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7.3. & 7.4. SR 11-18-1996ity of 'ver ITEH 7.3. & 7.4. MEMORANDUM FROM: DATE: Mayor and City Council I/ Scott Harlicker, Planning Assistan November 18, 1996 SUBJECT: DJ's Total Home Care Center Request for Variance and Conditional Use Permit, Public Hearing Nos. V 96-9 and CU 96-12 Request DJ's Total Home Care Center is requesting a conditional use permit for a second principle structure to be used as a storage building and a variance for pavement setbacks to allow pavement within 10 feet of the west property line Location The property is located at 9940 Highway 10, Lot 3, Block 1, Avon Acres 4th Addition. Zoning/Land Use I1 (Light Industrial) / LI (Light Industrial) Attachments · Location map · Zoning map · Report to the Planning Commission dated 9/24/96 Background Existing Conditions The site is approximately 1 3/4 acres in size and is long and narrow. It contains a concrete block building, situated at the front of the lot, which is currently utilized by the applicant as a showroom for fireplaces and air- 13065 Orono Parkway · P.O. Box 490 · Elk River, MN 55330 · (612) 441-7420 · Fax: (612) 441-7425 Memo to the Mayor and City Council/CU96-12 October 21, 1996 Page 2 conditioning units. There is a semi-trailer parked on site, adjacent to the northwest corner of the building, that is used for storage. The front of the site is paved up to the frontage road, to the east and west property lines and around to the rear of the building. There is no landscaping, no curbing on the site and the rear of the property is vacant. The blacktop is cracked with vegetation growing through it. The front of the site is level to the front of the building. The lot drops off sharply to the rear, approximately ten feet. The only access to the rear of the lot is over approximately 20 feet of paved area between the west property line and the building. Variance Request Regarding the variance request for pavement within 10 feet of the property line along the west side of the existing building, the location of the building, the narrowness of the lot and topography make access to the rear of the lot difficult at best. Conditional Use Permit Site plan issues · Parking and access Two 24 foot wide curb cuts are proposed to provide access from the Highway 10 service road. Because of the narrowness of the lot and the size of the facility, staff believes that the site can be adequately served by one curb cut. The applicant is providing 5 parking spaces which does not meet the parking requirements. However, there is space on site to accommodate demonstrated parking for additional spaces if needed. The condition of the existing pavement is poor. The surface is cracked with weeds growing in the cracks. The pavement should be resurfaced and striped. The applicant is proposing concrete curbing in the front of the site and no curbing in the rear. Curbing may not be required to the rear of the building except to control drainage. · Landscaping s:\council\cu96-12.doc Memo to the Mayor and City Council/CU96-12 October 21, 1996 Page 3 The applicant is proposing an area of deciduous shrubs and an ash tree along the frontage road and another ash tree up near the front of the existing building. The zoning code requires 15 trees be planted on site. The applicant should revise the landscaping so that it complies with what is required by the zoning code. · Architectural features The applicant is proposing a painted metal warehouse with brick facing on the side facing the road. The zoning code requires that 25% of the exterior of the building consist of materials from the list of approved exterior building finishes. Painted metal is not on the list but brick facing is. The applicant should provide elevations of the building showing that it complies with the requirements of the zoning code. · Grading and drainage The City Engineer has reviewed the grading and drainage plan and outlined his concerns in his letter dated 9/20/96. The grading and drainage plan should be revised to address his concerns. · Existing signage and storage The existing signage exceeds what is allowed. The signage on the site should be made to comply with the sign ordinance. The semi-trailer that is currently parked on site and used for storage should be removed prior to the issuance of a building permit. Planning Commission Meeting At the Planning Commission meeting held September 24, 1996 no one spoke at the public hearing. The applicant, when asked if he had any comments on the recommendations, indicated that his only concern was having enough room to access the rear of the property along the west side of the existing building. He was concerned that requiring 5 feet of grass along the west property line might not allow him enough room to access the proposed storage building. Recommendation Variance Request s:\council\cu96-12.doc Memo to the Mayor and City CounciFCU96-12 October 21, 1996 Page 4 The Planning Commission and staff recommend that the City Council approve a 5 foot variance to allow pavement within 5 feet of the west property line along the west side of the existing building based on the following findings: The literal enforcement of the ordinance will cause undue hardship for the applicant because the only reasonable access to the rear of the long narrow lot is along the west side of the existing building. In order to provided the necessary access, the pavement will have to be within 10 feet of the west