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plan applicantto review parking, circulation, landscape coverage and content, and building <br />materials. Prior to proceeding with these plans, however, the applicant and City staff need <br />direction from the Planning Commission and City Council as to whether the change in site <br />development now being proposed are acceptable. <br />If the reduced building area and introduction of outdoor storage are viewed as acceptable <br />under certain conditions, it would be helpful to discuss those conditions at this time. <br />Examples of special conditions may include screening, landscape coverage, building <br />design, and paving/ surfacing of the storage area. Concept PUD review is commonly <br />viewed as advisory to the applicant, without a specific approval or denial involved. For thsi <br />application, however, it would important to specifically comment on the reduced building <br />coverage of the proposed site plan, and the introduction of outdoor storage as a part of the <br />PUD. <br />Summary and Recommendation <br />As originally envisioned, development of this site was thought to be reserved for higher <br />end office or office warehouse. As noted above, discussion including possible corporate <br />headquarters office use would be feasible due to the natural amenities abutting the <br />property. Under this vision, staff does not recommend approval of the PUD Concept Plan. <br />A much higher and more intensive use of the site would seem to be possible without <br />dedicating such a large portion of the property to outdoor storage. If the City believes that <br />the proposed use is reasonable, any conditions to be attached to an eventual PUD <br />approval should be discussed as early in the process as possible. <br />cc: Kathy Glanzer <br />Greg Schroeder <br />Steve Westerhaus <br />Terry Maurer <br />Frank Frattalone, Frattalone Excavating, 3066 Spruce Street, Little Canada, MN <br />Page 5 <br />