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27 Such applications were formerly referred to as conditional use permits, but the word "permit" is 28 being eliminated in an effort to sharpen the distinction between land use approvals and building 29 permits. Although this represents a change in terminology, the nature of conditional use 30 approvals will remain the same because they never actually involved permits per se. 31 32 5.0 STAFF COMMENTS 33 Section 1007.015 (Industrial District Uses) of the City Code allows outdoor storage of 34 materials and equipment as a colvnlTloNal, usE in an I-2 district, as long as the items 35 being stored are concealed by screening of at least 8 feet in height as specified in 36 § 1007.03B (Storage). Screening of the southern and eastern sides of the storage areas is 37 not shown on the proposed site plan (included with this staff report as Attachment D), but 38 because the screening is required by the City Code there is no need to add a specific 39 condition to an approval of the colvnlTloNal, usE request. 40 Section 407.02M (Unlawful Parking) of the City Code further requires all vehicles, 41 which includes trucks and heavy equipment, to be parked on paved surfaces. As with the 42 screening requirements noted above, Planning Division staff recommends relying on 43 existing regulations in the City Code rather than attaching additional conditions to an 44 approval of the proposed colvnlTloNa1, usE. 45 As illustrated the proposed site plan, the stockpiles of aggregate materials would be 46 distributed throughout much of the site; because of this and the large size of the proposed 47 stockpiles, Planning Division staff believes that it would be appropriate to treat them like 48 buildings for setback purposes. Specifically, the piles of aggregate materials should be set 49 back a minimum of 40 feet from property lines adj acent to public streets and a minimum 50 of 20 feet from a rear or side property line (which coincides with the railroad right-of- 51 way in this case). The proposed site plan is consistent with these recommended setbacks. 52 Asphalt is 100% recyclable, and because asphalt production and road construction relies 53 heavily on recycled materials, the proposed stockpiles would be comprise asphalt 54 millings, asphalt rubble, and concrete rubble reclaimed from pavement that is being 55 replaced elsewhere as well as raw aggregates and discarded roofing shingles. 56 Bituminous Roadways' proposal to stockpile reclaimed rubble asphalt and rubble cement 57 for recycling into new asphalt would involve periodic crushing of the reclaimed asphalt 58 and cement. Similar recycling operations have been approved in the past as interim uses, 59 but in those instances the crushing was not integral to the principal, permitted use on the 60 site as it would be in this case. Since the reclaimed materials subject to the proposed 61 crushing are to be stored outdoors, they are necessarily part of the proposed colvnlTloNa1, 62 usE; therefore the crushing itself can also be reviewed against the conditional use criteria. 63 6.0 REVIEW OF CONDITIONAL USE CRITERIA 64 Section 1013.01 (Conditional Uses) of the City Code requires the Planning Commission 65 and City Council to consider the following criteria when reviewing a colvnlTloNa1, usE 66 application: 67 a. Impact on traffic; 68 b. Impact on parks, streets, and other public facilities; 090615 RCA_Bituminous Roadway CU.doc Page 2 of 5