property line adjacent to the existing building. The special conditions which are peculiar to this property is it's long narrow dimensions and the steep slope down to the rear of the of the lot Literal application of the Ordinance will deprive the applicant property rights enjoyed by other properties in the neighborhood. o There are special circumstances or conditions that are not a consequence of the applicant's actions in that the location of the building, shape of the lot and topography were not a result of any actions made by the applicant. o The granting of this variance will not be injurious or adversely affect the health, safety or welfare of the neighborhood provided drainage is controlled by curbing and at least 5 feet of grass between the pavement and the west property line. Conditional Use Permit The Planning Commission and staff recommend that the City Council approve the request for a conditional use permit to construct a second principle building on the site to be used as a warehouse with the following conditions: The proposed 2 driveways which provided access to the site from the frontage road be reduced to one. 2. The demonstrated parking area has to be shown on the site plan. 3. The existing paving shall be patched and resealed. o There shall be no pavement within 10 feet of any property line with the exception of the area to the west of the existing building where pavement will be allowed within 5 feet of the property line. s:Xcouncilkcu96-12.doc Memo to the Mayor and City Council/CU96-12 October 21, 1996 Page 5 Concrete curb and gutter be installed around the perimeter of the paved area in front of the existing building. Bituminous curbing be installed along the paving on the west side of the existing building The applicant comply with the landscaping requirements found in the zoning code. 7. Signage shall be made to comply with the sign ordinance. o The semi-trailer currently parked on site and used as storage shall be removed prior to the issuance of a building permit. 9. No outdoor storage will be allowed. 10. Building elevations be provided showing that the exterior of the proposed warehouse complies with the architectural requirements as stated in the zoning code. 11. Revised site plan incorporating all the conditions of approval be provided for staff review and approval prior to the issuance of a building permit. 12. The grading and drainage plan shall be revised to address the concerns of the City Engineer. 13. Any outstanding fees or engineering bills shall be paid prior to the issuance of a building permit. s:\council\cu96-12, doc 16611'{ 1 $ 1E2ND 161ST 160TH 1591~1 ~ 15T'n'q LOCATION 156'n~ 154TH 153RD Ci~ of 13065 Orono Parkway- BO. Box 490 Elk River. MN 55330 LOCATION MAP CASE: CU qb-12_ l ~601H i I LOCATION 155TH t 531~0 City of ver 13065 Orono Parkway · P.O. Box 490 Elk River. MN 55330 ZONING MAP V CASE: CU q -r'L .ty of MEMORANDUM IT~ 6.3. & 6.4. · Iver o: FROM: DATE: Planning Commission Scott Harlieker, Assistant Pla ne September 24, 1996 SUBJECT: Request for Variance by DJ's Total Home Care Center, Public Hearing Case No. V 96-9 and Request for Conditional Use Permit, Public Hearing Case No. CU 96-12 Request DJ's Total Home Care Center is requesting a conditional use permit for a second principle structure to be used as a storage building and variances for the following: · To allow pavement within 10 feet of the north and south property lines · Temporary bituminous curbing · No curbing in the rear of the existing building · The exterior of the proposed storage building to be painted metal Attachments · Report to Planning Commission dated July 23, 1996 · Site plan · Memo from City Engineer dated 9/20/96 Background This application was last considered by the Planning Commission on July 23, 1996. At that meeting the Commission requested following additional information: · Information on plans for purchasing the undeveloped parcel to the south · Contact the adjacent property owner to the north regarding using that driveway to access the warehouse · A grading and drainage plan · Increased landscaping 13065 Orono Parkway · P.O. Box 490 · Elk River, MN 55330 · (612) 441-7420 · Fax: (612) 441-7425 Memo to Planning Commission Page 2 September 24, 1996 To date the applicant has provided a contract for deed for the adjacent property to the south, Lot 4, Block 1, Avon Acres 4th Addition. The contract indicates that the applicant will own the property by October 1996. However, the applicant has indicated that he does not plan on combining the lots. The applicant has indicated that he has not contacted the owner of the property to the north regarding access. The apphcant does not wish to utihze the neighboring driveway to access to rear of his lot. The applicant has provided a grading and drainage plan. The plan covers the rear of the site in the area surrounding the proposed warehouse. The grading plan has been forwarded to the City Engineer for his review and comment. The applicant has not provided a revised landscaping plan. It is staffs understanding that the applicant would like to proceed with the landscaping shown on the existing site plan. In summary, the applications and site plan before the Commission are essentially unchanged from what was proposed back in July. The only additional information is the grading and drainage plan for the rear of the lot. Since the apphcant does not plan on combining the 2 lots, staff is reviewing this proposal as a final product