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3.11 The owner of the site is preparing a new certificate of survey illustrating the property lines and right of way. This new survey illustrates that the right of way/property lines are 12' to 15' behind the curb line. 3.12 The City received one letter of objection to the project (Mr. Lyn Kapaun) attached. 3.13 In conjunction with the application for a conditional use, the following documents (dated 01/11/99) have been submitted and reviewed by staff in preparation of this report: . project narrative [date: amended 01.21.99] . existing conditions plan [date: 12.22.98] . site plan with landscape concept [date: 12.22.98] . building sketch [date: 01.11.99 (with application)] . certificate of survey [being revised as of 2/17/99] 4.0 Staff Findings 4.1 The applicant proposes a 14,000 to 18,000 sJ. exterior sales/display and storage area which requires a conditional use permit (CUP) as per City Code Section 1004.01A.12. The setback for such sales/display and storage is proposed as 1 foot behind the right of way or property line as stated in the conditional use permit. 4.2 The project will create additional traffic, but will not require additional public facilities. With proper exterior building and sales/display/storage treatment, proper drainage from these areas, and landscaping, the building and exterior display areas will not have an impact on surrounding property or values. Pesticides, herbicides, and fertilizers will be for sale on the site, but will be stored in approved inside building areas, away from possible runoff areas or fire hazards. Bagged and packaged organic soils and manure will be stacked for display and sale along the south side ofthe display area between the building and the wood fence. With proper care and maintenance, there appears to be little impact on general health, safety, and public welfare. In addition, the project complies with the Comprehensive Plan designation as a business use. 4.3 Conditions may be attached to the CUP that would mitigate the impact on adjacent properties including such items as display setbacks from right-of-way lines, landscape screening, architectural color and design/materials details. drainage provisions, and limiting additional exterior storage or designating specific areas for storage. 4.4 The addition of the trash enclosure on the site complies with the Code requirements to be attached to the existing building. The existing lighting on the site will continue to be used for lighting the display and parking areas. No additional lighting is proposed. 4.5 The proposed Phase 2 green house and the exterior sales/display/storage area and the building area of9,875 sJ. comprise a gross area of approximately 25,000 s.f.. Staff interpreted the 6,900 s.f. in the south exterior area as storage and tree sales rather than retail sales. Therefore there would be a net retail sales area (inside and outdoors) 18,000 PF3096 - RCA (02-22-99) - Page 4 of 6