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HomeMy WebLinkAboutROHRBACKER PUD - PRELIMINARY & FINAL - 41-89C - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSSTAFF REPORT PROJECT: Rohrbacker PUD, Preliminary and Final - #41-89C APPLICANT: Wayne Specht c/o Auto Salvage 1405 E. Olive Court, "F" Fort Collins, CO 80524 OWNER: Rosalie Rohrbacker 430 W. Myrtle Fort Collins, CO 80524 PROJECT DESCRIPTION: A request for preliminary and final approval for an auto salvage yard on 3.6 acres, located at 1401 E. Magnolia Court. The site is zoned C-Commercial, with a PUD condition. RECOMMENDATION: Approval. EXECUTIVE SUMMARY: This project consists of an auto salvage yard on 3.6 acres. The preliminary/final plan is in conformance with Point Chart G "Extraction, Salvage and Junk Yard Uses" and meets the applicable criteria of the All Development Chart of the LDGS. The proposed land use is compatible with the surrounding area. Perimeter fencing and landscaping at the site's entry are proposed to minimize visual impacts of the proposed use. DEVELOPMENT SERVICES 300 LaPorte Ave. P.O. Boa 580 Fort Collins, CO 80522-0580 (303) 221-6750 PLANNING DEPARTMENT Rohrbacker PUD, Preliminary and Final Plan - #41-89C P & Z Meeting - July 23, 1990 Page 2 COMMENTS 1. Background: The surrounding zoning and land uses are as follows: N: I-1; (heavy industrial) existing auto salvage yard (Larimer County) S: C; (commercial) existing auto body shop (Larimer County) E: I; (industrial) Loos Electric, Ferguson Enterprises (Larimer County) W: b-p; vacant (Fisher-Lemay Annexation) This site was annexed March 23, 1990 as the Rohrbacker Annexation and was zoned C-Commercial, with a PUD condition. The site presently contains a vacant office building, the construction offices/storage area for Sipes Concrete Construction Company and a number of auto bodies being stored by the applicant. The storage of autos on the southern portion of the site was an illegal use of the property in Larimer County prior to annexation. Since the site was contiguous to City limits, the terms of the Intergovernmental Agreement required that the applicant annex and seek City approval for the proposed auto salvage use. Since the storage of autos was considered an illegal use in Larimer County prior to annexation, the auto storage use of the property is not a legal non -conforming use of the property in the City. Action regarding the illegal storage of autos on this site has not been taken, since the applicant is in the process of trying to resolve this matter via the City's PUD process. The Planning and Zoning Board considered a similar proposal at the March 26, 1990 Board meeting and voted 5-2 to deny that request, on the basis of All Development Criteria 1 and 2, which relate to social compatibility and neighborhood character. The applicant subsequently submitted an appeal of the Board's March 26 decision for review by City Council, but chose to withdraw that appeal and resubmit a revised plan for the Board's consideration. 2. Land Use: The proposed land use consists of an auto salvage yard and retaining the construction company office on the northwestern portion of the site. The applicant presently operates an auto salvage business, known as "Auto Salvage", at a site one block to the north of the proposed site. The majority of the applicant's business is from area auto repair and body shops. Point Chart G "Extraction, Salvage and Junk Yard Uses" was used to evaluate this proposal. This point chart addresses uses that "create major disruptions to the area's environment, even when carefully regulated. Dust, dirt, noise and unsightly conditions can be anticipated". Rohrbacker PUD, Preliminary and Final Plan - #41-89C P & Z Meeting - July 23, 1990 Page 3 Point Chart G has three absolute criteria that must be addressed. There is no point evaluation on this point chart. The three absolute criteria are as follows: 1. Is the outdoor display and storage of vehicles at least 40' from any street right-of-way? 2. Have all necessary precautions been taken to prevent all lubricant and fuel oil substances which are stored on the site, from leaking or draining into the groundwater system, streams, creeks, or other water bodies? 