07-10-2014 Planning Comm. Agenda

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building is in view of traffic entering the PUD, including traffic to and from the adjacent parcels, as well as from Country Drive. Complicating the request are requirements for fire code compliance. The City's Fire Marshal indicates that the 20 foot stacks raise an issue for fire -fighting due to potential low fire flows from the dead-end water lines serving the property. In addition, the lack of solid surfacing would be problematic for fire vehicles when weather causes the drive aisle spaces to be muddy or sodden due to rain or snow -melt. To accommodate the requirements of fire code, the Fire Marshal indicates that the property should have paved fire lanes, improved water service. The City Engineer is currently reviewing the property to examine the conditions for improved fire flow volumes. One of the factors for considering outdoor storage in any district is visibility and screening. The applicant suggests that the storage will be screened by the existing buildings on the property and surrounding property. Those conditions would appear to be present for most portions of the proposed storage area. The applicant further notes that they do not have immediate plans to construct additional buildings on the property, but wish to reserve the ability to do so if business continues to increase. Summary and Recommendation Planning staff is concerned that continued use of the property for outdoor storage is at odds with the City's long-standing work to limit storage and encourage further building. The City has considered outdoor storage as an allowable use only in more limited quantities and only under specific conditions. With this request, storage would increase its position as the predominant use of the property. The applicants continue to note a combination of poor soils, lack of visibility and remote location to suggest that this area will likely otherwise go unused for the foreseeable future. The advantage of outdoor storage of this type is that it does not create an investment in the property that would impede future development if such were to become more feasible in the future. The applicants further suggest that their storage materials are packaged and stacked so as to avoid unsightliness. As a PUD, the City has broad discretion to consider the potential use, including the kinds of conditions under which a PUD Permit would be issued. Such conditions could include additional screening if necessary, alternative locations or sizes of material stacking, and any required improvements to the site, and further, the PUD could include an interim approval period similar to the previous application.