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Schiferl asked Teague about the Code. According to the Code, the lot should be paved. Therefore, why was the Commission even considering this proposal? Teague responded that it is clear the use is vehicle sales no matter how the vehicles are advertised. Teague said the Code was clear that bituminous paving and curbing are required. Cook answered that the lot is currently not paved. The surrounding properties are industrial uses and are currently not paved as well. This small one-acre parcel is surrounded by other unpaved commercial properties. Schiferl stated he understood Cook’s point. However, the City requires nonconforming uses to be brought into compliance at the time of any change of use or site improvement. Teague responded the existing use can continue until the use changes. Ryder is introducing a new use in vehicle sales and as such a Special Use Permit is required. As part of the review for the Special Use Permit, the City would require the paving and curbing, landscaping, and setback per the City Code. Cook said vehicle sales take place there now as part of the current business. Townhome Maintenance is no longer there. That property was sold by the owner, Joe Noonan, to Ken Beach, who owns Holiday Truck Equipment. Holiday Truck Equipment does heavy duty truck and tractor repair. Most of the vehicles serviced by Holiday Truck Equipment belong to Ryder. The sales aspect of Ryder is commercial customers to commercial customers. Ryder customers are not walk-in customers. However, the public would not be prohibited from coming in to buy a truck for a personal use. Ninety-five percent of Ryder’s customers are responding to information advertised in trade publications. Ryder’s current location in Roseville does not generate much traffic. Ryder would work closely with the maintenance provider before selling the vehicles. Approximately twenty-eight vehicles would be for sale, parked in the back and left side of the site. The entire right side of the site is used for vehicles waiting to have maintenance done. When Ryder sells a vehicle, it is maintained to DOT standards. The front part of the property is paved where the customers would enter the building. Cook said Ryder’s use would be commercial sales to commercial end users. Cook asked if the proposed use should be classified as vehicle sales. Was that the intent of the Ordinance when it was drafted? Under State and Federal reporting, Ryder’s classification is vehicle rental and leasing, not vehicle sales. Is there a way to classify the proposed use as something other than vehicle sales? The lot does need maintenance and upgrading. Ryder intends to do so. Ryder is image conscious and that is the reason Ryder would demolish the quonset building. The lot has not been maintained and work needs to be done. Ryder wants to improve the site. However, the economics of paving did not make sense to Ryder. Schopf asked Teague if Ryder was going to use the site only for vehicle leasing, would they still need a Special Use Permit. Teague responded affirmatively. Leasing would still be a new use being introduced to this site. Schiferl stated maintenance is occurring on the site, but if Ryder parked the vehicles somewhere else before making arrangements to sell them. Then, Ryder would not be selling them on the site. Cook said Ryder is actually staging the vehicles at its Roseville site. Schiferl stated he was trying to see if there were any way Ryder could continue as a nonconforming use. Teague said the sale of vehicles could not take place on the site without getting a Special Use Permit. Schiferl stated Ryder would have to move the vehicles to their other location to sell them. Cook stated Ryder appreciates the opportunity to have this informal discussion with the Planning Commission. Ryder does not intend to bypass the City Code. Since Holiday is presently doing Ryder’s vehicle maintenance, which consists of removing decals, body touch up, cleaning the interiors and preparing the vehicles for sale. Ryder’s primary maintenance is done at its Roseville location. I:\COMMISSIONS\PLANNING\MINUTES\1998\10-20-98.WPD 7