without any future expansion. Variance Request With the exception of pavement within 10 feet of the property line along the north side of the existing building, staff does not believe that the variance requests meet the 5 standards required to grant a variance. Regarding the variance request for pavement within 10 feet of the property line along the north side of the existing building, the location of the building, the narrowness of the lot and topography make access to the rear of the lot difficult at best. Regarding the other variance requests for parking and access setbacks, curbing and architectural requirements, there does not appear to be any physical, topographic or vegetative constraints that would prevent the applicant from complying with the zoning code requirements. This property is under consideration for rezoning to hght industrial. If the rezoning is approved, curbing will not be required in the rear of the existing building except to control drainage. In addition, the architectural requirement of 75% of the exterior of the proposed building consisting of material on the approved exterior material list will be reduced to 25%. Memo to Planning Commission Page 3 September 24, 1996 Recommendation It is recommended that the Planning Commission recommend approval of a 5 foot variance request to allow pavement within 5 feet of the property line along the north side of the existing building based on the following findings: 1. The literal enforcement of the ordinance will cause undue hardship for the applicant because the only reasonable access to the rear of the long narrow lot is along the north side of the existing building. In order to provided the necessary access, the pavement will have to be within 10 feet of the north property line adjacent to the existing building. o The special conditions which are peculiar to this property is it's long narrow dimensions and the steep slope down to the rear of the of the lot Literal application of the Ordinance will deprive the applicant property rights enjoyed by other properties in the neighborhood. There are special circumstances or conditions that are not a consequence of the apphcant's actions in that the location of the building, shape of the lot and topography were not a result of any actions made by the applicant. The granting of this variance will not be injurious or adversely affect the health, safety or welfare of the neighborhood provided drainage is controlled by curbing and at least 5 feet of grass between the pavement and the north property line. It is recommended that the Planning Commission recommend denial of the request for the following variances: To allow pavement within 10 feet of the north and south property hnes (outside the area identified above) · Concrete curb and gutter requirement (may not apply to rear of property if property is rezoned to light industrial) · Architectural standards for exterior building finishes based on the following findings: The literal enforcement of the Ordinance will not cause undue hardship for the applicant because there is no physical, topographic or vegetative Memo to Planning Commission Page 4 September 24, 1996 reasons why the applicant could not comply with the requirements of the zoning code. There are no special conditions which are peculiar to this property that would impact the variance requests listed above. Literal application of the Ordinance will not deprive the apphcant of property rights enjoyed by other properties in the neighborhood. o There are no special circumstances or conditions that are not a consequence of the apphcant's action. o The granting of this variance will not be injurious to or adversely affect the health, safety or welfare of the neighborhood. Conditional Use Permit Issues The following is a summary of the outstanding site plan issues: · Parking and access Two 24 foot wide driveways are proposed to provide access from the Highway 10 frontage road. Because of the narrowness of the lot and the size of the facility, staff believes that 2 driveways are excessive and the site could be adequately served by one curb cut. The applicant is providing 5 parking spaces which does not meet the parking requirements. There is space on the site to provide additional parking if needed. The apphcant should show on the site plan were the demonstrated parking area would be located. Because of the condition of the existing pavement, it will have to be resurfaced as part of the site improvements. The apphcant is proposing blacktop curbing on the site. Concrete curb and gutter is required throughout the site. The property is included in an area that is currently under consideration for rezoning to hght industrial. If the property is rezoned, alternatives to concrete curb and gutter are available for the rear of the property. The following alternative would be available if the rezoning is approved: The curb and gutter would not be required to the rear of the building except to control runoff. Concrete curb and gutter would still be required in the front of the existing building. Landscaping Memo to Planning Commission Page 5 September 24, 1996 The applicant is proposing an area of deciduous shrubs and 2 ash trees along the frontage road. The zoning code requires 15 trees based on the formula of dividing the perimeter of the property by 40. The applicant should revise the landscaping so that it complies with what is required by the zoning code. Grading and drainage A grading