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Although the IU will not likely impose costs, create an excessive burden, or be injurious to the neighborhood, the Planning Division does have concerns with the subject proposal as it is currently operating. Specifically, Twin Lakes has spent decades shedding its image as a center for trucking and is beginning to transition to retail, office, and hotel uses. In addition, in 2016, the City will be extending Twin Lakes Parkway to Fairview Avenue, bringing a higher level of aesthetics to the Fairview area. Allowing mass storage of semi-trailers could be viewed as taking a step backwards towards the previous trucking character. Historically the use of the cross-dock motor freight terminal on this site was low intensity when compared to other motor freight terminals and uses in the area. Aerial photography from 1974 to 20l 1 indicates trailers at the cross dock and some trucks and trailers parked or stored on the premises. Trucks parked or stored were usually in the north lot adjacent the middle Fairview access on the two concrete strips north of the building. The few vehicles that appear in the front yard seem to be employee vehicles, not semi-trucks or trailers. The property currently contains more than 100 semi-trailers (Attachment F) parked/stored throughout the premises. This includes approximately 26 trailers in the front yard (the imaginary line extending the width of the lot at the front of the building), 70 parked four deep in the northern lot (includes front yard trailers), 20 at the rear of property and adjacent to the back of the building, and approximately 20 trailers parked along the south of the property. While s�arage of semi-trailers is not generally a problem, storage of trailers in the front yard has a visual impact on Fairview and the surrounding properties. Such storage also blocks site access and when parked four-deep, eliminates proper vehicle circulation and is considered a fire hazard. Based on staff discussion and inspection and analysis of the current operation on the premises to ensure that the property does not become an outdoor storage facility, the Planning Division recommends that a storage/staging plan, addressing the following items, must be submitted to the City for review and approval: • No trailers will be allowed in the front yard or the first 70 feet of the lot from Fairview Avenue. • No trailers will be allowed to be parked behind the building. This area must be free of trailers to allow for clear vehicle circulation around the building, especially in case of emergency. • Access to the site shall use the south and middle Fairview access points, and these drive lanes shall be amply sized. • Trailers parked/stored in the south lot area shall be parked either next to the building or south of the building and must be set back 10 feet from the property line with a minimum of 30 feet between trailer and building for a clear drive lane to the rear and around the building. • Trailers can be parked back-to-back, but must have a minimum 5-foot separation between trailers. • All trailers shall be on a paved surface and set back a minimum of 10 feet from the north, east, and south property line. • Fire lanes shall be provided throughout the site so that emergency apparatus can access the property in case of fire or accident. These access lanes (final width and number) shall be approved the Fire Marshall. PF15-016 RPCA 090215 Page 4 of 6