5.1. SR 03-16-2009 - Laserfiche WebLink

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Case File: CU 09-07 Page 3 Metropolitan Gravel Company Overview The applicant is requesting a Conditional Use Permit for outside storage at an existing truck and trailer service/repairs business. The applicant currently stores approximately 5 tractors and 8-10 trailers a day: They are proposing storing up to 25 tractors and 30 trailers one the site at any given time. Analysis Exhibit A shows 28 tractor/trailers on the site in the area shown by the applicant's site plan. The 30 trailers the applicant is proposing might be too many as it would require the parking of trailers in front of existing buildings or possibly in vehicle circulation areas. Staff would recommend that no more than 20 tractor and/or trailers be allowed on site. Comprehensive Plan The Light Industrial category includes industrial uses that are lower in intensity of activity. These uses limit the potential for adverse impacts on adjacent land uses due to factors such as noise and odor. Examples of Light Industrial uses include offices, enclosed storage and warehousing, research laboratories and light manufacturing. It does not appear the proposed use is consistent with the comprehensive plan which spells out uses that are lower in intensity of activity. Transportation Access to the site is currently on the west side of the property off of Jarvis Street. Gateway Road right-of--way does transverse the entire south property. This road in the future could be the main access to the site and surrounding area, especially with limited Hwy 10 access envisioned by the Interregional Corridor (IRC) plan. This road will eventually be a frontage road along the highway and act as a significant route into the city, specifically for the properties between the highway and railroad tracks. The road will be a separation point separating the industrial properties on the north side with the commercial properties on the south side. Landscaping Throughout the Conditional Use Permit history of this property, it appears the landscaping conditions have been ignored by the past applicants. The 2006 aerial does not show many trees around the site. The ordinance requires one tree per every 40 linear foot of property line. This is the same calculation that was used on the CUP in 1991. The subject property has 1,750 of property line which would yield 42 trees. This would result in 21 overstory, 11 coniferous and 10 decorative trees. (See Exhibit B) As was stated in the transportation section above, the road right-of--way along the southern property line could potentially be the main access point to the subject property but more importantly it is the buffer between industrial and commercial zoning. Having the required, or possibility even more, coniferous trees planted in this area would provide a future benefit to the area providing a visual barrier to the commercial property to the south. (See Exhibit C) A fence currently exists around the property and the applicant is proposing adding privacy slats into the fence. Since landscaping has more curb appeal than plastic slats, staff would recommend that the south and west property line have the landscaping on the outside of the fencing. (See Exhibit C) S:\PLANNING MAIN\Case Files\CUP\CU 09-07 Metropolitan Gravel\CU 09-07_PC.doc