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�r� Fastenal, which bills itself as America's largest industrial supply stare, at 1920 �� Oakcrest, is a good example of such a use. They occupy 6,000 sq. ft. of the �? 30,000 sq. ft. building and have approximately 10 to 16 pick-up trucks that are 6s used far distribution. Although one might consider that number of vehicles to be 64 high, the Planning Division never witnesses more than two vehicles entering or 65 leaving the site in a hour time frame — this is not to say that the frequency is not ss greater, but rather that such an ancillary use does not appear to come and go s� frequently as other delivery uses or services. The Planning Division would deem s$ the distribution at Fastenal as clean and non-impactful to the area with trucks s9 parked indoors for distribution or parked outside in the parking lot. f�u Another unique property/situation lies at 1995 Oakcrest at the former Arthur T�� Schuster building. Here, a building initially designed and constructed as an ��2 office, showroom, warehousing building, was modified years ago into an interior 73 design firm consisting mainly of office with limited warehousing. The building, �4 which the Planning Division was allowed to tour, has a modest office component, �5 but largely is a warehouse that boasts two rear dock doors (previously there were �s three, but one was converted to of�ce use). The complexity here is that the �� initiaUformer use, since the conversion occurred many years ago, cannot be �s brought back since it is non-conforming, even though the building is better suited �9 for such a light industrial/manufacturing with distribution use than any other �o currently allowed in the Office/Business Park District. �� One last factor to consider is related to the text amendment to the Regional �? Business District where the Planning Division is seeking to add Limited ss Production and Processing as a permitted use and which district should also 84 include Limited Warebousing and Distribution to provide clarification that such �� uses are allowed to distribute their goods. �3'o STAFF PROPOSAL $� In review of the Oalccrest Avenue "phenomenon" it is our determination that the 88 existing warehousing/office mix will likely be present for many years, and as s9 such, the Zoning Ordinance should be modified to clarify the absence of g�i distribution within the definition of Limited Production and Processing, since �� distribution is a critical component of these businesses and uses. 92 It is also the Planning Division's position that any allowance of distribution in ss either the Office/Business Park District or the Regional Business District shall be 94 limited in both number and type of trucks, since these two items or aspects of a 95 business/use can create impacts detrimental to a site and/or area. ss From the Division's perspective, pick-up, panel, and/or cargo van type trucks 9� (generally less than 38 feet in length) are appropriate for these uses, as are ranges 9s of upwards of eight vehicles. When the distribution component, which we would 99 view as ancillary ar accessory to the primary use, gets to nine or more vehicles, � oo the Planning Division feels that the Conditional Use needs to be triggered in order 10� for staff to consider the use, number and type or trucks, and other factors and � 02 impacts which may be too great to the site and/or area. Amdt7_RCA_102212 (2) Page 3 of 5