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—� —� 6.O REVIEW OF CONDITIONAL USE CRITERIA 6.1 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�T�oNAL usE application: a. Impact 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. Impact of the use on the market value of contiguous properties; e. Impact on the general public health, safety, and welfare; and f. Compatibility with the City's Comprehensive Plan. 6.2 Impact on traffic: The 7`h edition of the Institute of Transportation Engineers manual indicates that land uses like light-industrial parks and laboratories, manufacturing, warehousing, and "heavy industry" (all permitted uses in the I-2 District) generate an average about 43 vehicle trips per acre of land area on the average day, whereas the proposed outdoor storage would only generate up to 8.6 trips per acre per day. For additional reference, a trucking terminal — another conditionally-permitted use in the I-2 District — generates an average of 82 trips per acre on a given day. Even considering traffic from the proposed outdoor storage and the asphalt plant, the site would only generate up to 18 trips per acre on its heaviest days. The Planning Division has thus determined that the proposed use would not have any greater impact on traffic than other allowed uses. 6.3 Impact on parks, streets and other public facilities: Water and sewer infrastructure should see relatively minor impacts since the outdoor storage use would rely on water primarily as a periodic dust palliative, and the facility as a whole will have to meet all of the pertinent erosion control, pollution prevention, and storm water management requirements of the City and other Federal, State, or regional regulatory agencies in order to receive the required building and operating permits. There are no parks in the vicinity of the subject property and the truck traffic will generally utilize highways as much as possible when approaching and leaving the site. Public Works staff is currently assessing the adequacy of the surrounding roadway infrastructure in light of the anticipated weight of trucks delivering the aggregate materials. 6.4 Compatibility ... with contiguous properties: The proposed outdoor storage will produce stockpiles of materials, traffic, and noise that cannot help but be noticed from the contiguous properties, but this property and much of what surrounds it is described by § 1007.03 (General Industrial Districts) as being "designed primarily for [uses] whose external physical effects will be felt by surrounding districts." Reduction of entrances to the site from 5 accesses to 3, adequate internal circulation, paved operational areas, and perimeter landscaping and screening consistent with the zoning requirements, will all help to reduce the inevitable impacts to contiguous properties. 6.5 Impact of the use on the market value of contiguous properties: When a property is �, assigned Zoning and Comprehensive Plan land use designations, careful consideration is given to protecting the value of surrounding properties. In light of this, and because the proposed outdoor storage is among the uses that are allowed (conditionally or otherwise) PF09-010 RPCA 050609.doc Page 3 of 4