Loading...
The URL can be used to link to this page
Your browser does not support the video tag.
Home
My WebLink
About
10-09-08 Planning Comm. Agenda
AGENDA CITY OF LITTLE CANADA PLANNING COMMISSION THURSDAY, OCTOBER 9, 2008 Call To Order - 7:30 P.M. 2. Roll Call 3. Approval of the Minutes -September 11, 2008 PRESENTATIONS: 4. Amendment to Conditional Use Permit for open and outdoor storage - 209 Ryan Drive - Roger Stanke Correspondence Pages 2 through 9. 5. Conditional Use Permit for outdoor storage of vehicles and waste containers for R & S Automotive; Variance from the provision that an Interim Use Permit for off-site outdoor storage must be operated by a local business; Interim Use Permits allowing off-site outdoor storage for several businesses; Appeal of City Staff's determination that the Salvage Yard is not grandfathered in; Conditional Use Permit allowing proof of parking. 38 West Woodlynn Avenue - R & S Automotive Correspondence Pages 10 through 54. 6. Re-issuance of an Interim Use Permit to allow aggregate materials stockpiling and recycling - 3137 Country Drive - Fra-Dor Correspondence Pages 55 through 64. 7. Text Amendment to the Zoning Code allowing open and outdoor storage of personal recreational equipment by Conditional Use Permit in the Light-Industrial (I-1) District Correspondence Pages 65 through 67. 8. Comprehensive Plan Amendment Enclosed. 9. Other 10. Adjourn ~~ ~ ~ k i Ar ~ . ~~ ~~ ~~~y, ~~ •. o~ ~ ~zt~ ~°aytaa~a 515 Little Canada Road, Little Canada, MN 55117-1600 (651) 766-4029 / rAX: (651) 766-4048 www. ci.little-canada. mn.us CITY OF LITTLE CANADA NOTICE OF PUBLIC HEARING AMENDMENT TO CONDITIONAL USE PERMIT MAYOR Bill nlesener COUNCIL Rick Montour Barbara Nlan John Kcis Michael McGraw ADMINISTRATOR Joe] R. Hanson PROPOSAL: A request for approval of an Amendment to Conditional Use Permit allowing open and outdoor storage. The property in question is zoned Light-Industrial (I-1) District. APPLICANT & PROPERTY OWNER: Roger Stanke 209 Ryan Drive Little Canada, MN 55117 PROPERTY LOCATION: 209 Ryan Drive Little Canada, MN 55117 PLANNING COMMISSION: The Little Canada Planning Commission will be reviewing this matter at a regular meeting scheduled for Thursday, October 9, 2008. The meeting begins at 7:30 p.m. and will be held in the Council Chambers of the City Center located at 515 Little Canada Road in said City. CITY COUNCIL: Notice is hereby given that a Public Hearing will be held by the City Council to review this request at their regular meeting to be held on Wednesday, October 22, 2008 at 7:30 p.m., or as soon thereafter as parties may be heard, in the Council Chambers of the City Center located at 515 Little Canada Road in said City. All persons with reference to this matter will be heard during the Planning Commission meeting on Thursday, October 9, 2008 and the City Council meeting on Wednesday, October 22, 2008. Sign language interpreters for hearing-impaired persons are available for public hearings upon request. The request fol• this service must be made at least 96 hours in advance. Please call to make the necessary arrangements. Joel R. Hanson City Administrator 1 }, ~n~. :)5: I ~ (~ ' j; 111 ~,a:,, ti ~,~/ ..t' ~ ~w,n 1 .~~. c_~a , ( V \, ~.w~M C p ..= ~ t,Z «~~ __.. .. ., i i~;+ ''," ,lS ~o,~ ~ ... ~ o ~ rfl i;~: k~ S, •1* , ta. '.~"°.,v, ,~ t.i~ K `J ~~ f~ ~ ..w ~ 4nn ,~ ~ ~ ,.~ •6. ~, ~ ~"}_ ~~ ~~ 9 ~~ ~ ~ ,' ' ~ ~ Via. M ,~~ V _~ •~~ a: y; ~ ..~ ~: ~ ~ lr#~~-:. I ~t- I ~ ~.ii m... ..-..~,.,,,,,.,.,,.,, ..,< ,~-c..~,m ~ ..0.,i. .~n.,..A~».vux' ~ '_~ lG~ 44 F f( t; ~ ~.wl " <". ~ ~ ~ c:-, \.? ~ ~ _.G-GGE~ f-f~i~P.d~~ 515 Little Canada Road, Little Caziada, MN 55117-1600 (651) 766-4023 / FA}C: (651j 76G-4048 www.ci.little-canada.mn. us 1thE1F~OF€A.I~TgU1Vi TOE PTanning Commission R~embers I+RO)VZ: 3essica Jagoe, Code Enforcenrent Officer BATE: October 2, 2008 ]TE: 209 Ryan I3rive Outdoor Storage CUP Amendment MAYOR Bill Blesener COUNCIL Rick Montour Barbara Allan John ]leis Michael McGraw ADMINISTRA~R Joel R. 1-lanson Roger Stanke is seeking an amendment to the Conditional Use Permit at 209 Ryan Drive. A CUP was issued in August 1999 for this property to allow outdoor storage in both side yards, but nothing was requested for the rear yard. The property owner has storage in the rear yard of the property and is the reason for seeking the amendment. The amendment consists of adding outdoor storage and three storage containers to the rear yard of the property. Conditional Use Permit Outdoor storage is now allowed by CUP under a revised ordinance. The requirements of the permit are as follows (staff comments inserted as italics): G. Open and Outdoor Storage as ail accessory use, provided that: 1. The activity of outdoor storage shall require a separate business license issued by the City of Little Canada. The applicant will have to obtain this license. 2. The storage area in question occupies an area no greater than sixty percent (60%) of the gross square footage of the subject parcel. The outdoar° storage areas comprise of approximately 29 % of the site, in compliance with the regudation. It appears from art aerial photo of the property that some of the outdoar storage in the rear yard encroaches onto the railroad property. This CUF is not approving mzy storage onto anatlzer° property. The property owner will need to verify al[ outdoor storage is occurring on Izis site. If rzot, storage needs to be moved to another° appr°oved location. Front the aerial photos it is also evident that storage is occurring zwitlzdn the reguh~ed front yard setbadr. Storage ds ondy appr°oved beyarzd the required 4Q foot front yard setbacl~ The applicant will also have to verify front yard storage and if not in compliance move accordingly. This was a past condition of the CUP issued in 1999. 3. The storage area shall not occupy any portion of the yard between the front building line and the adjoining public sheet, or the side building line and public street on a comer lot. The CUP issued hz 1999 allowed for storage to occm• up to the 40 foot front yard setback on the east arxd west side yard, staff recontntends continuing to allow due to limited rear yard area on this site. 4. The storage is utilized solely by those tenants of the principal building in an amount proportionate to each tenant's occupancy of said principal building. Orzly tenants of the building are identified as potential users of the outdoor storage areas. 5. The outdoor storage of equipment or materials, as defined by this Ordinance, must be capable of moving under its own power, stored on a trailer, stored within weather-proof containers, or other storage arrangements as approved by the City Council. Storage of any material directly on the ground when the dimensions of such item are less than three (3) feet in width, length, and height, shall be prohibited wherever the City Council determines that reasonable alternatives exist consistent with this section. The applicant is proposing to add three storage containers to the rear yard of the property. These containers are consistent with the code requirements. The applicant should confirm that storage of parts for the auto repair shop will riot be placed directly on the ground xuxd will comply with code requirements. 