3. Are all hazardous materials to be stored in a safe manner? A 40' setback along both sides of the East Magnolia Court right-of-way has been shown on the site plan. This setback area is proposed to be used for the parking or storage of vehicles only until such time as East Magnolia Court is extended through the site. The entire site is proposed to be screened from view from the public right-of-way with solid wooden fencing. When East Magnolia Court is extended through the site, to the west, the applicant would be required to relocate the fencing to the 40' setback line and install/maintain landscaping along this setback on East Magnolia Court (as stipulated in a development agreement proposed by the applicant). The applicant has also committed in the development agreement and with notations on the site plan, that fluids would be drained from autos inside the structure on the site and that these fluids would then be stored until recycled or sold. Specifics on the amount of fluids to be stored on site are also stipulated in the development agreement. An earthen berm constructed on the site would contain any further fluid escape. Based on this information, staff believes that the criteria of Point Chart G have been adequately addressed. The proposed auto salvage use is considered to be compatible with the surrounding area, which consists of a mix of industrial and commercial land uses, many of which have, areas of unscreened outdoor storage. All applicable All Development Criteria of the Land Development Guidance System have been met. 3. Desipan: The proposed auto salvage yard consists of 4 separate lots, being divided by the extension of right-of-way for East Magnolia Court. The storage of autos is proposed on Lots 1, 3 and 4. At the present time, autos are being stored on Lots 3 and 4 and construction equipment and materials are being stored on Lot 2. The construction company will remain on Lot 2. The existing office building on Lot 1 would provide the office space and interior disassembly area for the auto salvage business. The applicant proposes to fence the entire perimeter of the site with 8' high solid cedar fencing. A 40' setback along the East Magnolia Court r-o-w has been identified on the site plan, as required by Point Chart G for Extraction, Salvage and Junk Yard uses. Should East Magnolia Court be extended west through the site, the applicant would be required to relocate fencing to this setback line and install the proposed streetscape in the 40' setback area. • Rohrbacker PUD, Preliminary and Final Plan - #41-89C P & Z Meeting - July 23, 1990 Page 4 On the previous plan, 8' high fencing was proposed only along the East Magnolia frontage and along the eastern property line. The 40' setback area was designated inside the fenced portion of the site. The current proposal is an improvement, in that fencing is now proposed around the entire perimeter of the site and the setback area, should East Magnolia Court be extended, would become a landscaped streetscape along the site's street frontage. Landscaping on the site presently consists of shrubbery in planters along the existing building on Lot 1 and several Siberian Elms (grown as shrubs), along the north side of Lot 3. All existing landscaping would be retained. The applicant is proposing additional landscaping at the entry to the site. Landscaping at the site's entry consists of a mix of deciduous and evergreen shrubs. The applicant has also proposed a streetscape concept for the 40' setback along East Magnolia Court that would be installed by the applicant should the street be extended through this site. The proposed landscaping is an upgrade to the appearance of the site and surrounding area and consists of a mix of deciduous street trees and upright junipers to provide a visual break along the fencing on East Magnolia. The applicant proposes to use the existing "Auto Salvage" sign at this location. The sign measures 21'10"(total length of combined portions of signs) x 2' and would be placed on the front of the building on Lot 1. The sign size and placement must meet City Sign Code requirements, as noted on the site plan. This sign is consistent in size with other existing signs in the surrounding area. 4. Neiuhborhood Compatibility: A neighborhood meeting was held March 8, 1990 on the previous proposal and a second meeting was held June 11 on the current proposal. Concerns expressed 'by area property and business owners at both meetings are generally summarized as relating to land use, screening and environmental concerns. Participants at both neighborhood meeting expressed concerns regarding the number of auto salvage uses in this area and the potential impacts on property values. Staff considers the