09-28-2016 Council Packet - Laserfiche WebLink

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Planning Commission recommendation and City Council approval”. City staff does not see any potential concerns that would arise from granting the lot combination nor does it create any setback issues with the existing building at 3167 Spruce Street. The placement of the existing building meets the setback requirements on the property and by combining these lots it is merely adding additional space to the side and rear yard. Therefore, the requested lot combination will be approved by the City Administrator, but given the CUP Amendment for Outdoor Storage was being reviewed staff is including this as an informational part of the report. With regards to the outdoor storage, that is a Conditional Use within the I-1 Zoning District. Mr. Rossow has indicated that the outdoor storage will be limited to tenants of the building. The outdoor storage area will be located behind the front line of the building and is enclosed within an existing chain link fence with slats used for screening. On the south lot, there is an enclosed parking area that exists from Valor Enterprises’ previous use of the property. Mr. Rossow has indicated that this enclosed area will only be used for employee parking during normal business hours. This area will be empty when the property is not occupied and will not be used as an area for outdoor storage. Below are the conditions (with staff comments in italics) for outdoor storage within the I-1 zoning district: G. Open and Outdoor Storage as an accessory use, provided that: 1. The activity of outdoor storage shall require a separate business license issued by the City of Little Canada. Mr. Rossow has a current license for outdoor storage from 3167 Spruce Street (existing building). Combining the lots will not alter or create any change necessary for the license. That license stays with the property and would expand to cover the area proposed south of the building. 2. The storage area in question occupies an area no greater than sixty (60) percent of the gross square footage of the subject parcel. The proposed outdoor storage is about 46,000 square feet in area (including the 20-foot fire access aisles). Under the I-1 standards at a maximum of sixty (60) percent this parcel could have up to 48,352 square feet of outdoor storage area. Note: There is an existing 60 foot St. Paul Regional Water Services easement for their water conduits that covers the rear portion of the property. As a result, the designated outdoor storage area is setback that distance from the rear property line. Historically, this site has also had drainage and flooding issues in the rear yard which can impact and limit how much and/or the type of outdoor storage that can be kept in the rear yard. The City has reviewed the drainage conditions in the Ryan Industrial Park in conjunction with the proposed street improvement project and determined that rear yard drainage could be improved if some maintenance and cleaning of the ditch along the backside of 3165, 3167 and 3101 Spruce Street was completed. The City has no public drainage easement over the ditch area and it appears that they were created privately so discussions will be necessary with the Property Owners. City staff will be reaching out to discuss these corrective options with the Property Owner.