6. When storage or shipping containers are utilized, the following regulations shall apply: The applicant does not indicate the size of the storage containers or what materials would be stored within them. The applicant should confirm the size and no storage of hazardous materials. The number of containers does comply with code requirements. The Fire Marshal confirmed that the storage container proposed on the western corner of the building would not be allowed due to the need to maintain access to the fire connection. If the applicant wishes to reconfigure the site plan to show the tkird corztairzer on the east side yard storage area, the container would be allowed. Based on measurements of the site, city staff does not believe there is another possible option on the site for the third container due to maintaining the fire access. As for the other two containers, subject to a final determination as to size (containers cannot encroach onto another property) and materials stored inside the Fire Marshal approves of their placement. i. Containers shall be those manufactured expressly for the purpose of storing and/or shipping materials. ii. No container, for the propose of this ordinance, shall be greater than 40 feet in length. iii. No more than four (4} such containers may be utilized on any one property. iv. There shall be no storage of hazardous materials, as defined by the zoning ordinance Section 902, within any such container. 8. 9. 10. 11 Outdoor storage areas must be kept in an orderly condition, perntitting vehicular access to all materials or equipment. Lanes at least twenty (20) feet in width shall be required to meet this standard. No portion of the outdoor storage shall be more than fifty (50) feet from any access lane or other drive aisle. Access needs to be clear and maintained to the fire connection on the back western corner of the building. Except for construction equipment which is stored or parked in its most compact condition, outdoor storage may not exceed eight (8) feet iu height as measured from the ground on which it is located. Although the applicant does not indicate on the site plan what will be stored in the rear yard, staff is not aware of any equipnzenthnaterials that will exceed this height requirement. This CUP does not enable materials higher than eight feet The storage area shall be fenced and fully screened from adjoining non- industrial property, park and trail areas, and public right of way. Where properly fenced and screened, outdoor storage may encroach into the required side or rear yard setback area. This application is to add outdoor storage to the rear yard. The building will be used as screening. In addition, the applicant ltas proposed the addition of seven or eight pine trees roughly five feet irz height to screen the storage area on the west side of the property. Landscaping already exists on the east side of the property. Screening shall consist of masonry walls or fencing constructed of wood or vinyl, as well as landscaping. Metal fencing may be used where landscaping provides a complete year-round screen and is irrigated to ensure survivability in compliance with Section 903.020.P (Pence section). See above consntent Waste or recyclable material shall be contained in a refuse container. All such containers shall be stored within a screened enclosure within the rear yard of the property. The applicant is not requesting any changes to the refuse containers. Botlz containers are located in the side yard on the property. 12. The storage area shall be paved with asphalt, concrete, or other material approved by the City Council. The storage areas are a combination of paved and gravel, consistent with this requirement 13. The storage area shall not occupy any space required for conformity to the parking regulations of the Zoning Ordinance. The site plan appears to be in compliance with t/zis requirement. The applicant has the total number of parking spaces identified on the site plan and will complete as required. 14. The property, including buildings and exterior site areas, shall comply with all applicable fire codes. The Fire Marshal does not see any other concerns with the site plan submitted. 15. All lighting shall be hooded and so directed that the light source shall not be visible fiom the public right-of way or from neighboring residential uses, and shall be in compliance with Section 903.020.I of the Zoning Ordinance. The site plan does not detail the layout of the lighting, but zzo changes are being proposed versus what was approved in 1999 to the lighting requirement 16. All other provisions and requirements as deemed necessary by the City Council. 17. The applicant complies with the provisions of Section 921 of the Zoning Ordinance. Summaiy and Recommendation The application complies with the conditions of the Outdoor Storage CUP provisions. City staff does request a revised site plan showing the three containers on the site in compliance with the recommendations ofthe Fire Marshal. In addition, clarif cation from the applicant as to what materials will be stored in the rear yard and confirmation that auto parts will be stored in compliance with the code. If the above items comply with the requirements, staff recommends approval of the amendment to allow outdoor storage and three storage containers in the rear and side yard. ~G~ v ^, .3 .v ~z~- MAYOR Bill Blesener COUNCIL Rick Montour Barbara Allan John Kets Michael McGraw 515 Little Canada Road, Little Canada, MN 55117-1600 ADMINISTRATOR (651) 766-4029 /FAX: (651) 766-4048 Joel R. Hanson www. ci.little-canada. mn. us CITY OF LITTLE CANADA NOTICE OF PUBLIC HEARING CONDITIONAL USE PERMITS, INTERIM USE PERMITS, VARIANCES PROPOSAL: A request for approval of the following Zoning actions: Conditional Use Permit for outdoor storage of vehicles and waste containers for R & S Automotive; Variance from the provision that an Interim Use Permit for off-site outdoor storage must be operated by a local business; Interim Use Permits allowing off-site outdoor storage for several businesses; Appeal of City Staffls determination that the Salvage Yard is not grandfathered in; Conditional Use Permit allowing Proof of Parking. The property in question is zoned Light-Industrial (I-1) District. APPLICANT & PROPERTY OWNER: R & S Automotive 38 West Woodlynn Avenue Little Canada, MN 55117 PROPERTY LOCATION: 38 West Woodlynn Avenue Little Canada, MN 55117 PLANNING COMMISSION: The Little Canada Planning Commission will be reviewing this matter at a regular meeting scheduled for Thursday, October 9, 2008. The meeting begins at 7:30 p.m. and will be held in the Council Chambers of the City Center located at 515 Little Canada Road in said City. CITY COUNCIL: Notice is hereby given that a Public Hearing will be held by the City Council to review this request at their regular meeting to be held on Wednesday, October 22, 2008 at 7:30 p.m., or as soon thereafter as parties may be heard, in the Council Chambers of