and drainage plan has been submitted to the City Engineer for his review and comment. · Architectural features The applicant is proposing a painted metal warehouse. The zoning code requires that 75% of the exterior of the building consist of materials on the list of approved exterior building finishes. Painted metal is not on that hst. The applicant should provide elevations of the building showing that it complies with the requirements of the zoning code. However, should the property be rezoned to light industrial as proposed, the percent of the exterior finish that consists of material on the approved list is reduced to 25%. · Existing signage and storage The existing signage exceeds what zoning allows. The signage on the site should be made to comply with the sign ordinance. The semi-trailer that is currently parked on site and used for storage should be removed prior to the issuance of a building permit. Recommendation It is recommended that the Planning commission recommend approval of the request for a conditional use permit to construct a second principle building on the site to be used as a warehouse with the following conditions: The proposed 2 driveways which provided access to the site from the frontage road be reduced to one. 2. The demonstrated parking area has to be shown on the site plan. 3. The existing paving shall be patched and resealed. There shall be no pavement within 10 feet of any property line with the exception of the area to the north of the existing building where pavement will be allowed within 5 feet of the property line. Memo to Planning Commission Page 6 September 24, 1996 o o Concrete curb and gutter be installed around the perimeter of the front paved area. The applicant comply with the landscaping requirements found in the zoning code. 7. Signage shall be made to comply with the sign ordinance. o 11. 12. The semi-trailer currently parked on site and used as storage shall be removed prior to the issuance of a building permit. No outdoor storage will be allowed. The exterior of the proposed warehouse shall comply with the architectural requirements as stated in the zoning code. If the property is rezoned to hght industrial, site improvements and exterior building finishes shall comply with those effective in the light industrial district. Revised site plan incorporating all the conditions of approval be provided for staff review and approval prior to the issuance of a building permit. SEP-~0-1996 1326 Energ St. Paul. MN 55108 Z-800-888-2923 I:a~: 612-644-9,~6 September 20, 1996 File: 230-332-11 Mr. Steve Ach City Planner City of Elk River 13065 Orono Parkway P.O. Box 490 ELk River, MN 55330 RE: D-J's HOME CENTER SITE PLAN REVIEW Dear Mr. Ach: P.02×03 OV1L ENGIN:EMNG: ENVlRON~ENT^L ',4UNICtPAL · I~.ANN~/O SOLID WA~E Sl'RUCI'UE AL SURVEYING 11~AFFIC 'D, ANSPO~TATION ENGINEERING: mAC POWER DrSTRJBUTION 51'STD4 'FFICE$ IN: ST. PAUL WASECA As requested, we have reviewed the Grading and Drainage Plan for DJ's Home Center. The Site Plan was prepared by John Oliver & Associates, and was dated and had a revision date of August 22, 1996. Based on our review, we would offer the following comments: This property is a relatively long aM narrow parcel. It appears from the existing contours that natural flow of drainage was from .west to east across the parcel. There is not enough information provided to ensure that the natural drainage from the property to the west will be allowed to continue to flow. The existing 874 contour .just ends on the property to the west. It is unclear whether or not a large flat area will be created by the proposed grading on D-J's parcel. More information should be provided. Around the proposed building, there is an 873 contour that is shown and it is labeled as a 1% grade. Actually, to create a 1% grade, that contour will have to be cut back and ended further south on both the east and west side of the building. There is a piece of pipe labeled as I2" PVC that just rurkq from the south end of the building to the south end of the property, where a detention pond is to be located. There is no indication of how water will flow into this pipe, and no storm dmimge calculatiom have been provided to indicate whether the pond will discharge or not. If the pond is intended to discharge, it is not clear how this will occur. Calculations should be provided to indicate how the pond was sized and what the intent is as to whether it will disc 'hazge or not, and also how much of the existing flow from the west was sized into this pond. An Equal OppormniLy Employer Mr. Steve Ach September 20, 1996 Page Two At the Planning Commission public hearing, there was some dbcussion as to how access would be gained from the frontage road to the new building. The Grading Plan does not indicate where the drive isle is intended to be located. It just shows an edge of bituminous and then two lines coming from the proposed building, which I assume are new edges of bituminous surfacing. In conclusion, I feel that the Grading and Drainage Plan is somewhat incomplete. Additional information should be shown on the plan and drainage calculations to indicate how the pond was sized provided with the plan. If you have any questions regarding these comments, please call. Sincerely, MSA, CONSULTING ENGINEERS Terry .rer, P.E. TJM:rw 332-2001 .sep -ity of _Al4YRiver FROM: DATE: SUBJECT: ITEM 5.2. & 5.3. MEMORANDUM Planning Commission Scott Harlicker, Assistant Planner July 23, 1996~ DJ's