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Home My WebLink About105 CUP 23 Star Valley Shipping Container Storage 105 CUP 23 1 LINCOLN COUNTY PLANNING & ZONING COMMISSION STAFF REPORT Conditional Use Permit HEARING TIME AND DATE: 6:00 p.m., August 23, 2023 LOCATION: Lincoln County Courthouse, Commissioner Boardroom 3rd Floor, Kemmerer, Wyoming & Afton Planning & Development Office, 61 E. 5th Ave., Afton, Wyoming FILE # 105 CUP 23 APPLICANTS: Emmett Mavy PROJECT NAME: Star Valley Shipping Container Storage COMMUNITY PLAN AREA: Thayne ZONING: Rural PLANNER: Robert C. Davis ____________________________________________________________________________ PLANNING STAFF RECOMMENDATION: Planning staff recommends that the Planning & Zoning Commission send a recommendation of APPROVAL to the Board of County Commissioners for File #105 CUP 23, a proposal to establish a commercial storage facility comprising 162 shipping containers on a portion of a 5.489-acre lot or Lot 2 of the White Tail Meadows Subdivision 2nd Filing. The subject property is located in the Rural zone. Findings of Approval A through F. Conditions of Approval 1 through 8. FINDINGS OF APPROVAL: A. The proposal is consistent with the provisions of W.S. 18-5- 201 et seq. authorizing counties to regulate construction of buildings and the use of land through comprehensive planning including zoning. B. The proposal is consistent with goals and objectives of the Lincoln County Comprehensive Plan, including: 1. Section IV Land Use Objective 1. Create Land Use Regulations that promote the responsible and orderly development of Lincoln County; C. The proposal is consistent with the standards and procedures of these Lincoln County Land Use Regulations, including: 1.Chapter 1.2 Provisions of Thayne Community Plan Overlay Zone which envisions commercial development along Muddy String County Road 117. 2.. Chapter 3.1 Conditional Use Permit Procedures. D. The proposal is consistent with the land use table for White Tail Meadows Subdivision Plat 2nd Filing which allows commercial and residential uses on Lots 2, 3 and 4. E. The conditional use will not substantially impair the appropriate use of neighboring property; and will serve the public need, convenience and welfare. 105 CUP 23 2 F. The conditional use is designed to be compatible with adjacent land uses and the area of its location. CONDITIONS OF APPROVAL: 1. Alteration of the project shall require additional permitting. 2. Exterior lighting shall comply with Lincoln County Land Use Regulations Section 6.10 Lighting in order to minimize fugitive light, including the provision that the outdoor/exterior lights be hooded in design with no light source extending below the hood. 3. Commercial Buildings fall under the jurisdiction of the Wyoming Dept. of Fire Prevention & Electrical Safety and will require a plan review. 4. The contents of the storage units should be limited to non-combustible materials unless otherwise allowed by the Wyoming Dept. of Fire Prevention & Electrical Safety. 5. All buildings shall fit within the applicable code requirements for Group S-1 in current International Building Code (IBC). Units shall have no pervious surface inside the structure. 6. Landscaping shall be provided on the west and south sides of the property as per Chapter 6.4 (E) where tree clusters shall consist of three or more trees at least four feet tall planted at intervals sufficient to buffer the project. Heavier evergreen trees will be provided as a visual screen to the two residential uses located roughly 100 feet and 450 feet west respectively of the subject property. 7. Driveways shall be designed to provide site distance of the driver's view of the roadway and shall be free of vegetation or other obstructions which may impair the view of on-coming traffic. 8. The applicant shall provide a dimensional drawing of the proposed sign, the type of sign and its location of the site. Signage shall conform to the requirements of Appendix G of the Land Use Regulations. ____________________________________________________________________________ PROPOSAL: To establish a commercial storage facility comprising 162 shipping containers with 112 units being 8 feet wide, 40 feet long, and 10 feet tall and 50 units being 8 feet wide, 20 feet long, and 9 feet tall located on approximately 2.2-to-2.3-acre portion of a 5.489-acre lot in the Rural zone. One hundred fifty units will be located within the 2.2-to-2.3-acre and the other existing 12 units (currently personal use) will be located north of the proposed storage unit area situated adjacent to the existing residential use. The applicant requests these existing 12 units be approved with this proposal as they may be rented in the future. The property is located approximately .75 miles north