09-28-2016 Council Packet - Laserfiche WebLink

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STAFF REPORT TO: Little Canada Planning Commission FROM: Jessica Jagoe, Associate Planner DATE: September 1, 2016 RE: 3165 & 3167 Spruce Street – Lot Combination and Conditional Use Permit for Outdoor Storage Mr. Lee Rossow, Property Owner of 3165 Spruce Street (south parcel) & 3167 Spruce Street (north parcel), has requested a lot combination of these two parcels to create one new parcel and a Conditional Use Permit for Outdoor Storage on the newly created lot. In 2011, Mr. Rossow purchased this property which was previously one parcel owned by Valor Enterprises. Shortly after purchasing the site, Mr. Rossow requested that the parcel be split into two individual parcels in order to allow for the construction of a new building on the 3165 Spruce Street property. At that time, Mr. Rossow also made extensive improvements to the interior and exterior of the existing building at 3167 Spruce Street. However, the construction of the new building at 3165 Spruce Street did not proceed. Therefore, with the expansion needs of his current tenant’s, Mr. Rossow is seeking the lot combination of these two parcels. There are two tenants of the building that have been there since 2011. The building is split equally between ARC Paving (front of building) and Gillys Trucking (rear of building). The application states the outdoor storage area will be split up equally between the tenants. These two parcels are located within the Ryan Industrial Park. Both parcels are zoned I-1, Light Industrial and are bordered by properties with the same zoning district. The Comprehensive Plan does not guide any change in use for this area, but does suggest control of outdoor storage. In 2010, the Planning Commission and City Council had several workshops on Outdoor Storage regulations for the Ryan Industrial Park. From those discussions, the current Conditional Use Permit requirements for outdoor storage are the standards that will be reviewed for this application. As such, city staff feels the current ordinance language meets the intent of the Comprehensive Plan for control. Analysis The proposal to combine these two lots into one parcel is consistent with the Land Use for the area. Under the Subdivision Ordinance it states “in the case of a request to combine two or more lots of record, where there exists a total of no more than one (1) building on all lots subject to the request, and which request will not cause other parcels or structures to be in violation of this Ordinance or the Zoning Ordinance, then the City Administrator may certify that the procedural requirements of the subdivision ordinance do not apply to the request, exempting the subdivider from the requirements for