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HomeMy WebLinkAboutRec Vehicle & Boat Storage Zoning Code Amendment to CA Zone-Emp Area-Val (9/10/2001) s yr, ✓ O.� mCJ C m C m 03N i! 1I 1.,— co,'- o > e•O _ � O p ma >.0 y `S -. c _ L N m 0....to E(. m za LE. m W3VWcm` Yp'-� Vim`=> mc a— cco JD-a v 5 r as QoEcsrn �rn m�•ceasn3 c.c I fa � Z=>.mmL..v3 > �� ...cp .:- ! s- Quoit: C O m-0Um C 8.0 p ` T®cp m pL U N O m LUhm Fw O. ..so c•-«-N E p m wV .u) c alm30) mt__ Cm Y oC— cmv, w— a� ommoQ-c_-- �amf°�_ _m OOmCvi°cc-� _o608E_73omn U w— c pp ZmpENp7ccoomw. pmma8 OEO �- -cr o.t02 .c cnn�� moO.UQ �. 2U L. O 76 •L Q . a) t c C .+ O C U) _c a) z N Ts E O (1) C = O O 42 "55 ` i.e. • as o0U � N • E Z C yM - a •° _0 C 0 O • co .n _c C = C Cl) .-'O O O O in a) O _ c0 O� a) � v)F- Q U o i Q Q) r N , c0 2 W C (n O Y cn +N' (� N L .0 3 L C O -p C' A\ V �- • co - _c ' a°i � cozz i� o O U N O a) co N u) . a) 1 0 C cd m N 03 - � � � -Qn , o `�° m �, cc o as UQ 3 �oco •c Oas oE. 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'••'., �.1. \`� September 10,2001 'tool Renton City Council Minutes 'lid Page 311 $2,141,127.89;and approval of Payroll Vouchers 33706—33998, 544 direct deposits and one wire transfer totaling$1,655,804.97. MOVED BY PARKER, SECONDED BY NELSON,COUNCIL CONCUR IN THE COMMITTEE REPORT. CARRIED. Public Safety Committee Public Safety Committee Chair Corman presented a report recommending Police: Directional Parking continued enforcement of directional parking violations in residential Violations neighborhoods and refers to the Administration possible public information methods to better inform residents of the parking ordinances. Commenting that Council was sent a lot of information regarding this matter, and indicating that the City should remain compliant with State law, it was MOVED BY CORMAN, SECONDED BY PARKER,COUNCIL CONCUR IN THE COMMITTEE REPORT.* Council President Clawson expressed his disagreement with the law as applied to residential streets,and recommended that this matter remain in Committee so that the usage of the law on residential streets versus major arterials can be reviewed. Discussion ensued regarding the reasons for the directional parking law and whether the matter should remain in Committee. *ROLL CALL: THREE AYES: PARKER,CORMAN,NELSON;THREE NAYS: CLAWSON, KEOLKER-WHEELER, BRIERE. MOTION CARRIED. (Mayor Tanner voted "aye" to break the tie vote.) Citizen Comment: Master A letter was read from Tim Attebery, King County Manager of the Master Builders Assoc—Downtown Builders Association,congratulating the Council on its decision to waive Owner Occupied Housing mitigation and building permit fees on multi-family,owner-occupied housing in Incentive District the downtown area. (Ordinance 4913,adopted on August 27, 2001.) ORDINANCES AND The following resolutions were presented for reading and adoption: RESOLUTIONS Resolution#3527 A resolution was read approving the action of the State of Washington Planning: WEDFA Request for Economic Development Finance Authority(WEDFA)and the issuance of non- Bond Issuance Resolution for recourse revenue bonds to finance an economic development facility for Vectra LLC(Monster Rd SW Vectra,LLC,and providing for other matters properly relating thereto. Construction Project) MOVED BY KEOLKER-WHEELER, SECONDED BY NELSON,COUNCIL ADOPT THE RESOLUTION AS READ. CARRIED. Resolution#3528 A resolution was read authorizing the Mayor and City Clerk to execute the Solid Waste: Waste Reduction amended interlocal agreement between King County and the City of Renton for &Recycling Grant Program, the Waste Reduction and Recycling Grant Program and City Optional Program. King County MOVED BY BRIERE, SECONDED BY CLAWSON,COUNCIL ADOPT THE RESOLUTION AS READ. CARRIED. The following ordinance was presented for first reading and referred to the Council meeting of 9/17/2001 for second and final reading: Planning: Boat&Recreational An ordinance was read amending Sections 4-2-060.1,4-2-070.L,and 4-2-120.A, Vehicle Storage Zoning Text of Chapter 2,Land Use Districts, and Section 4-11-190 of Chapter 