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Interim Use Permit 2209 Phelps Road page 4 as the development is consistent with the assumptions and mitigation plan of the AUAR. Each development proposal is compared to the AUAR mitigation plan to ensure consistency. The site on the north side of Phelps Road has no wildlife, wetlands,habitat, surface waters, or other ecologically sensitive features. The site is not within an area of high archaeological potential where cultural resources might be found. There is no unique farmland on the site. The storage activity will not increase water use or wastewater production. Traffic will not exceed what was assumed in traffic analyses to anticipate transportation impacts. The site is guided for industrial use, so the proposed use is compatible with the comprehensive plan. The proposed project has been compared to zoning requirements and permit conditions will ensure compatibility. Stormwater management is the primary issue from the perspective of potential environmental impacts. The site has been impervious for some time, so the proposal will not alter the rate or volume of runoff. (Even if unpaved, land that has been compacted by vehicles driving on it is considered impervious for purposes of calculating runoff.) Water quality has been examined by the City Engineer and that information is included in this report. Water Quality Existing ground elevations and a berm contain the runoff for most of the site. The southeast corner of the site has an outlet pipe that leads to a drainage system on the east side of Otter Lake Road. This outlet area must have a sediment collection area with stabilized vegetation. This area must then be surrounded by silt fence or another barrier to protect it from excessive material runoff. Zoning Ordinances,Allowable Uses We have copies of previous zoning ordinances dated 1971, 1992, and 1997. The current ordinance was a significant overhaul of the 1997 version, and was adopted in 2003. These were reviewed for this application. No zoning districts at that time or since have listed outdoor storage of construction material or debris as a permitted use. The 1992 ordinance includes the following as a conditional use in the LI zone: "Open storage of materials and equipment when fenced and screened relating to the principal use." The 1997 ordinance includes, as a conditional use in the LI zone, "Open and outdoor storage as an accessory use"provide it meets specific screening, fencing, surfacing, lighting, and parking conditions. These conditions were amended and made more restrictive in 2000. The 1971 ordinance includes "Land Reclamation and Land Grading", defined as "the reclaiming of land by depositing or moving material so as to alter the grade." Land reclamation was allowed by conditional use permit in all districts. In addition: "Depositing a total of more than fifty(50) cubic yards of material per acre, either by hauling in or regarding the area, shall constitute land reclamation." This text remained in the 1992 ordinance.