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Planning Commission Minutes Page 5 August 22,2017 • that there are a number of differences in the Ellendale location and the proposed Elk River location,in that the Ellendale store is a truck stop and located on the interstate. Bob Rudy, 17187 Yale Street—stated that he felt the proposed Casey's did not fit the neighborhood ambience, since Yale is a residential street. He felt small offices were a more appropriate use. He stated that the NAPA store traffic is limited, since they mostly do parts delivery and there is little walk-in retail traffic. He urged the Planning Commission not to approve the application, stating that Casey's should find another spot in Elk River to locate a store. Commissioner Rydberg stated that he had concerns with the ingress and egress and felt that it was a compact site. He stated that he could see cars making u-turns to get back to the stoplight. He questioned what MnDOT's comments were on the project. Ms. Simon stated that staff is waiting for comments from MnDOT and the 30-day window for comment is still open. Commissioner Larson-Vito stated she was unsure if this use was a good fit,but that the fact that there was a gas station in the area was not a good reason to deny the application. There being no additional public comment,Chair Johnson closed the public hearing. Motion by Commissioner Larson-Vito and seconded by Commissioner Konietzko to recommend denial of the request by Casey's Retail Company for a Conditional Use Permit for a gas station/convenience store based on the fact that the request does not meet No. 1 of the criteria for granting a Conditional Use Permit, as follow: 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. Motion carried 6-1. Chair Johnson opposed. 4.5 Satellite Shelters— Outlot D, Cascade Industrial Park • Ordinance Amendment to allow outdoor storage as principal use in 1-3 General Industrial Zoning District, Case No. OA 17-10 • Conditional Use Permit for outdoor storage of office trailers, Case No. CU 17-20 The staff report was presented by Chris Leeseberg. Staff recommended denial of the ordinance amendment based on the findings listed in the staff report. Commissioner Rydberg asked how large of a building the applicant would have to build in order to be considered a principal use. Mr.Leeseberg explained that the use if the building would have to be a permitted use and follow the design standards. 1111 Chair Johnson opened the public hearing.