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XCEL Site Plan- Phase 4 <br />Page 2 <br />The site plan shows an expanded location northwest of the building for small house simulators <br />for gas leak training. This will allow training for commercial and residential simulation of gas <br />leak detection and repair. The plan shows that there will be 16 house/building simulators on site <br />and each simulator will be approximately 100 square feet. Although the design of the house <br />simulators has not been finalized, the applicant has stated they will be designed like typical <br />residential sheds. Staff has included a condition in the resolution that the final design and <br />location of the house simulators shall be reviewed and approved by staff prior to installation. <br />There have been modifications to the previously approved site plans to account for the addition <br />to meet applicable zoning requirements. The applicant has stated that there is potential for future <br />phases. Each phase will be required to formally apply for site plan approval for consideration by <br />the Planning Commission and City Council. The full build out of the site plan proposed will <br />include approximately 53,000 square feet of building. <br />3. CONTEXT: <br />A. Surrounding Land Use and Zoning <br />The properties to the south are zoned Planned Unit Development (PUD) and are occupied by <br />townhome developments. The properties to the east and north are zoned General Industrial (I-3) <br />and are occupied by industrial businesses and a vacant parcel. The property to the west is zoned <br />Large Lot Single Family Residential (R-1) and is occupied by the City owned Clearwater Creek <br />Preserve Park. <br />B. Existing Site Characteristics <br />The training center is currently constructed on the property. Wetlands and wooded areas are <br />located on the south and west sides of the property. <br />4. ANALYSIS: <br />A. Level of City Discretion in Decision -Making <br />The City's discretion in approving or denying a site plan is limited to whether or not the <br />proposed project complies with the Comprehensive Plan and Zoning Ordinance requirements. If <br />it meets these standards, the City must then approve the site plan. <br />The City's discretion in approving or denying a conditional use permit is limited to whether or <br />not the proposed application meets the standards outlined in the Zoning Ordinance. If it meets <br />these standards, the City must approve the conditional use permit. <br />B. Consistency with Ordinance Standards <br />Site Plan <br />The application complies with the ordinance standards as follows: <br />