11, Amend(CA Zone) Definitions,of Title IV(Development Regulations) of City Code by amending firk? 1 the Commercial Arterial (CA)zone to allow boat and recreational vehicle storage. MOVED BY KEOLKER-WHEELER, SECONDED BY NELSON, COUNCIL REFER THE ORDINANCE FOR SECOND AND FINAL READING ON 9/17/2001. CARRIED. September 10,2001 Nino' Renton City Council Minutes `'W✓ Page 305 Public comment was invited. Alan Burk, 14106 SE 124th St.,Renton, 98059, read from a letter he submitted to Council opposing the proposed annexation. He objected to the increase in property taxes if his property is annexed to the City,payment of additional 6% utility tax on phone,cable,gas, and electricity bills,and payment for the City's special bond levies. In addition, he objected to the proposed annexation because it will encourage over-development in the area. Mayor Tanner said that the City's bonds for Gene Coulon Park and senior housing will be retired in 2009, and he pointed out that if the area is annexed to • Renton,density will be no higher, and perhaps less, than if it remains in King County. Launi Everett, 14057 SE 121st St., Renton, 98059, objected to the proposed annexation because it will cause an increase in traffic in the area. Ms.Everett also expressed concern about the cost to connect to the City's sewer system. Mayor Tanner stated that citizens are not required to connect unless they redevelop their property or incur a septic tank failure. There being no further public comment, it was MOVED BY PARKER, SECONDED BY NELSON,COUNCIL CLOSE THE PUBLIC MEETING. CARRIED. Councilman Parker stated that citizens will have the opportunity to approve or not approve the annexation with the circulation of the 60%Petition to Annex. Councilwoman Keolker-Wheeler suggested that a neighborhood meeting be held regarding the potential annexation to provide information and to answer any questions citizens may have. Mayor Tanner asked interested citizens to submit their names and addresses so they can be notified of the meeting. MOVED BY CLAWSON, SECONDED BY BRIERE, COUNCIL: ACCEPT THE 10%NOTICE OF INTENT PETITION TO ANNEX; AUTHORT7F CIRCULATION OF THE 60%PETITION TO ANNEX; REQUIRE ADOPTION OF CITY ZONING ON THE PROPERTY CONSISTENT WITH RENTON'S COMPREHENSIVE PLAN; AND REQUIRE THAT THE PROPERTY OWNERS ASSUME A PROPORTIONAL SHARE OF THE CITY'S BONDED INDEBTEDNESS. CARRIED. PUBLIC HEARING This being the date set and proper notices having been posted and published in Planning: Boat&Recreational accordance with local and State laws,Mayor Tanner opened the public hearing Vehicle Storage Zoning Text to consider the recreational vehicle(RV)and boat storage zoning code Amend(CA Zone) amendment to the Commercial Arterial(CA) zone in the Employment Area- Valley Land Use Designation. Principal Planner Rebecca Lind explained that in addition to including new screening standards for this new use,a new definition would be created for vehicle storage to include RV and boat storage. Ms. Lind stated that a property owner requested this amendment upon discovering that there is a market demand for long term RV and boat storage, and residents have also been looking for longer term storage within Renton. The Planning and Development Committee has considered this proposal and made the following recommendations: • Vehicle storage be defined as a paved, and enclosed or partially enclosed area that holds operable motor vehicles and boats or wheeled equipment for more than 72 hours. September 10,2001 `,,,: Renton City Council Minutes r.,✓ Page 306 • The reviewing official shall determine the level of visual and acoustical screening for these facilities. • An administrative conditional use permit be required. In conclusion,Ms. Lind said that the recommendation is to amend several sections of the City Code relating to storage,development standards and definitions. Audience comment was invited. There being none, it was MOVED BY PARKER, SECONDED BY NELSON, COUNCIL CLOSE THE PUBLIC HEARING. CARRIED. (See page 311 for ordinance.) APPEAL Council President Clawson presented a report regarding the Heritage