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Commission gives feedback but takes no action on Rogers Ops contractor site with gravel storage
Summary
Staff presented a concept plan for a 26,000‑sq‑ft contractor operations site with large outdoor storage; commissioners raised code and screening concerns about gravel surfacing and storage adjacent to land guided for residential and advised the applicant to pursue a CUP or PUD or revise surfacing and landscaping. No formal action was taken.
City planning staff and commissioners reviewed a concept plan for a contractor operations site (Rogers Ops) at the corner of West French Lake Road and 121st Avenue North. The applicant proposes a 26,000‑square‑foot building (about 8,000 sq ft office and 18,000 sq ft shop/warehouse) on an 8.43‑acre outlot with outdoor equipment storage, employee parking and an 8‑foot screened fence.
Staff highlighted code issues: the I‑1 district standard that parking not be located between a building’s front facade and the street, surfacing requirements that generally require asphalt or concrete for outdoor storage (unless waived through a PUD or variance), and a rule limiting outdoor storage when it abuts land guided for residential. The applicant is requesting flexibility to use compacted gravel or class‑2 material for about 35,000 square feet of outdoor storage to accommodate tracked equipment; staff said such surfacing is not currently permitted without a PUD or variance and requested input.
Applicants explained operational needs: development consultant Tim McShane and owner/operator Mark Mueller (Tel Com Construction) said tracked equipment and frequent unloading make asphalt or concrete impractical because tracks damage hard surfacing. Mueller said most equipment would be smaller dozer‑class or trucks (F‑150/F‑350) and that the fenced area would be screened and kept secure to reduce theft. Commissioners suggested options including a PUD or CUP to manage surfacing exceptions, limiting paved front‑lot storage to supervisor vehicles, requiring screening and opacity on fence sections facing residential guidance, and writing conditions that tie gravel surfacing to specific equipment types or operational practices.
Commissioners also asked staff and the applicant to explore reducing the gravel storage area, shifting parking and fence locations to improve aesthetics and buffer residentially‑guided parcels, and provide more detailed landscaping and stormwater plans at preliminary plat/site plan review. Because the item was a concept review, the commission offered guidance but did not take action; staff will work with the applicant on a subsequent formal application that may include a CUP, PUD, or variance.
