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Date: October 21, 2024 Item: 6.1 <br />Presenter: Laura Oakden, Community Development Director <br />Section: New Business <br /> <br />Title: LA24-000054, Rob Page, 430 Old Crystal Bay Rd, Site Plan Review <br /> <br /> <br />1.Purpose: <br />The applicant is requesting Site Plan Review for an eighty-five (85) unit Garage Condo <br />development. <br />2.Background: <br />The Applicant made a site plan application for review of a new business development at 430 Old <br />Crystal Bay Road. This is the only vacant site location in the industrial development. The <br />applicant has submitted a narrative along with the site plan application describing the proposed <br />garage condo development. The development will contain individual storage units of 800-1450 <br />sq.ft. for cars, boats, and/or RVs and a common upstairs mezzanine area. The storage units will be <br />individually-owned and for individual use. Each unit is designed to have utility connections for <br />water and sewer and is customizable to include additional amenities such as bathrooms, kitchens, <br />and washers/dryers. The common spaces, general maintenance and drainage items will be <br />managed through regulations to be set by the applicant. The development will not have a <br />customer-facing/retail aspect outside the sale of individual units. <br /> <br />The applicant’s site plan requests approval of the garage condo development as “Inside storage or <br />warehousing,” which is listed as a permitted use for the I-Industrial District. The proposed garage <br />condo development, however, is intended for use as private garage space for individual owners <br />and a shared common area that do not fit within the use of “Inside storage or warehousing”. The <br />shared common area is not intended to be used for storage or warehousing, or any commercial or <br />industrial activity. While the garage units would be used for storing vehicles, to find that it fits <br />within “Inside storage or warehousing” would convert the City Code’s designation of garages as <br />an accessory use into a permitted use for this district. Therefore, the proposed garage condo <br />development, which essentially proposed garages as a principal use and a shared common area as <br />an accessory use, does not fit within the permitted use of “Inside storage or warehousing” for the <br />industrial district. <br /> <br />Additionally, the proposal indicates that the individual garage units have significant build-out <br />capabilities, which would allow for the units to be used for residential purposes well beyond <br />“Inside storage and warehousing”. Customizations could include full kitchens, bathrooms, laundry <br />facilities, living rooms, and general living or sleeping space. Considering the potential for <br />expansive residential conversion of units, which does not fit within the customary scope, usage <br />and purposes of industrial district buildings, Staff does not support the proposal as submitted with <br />the “Inside storage and warehousing” use classification. <br />3.Staff Recommendation: <br />Staff recommend denial of the application as applied. The proposed development does not fit <br />within the “Inside storage or warehousing” permitted use classification for the Industrial district. <br /> <br />AGENDA ITEM <br /> <br /> <br /> <br /> <br />143