Renton Committee of the Whole Hill preliminary plat appeal(PP-00-053 &AAD-00-149). The Committee of Appeal: Heritage Renton Hill, the Whole recommended that the Heritage Renton Hill preliminary plat be Renton Hill Community Assoc denied. Although several Councilmembers expressed personal knowledge (PP-00-053 &AAD-00-149) concerning the traffic situation on Renton Hill, that testimony cannot,by rule, be considered. Therefore,the Council Committee has limited its recommendation to the record before the Hearing Examiner. In support of its recommendation, the Committee of the Whole recommended that the full Council adopt the following changes to the Hearing Examiner's report and recommendation dated January 25, 2001. The last sentence of conclusion number one should be modified to read "reducing the density of this plat to fifty lots will not adequately reduce the untoward impacts on the existing residents." The Committee of the Whole recommended that Council make the following additional conclusions: • FINDING NUMBER 15—The plat as proposed would not further public safety. The narrow streets combined with permitted on street parking reduce several of the streets on Renton Hill to one-way streets. Adding twenty-five percent more traffic to this already unacceptable situation will create a safety hazard. • FINDING NUMBER 16—The intersection of S. 7th St. and Renton Ave. S. already presents a dangerous situation. Visibility at that intersection is poor and in some instances nonexistent. Adding an additional twenty-five percent of traffic to that intersection creates an unwarranted safety problem. • FINDING NUMBER 17—The exit from this plat is unusual. The plat exit is only 110 feet from the intersection of S. 7th Ct. with Beacon Way SE. Normally, 150 feet of distance is necessary. Even though the Transportation Division found this intersection adequate, the fact that the intersection is now a five-way intersection that would, with the addition of the exit road from this plat, become, in essence, a six-way intersection creates an unacceptably dangerous intersection. The Committee of the Whole recommended that the Hearing Examiner's conclusion number 15 be renumbered 17 and be modified to read "in conclusion the proposed preliminary plat should be denied by the City Council." The Committee of the Whole recommended that the recommendation be changed to read "the City Council should deny the preliminary plat." VEHICLE STORAGE auk CODE AMENDMENTS Public Hearing September 10th, 2001 RV and Boat Storage Proposal • Amend CA Zone in the Employment Area 4 Valley P <. —allow RV and boat storage —subject to special screening provisions `� • Administrative conditional use µ• • New definition"vehicle storage"which ; includes both RV and boat storage Renton Valley tCnl Commxnal Anerel -CA Zones Background Planning & Development • Request from Valley property owner Committee Recommendation —Indoor vehicle storage for residents and • Vehicle Storage be defined as travelers —paved,enclosed or partially enclosed area • Existing definitions and allowed uses do —parking or holding of operable motor not match this proposed use vehicles,boats or wheeled equipment —more than 72 hours • Outdoor storage allowed,but not indoor • Reviewing Official determine level of garages visual and acoustical screening • Administrative Conditional Use 1 Recommended Action Recommended Action • Amend Section 4-2-060 I Storage,of Renton (continued) Municipal Code adding"Vehicle Storage"as • Amend Section 4-11-190 Definitions an Administrative Conditional Use in the adding a new definition for"Vehicle Employment Area Valley Commercial Arterial Storage" Zone • Amend Section 4-2-120 A Development Standards for Commercial Zoning to add screening standards for"Vehicle Storage"uses 2 .rcY O ♦ stt ® • � O� N� PUBLIC HEARING HANDOUT September 10,2001 APPLICATION NAME: VEHICLE STORAGE AMENDMENTS ALLOWING RV & BOAT STORAGE PROJECT DESCRIPTION: This proposal is to create a new definition in Title IV for "Vehicle Storage" with the express purpose of allowing RV and boat storage in the CA Zone