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4.0 BACKGROUND 4.1 The property at 2360 County Road C, located in City Planning District 11 has a Comprehensive Plan designation of Industrial (1) and a corresponding zoning classification of Industrial (1) District, in which outdoor storage requires approval as a CONDITIONAL USE. 4.2 Section 1009.02E of the City Code requires the applicant to validate an approval of the CONDITIONAL USE by beginning site work related to the proposed outdoor storage area. If the approval has not been validated within I year, the approval will expire and become void. 5.0 CONDITIONAL USE ANALYSIS 5.1 REVIEW OF GENERAL CONDITIONAL USE CRITERIA.- Section 1009.02C of the City Code establishes general standards and criteria for all conditional uses, and the Planning Commission and City Council must find that each proposed conditional use does or can meet these requirements. The general standards are as follows.- a. The proposed use is not in con ict with the Comprehensive Plan. By its Ifl, recommendation,, the Planning Commission has found that the proposed outdoor storage does not conflict with the Comprehensive Plan, even though it may not necessarily advance the goals of the Comprehensive Plan beyond facilitating continued profitability of an industrial property. b. The proposed use is not in con ict with a Re la in Map or other ado ted plan. The Ifl, gu p proposed use is not in conflict with such plans because none apply to the property. c. The proposed use is not in con ict with any City C m Ode requireents. The Planning Ifl, Commission found that the proposed outdoor storage area can and will meet all applicable City Code requirements; moreover,, a CONDITIONAL USE approval can be rescinded if the approved use fails to comply with all applicable Code requirements or any conditions of the approval. d. The proposed use will not create an excessive burden on parks, streets, and other public facilities. The proposed outdoor storage essentially represents expanded capacity of the existing building material distribution use, but Planning Division staff does not expect the proposed to intensify any practical impacts on parks, streets,, or public infrastructure; the Planning Commission supported this finding by recommending that the proposed CONDITIONAL USE be approved. e. The proposed use will not be injurious to the surrounding neighborhood, will not negatively impact traffic orproperly values, and will not otherwise harm the public health, safety, and general welfare. Planning Division staff anticipates that if the outdoor storage area is approved, it could add vehicle trips to the local road network each day; some could argue that the additional vehicles constitute a negative impact on traffic (and a violation of this general criterion), but the Planning Commission's finding in item "d" above is that the potential, additional traffic would not impose an excessive burden on the public street infrastructure. Aside from the potential for some additional traffic,, visual clutter seems to be the only other source of impact to surrounding properties, and the zoning code's specific requirements for outdoor storage areas should address this concern. PFI 1 -02 5—RCA— 102411 Page 2 of 4