proposed land use to be compatible with the surrounding area, which is an industrial and commercial area. There is an existing, legal auto salvage yard to the north (located in unincorporated Larimer County). Many of the surrounding uses have outdoor storage, in addition to office space. . Screening of the proposed use is being accomplished through 8' wood fencing to screen the storage areas of the site from the public right-of-way. Landscaping is proposed at the entry to the site and a future streetscape is planned along the East Magnolia Court frontage. Concerns were expressed relating to impacts on the environment of the proposed use. The applicant has committed to draining all fluids from the autos inside the structure on the site. These fluids are then recycled or sold. A 9" high filter berm is proposed around the perimeter of the storage areas, to collect any further fluids that may escape from the autos and retain them on the site for collection. The Larimer County Health Department regulates the dumping of fluids such as oil for any land use, but there are no specific regulations pertaining to salvage yards. Rohrbacker PUD, Preliminary and Final Plan - #41-89C P & Z Meeting - July 23, 1990 Page 5 5. Transportation: The site's access is from East Magnolia Court, a local street in unincorporated Larimer County. The street is surfaced to a point just west of Lots 1 and 3. The applicant is providing right-of-way dedication through the property for a future local street extension to the west. The traffic generated by the proposed auto salvage yard does not warrant improvements being made to East Magnolia Court at this time; however, the applicant is required to commit to future participation in improvements to this street. 6. Storm Drainage: The applicant is providing a 12" earthen berm along the west property line to keep irrigation water from the property to the west from flowing onto this site, at the request of the adjacent property owner. During irrigation season, irrigation water from the adjacent property flows to the east onto the Rohrbacker property. The applicant is also proposing to construct a 9" filter berm along the west side of the existing building on Lot 1 and along the southwest corner and the east property line of Lot 3. This filter berm is intended to contain storm runoff from carrying any oil off of the site. The site drains from the north west to southeast, so that placement of this berm is intended to collect fluids before storm runoff leaves the site. The collection point at the southeast corner of the site and west of the building on Lot 1 would periodically be cleaned by the applicant. Fluids from the autos are to be drained inside the existing building on Lot 1; however, it is possible that small amounts of fluids may remain in the autos and should be prevented from leaving the site. It is expected that fluids that may leak would be equal in amounts to leakage that occurs in public parking lots. The provision of the berm along the western property line and the filter berm exceeds any City storm drainage requirements. RECOMMENDATION Staff finds that the Rohrbacker PUD, Preliminary and Final meets the applicable criteria of the All Development Chart and Point Chart G "Extraction, Salvage and Junk Yard Uses" of the Land Development Guidance System. Furthermore, staff finds that the proposed auto salvage use is compatible with the surrounding area. Therefore, staff is recommending approval of the Rohrbacker PUD, Preliminary and Final, #41-89C. ITEM ROHRBACKER PUD NUMBER 41-89C :No. � VISM03 009 03AOVdJV I — , -W -11 — s NO IS IA3kI ........ I ..... ........ Iscc-za. non Suvr-K)Sm1FwvGS "-1— o— 0 �4< '21 / n ALL DEVELOPMENT; NUMBERED CRITERIA CHART ALL CRITERIA APPLICABLE CRITERIA ONLY CRITERION Is the criterion applicable? Will the criterion be satisfied? If no, please explain e,,F'`��,�'�° Yes No NEIGHBORHOOD COMPATABILITY 1. Social Compatability 2. Neighborhood Character 3. Land Use Conflicts X 4. Adverse Traffic Impact PLANS AND POLICIES 5. Comprehensive Plan X PUBLIC FACILITIES & SAFETY 6, Street Capacity 7. Utility Capacity 8. Design Standards 9. Emergency Access 10. Security Lighting X 11. Water Hazards RESOURCE PROTECTION 12. Soils & Slope Hazard 13. Significant Vegetation 14. Wildlife Habitat 15. Historical Landmark 16. Mineral Deposit 17. Eco-Sensitive Areas 18, Agricultural Lands ENVIRONMENTAL STANDARDS 19. Air Quality 20. Water Quality ' 21. Noise 22. Glare & Heat 23. Vibrations 