in the Employment Area—Valley land use designation as shown on the Comprehensive Plan Land Use Map for the City of Renton. In addition to the new definition Tables 4-2-060J and 4-2- 070L have been revised to show this new use and Section 4-2-120A, Development Standards for Commercial Zoning Designations have been amended to include screening standards for this new use. PROJECT LOCATION: Commercial Arterial (CA) Zone within the Employment Area — Valley Land Use Designation RECOMMENDATION: That Council amend Section 4-2-060, I, Storage, of Chapter 2, Land Use Districts, of Title IV, adding Vehicle Storage as an Administrative Conditional Use in the CA Zone subject to Condition 207 limiting this use to the Employment Area—Valley land use designation, That Council amend Section 4-2-070, L, Commercial Arterial (CA) Zone, adding Vehicle Storage as an Administrative Conditional Use in this zone, subject to Condition 207, limiting this use to the Employment Area —Valley land use designation, That Council amend Section 4-2-120, A, Development Standards for Commercial Zoning Designations, subheading "Screening" of Chapter 2, Land Use Districts of Title IV, adding special screening provisions for"vehicle storage" uses, and, That Council amend Section 4-11-190, Definitions S, of Chapter 11, Definitions, of Title IV, creating a definition for "Storage, Vehicle" as a "specially designed, paved, and enclosed or partially enclosed area for parking or holding of operable motor vehicles and boats or wheeled equipment for more than seventy-two (72) hours." SUMMAR-1.DOC\ CITY OF RENTON NOTICE OF PUBLIC HEARING RENTON CITY COUNCIL NOTICE IS HEREBY GIVEN that the Renton City Council has fixed the 10th day of September, 2001,at 7:30 p.m. as the date and time for a public hearing to be held in the seventh floor Council Chambers of the Renton Municipal Building, 1055 S. Grady Way, Renton,WA 98055,to consider the following: Recreational Vehicle and Boat Storage Zoning Code Amendment to the Commercial Arterial (CA)zone in the Employment Area-Valley All interested parties are invited to attend the hearing and present written or oral comments regarding the proposal. The Municipal Building is in compliance with the American Disabilities Act, and interpretive services for the hearing impaired will be provided upon prior notice. For information,call 425-430-6510. Marilyn J. et n City Clerk Published South County Journal August 31, 2001 8/30/2001 Mailed to Party of Record: Deloris Christenson Kohi Excavating 3330 East Valley Road Renton, WA 98055 cc: Don Erickson, EDNSP Bonnie Walton -Vehicle (Boat& RV)Storage Code Amendments Public Hearing Page 1 From: Donald Erickson To: Bonnie Walton Date: 8/28/01 3:31PM Subject: Vehicle (Boat& RV)Storage Code Amendments Public Hearing Bonnie, The only party of record that I have is the proponent: Deloris Christenson do Kohl Excavating 3330 East Valley Road Renton, WA 98055 Bonnie, you might want to check with Julia to see if she knows of others. CC: Julia Medzegian CITY OF RENTON NOTICE OF PUBLIC HEARING RENTON CITY COUNCIL NOTICE IS HEREBY GIVEN that the Renton City Council has fixed the 10th day of September, 2001, at 7:30 p.m. as the date and time for a public hearing to be held in the seventh floor Council Chambers of the Renton Municipal Building, 1055 S. Grady Way, Renton, WA 98055, to consider the following: Recreational Vehicle and Boat Storage Zoning Code Amendment to the Commercial Arterial (CA) zone in the Employment Area-Valley All interested parties are invited to attend the hearing and present written or oral comments regarding the proposal. The Municipal Building is in compliance with the American Disabilities Act, and interpretive services for the hearing impaired will be provided upon prior notice. For information, call 425-430-6510. Marilyn J. et n City Clerk Published South County Journal August 31, 2001 Account No. 50640 August 27,2001 Renton City Council Minutes , ,✓ Page 294 Nome Council Minutes of August 20, Approval of Council minutes of August 20, 2001. Council concur. 