Duke Realty Corporation has made application for a Conditional Use Permit to allow Exterior Storage for proposed Lot 1, Block1, Gateway South Second Addition. They are proposing a new buildable lot, with an area for storage of approx. 74 semi-trailers. Access to this trailer storage area will be off Shenandoah Drive, with connections to the proposed building in addition to the Milestone AV building built in the first phase.  The new building is proposed to be 203,424 square feet, and will have loading docks on the north side of the building, with employee and customer/visitor parking on the south side of the building.  This building is phased, with the 2nd phase proposed at approx. 232, 000 square feet, west of the first phase building.  If constructed consistent with the submitted plans, the site shall comply with the maximum lot coverage requirements (75%), and provide parking consistent with City Code requirements (one space per employee on the max. shift in the warehouse, and 1 space per 150 sq. ft. of net office area).  The south parking lot is proposed to be landscaped, as is the trailer storage area (along Shenandoah Drive).

The proposed project appears to comply with the required design standards for Light Industry (I-1) Zoned properties, provided the conditions identified in the CUP and Final Plat Resolutions are met. Planning staff is recommending additional plantings along the north side of the lot (adjacent to CSAH 101) and in the area southeast of the storage area, so as to provide opaque screening of the storage area consistent with City Code requirements.  Specific design details will be reviewed for compliance with the City Code Design Standards at the time of building permit submittal/review, should this project be approved. Conditions are listed in the Resolution.

Findings – Conditional Use Permit

The criteria required for the granting of conditional use permits are listed below with staff findings.

Criteria #1      The use will not be injurious to the use and enjoyment of other property in the immediate vicinity for the purposes already permitted, nor substantially diminish and impair property values within the immediate vicinity;

Finding #1       Staff has received no evidence that the proposed use will be injurious to the use and enjoyment of other property in the immediate vicinity for the purposes already permitted, nor substantially diminish and impair property values within the immediate vicinity, provided the conditions of the resolution are met.

Criteria #2      The establishment of the conditional use permit will not impede the normal and orderly development and improvement of surrounding vacant property for uses allowed in the area;

Finding #2       The conditional use permit, as proposed, will not impede future development and improvement in the area, provided the conditions of the resolution are met.

Criteria #3      Adequate utilities, access roads, drainage and other necessary facilities have been or will be provided;

Finding #3       Adequate utilities, access roads and drainage are provided or will be provided at the site.

Criteria #4      The use is consistent with the purposes of the zone in which the applicant intends to locate the proposed use; and

Finding #4       The use of the subject property is consistent with the purposes of the proposed Light Industry (I-1) Zone.

Criteria #5      The use is not in conflict with the Comprehensive Plan.

Finding #5       The use is not in conflict with the Comprehensive Plan.