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29 30 STAFF COMMENTS 31 Section 1007.015 (Industrial District Uses) of the City Code allows outdoor storage of materials 32 and equipment as a CONDITIONAL USE in an I -2 district, as long as the items being stored are 33 concealed by screening of at least 8 feet in height as specified in § 1007.03B (Storage). Screening 34 of the southern and eastern sides of the storage areas is not shown on the proposed site plan 35 (included with this staff report as Attachment D), but because the screening is required by the 36 City Code there is no need to add a specific condition to an approval of the CONDITIONAL USE 37 request. 38 Section 407.02M (Unlawful Parking) of the City Code further requires all vehicles, which 39 includes trucks and heavy equipment, to be parked on paved surfaces. As with the screening 40 requirements noted above, Planning Division staff recommends relying on existing regulations in 41 the City Code rather than attaching additional conditions to an approval of the proposed 42 CONDITIONAL USE. 43 As illustrated the proposed site plan, the stockpiles of aggregate materials would be distributed 44 throughout much of the site; because of this and the large size of the proposed stockpiles, 45 Planning Division staff believes that it would be appropriate to treat them like buildings for 46 setback purposes. Specifically, the piles of aggregate materials should be set back a minimum of 47 40 feet from property lines adjacent to public streets and a minimum of 20 feet from a rear or 48 side property line (which coincides with the railroad right -of -way in this case). The proposed site 49 plan is consistent with these recommended setbacks. 50 Asphalt is 100% recyclable, and because asphalt production and road construction relies heavily 51 on recycled materials, the proposed stockpiles would be comprise asphalt millings, asphalt 52 rubble, and concrete rubble reclaimed from pavement that is being replaced elsewhere as well as 53 raw aggregates and discarded roofing shingles. 54 Bituminous Roadways' proposal to stockpile reclaimed rubble asphalt and rubble cement for 55 recycling into new asphalt would involve periodic crushing of the reclaimed asphalt and cement. 56 Similar recycling operations have been approved in the past as interim uses, but in those 57 instances the crushing was not integral to the principal, permitted use on the site as it would be in 58 this case. Since the reclaimed materials subject to the proposed crushing are to be stored 59 outdoors, they are necessarily part of the proposed CONDITIONAL USE; therefore the crushing 60 itself can also be reviewed against the conditional use criteria. 61 REVIEW OF CONDITIONAL USE CRITERIA 62 Section 1013.01 (Conditional Uses) of the City Code requires the Planning Commission and City 63 Council to consider the following criteria when reviewing a CONDITIONAL USE application: 64 a. Impact on traffic; 65 b. Impact on parks, streets, and other public facilities; 66 C. Compatibility of the site plan, internal traffic circulation, landscaping, and 67 structures with contiguous properties; 68 d. Impact of the use on the market value of contiguous properties; 69 e. Impact on the general public health, safety, and welfare; and 090518—RCA—Bituminous Roadway CU.doc Page 2 of 4