Rapid City Planning Commission Conditional Use Permit Project Report September 21, 2017 Applicant Request(s) Case # 17UR020 Conditional Use Permit to allow a mini-storage facility Companion Case(s) # Item #7 Development Review Team Recommendation(s) The Development Review Team recommends that the Conditional Use Permit be approved with the stipulation(s) noted below Project Summary Brief The applicant has submitted a Conditional Use Permit to allow a mini-storage facility in the General Commercial District. In particular, the applicant is proposing construct a mini-storage facility consisting of five buildings with 252 storage bays and 40 storage lockers. The property is located on the south side of Elk Vale Road approximately 860 feet east of the intersection of Elk Vale Road and Creek Drive. The property is currently void of any structural development. Applicant Information Applicant: Bear Creek Land Company LLC Property Owner: Bear Creek Land Company LLC Architect: Engineer: Surveyor: Other: Morton Buildings Inc Development Review Team Contacts Planner: Fletcher Lacock Engineer: Nicole Lecy Fire District: Tim Behlings School District: Water/Sewer: Nicole Lecy DOT: Stacy Bartlett Address/Location Neighborhood Subdivision Land Area Existing Buildings Topography Access Water Provider Sewer Provider Electric/Gas Provider Floodplain Subject Property Information 2404 Marlin Drive Southeast Connector Marlin Drive Commercial Park 3 acres Rises in elevation from north to south approximately 18 feet Marlin Drive Rapid City Rapid City Black Hills Power / MDU
Subject Property and Adjacent Property Designations Existing Zoning Comprehensive Existing Land Use(s) Plan Subject Property GC EC Entrance Corridor Adjacent North GA EC Entrance Corridor Adjacent South GA EC Adjacent East GC EC Entrance Corridor Adjacent West GC EC Entrance Corridor Zoning Map Existing Land Uses
Comprehensive Plan Future Land Use Parks or Transportation Plan
Relevant Case History Case/File# Date Request Action Relevant Zoning District Regulations Light Industrial District Required Proposed Lot Area 3 acres Lot Frontage Approximately 630 feet Maximum Building Heights 4 stories or 45 feet One story Maximum Density 75% 33.6% Minimum Building Setback: Front 25 feet 30 feet from Marlin Drive Rear 25 feet 28 feet from Elk Vale Road Side 0 feet 12 feet to the east and 33 feet to the west Street Side 25 feet Minimum Landscape Requirements: # of landscape points 86,694 86,706 # of landscape islands Minimum Parking Requirements: # of parking spaces 30 foot wide aisle / 2 parking spaces 30 foot wide aisle / 2 parking spaces # of ADA spaces 1 ADA van accessible 1 ADA van accessible Signage As per Sign Code Wall sign and ground sign located on Marlin Drive Fencing 6 foot high opaque screening fence line fence 6 foot high opaque screening along the perimeter Planning Commission Criteria and Findings for Approval or Denial Pursuant to Section 17.54.030(E) of the Rapid City Municipal Code the Planning Commission shall consider the following criteria for a request to allow a mini-storage facility 1. The location, character and natural features of the property: 2. The location, character and design of adjacent buildings: 3. Proposed fencing, screening and landscaping: The property is located at 2404 Marlin Drive approximately 860 feet east of the intersection of Elk Vale Road and Creek Drive. The property is currently void of any structural development. Properties to the east and west are zoned General Commercial District and are currently void of any structural development. Properties to the north and south are zoned General Agricultural District and are also void of any structural development. The proposed mini-storage facility requires that a 6 foot high opaque screening fence be provided. The applicant is proposing to provide a 6 foot high decorative wood perimeter fence in compliance with Chapter 17.18 of the Rapid City Municipal Code. 4. Proposed vegetation, topography and natural drainage: A minimum of 86,694 landscape points are required for the proposed development. The submitted landscape plan identifies a total of 86,694 landscape points to be provided in compliance with Chapter 17.50.300 of the Rapid City Municipal Code. The detention pond located southeast of this lot, along Marlin Drive, is designed to accommodate 95% impervious area for this property and provides stormwater quality treatment.