of the Town of Thayne, WY. EXHIBITS: A. Applicants’ application and site plan B. Vicinity Maps C. Public Notice D. Letters of Opposition ____________________________________________________________________________ 105 CUP 23 2 BACKGROUND: A Zoning and Development Permit #511 ZD 20 was approved for Lot 1 or what is now Lots 3 and 4 of the White Tail Meadows 2nd Filing Subdivision in July 2020. Since Lots 3 and 4 were created, a large storage facility is being constructed directly east of the subject property. The site is surrounded by residential vacant land to the north and south which are zoned Rural. Residential uses in a Rural zone exists to the west and commercial storage to the east exists in a Rural and Mixed zone. The applicant proposes a 24-hour self-storage operation and does not propose an office for the site. The proposal reflects a rising need for storage space in Lincoln County. People who’re downsizing or relocating to a new house are some of the most typical people considering self-storage options. A market area population of at least 20,000 to 30,000 people currently support roughly 18 self-storage units in Lincoln County. Sixteen of the 18 storage facilities are located in unincorporated Lincoln County with only three (3) being located in the Rural zone. Seventeen of the 18 storage units surveyed provided for 1,233 units with 1,208 or 98% being utilized. Access There is one entrance to the site off of Fawn Lane which is an 18-foot-wide private road on a 60 105 CUP 23 3 easement. The ITE Trip Generation Manual 8th Edition for Mini Warehouse (ITE Code 151) estimates there will be 40 trips/weekday generated by the 160 storage units. Numerous traffic studies conducted at self-storage sites around the U.S. show the amount of traffic generated to be much lower than the ITE estimate. Traffic is expected to enter Muddy String CR 117 with 50% traveling north and 50% traveling south. The new proposed travel way within the storage site will be 40 feet or greater and allow a full double looped one-way internal road through the site. This will accommodate fire trucks and customer vehicles with trailers and reduce the need for any backing up. Parking The Land Use Regulations does not give any direction for self-storage parking. There appears to be enough maneuvering lane for cars to pull up to the units and still allow traffic to flow around them. Snow Removal At least 1,600 square feet will be reserved for snow storage and there is also a 7,200 square foot area reserved as a snow storage removal area. Fawn Lane will allow snow removal to both sides of the roadway through the private 120-foot cul-de-sac. The snow from the west units will be pushed against the back of the units situated further east. The eastern rows will have the snow pushed to the north to the snow removal areas. Snow storage areas are depicted in blue on the graphic to the right. Buffering The west row of units will all access from the east to and the middle row of storage units will buffer neighbors from seeing 105 CUP 23 4 people load and unload. To the south, landscaping along Fawn Lane will buffer farmland and landscaping along the driveway will buffer residential uses to the west. Heavier evergreen trees would best provide a visual screen to two residential uses located roughly 100 feet and 450 feet west of the subject property. Lighting Units will have low intensity exterior lighting with very low lumens and motional sensored for brightness contributing to dark sky concerns. Drainage Stormwater and snowmelt drainage will be designed to take advantage of the absorptive soils in this area and have driveway slope into a natural area to drain through the soil. All drainage will remain onsite and not impact neighboring properties. Other Concerns Areas of concern include potential fire hazards and visual impacts, i.e., visual impacts due to concentration of storage units. The Wyoming Department of Fire Prevention and Electrical Safety will be required to review plans prior to the issuance of a Zoning and Development Permit. As such, the contents of the storage units should be limited to non-combustible materials. All buildings shall fit within the applicable code requirements for Group S-1 in current International Building Code (IBC). Units shall have no pervious surface inside the structure. With regard to concentration, residents have complained about the growth of storage unit facilities in Lincoln County. The concern is related to the notion that blank facades and storage unit doors along highway frontage tend to create a visual disinterest lacking appeal, attractiveness and does not necessarily inspire a further development action of higher architectural character. The concentration concern is mitigated on the subject case because the proposed