Agenda - Planning Commission - 09/28/2023

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operations. There will be no changes to the existing building on the Subject Property as part of this application. To comply with Fire Department regulations, the Applicant is also proposing to install bollards and a six -foot -tall fence around the two above -ground fuel tanks. The fence will have gates that open to the west, east, and south, to allow for vehicular access and snow removal. Additionally, the access road and paved storage area will be installed to accommodate the storage of above -ground fuel tanks, per Fire Code requirements. This installation of paved surfacing will decrease the area used for the storage and processing of demolition concrete and bituminous. Since the Applicant is proposing to make substantial site improvements to the Subject Property, a Site Plan review is required with a recommendation from the Planning Commission and final approval from the City Council. Additionally, since this application involves the use of fuel storage, the Fire Marshal has been intensively involved in the review process and has worked with the Applicant to bring their plans into compliance with Fire Code. The plan set and Staff review comments at the time of writing this case, along with Resolution #23-235 to approve both the Site Plan and CUP, are attached for review. Access & Parking Access to the site is provided via two driveways onto 141st Avenue NW. The proposed access road and paved storage area will be an extension of the existing paved area on the north side of the principal building on site. There will be no change in access to 141st Avenue NW, and there will be no change in parking requirements for the Subject Property with this project. Staff Comments This CUP would allow for the construction and operation of two above -ground fuel tanks, storage of empty above -ground fuel tanks, an access road, and paved storage area on the Subject Property, in accordance with the E-2 Employment District standards. All of these items require a Site Plan Review as well as the CUP. As noted above, the above -ground fuel tanks were already installed without first obtaining permits from the Fire Department or obtaining a CUP. Thus, this CUP is intended to retroactively bring the Applicant into compliance with City Code. Staff are open to additional conditions that the Planning Commission may desire to incorporate. A copy of Resolution #23-235 approving both the Site Plan and CUP is attached for review. At the time of the case writing, the first and second rounds of review from City Staff have been fully conducted. As part of reviewing the application, Staff inspected the site and noticed an accumulation of junk and debris. Additionally, staff noticed that the existing stockpiles exceeded the height and area requirements outlined in the previously -approved CUP. The Applicant shall bring these items into compliance with City Code and the terms of their existing CUP before issuance of the new CUP can take place. The only remaining items to be addressed in Applicant's submittal relate to Engineering staffs requirements for corrected verbiage in the stormwater report, and adding match lines and turning templates to the paving plan. Engineering staff are currently working on their review of resubmitted plans, received from the applicant on September 6th, which may address the outstanding items. As mentioned above, Staff review comments are attached to this case. Public Correspondence At the time of the case writing, staff have not received any comments or questions regarding the application. Alternatives Alternative 1: Recommend the City Council approve the Site Plan and Conditional Use Permit as proposed. Open and Outdoor Storage as a Principal Use is a conditional use in the E-2 Employment District and the proposed Site Plan appears to meet the bulk standards of this district. The request is a reasonable industrial use of the Subject Property. Alternative 2: Recommend the City Council approve the Site Plan and Conditional Use Permit with additional changes based on Planning Commission discussion.