2001 City Clerk: Scala InfoChannel City Clerk requested fund allocation from the Fund 127 Cable Communications Computer Purchase Development Fund in the amount of$26,600 to purchase a Scala InfoChannel Computer for text generation and graphics on the City's government access channel. Refer to Finance Committee. Community Services: Community Services and Planning/Building/Public Works Departments Maplewood Golf Course requested approval for an intrafund transfer of$190,000 within the Surface Regrade Project(funding) Water Utility CIP budget(421 Fund)and for the allocation of up to$35,000 of budget reserves from the Maplewood Golf Course System 404 Fund to fund the construction of the Maplewood Golf Course Regrade Project that is needed to protect the golf course and adjacent Maplewood Neighborhood from extreme Cedar River flood flows. Council concur. Plat: Liberty Ridge Phase 1, Development Services Division recommended approval, with conditions,of the Edmonds Ave NE(FP-01-097) Liberty Ridge Phase 1 final plat; 120 single-family lots on 49.8 acres located in the vicinity of Edmonds Ave. NE and NE 3rd and 4th Streets (FP-01-097). Council concur. (See page 297 for resolution.) Annexation: Johnson,Jericho Economic Development,Neighborhoods and Strategic Planning Department Ave NE,NE 6th&NE 9th Sts recommended a public meeting be set on September 10, 2001, to consider the 10%Notice of Intent to Annex Petition for the proposed Johnson Annexation; approximately 121 acres bounded on the east by Jericho Ave. NE, if extended, between NE 6th St., if extended, and NE 9th St., if extended; and extends west and northwest to the City limits. Council concur. Planning: Boat&Recreational Economic Development,Neighborhoods and Strategic Planning Department Vehicle Storage Zoning Text recommended a public hearing be set on September 10, 2001,to consider the Amendment(CA Zone) zoning text amendment to add recreational vehicle and boat storage to the Commercial Arterial (CA)zone in the Employment Area-Valley land use designation. Council concur. Police: Vicious Dogs, Dog Legal Division recommended approval of an ordinance which makes dog Regulations regulation violations of some statutes an infraction, adds a definition for vicious dogs, and clarifies the confiscation procedure for dangerous dogs. Refer to Public Safety Committee. (See page 295 for committee report and page 297 for ordinance.) MOVED BY CLAWSON, SECONDED BY CORMAN,COUNCIL APPROVE THE CONSENT AGENDA AS PRESENTED. CARRIED. CORRESPONDENCE An electronic letter was read from Robert and Rosemary Key, 1008 Anacortes Citizen Comment: Key— Ave.,NE,Renton,98059,requesting that Council implement a fireworks ban in Fireworks Ban the City of Renton. MOVED BY KEOLKER-WHEELER, SECONDED BY PERSSON, COUNCIL REFER THIS CORRESPONDENCE TO THE PUBLIC SAFETY COMMITTEE. CARRIED. OLD BUSINESS Community Services Committee Chair Nelson presented a report Community Services recommending concurrence in the Mayor's appointment of Lari White to the Committee Human Rights and Affairs Commission to fill an unexpired two-year term Appointment: Human Rights expiring April 25, 2003. Ms. White replaces Donna Wang who resigned on &Affairs Commission June 19, 2001. MOVED BY NELSON, SECONDED BY PARKER, COUNCIL CONCUR IN THE COMMITTEE REPORT. CARRIED. r ' CIT'T'OF RENTON COUNCIL AGENDA ALL AI#: S.P Submitting Data: For Agenda of: August 27, 2001 Dept/Div/Board.. Economic Development Neighborhoods and Strategic Planning Staff Contact Don Erickson Agenda Status Consent X Subject: Public Hearing.. Recreational Vehicle and Boat Storage Zoning Code Correspondence.. Ordinance Amendment Resolution Old Business Exhibits: New Business Issue Paper Study Sessions Information Committee Report Recommended Action: Approvals: Set a public hearing for September 10, 2001 Legal Dept Finance Dept Other Fiscal Impact: N/A Expenditure Required... Transfer/Amendment Amount Budgeted Revenue Generated Total Project Budget City Share Total Project.. SUMMARY OF ACTION: The zoning text amendment to add recreational vehicle and boat storage to the CA zone in the Employment Area-Valley