units are shielded from the view of motorists on Muddy String Road. Visibility of the subject container units will be largely shielded from view along Muddy String Road and landscaping to the west and south. The storage unit concentration issues as well as the placement of steel shipping containers in residential areas are issues that should be addressed in the Comprehensive Plan Update since there currently are no design guidelines in place to regulate this concern. There are seven (7) self-storage facilities within three (3) miles of the subject property including Old Farm Storage, Timberline Storage Solutions, Thayne Storage, PG and J Storage, Elkhorn Storage, Mountain Meadow Storage, Haystack Mountain and RV Storage, and Altitude Storage. Most storage container businesses depend heavily on drive-by traffic to attract customers and in Lincoln County, the majority of self-storage facilities are located directly off of primary roads and prominently visible. At the current rate, new storage units are likely to continue to be located along arterials only further contributing to the visual concern. The Comprehensive Plan Update should look at how these concentrations and visibility should be handled in the future. Agency and Public Comments Staff has received two letters of opposition. CONDITIONAL USE PERMIT APPLICATION DATE OF PREPARATION:July 25,2023 APPLICANT:Emmett Mavy PROPERTY:Lot 3 White Tail Meadows 2nd Filing ADDRESS:125 Fawn Lane Thayne,WY 83127 UNIQUE PROJECT NAME:Star Valley Shipping Container Storage PROJECT TYPE:Conditional Use Permit,Not splitting Property,Not Rezoning Total lot size of area proposed for use,including number of lots applicable; 5.489 Acres,Topography Flat Current zoning and use of property; Rural,Residential Use on the north 2 of the acres of the site.Storage units on the 3.5 acres south end of the property. Current zoning and land uses within a three hundred foot (300’)radius of the property; Subject property is zoned rural where storage units are allowed under a conditional use permit.Adjacent property to the East is Mixed Use and has a Zoning &Development Permit for 160 extra large storage units that fit RV’s.Property to the North is Mixed Use and Rural Zoning currently being farmed.Property to the South is vacant farmland. Property to the West is residential use on 11 acres. Purpose for which the property is to be used,including the size of the building or buildings,number of occupants and or employees,and number of office spaces; Proposal is for a 162 shipping container storage units facility. Area and height of buildings and other structures;112 units will be 8’Wide,40’ Long,and 10’tall and 50 units will be 8’Wide,20’Long,and 9’tall. Density for the proposed use in terms of units per acre and the number of offices, employees,occupants,or all three;Zero overnight occupants,One unstaffed office model unit,Density is roughly 54 units per acre on the proposed project. Volume in terms of the number of customers and/or deliveries per day;Anticipated average daily customers =10 Location of use with respect to the same or similar uses within three hundred foot (300’)radius of the perimeter of the described property;Property to the East is Mixed Use and has a Zoning &Development Permit for 160 extra large storage units. This will create a clustering effect for similar uses which is preferred over the alternative. Any permits,letters or reviews by federal,state,or local jurisdictions concerning the proposal (i.e.,Fire Marshal plan review,Health Department,Wyoming Department of Environmental Quality,Wyoming Department of Transportation); Emmett Mavy -Conditional Use Permit Application 7/12/2023 Page:1/10 State Fire Marshal Electrical Permit Needed for the project:None needed WDEQ Water &Sewer Needed For The Project:None needed WYDOT Access Needed for the Project:None needed Chapter 6 Development Standards: BUFFERING: EAST:Storage unit facility to the east is the same use and buffering is not needed. NORTH:Project will be buffered by home and guest home to neighbors to the north. SOUTH:Units will have trees planted on the south end of each row to buffer farmland to the south. WEST:One tree for each unit will be planted on the west side of each unit after install of that unit.This will result in 50 trees planted between units and neighbors to the west. TRAVELWAY: Fawn lane has a 60’easement to the private driveway of Lot 3 which also has a 60’ clear driveway area free of buildings leading to a 120’diameter private cul-de-sac.The new proposed travel way through the units will be 40’or greater and allow a full double looped internal road through the site to allow fire trucks and customer vehicles with trailers not needing to back up anywhere. TRAFFIC: According to the SSA (Self Storage Association)Storage