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traveled roadway makes the outdoor storage unnoticeable when viewed during leaf-off <br />conditions. The designated outdoor storage areas, and a condition limiting outdoor storage to <br />vehicles in good repair and currently licensed, will ensure it does not become detrimental to the <br />public. <br /> <br />(2) That the special use will not be injurious to the use and enjoyment of other property in the <br />immediate vicinity for the purposes already permitted, nor substantially diminish and impair <br />property values within the neighborhood. <br /> <br />Staff finds this criterion to be met. The special use will not negatively impact the use and <br />enjoyment of other property in the immediate vicinity. The most impacted users are of an <br />industrial nature, and the outdoor storage will not be visible by the residential users to the north. <br />The new, more modern building will improve the aesthetics of the area and likely contribute <br />positively within the neighborhood. <br /> <br />(3) That the establishment of the special use will not impede the normal and orderly development <br />and improvement of the surrounding property for uses permitted in the district. <br /> <br />Staff finds this criterion to be met. Generally, the surrounding area is fully developed. There is <br />some vacant land to the west, which his zoned industrial with industrial uses surrounding. The <br />development of this vacant land will not be negatively impacted by the proposed outdoor <br />storage. <br /> <br />(4) That adequate utilities, access roads, drainage and/or necessary facilities have been or are <br />being provided. <br /> <br />Staff finds this criterion to be met. The existing driveway into the property will be sufficient to <br />access the proposed building. The City Engineer as provided comment on utilities and drainage, <br />with recommendations noted for incorporation into final plans. <br /> <br />(5) That the special use shall in all other respects conform to the applicable regulations of the <br />district in which it is located. <br /> <br />Staff finds this criterion to be met. A full Site Plan analysis is provided in this report, confirming <br />compliance with all other applicable standards. <br /> <br />To conclude, based upon a condition of approval designating certain areas for outdoor storage, <br />and that all storage consist of licensed and operable vehicles, staff finds all special use permit <br />criteria to be met and would recommend approval. <br /> <br />STAFF RECOMMENDATION <br />Staff recommends approval of the Site Plan and Special Use Permit, subject to the following <br />conditions: <br />1. The Site Plan is developed in accordance with the plans submitted and made as <br />Attachments to this report. <br />2. Any substantive changes to the Site Plan as a result of civil (storm water or utilities) or <br />structural requirements (geotechnical), the Site Plan must be reconsidered before the <br />Planning Commission and City Council.