Agenda - Planning Commission - 10/04/2018

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Regular Planning Commission 5. 2. Meeting Date: 10/04/2018 By: Chloe McGuire Brigl, Community Development Information Title: PUBLIC HEARING: Review Site Plan and Conditional Use Permit Allowing Outdoor Storage as a Principal Use at 9500 156th Ave NW; Case of Rain for Rent Purpose/Background: The purpose of this case is to review the proposed conditional use permit site plan for Rain for Rent to expand their business onto the currently vacant lot located at 9500 156th Ave NW. The subject property is just over 2.3 acres and is zoned E-1 Employment District. Outdoor storage as a principal use is allowed via conditional use permit in the E-1 District. Notification: City Staff attempted to notify all property owners within 350 feet of the Subject Property of the request via U.S. mail. Observations/Alternatives: Setbacks The lot and proposed storage areas meet all dimensional standards of the E-1 Employment district. Parking, storage, and maneuvering setbacks in this district are 20 feet. The applicant is meeting the 20 foot setback. Code Requirements Outdoor storage is allowed via conditional use permit as a principal use provided that: a. Storage area is surfaced to control dust and subject to the approval of the zoning administrator. b. This use does not take up parking space or loading area as required for conformity to this chapter. c. The provisions of section 117-51 are considered and satisfactorily met. Staff believes item (c) is met. Items (a) and (b) are addressed separately below: Storage area is surfaced to control dust and subject to the approval of the zoning administrator. The applicant is proposing gravel surfacing on the new lot for storage of equipment and vehicles. Staff is not generally supportive of unpaved parking areas, but believes that the applicant and staff may have found a compromise. The applicant has stated that due to the heavy machinery used in the business, gravel is much more efficient and cost-effective, as paved surfaces tend to break easily and need constant repairs. The applicant has proposed rubble strips on the access points off 156th Ave NW, in order to reduce the amount of gravel tracked onto public streets. Staff does feel this meets the requirement, but will turn to Planning Commission for further guidance on the topic. This use does not take up parking space or loading area as required for conformity to this chapter. The applicant has stated that they have outgrown their current space. Staff believes this to be true, as there have been code enforcement violations on the main property (9550 156th Ave NW) where the applicant has parked commercial vehicles on the public roadway. Staff does believe that this expansion will allow the applicant to store their vehicles on their own property in a controlled manner. Staff does believe that there is still adequate space for employee vehicles, and that this expansion will allow the business to meet current regulations for off-street parking. Alternatives