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SUP Review: Zahl Petrolicum <br />Planning Commission Report; 9-17-19 <br /> <br /> <br />Page 11 <br />Watershed <br />District Review <br /> The national wetlands inventory does not suggest that any wetlands are present on <br />the site, but the RCWD is requiring the applicant to obtain a wetland delineation <br />for the site as well as a watershed district permit prior to constructing the proposed <br />building. <br /> Staff would recommend any approval be conditioned on both the delineation being <br />completed and the RCWD permit being issued. <br /> <br /> Special Use Permit Review <br />In General:  The need for a Special Use Permit is triggered by the new outdoor storage use <br />(tanks, trailers, and vehicles) and the need to ensure the new use does not pose a <br />safety danger moving forward. <br /> <br />SUP Standards <br />Review: <br /> <br /> <br /> <br /> <br /> <br /> <br /> <br /> <br /> <br /> <br /> <br /> <br /> <br /> <br /> <br /> <br /> <br /> <br /> <br /> <br /> <br /> <br /> <br /> <br /> <br /> <br />Issuance of an SUP requires an analysis of the proposed use against the specific review <br />criteria established in code. Staff has reviewed the City’s criteria for special use <br />permits, and we offer the following analysis for consideration: <br /> <br />General review Criteria (Section 8-130): <br />1. That the establishment, maintenance, or operation of the special use will not be <br />detrimental to or endanger the public health, safety, morals, comfort or general <br />welfare. <br />Applicant Comment: The proposed building will be used to assemble portable pump/fuel tank <br />units prior to distribution. There is no machining or manufacturing entailed in this process. <br />There would be minimal impact on the adjacent property. <br />Staff Comment: Provided the storage of trailers, equipment, vehicles, and tanks <br />follow an approved storage layout that accommodates emergency vehicles and <br />their turning movements, the proposed storage use should not endanger the public <br />welfare. The applicants have provided a plan that achieves these goals, and <br />adherence to the plan should be a condition of any approval. Minor deviations <br />that still maintain the integrity of the plan (i.e. new stacking locations that <br />continue to maintain safety aisles and required turn radii) may be worked out with <br />staff to adjust to real-world conditions. Criteria met with conditions. <br />2. That the special use will not be injurious to the use and enjoyment of other <br />property in the immediate vicinity for the purposes already permitted, nor <br />substantially diminish and impair property values within the neighborhood. <br />Applicant Comment: There will be no noise, smoke, or odor associated with this process. The <br />storage of product and parking of company equipment will be situated and screened with <br />fencing and vegetation to minimize any visual impact.