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The applicant further notes that they do not have immediate plans to construct <br />additional buildings on the property, but wish to reserve the ability to do so if business <br />continues to increase. <br />Summary and Recommendation <br />Planning staff is concerned that continued use of the property for outdoor storage is at <br />odds with the City's long- standing work to limit storage and encourage further building. <br />The City has considered outdoor storage as an allowable use only in more limited <br />quantities and only under specific conditions. With this request, storage would increase <br />its position as the predominant use of the property. <br />The applicants continue to note a combination of poor soils, lack of visibility and remote <br />location to suggest that this area will likely otherwise go unused for the foreseeable <br />future. The advantage of outdoor storage of this type is that it does not create an <br />investment in the property that would impede future development if such were to <br />become more feasible in the future. The applicants further suggest that their storage <br />materials are packaged and stacked so as to avoid unsightliness. <br />As a PUD, the City has broad discretion to consider the potential use, including the <br />kinds of conditions under which a PUD Permit would be issued. Such conditions could <br />include additional screening if necessary, alternative locations or sizes of material <br />stacking, and any required improvements to the site, and further, the PUD could include <br />an interim approval period similar to the previous application. <br />If the City believes that this use is appropriate, given the considerations raised by the <br />applicants, the conditions for approval should be stated and agreed to with a <br />development contract specifying type and timing of improvements. Compliance with the <br />previous terms of the Permit (as amended) should be the minimum baseline, and staff <br />would recommend these additional requirements if the permit is to be approved: <br />1. Paving of fire lanes to meet the requirements of the City's Fire Marshal. <br />2. Additional water main improvements to provide adequate fire flows, subject to the <br />recommendations of the Fire Marshal and City Engineer. <br />pc: Kathy Glanzer <br />Steve Westerhaus <br />Lee Elfering <br />Jim Lee <br />