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Planning commission approves conditional use permit for 228 North Main Avenue with parking and signage conditions
Summary
The Planning Commission approved a conditional use permit allowing mechanical work at 228 North Main Avenue and use of a roughly 3,000-square-foot gravel lot behind the building, contingent on marked handicap parking, painted spaces and signage; a gallery tenant has a separate building permit for the front portion.
The Planning Commission approved a conditional use permit for vehicle mechanical work at 228 North Main Avenue, allowing mechanic activities and use of a gravel lot behind the building, with contingencies that handicap parking be provided in front and that parking spaces be painted and signed before occupancy.
Planning staff told commissioners the application seeks to change a prior conditional use permit that had limited activity to the western portion of the building. The applicant asked to include the eastern portion and to use the gravel parking area behind the building for vehicle storage and working space while the western half will host an art gallery and studio. Planning staff said a building permit for the gallery portion already has been issued.
The commission’s motion approved mechanical use for the property and specifically referenced a roughly 3,000-square-foot gravel area behind the building as part of the permitted area. The motion includes conditions that the front handicap space be provided, parking striping and signage be installed, and the rear lot be maintained; the motion tied those requirements to occupancy. A voice vote was taken and the chair said the motion carried.
Planning staff described some history: the previous permit had explicitly prohibited use of the eastern portion, and staff said site improvements have been made at the western portion while vehicles and trailers have been kept in the eastern/back area, some not on the hard surface the earlier permit had required. Staff said, “I don't know if that's the case or not, but ... I don't really have a recommendation on this,” noting the commission could weigh whether to allow the change while protecting adjacent residential areas.
The applicant said the gallery portion should be able to open quickly. The applicant said, “We'll start within a week,” when asked about the gallery opening timeline; commissioners and staff clarified that required parking, signage and an accessible spot must be in place by occupancy. Commissioners discussed whether the city or the business should stripe angled parking spaces on Main Street; staff said the city could coordinate striping on the street while the conditional-use conditions focus on signage, marked loading and accessibility.
Commissioners also discussed screening and maintenance in the back lot to avoid the property becoming a junkyard as it had under a prior tenant. The commission noted the Central Business District zoning affects parking requirements: off-street parking is generally not required for uses in that district when street parking is available, but an accessible loading space and an accessible route were emphasized by staff.
On accessibility, staff said the gallery tenant will not be required to bring an existing restroom up to full current ADA code if that restroom is not being altered, although staff noted accessibility concerns for door widths and approaches that commonly arise when facilities are changed.
The public hearing was closed and the commission proceeded to other business.