the City Center located at 515 Little Canada Road in said City. All persons with reference to this matter will be heard during the Planning Commission meeting on Thursday, October 9, 2008 and the City Council meeting on Wednesday, October 22, 2008. Sign language interpreters for hearing-impaired persons are available for public hearings upon request. The request for this service must be made at least 96 hours in advance. Please call to make the necessary arrangements. Joel R. Hanson City Administrator R&S Automotive 38 W. Woodlynn Ave. Little Canada, MN 55117 In 1972 we purchased our land on a contract for deed with a $1,000.00 down payment. We constructed the building ourselves and started growing our business. Since that time we have put an addition on our building about every four (4) years to accommodate the growth in our business until approximately 1998. In 1978 the 1.75 acre lot behind our property became available and we purchased the additional lot. At the time of purchase there was a "no build clause" on the property. We established a salvage yard from 1978 to 1989 to cover the cost of the newly purchased property. In 1989 we downsized the salvage yard to a smaller scale and rented lot space to Mueller Pineline from 1989 to 1994 when their business grew larger than the lot space we had available. We then rented to Quality Restoration Service from 1994 to 2005 when their business also grew larger than the lot space we had available. Figg Masonry has rented lot space on the additional 1.75 acres purchased in 1978 for over 30 years and prior to that they rented lot space from us for six (6) years on our original property purchased in 1972. Figg Masonry is still renting lot space on the 1.75 acre to this day. Beginning in 2003 to the present we are renting lot space to Lonny's Antiques. From 2005 to the present we are renting lot space to Dubya Underground. For the past year we have also been renting semi-tractor parking to an individual as well. Since the purchase of the additional 1:75 acre lot in 1978 to the present the rental income received is approximately 25 percent of the income for our business. We attended all of the Little Canada meetings regarding the rental property issue. The City of Little Canada wants us to put buildings on our property but with the neighborhood we are in and today's economy that would be 1 a financial disaster for our business. Where did we go wrong on the rental issue? Or is it Little Canada's fault that we are in the position we are in? We need to be a very resourceful company in order to operate a successful business in the location we are at. As indicated above, eliminating our renters and that 25 percent of our income would be financially detrimental to the success and longevity of our business. The loss of outside storage and the small amount of what is left of the salvage yard along with the rental property would not only have an effect on our company but also the companies who rent from R&S. We are asking that the City of Little Canada allow us to continue to operate R&S as we have for decades so that we may continue to grow and be a successful business. We ask they allow us to continue to rent our lot space to renters as we have been doing for over 30 years. We are asking that our business as well as the businesses of our renters be allowed to continue to be financially stable, responsible companies that make a contribution to the City of Little Canada by allowing us to continue to rent our lot space. 2 LIST OF RENTERS WITH R&S INC. 1. MEYER ENTERPRISES (34 YEARS) 2. FIGG MASONRY (36 YEARS) 3. LONNIE'S ANTIQUES (10 YEARS) 4. DUBYA UNDERGROUND (3 YEARS) 5. SEMI PARKING 2 DAY'S A WEEK (1 YEAR) 6. ONE FUTURE RENTAL LOT O a z O m ~C 1 1 WOODLYNN AVE. •a 1 o ~ tT1 ` H ` 208 FEET ~ 1 . 1 1 ro ~ 1 'OO a ~ 1 h7 7y ~ I 1 O n 1' ' 1 w ~ 11 ro z ,~ ~ Ci7 ~ m en 1 G) 0 Z m n ' 'n ~'1 O '~' ~ [~ ~ ~ O '~ 1 C /"1 ~ I ' 1 1 1 , FIGG ' ± GAT E MASONRY ~ ~•••••• •••• STEEL RACK I TRUCK STORAGE. RENTAL ~ . 1 ~ BUD CONTAINERS PROPRTY 1 , ~ 1, 1 ~ ~ PARKING 1 ~ . ~ '~ I SHED ~ ~ ' I ~ _ 1, d b PLATRED & 60X ~ ~ ~ ~ ,. 1 ,D TRUCK PARKING \ ' 1 OIL i i \ ` ~ SALVAGE YARD ` ` , ` 2000 GAL. MAX ~ ( 1 Loners 0F $ b ~ WASTE OIL ~ ~ ~ ` ` HEN Q 0 STORAGti TAN K. ~ ~ _ _ _ _ _ _ _ _ _ _ _ _ \ ~ , PROPERT Y ~ ~ ~ I ` 1 m ' SEMI PARKING2DAYS A WEEK ` 1 .n c I L......__ _..~ ` ....... ....... ` .n \ L ~ - ---------- ----- - ---- m FUTURE RENTAL 0 m D\ O h7 208.02 FEET DUBYA 1 UNDER- GROUND 1 co "~ ~ RENTAL 1 MCGOUGH CONSTRUCTION G " ~ PROPERTY 1'. ~ PROPERTY M M AND OR . SALVAGE m y YARD S"' a~ zM m P 135.89 FEET NORTHWEST ASSOCIATED CONSULTANTS, INC. 4800 Olson Memorial Highway, Suite 202, Golden Valley, MN 55422 Telephone: 763.231.2555 Facsimile: 763.231.2561 plan nersC nacpla nning.com MEMORANDUM TO: Little Canada Planning Commission FROM: Laurie Smith/Stephen Grittman DATE: October 3, 2008 RE: Little Canada - R & S Automotive - 38 West Woodlynn Avenue Proof of Parking CUP, Outdoor Storage CUP, Off-Site Outdoor Storage IUP and Variance FILE NO: 758.09 - 08.23 Background and Analysis R & S Automotive is seeking approval of a Conditional Use Permit (CUP) to allow for proof or parking, approval of a CUP to allow for outdoor storage, as well as an Interim Use Permit (IUP) for outdoor storage on that site to allow a portion of their property to be used for the off-site storage from Figg Masonry and Dubya Underground. The request for an IUP requires approval of a variance from Section 914.045 of the Zoning Ordinance as the off-site storage material is not owned by a business operating in Little Canada. The R & S Automotive site contains approximately 2 acres and is zoned I-1, Light Industrial. Due to recent changes in zoning ordinance regulations of outdoor storage in the I-1 District, the City has conducted a review of existing I-1 District business operations. R & S Automotive has been in operation on their current site for a number of years and the status of their outdoor storage and salvage operations has varied during this time. R & S Automotive was granted a CUP for outdoor storage of salvage vehicles in 1984. The applicant indicates that auto salvage is no longer occurring on the premises, but that outdoor storage of waste containers and vehicles as well as off- site outdoor storage is occurring on the site. As such, approval of a CUP for outdoor storage of vehicles and waste containers as well as an IUP for off-site outdoor storage is required in order for these activities to continue. Furthermore, the applicant is seeking approval of a CUP for proof of parking to allow for a reduction in the number of parking spaces required on the site. CUP -Proof of Parking Section 903.050.H.30 of the Zoning Ordinance allows for a reduction in the number of parking spaces required to be constructed accessory to any use by approval of a CUP. The applicant is required to demonstrate that the demand for parking is less than that required by the Ordinance and that the required number of spaces could be constructed on the site if needed at a later date. The submitted site plan indicates 25 secured parking