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4. Areas of the site not devoted to storage or parking should be made green <br />space, rather than paving or dirt. <br />The current site is relatively unorganized, and the Zoning Ordinance <br />requires that areas that are not being put to a specific use be improved <br />with landscaping. The landscaping should be shown on a plan that <br />identifies all site cover. <br />Summary and Recommendation <br />Planning staff does not believe that the introduction of accessory outdoor storage and <br />equipment into the B -3 District is consistent with the City's objectives of highest and <br />best of its commercial areas, particularly along Rice Street. Moreover, the storage <br />proposed by the applicant does not appear to meet the City's definition for accessory <br />use, even if the ordinance were to be changed to allow such storage. As a result, <br />approval of the CUP application is not recommended. <br />However, if the City believes that the use on this site is appropriate, an amendment <br />should be processed to create a Conditional Use Permit category for accessory outdoor <br />storage of vehicles and equipment, with conditions similar to those list in this report. <br />Until that amendment is processed, planning staff recommends tabling of this request. <br />pc: Kathy Glanzer <br />Steve Westerhaus <br />Lee Elfering <br />Greg Schroeder <br />Collette Jurek, Xcel Energy, 3000 Maxwell Avenue, Newport, MN 55055 <br />