was already reviewed and approved by the Planning and Development Committee (see attached Committee report), and has been referred to the City Attorney for ordinance preparation. The public hearing on this issue was delayed due to requirements for SEPA review and completion of appeal periods on the SEPA determination. The public hearing on the final version of the ordinance can be scheduled for September 10, 2001. STAFF RECOMMENDATION: Council concur in setting a public hearing on recreational vehicle and boat storage zoning amendment for September 10, 2001. H:\ECON DEV\EconomieDevelopment\STRATPLN\PLANNING\ZONING\RVBOATAgenda.doc/ CITY OF RENTON ECONOMIC DEVELOPMENT, NEIGHBORHOODS, AND STRATEGIC PLANNING DEPARTMENT MEMORANDUM REVISED DATE: June 25, 2001 TO: Kathy Keolker-Wheeler, Chair Planning and Development Committee FROM: Sue Carlson, Administrator Economic Development, Neighborhoods, and Strategic Planning Department STAFF CONTACT: Don Erickson(Ext. 6581) SUBJECT: Boat and Recreational "Vehicle Storage" ISSUES: At the request of the Planning and Development Committee, new information was submitted to clarify the type of use proposed. The attached site plan shows an example of how this use could be developed. The use is currently not allowed in the Commercial Arterial Zone(CA) zone. Issues to consider in reviewing whether to add this use to the zoning code include the following: • Whether the long-term storage of boats and recreational vehicles should be allowed in the CA zone as"Vehicle Storage"when limited to the Employment Area Valley land use designation. • Whether"Vehicle Storage"should be visually and acoustically screened from abutting and adjacent uses and streets in those portions of the CA zone where it would be permitted. • What level of review is needed to protect investments and property values in the surrounding area? RECOMMENDATION: • That "Vehicle Storage" be allowed as an Administrative Conditional Use in the CA zone subject to Condition#207, limiting it to the Employment Area-Valley land use designation. June 25, 2001 Page 2 • That "Vehicle Storage" be defined in Title 4 as: "A specially designed, paved, and enclosed or partially enclosed area for parking or holding of operable motor vehicles or wheeled equipment for more than seventy-two (72) hours." • That "Vehicle Storage" be screened using fencing, berming, enclosed walls and landscaping sufficient to achieve substantial visual and acoustical screening from adjacent and abutting properties and public rights-of-way. BACKGROUND SUMMARY: The City was recently approached by a long time property owner in the Valley CA Zone who is interested in providing and partially covered and enclosed storage for boats and recreational vehicles on their property. They believe that there is an increasing market for this type of covered storage. They point out that with cruise ships arriving and departing during the summer months in Seattle, and seaplanes departing regularly from the Renton Municipal Airport to the San Juan Islands and Canada, Renton is becoming a "jumping off point" to these other destinations. Although there are similarities between recreational boats and recreational vehicles (RVs), the former are typically stored long-term in marinas that provide secure, gated, and often covered storage, whereas similar on-shore long-term storage facilities for RVs are difficult to find in this area. As a result, recreational vehicles are often stored in the public right-of-way or in the owner's yard, often to the consternation of neighboring property owners. Therefore, it would appear to be in the public interest to allow secure, partially enclosed storage facilities that would accommodate larger outdoor recreational vehicles as well as other types of vehicles and equipment. Such facilities, however, should be restricted as to location and be substantially screened from adjacent and abutting properties and public rights-of-way. The City Council mapped the Commercial Arterial zoning in the Valley in order to provide opportunities for property owners to re-invest and upgrade