Memo

To:	Planning Commissioners

From:

Cary Teague, City Planner

Subject:

Administrative Appeal of a Staff Determination
Date:	February 16, 1999

BACKGROUND

An administrative appeal has been requested by Crosson Limited Partnership on the staff determination that a special use permit is required for a proposal by the Kolstad Company to construct a 29,171 square foot trailer repair facility/office, and to operate trailer repair including outside storage of trailers. Additionally, the existing facility on the site (600 Lakeview Point - the old US WEST facility) is proposed to be utilized for the following:

1.	Assembly and fabrication of special order enclosures.

2.	Sale of trailer parts and equipment.

3.	Sale of truck equipment and accessories (lift gates, storage boxes).

4.	Trailer accessory installation (lift gates, van bodies, etc.)

5.	General repair and maintenance of trailers and related equipment.

6.	Additional lease space.

Crosson Limited Partnership is of the opinion (see the attached request) that the request is a permitted use within the I-1, Light Industrial Zoning District, and therefore, only requires a site plan review.

For the following reasons, staff required a Special Use Permit.

1.	Trailer repair is not specifically regulated under any of the City's current zoning regulations. Additionally, it is not listed as a permitted use within the I-1 District (see attached).

2.	Section 6-050 (Uses by Special Permit within the I-1 District) of the City Zoning Ordinance states that "The City Council may permit any use in industrial districts (except residential uses) by means of a Special Use Permit if such use meets the standards in Section 8-130.

3.	Fabrication (which is a use proposed for this site) is a use only allowed within the I-2, Heavy Industrial Zoning District.

4.	Large scale (size of product) assembly/fabrications closely resemble uses allowed withing the I-2 District and not the I-1 District.

Based on the above, staff required a Special Use Permit under Section 6-050 of the Zoning Ordinance.

RECOMMENDATION

The Planning Commission is asked to consider the administrative appeal of the applicant and make a recommendation to the City Council.