HomeMy WebLinkAbout3 - SUP - 624 Spiral BLVD
To: Planning Commission
From: Justin Fortney, City Planner
Date: September 8, 2025
Item: Special Use Permit for Retail Sales and Service in I-1 – 2025-31 – 624 Spiral Blvd
Planning Commission Action Requested: The Planning Commission is asked to review the
proposed Special Use Permit and make a recommendation to the City Council.
Background Information:
The subject property is owned by Hastings Property LLC, an entity affiliated with Industrial
Battery Products, Inc., which currently utilizes the warehouse space. The applicant seeks
approval to lease the front office and showroom area for the operation of a boat dealership
franchise, representing a specific boat manufacturer.
SUP Review
The Zoning Code permits industrial uses by right within the I-1, Industrial Park District and
allows retail sales and services with a Special Use Permit (SUP). The purpose of the SUP
review is to ensure that a proposed use is compatible with the surrounding area. Conditions
may be attached to an SUP approval to further assure compatibility.
Traffic, parking, deliveries, and related activities associated with a boat dealership are
similar to those generated by other retail, service, and industrial uses permitted in the
district. The proposal includes an outdoor yard for the storage of new and used boats. A
privacy fence is required to screen products and materials from view of public streets and
adjacent properties, consistent with Industrial Park standards.
Vehicular Access and Circulation
The parking lot and entrances are pre-existing and appear to function well. A boat storage
area is proposed on the west side of the building that aligns with the west entrance. The
storage area is required to be paved with curb and gutter.
The 2002 approved site plan identified the area west of the building for possible building or
parking lot expansion in the future.
Planning Commission Memorandum
Parking
The building was constructed as a retail and warehouse use, which had a higher parking
requirement. The boat dealership requires 18 spaces, and the warehouse requires 14 for a
total of 32 spaces. There are currently 47 parking spaces on the site. An overhead door for
boat service is currently proposed on the east side of the building, which would eliminate
four to five of the extra parking spaces.
Notification
Property owners within 350’ were notified of the SUP. No comments have been received.
Recommended Action:
Approval of the SUP, subject to the following conditions:
1) Conformance with the Planning Commission Staff Report and plans dated September 8,
2025.
2) Administrative site plan review is required for construction of the boat storage
area.
3) Perimeter screening of the storage area.
4) As required by ordinance, if the approved use has not been established within
one year from approval, the permit shall be null and void
5) As required by ordinance, where a use authorized by a special use permit is
discontinued for a period of three years or longer, the permit shall be null and
void.
Attachments:
• Aerial Photograph
• Photographs
• Plans
1 Standard Duty Bituminous Pavement 1100 sy
- Excavate existing sod/soil to a depth of 11.5”
- Place, shape, and compact 8.0” of Class 5 Recycle Up to 440 ton
o Aggregate beneath asphalt and curb & gutter
- Place and compact 2.0” Bituminous Non-Wearing 121 tons
- Apply a tack coat before the wearing course placement
- Place and compact 1.5” Bituminous Wearing 91 tons
2 Concrete Curb and Gutter 310 LF
- Place 310’ of B612 Curb & Gutter
- Restore behind new curbs (Topsoil & Seed)
3 Lot Survey
Screening/Privacy Fencing
I agree that screening and/or privacy fencing is important for both the dealership’s
presentation and the overall curb appeal of Hastings. I am proposing fencing between 7 and
8 feet in height.
Proposed fencing around area to be paved
North
Boat storage