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Schwieters Properties LLP, Sketch Plan <br />Page 2 <br />B. Existing Site Characteristics <br />The property is currently being farmed. There are two wetland areas within the farmed land. The <br />western portion of the property is wooded with wetlands throughout the wooded areas, making it <br />very hard to develop. <br />3. ANALYSIS: <br />A. Level of City Discretion in Decision -Making <br />The City's comments on a sketch plan are advisory only and non-binding. <br />B. Sketch Plan <br />General Layout <br />The applicant would like to expand their existing business on the property. The plan shows the <br />property being developed in a campus form and the applicant has stated that it would be <br />developed in phases. The zoning allows for office, manufacturing, warehousing, and exterior <br />storage. A conditional use permit (CUP) would need to be approved for the exterior storage. <br />The sketch plan shows 108,000 square foot manufacturing building, with associated outdoor <br />storage, a 45,000 square foot warehouse building, a 17,000 square foot two-story office building, <br />and a 13,000 square foot two-story office building. The two office building are in front and along <br />Fenway Boulevard. The main manufacturing building is internal to the site. The <br />warehousing/cold storage building is on the northern portion of the property. The building and <br />impervious surface coverage percentages meet the requirements of the zoning district. <br />The applicant is proposing to manufacture floor panels and roof trusses to complement their <br />existing business in the Bald Eagle Industrial Park. The manufacturing of these products includes <br />exterior storage of raw materials (wood) and the finished product. The raw materials would be <br />stored in a combination of outdoors and within a warehouse/cold storage building on the north <br />side of the manufacturing building. The products would be built within the manufacturing <br />building and then stored outdoors on the south side of the building until processed for shipment <br />and sent out on trucks and by rail. Both the raw materials and finished products would be <br />delivered and shipped by trunks and rail. <br />Exterior storage is allowed is the Business Park (BP) zoning district with a conditional use <br />permit (CUP). However, the allowance for exterior storage excludes raw materials. In this case, <br />the unfished wood product is considered raw material. It's in staff opinion that there is little <br />distinction between the raw material and the finished product for this sketch plan. Staff believes <br />that the intent of the code was to exclude exterior storage of materials that would have <br />environmental impacts, such as, piles of asphalt and oil containers. A zoning code amendment <br />would need to be made in order to have the raw material stored outside. Staff is comfortable with <br />