Total Home Care Center Request for Variance and Conditional Use Permit, Public Hearing Nos. V 96-9 and CU 96-12 Request DJ's Total Home Care Center is requesting a cOnditional use permit to construct a second principle structure to be used as a storage building and variances for the following: · To allow pavement within 10 feet of the east and west property lines · Temporary bituminous curbing · No curbing in the rem: of the exSsting building · The exterior of the proposed storage building to be painted metal. Location The property is located at 9940 Highway 10; Lot 3, Block 1, Avon Acres 4th Addition Zoning/Land Use C3 (Highway Commercial) / HB (Highway Business) Attachments · Location map · Zoning map · Site plan · Memo from City Engineer · Sketch indicating possible phasing option for improvements 13065 Orono Parkway · P.O. Box 490 · Elk River, MN 55330 · (612) 441-7420 · Fax: (612) 441-7425 Background This lot is part of Avon Acres 4th Addition which was approved in 1974. The apphcant also owns the adjacent lot to the east, Lot 4, Block 1, Avon Acres 4th Addition. The apphcant has indicated that he has plans for future expansion on these two lots and that this proposed building will be incorporated into those ex2o ansion plans. Existing Conditions The property is bordered by residentially zoned property (Rla) to the south and commercially zoned property (C3) on the east and west. To the north is Highway 10/169 and the frontage road. The property to the immediate east is vacant and owned by the apphcant; to the east of that is a mini storage facility. The property to the west contains a storage building that is also used for vehicle maintenance. The property to the south is vacant. The site is approximately 1 3/4 acres in size and is long and narrow. It contains a concrete block buff. ding, situated at the front of the lot, which is currently ut/]~zed by the apphcant as a showroom for fireplaces and air-conditioning units. There is a semi-trailer parked on site, adjacent to the northwest corner of the building, that is used for storage. The front of the site is paved up to the frontage road, to the east and west property l~nes and around to the rear of the building. There is no landscaping, no curb .or gutters on the site and the rear of the property is vacant. The blacktop is cracked with vegetation growing through it. The front of the site is level to the front of the bufld~ng. The lot drops off sharply to the rear, approximately ten feet. The only access to the rear of the lot is over approximately 20 feet of paved area between the west property line and the bufle]~ng. Variance Requests The applicant is requesting variances to allow the following: · To allow pavement within 10 feet of the east and west property lines · Temporary bituminous curbing in the front of the site · No curbing in the rear of the existing building - The exterior of the proposed storage building to be painted metal. There does not appear to be any physical, topographic or vegetative constraints that would prohibit the applicant from complying with the pavement setback requirement and curbing requirements. The applicant has indicated that the variances are needed because the proposed curbing and paving is temporary pending future expansion of the facility. The future expansion would include combiniug this parcel ,a4th the adjacent one to the east and providing access to the rear of the site on from the east side of the newly combined lots. The proxSmity of the ekSsting building, approxSmately 20 feet to the west property liue, limits the possibility of accessing the rear of the lot along the west side of tl~e exls6ng store. If the apphcant were to combine the two lots and incorporate some of the plans for future access to the rear of the site now, the apphcant could come up with a desitin that would not require variances. The Planning Commission does have some latitude regarding exterior builaing f:mishes. The Commission can approve an architectural metal siding for the exterior of the proposed buila~n g. The applicant will have to provide elevations of the proposed building and show how the exterior is architecturally treated (not a stana~ng seam panel). Since the applicant is planning on fully developing the two parcels in the future, it is not clear what hardship ~dll be faced by incorporating some of plans for future access to the rear of the lot with this proposed plan. Staff refers the Plan~ng Commission to section 900.40 of the Elk l~iver Code of Ora~,~ances for the standards to consider when reviewing a variance. Recommendation It is staffs opinion that this request does not meet the five standards required to grant a variance based on the following findings: The hteral enforcement of the Ordinance will not cause undue hardship for the applicant because the apphcant has expansion plans for the site and this proposed development could ut/lize some of those plans to avoid the need for variances. 