5.2. PCSR 09-26-2023Request for Action
To Item Number
Planning Commission 5.2
Agenda Section Meeting Date Prepared by
Public Hearings September 26, 2023 Chris Leeseberg, Senior Planner
Item Description Reviewed by
Thunderstruck Exteriors, Inc. – 10835 170th Zack Carlton, Community Development Director
Ave. NW
Reviewed by
Conditional Use Permit for Warehouse
Space, Case No. CU 23-21
Action Requested
Recommend, by motion, approval of the Conditional Use Permit with
the following conditions to satisfy the standards set forth in Section
30-654:
1. All driving, parking, and storage areas shall be bounded by
B612 concrete curb and gutter.
2. The fenced outdoor storage area shall be:
a. Limited to 3,000 square feet.
b. Fenced with a 6-7 foot tall 100% opaque fence with
gates, to be closed when not in use.
c. Be paved with an approved surface (Class 5, concrete,
asphalt, or crushed concrete/asphalt).
3. Wetland boundaries shall be marked with flags and silt fence
shall be installed at the 25-foot wetland buffer edge prior to any
construction activity on site.
Background/Discussion
The property is zoned Focused Area Study-H (FAST) where
warehousing exceeding 50 percent of the total building floor area (up
to a maximum of 65 percent) and outdoor storage requires a
Conditional Use Permit (CUP). The applicant is seeking a CUP to
construct an approximately 9,100 sq.ft. building with outdoor storage
for storage of their exterior building products. The building will have
63% warehouse space and be clad with the varying products they offer.
Access to the parcel will be from an access drive on the west side of the parcel. The submitted site plan shows 16
parking stalls for the building which meet the ordinance requirements. Staff has concerns regarding how vehicles
will back out of the stalls/parking area from the angled parking on the north end of the building and recommend
the applicant evaluate the configuration.
The Elk River Vision
A welcoming community with revolutionary and spirited resourcefulness, exceptional
service, and community engagement that encourages and inspires prosperity.
Updated: August 2020
The proposed building materials are vertical steel siding with stone veneer wainscoting on the main office portion
of the building and a metal shake roof. Staff will confirm the final building materials will meet the design standards
of the zoning district.
Outdoor Storage
The applicant is proposing outdoor storage of equipment on the south side of the building. This area needs to be
clearly identified on the site plan. The outdoor storage ordinance Section 30-807 states the following: Outdoor
storage areas shall be completely screened from view within all public rights-of-way and commercial or residentially zoned parcels. This
area should also be paved with an approved surface and be bounded by B612 concrete curb and gutter.
Applicable Regulations
In approving a Conditional Use Permit, the council may impose such specific conditions with regard to the
development or operation of the proposed use as it considers necessary to satisfy the seven standards set forth in
Section 30-654 and the requirements contained in this article and to promote compatibility with and minimize any
potentially adverse effects upon adjacent properties, the neighborhood or the city.
The issuance of a Conditional Use Permit can be ordered only if the use at the proposed location:
1. Will not endanger, injure or detrimentally affect the use and enjoyment of other property in the immediate vicinity or the public
health, safety, morals, comfort, convenience or general welfare of the neighborhood or the city.
The surrounding uses are comprised of truck terminals, manufacturing facility, and automotive
dealerships. The use will not endanger, injure or detrimentally affect the use and enjoyment of other
property in the immediate vicinity or the public health, safety, morals, comfort, convenience, or general
welfare of the neighborhood or the city.
Staff do not see a need to impose specific conditions to satisfy this standard.
2. Will be consistent with the comprehensive plan.
The property is guided as Highway Business which primarily consists of a mix of auto-oriented retail and
service businesses, restaurants, and community and regional scaled shopping centers. Highway business
uses are located along Highway 169 and Highway 10 and have high visibility from these corridors. The use
will be consistent with the comprehensive plan.
Staff do not see a need to impose specific conditions to satisfy this standard.
3. Will not impede the normal and orderly development and improvement of surrounding vacant property.
There are a few vacant parcels in the area which are zoned similarly. The use will not impede the normal
and orderly development and improvement of surrounding vacant property.
Staff do not see a need to impose specific conditions to satisfy this standard.
4. Will be served adequately by and will not adversely affect essential public facilities and services including streets, police and fire
protection, drainage, refuse disposal, water and sewer systems, parks and schools; and will not, in particular, create traffic
congestion or interference with traffic on adjacent and neighboring public thoroughfares.
The use will be served adequately by and will not adversely affect essential public facilities and services
including streets, police and fire protection, drainage, refuse disposal, water and sewer systems, parks and
schools; and will not, in particular, create traffic congestion or interference with traffic on adjacent and
neighboring public thoroughfares.
Staff do not see a need to impose specific conditions to satisfy this standard.
5. Will not involve uses, activities, processes, materials, equipment and conditions of operation that will be detrimental to any
persons or property because of excessive traffic, noise, smoke, fumes, glare, odors, dust or vibrations.
Again, there are truck terminals, manufacturing facilities, and automotive dealerships plus similar allowed
uses for vacant parcels, the use will not involve uses, activities, processes, materials, equipment and
conditions of operation that will be detrimental to any persons or property because of excessive traffic,
noise, smoke, fumes, glare, odors, dust, or vibrations.
Staff do not see a need to impose specific conditions to satisfy this standard.
6. Will not result in the destruction, loss or damage of a natural, scenic or historic feature of major importance.
While grading will occur on site, the use will not result in the destruction, loss or damage of a natural,
scenic or historic feature of major importance. A large portion of the site has wetlands and there is a 45'
setback from all wetland boundaries.
The applicant needs to have wetland boundaries marked with flags and the buffer strip protected with silt
fence prior to any construction activity on site.
7. Will fully comply with all other requirements of this Code, including any applicable requirements and standards for the
issuance of a license or permit to establish and operate the proposed use in the city.
The submitted drawings were prepared by a draftsperson and not a licensed professional. Signed
architectural/engineering drawings will be required for a building permit. The use will fully comply with
all other requirements of this Code, including any applicable requirements and standards for the issuance
of a license or permit to establish and operate the proposed use in the city.
If denial of such a permit should occur, it shall accompany recommendations or determinations by findings or a
report stating how the proposed use does not comply with the standards set forth in Section 30-654.
Financial Impact
None
Mission/Policy/Goal
Responsibly grow
Work with citizens to achieve goals
Attachments
Location Map
Applicant’s Narrative
Site Plans
Architectural Plans/Elevations
Staff Site Plan dated September 26, 2023
CU 23-21 Narrative
Conditional Use Permit for Warehouse use under Current FAST H Zoning to allow for construction of
approx. 9100 sq ft building and outdoor storage. Construction of 37% office 63% storage of indoor
equipment (approx. 5,700 bay space, 3,400 office) and outdoor storage. Warehouse would exceed 50 percent
of the total building floor area at 63% but would not exceed the maximum of 65 percent. Outdoor storage,
would be an accessory to principal conditional use to allow for equipment storage, south side of building. Site
for 8 employees, signage to be approx. 12x16 on building (still in design phase).
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