From:  Jon R. Oliphant, AICP, Planning & Development Director
Subject:  Public hearing – Special Use request of Bill Krumholz to construct self-storage buildings at 882 School Street
Date:  June 25, 2008

Bill Krumholz has submitted a special use permit application to allow the construction of up to five self-storage buildings at 882 School Street. The property is zoned C-2 (General Retail). The Zoning Code specifies that inside mini-warehousing and storage must receive a special use permit.

A proposed site plan and landscaping plan are enclosed for your review. A few different land uses are located within vicinity of the subject property. The northern of the two lots owned by Mr. Krumholz (which are the two lots immediately south of the Casey’s gas station) currently has a metal storage building and an apartment building. The southern lot is currently vacant. Other commercial uses can be found along Route 8, west of the gas station. An apartment complex is located immediately south of the subject property on School Street. Single-family residential housing is located to the west and east of the subject property.

As with any commercial or industrial use, this use would be subject to the landscaping and building design guidelines. Streetside and transitional buffer yard (TBY) landscaping will apply (see enclosed plan). The existing healthy trees along the east and south property lines will be retained and used along with new trees to be planted. The streetside landscaping will require a minimum of 81 points. This plan provides for 90 points along School Street, which includes the 36 points that can be counted from the two existing trees. The west and south lot lines require a minimum of 567 points, at least half of which must be contained within evergreen plantings. The plan indicates 562 points, which is slightly less than the TBY landscaping requirements. The landscaping will provide a solid buffer between the proposed self-storage buildings and the adjacent residential properties. It is not anticipated that any additional off-street parking will be needed; therefore, the parking lot landscaping component is not required.

The new buildings will be required an acceptable form of decorative masonry on at least 35 percent of the façade that faces School Street and any sides that have a public entrance. Staff has informed Mr. Krumholz of this requirement and he indicated that it will not be a problem to meet.

The location of the buildings and landscaping are subject to change following the submittal and approval of a drainage plan. Because of the slope of the property from the east to the west, it is likely that the buildings will have to be moved further to the east to incorporate the required detention at the rear of the property. Landscaping is not permitted within this area, so it may be necessary to move the location of the landscaping to other areas of the TBY. Staff will work with Mr. Krumholz to rearrange the landscaping if the location of the detention area dictates such a move.

The proposed use would not pose a detrimental impact on the surrounding residential properties. It would not be injurious to the use and enjoyment of the adjacent properties. Therefore, staff recommends approval of the special use permit. This item is scheduled for a public hearing at the Planning Commission meeting on Wednesday, July 2, 2008.