HomeMy WebLinkAbout4B 5714 Graystone Court CUPs
4646 Dakota Street SE
Prior Lake, MN 55372
PLANNING COMMISSION AGENDA REPORT
MEETING DATE: May 13, 2024
AGENDA #: 4B
PREPARED BY:
PRESENTED BY:
PAUL MORETTO, PLANNER
PAUL MORETTO
AGENDA ITEM: PUBLIC HEARING TO CONSIDER A RESOLUTION APPROVING A CON-
DITIONAL USE PERMIT IN THE C-3 (BUSINESS PARK) ZONING DIS-
TRICT TO ALLOW OUTDOOR STORAGE, CLASS II AND A CONDI-
TIONAL USE PERMIT TO ALLOW GRADING AND REMOVAL IN EXCESS
OF 400 CUBIC YARDS AT LOT 1 BLOCK 1 OF DEERFIELD INDUSTRIAL
PARK 3RD ADDITION, 5714 GRAYSTONE COURT SE
DISCUSSION: Introduction
On-Site Engineering and Forensic Services, Inc. has applied for a conditional
use permit to allow class II outdoor storage on a site located at 5714 Gray-
stone Court, within the Deerfield Industrial Park. Currently, the site contains
an 8,022 square foot structure (6,780 sq ft. at the foundation) and was ap-
proved for a conditional use permit for outdoor storage class I on January 14,
2007.
The property is zoned C-3 (Business Park). Outdoor storage is permitted with
a Conditional Use Permit in the C-3 district, subject to the following conditions:
1122.1403(2) Outdoor Storage, Class II:
A. The receiving, keeping, or shipping of goods and materials outside of
an enclosed building where such use occupies an area larger than 50%
of the floor area of the principal structure. Outdoor storage includes
only the unloading, loading, and keeping of materials; may include stor-
age yards for contractors, equipment, lumber, landscaping materials,
construction materials and shipping materials and containers. Storage
of unlicensed or inoperable vehicles or other materials typically asso-
ciated with a junkyard or salvage yard are excluded.
B. Zoning District and Conditions:
1. Conditional use in C-3 with the following conditions:
a. Outdoor storage areas shall be screened from view of all adja-
cent property and public streets. Outdoor storage areas shall be
screened by a 100% solid fence or wall of at least 6 feet in
height. Privacy slats, wind screening or other fence inserts, com-
monly used with chain link fencing, shall not be used to achieve
this screening requirement.
2
b. All outdoor storage areas adjacent to a residential Zoning Dis-
trict shall meet the required building setbacks for the Industrial
Zoning District; in all other instances outdoor storage shall meet
the required parking setback.
c. Storage or parking of vehicles larger than one (1) ton capacity
may be stored, provided that such vehicles are used in connec-
tion with a business located in the principal structure on-site and
are screened from view of adjacent residential property and pub-
lic streets in accordance with the landscaping and screening re-
quirements of the Zoning Code.
Additionally, grading in excess of 400 cubic yards is a conditional use per
section 1151.200.
History
The property is zoned C-3 (Business Park) and is guided Planned Industrial
on the 2040 Comprehensive Plan Land Use Map. A CUP was approved on
January 14, 2007 for Outdoor Storage, Class I. This allows for outdoor storage
but limits the area of storage to less than 50% of the primary build area.
Current Circumstances
Total Site Area: The total site is approximately 1.09 acres.
Topography: The site is relatively flat. The site was graded previously as
part of the Deerfield Industrial Park development and the initial building con-
struction in addition to the existing conditional use permit. As part of this pro-
ject, a request for a conditional use permit has been sought for grading is
excess of 400 cubic yards; the applicant is proposing grading of 640 cubic
yards. A wall is proposed at the northern area of the site to hold grade which
is planned to be less than 4 feet tall.
Access: Access to this property is from Graystone Court.
Wetland: There are no wetlands present on the site.
