Agenda - Planning Commission - 11/05/1992

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CASE # 2 REQUEST FOR A CONDITIONAL USE PERMIT FOR AN OUTSIDE DISPLAY AREA; CASE OF DALLES R.V. WORLD, INC. By: Zoning Administrator Sylvia Frolik Background: Mr. Dalles N°termann of Dalles R.V. World is proposing to relocate from 7129 Hwy. #10 N.W. to 7103 Hwy,. #1~0 N.W. The subject property is approximately 1.5 acres in size and is zoned B-3 Highway BuSiness. Recreational equipment sales is a permitted use in the B-3 Business District. However, a conditional use permit is required if a permitted use in the B-3 District includes an outside display/sales area. Mr. Notermann has submitted a site plan with his conditional use permit request which proposes to have 50 vehicles in the outside display area. The following items are enclosed for your information: a) b) c) d) Site location map Site plan Proposed findings of fact Proposed conditional use permit Observations: The applican£ is proposing to display 50 vehicles on the site, 4 of which would be parked parallel to the driveway area and 4 across the front of the property. I would suggest that the number of vehicles allowed: for display be reduced to 44 by eliminating the 4 display pads adjacent to the driveway and. reducing the number allowed for display in the front yard from 4 to 2. The applicant feels very strongly about keeping the vehicle display area adjacent to the driveway as it increases the number Of vehicles that will have visibility from Hwy. #10 and provides screening from the business to the west. Staff's opinion is that it will be obvious to the public that this is an R.V. dealer and replacing the vehicle display area adjacent to the driveway with landscaping will provide screening from the business to the west and make the business more inviting to the public. It was suggested to ~e applicant that the vehicles displayed in the front yard, whatever number is decided upon, be done so in a landscaped setting to create an R.V. park atmosphere. It is the applicants intent to carry through with landscaping for park affects in the larger vehicle display area on the east side of the property. Because the ~onstruction season is ending, any hardsurface improvements would not be possible this year. ThC Applicant is hoping to negotiate a 2-phase plan for site improvements whereby the front yard display area would be landscaped and the driveway, customer/employee parking area, and the 4-vehicle :display area adjacent to the driveway would be paved in 1993; the display area on the east sido Of the property would be paved and landscaped to create a park like atmosphere in 1994. No curbing has been proposed and should be required on the pavement perimeters. It was pointed out to the applicant that the vehicle parking areas shown on the site plan as 48, 49 and 50 must also be paved. The vehicles that are proposed to be parked in this area are those that would be taken as trade-ins and this would be a holding area until they are cleaned up and transferred to Se larger vehicle display area. This means that these vehicles would then be driven into the building for cleaning. That means that the area shown on the site plan as "gravel" is a maneuvering area and code requires these areas also be paved. It was suggested to the applicant that he could ~ave some asphalt expenses by expanding the blacktop proposed on the south side of the building tO accommodate these 3 additional R.V. s; then the balance of the area south to where 48, 49 and 50 ,were originally proposed to be parked could be established with turf and landscape materials for a~tditional screening from the adjacent business. 3