Agenda - Planning Commission - 07/23/2026

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6. 1. Regular Planning Commission Meeting Date:07/23/2026 Primary Strategic Plan Initiative:Promote economic growth and development. Information Title: Wildlife Research - 14485 Azurite St. NW - Conditional Use Permits for Outdoor Storage and Multiple Principal Structures on One Lot. Purpose/Background: Wildlife Research has been located at 14485 Azurite St. NW for several years. The manufacturing company has been growing and is currently out of space. They would like to expand at their location--both with an expansion of the existing building and with the construction of a detached warehouse building. The company's proposed plan includes two components that are considered conditional uses and therefore require a Conditional Use Permit (CUP) for both multiple principal structures on a parcel and outdoor storage. The building expansion, itself, is a permitted use and will be reviewed administratively (grading and drainage, landscaping, lighting, utilities, etc.). Wildlife Research is purchasing a 1.93-acre piece of City-owned property to the east. This property will be combined with their existing property via a minor plat that was approved on July 14. Overview The existing 40,000 square foot building is proposed to nearly double by adding 36,000 square feet, mostly for warehouse and shipping. The existing 40-space parking lot on the west side of the site is oversized for their current needs and can accommodate any additional employees that may result from this expansion, though none are anticipated in the near-term. Stormwater is held in a regional basin across Azurite Street to the west and will be expanded by the applicant to accommodate this project. The proposed landscape plan will be reviewed by the Environmental Policy Board (EPB) on July 20. Outdoor Storage As noted in a previous related case, the property has a small area of outdoor storage that pre-dates the current outdoor storage regulations. Wildlife Research would like to shift and slightly expand the storage area, mainly used for material bins and containers. The current regulations require a 5-acre minimum lot area to qualify for screened accessory outdoor storage, but that exceeds what the proposed lot area would have after the replat. The Planning Commission recommended a Code Amendment to lower the threshold to one acre at its meeting on June 25. The City Council will consider the ordinance at its meetings on July 14 and 28. Should the Code Amendment be approved on July 28, then the proposed shift and expansion could be allowed. For purposes of this public hearing, please assume the amendment will be approved by Council. If the amendment does not get approved, Wildlife Research will keep the same area as they have currently, but shift to the proposed location as authorized by the City Attorney for legal non-conforming accessory uses. The outdoor storage area will be enclosed by a chain-link fence and screened with several trees. As proposed, the outdoor storage area appears to meet the requirements set forth in the performance standards of Section 106-525. Multiple Principal Structures on One Lot Wildlife Research would like to construct a separate 13,500 square foot warehouse building on the east side of the property. City Code allows for accessory structures to accompany business structures, but the proposed warehouse building exceeds the threshold to be considered accessory by zoning (10 percent of the main building). Being large enough to be operational on its own and exceeding the accessory limit, this warehouse building will be considered another principal structure. City Code Section 106-301 states that only one principal