Adjacent Existing Uses, Land Use, and Zoning:
Existing Use Land Use Designa-
tion
Zoning
West Mesenbrink Storage
Condos
I-PI (Planned Indus-
trial)
C-3 (Business
Park)
East Cutting Edge (Light
Manufacturing)
I-PI (Planned Indus-
trial)
C-3 (Business
Park)
North City Maintenance Fa-
cility
I-PI (Planned Indus-
trial)
C-3 (Business
Park)
3
South CIK Holdings I-PI (Planned Indus-
trial)
C-3 (Business
Park)
ANALYSIS:
On-Site Engineering and Forensic Services, Inc. conducts investigative work
that requires the applicant to maintain evidence for a specific time period be-
fore disposing of the items. This fact, along with the need to keep trailers on
the premises for maneuvering items in and out of the building, the applicant is
asking for approval of a CUP to allow outdoor storage exceeding 50% of the
principal structure. There is an outdoor storage area that is enclosed on three
sides and there is a 6-foot-high board on board fence. A six-foot high board
on board wooden fence is required on the west and southwest rear yard pe-
rimeter of the property to provide screening as a required condition of the
CUP.
Setbacks: Parking setbacks along the property line will be maintained at 10’
and no buffer yard is required as the adjacent parcels are zoned C-3. The
subject parcel is not in the shoreland overlay district and is not regulated by
impervious surface requirements. Planned impervious surface will be under
75%.
Parking: The outdoor storage area is being proposed in the rear yard of the
building over a portion of a paved area that contains five existing parking
spaces. In 2005, when the applicant received site plan approval they pro-
posed 13 parking spaces. City Code only requires 10 spaces for the configu-
ration of the current use.
In addition to the initial 10 spaces, the Code requires one (1) parking space
for each 20,000 square feet of land devoted to outdoor storage. If the CUP is
granted, the parking requirements will be met with the existing 13 parking
spaces.
Storm Water: Storm water infiltration was previously addressed as part of
the Deerfield Industrial Park.
Signs: The applicant had wall signage approved in 2005. No additional sign-
age is being requested as a part of this application.
Landscaping: The originally approved landscape plan showed seven (7)
blue spruce trees along the west and southwest corners of the site perimeter.
In addition, the applicant planted five (5) additional blue spruce trees along
the perimeter of the property, immediately adjacent to the proposed outdoor
storage area. No additional planting is proposed or required.
Lighting: The applicant is not proposing to add any additional lighting.
4
A site visit was conducted on May 3, 2024.
ISSUES: This project includes a request for a conditional use permit for class II outdoor
storage and grading in excess of 400 cubic yards. The current storage area is
15,899 square feet including parking lots and driveway. There is a 5,639
square foot gravel parking lot, which is to be paved as part of this project.
This would bring the total storage area of the lot to 25,945 square feet or
54.67% of the lot. This additional space would exceed 50% of the primary
building area, requiring the conditional use permit for class II outdoor storage.
Conclusion
Overall, staff believes the outdoor storage and the proposed grading in excess
of 400 cubic yards is consistent with the intent of the C-3 Use District provided
conditions of approval are met. Based upon the findings set forth in this report,
staff recommends approval of the Conditional Use Permits. In order to meet
the above-listed criteria, staff recommends the following conditions for the
conditional use permit for Outdoor Storage, Class II:
➢ Outdoor storage areas shall be screened by a 100% solid fence or wall of
at least 6 feet in height. Privacy slats, wind screening or other fence in-
serts, commonly used with chain link fencing, shall not be used to achieve
this screening requirement.
➢ All outdoor storage areas adjacent to a residential Zoning District shall
meet the required building setbacks for the Industrial Zoning District; in all
other instances outdoor storage shall meet the required parking setback.
➢ Storage or parking of vehicles larger than one (1) ton capacity may be
stored, provided that such vehicles are used in connection with a business
located in the principal structure on-site and are screened from view of
adjacent residential property and public streets in accordance with the
landscaping and screening requirements of the Zoning Code.
➢ A permit will be required for any wall exceeding four feet.
Staff recommends the following conditions for the conditional use permit for
grading in excess of 400 cubic yards:
➢ The filling and removal must be done according to plans approved by the
City Engineering Department.
➢ The cleanup of fill material resulting from spills or general transportation of
fill on any public road shall be the responsibility of the applicant.
➢ The Conditional Use Permit is subject to the issuance of required permits
from all applicable governmental agencies.
➢ The CUP is valid for one year for land reclamation but is revocable at any
time for noncompliance with any condition contained herein. At the expira-
tion of its one (1) year term, the property owner may make an application
to the City to renew the CUP. The initial approval of this CUP does not
create any right, in law or equity, to the renewal thereof.
5
ALTERNATIVES: 1. If the Planning Commission finds the requested conditional use permit is
warranted in this case, a motion and a second to adopt a resolution ap-
proving the conditional use permit requested for 5714 Graystone Court
with the listed conditions.