5. Proposed pedestrian and vehicular access, circulation and parking, including that related to bicycles and other unpowered vehicles and provisions for handicapped persons: 6. Existing traffic and traffic to be generated by the proposed use: Vehicular access to the property is from Marlin Drive. The site plan identifies a 5 foot wide property line sidewalk along Marlin Drive. The applicant should be aware that sidewalk will also be required along Elk Vale Road. As such, upon submittal of a Building Permit, the site plan must be revised to show property line sidewalk along both Elk Vale Road and Marlin Drive or an Variance from City Council must be obtained. The proposed mini-storage facility will generate approximately 12 trips per peak hour which does not trigger a Traffic Impact Study. 7. Proposed signs and lighting: The applicant has identified that wall signage will be used to identify the name of the mini-storage facility. In addition, a ground sign is shown in the southeast corner of the property adjacent to Marling Drive. No electronic or Light Emitting Diode (LED) signage is being approved as a part of this Conditional Use Permit. Elk Vale Road is identified as an Entrance Corridor and the proposed signage supports the recommendations for signage in an Entrance Corridor. 8. The availability of public utilities and services: 9. The objectives of the adopted comprehensive plan and the purpose of the ordinance codified herein: 10. The overall density, yard, height and other requirements of the zone in which it is located: 11. The effects of noise, odor, smoke, dust, air, and water pollution and the degree of control through the use of clarifiers, screening, setbacks and orientation: 12. The degree to which conditions imposed will mitigate any probable adverse impacts of the proposed use on existing adjacent uses: The property is served by Rapid City water and sewer. The property is zoned General Commercial District. A ministorage facility is identified as a conditional use. The site plan identifies two parking spaces for the required on-site office. The striping for the ADA accessible space is not identified. As such, upon submittal of a Building Permit, the site plan must be revised to show a striped ADA van accessible parking space. The proposed mini-storage facility should not have a negative effect on noise, odor, smoke, dust, air, and water pollution. The stipulations of approval will ensure that a six foot high screening fence is constructed and that the proposed facility is in compliance with the design criteria for a ministorage facility in the General Commercial District. Any expansion of the use will require a Major Amendment to the Conditional Use Permit. Planning Commission Comprehensive Plan Policy Guidance for Approval or Denial In considering an application for approval or denial the Planning Commission finds that the application either complies or does not comply with the following values, principles, goals, and policies within the Rapid City Comprehensive Plan: Comprehensive Plan Conformance Core Values Chapters A Balanced Pattern of Growth BPG-3.1A BPG-3.1B Balanced Uses: The proposed mini-storage facility provides storage for residential development in the area. Future Land Use Flexibility: The property is located east of a developing industrial corridor. Other similar uses are located west of the subject property. As noted above, a mini-storage facility is identified as a conditional use in the General Commercial District.