2. There are no special conditions which are peculiar to this property. Literal application of the Ordinance will not deprive the applicant of property rights enjoyed by other properties in the neighborhood. There are no special circumstances or conditions that are not a consequence of the applicant's action. The granting of this variance will be injurious to or adversely affect the health, safety or welfare of the neighborhood. Site Plan Parking and Access Access to the site will be via two 24 foot wide driveways from the frontage road. One access will be near the west property ]ine the other will be near the east property line. Since the future plans have an access on the adjacent lot to the east, consideration should be ~ven to moving the east access further to the east and connecting to the existing parking area with a temporary driveway. Thereby having the two access points in their permanent locations. The applicant is proposing to access the proposed storage building along the west side of the site. Because of the proximity of the existing store to the property line and the slope going from the building to the property line, access to the rear of the lot in this area w/il be di~qcult and w/Il require paving up to the property line. Since the applicant in the future development plans is showing an access to the rear of the site on the adjacent lot to the east, consideration should be given to providing access to the proposed building in the location where the permanent access will be, thereby avoiding the need for a variance. Another option would be to allow the area on the west side of the existing building to be used to access the proposed building temporarily until the future addition is completed. The park/rig req~fixements for this site axe eight spaces for the store and three spaces for the storage building. Five parking spaces are shown in front of the store with one of them a handicapped space. This does not meet the parking requirements set forth in the zoning code but there is room on the site to provide additional ~ar~ng ff needed. The apphcant is proposing temporary blacktop curb around the front parking area and no curbing around the blacktop area in the rear of the existing building. Staff beheves that the temporary curbing would be appropriate along the east side of the paved area where the pavement will be expanded as part of the future addition. Blacktop curb would also be acceptable along the pavement from the west side of the store down to the proposed storage building ff this area is used as temporary access to the proposed storage building. However, on the remainder of the site that will not be changed as part of the future expansion to the east, concrete curb and gutter would be appropriate. Phasing Phasing the improvements is an option the Commission may wish to consider. Concrete curb and gutter could be used in the front of the existing store and blacktop curbing could be used on the east side of the existing parking area and from the front building line the west side of the pavement leading back to the proposed storage building. Part of the future addition would be to eliminate the driveway on the west side of the building and replace the blacktop with grass and install concrete curb from the store to the west property line and tie in with the concrete curb installed as part of this approval. Combining the two parcels needs to be included in any plans for development of this site because the vacant parcel could be sold negating any future plans for expansion. Landscaping The applicant is proposing an area of deciduous shrubs along the frontage of the sen-ice road and two ash trees, one along the service road in the northwest corner and another near the northeast corner. Moving the proposed access from the east side of the existing site to it permanent location on the east side of the adjacent lot would allow for additional landscaping in front. The applicant should submit a landscaping plan that complies with the landscaping requirements. Grading and Drainage A grading and drs~age plan has not been submitted; the City Engineer will be revie~"ing the dra~n age and grading plan when it is submitted. This ~411 need to be reviewed and approved prior to issuance of a building permit. Siznage and Existing Storage Facilities The existing signage on the building exceeds what the zoniug allows. The signage on the site should be made to comply with what is allowed. The semi- trailer that is currently parked on site and used for storage should be removed prior to the issuance of a building permit. l{ecommendation It is recommended that the Planning Commission recommend approval of DJ's Home Care Center's request for a conditional use permit to construct a second principle builaing on the site to be used as a storage builajng with the following conditions: Lots 3 and 4, Block 1 Avon Acres 4th Addition be combined. The access proposed for the eastern side of Lot 3 be moved to its permanent location on Lot 4 and a temporary access be provided to the existing store. o 10. The existing paving within removed. 10 feet of the west property l~ue of lot 3 be Concrete curb and gutter be installed around the per/meter of the paved area with the exception of allowing blacktop curb where the parking lot will be expanded as part of the future addition and along the pavement on the west side of the existing building, from the front line of the buila~ng back to the proposed storage building. The existing pavement be patched and resealed. All comments of the City Engineer's report be incorporated into revised plans. Signage on site shall be made to comply with what the zoning code allows. The semi-trailer currently parked on site and used as storage Shall be removed pr/or to the issuance of a building permit. The applicant comply with the landscaping requirements found in the zon~n g code. No outdoor storage will be allowed. ..I area that staff is recommending~-f approval of a 5' pavement setback