2. If the Planning Commission finds the requested conditional use permit is
not warranted in this case, a motion and a second to deny the conditional
use permit requested based on findings of fact.
RECOMMENDED
MOTIONS:
3. If the Planning Commission would like additional information from the ap-
plicant about the requested conditional use permit, a motion and a second
to table or continue discussion of the item for specific purpose as directed
by the Planning Commission.
Alternative No. 1
ATTACHMENTS: 1. Resolution 24-04PC
2. Location Map
3. Narrative
4. Existing Residence Survey Dated 01-23-19
5. Existing and Proposed Residence Survey Dated 06-18-2020
6. Proposed Elevations & Floor Plan
S
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DRAINAGE AND UTILITY EASEMENTS ARE SHOWN THUS:
BEING 10 FEET IN WIDTH AND ADJOINING LOT LINES, AND
BEING 10 FEET IN WIDTH AND ADJOINING PUBLIC WAYS,
UNLESS OTHERWISE INDICATED ON THIS PLAT.
10
10
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#104
#122
#123
#124
#125
#128
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#116
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#110
TREE INVENTORY
NUMBER TYPE D.B.H
#101 CRABAPPLE 6"
#102 CRABAPPLE 6"
#103 CRABAPPLE 6"
#104 CRABAPPLE 6"
#105 SPRUCE 12"
#106 SPRUCE 12"
#107 SPRUCE 12"
#108 SPRUCE 12"
#109 SPRUCE 12"
#110 SPRUCE 10"
#111 SPRUCE 10"
#112 SPRUCE 12"
#113 SPRUCE 12"
#114 CRABAPPLE 6"
#115 CRABAPPLE 6"
#116 CRABAPPLE 6"
#117 CRABAPPLE 6"
#118 CRABAPPLE 6"
#119 CRABAPPLE 6"
#120 CONIFER 6"
#121 CONIFER 6"
#122 CONIFER 6"
#123 MAPLE 14"
#124 CRABAPPLE 10"
#125 SPRUCE 12"
#126 SPRUCE 12"
#127 SPRUCE 12"
#128 SPRUCE 12"
#129 SPRUCE 12"
#101 #102
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#5714 GRAYSTONE CT. SE
BUILDING FOOTPRINT=6,798 SF
12"HDPE
15"
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15"
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15
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18
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ELECTRIC GATE
CONTROL BOX
SITE BENCHMARK #1:
T.N.H.=956.93
SITE BENCHMARK #2:
STORM M.H.
RIM=953.91
INV.=949.56
STORM M.H.
RIM=952.92
INV.=950.02
STORM C.B.
RIM=954.15
INV.=949.08
*STANDING
WATER IN PIPE
STORM C.B.
RIM=953.12
INV.=949.22
*STANDING
WATER IN PIPE
STORM M.H.
RIM=954.05
INV.=949.05
STORM C.B.
RIM=953.52
INV.=948.0
STORM C.B.
RIM=952.26
INV.=950.3
STORM C.B.
RIM=952.02
INV.=949.1
955.9TC
955.4TC
954.9TC
955.2TC
954.3TC
954.1TC
956.2TC
955.8TC
955.1TC
954.6TC
953.7TC
953.3TC
953.3TC
953.0TC
953.2TC
952.7TC
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954.2TC
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954.3TC
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953.8TC
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SAN M.H.
RIM=954.38
INV.=943.7
SAN CLEANOUT
RIM=953.76
955.3
955.5
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954.1
954.4
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954.5
958.7
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954.6
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955.4G
954.7G
954.5G
954.2G
953.8G
953.6G
953.2G
954.1G
954.6G
955.3G
955.7G
956.0G
955.3G
955.0G
955.4G
955.3G
954.0G
954.1G
954.3G
954.5G
952.8G
952.9G
952.8G
952.7G
953.4G
954.4G
953.7G
953.6G
953.5G
953.8G
953.9G
954.0G
953.7G
953.3G
953.3G
953.6G
954.1G
954.4G
954.9G
955.4G
954.5G
957
958
958
956
957
9
5
6
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958
956
955
957
958
957
958
956
955
957
958
957
954
95
4
95
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954
954
956
9
5
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956
95
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95
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954
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95
4
95
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954
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955
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95
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956
PROPERTY DESCRIPTION
1" = 20'
CME
SCALE
DRAWN
REFERENCE
5714 Graystone Court SE
Prior Lake, MN 55372
SITE ADDRESS
SITE BENCHMARK
#1: T.N.H. at the southeast corner of subject property. Elevation = 956.93.
