4.2 PCSR 05-23-2017 - Laserfiche WebLink

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E lls River` Request for Action To Item Number Planning Commission 5.3 Agenda Section Meeting Date Prepared by Public Hearings Aril 25, 2017 Zack Carlton, Planning Manager Item Description Reviewed by Satellite Shelters — Ordinance Amendment Chris Leeseber , Senior Planner Reviewed by ■ Ordinance Amendment to allow outdoor storage as a principal use, Case No. OA 17 -06 Action Requested Recommend, by motion, approval of an ordinance amendment that will remove the requirement for outdoor storage to be a principal use in the I -3 zoning district. Background /Discussion The applicant, Satellite Shelters, is proposing to establish a storage facility within the I -3 (General Industrial) district. Ordinance currently requires outdoor storage to be accessory to a principal use, meaning that an office, warehouse, manufacturing or other type of facility needs to be on the site as well. This is standard across all city districts. However, the proposal would only be for the storage of their equipment, and would not include another principal use. The applicant notes that this would be a good use of the property today, as there are very few improvements needed to establish the proposed use, and it leaves a lot of development potential for a future user. No infrastructure is needed beyond a fence and landscaping, so there is not a lot of modification /demolition needed for a new user. Analysis Staff discussed the proposed amendment during the site plan meeting on April 3, 2017, and had some concerns with impacts to community aesthetics along Highway 10 and whether or not outdoor storage only is the highest and best use of a property. Staff brought these concerns to the City Council during a work session on April 17, 2017, for their comments on the proposed amendment. Council shared many of staffs concerns regarding aesthetics, specifically along Highway 10 near the entrance to the city. One alternative mentioned by the City Attorney was the possibility of a greater setback for properties devoted only to outdoor storage. The setback requirement would also include additional screening to mitigate the potential aesthetic impacts. Staff received direction to explore the larger setback and screening requirements. Ordinance Proposal The outdoor storage ordinance passed last fall requires either a fence, or a three foot berm and vegetative landscaping. In order to provide an efficient level of screening for parcels in the I -3 district which abut Highway 10, staff recommends requiring both a six foot tall opaque fence (not chainlink and slats) and a landscaped vegetative screen. The vegetative screen must be approved by staff, and will need to include a mix of evergreen and deciduous trees and shrubs. The additional screening will not count towards the PV0WIRID Template Updated 4/14 INATUOjE