spaces and 14 unsecured parking spaces on the subject site. The Zoning Ordinance requires auto repair businesses to provide eight off-street parking spaces plus one additional parking space for each 200 square feet of floor space over 2,000 square feet. The building located on the R & S Automotive site is approximately 17,800 square feet in area. As such, a total of 78 parking spaces are required. The submitted site plan demonstrates 39 existing parking spaces, therefore, proof of parking is necessary for the remaining 39 spaces. The subject site contains a little over an acre of vacant land which is used for various outdoor storage activities and which could easily be converted to additional parking area if necessary. CUP -Outdoor Storaae The applicant is requesting a CUP to allow for outdoor storage of vehicles and waste containers as an accessory use to the auto repair business. The I-1 District allows for accessory open and outdoor storage by CUP provided that the applicant demonstrates compliance with the following conditions (staff comments are shown in italics): 1. The activity of outdoor storage shall require a separate business license issued by the City of Little Canada. The applicant will have to obtain this license. 2. The storage area in question occupies an area no greater than sixty percent (60%) of the gross square footage of the subject parcel. It appears from the site plan that no greater than 60% of the site is proposed to be used for outdoor storage accessory to the auto repair business. 3. The storage area shall not occupy any portion of the yard between the front building line and the adjoining public street, or the side building line and public street on a corner lot. All of the storage area is behind the front building line. 4. The storage is utilized solely by those tenants of the principal building in an amount proportionate to each tenant's occupancy of said principal building. A portion of the property is proposed to be used by six additional off-site businesses under an Interim Use Permit. That request is further considered below. 5. The outdoor storage of equipment or materials, as defined by this Ordinance, must be capable of moving under its own power, stored on a trailer, stored within weather-proof containers, or other storage arrangements as approved by the City Council. Storage of any material directly on the ground when the dimensions of such item are less than three (3) feet in width, length, and height, shall be prohibited wherever the City Council determines that reasonable alternatives exist consistent with this section. The applicant states that the outdoor storage will consists of flat bed and box truck parking, a waste oil storage tank, vehicles awaiting repair and miscellaneous scrap metal and auto parts stored in waste containers. 6. When storage or shipping containers are utilized, the following regulations shall apply: No shipping containers are identified in the application. i. Containers shall be those manufactured expressly for the purpose of storing and/or shipping materials. ii. No container, for the purpose of this ordinance, shall be greater than 40 feet in length. iii. No more than four (4) such containers may be utilized on any one property. iv. There shall be no storage of hazardous materials, as defined by the zoning ordinance Section 902, within any such container. 7. Outdoor storage areas must be kept in an orderly condition, permitting vehicular access to all materials or equipment. Lanes at least ten (10) feet in width shall be required to meet this standard. No portion of the outdoor storage shall be more than fifty (50) feet from any access lane or other drive aisle. The site plan does not detail the layout of all the storage components. 8. Except for construction equipment which is stored or parked in its most compact condition, outdoor storage may not exceed eight (8) feet in height as measured from the ground on which it is located. The site plan does not detail the layout of the storage in terms of height. 9. The storage area shall be fenced and fully screened from adjoining non-industrial property, park and trail areas, and public right of way. Where properly fenced and screened, outdoor storage may encroach into the required side or rear yard setback area. The plan does not detail screening -this should be verified and added to fhe site plan. 10. Screening shall consist of masonry walls or fencing constructed of wood or vinyl, as well as landscaping. Metal fencing may be used where landscaping provides a complete year-round screen and is irrigated to ensure survivability in compliance with Section 903.020.E (Fence section). See Comment No. 9. 11. Waste or recyclable material shall be contained in a refuse container. All such containers shall be stored within a screened enclosure within the rear yard of the property. The site plan does not detail the location of waste containers -this requirement shall be a condition of approval. 12. The storage area shall be paved with asphalt, concrete, or other material approved by the City Council. The storage area is primarily gravel, which has been approved in other similar permits. 3 13. The storage area shall not occupy any space required for conformity to the parking regulations of the Zoning Ordinance. The site plan indicates a total of 39 parking spaces on the site. The applicant has also applied for a CUP to allow for proof of parking. 14. The property, including buildings and exterior site areas, shall comply with all applicable fire codes. The fire chief should comment on compliance wifh this regulation. 15. All lighting shall be hooded and so directed that the light source shall not be visible from the public right-of-way or from neighboring residential uses, and shall be in compliance with Section 903.020.1 of the Zoning Ordinance. The site plan does not detail the layout of the site lighting -this requirement shall be a condition of any approval. 16. All other provisions and requirements as deemed necessary by the City Council. 17. The applicant complies with the provisions of Section 921 of the Zoning Ordinance. IUP -Off-site Outdoor Storage R & S Automotive currently rents outdoor storage space to off-site businesses. Two of the tenants have rented outdoor storage space from R & S Automotive for over 30 years. The applicant is also seeking approval to permit a portion of the site area to be utilized as off-site outdoor storage for up to six additional businesses. Currently, the subject site rents outdoor storage space to five off-site business owners with one additional area available for a future tenant. The I-1 District allows for off-site outdoor storage as an interim use provided that a series of conditions are met. The requirements of this Interim Use Permit are identified below: 1. Off-Site Outdoor Storage shall require a license in addition to any other business or outdoor storage license required by the City. The applicant (R & S Automotive) and the tenants/operators (Meyer Enterprises, Figg Masonry, Lonnie's Antiques, Dubya Underground and semi-truck owner) would all need to obtain a license. 