#2: Storm manhole rim in rear of subject property. Elevation = 952.92.
Lot 1, Block 1, DEERFIELD INDUSTRIAL PARK 3RD ADDITION,
Scott County, Minnesota.
04-10-2024
I hereby certify that this survey, plan, or report was prepared by me or under my
direct supervision and that I am a duly registered Land Surveyor under the laws of
the State of Minnesota.
Woodrow A. Brown, R.L.S. MN REG 15230
W. BROWN LAND SURVEYING, INC.
Dated:
EXISTING CONDITION SURVEY for:
ONSITE ENGINEERING
SCALE IN FEET
20020 40
N
W
B
Bloomington, MN 55425
Email: INFO@WBROWNLANDSURVEYING.COM
Ph: (952) 854-4055
WBROWNLANDSURVEYING.COM
W. BROWN LAND SURVEYING, INC.
8030 Old Cedar Avenue So., Suite 228
1 of 1 24x36
93-24
189/10
JOB NO.
BOOK/PAGE
SHEET
GENERAL NOTES:
·Existing building dimensions are measured to siding and not building foundation.
·No title commitment was provided and no research was performed for any easements
not shown on this survey.
·Location of utilities shown are from observed evidence in the field and/or plans
furnished by others and are considered approximate. Gopher State One Call or a
private utility locator should be contacted to locate utilities on site before excavation.
LOT AREA:
Lot Area = 47,459 SF or 1.09 Acres
REMARKSDATE
REVISIONS
LEGEND
Fence
Storm Catch Basin
Water Main
Gas Line
Sanitary Sewer
Storm Sewer
Storm Manhole
Sanitary Manhole
Water Shutoff Valve
Guard Post
Existing Elevation
Gas Meter
Hydrant
Top of Curb Elevation
DYH
Set Iron Monument
Inscribed R.L.S 15230
Found Iron Monument
Existing Contour
Gutter Elevation
900
900.0
900.0TC
900.0G
SS
ST
W
G
Treeline
Utility PedestalU
S
ST
S Sanitary Cleanout
Post Indicator Valve
#5722
* Standing water observed in storm sewer pipe several days after rainfall event.
1
4646 Dakota Street SE
Prior Lake, MN 55372
RESOLUTION 24-04PC
A RESOLUTION TO APPROVE A CONDITIONAL USE PERMIT TO ALLOW GRADING AND
LAND RECLAMATION IN EXCESS OF 400 CUBIC YARDS AND CLASS II OUTSIDE
STORAGE AT 5714 GRAYSTONE COURT SE
Motion By: Second By:
WHEREAS, The Prior Lake Planning Commission conducted a public hearing on May 13,
2024 to consider a request Michelle Choudek to approve a Conditional Use Permit
(CUP) to allow:
1) Grading and land reclamation in excess of 400 cubic yards
2) Outdoor Storage, Class II
at 5714 Graystone Court SE, Prior Lake, MN 55372. The property is legally
described as:
Lot 1 Block 1, Deerfield Industrial Park 3rd Addition (PID 254280010); and
WHEREAS, Notice of the public hearing on said CUP was duly published in accordance with
the applicable Prior Lake Ordinances; and
WHEREAS, The Planning Commission proceeded to hear all persons interested in this CUP,
and persons interested were afforded the opportunity to present their views and
objections related to the CUP; and
WHEREAS, The Planning Commission finds the proposed CUP is compatible with the stated
purposes and intent of the Zoning Ordinance as they relate to conditionally
permitted uses, and further, that the proposed CUP meets the criteria for approval
of CUP as contained in Subsection 1151.200 of the Prior Lake Zoning Ordinance.
NOW THEREFORE, BE IT HEREBY RESOLVED BY THE PLANNING COMMISSION OF
PRIOR LAKE, MINNESOTA as follows:
1. The recitals set forth above are incorporated herein.
2. The Planning Commission hereby adopts the following findings:
a) The use is consistent with and supportive of the goals and policies of the
Comprehensive Plan.
One goal of within the 2040 Comprehensive Plan is to “maintain and promote safe, sound,
and connected land use.” A purpose of the review of this Conditional Use Permit is to
ensure that erosion control and adequate storm water analysis is completed to ensure no
negative impacts to the overall area. It also provides for the notification of the project to
the surrounding properties regarding the activity which is proposed.
