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Schwieters Site Plan and CUP Page 3 4. ANALYSIS: A. Level of City Discretion in Decision -Making The City's discretion in approving or denying a site plan is limited to whether or not the proposed project complies with the Comprehensive Plan and Zoning Ordinance requirements. If it meets these standards, the City must then approve the site plan. The City's discretion in approving or denying a conditional use permit is limited to whether or not the proposed application meets the standards outlined in the City's Comprehensive Land Use Regulations. If it meets these standards, the City must then approve the conditional use permit. B. Zoning Ordinance Text Amendment Exterior Storage is allowed in the Business Park (BP) zoning district with a conditional use permit (CUP), however raw materials are excluded from the items that are allowed to be stored. It is in staff's opinion that the intent was to exclude raw materials that would have an impact on the environment or nearby property. The applicant is proposing to store raw wood material for the floor panel and roof truss manufacturing, therefore a text amendment to the City Code is required. The text amendment was written to only allow raw materials to be store outside if they do not have an impact on the environment or nearby property. Below is the text "red -lined" with the revisions: Exterior storage, exel ding raw materials, provided the storage area is completely screened from public rights-of-way and residentially zoned property by an intervening building, berm, solid - wall wood fence, or landscape plantings. The screening shall be to a minimum height of six feet or a height sufficient to screen the outside storage. Raw materials will only be allowed provided the material does not produce noxious fumes, obnoxious products, byproducts or wastes, or creates other objectionable impact on the environment or on nearby property. The Ordinance Review Committee (ORC) reviewed the text amendment and recommended approval to the Planning Commission. C. Site Plan The application complies with the ordinance standards as follows: Building Setbacks The BP zoning district requires a 30 -foot front and rear yard setback and a side yard setback equal to the height of the building, in no case less than 10 feet. The site plan complies with the setback requirements.