2017.07.18 Planning - Laserfiche WebLink

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on the northern front yard and the eastern side yard so as to provide additional screening of the storage area from the public roadway. Performance Standards Zoning Code Section 6-390 provides for 12 performance standards that all commercial and industrial district developments must comply with. Based on the applicant’s proposal, two standards would apply, those being: Section 6-390 (10) requires outdoor storage to maintain a six foot screen to shield the materials or goods from sight by the public traveling on the public right-of-way. The site is only visible from a public roadway from the north and east. Existing vegetation provides some screening, but not sufficient to comply with this standard. This section goes on to note that if the material or goods is taller than six feet, it shall be stored in areas meeting building setbacks. The trailers stored outdoors exceed six feet. The storage area meets the building setback in the front yard, but not the side or rear yards. This issue is discussed in greater detail in the Nonconforming Use Section of this report being it’s an existing condition. Regardless of the setback issue, additional screening shall be implemented to meet the intent of this section. If the additional landscaping required is installed in the front and eastern side yard, staff would find that to be sufficient to meet the intent of this section. Section 6-390 (12) states the exterior treatment on the street side of the structure shall be brick, stone, tilt-up slabs, architectural metal panels, decorative block, or the equivalent. The other sides of the structure shall not be raw block. The proposed modular building consists of siding, metal doors and window frames, vinyl windows, a steel roof and metal skirting. The street side of the proposed structure does not meet these minimum standards. Staff suggests the applicant work with the manufacturer to add brick, stone, or a decorative block to the north side of the structure. While the structure is likely not readily viewable from the roadway, amendments to the exterior finishes are necessary to meet the intent of this standard. Shoreland Impacts The biggest impact of the newly adopted Shoreland Ordinance (Chapter 12 of the Zoning Code) is the 50’ building and parking setback from the OHWL of Jones Lake. As noted in the above analysis, the applicant will have to make Site Plan revisions to ensure this minimum standard is met. This includes removal of existing storage within the 50’ setback (see Nonconforming Use Permit Analysis section). Because this structure is set on a foundation, there won’t be any impacts to the 25’ Shore Impact Zone. There are no steep slopes or bluffs and the 50% hardcover limitation will not be exceeded being most of the parking/storage area consists of gravel. The commercial use will not have any access or association with the water, so many of the standards in Section 12-480 do not apply. This same section does state that non-water oriented uses maintain a setback double the normal setback or “be substantially screened from view from the water by vegetation or topography, assuming, summer, leaf-on conditions”. The applicant does not propose doubling the OHWL setback, however substantial vegetation already exists and will remain. Jones Lake is generally not a lake that people boat or recreate on and it is unlikely this use will be visible from the minimal amount of open water that does exist. Lastly, the applicant does not propose to conduct any grading, filling, or vegetation removals within the 50’ OHWL setback and the office use will be connected to City sewer. No other