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Sketch Plan Review and Exterior Storage CUP Page 7 8. The proposed use will not damage or reduce the benefits the public receives from public waters. The site is not located adjacent to the public waters. 9. If located in the shoreland overlay district, the waterbody will be able to safely accommodate the number, type, and uses of the watercraft the project will generate. The property is not located within the shoreland overlay district and does not involve watercrafts. 10. If located in the shoreland overlay district, all structures and facilities are screened from view from public waters. The property is not located within the shoreland overlay district. 11. If the permit is to approve a wetlands replacement plan, the plan is in conformance with the rules of the state board of soil and water resources for such plans. The use would not impact any wetlands. 12. The applicant or operator shall obtain all necessary state and local permits for the conditional use. The applicant shall be responsible for all necessary state and local permits. 13. The proposed use is adequately buffered and screened from noncompatible land uses and public rights-of-way. The exterior storage area will be fully screened with an opaque fence and additional landscaping from the surrounding properties. The location of the proposed exterior storage area is behind the principal building and will be located far from the public street. The surrounding properties are industrial users and have similar building to exterior storage ratios on site. The building and proposed screening will create a buffer between the residential and industrial uses. 5. CONCLUSION/ STAFF RECOMMENDATION: The applicant is asking for the Planning Commission to provide comments on the sketch plan. Staff is recommending that Commissioners provide comments on the circulation of the site, the proposed fencing and screening, and access to the site. It is in staff opinion that the application meets of the standards and requirements for approval of a conditional use permit. Staff recommends approval of the conditional use permit subject to the conditions listed in the resolution and draft conditional use permit.