24, Exterior Lighting 25. Sewages & Wastes SITE DESIGN 26. Community Organization 27. Site Organization 28. Natural Features 29. Energy Conservation 30. Shadows 31. Solar Access h 32. Privacy 33. Open Space Arrangement 34. Building Height 35. Vehicular Movement 36, Vehicular Design 37. Parking 38. Active Recreational Areas 39. Private Outdoor Areas 40, Pedestrian Convenience 41. Pedestrian Conflicts 42. Landscaping/Open Areas X 43. Landscaping/Buildings 44 Landscaping/Screening 45. Public Access 46. Signs k _ . —AL-_ ACTIVITY: Extract ion, Salvage and Junk Ya rd Uses DEFINITION: Junk, scrap or salvage yards and all extraction uses. These are uses which create major disruptions to the area's environment, even when carefully regulated. Dust, dirt, noise, and unsightly conditions can be anticipated. ` Each of the following applicable cabl e criteria a must be CRITERIA answered "yes" and implemented within the develop- ment plan. Yes No NA 1. Is the outdoor display and storage of vehicles at least 40 feet from ® ❑ ❑ any street R.O.W.? 2. Have all necessary precautions been taken to prevent all lubricant and fuel oil substances which are stored on the site, from leaking or draining into the groundwater system, streams, ❑ ❑ creeks, or other water bodies? 3. Are all hazardous materials to be � ❑ ❑ stored in a safe manner? NEIGHBORHOOD MEETING SUMMARY On Monday, June 11, 1990 at 3:00 P.M. at the Development Services Conference Room, 281 North College, an information update meeting was held on the proposed Rohrbacker PUD. In attendance at this meeting were Wayne and Mary Specht, applicants; Rosalie Rohrbacker, property owner; Phil Robinson, Stewart and Associates (project engineer); and Sherry Albertson -Clark of the Planning Department. Ten area property owners and/or representatives attended the meeting. The meeting began with an introduction by Sherry Albertson -Clark to the purpose of the meeting. Wayne Specht discussed the proposed project. After this presentation, questions and comments were addressed. The following summarizes the questions asked by area property owners and responses given by the applicants, as well as comments made by the property owners. Comment: There are too many junk yards in this area. No control over the ones that are already there. Have counted 5 junk yards between Summitview and the Albertson's at Riverside and Lemay. Comment: Would like to see 18" berm to control run off. Has run off from property to the west when irrigating. Wants berm along west line of this site. There are existing drainage problems near Black Drive and Summers Auto Body, since there is no culvert. Have experienced some high ground water problems. uestion: What is the street right-of-way width of Magnolia Court? Concerned that by putting street through, will increase impact on the area with an auto salvage yard located on the street. Response: Staff replied that local street r-o-w is 54', 60' in County. City doesn't know if or when street would be connected to the west. Depends on development of Fisher property to the west. Comment: Concerned about the ability to renew leases on property (Rainbow Bread, Plastec) with a junk yard in the area. Concerned about the decline in property values due to land uses. Question: Are there other junk yards in the City? Strongly against this proposal. Setting a precedent in annexing property and using the site as a junk yard. Response: Staff replied that the only junk yard aware of was at the corner of Riverside and Lincoln and that use has now relocated to just west of Ranchway Feeds, on Willow Street. Both locations permit junk yards as use -by -right. Comment: Concerned about the impact of a junk yard at this location. Comment: Highest and best use of area is auto repair. Precedent has been set for area. Salvage yards supply auto repair shops in area. Comment: Believe area will attract/draw other business uses than auto salvage. Believe there is a better use than auto salvage for area. Comment: Concern is that cumulative effect on area of auto salvage yards is negative. Comment: Not against the applicant, but against use at this location. Comment: Precedent has been set for auto salvage. Where was opposition when the previous junk yards went into the area? uestion: What limits the number of cars to be stored? Response: No specific numbers. The development agreement proposed to City details fencing and screening. Also limits maximum of 8' for stacking and 8' high fencing. Staff