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Western Resources (owner) and Watkins Trucking, 2960 Long Lake Road have proposed to expand Watkins Truck parking on a separate parcel east of their current operation (see map). The current trucking operation and contiguous parcel are located in the City Code's B-6 zoning district (since 1985). The trucking operation is a pre- existing, non-conforming use within the B-6 mixed use business park district. The Code does not allow for the issuance of permits for new or expanded trucking operations in this zoning district. In addition, Section 1011.04 of the City Code states that when a non-conforming use has been discontinued for more than 6 months, it cannot be re-established as a non-conforming use - the proposed use must conform to the current zoning. The applicants (owner and tenant) have requested a permit to grade and expand graveled parking spaces on the vacant contiguously owned parcel. The Community Development Staff cannot recommend issuance a permit for this case (except the Interim Use Permit) because the City Code does not permit re-establishment or expansion of a pre-existing non-conforming use issue. The representative from Western Resource explained the history of trucking in the community. The three parcels were bought as one ten acre site, including the east parcel to be used for expansion. He noted the expansion area on many sites are gravel. In the fall Watkins will rent 50 trucks for parking on this site, for peak spring, summer and early fall trucking. Such space is not needed year-round. There used to be a berm with gravel. It was removed. He explained the trailer parking history. The high wire and underground pipes cross this site. In 1987 the site was rezoned to B-6 for office buildings with a new bridge (B-2). Twin Lakes Freight (Watkins) is the remaining trucker along Terminal Road. The trucking area now proposed would be secured with a fence. Drainage is to a pond to the north. The application would move the existing fence further east and re-grade with gravel. Member Ipsen asked how many trailers will be on the parcel. Karl Dordal, Watkins, stated in 1996 there was seasonal trucking on the site. Watkins does maintain the site. Watkins has grown dramatically in recent years. The fall is the peak season for Watkins, when they need a secured parking area. Member Stone asked when Watkins will grow out of this site. Mr. Dordal said there are plenty of doors, but capacity pressure for trailer space Oust in time inventory) through 2015. Member Traynor noted the Planning Commission needs to see continuous use throughout a year - Watkins does park them on the site but mostly in the fall. The previous tenant destroyed portions of the temporary staging area. Non-paved area for trailers is best because of the damage to pavement in the summer. Member Duncan explained that an interim use permit is appropriate. Karl Dordal said Watkins cannot survive without expansion on this site. Watkins may have to expand. Member Bakeman proposed the five-year Interim Use Permit with evidence that Watkins uses of the site will be continuous. Mr. Dordal asked when notice will be given to discontinue (six months after termination of the IUP). Member Stone summarized conditions. If an expansion occurs, will the IUP go with the site. Is there any evidence of continuance? Chair Duncan closed the hearing. Motion: Member Duncan moved, seconded by Member Traynor, to deny the appeal and recommend to the Council an Interim Use Permit for three years to expand to a B-6 zoned parcel owned by Western Resources with tenant Watkins Trucking located at 2560 Long Lake Road because it is inconsistent with the Comprehensive Plan. Ayes: 5 Nays: 1 Motion carried. Member Traynor said the lack of evidence of continuous use, an IUP works best. Member Bakeman recommended conditions be placed on the IUP. This item will be on the City Council Consent Agenda for the June 16, 2003 meeting. g. Planning File 3488: Request by Muna Sabri, 2154 Lexington Avenue, for a CONDITIONAL USE PERMIT and