2. This interim use permit may not be utilized for the off-site storage of motor vehicles or parts of motor vehicles. The application does not provide the detail of the tenants' outdoor storage. 3. The owner of the storage material owns and operates a business (the "operator") in Little Canada zoned I-1. The owners of the storage material do not operate a business in Little Canada. The applicant is seeking a variance from this requirement. 4. The location of the off-site storage is zoned I-1 (the "off-site location"). The subject property is zoned 1-7. 5. The storage area meets all of the conditions for outdoor storage listed in Section 914.040 G as if it were accessory to the principal use on the subject parcel, with the exception of 914.040.G.4. As 4 noted in the CUP review, there are some details that need to be finalized and clarified as a part of this condition. 6. Both the operator's parcel and the off-site location are found to be in full compliance with all applicable zoning regulations at the time of application, and have had no history of zoning violations in the previous twelve (12) months. Staff has researched this issue and found no specific violations. 7. The owner of the property and the owner of the storage material execute a development agreement with the City specifying any additional conditions for use and operation of the storage area, including a termination date for the interim use permit not more than one (1) year from the date of approval. Variance from Section 914.045.A.3 R & S Automotive is seeking a variance from Section 914.045.A.3 of the Zoning Ordinance which requires off-site storage tenants to be owners of businesses located in I-1 Districts of Little Canada. Current tenants of outdoor storage areas on R & S Automotive's property do not own businesses in Little Canada. The applicant claims that two of their five existing outdoor storage rental agreements have been in place for over 30 years. It is important to note, however, that these existing outdoor storage rental agreements were not established legally as the City of Little Canada has only recently adopted regulations to allow for off-site outdoor storage and, as such, the applicant does not have grandfather rights. As outlined in Section 922.010 of the Zoning Ordinance, the following criteria must be considered for all variance requests: In considering all requests for a variance and in taking subsequent action, the City staff, the Planning Commission, and the City Council serving as the Board of Adjustment and Appeals shall make a finding of fact that the proposed action will not: Impair an adequate supply of light and air to adjacent property. Unreasonably increase the congestion in the public street. c. Increase the danger of fire or endanger the public safety. Unreasonably diminish or impair established property values within the neighborhood, or in any way be contrary to the intent of this Ordinance. e. Violate the intent and purpose of the City Comprehensive Plan. It does not appear that the variance request will impair light and air to adjacent property, will unreasonably increase traffic or fire danger, will diminish or impair property values or will violate the intent and purpose of the Comprehensive Plan. 2. A variance from the terms of this Ordinance shall not be granted unless it can be demonstrated that: a. Special conditions and circumstances exist which are peculiar to the land, structure, or building involved. (1) Special conditions may include exceptional topographic or water conditions or, in the case of an existing lot or parcel of record, narrowness, shallowness, insufficient area or shape of the property. (2) Special conditions and circumstances may not be primarily economic in nature. Literal interpretation of the provisions of this Ordinance would deprive the applicant of rights commonly enjoyed by other properties in the same district under the terms of this Ordinance. c. The special conditions and circumstances do not result from the actions of the applicant. Granting the variance requested will not confer on the applicant any special privilege that is denied by this Ordinance to other (ands, structures, or buildings in the same district. e. A genuine hardship exists in complying with the literal terms of this Ordinance. The applicant has not demonstrated that the subject site has special conditions or circumstances which are not economic in nature that would impair the ability to put the property to reasonable use if the variance is not granted. The applicant states that the off-site outdoor storage rental agreements make up a significant portion of their business income and that several of the rental agreements have been in place for many years. However, as stated previously, these off-site outdoor storage rental agreements were not legally established under as allowed uses and are not grandfathered in. The fact that the off-site rental agreements make up a significant portion of R & S Automotive's business income is economic in nature and does not qualify as a hardship. 6 Summary and Recommendation R & S Automotive are requesting a CUP for proof of parking, a CUP for outdoor storage as an accessory use, an IUP for off-site outdoor storage and a variance from the off-site outdoor storage requirements. The applicant has demonstrated compliance with the proof of parking CUP requirements as well as the outdoor storage CUP requirements and, as such, staff recommends approval of the two CUPS. However, staff does not recommend approval of the IUP for off-site outdoor storage nor the variance from the off-site outdoor storage requirements as the applicant has not demonstrated existence of anon-economic hardship. As a final note, the public notice includes an "appeal" of a staff determination that the salvage use is not grandfathered in. Based on the description of the use by the applicant, it appears that the "salvage" use is a component of the waste and recycling disposal activities, rather than the "junk yard" type of use that is prohibited by ordinance. As such, planning staff recommends a denial of the appeal, based on the fact that the salvage use has been terminated, and that the waste handling use currently conducted on the site is allowed as a part of the outdoor storage CUP. pc: Kathy Glanzer Steve Westerhaus Lee Elfering R & S Automotive, 38 West Woodlyn Avenue, Little Canada, MN 55117 7 ~~ ~~ ~. ~~~i"~~,,. _ ~ _~ E k~ ~'. o ' i. -`~z~`~ e°anaa~a 515 Little Canada Road, Little Canada, MN 55117-1600 (651) 766-4029 /FAX: (651) 766-4048 www. ci.little-canada.mn.us MEMORANDUM TO: Planning Commission Members FROD~f: Jessica Jagoe, Code Enforcement Officer IRATE: October 1, 200& RE: R&S Automotive, Salvage License MAYOR Bill Blesener COUNCIL Rick Montour l3arUaia Allan John Keis Michael McGraw ADMINISTRATOR Joel R. Hanson In October 1984, R&S Automotive was issued a Conditional Use Permit for outdoor storage of salvage vehicles. The CUP stated R&S had storage of salvage vehicles single stacked and per their attorney they would have 200 cars on the site. They performed the dismantling and crushing