added that the agreement has not been accepted by City. Agreement also addresses timing of street improvements and landscaping. uestion: How would agreement be enforced? What are common complaints on junk yards? Response: Staff replied that enforcement is on a complaint basis. Most common complaints are visual effect of cars, drainage of fluids, rodents. Comment: "Best" operator of a junk yard will still have a negative impact on the area. Comment: Some County junk yards are illegal in the area. Comment: Property values are down all through the US, not just due to a junk yard location. Bigger concern than this junk yard is wood operation at East Olive Court. Comment: Owners in area may have been lax before, but will continue to get involved. uestion: Who owns junk cars behind Albertson's? Response:. Staff replied that will look into this topic. (Discussion with City Zoning Administrator - cars at this location are not a "junk yard", since parts are not being sold from cars. Have been stored there for a long period of time and have become non -conforming use. Comment: Read definition of junk yards (from LDGS extraction and salvage uses). Junk yard will affect property values. Comment: Don't want to deprive someone from right to use land, when precedent has been set. Comment: Think what area could become in 5 years. Area could decline, with buildings being abandoned. Comment: Area isn't a hi -tech area. Needs improvements, needs money put into area to get higher rents. Comment: Setback along fence and trees would help quite a bit. Comment: Concerned that enforcement wouldn't accomplish much. The meeting adjourned at 4:05 P.M. i PROJECT:ON� TYPE OF MEETING: WROK0342-0A)AL JWAJ DATE: WRITTEN NOTIFICATION NAME ADDRESS YES/NO 0W DER RELATE Ileml It 1711 ��/o a e A E - o v r� / Planning Division A Commitment To Progress Henry R. Baker, Planning Director t i P.O. Box 1190 ...m. Fort Collins, Colorado LARIMER COUNTY COLORADO Planning 221-7683 Inspection Services 221-7700 May 9, 1990 Ms. Lucia Liley 110 East Oak Street Fort Collins, Colorado 80524 Dear Ms. Liley: Our office has been involved with the Rohrbacker property proposal (Wayne Spect/Auto Salvage) since earlier discussions concerning the use of the property for auto salvage occurred approximately two years ago. The initial discussions were the result of the property being used to store salvage vehicles which was not a permitted use and technically was a zoning violation. Through several discussion sessions involving the Larimer County Planning Staff and the City of Fort Collins Planning Staff, it was determined that the proposed change in the use of the property by the Special Review process in the County would trigger the Intergovernmental Agreement and UGA Development Standards and Criteria. Since the property was contiguous to the city limits, it would be necessary to annex the property and develop the property in accordance with the city requirements. From the earliest discussions, it was known that the intended use of the property was for the storage of vehicles and auto salvage operation that was being conducted on basically two locations in the immediate neighborhood. Our office did not pursue the zoning violation matter since the occupant of the property and the property owner filed the necessary applications to have the property annexed and zoned in order to continue the auto salvage operations and, therefore, attain compliance within the City of Fort Collins. since the intent of the use of the property was established at the very beginning of the process to annex the property, we had assumed that the use of the property would not be a major issue with the annexation, zoning, and PUD Plan and that the issues to be resolved would be directed toward mitigation of the potential problems associated with the use. It appears that there has been an extraordinary amount of time spent in getting all of the applications, site plans, review data and hearings conducted on the proposal. This time span has resulted in other land use changes occurring in the neighborhood involving other auto salvage proposals that have been conditionally approved by Larimer County. It appears that unwarranted comparisons have been made BOARD OF COUNTY COMMISSIONERS Courtlyn W. Hotchkiss District I M.J. "Moe" Mekelburg District 11 Daryle W. Klassen District III L. Liley May 9, 1990 Page 2 with the Spect proposal and those other salvage operations which may not be in total compliance with