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KRUNCH Dumpster Company – 3696 Scheuneman Rd/0 Scheuneman Rd Gem Lake Planning Commission 12/02/25 November 26, 2025 Page 8 The proposed building template would require other commercial storage buildings to adhere to the same standards. Section 17.6.4.2 includes criteria to review for amendments to the ordinance, with the Planner’s findings in italics. 1. Adjacent Uses. a. The proposed use of commercial storage with outdoor storage as a conditional use at the applicant’s property would not be expected to impact adjacent uses of auto repair and sales, personal storage, and tool supply as well as the BNSF Railroad. There are single-family and multi-family residential uses approximately 290 feet away from the rear property line separated by screening, the railway, and Hoffman Road. The proposed landscaping and site design provides more of a buffer between the applicant’s properties and their neighbors than the current site. 2. Air and Water Quality. a. There are no changes expected to air quality. Water resources are to address the comments by the City Engineer memo dated November 24, 2025. 3. Traffic Generations. a. Traffic generation is expected to remain the same; the site will have access of Scheuneman Road. 4. Public Safety and Health. a. There are no changes expected to public safety and health. 5. Area Aesthetics. a. The area aesthetics would be improved with the new building type under the proposed improvements by the applicant, with the stormwater features, as conditioned, and additional landscaping than the current site. The commissioners should review and discuss whether additional changes are necessary. 6. Economic Impact on the Entire Area. a. The proposed amendment would be expected to not change or even have a positive economic impact on the surrounding area. The proposed site improvements could lead to more jobs, and an increase in tax base for the city. 7. Consistency with the Comprehensive Plan. a. The Gateway District is set-up to incentivize new and redevelopment of the land around the Highway 61 and County Road E intersection. The 2040 Comprehensive Plan guides the Martz Enterprises, LLC properties (and other parcels on the same block face of Scheuneman Road) as ‘Gateway Zone – Neighborhood Center’ within the Future Land Use Map, which is consistent with the Gateway zones outlined in the Consolidated Land Use Ordinance. The Neighborhood Center is guided for multi-story ‘mixed use’ developments, with commercial/retail on ground floors and residential on floors above. The Gateway District allows for new building type templates to be created to carry out new or redevelopment in the district; the commissioners should review whether the proposed building type template will carry out the intent of the 2040 Plan. Zoning Compliance Request Ordinance Requirements Section 9.2.2.2 states “All new construction, remodeling, or expansion (except for the remodeling or expansion of single-family detached dwellings) within the Gateway District requires a Zoning Compliance Permit. The Zoning Compliance Permit is indefinite in duration and the entitlements stated on the permit shall run with the land. A Zoning Compliance Permit is granted after determination that the proposal complies with all applicable standards set forth within this Section (Thoroughfare Standards, Civic Space Standards, Building Type Standards, Parking, and Design Standards).” Section 9.2.2.6 states “All applicants seeking a Zoning Compliance Permit must submit a development plan with their application.” Requirements of a development plan are found in Section 9. 7.2.