08-11-2016 Planning Commission Packet

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NORTHWEST ASSOCIATED CONSULTANTS, INC. __________________________________________________________________ 4150 Olson Memorial Highway, Ste. 320, Golden Valley, MN 55422 Telephone: 763.957.1100 Website: www.nacplanning.com PLANNING REPORT TO: Little Canada Planning Commission FROM: Stephen Grittman / Ryan Grittman DATE: August 3, 2016 RE: Little Canada - Lapham Hickey Steel – Site Plan Review and Variance (3250 Spruce Street) FILE NO: 758.09 – 16.16 BACKGROUND Lapham – Hickey Steel has submitted an application for a building and site plan review and variance for property located at 3250 Spruce Street in the City of Little Canada. Lapham – Hickey Steel is a manufacturer and fabricator of steel. The proposed site plan is for a building expansion, with 18,990 square feet of additional space. The applicants have purchased a parcel of land to the north of their existing site and are seeking an administrative lot combination as part of the project to expand their building onto this parcel. The site is zoned I-P Industrial Park. Under the I-P zoning district, manufacturing and warehousing are allowed uses. The site is currently occupied by an industrial building with approximately 50,725 square feet. The site is adjacent to PUD (industrial) zoning to the east; I-P zoning to the south; a large out lot to the west; and a frontage road for Interstate 694 to the north. Attached for reference: Exhibit A: Applicant’s Narrative Exhibit B: Site Plan Exhibit C: Site Survey ISSUES ANALYSIS Comprehensive Plan. The Comprehensive Plan for the City of Little Canada identifies redevelopment as a priority for the City. The Comprehensive Plan also notes that there are few vacant parcels left in the City. The applicant’s proposal fits with the goals of the Comprehensive Plan.