PUBLIC HEARING: Review Site Plan and Conditional Use Permit Allowing Outdoor Storage as a Principal Use at 9500 156th Ave NW; Case of Rain for Rent

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.

City Staff attempted to notify all property owners within 350 feet of the Subject Property of the request via U.S. mail.

Setbacks
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 item (c) is met. Items (a) and (b) are 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. Staff does feel this meets the requirement, but will turn to Planning Commission for further guidance on the topic.

This use does not take up parking space or loading area as required for conformity to this chapter.
The applicant has stated that they have outgrown their current space. Staff believes this to be true, as there have been code enforcement violations on the main property (9550 156th Ave NW) where the applicant has parked commercial vehicles on the public roadway. Staff does believe that this expansion will allow the applicant to store their vehicles on their own property in a controlled manner. Staff does believe that there is still adequate space for employee vehicles, and that this expansion will allow the business to meet current regulations for off-street parking.
 

Alternatives

Alternative 1.  Recommend Approval of 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.  Staff is supportive of Alternative 1.

Alternative 2.  Recommend Denial of Resolution #18-200, 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.  Staff does not support this alternative.

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

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

Motion to Recommend Approval of 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.