the properties bordering the freeway. The concept at that time was to discontinue industrial uses in this area and encourage more intensive commercial uses, which could take advantage of freeway visibility. The expectation was that new uses would have higher quality landscaping and more attractive building facades than would typically be expected of industrial uses. The issue here is whether the intent of the commercial zoning designation can still be met with the proposed "vehicle storage" use. Title IV Chapter l Land Use Districts defines the purpose of the Commercial Arterial zones as " to provide a suitable environment for "strip"commercial development. The CA zone provides for a wide variety of retail sales and personal/professional services primarily oriented to automobile traffic along designated major arterial streets". The City Code has two processes that are appropriate to review developments which may need specific conditions in order to fit the purpose and intent of a zoning designation: 1)conditional use permit and 2) site plan review. Conditional Uses may be permitted within a zoning district following review by the zoning administrator or Hearing Examiner to establish conditions mitigating impacts of the use and assure compatibility with other uses in the district. The reviewing official considers the following factors: compatibility with the comprehensive plan, community need, effect on adjacent property, compatibility, parking, traffic, noise/glare, landscaping, accessory uses, and public improvements. Site plan review is intended to assure that the site plan of proposed uses is compatible with existing and potential uses and complies with plans, policies and regulations of the City. Revised issue Paper Now, 'WNW June 25, 2001 Page 3 Elements of the site plan reviewed include site layout, building orientation, pedestrian and vehicular access, signage, landscaping, natural features of the site, screening and buffering, parking/loading and illumination. Additional landscape screening/buffering can be accomplished through either process. However, operation issues associated with the use, such as public hours, specific conditions pertinent to a site, or even denial of a use can not be accomplished with site plan review. The conditional use process can incorporate "site plan" issues as conditions, but the site plan process can not address "use" issues. When a conditional use is required, site plan review is not. Staff recommends that "Vehicle Storage" be treated as an administrative conditional use in the CA zone within the Employment Area Valley. The permit would be reviewed at the staff level. In this case, "Vehicle Storage" could be incompatible with commercial activity allowed on adjacent properties. To meet the Council's original intent of upgrading the appearance of properties along Valley Freeway, and providing opportunities for commercial uses, additional conditions such as a requirement for higher quality landscaping, buffering, restrictions of operations or alterations in structure details to make "vehicle storage" compatible with future or existing commercial activities could be required. Current definitions do not adequately address this use: • The definition of"Parking Lot and Parking Area" is "A specially designed off-street place intended to be used primarily for the temporary storage of vehicles for duration of less than 72 hours."The temporary storage provisions limit this definition. • The definition of "Storage Lot" is "A specially designed area for parking or holding of operable motor vehicles or wheeled equipment for more than seventy-two (72) hours." This definition does not include the required building • "Outside storage" is defined as "The storage of any materials outside the principal or accessory buildings on a propert.y." This definition is used for open-air storage. Consequently, a revision of the "Storage Lot" definition is proposed to accommodate RVs and boats as well as other vehicles. The reference to "lot" is removed, and a requirement for paving and an enclosed or partially enclosed