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6.6. SR 01-20-2004Item # 6.6. MEMORANDUM TO: FROM: Mayor and City Council Chris Leeseberg, Planner DATE: January 20, 2004 SUBJECT: Case No. CU 03-34 Abfalter Brothers - Conditional Use Permit for Outdoor Storage Associated with a Concrete Business Request Abfalter Brothers requests a Conditional Use Permit for Outdoor Storage associated with a Concrete Business. 60-Day Rule To comply with the 60 day rule, without an extension, this item needs action by January 16, 2004. Location 15546 Cleveland Street NW Attachments · Location Map · Ske Plan · Landscape Plan Zoning/Land Use I-1, Light Industrial/LI, Light Industrial City Council / CU 03-34 January 20, 2004 Page 2 Standards for Issuance of a Conditional Use Permit The issuance of a Conditional Use Permit can be ordered only if the use at the proposed location: 2. lg/dl be mndamt ~ the ~ plan. 3. W'dl not imp~ the normal and orderty ~ and ~ of su~ zva:,m~ 4. V/dl be seroed adequatdy by andu~ not adzersdy affect essmaSd public facilities and sewiees including stroets, police and fire proteaion, drainage, refuse disposal, water and sewer systons, parks 5. IVdl not bra~ uses, ~, processes, matoids, equipment and ~ of crperation that v~ 6. Wdl not result in the ~ loss or damage of a namrad, scenic or historic feature of major 7. W'dl fulty corrtpty ~ all other requironozts of this Code, bxfad~ any applicable requinvrrn~ and standards for the issuance of a license or perrr~ to establish and operate the proposed use in the If denial of such a permit should occur, it shall accompany recommendations or determinations by findings or a report stating how the proposed use does not comply with the standards set forth in section 30-654. .Overview The proposal is to operate a poured concrete foundations facility. There will be outdoor storage of sand, aggregates and cement, on the east portion of the property adjacent to Cleveland Street. The sand and aggregate will be stored in concrete block bunkers. The cement will be contained in a 20-foot high silo. The building will be ut'flized as vehicle/equipment storage and office space. Analysis The hours of operation will be 7:30 a.m. - 4:30 p.m. Monday through Friday. There will be a total of 30 employees with 10-15 being on the subject property at one time. Delivery of sand and aggregate usually occurs daily via dump trucks. The proposed business will have 10 vehicles which will be stored in the existing building. The outdoor storage area is a mix of Class-5, concrete and asphalt that is approximately 8- feet lower than Cleveland Street. S:XPLANNING\Case Files\2003\CU 03-34 Abfalter Bros\CU03-34_CC.DOC City Council / CU 03-34 January 20, 2004 Page 3 The building will have to meet all applicable building and fire codes. Landscaping There are seven existing 6-foot tall conifers along Cleveland Avenue and one existing 6" deciduous tree within the property. The submitted landscape plan shows nine conifers along the south property line and three new conifers along Cleveland Avenue. The new conifers will need to meet the minimum requirements. The added conifers will provide additional screening along the south and east property line. Due to the fact there is not enough area for the required 32 trees, staff worked with the applicant to provide an adequate landscape plan. The proposed landscape plan was based on calculations which excluded the west property line dimension. The building itself creates screening from the west, which is also zoned Light Industrial. In addition, there is not enough room between the building and the property line for landscaping. With credit for existing trees and 12 new conifers, the landscaping plan meets the adjusted required amount of 22 trees. There is a small berm between Cleveland Street and the lowered outdoor storage area which provides some screening of the yard. The site plan shows a proposed 6-foot high chain link fence along the south perimeter and a 4-foot high chain link fence along the east perimeter of the outdoor storage yard. Staff recommends that the fence have the opaque slats placed in it to help further screen the property. The new trees should be placed on the outside of the fencing to provide further screening. Parking and Circulation Based on the square footage of the building and the City's requirement of one parking stall for every 2000 sq. ft. of floor area, a total of 9 parking stalls would be required. The site plan did not indicate a specific number of parking stalls, however, based on the area indicated for parking, there is adequate space to accommodate the required number of stalls. Although the required number of stalls is nine, staff recommends that the applicant provide striped parking stalls for all employees to be on site and all parking areas shall be on an approved surface. There will be two access points into the yard, one at the north end of the property, off of the existing parking area, and the second will be directly off of Cleveland Street in the southeast corner. The proposed gates should have opaque slats placed within it and be closed when not in use. Planning Commission Actions A Commission member questioned if the required number of trees could be planted on the site. The applicant was asked if they had any concerns, and the only concern they had was S:~PLANNING\Case Files\2003\CU 03-34 Abfalter Bros\CU03-34_CC.DOC Gty Council / CU 03-34 January 20, 2004 Page 4 the number of trees required. Staff stated that 32 trees may be difficult to place on the property but was going to work with the applicant to obtain an acceptable landscape plan. The Planning Commission unanimously recommended approval of the request. Recommendation Staff and the Planning Commission recommend the City Council approve the Conditional Use Permit for Outdoor Storage with the following conditions: ALL VEHICLES AND EQUIPMENT SHALL BE STORED IN A STRUCTURE. ALL SAND AND AGGREGATE SHALL BE CONTAINED IN CONCRETE BLOCK BUNKERS. ALL CEMENT SHALL BE CONTAINED IN THE SILO. IF THE YARD IS TO BE EXPANDED, THE APPLICANT SHALL APPLY FOR AN AMENDMENT TO THE CONDITIONAL USE PERMIT. ALL CHAIN LINK FENCES SHALL HAVE OPAQUE SLATS TO PROVIDE SOLID SCREENING OF THE STORAGE YARD. THE PROPOSED LANDSCAPING SHALL BE LOCATED ON THE OPPOSITE SIDE OF THE FENCE AS IS THE STORAGE YARD. THE PARKING AREA SHALL BE RESURFACED WITH ASPHALT OR CONCRETE AND PROVIDE STRIPED PARKING STALLS TO ACCOMMODATE ALL EMPLOYEES ON SITE AT ANY GIVEN TIME. S:kPLANNING\Case Filesk2003\CU 03-34 Abfalter BroskCU03-34_CC.IX)C Case Number:, Location Map CU 03-34 ABFALTER BROTHERS CONCRETE N Z I I I ! 1 1 OFFICE 20'H SILO FUTURE O?FICE LOCATION N PARKING AREA 4'H.B ROCK SAND Z EXISTING TREES EXIT DOOR GATE 6' HIGH FENCE (9) 6'-8' TALL NEW CONIFERS ALONG SOUTH PROPERTY LINE *FOR CLARITY, THIS DRAWING WAS RECREATED BY CITY STAFF FROM THE APPLICANT'S HAND DRAWING.