A Vibrant, Livable Community A Safe, Healthy, Inclusive, and Skilled Community Efficient Transportation and Infrastructure Systems TI-2.1A Major Street Plan Integration: Elk Vale Road and Marlin Drive are identified as a Principal Arterial Street and a Collector Street on the City s Major Street Plan, respectively. The applicant is proposing access from Marlin Drive which is the lower order street. Economic Stability and Growth Outstanding Recreational and Cultural Opportunities Responsive, Accessible, and Effective Governance GOV-2.1A Public Input Opportunities: The proposed Conditional Use Permit requires that public notice be advertized in the newspaper and that mailings are sent to property owners within 250 feet of the proposed development. The requested Conditional Use Permit is before the Planning Commission for review and approval. The public has an opportunity to provide input at this meeting. Comprehensive Plan Conformance Growth and Reinvestment Chapter Future Land Use Plan Designation(s): Employment Center / Entrance Corridor GDP- GEC7 Design Standards: Signage: The applicant is proposing a ground sign located in the southeast corner of the property adjacent to Marlin Drive. The proposed signage supports the goal of limiting signage along Entrance Corridors. Comprehensive Plan Conformance Neighborhood Area Policies Chapter Neighborhood: Southeast Connector Neighborhood Area Neighborhood Goal/Policy: SEC- Mixed-Use Development: The Comprehensive Plan supports a mix of uses NA1.1D along Elk Vale Road south of South Valley Drive. Findings Staff has reviewed the Conditional Use Permit to allow a mini-storage facility pursuant to Chapter 17.18, and Chapter 17.54.030 of the Rapid City Municipal Code and the goals, policies, and objectives of the adopted Comprehensive Plan. The applicant is proposing to construct an mini-storage facility which is identified as a conditional use in the General Commercial District. The stipulations of approval will ensure that a six foot high opaque screening and security fence is provided. The property is located on the periphery of the Elk Vale Road and South Valley Drive Community Activity Center. Elk Vale Road is identified as an Entrance Corridor. The applicant is proposing wall signage and a ground sign located adjacent to Marlin Drive. The proposed sign package is in compliance with the recommendations for an Entrance Corridor.
Planning Commission Recommendation and Stipulations of Approval Staff recommends that the Conditional Use Permit to allow a mini-storage facility be approved with the following stipulation(s): 1. The exterior building materials shall be masonry, wood, or simulated wood siding; 2. A six foot high screening and security fence shall be constructed around the facility and maintained at all times; 3. Upon submittal of a Building Permit, the site plan shall be revised to show ADA striping for a van accessible parking space; 4. Upon submittal of a Building Permit, the site plan shall be revised to show property line sidewalk along Elk Vale Road or a Variance shall be obtained; 5. Upon submittal of a Building Permit, the site plan shall be revised to address redline comments; 6. All signage shall meet the requirements of the Rapid City Sign Code. No electronic or Light Emitting Diode (LED) signage is being approved as a part of this Conditional Use Permit. The addition of electronic or LED signage shall require a Major Amendment to the Conditional Use Permit. Changes to the signage in compliance with the requirements of the Rapid City Sign Code shall be permitted contingent upon an approved sign permit. Any other changes shall require a Major Amendment to the Conditional Use Permit; and, 7. The Conditional Use Permit shall allow a mini-storage facility on the property. Any expansion of the use shall require a Major Amendment to the Conditional Use Permit. Any change in use that is a permitted use in the General Commercial District in compliance with the Parking Ordinance shall require the review and approval of a Building Permit. Any change in use that is a Conditional Use in the General Commercial District shall require the review and approval of a Major Amendment to the Conditional Use Permit.
Rapid City Community Planning & Development Services Development Review Advisories Disclosure: The Development Review Team has created this list of Advisories as a courtesy for your specific application. This is not a complete list. All City, District, State, and Federal requirements must be continually met. Applicant Request(s) Case # 17UR020 Conditional Use Permit to allow a mini-storage facility Companion Case(s) # ADVISORIES: Please read carefully! 1. A Building Permit shall be obtained prior to any structural construction and a Certificate of Occupancy shall be obtained prior to occupancy; 2. All requirements of the Infrastructure Design Criteria Manual and the Rapid City Standard Specifications shall be met or an Exception shall be obtained; 3. All provisions of the underlying zoning district shall be met; 4. All outdoor lighting shall continually be reflected within the property boundaries so as to not shine onto adjoining properties and rights-of-way and to not be a hazard to the passing motorist or constitute a nuisance of any kind; 5. All requirements of the currently adopted Building Code shall be met; 6. All applicable provisions of the adopted International Fire Code shall continually be met; 7. ADA accessibility shall be provided throughout the structure and site as necessary; and, 8. An Air Quality Construction Permit shall be obtained prior to any surface disturbance of one acre or more.