2
b) The use will not be detrimental to the health, safety, morals, and general welfare of
the community as a whole.
Based on staff review, the proposed use will not be detrimental to the health, safety,
morals and general welfare of the community. The conditions of the approving resolution
are intended to ensure ongoing protection of the community.
c) The use is consistent with the intent and purpose of the Zoning Code and the Use
District in which the Conditional Use is located.
Section 1140.600 of the Zoning Code allows Grading, Filling and Land Reclamation of
over 400 cubic yards as a Conditional Use within any zoning district. Outdoor Storage,
Class II is a conditional use in the C-3 zoning district. The conditions set forth in the Zoning
Code will be met with the issuance of the Conditional Use Permit.
d) The use will not have undue adverse impacts on governmental facilities, services,
or improvements which are either existing or proposed.
The use will not have adverse impacts on governmental facilities.
e) The use will not have undue adverse impacts on the use and enjoyment of
properties in close proximity to the conditional use.
The use will not have undue adverse impacts on the use and enjoyment of properties in
close proximity as long as all conditions of approval are adhered to, including but not
limited to erosion control requirements and cleanup of any streets in the project area.
f) The use is subject to the design and other requirements of site and landscape plans
prepared by or under the direction of a professional landscape architect, or civil
engineer registered in the State of Minnesota.
The grading is related to the construction of a storage area and parking lot. A Site plan is
on file with the city.
g) The use is subject to drainage and utility plans prepared by a professional civil
engineer registered in the State of Minnesota which illustrate locations of city water,
city sewer, fire hydrants, manholes, power, telephone and cable lines, natural gas
mains, and other service facilities.
The applicant has submitted a civil site plan with details.
h) The use is subject to such other additional conditions which the Planning
Commission may find necessary to protect the general welfare, public safety and
neighborhood character. Such additional conditions may be imposed in those
situations where the other dimensional standards, performance standards,
conditions or requirements in this Ordinance are insufficient to achieve the
objectives contained in subsection 1108.202. In these circumstances, the City
Council may impose restrictions and conditions on the CUP which are more
stringent than those set forth in the Ordinance and which are consistent with the
general conditions above. The additional conditions shall be set forth in the CUP
approved by the City Council.
Additional conditions to ensure the protection of the general health, safety and welfare of
the public are included as part of the CUP Resolution. These conditions include approval
of permits from other governmental agencies and approval of a City grading permit and a
CUP for Outside Storage, Class II.
3. The CUP for grading is hereby approved, subject to the following conditions:
a. The filling and removal must be done according to plans approved by the City
Engineering Department.
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b. The cleanup of fill material resulting from spills or general transportation of fill on any
public road shall be the responsibility of the applicant.
c. The Conditional Use Permit is subject to the issuance of required permits from all
applicable governmental agencies.
d. The CUP is valid for one year for land reclamation but is revocable at any time for
noncompliance with any condition contained herein. At the expiration of its one (1)
year term, the property owner may make an application to the City to renew the CUP.
The initial approval of this CUP does not create any right, in law or equity, to the
renewal thereof.
4. The CUP for Outdoor Storage, Class II is hereby approved, subject to the following
conditions:
a. Outdoor storage areas shall be screened by a 100% solid fence or wall of at
least 6 feet in height. Privacy slats, wind screening or other fence inserts,
commonly used with chain link fencing, shall not be used to achieve this
screening requirement.
b. All outdoor storage areas adjacent to a residential Zoning District shall meet
the required building setbacks for the Industrial Zoning District; in all other
instances outdoor storage shall meet the required parking setback.
c. Storage or parking of vehicles larger than one (1) ton capacity may be stored,
provided that such vehicles are used in connection with a business located in
the principal structure on-site and are screened from view of adjacent
residential property and public streets in accordance with the landscaping and
screening requirements of the Zoning Code.
d. A permit will be required for any wall exceeding four feet.
PASSED AND ADOPTED THIS 13th DAY OF MAY 2024.
_______________________________
Jason Tschetter, Commission Chair
ATTEST: _________________________________
Casey McCabe, Community Development Director
VOTE Ringstad Tschetter Kallberg Johnson Tennison
Aye ☐ ☐ ☐ ☐ ☐
Nay ☐ ☐ ☐ ☐ ☐
Absent ☐ ☐ ☐ ☐ ☐
Abstain ☐ ☐ ☐ ☐ ☐