the conditional approvals. It is certainly the intent of the County to fully enforce the provisions of the conditional approvals for both the Schaulin amended Special Review, which is on the property immediately north of the Rohrbacker property, and the Collier/Slatten operation which is located off Link Lane. If you have questions or need additional information please contact me as soon as possible. Sincerely 'qP'4' John A. Pedas Code Enforcement Officer .. cc: file BACKGROUND ON AUTO SALVAGE YARDS IN VICINITY OF ROHRBACKER SITE The following information was provided by Larimer County Planning staff regarding existing auto salvage yards in the vicinity of the Rohrbacker PUD site: Schaulin Special Review: This site is located to the north and west of the Rohrbacker site. The Larimer County Board of County Commissioners approved a rezoning to I-1 Industrial Zoning and special review for a salvage and recycling plant on July 7, 1980 for this site. The following conditions of approval were attached to this request: 1. Block Drive be paved from East Lincoln to the property; 2. Landscape and screen (fence) the property on the west and south side. The applicant moved onto the property in June of 1989 with several vehicles and started an auto repair/salvage operation. The applicant was cited with a zoning violation, since the conditions of approval had not been met. An amendment to change the conditions was filed by the applicant, proposing fencing on the west side of the property and chemical treatment of the road, rather than hard surfacing. The amendment was approved on November 13, 1989 with the following conditions: 1. Eight foot fence on the west and north property lines; • 2. Chemical treatment on road approved by County Engineer; 3. Auto repair would be a one person operation; 4. Storage of vehicles be one high; 5. Landscaping plan be revised in accordance with the UGA requirements; 6. Owner agree to annex when eligible; 7. Fence be completed in 6 months, landscaping in 9 months. To date, the applicant has complied with the required conditions. Collier/Slatten Property: In August of 1989, the property owner, Ms. Collier was cited for a zoning violation, since Rich Slatten was occupying the site and operating an auto salvage business on the site. Collier petitioned the Larimer County Board of Adjustment for a Special Exception, which was considered by the Board on November 28, 1989. This request was approved with the condition that an 8 foot fence by installed around the property. The fence was installed by June 25, 1990. Ditus Property: This site is located directly to the south of the Rohrbacker site. As early as 1974, County aerial photographs show inoperable cars being parked on this site. The auto repair use is the principal use of this site and the parking of cars (inoperable or otherwise) on the site is considered an accessory use to the auto repair. There does not appear to be any auto parts sales occurring on the site, • which would be a violation of the County's Zoning Code. Northern Colorado Insurance Pool Property: This site is located adjacent to the Ditus Property, along the Frontage Road of Highway 14. Cars are stored/impounded at this site. According to Larimer County staff, there is no auto salvage or parts sale occurring at this site. �J 9 0 M E M O R A N D U M RE: Wayne Specht/Auto Salvage - Environmental Concerns Drainage/Storage/Recycling MOTOR OIL: Motor oil is drained from the vehicles into a barrel at the time the motor and transmission are pulled. Wayne was storing the oil in a 50-gallon barrel, however, we have proposed using a 30-gallon barrel inside a 50-gallon barrel. When full, this barrel is taken to local businesses for their use. ANTIFREEZE: Antifreeze is drained out of radiators into a barrel in the same way as motor oil. Wayne then sells it to individuals off site for use in their motor vehicles and snowmobiles. It takes about one month to fill a barrel before it is sold. FREONS: Freon is pumped out of air conditioning systems into a high pressure drum or freon container. The drum is a certified bottle designed for freon and holds 25 pounds. When a drum is full, which takes about 2-3 months, it is immediately sold to automotive shops that work on air conditioning units and exchanged for an empty drum. Wayne sells most or all of his freon to Jerry Summers of Summers Automotive. DIFFERENTIAL GREASE/BRAKE FLUID: Differential grease is drained. Brake fluid is drained from the brake