Plan Commission recommends conditional approval for self-storage at 103 LC Avenue

The Crest Hill Plan Commission on May 21 recommended that City Council conditionally approve a special-use permit to convert the existing commercial building at 103 LC Avenue into a self-service storage facility. The motion passed unanimously after a staff presentation and questions from commissioners.

City staff said the applicant, owner Bernardino Estrada, proposes to use the building’s main floor as interior storage, excluding the basement, and operate daily from 9 a.m. to 9 p.m. Daniel Ritterder, the city’s community development director, told commissioners that a self-storage operation “is a low impact service-oriented use that operates primarily within an enclosed building and generates minimal external activity,” and staff recommended forwarding a conditional approval to council.

Staff and the applicant confirmed there are no site variations or major exterior renovations proposed; the reuse relies on the existing driveway and loading dock for access. Commissioners asked about access across a gravel driveway, shared parking, whether the basement would be used (staff said it is not included), and on-site security measures. Staff said fencing is not required and that cameras and lighting would likely be more effective; the applicant agreed to the two conditions staff recommended.

The two conditions referenced in the May 21 staff report are: (1) hours of operation limited to Monday–Sunday, 9:00 a.m.–9:00 p.m., and (2) storage of flammable, explosive, toxic, hazardous, or radioactive materials is prohibited on the property. Chair Bill Thomas restated these conditions during the hearing and the applicant agreed to adhere to them.

Commissioner John Stanton moved to recommend approval, seconded by Commissioner Ken Carroll. Roll call votes were recorded in favor by Jeff Peterson, Ken Carroll, John Stanton, Gordon Butler, Marty Flynn and Bill Thomas; the motion carried unanimously. The commission will forward its conditional recommendation and the staff report to City Council; staff noted the council will discuss the item in a June 8 workshop and may take a vote at the June 15 council meeting.

Background and details: the staff packet describes the site as an approximately 12,789-square-foot parcel zoned B3 (business service district). No formal site improvements or variation requests were part of the application; staff emphasized the proposal’s intent to reduce vacancy and maintain building occupancy in a location that is surrounded largely by residential uses but set back from the main roadway.

Next steps: The Plan Commission’s recommendation is advisory. City Council will review the application and the staff conditions at an upcoming workshop and subsequently at a council meeting. If Council approves the permit, those two conditions will be binding on the property’s use.