of the vehicles on site. At that time, auto wrecking, junk yards, used auto parts (open storage) and similar uses were permitted as an accessory use under the code. Below is the definition - o AutomobileAutomobile Wreckin~or Junk YardJunk Yard. Any place where two (2) or more vehicles not in running condition and/or not licensed, or parts thereof, are stored in the open and are not being restored to operation or any land, building or structure used for wrecking or storing of such motor vehicles or parts thereof; and including any commercial salvaging and scavenging of any other goods, articles or merchandise. In November 1984, the City Council removed auto salvage/auto wrecking/junk yards from the code. This made R&S's auto salvage operation a legal nonconforming use. I met with R&S Automotive back on June 12, 2007 regarding the upcoming license renewal for their auto repair and auto salvage license. During this inspection, I was told by Mr. Sandberg that auto salvage was not occurring on the site. He indicated the license was being renewed should they ever need to reestablish to salvage yard. As well, the building uses have change to auto repair and manufacturing/grinding, and there was no outdoor storage of salvage vehicles. also did not witness any vehicles that were crushed on the property. Following the inspection, 1 sent a letter to R&S Automotive making them aware of the nonrenewal of their license. This was based on the use being discontinued and not being able to be reestablished under the code. On July 5, 2007, Joel Hanson and I met with R&S Automotive to discuss their outdoor storage violations and nom•enewal of the license. R&S disagreed with my recollection of the conversation with Mr. Sandberg and with staff's position. They indicated that their salvage business is on a much smaller scale, but does still occur from the property. R&S told us they roughly dispose of 20-30 vehicles per year. City staff requested documentation showing the auto salvage use has continuously occurred on the property. R&S pointed out they currently have four to five vehicles on the property for salvage. During my previous inspection these vehicles were not identified as salvage vehicles, in fact one vehicle was full of boxes and was being used as a storage container. R&S said all those papers were shredded and now the car would be filled with scrap metal. City staff met with R&S on at least three more occasions and sent two more letters requesting documentation of salvage operations occurring from the property. No information was submitted until August 2008. R&S dropped off scale tickets from Metals Reduction Company (a.k.a Mississippi Metro) showing scrap metal tonnages R&S had disposed of The reports are dated September 2007 and Apri12008. R&S requested city staff contact the company to confirm the salvage operations. Joel Hanson contacted Chris fiom Metals Reduction Co. and he indicted that R&S does bring scrap metal in and occasionally a car for disposal. Chris reviewed the attached scale tickets with Joel and confirmed that the last car brought in by R&S was in 2007. Other disposals were of miscellaneous scrap metals and a car disposal would be noted as such. Chris also said that due to the computerization of their records, he is not able to get back very far in the past to search for disposal tickets other then what he provided to R&S. Joel Hanson and I went to meet with Mr. Sandberg on September 26, 2008 to once again discuss the city's position that auto salvage is not occurring from the property. During this meeting, Mr. Sandberg showed us one vehicle they had on site for salvaging. This vehicle was currently licensed, but inoperable and the truck bed was full of scarp metal. The City's definition of auto salvage/wrecking/junk yard indicates there must be two or more vehicles. Mr. Sandberg indicated that R&S gets in customers cars that are in need of repair. Sometimes the repairs exceed the value of the car and owner decides to dispose of the vehicle. So R&S takes the vehicle for them and disposes of it. The vehicles are held onto until there is enough scrap metal stored inside to be brought to a state licensed scrap metal dealer. (R&S is not a State of Minnesota licensed scrap metal dealer.) Mr. Sandberg confirmed that they average about one car a month and no more than twenty cars a year. Again, based on the number of cars processed, their use would not meet the definition given the fact they are only processing one car at a time versus the code minimum of two. When Mr. Hanson informed Mr. Sandberg that Metals Reduction Co. told city staff no cars have been brought in for a year, Mr. Sandberg said that R&S does have other dealers they bring their scrap to. City staff once again requested documentation showing such use. Mr. Sandberg did confirm that R&S no longer has the crushing ability, they do not scavenger cars, and do not get customers coming to their location to buy parts. They only take in an inoperable vehicle, fill it with scrap metal, and take it to a dealer for disposal. Mr. Sandberg repeatedly commented that R&S does not want to go back into the salvage business, but will have to do so to make money if they cannot rent storage. Based on the past admissions of R&S that salvage is not occurring, their lack of proof supporting the claim they have continued salvage operations over the years, and that their current use does not meet the city's definitions of salvage/junk yard/wrecking, it is staffs position that the CUP for auto salvage has lapsed and the auto salvage license should not be issued. ~i~I1TAL~ REI3TJCTI:E~N ~©I~~I~AI~TY 355 );AST UI~7IVERSITY SAINT PAUL, M:N 55130 9/10/2007 1:29:03 PM 09%10%07 MRC 166636 TIREEDICSPOSAL IEFORE DEPOSITING -DETACH AND RETAIN FOR YOUR RECORDS 5920 100.0000 NT -4 1.0000 EA 011494 296.00 -9.00 292.00 METALS REDUCTION COMPANY, LLC ~; NORTHERN METAL RECYCLING C.€Of, [800220] R&S AUTO Pick up Location: User-ID: ''`-~._~ METALS REDUCTION COMPANY, LLC ~~~ it 355 East University Avenue St. Paul, MN 55101 ~~~~/~ (6SI) 222-8551 i SCALE TICKET RECEIVING Page: 1/1 Ticket No.: 2622 P/tt nate: 04/16/2008 Dispatch Ticket: Container/bin: Truck/Trailer: R&S AUTO Carrier: Re£.NO. Date Time Description Weights 04/16/2008 08:19:39 Gross 21,080 04/16/2008 08:29:03 Tare 15,76G 04/16/2008 08:29:03 Net 5,320 Material Breakdown and Adjustments: Line Nof boforo Atl'ustments Tare Weights Net Wei hts Commotll[les Internal O1 5,320 5,320 HMS Shear 220-1 I ~r J 5,320 0 5,320 Comments: GREAT WESTERN RECYCLING INDUSTRIES, Inc., °°° , Great Western Great western NORTHERN METAL RECYCLING CCTIf.,` Recyciinglndustries Dock&Terminal 521 Barge Channel Road 1031 fhilds Road Si. Paul, MN SSIp7 St. Paul. MN 55106 {651)224-4877 (651)714-5937 [8002307 R&S AUTOMOTIVE SCALE TICKET RECEIVING (COPY) Wage: 1/1 miaket No. v 9628 n/v nate~ 04/16/2008 Diapatct Ticket: Container/aia, Txuok/Trailer: RED TOW Carries: Ref.NO. Dale Time Descrl lion Wei hts 04/16/2008 14:09:12 Gross 23,500 04/16/2008 14:22:59 Tare 15,500 04/16/2008 14:22:59 Net 8,000 Material Breakdown and Adjustments: Line Net before Atl ustments Tare Wei hts Net Wei hfs Commotlitias Internal 01 8,000 8,000 Heavy Breakable Cast Iron 230-1 iI SL ~ `~ ~~ ~1 ~ G` t( 4 r ~~ , ,~ r ~ ~ ~ ~ .