lines by cutting the lines. These fluids go into the 50-gallon barrel with the motor oil. GASOLINE: Wayne drains any remaining gasoline from the vehicles using a suction pump. There is not usually very much gasoline left in a vehicle by the time it gets to the salvage yard. Any gas that Wayne recovers is then put into his own equipment, such as forklifts, truck. There is seldom any storage of gasoline because he uses it right away. BATTERIES: Batteries are pulled out and stored inside on pallets which hold about 15-20 batteries each. Pallets are wooden racks that sit off the floor. Rocky Mountain Batteries purchases the batteries to recycle. TRANSMISSIONS: After being drained of fluid, transmissions are stored inside on shelving. If the shelves become filled, the remainder are stored on the concrete floor. The floor in this area will be kept dry by using a cat litter -like substance that is spread or sprinkled on the surface. There are several hundred pounds of this substance available on the site. u Memo - Wayne Specht/Auto Salvage - Environmental Concerns Drainage/Storage/Recycling Page Two In summary, all of the dismantling and drainage and storage of fluids is done inside the building at Wayne's present location and that practice will continue when the business relocates to the Rohrbaker property. There is no large quantity or long-term storage of any f luids on site as all f luids are either used or recycled promptly. • 4!� MECHANICS ON DUTY To Whom It May Concern: Summers Auto Repair & Supply 1405 E. Lincoln Fort Collins, Colorado 80524 Phone 482-3777 July 18, 1990 This letter is to inform you that I buy freon from Wayne Specht of Auto Salvage that he removes from his salvage cars. I, in turn, reuse this freon. Very truly yours, gerry Summers, Owner M E M O R A N D U M RE: Wayne Specht/Auto Salvage - Business Operation Wayne is in the business of selling used parts off vehicles. He can provide people with parts at one-fourth to one-third the price of a new part. Wayne purchases his vehicles mostly from insurance pools, which contact him to request bids. If he is the high bidder, they notify him to come pick up the vehicle. The cars are moved into the building for dismantling with one of the forklifts that Wayne owns. 1. The first step is to run the engine to see if it is in good working condition. If so, all fluids are drained and then the most valuable parts, the motor, transmission, heater motor, wiper motor, wheels, brake assembly, master assembly, etc., are taken off the car and stored in bins. Wayne describes the storage to be much like a new auto parts store. He has catalogs which reference part numbers, and the parts are stored in bins labeled with the part number. The major difference is that his parts are used and thus cost much less. 2. If the vehicle does not run or if the body that remains after stripping is too old, Wayne has it hauled off for crushing. He says that a vehicle more than ten years old has already outlived its usefulness as far as he is concerned. In the past, Wayne had hired a portable crusher which was on the bed of a semi. The crusher lifted the vehicle, crushed it and then hauled it off to be dumped. Wayne admits this was quite noisy so he does not employ this service any longer, nor does he own any crushing equipment of his own. Now when he has vehicles to be crushed, he uses a forklift to lift them into the back of his dump truck, which can hold two cars. He then hauls them to a crushing business. 3. The newer vehicles are moved to storage with a forklift after stripping inside. 4. Each vehicle is only moved twice. First it is moved into the building for dismantling and then out to the storage yard. Wayne or his employees walk out to stored vehicles to retrieve parts and do not move the vehicles again until they have no useful parts and are ready to send out to a crushing operation. r � • Memo - Wayne Specht/Auto Salvage - Business Operation Page Two 5. Wayne states there is a minimum of noise involved in his operation because all stripping is done inside the building, and there is no crushing on site. Traffic back and forth across Magnolia would not be great since each vehicle would only be moved across the road once. 6. Stacking is now done more than 8 feet high. On proposed site, the 8-foot limit equals 2 cars maximum or one van. Since it is a much larger site, Wayne would like to have only single vehicles with no stacking because stacking can further damage vehicles.