Agenda - Planning Commission - 03/06/2014

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Applicant desires to expand this use and the Subject Property and ultimately wants to expand the surface parking on the adjacent lot (7820 Riverdale Drive NW) to accommodate future tenants. At this time, however, the green space between the two (2) buildings is where the septic system and the alternate location for the septic system are located. This expansion of the parking, as shown on the future exhibit, cannot occur until such time that 7820 Riverdale Drive NW connects to sanitary sewer, which would be available should the Riverdale Drive extension project be completed. While the Applicant has provided a conceptual exhibit showing future parking, specific plans and details are not available at this time for a full analysis and review and thus, a conditional use permit amendment will be required for this future parking expansion. Staff had attempted to build in the opportunity to expand the parking lot in the future without an amendment to the Permit. However, due to the lack of details and firm commitment by the Applicant to connect to the municipal sanitary sewer system in order to abandon the existing private septic system (in order to expand the parking lot over the existing septic area), there are too many aspects unknown at this time to do so. As parking is limited on the Subject Property, the Conditional Use Permit specifies that no more than seven (7) offices may be operated and that at no time shall there be more than nineteen (19) vehicles displayed on the Subject Property until such time that additional parking is available. When the Subject Property was initially improved (2003), extra plantings were required within a 'bufferyard' area because the site abuts a residential property to the south. It appears that all of the required plantings at that time have survived and thus, no additional plantings are required by City Code. Alternatives/Options Option # 1: Recommend that the City Council Adopt Resolutions # 14-03-046 and # 14-03-047 granting approval of the Conditional Use Permit for Motor Vehicle Sales. The Applicant is already operating a very similar business model on the adjacent property to the east and there have been no known issues thus far. There are limited vehicles displayed on that site and it is anticipated to be similar with the use on the Subject Property as most sales on conducted via the internet rather than a more traditional sales lot. Additionally, there are similar uses (motor vehicle sales, repair and/or rental) conducted on the properties to the north, east and west of the Subject Property, making the proposed use fairly compatible with the existing area. Staff supports this option. Option #2: Recommend that the City Council Adopt Resolutions #14-03-046 and #14-03-047 granting approval of a modified Conditional Use Permit for Motor Vehicle Sales. Should the Planning Commission desire to amend, add or delete any of the proposed conditions, the recommendation could be for Staff to make those revisions prior to the City Council taking action on the request. Option #3: Recommend that the City Council Deny Resolutions #14-03-046 and #14-03-047 which would deny the Conditional Use Permit for Motor Vehicle Sales. A very similar business model is operating on the adjacent property and to date, there have been no known issues or concerns with it. This stretch of Riverdale Drive primarily consists of motor vehicle sales uses, which is very compatible with the proposed use. Staff believes that the terms of the Conditional Use Permit will prevent any concern with nuisances and should the Applicant fail to comply with the terms, it could be grounds for revocation. Staff does not support this option. Funding Source: All cost associated with processing the application are the responsibility of the Applicant. Recommendation: Staff recommends adopting Resolutions #14-03-046 and #14-03-047 granting approval of approval of the Conditional Use Permit Request for motor vehicle sales at 7850 Riverdale Drive contingent upon compliance with the Staff Review File dated February 28, 2014. Action: