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Attachment A - RPCA_04_06_16 Planning Division staff has concluded, as a process of the review of this request, it is reasonable 137 and appropriate to require certain forms of screening for uses that will occur on the Vogel 138 Mechanical site. Although Section 1011.03.B, Buffer Area Screening (see below), is only 139 required for new construction of any non-residential use adjacent to a low-density residential 140 zone, the Planning staff sees merit in seeking similar forms of screening for a new conditional 141 use occupying this site, which lies adjacent to a low density residential zone. 142 The fence requirements in the previous IU have been the subject of much dispute between the 143 applicant and the adjacent neighbors. Significant events have occurred including trimming and 144 removal of landscaping that projected into the applicant’s property and the removal of the 145 applicant’s chain-link fence that was necessitated by a need to more precisely determine the 146 location of a buried CenturyLink cable. These events have strained relationships along the 147 property edge. 148 Since the CU is a new application, the Planning Commission is not bound by the previous IU 149 decision, and should still consider this limited production and processing as an accessory use 150 application for consistency with the five CU criteria listed in the City Code. The Commission 151 may, if it deems it to be relevant, include the IU history as a component of the review and 152 consideration. 153 The Planning Division and Planning Commission are in a more reactive role when an applicant 154 submits a conditional use proposal than with an IU request, due to the quasi-judicial nature of the 155 consideration. Staff reviews the applicant’s proposal against the legal requirements of the 156 Zoning Code and its effectiveness in mitigating any anticipated impacts. The original Interim 157 Use process has more discretion since it is a process that is more legislative in nature than a CU. 158 Since the definition of limited production and processing as an accessory use excludes excessive 159 noise, the primary impacts that are anticipated are visual impacts related to vehicles, both in 160 terms of vehicle storage and vehicle headlights. The two areas that will generate these impacts 161 are the front and rear parking lots. 162 The fence that is proposed by the applicant is 6 to 6-1/2 feet in height and running the length of 163 the property. The applicant is proposing to install the fence south of the northern property line to 164 avoid conflicts with neighbor vegetation that will grow back over time, tree roots, fence posts, 165 and to avoid conflicts with the CenturyLink cable that meanders along the property line. The 166 applicants proposal indicates the fence could be located anywhere north of the building line, and 167 not necessarily on the northern edge of the property, as was approved with the IU. 168 A 6 to 6-1/2 foot tall fence, as proposed, has traditionally been considered adequate for visual 169 screening in the City of Roseville. A full length fence in the location the applicant is proposing 170 would meet the standards of visual screening per the Code. 171 It should be noted that there was a lot of neighborhood concern about the location of the fence in 172 the IU process, as setting it back off the property would require them to install their own fences 173 to enclose their yards, whereas previously they were able to utilize the applicant’s chain-link 174 fence that was removed. There was also a lot of concern mentioned during the IU process 175 related to the amount of work that has previously been completed along the property line in order 176 to attempt to clear landscaping and other obstructions that interfered with the IU fence 177 installation. 178 The technical standard of review for visual screen is the degree to which it adequately blocks the 179 view of headlights and contractor vehicles. Both the original IU fence proposal and the 180 PF16-007_RPCA_030216 Page 5 of 8