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Attachment A - RPCA_04_06_16
<br />production and processing as an accessory use as a component of their business. Vogel
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<br />Mechanical currently has its corporate offices at the site, which is a permitted use in the CMU-1
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<br />District.
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<br />To better understand the use being proposed, the Planning Division offers the following two
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<br />definitions of limited production and processing. Vogel Mechanical has been determined to be
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<br />the accessory use version of the two definitions.
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<br />Limited production/processing - accessory use:
<br /> Light manufacturing, fabrication, assembly,
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<br />processing, packaging, research, development, or similar ancillary or accessory uses which are
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<br />conducted indoors and which would not be disruptive of, or incompatible with, other office,
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<br />retail, or service uses that may be in the same building or complex. Limited production/
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<br />processing generally does not include industrial processing from raw materials. (Ordinance
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<br />1445, 7-8-2013)
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<br />Limited production/processing - principal use:
<br /> Light manufacturing, fabrication, assembly,
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<br />processing, packaging, research, development, or similar principal or primary uses which are
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<br />predominately conducted indoors and which would not be disruptive of or incompatible with
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<br />other office, retail, or service uses that may be in the same building or complex. Limited
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<br />production/processing as a principal/primary use generally does not include industrial
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<br />processing from raw materials. (Ordinance 1445, 7-8-2013)
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<br />The narrative provided by Vogel Mechanical (Attachment D), and reviewed by the Planning
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<br />Division, describes Vogel Mechanical as a contractor business that provides plumbing, HVAC,
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<br />and other mechanical construction services to the commercial, office, and industrial markets.
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<br />They indicate that the site is currently being used as an office specializing in estimating,
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<br />accounting, operations, business development, and some inside storage and staging of off-site
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<br />projects. The addition of the limited production and processing component would allow
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<br />fabrication of sheet metal and accessories that are unique or one-of-a-kind for a specific project,
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<br />and usually completed by hand crafting.
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<br />Vogel Mechanical currently has 7 employees that office in the headquarters facility at 2830
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<br />Fairview and anticipate adding one employee over the next few years to complete the production
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<br />and processing aspect of the business. Hours of operation are 7:00 am to 4:00 pm, Monday –
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<br />Friday, during which time they receive materials from a variety of delivery sources and in
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<br />various sized vehicles, mainly cargo trucks and vans, with an occasional semi-truck delivery.
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<br />To address any potential impacts from its limited production and processing accessory use,
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<br />Vogel Mechanical has indicated they would install a 6 to 6-1/2 foot tall opaque fence between
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<br />the northern side of the building and the northern property line in accordance with code
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<br />standards, legal constraints, construction standards, and reasonable construction conditions.
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<br />Vogel Mechanical also requests that the CU not include the condition from the IU requiring
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<br />“doors to be closed during operation” since limited production and processing assumes no noise
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<br />disruption and a use compatible with office or other uses. Therefore, there are no sound impacts
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<br />to be mitigated by having the doors closed.
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<br />CUA
<br />ONDITIONALSENALYSIS
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<br />When exercising the so-called “quasi-judicial” authority on a CU request, the role of the City is
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<br />to determine the facts associated with a particular request and apply those facts to the legal
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<br />standards contained in the ordinance and relevant state law. In general, if the facts indicate the
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<br />application meets the relevant legal standards and will not compromise the public health, safety
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<br />PF16-007_RPCA_030216
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