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4.0B ACKGROUND 12 4.1The property at 2507 Walnut Street, located in City Planning District 11 has a 13 Comprehensive Plan designation of Industrial (I) and a corresponding zoning 14 classification of Industrial (I) District, in which outdoor storage requires approval as a 15 . The fleet dispatch and vehicle maintenance aspects of the proposed CONDITIONAL USE 16 facility are permitted uses in the I District. 17 4.2Section 1009.02E of the City Code requires the applicant to validate an approval of the 18 by beginning site work related to the proposed outdoor storage area. If CONDITIONAL USE 19 the approval has not been validated within 1 year, the approval will expire and become 20 void. 21 5.0CUA ONDITIONALSENALYSIS 22 5.1RGCUC: Section 1009.02C of the City Code EVIEW OF ENERAL ONDITIONALSERITERIA 23 establishes general standards and criteria for all conditional uses, and the Planning 24 Commission and City Council must find that each proposed conditional use does or can 25 meet these requirements. The general standards are as follows: 26 a. The proposed use is not in conflict with the Comprehensive Plan. While outdoor 27 storage doesn’t necessarily advance the goals of the Comprehensive Plan aside from 28 facilitating continued investment in an industrial property, the Planning Commission 29 found that it does not conflict with the Comprehensive Plan. 30 b. The proposed use is not in conflict with a Regulating Map or other adopted plan. The 31 proposed use is not in conflict with such plans because none apply to the property. 32 c. The proposed use is not in conflict with any City Code requirements. By its 33 recommendation, the Planning Commission found that the proposed outdoor storage 34 area can and shall meet all applicable City Code requirements; moreover, a 35 approval can be rescinded if the approved use fails to comply with CONDITIONAL USE 36 all applicable Code requirements or any conditions of the approval. 37 d. The proposed use will not create an excessive burden on parks, streets, and other 38 public facilities. The property has been used as a legal, nonconforming semi-trailer- 39 leasing facility for many years (the nonconformity is the result of the outdoor storage 40 of trailers prior to the adoption of the conditional use approval requirement), so the 41 Planning Commission found that the proposal is unlikely to intensify any practical 42 impacts on parks, streets, or public infrastructure. 43 e. The proposed use will not be injurious to the surrounding neighborhood, will not 44 negatively impact traffic or property values, and will not otherwise harm the public 45 health, safety, and general welfare. If the outdoor storage area is approved, it could 46 add vehicle trips to the local road network each day over the existing trailer leasing 47 business, but not so many trips as to be out of line with other permitted uses; some 48 could argue that the additional vehicles constitute a negative impact on traffic (and a 49 violation of this general criterion), but the Planning Commission has found in item 50 “d” above that the potential, additional traffic would not impose an excessive burden 51 on the public street infrastructure. Aside from the potential for some additional 52 traffic, visual clutter seems to be the only other source of impact to surrounding 53 properties, and the zoning code’s specific requirements for outdoor storage areas 54 should address this concern. 55 PF12-006_RCA_052112 (2) Page 2 of 4