PC Packet 08-19-2014 - Laserfiche WebLink

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Given these changes, staff would recommend approval of the Zoning Code Amendment as drafted by staff and the City Attorney. SITE PLAN ANALYSIS Because the typical site plan analysis of setbacks, parking and building height do not really apply, staff has provided the below analysis based on the five main components of the site plan: 1) Pile Storage Area, 2) Equipment Storage Area, 3) Screening/Noise, 4) Rail Siding and 5) Interoffice Comments. That analysis is provided below: Pile Storage Area The applicant has illustrated on the proposed site plan the area they plan to use for pile storage. Staff has prepared a site plan detail illustrating the pile storage area as 22 acres. The large rubble and processed pile locations are not changing and the sound barrier (berm and wall) are not impacted. The additional storage area will be used for "a more varied product line utilizing a wider spectrum of material types" including "topsoil, borrow, select and rain garden mix specifications". The applicant also makes mention of storage of road salt. It should be clarified that road salt is only for the applicant's internal use and under no circumstances is the applicant permitted to store road salt on the property in a quantity beyond the applicant's needs or for a 3rd party. Staff finds the pile storage area of the site plan to be acceptable. Equipment Storage Area The applicant proposes to increase the area used for equipment storage. Based on the current equipment storage area, this increase is approximately two acres (or a doubling in size). In total, the equipment storage area is proposed at just over four acres. Being the equipment stored in this area is primarily accessory to the applicant's business; staff finds it reasonable to allow this as part of the overall site plan expansion. This area must be screened from the public right-of-way of Old Highway 8 NW. Screening/Noise The original berm along the western property boundary will remain intact. Additionally, the newly acquired property on the south side of the railroad tracts is being used for infiltration basins and will provide screening to the south. The main screening concern is screening the equipment storage area from Old Highway 8 NW. The applicant has proposed constructing an 8' berm. A chain link fence will secure the area. Based on the 650' distance to Old Highway 8 NW, an 8' berm seems reasonable. However, this 8' berm shall be constructed with a material that allows for a vegetated cover(no rubble). The applicant maintains that noise impacts will not change. This is likely the case in that the majority of the noise is attributed to the dumping of rubble, which is regulated by the sound barrier. The applicant's narrative indicates the sound barrier will remain intact and no increases in audible noise to the residential neighborhoods to the west should be felt. Rail Siding The applicant's site plan has arbitrarily shown a 1000' rail siding along the north side of the existing tracks. This area is labeled "Approximate Location of Future Rail Road Siding". The applicant also makes mention of the future addition of a rail siding within the narratives. Rail car storage is unsightly, is an attractive target for graffiti, and can create a lot of noise with the connecting and disconnecting of cars. Additionally, with an area as large as proposed for rail cars (could accommodate at least 10), staff is concerned the applicant and/or the railroad will use