units generate an average traffic of less than 7 trips per day per 100 units.Using this math the site expects a daily average traffic of less than 12 trips per day which is the average for one residential lot. This traffic is expected to enter Muddy String CR 117 with 50%traveling north and 50% traveling south. SNOW REMOVAL: ALL areas in BLUE represent the snow removal areas.The main road will allow snow removal to both sides of the roadway through the private 120’cul-de-sac.The west row of units will all access from the east to buffer neighbors from seeing people load and unload.The snow from the west units will be pushed against the back of the units further east.The last rows will have the snow pushed to the north to the snow removal areas.The overall snow removal areas are compatible with the most extreme winters we have. LIGHTING: Units will have low intensity exterior lighting on each unit with every low lumens that are motion sensored for brightness and contribute to dark sky communities.These will comply with the Chapter 6.10 County lighting standards and will have very low impact on neighboring properties. DRAINAGE: Stormwater and snowmelt drainage will be designed to take advantage of the absorptive soils in this area and have driveway slope into a natural area to drain through the soil.All drainage will remain onsite and not impact neighboring properties. Emmett Mavy -Conditional Use Permit Application 7/12/2023 Page:2/10 DIMENSIONALLY SCALED SITE PLAN: PROPOSED PROJECT OUTLINED IN RED Emmett Mavy -Conditional Use Permit Application 7/12/2023 Page:3/10 NORTH END OF PROJECT Emmett Mavy -Conditional Use Permit Application 7/12/2023 Page:4/10 MIDDLE OF PROJECT Emmett Mavy -Conditional Use Permit Application 7/12/2023 Page:5/10 SOUTH END OF PROJECT Emmett Mavy -Conditional Use Permit Application 7/12/2023 Page:6/10 CURRENTLY PERMITTED Emmett Mavy -Conditional Use Permit Application 7/12/2023 Page:7/10 FULL PROPERTY LAYOUT Emmett Mavy -Conditional Use Permit Application 7/12/2023 Page:8/10 ELEVATIONS Emmett Mavy -Conditional Use Permit Application 7/12/2023 Page:9/10 DRAINAGE PLAN Emmett Mavy -Conditional Use Permit Application 7/12/2023 Page:10/10 Star Valley Ranch Thayne 21 18 08 04 20 07 06 17 09 19 16 05 23 11 14 02 24 12 01 13 34N 119W 34N 118W ³±120 ³±117Commercial Park Lane Fawn Lane Meadow Springs Lane J & J SPECIALIZEDLLC, ETAL RAKER,JOSHUA A & JENNIFER STEMBRIDGE,ADAM & JENNIFER PALISADES LAND &HOME LLC PALISADESLAND & HOME LLC KRAMER, VINCE A KRAMER, VINCE A J & J SPECIALIZED LLC, ETAL J & J SPECIALIZEDLLC, ETAL TITENSOR,DEBRA MOORE, JEREMIE M STAR VALLEY SPRINGS, LLC WILDE,KARSON & KAITLYN XL STORAGE, LLC HARMAN, GEORGETTE A GODFREY, RICHARD M & KDIANE TRUSTEES ERICKSON, RONNIE & ANNA SPERRY, MATTHEW B & PAIGE D WALKER FORESHADOW, LLC ROTH, JUSTIN B WYOTEX PROPERTIES, LLC ROBINSON,JILL W STAR VALLEY SPRINGS, LLC MAVY, EMMETT STAR VALLEY SPRINGS, LLC COSMA, DINO & NOELLE Maxar, Microsoft Conditional Use Application Projects US Highways WY Highways Township & Range Sections Municipalities Public Noticing 105 CUP 23 Star Valley Shipping Container Storage Emmett Mavy Prepared using available data by Katie Gipson on 9 Aug. 2023. Map is for informational purposes only and in no way represents an official survey of land. Storage Facilities Lincoln County Name Address #units #units in service % Phone 1 Signature Storage 445 Washington St, Afton, WY 83110 31 31 100 13072488801 2 Elkhorn Storage 80 Lost Creek Rd, Thayne, WY 83127 105 103 98 13078804100 3 Star Storage 87601 US-89 #1308, Afton, WY 83110 350 350 100 13072481000 4 Valley Storage 145 Twin Spruce Ln, Afton, WY 83110 80 78 98 13078877867 5 Red Barn Storage 1136 Washington St, Afton, WY 83110 13078877332 6 Twin Peaks Storage 205 S Grover Rd, Grover, WY 83122 44 42 95 13078879431 7 Mountain Meadow Storage 1885 Muddy String Rd 117, Thayne, WY 83127 120 118 98 13078808685 8 Old Farm Storage 103305 US-89, Freedom, WY 83120 13078806444 9 Big D Storage Units US-89, Thayne, WY 83127 64 62 97 13078802443 10 Thayne Storage 77 Jepperson Dr, Thayne, WY 83127 13078831353 11 Star Valley Storage 1071 Co Rd 115, Etna, WY 83118 150 145 97 13078804334 12 Altitude Storage 4500 Muddy String Co Rd 117, Star Valley Ranch, WY 83127 13078837444 13 haystack Mountain and RV Stor 1670 Muddy String Rd 117, Thayne, WY 83127 100 90 90 13072276776 14 alpine Storage 772 Jordan Canyon Rd, Alpine, WY 83128 176 176 100 13076547587 15 The Storehouse Lupine Cir, Alpine, WY 83128 13077639341 16 Alpine Lakes Warehouse Stor 770 Palisades Dr, Alpine, WY 83128 13076992737 17 PG & J Storage 650 N Main St, Thayne, WY 83127 13 13 100 13072231440 18 Timberline Storage Solutions 205 Friesian Cir, Thayne, WY 83127 13078875674 TOTALS 1233 1208 98 Surveyed by Lincoln County Planning August 11, 2023