~ o s ooo ' ~r \ e,ooo , , Comments: s GREAT WESTERN RECYCLING INpUSTRIES, Inc„ "" Great Western Great Western NORTHERN METAL RECYCLING ~~~<<~ RecyClinglndustrieS DOCk&7ermjnai 521 Barge Channel Road 1031 Childs Road St. Paui, MN 55107 Ss. Paul, MN 55106 (b5I)224-4877 (651)774-5937 [800230] R&S AUTOMOTIVE User-ID: ckeehn SCALE TICKET RECEIVING (COPY) Page: 1/1 Ticket No.: 9589 r/v nate: 04/16/2008 Dispatch Ticket: Container/ein: Tivck/Trailer: RED R&S Carrier: AeE.NO. Date Time Descri lion Weights 04/16/2008 12:47:41 Gross 23,680 04/16/2008 13:08:15 Tare 15,520 04/16/2008 13:08:15 Net 8,160 Material Breakdown and Adjustments: Line Net before Atl ustmenrs Tara Wel hts Nel Wei hts Commotlities Internal 01 8,160 6,160 Heavy Breakable Cast Iron 230-1 8,160 0 8,160 Comments: GREAT WESTERN RECYCLING INDUSTRIES, Inc. r°-° ~ . Great Western Great Western NORTHERN METAL RECYCLING ~tTlf~; ReoyCling Industries DOCk & Terminal ` 521 Barge Channel Road 1031 Childs Road Sc. Patti, MN 55107 Sc. Paul, MN SSIOb (651) 224.4877 (bii)774-5931 [800230] R&5 AUTOMOTIVE User-ID: taniav SCALE TICKET RECEIVING (COPY) Page: 1/1 Ticket No.: 19496 P/v Date: 05/28/2008 Dispatch Ticket: ContaSner/eia: Truck/Trailer: R&S AUTOMOTIVE Carrier: Re£.NO. ~. Date Time Descrl lion Wei hts 05/28/2008 10:24:34 Gross 21,060 05/28/2008 10:49:00 Tare 16,060 05/28/2008 10:49:00 Net 5,000 Material Breakdown and Adjustments: Llne Nei botore Atl usiments Tare Wel his Net Wei hls Commodities Internal O1 5,000 5,000 Ferrous Torch 230-1 5,000 0 5,000 Comments: ;} 1 ,, ';' • ~. z<. `- t,; °~ w~. ~ ~. `~~, .; ~. ~.. +r, '~.: `.. ur. L4 Vii; F; ~. z 1._ a ~` ~r PLAIVNIIVG REPORT. ~ ) `j . T0: Little Canada Mayor and City Council I % ~/,j / Little Canada Planning Commission FROM: David Licht -~•~,~ft// ! ,. DATE: 3 May 1984 1,~ I ~// RE: R&S Automotive FILE N0: 758.09 - 84..21 BACKGROUND The R&S Automotive property has a long standing history of issues pertaining to it. .These may presently 'be defined as: 1. Expansion of outdoor storage without proper conditional use permit. '2. The construction of a metal building on a-recorded street easement. -3. Access to the property and area from an overall perspective. 4. Nonconformity of site improvements, yet expansion of use. At this point 'in time, the issue of property and area access is seen as being beyond the scope of what can be immediately resolved. The remaining issues are, however, matters vahich can be attended to without delay. DEVELOPPIENT EVALUATION The present situation and operation of R&S involves countless ordinance violations. This includes storage of vehicles within the public right-of- way on Woodiynn to unauthorized building and salvage storage on the public street easement on the eastern border of the property. To gain a perspective of the full range of .the problems, a site plan was requested to be .submitted 'by 2 May 1984. As of this date no plan_hasbeenreceived, lacking a basis for evaluation, this report wilt deal with development details which are seen as necessary on an immediate :basis. Visitor and Employee Parking., Rreas to be utilized for visitor and employee - parking and related driveway space should be defined. Furthermore, these .areas should be hardsurfaced „plus curbed. 4320 minnetonka boulevard, suite4-20 minnea~olis, mn 55416 6i2/9L5-9420 Little Canada Mayor and City Council Little Canada Planning Commission 3 May 1984 Paae Two Loading and Storage Space. These areas also should be precisely defined and designated on the property. While the storage yard could possibly be graveled, it should be "limited" in space by appropriate fencing and screening. Any loading area should be hardsurfaced and screened. Landscaping and Screening. All areas not specifically authorized as parking spaces, driveways, loading areas and storage space should be -grass sodded or .seeded. Landscaping items should also be installed. Site inspection of the parcel indicates that screening of 'the salvage yard is not a simple pro b1 em due to topography, but also size of the area utilized. The situation as it now exists is much more of a major problem than first realized. It is suggested that the applicant provide topography .information which will ~i`acilitate a further, more detailed analysis. We .would seriously suggest a leveling of the storage area which apoears to rise towards the center. Also extensive, solid screening and planting are seen as essential. It is recognized that such considerations are expensive. Simultaneously; such expenses are seen as the cost of operating such potentially negatively influencing business, Right-of-Way and Easements. Due to the Water Department right-of-way along the eastern border of hoodlynn Avenue and the property in question, plus the drastic change of topography which is involved at this point, serious consideration should be given to vacate a significant portion of Woodlynn that fronts the subject property. This again, however, assumes that Woodlynn at this point cannot be connected eastward or southward at the Water Depart- ment property line. An evaluation, should be made as to +ahether a right-of-way could be extended southward along the western border of the R&S site. If this is possible, the ..right-of-way for this extension should be traded for the la+ood1ynn flvenue .right-of-way and the easterly road easement. RECOMMENDATION The present condition and operation of R&S Automotive is seen as a major problem and ordinance violation which cannot be permitted to continue in its :present state. Lacking site plans of the existing use or the needed improve- ments, it is impossible within the time frame prior to the 10,1~1ay Planning Commission meeting to .reach a possible resolution of the matter. It is therefore suggested that the Commission continue its consideration of the application until its 14 June meeting. It is recommended, however, that 'the Commission-direct the applicant to address the topics raised in this Little Canada Piayor and City Council Little Canada Planning .Commission 3 May 1984 Page Three report and submit appropriate information and plans by 4 June 1984. Additiona'11y, it is suggested that staff be directed to analyze possible access for the area, as we11 as pursue other evident Zoning Code violation which exists in this. industrial district of .the City. cc: Joseph Ch1ebeck Ed Locke Tom Sweeney Don Carley R&S Automotive ~ _01N. \ -,- `_- .., ~l]I\ i I f .'t i g .ti$}yC ~q TJ l ~.. ~R 6t3 ~. ~. €pi ~ I i I I { : - a 4 ` ?1 nenm~ mnif, ~ r Gni^e ••• °' ... a :. ~. 1 . vB~•'.anp .r ~ <~.- 4e,:.31ryr0 Lii.::$urMV0lbu'Oa~m[4vn n15 .'S:a:t O'A'~•" .. ~r .n. B1: `P6~ :9 . ,4:.. \\\ Sealer 1 oche„ , 3G 4e e" .... - s„ooLl\nn ------_.~_P_ __._ WOODLYNN RVENUE ° - - - . ...', •. '. Iha. C 6penemrz,.. •.L rel lave nos rylee M1a D c¢r ... 15' S ~Oh s~x4 01 F^ t dG p t 0 ( ih2t rl 0' tBe SOUtr Ev 1PPt Y o u c. 5 fe 1 :n rc' 1/< :ne ns' 1/< Di rSecaon 6, • s a S a~~5 ~ e ~ v [ t Mi esc:a anL Dve •nat Dari p! t E \AI 11'J"S dIA vl' lY. 4 SDUtne•'I' of :r.