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<br /> <br /> STAFF REPORT <br /> <br /> <br /> <br />TO: Little Canada Planning Commission <br /> <br />FROM: Jessica Jagoe, Associate Planner <br /> <br />DATE: August 4, 2016 <br /> <br />RE: 8 South Owasso Blvd. – Text Amendment & Conditional Use Permit <br />Analysis – <br /> <br />Bob Haselman, President, of Everest Emergency Vehicles, Inc. is requesting a Text Amendment to <br />allow Motor Vehicles Sales and Motor Vehicle Repair Minor as a Conditional Use within the I-P <br />zoning district. In addition, Mr. Haselman is seeking a Conditional Use Permit for outdoor storage <br />within the rear yard at 8 South Owasso Boulevard. <br /> <br />The subject parcel is zoned I-P, Industrial Park and is surrounded by properties of the same zoning <br />district. Some of the surrounding properties along South Owasso Boulevard have grandfathering rights <br />from prior zonings. The property directly to the west was previously used as residential, but has been <br />vacant for almost four years and would need to comply with current I-P standards when that property <br />is occupied again. These changes in zoning were a result of the I-P zoning district being adopted in <br />1985 as a transitional buffer that would provide for industrial uses along South Owasso Boulevard and <br />Centerville Road with a higher standard of building materials and site design in addition to minimal <br />outdoor storage. The uses that are permitted in this district are office/warehouse and/or manufacturing, <br />but not heavy equipment type uses or high intensity outdoor storage. <br /> <br />Mr. Haselman has described Everest Emergency Vehicles, Inc. as a provider of emergency vehicles to <br />government and nonprofit agencies. They sell new and used emergency vehicles only; primarily <br />ambulances. It has been stressed to city staff that they do not handle any other type of motor vehicle <br />sales (i.e. passenger automobiles), but due to State Dealer Licensing language, they need a “motor <br />vehicle” sales license. Their business operations are Monday through Friday from 8 a.m. to 5 p.m. <br />Mr. Haselman indicates that his sales department conducts business off-site by going directly to the <br />location of their customers to make sure Everest Emergency Vehicles understands and meets their <br />needs. <br /> <br />In addition to the sales portion of their business, they also outfit emergency vehicles with “specialized <br />equipment” that is needed to make the vehicles ready for 9-1-1 services. The applicant has indicated <br />that the repair work to be performed at 8 South Owasso Boulevard would consist of interior <br />reconfiguration, radio, computer, mobile display terminal, and similar equipment and wiring. Everest <br />Emergency Vehicles, Inc. has contract agreements with third parties to perform any body work, engine <br />repair, vehicle maintenance, etc. needed on the emergency vehicles. It should be noted that city staff <br />did conduct a site visit of their current location at 1133 Rankin Street in St. Paul to verify the repair <br />portion of the business. During this visit, staff did not observe any repairing of parts, body work, or <br />engine work being done. In fact, the shop didn’t have the equipment or tools necessary to perform