HomeMy WebLinkAboutItem IIPLAN COMMISSION STAFF REPORT DECEMBER 5, 2023
ITEM II: PUBLIC HEARING: CONDITIONAL USE PERMIT REQUEST FOR AN
OUTDOOR STORAGE USE AT 2840 OREGON STREET
GENERAL INFORMATION
Applicant: Mach IV Engineering & Surveying LLC
Owner: Mountain Top Investments LLC
Action(s) Requested:
The applicant is requesting a Conditional Use Permit for conversion of a storage building to
outdoor (open) storage at 2840 Oregon Street.
Applicable Ordinance Provisions:
Outdoor storage land uses are permitted only through a Conditional Use Permit (CUP) in the
Heavy Industrial Zoning District (HI) as regulated in Section 30-62 (C) of the Zoning Ordinance.
Criteria used for Conditional Use Permits are located in Section 30-382 of the Zoning Ordinance.
Property Location and Background Information:
The subject site consists of a 1.34-acre parcel with frontage on Oregon Street, north of West. 29th
Ave. The site is currently use for warehousing purposes and includes four structures and
associated parking area. The 2040 Comprehensive Land Use Plan recommends Industrial Use
for the site. The site is surrounded by commercial and industrial uses as well as an active
railroad immediately to the east.
Subject Site:
Existing Land Use Zoning
Warehouse HI
Recognized Neighborhood Organizations
N/A
Adjacent Land Use and Zoning:
Existing Uses Zoning
North Commercial HI
South Commercial HI
West Industrial HI
East Railroad HI
Comprehensive Plan Land Use Recommendation Land Use
2040 Comprehensive Land Use Plan Recommendation Industrial
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Item II – CUP: Outdoor Storage – 2840 Oregon St.
ANALYSIS
The applicant is proposing to remove the roof from the quonset hut style building, located
along the east property line. The approximately 8’ high cast-in-place concrete walls will remain.
According to the applicant the building is used for storage and does not have any existing
plumbing. The modifications to the building are intended to allow for storage of pallets. No
changes to the site layout, operations, traffic, and number of employees are expected.
The current use of the building is indoor storage, which is permitted in the HI district. With
removal of the roof, the stored items within the remaining walls will be considered outdoor
storage, which requires a Conditional Use Permit in the HI district. Staff does not have
concerns with the proposed outdoor storage request as the items will remain within a code-
compliant enclosure (8’ solid walls/fencing). Also, the building is located to the rear of the site
and is not highly visible from the street frontage. The outdoor storage use is compatible with
the surrounding area, which is entirely zoned Heavy Industrial and consists predominantly of
industrial uses.
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Item II – CUP: Outdoor Storage – 2840 Oregon St.
Google Street View of subject property
RECOMMENDATION/CONDITIONS
In its review and recommendation to the Common Council on an application for a Conditional
Use Permit, staff recommends the Plan Commission make the following findings based on the
criteria established by Chapter 30-382 (F)(3):
(1) Is in harmony with the Comprehensive Plan.
(2) Would not result in a substantial or undue adverse impact on nearby property, the
character of the neighborhood, environmental factors, traffic factors, parking, public
improvements, public property or rights-of-way, or other matters affecting the public
health, safety, or general welfare.
(3) Maintains the desired consistency of land uses, land use intensities, and land use
impacts as related to the environs of the subject property.
(4) The conditional use is located in an area that will be adequately served by, and will not
impose an undue burden on any of the improvements, facilities, utilities or services
provided by public or private agencies serving the subject property.
(5) The potential public benefits outweigh any potential adverse impacts of the proposed
conditional use, after taking into consideration the applicant’s proposal and any
requirements recommended by the applicant to ameliorate such impacts.
Staff recommends approval of the proposed Conditional Use Permit for an outdoor storage use
at 2840 Oregon Street as proposed with the findings listed above.
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