area is added. "A specially designed,paved, and enclosed or partially enclosed area for parking or holding of operable motor vehicles or wheeled equipment for more than seventy-two (72) hours. The required buffering and screening standards are proposed for inclusion in the development standards table of Title IV Section 4-2-120A. The standard allows the reviewing official to impose fencing, berming, enclosing wall, and landscaping to "achieve substantial visual and acoustical screening to adjacent and abutting properties and public rights-of-way." This general code language when applied through either the conditional use process or the site plan process gives either staff or the Hearing Examiner the authority to make specific requirements. CONCLUSION: Allowing "Vehicle Storage" in the Employment Area Valley can provide a new development opportunity for property owners and a reasonable storage choice for residents and tourists doing Revised Issue Paper June 25, 2001 Page 4 business in the City. To protect investments and property values on lands surrounding this use, a conditional use review is needed in the CA zone. Screening and landscape standards are also needed in the CA zone development standards. cc: Mayor Tanner • Jay Covington Rebecca Lind Revised Issue Paper —,..... O p. O 0. 0 t/) 03 a) 4L c 4i N _p N. (70O @ U U 0 '> iUhu 03 4* c .n ` a) _c co .. E C U) m � 2 -a o a) o • :O° a) L v > ° .. v al .-E) o � � -v ° T4-, o .� ° " = c � v) v) o '> v = t a) 5a) v , 0 .O c c aJ .. fl :_. O c N > 0 0 0 .0 .. o v' c .E m o .0 ..E 2 am 0) E cu • v c Q) U) .0 o to L. 0 0 cu _ U O O Cu .Y U .0 a) N O .. „r uL) c°o � 0 U. 3 -o .Sccoccvccoocuca. aa)) aLc / o o 4 tri o o i) E . . - O Ltd — v — t t 0 0 CD 0 � � L f Uc ca vU O N f o O cEo coa°) Lcc 0 • a c .QO � mo .. .0 nil sp., .. 0 ,.,..„, ,, . . . G v' n (�. 0 O E oQ . .. .0 v) U C C p a) .U.. N ' , 0 :'`s v) v) L .. Z ,'fir cB 5 .O ;y a .Q a) Z COm N 0 a. -.F.. 0 'to' O � .. N " o L ma U , U C B L .v � f . 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Cl) Z c. 8 d.." 03 ^ v Ym W c`3 = CD CD < d W ti O 4, to cl f APPROVED BY CITY COUNCIL PLANNING AND DEVELOPMENT COMMITTEE Date, 1 q—b COMMITTEE REPORT July 9,2001 RV and Boat Storage Referred May 7, 2001 Development Committee met on June7th, June 25`b'and July 9th, to review a property owner's request to add RV and Boat Storage to the list of uses allowed in the Commercial Arterial zone. • The Committee recommends that RV and Boat storage be included in a revised definition of "Vehicle Storage"replacing,the definition of"Storage Lot"in Title IV Section,4-11-190 Definitions "S", as: "A specially designed,paved, and enclosed or partially enclosed area for parking or holding of operable motor vehicles, boats or wheeled equipment for more than seventy-two (72)hours." • The Committee further recommends that"Vehicle Storage" be allowed as an Administrative Conditional Use in the CA zone=subject'to Condition#207, limiting it to the Employment Area —Valley land use designation, and that.Title IV Section 4-2-060 and 4-2-070 be amended to make this change. • The Committee recommends that the.Development Standards Table for the Commercial Arterial Zone, Title IV Section 4-2-120A be amended to add the following requirements: `Fencing berming, enclosing walls and landscaping as,determined by the Reviewing Official, sufficient to achieve substantial visual and acoustical screening shall be provided to screen adjacent and abutting properties,public rights-of-way and limited access easements." The Committee's intent in requiring the Administrative Conditional Use Permit and requirements for development standards for this use is to create adequate tools to allow substantial review of development proposals on specific sites. This review should insure'that adjacent uses are buffered, that landscaping is adequate and that any necessary conditions are imposed to make this use com atible within this zone. , 1 athy Keolker-Wheeler, Chair Terri Briere,Vie Chair R ndy Corman, Member • cc: Rebecca Lind PLANNING AND DEVELOPMENT COMMITTEE Report\ Rev 01/01 bh