5-2(E)   CUMULATIVE IMPACTS

5-2(E)(1)   Applicability

This Subsection 14-16-5-2(E) applies to development or redevelopment that meets all of the following criteria.

5-2(E)(1)(a)   Any portion of the subject property is within the Railroad and Spur Small Area (i.e. within 2,640 feet [1/2 mile] of the BNSF railroad or 1,320 feet [¼ mile] of the Sawmill Spur), as mapped below.

5-2(E)(1)(b)   The subject property is within 1,320 feet (¼ mile) of a Residential zone district or a lot containing a residential use in any Mixed-use zone district.

5-2(E)(1)(c)   Any of the following uses identified in Table 4-2-1 are proposed:

   1.   Car Wash.

   2.   Heavy Vehicle and equipment sales, rental, fueling, and repair.

   3.   Light vehicle fueling station.

   4.   Light vehicle repair.

   5.   Light vehicle sales and rental.

   6.   Airport.

   7.   Freight terminal or dispatch center.

   8.   Helipad.

   9.   Railroad yard.

   10.   Transit facility.

   11.   Light Manufacturing.

   12.   Heavy Manufacturing.

   13.   Natural resource extraction.

   14.   Special manufacturing.

   15.   All uses in the Waste and Recycling category.

   16.   All uses in the Wholesaling and Storage category.

5-2(E)(1)(d)   The subject property is within 660 feet of another use described in Subsection (c) above.

5-2(E)(2)   Requirements

Development or redevelopment meeting all of the criteria of Subsection 14-16-5-2(E)(1) shall do all of the following:

5-2(E)(2)(a)   Mitigate any material negative cumulative impacts on surrounding residential development through adequate and effective measures, including but not limited to all of the following:

   1.   Locating and designing vehicle access, circulation, parking, and loading to minimize impacts on residential uses within 660 feet in any direction of the subject property.

   2.   Locating, designing, and orienting site lighting to be compatible with residential uses within 660 feet in any direction of the subject property.

   3.   Locating the storage of hazardous materials, as defined by federal regulation, to minimize impact on surrounding residential uses.

   4.   Locating outdoor storage of materials or equipment to minimize impact on surrounding residential uses.

   5.   Locating activities on the site that generate noise to minimize impacts on residential uses within 660 feet in any direction of the subject property.

5-2(E)(2)(b)   Provide a cumulative impact analysis to the EPC that addresses, at a minimum, the items required in Subsection 14-16-6-4(H), which the EPC may use as the basis to require mitigation of identified impacts through conditions of approval.

5-2(E)(2)(c)   Provide a traffic impact study pursuant to Article 7-5(D) of the DPM, notwithstanding the thresholds or mitigation requirements in the DPM, which the EPC may use as the basis to require mitigation of the traffic generated by the use through conditions of approval.

5-2(E)(2)(d)   Be reviewed by the Environmental Planning Commission (EPC), pursuant to Subsection 14-16-6-6(J).

5-2(E)(2)(e)   Have an approved Site Plan - EPC that meets conditions of approval deemed necessary by the EPC to further compliance with the above standards to minimize impact on the surrounding residential uses and maximize compatibility of the proposed development prior to the submittal of any request for platting on the property.