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6.2 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 conflict with the Comprehensive Plan. Planning Division believes that the proposed outdoor storage of cylinders is not in conflict with the Comprehensive Plan, but that it advances land use Policy 11.2 through the CU process established in the zoning ordinance which controls and /or restricts the use of open storage areas in the industrial district. b. The proposed use is not in conflict with a Regulating Map or other adopted plan. The proposed outdoor storage CU is not in conflict with such plans because none apply to the area surrounding the property. C. The proposed use is not in conflict with any City Code requirements. The Planning Division has determined that the use of the site as a gas processing and distribution facility is a permitted use and that the outdoor cylinder storage can be addressed under the CU process as well as meet all applicable City Code requirements; moreover, a conditional use approval can be rescinded if the approved storage use fails to comply with all applicable Code requirements or conditions of the approval. d. The proposed use will not create an excessive burden on parks, streets, and other public facilities. Planning Division staff does not expect such a use to have any noticeable impact on any parks or public infrastructure. e. The proposed use will not be injurious to the surrounding neighborhood, will not negatively impact traffic or property values, and will not otherwise harm the public health, safety, and general welfare. The storage of gas cylinders in concrete bunkers that are 8 feet in height at the rear of the site, which should not be injurious to the surrounding neighborhood, will not negatively impact traffic or property values, and will not otherwise harm the public health, safety, and general welfare of the community. 6.3 REVIEW OF SPECIFIC CONDITIONAL USE CRITERIA: Section 1009.02D -23 of the City Code establishes additional standards and criteria that are specific to outdoor storage associated with manufacturing and /or processing facilities; the Planning Commission and City Council must also find that the proposal does or can meet the additional pertinent standards. a. Areas of outdoor activities or storage shall not be located between the principal use and the primary public street. The proposal meets this requirement with the cylinder bunker /containment area located in the rear yard along the west property line. . b. Areas of outdoor activities or storage shall be screened by a solid opaque wall or fence at least 8 feet in height. The outdoor storage of the gas cylinders (trigger for CU) will be contained within 5 bunkers that are 25 foot wide by 25 foot deep and 8 feet in height. The storage bunker achieves the majority of the screening requirement and with the installation of gates or another form of screening, the outdoor storage area will meet code requirements. The Planning Division continues to work with the applicant of the final design and materials to satisfy this requirement. PF 11 -010 RCA 042511.doc Page 4 of 7