Shaw Construction, Inc., applicant, and Emulsion Estates, LLC, property owner, have made application for a Conditional Use Permit to allow exterior storage (listed conditional use in the I-2 Zone) for property located at 6430 County State Aid Highway 101. The subject property is located east of Gresser Construction and west of Lloyd’s Contracting (formally RTS) on the south side of County State Aid Highway 101. The property is approx. 4.2 acres, and Emulsion Estates (Biffs) proposes to construct a 20,000 ft. building for their business operations.

The applicant has provided a descriptive narrative, site plan, floor plan and elevations for this proposal. Due to the nature of the business operations, extended hours of operation shall be anticipated. The property owner intends to provide an exterior storage area for their vehicles and equipment on the south side of the proposed structure, to be fenced and/or landscaped to ensure compliance with the City Code screening requirements.

Planning staff has received memorandums from SPUC & City Engineering, which are attached to this report. Staff has incorporated those comments into the draft Resolution. Planning staff included conditions that references compliance with the City Code requirements for landscaping, odor, noise, and smoke, in addition to design and performance standard requirements. Staff specifically addressed protecting the existing trees along the frontage road, screening requirements for the exterior storage, and a requirement for paving of the drive areas, including the area that will be used for storage.

FINDINGS
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 exterior storage area will be injurious to the use and enjoyment of other property in the immediate vicinity, nor would it substantially diminish or impair property values in the area, 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 Heavy Industry (I-2) 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.