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Mixed Use (CMU) land use designation of newly-adopted Comprehensive Plan. Planning Division staff anticipates, therefore, that in the coming months the City will be rezoning the property to a zoning classification that has not yet been defined but that will be consistent with the CMU land use designation, which may cause the outdoor storage to become a legal, nonconforming use. 6.2 Whereas the permanent approval of the proposed outdoor storage as a coNDiT1oNAL usE might inadvertently create a long-term nonconformity once the zoning regulations have been updated, approval of the outdoor storage as an INTExiM usE would avoid this perceived problem by ensuring that the approval expires on a pre-determined date or when the use is discontinued, whichever comes first. Since Soater's Outlet has proven to be a stable and cooperative business since the use was first approved in 2004, Planning Division staff recommends approving the INTExiM usE with the m�imum duration of 5 years. If the respective owners of the business and of the property agree that the use should continue beyond the 5-year limit, they may apply for renewed approval of the INTERIM USE. 6.3 The aerial photo (included with this staff report as Attachment S) shows that the boats are tightly arranged in the storage area of the parcel, and the business owner proposes to continue this arrangement. Roseville's Fire Marshal has confirmed that he does not have any concern about the ability to respond with fire apparatus in the event that a fire breaks out among or around the boats. 6.4 Outdoor storage uses are required to be screened to a height of at least 8 feet by opaque fences or walls. The existing fabric screening over the chain-link fence facing County Road C was approved in the previous Interim Use Permit as satisfying the screening requirements for outdoor storage uses. Opaque screening was not required along the eastern, northern, and western sides of the property because these all face other industrial properties or the truck delivery lane behind the neighboring shopping center and are largely outside of public view. Planning Division staff continues to support such screening and recommends simply requiring that the material be maintained or replaced with other screening products allowed by the zoning code to ensure adequate screening for as long as the use is continued. 7.O PUBLIC HEARING The duly-noticed public hearing for this application was held by the Planning Commission on December 16, 2009. No one attending the public hearing commented on the issue, but one email was sent to Planning Division staff by a nearby property owner supporting the proposed outdoor storage as an appropriate use of the property. After a brief discussion the Planning Commission voted unanimously (i.e., 6-0) to recommend approval of the proposed INTExiM usE, subject to the conditions in Section 8 of this report. PF09-025_RCA_122109 (2).doc Page 3 of 4