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Staff’s recommendation is to allow the use to proceed under the current CUPs on the site, <br />while pursuing a revised CUP which would better accommodatethe company’s full <br />operation. <br /> <br />To operate under the existing CUP, no action is necessary from the Planning Commission <br />except to approve their Site Plan. <br />Grandfathering Rights <br />Outdoor Storage <br />For many years the site has been used for outdoor storage as is further detailed in the <br />zoning letter sent to the applicant. Despite the outdoor storage exceeding the 2.5:1 ratio <br />allowed, the new occupant of the site should be afforded the right to continue that use as <br />long as there is not an expansion of the area. <br /> <br />Additionally, the site does not conform to the requirement for paving the outdoor storage <br />area. However, this non-conformity is again legal and allowed to continue as long as it is <br />not expanded. It is our understanding that the applicant intends to redress the graveled <br />area identified in the drawings and continue its use for the storage of for-sale inventory of <br />truck accessories. <br /> <br />Parking/Loading/Driveway <br />The current paved parking area in front of the building appears to have adequate space <br />for employee and customer parking. <br />Landscaping/Buffers <br />Again, grandfathering rules may not allow the city to require the placement of new <br />landscaping or buffering, however, the existing site us has, for many years had a <br />generous buffer to neighboring residential uses. The submitted site plan continues to <br />incorporate those vegetated and unused buffer areas, meeting current city code, for width. <br />The applicant has proposed the addition of several coniferous trees to add screening to <br />the buffer area. <br /> <br />Setbacks <br />There are no modifications to the building proposed. The existing building meets current <br />setbacks. <br /> <br />Architecture <br />The current building does not meet city code, but is, again, a legal non-conformity <br />allowed to be used in perpetuity unless expanded. There are no substantial changes <br />proposed for the building. <br />Staff Recommendation/Next Steps <br />Staff is recommending approval of the Site Plan and acknowledgement of the proposed <br />business’ right to operate on the site, within the confines of the existing CUP and historic <br />occupation of outdoor storage areas. We would encourage the applicant to make a formal <br />application for a revised Conditional Use Permit in an effort to better align the permit <br /> <br />