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� 31 32 S.O STAFF COMMENTS �-. 33 Section 1007A15 (Industrial District Uses) of the City Code allows outdoor storage of 34 matenals and equipment as a CONDITIONAL USE in an I-2 district, as long as the items 35 being stored are concealed by screening of at least 8 feet in height as specified in 36 § 1007.03B (Storage). Screening of the southern and eastern sides of the storage areas is 37 not shown on the proposed site plan (included with this staff report as Attachment D), but 38 because the screening is required by the City Code there is no need to add a specific 39 condition to an approval of the CONDITIONAL USE request. 40 Section 407.02M (Unlawful Parking) of the City Code further requires all vehicles, which 41 includes trucks and heavy equipment, to be parked on paved surfaces. As with the 42 screening requirements noted above, Planning Division staff recommends relying on 43 existing regulations in the City Code rather than attaching additional conditions to an 44 approval of the proposed CoNDITtoNAL USE. 45 46 47 48 49 50 51 52 53 54 55 56 57 58 59 60 61 62 63 64 65 66 67 68 69 70 71 72 As illustrated the proposed site plan, the stockpiles of aggregate materials would be distributed throughout much of the site; because of this and the large size of the proposed stockpiles, Planning Division staff believes that it would be appropriate to treat them like buildings for setback purposes. Specifically, the piles of aggregate materials should be set back a minimum of 40 feet from property lines adjacent to public streets and a minimum of 20 feet from a rear or side property line (which coincides with the railroad right-of-way in this case). The proposed site plan is consistent with these recommended setbacks. Asphalt is 100% recyclable, and because asphalt production and road construction relies heavily on recycled materials, the proposed stockpiles would be comprise asphalt millings, asphalt rubble, and concrete rubble reclaimed from pavement that is being replaced elsewhere as well as raw aggregates and discarded roofing shingles. Bituminous Roadways' proposal to stockpile reclaimed rubble asphalt and rubble cement for recycling into new asphalt would involve periodic crushing of the reclaimed asphalt and cement. Similar recycling operations have been approved in the past as interim uses, but in those instances the crushing was not integral to the principal, permitted use on the site as it would be in this case. Since the reclaimed materials subject to the proposed crushing are to be stored outdoors, they are necessarily part of the proposed CoNDIT�oNAL UsE; therefore the crushing itself can also be reviewed against the conditional use criteria. 6.O REVIEW OF CONDITIONAL USE CRITERIA Section 1013.01 (Conditional Uses) of the City Code requires the Planning Commission and City Council to consider the following criteria when reviewing a coND�TlotvAL UsE application: a. lmpact on traffic; b. Impact on parks, streets, and other public facilities; c. Compatibility of the site plan, internal traffic circulation, landscaping, and structures with contiguous properties; d. e. Impact of the use on the market value of contiguous properties; Impact on the general public health, safety, and welfare; and 090615 RCA Bituminous Roadway CU Page 2 of 5