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29 <br />3O STAFF COMMENTS <br />I1 <br />31 Section ] 007.015 (Industrial District Uses) of the City Code allows outdoor storage of materials <br />32 and equipment as a CONDITIONAL USE in an 1-2 district, as long as the items being stored are <br />33 concealed by screening of at least 8 feet in height as specified in § 1007.03B (Storage). Screening <br />34 of the southern and eastern sides of the storage areas is not shown on the proposed site plan <br />35 (included with this staff report as Attachment D), but because the screening is required by the <br />36 City Code there is no need to add a specific condition to an approval of the cotvD�T�oN�L usE <br />37 request. <br />38 Section 407.02M (Unlawful Parking) of the City Code further requires all vehicles, which <br />39 includes trucks and heavy equipment, to be parked on paved surfaces. As with the screening <br />40 requirements noted above, Planning Division staff recommends relying on existing regulations in <br />41 the City Code rather than attaching additional conditions to an approval of the proposed <br />42 CONDITIONAL USE. <br />43 As illustrated the proposed site plan, the stockpiles of aggregate materials would be distributed <br />44 throughout much of the site; because of this and the large size of the proposed stockpiles, <br />45 Planning Division staff believes that it would be appropriate to treat them like buildings for <br />46 setback purposes. Specifically, the piles of aggregate materials should be set back a minimum of <br />47 40 feet from property lines adjacent to public streets and a minimum of 20 feet from a rear or <br />48 side property line (which coincides with the railroad right-of-way in this case). The proposed site <br />49 plan is consistent with these recommended setbacks. <br />50 <br />51 <br />52 <br />53 <br />54 <br />55 <br />56 <br />57 <br />58 <br />59 <br />60 <br />� <br />62 <br />63 <br />64 <br />65 <br />66 <br />67 <br />68 <br />69 <br />Asphalt is 100% recyclable, and because asphalt production and road construction relies heavily <br />on recycled materials, the proposed stockpiles would be comprise asphalt millings, asphalt <br />rubble, and concrete rubble reclaimed from pavement that is being replaced elsewhere as well as <br />raw aggregates and discarded roofing shingles. <br />Bituminous Roadways' proposal to stockpile reclaimed rubble asphalt and rubble cement for <br />recycling into new asphalt would involve periodic crushing of the reclaimed asphalt and cement. <br />Similar recycling operations have been approved in the past as interim uses, but in those <br />instances the crushing was not integral to the principal, permitted use on the site as it would be in <br />this case. Since the reclaimed materials subject to the proposed crushing are to be stored <br />outdoors, they are necessarily part of the proposed CoN�[TION�� usF:; therefore the crushing <br />itself can also be reviewed against the conditional use criteria. <br />REVIEW OF CONDITIONAL USE CRITERIA <br />Section 1013.01 (Conditional Uses) of the Ciry Code requires the Planning Commission and City <br />Council to consider the following criteria when reviewing a coND�T'►oN��, usE application: <br />a. Impact on traffic; <br />b. Impact on parks. streets, and other public facilities; <br />c. Compatibility of the site plan, internal traffic circulation, landscaping, and <br />structures with contiguous properties; <br />d. <br />e. <br />Impact of the use on the market value of contiguous properties; <br />[mpact on the general public health, safety, and welfare; and <br />090518 RCA Bituminous Roadway CU.doc <br />Page 2 of 4 <br />