Adopt Resolution #18-200 Site Plan and a Conditional Use Permit at 9500 156th Ave NW allowing Outdoor Storage as a Principal Use contingent upon compliance with the Staff Review and City Engineer approval.

The purpose of this case is to review the proposed Conditional Use Permit site plan for Rain for Rent to expand their business onto the currently vacant lot located at 9500 156th Ave NW. The subject property is just over 2.3 acres and is zoned E-1 Employment District. Outdoor storage as a principal use is allowed via conditional use permit in the E-1 District. The Planning Commission met and held a public hearing on October 4, 2018.

The Planning Commission held a Public Hearing at their October Meeting.

Summary
The proposed expansion is necessary due to the growth of Rain for Rent. The adjacent lot is currently vacant, and the applicant would like to expand onto the new site and utilize it for additional outdoor storage. The expansion would look similar to the site today. The applicant has proposed fencing in order to screen the outdoor storage. The lot and proposed storage areas meet all dimensional standards of the E-1 Employment district. Parking, storage, and maneuvering setbacks in this district are 20 feet. The applicant is meeting the 20 foot setback.

Code Requirements
Outdoor storage is allowed via conditional use permit as a principal use provided that:

a. Storage area is surfaced to control dust and subject to the approval of the zoning administrator.

b. This use does not take up parking space or loading area as required for conformity to this chapter.

c. The provisions of section 117-51 are considered and satisfactorily met.

Staff believes items (a) and (c) is met. Item (b) is addressed separately below:

Storage area is surfaced to control dust and subject to the approval of the zoning administrator.
The applicant is proposing gravel surfacing on the new lot for storage of equipment and vehicles. Staff is not generally supportive of unpaved parking areas, but believes that the applicant and staff may have found a compromise. The applicant has stated that due to the heavy machinery used in the business, gravel is much more efficient and cost-effective, as paved surfaces tend to break easily and need constant repairs. The applicant has proposed rubble strips on the access points off 156th Ave NW, in order to reduce the amount of gravel tracked onto public streets.  The Planning Commission felt comfortable with the proposal.

Alternatives

Alternative 1.  Approve Resolution #18-200 for Site Plan and a Conditional Use Permit at 9500 156th Ave NW.   The proposed site plan is largely consistent with the City's zoning ordinance with minor revisions as noted in the staff review memos. The applicant has agreed to additional measures to keep gravel off public roadways and add fencing, which were Staff's initial concerns with the site.  The Planning Commission supports this alternative.

Alternative 2.  Deny request. Denying Site Plan and Conditional Use Permit for 9500 156th Ave NW. This would leave a piece of property vacant in the City and prohibit the expansion of Rain for Rent's business.  The Planning Commission does not support this alternative.

The Applicant is responsible for all costs associated with this request.

Planning Commission recommended Approval of Resolution #18-200 for Site Plan and a Conditional Use Permit at 9500 156th Ave NW.

Motion to Adopt Resolution #18-200 for Site Plan and a Conditional Use Permit at 9500 156th Ave NW allowing Outdoor Storage as a Principal Use contingent upon compliance with the Staff Review and City Engineer approval.