Planning commission recommends approval of Olstead Self Storage consolidated application

The Scappoose Planning Commission voted to recommend that the City Council approve a consolidated land‑use application from applicant Adam Olstead to redevelop 53026 NW Thornon Drive into a mini‑storage facility.

Staff planner NJ told the commission the owner seeks a comprehensive plan map amendment and zone change from light industrial to expanded commercial, site development review and three sensitive‑lands development permits to construct a multi‑building storage facility with a caretaker dwelling on a 9.39‑acre parcel that contains wetlands and riparian and floodplain areas. "Staff is recommending an approval of the consolidated application," NJ said, citing findings tied to city code chapters including 17.84 (floodplain), 17.85 (wetlands) and 17.89 (fish and riparian corridor overlay).

The staff report described mitigation measures the applicant must follow if the council approves the amendment and zone change: building anchoring, watertight underground utilities, elevating structures at least one foot above base flood elevation, maintaining a cut‑fill balance, and implementing sediment fencing and native revegetation around wetlands. NJ said the applicant applied for the sensitive‑lands permits for floodplain, wetlands and riparian corridor impacts and that the consolidated application defaults to quasi‑judicial processing so the city council will be the final authority on the plan and zone changes.

The applicant’s representative, Alexander of Lower Company Engineering, described site constraints including two creeks and multiple riparian setbacks that reduce the developable area to roughly four acres. Alexander said a third‑party feasibility study identified local demand for storage and led the owner to pursue a facility of roughly 400 units, including long units for boats and RVs. "This is not an easy property to develop," Alexander said, adding the design was revised several times to respond to fire‑safety and utility requirements.

On transportation, staff summarized a transportation planning rule (TPR) analysis and an applicant‑supplied traffic impact study projecting about 76 daily trips for the proposed use. The TPR recommended a 999 daily trip cap for the site to account for potential increases if the property is designated commercial; NJ said ODOT reviewed and acknowledged that trip cap and that the applicant accepted it. "Given the proposed development is anticipated to generate 76 daily trips, the trip cap will not inhibit the proposed development," staff said.

Referral agencies provided comments that staff incorporated into recommended conditions. The Columbia River PUD and ODFW reported no objections; ODFW passed along voluntary habitat planting suggestions that staff transmitted to the applicant but did not include as mandatory conditions. ODOT likewise raised no objections but noted any mitigation within its right‑of‑way would require ODOT approval.

No members of the public spoke in favor or opposition during the hearing. After closing the hearing and discussing whether the application met applicable criteria, commissioners made and seconded a motion to recommend approval to city council of CPMA1‑25, ZC1‑25, SDR1‑25 and SLDP1‑25. The commission approved the recommendation by voice vote; staff said the council will hold a first reading and public hearing on Aug. 4 and a second reading and final vote on Aug. 18.

What’s next: the commission’s recommendation and staff conditions will go to City Council for decision. If approved on second reading, the applicant would proceed with building permit and required mitigation work in accordance with the city’s conditions of approval.