renters are
charged a deposit for clean -up. If the rented units are not
cleaned the deposit is not returned.
Curb and gutter will be installed along 7th Street. The
applicant is agreeable to the installation of sidewalk along
7th Street at such time as the City might determine it is
appropriate. Access to the site will be from 7th Street.
The Director of Engineering has reviewed the access and
drainage and found it acceptable.
The Fire Marshal has reviewed the proposed plan and noted
the following:
- the buildings have to be sprinkled
- another hydrant should be located on the southwest
corner
The applicant is planning to start construction as soon as
possible.
There will be a parking area for the office use. This area
consists of 4 4 spaces. There is parking throughout the site
in front of the storage units for renters. A renter would
drive to a unit and park at the unit while on the site. This
parking plan as proposed appears to be workable based upon
similar operations in other cities. For the most part this
is not a parking intense use.
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CUP87-28
Page 3
All activity on the site will be on the interior. The
garage doors will all face the inside. The outside
appearance will be a brown concrete block wall. Two of the
interior buildings will be connected with a roof. This will
create a tunnel between the two buildings. A car will be
able to drive through this tunnel.
All storage buildings will be 10'8" in height. The
caretakers apartment will be approximately 17 feet high.
The following are the I -1 setback requirements and proposed
setback requirements:
I -1 Proposed
Front Yard 20 20
Side Yard (W) 20 20
(E) 20 20
Rear Yard 20 11'4"
The applicant is proposing a fence on the west side of the
property. This fence will provide security within the site
from this side.
ANALYSIS: The applicant has complied with all the
requirements for an I -1 district except the rear yard
setback. He has applied for a variance for this setback.
The staff feels the use of mini- storage on this site is
compatible with the surrounding uses; however we would like
the applicant to use a more decorative exterior treatment
(i.e. brick) on the northerly outside wall. The Commission
required new construction to the east to build with brick.
The staff feels that the south industrial area needs to be
upgraded.
The staff feels this use is a good use for the site and
area. The applicant has done a nice job in designing the
building so that all activity is on the interior. The
landscaping will present a nice appearance from 7th Street.
This use should have less of an impact on the Westbrooke
Patio Homes than almost any other type of use. The only
thing a Westbrooke residence will see is a 10 foot high
block wall. Basically, the operation should generate little
if any noise.
The applicant stated he would meet with the Westbrooke
Association President to review the plans.
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CUP87 -'28
Page 4
ALTERNATIVES:
1. Approve the Conditional Use Permit with no
variances and a zoning change. This will allow
the applicant to construct the units, but the
southerly unit will have to be made smaller or it
will have to be re- oriented.
2. Approve the Conditional Use Permit with the rear
yard setback variance and zoning change. This
will allow the applicant to construct the
buildings as requested with a 9 foot rear yard
variance.
3. Deny the Conditional Use Permit. If this
alternative is chosen, the Commission will have to
formulate Findings of Fact for denial.
FINDINGS OF FACT: The following are suggested Findings of
Fact and Conditions should the commission recommend
approval:
1. That the proposed mini - storage meets the
requirements for a Conditional Use Permit
2. That the proposed mini- storage meets the
requirements for an I -1 district.
Conditions:
1. That no variances are granted.
2. That the subject site is rezoned from B -3 to I -
3. That the requirements of the Fire Marshal are met.
i4. That the northerly wall has an exterior of brick.
Respectfully submitted,
oy
Nancy S.Aiiderson
Community Development
Analyst