¢ to ite rty er Lfn.'C tt¢ AOr. Isre CL Y OLl yon Avenue xs 1diC Oul i .~, ca,:6 .69v OB[P.i[o I'c 1' t tOfa tine <B.reet of Ldr 11 I e 4 'S. 1 "Y 11 n¢ 01 LBP - 1.Ale ~.is s i. S:t-0 ray. - - -t • - - -,-- -- -n I.nP v _ :E~. r4 ~1 90 LEGAL. I~I The Eosl 20B feel of me Ncrin 161 te¢I 01 Lm 2, • b ___ N 'BIOPY ., PFEFERREO PRCPERTIE6 ono Outlol 8, t 54.: ~ RYpM1 INDUGTRIpL PORK, oll in RCmseY County , ~ fAinnPP010 SuD)PCI 10 e05Pmenlf D1 1eCCfU 0110 SJL)pCl . 1. 1D o moo ¢asemenl over foe Epslerly 90 tees IDereDl „ , i $ P i F^ G ~ ~ ..r m IP w I I G ` W 1 , _ 1 .. ~- - ----_.~ _._ s i I N Vy ~ f Y : ~ 1 _ner.e ne ~ ~: Z.,:rcK/ F' P _ ~ -Y 1 __ .. , ' . Y rv\ ~ L _.___ 'Pt _. -___ 1 Y o m . ~ .I a I = ~ ~ \ I ` ~ 1 Y .-.__._ \ zoa gin'- ~.. = t. ~~ } _ ?~ E !YO-moo PLANNING REPORT T0: Little Canada Planning Commission FROM: James Vick DATE: 7 June 1984 RE: R&S Automotive Conditional Use Perrr~it FILE N0: 758.09 - 84.21 BACKGROUND In 1981, R&S Automotive was looking at expanding their business. Traffic circulation in the area was a major concern at the time, and Resolution No. 81-4-199 approving the Zi7ge property division and subsequent acquisition by R&S was passed, contingent upon the granting to the City of a 40 foot road easement along the Water Works property. In 1982, when R&S proposed their expansion, the road easement proved to be a poor choice. Street topography, as well as the fact thata building was located on the easement limited its feasibility as a road. Minutes from City Council meetings of July 14, July 28, August 11, and September 22 reflect a lengthy debate for an alternative circulation pattern in the area. Council members e>:pressed that without the road issue solved, R&S could not be allowed to develop the back of its property. The issue was tabled on September 22 and no longer pursued, While no construction has occurred on the_R&S pr°operty since that time, the business has expanded by increasing their storage of wrecked automobiles onto their property to the south. An automotive junk yard is allowed as a conditional use in the I-1 District, but unrestrained, this expansion has caused a gross lack of landscaping and screening, an unauthorized building and salvage storage on a public street easeme~;t, and increased traffic on an unimproved road. To compound the traffic situation, the public right- of-way on Woodlynn Avenue ~is used for the parking and storage of vehicles. Amendment of these ordinance violations must be an intregal part in the evaluation of a conditional use permit fior R&S Automotive. 4820 minneton!<a boulevard, suife 420 minneapolis, mn 55416 612/°25-p42G Little Canada Planning Commission 7 June 1984 Page Two DEVELOPMENT EVALUATION Traffic Circulation. Woodlynn Avenue is without curb and gutter and the pavement ends just beyond Empire Bucket. Tieing the only street which serves this industrial park; the traffic volumes generated demand an improved street. In addition, improvements along R&S will restwict storage along the public right-of-way which is presently a hazard. The debate over an alternative circulation pattern to avoid the Soo Line crossing was never resolved in 1982. The Ramsey County Sheriff's Department has no record of accidents over the past 5-7 years which suggesi;s that at the present time Woodlynn Avenue can adequately service the area. Iiowever, the City should not lose its option of an alternative route should future development demand it. A stipulation on the conditional use permit should include an agreement that for the present, R&S may keep their building and vehicles located on the road easement, but should a road be needed in the future, the building must be moved. Parking. Thirty-nine parking spaces are required for the property in question. The site plan attached as Exhibit R shows a proposed layout for parking. The six stalls west of the building should be c1 early marked as "Customer Parking Only" and not used for vehicles wailing repair or employee vehicles. Curbing should be placed where these stalls extend beyond the building. The two stalls placed in front of the fence on the blacktop driveway should be removed as traffic moves on all sides of this area. Storage. Vehicle storage along Woodlynn Avenue is in violation t-with City ordinance and should no longer be tolerated. Outlot B and that part of the lot south of the parking area are not designated for use on the site plan provided. This area is presently used for the storage of wrecked automobiles and should be designated as such on a revised site plan, giving some proportion to the limits of the storage area. Landscaping and Screening. All areas not specifically authorized as parking spaces, driveways, loading areas and storage space should be grass sodded or seeded. The salvage yard should be screened from all directions. A dense screen of tall growing evergreens (Spruce, Austrian, Pine, etc.) is recommended for the south and east border. A solid fence at. least six feet high which will obscure view should border the est and front side of the salvage lot. L: m Little Canada Planning Commission 7 June 1984 Page Tv,~o RECOMMENDATION Reconunendation is made to approve a conditional use permit for auto salvage of R&S Automotive under the following conditions: i. A stipulation is included which will require the building located or the road easement to be moved should the City determine a north- south road is necessary. 2. A revised site plan is submitted vdhich indicates the extent of the storage area. s. A landscape plan is submitted and approved. The design should create a near-solid screen and consider factor°s of topography. 4. Parking outside the fence is reserved for customer parking only. Recommendation is also made to approve improvements along Woodlynn Avenue including curb and gutter and a cul-de-sac at the east end. cc: Joseph Chlebeck Ed Locke Don Carley Tom Sweeney R&S Automotive --~ ~., --~ 'r~~ - r ~ \ ~ ~ j ,.: _ . . ~~ ~ ' "'' i; .. 3. . „ ~~ 1 1; .1 PROPERTY IN QUESTION I . ,, , i ~ ~ + it •~ .4 i ~ ~ F ,~ ~ / ~ 1 ~ 4 ( ~ISo- ' l V ~ i I I i i i l I ~ il I al~ \ .. . L~ II ,,. _~ nt.L , II ~1 i lP SJ _ ~I~ ii ~' <~ ~l ~ ~ ~~ ~ ll ~ E 1~ , ,~1.~ ~ ~ ~ ~I P51 P 1/J ~~ ~ ~ 1 l 6 ~ ' ~~ I ~~ L ~ ^\ t a ~~ I ~~ ~~ ~ ,,~ ~ " ~,i ~'~ oi, n11 I i ~ I ~ ~ ~ l •' .. t .,, I ,\ J 1, ~ ,.., ~ ~ :" r .~ ; P.~ 4 I ~~'~. ,~ ~l .~ ~ \ I) V ~ ~ I 8 .._ n. gPoIF .~ Ry ~I/ J/i ~ ~I +I MPfL: NJOn i~ i~~ prc+poletl by NORTHWEST ASSOCIATED CONSULTAf~!TS INC. o ~-t_~ ~~-~- ~'t~ v~C~ -+ o i,r. 1! - 'li . .~ f n__. ;~- ~L- ~I i jl JIB 1 II O ~~I _... i, ; ~~r I 1 r I / ° (w,Il _'~ ll Il ~ ~ . ~ ~., 3 ~ ~ / ~' ~ ~' l I I ~% II l~ I i ~: II ~ r C~1 ~ ~~ ~~ S ,~ ~ IIJ I ~>'-• i 14 ~ ~ ~) i~ ~ I' I /' I „« II ~`) „ Sj! ;I;.,,. This map is for plamring purposes only ~ioO ~soo ~~o and should not be used when precise ~ me as urem onf is r@qulrLd. IJ f C00 1ti0n NOtlri EXHIQI:T F. SIZE LOCATION NihP ____ FO~~ R & S AUTOMOTIVE pi ~ Port of Lot 2, Block I, Referred Properties Q part of Outlol B, ~ Ryan Industrial Park, Ramsey County, Minnesota ~:.. _ _. _ ~~ F /Verth '4 . ~` . AVENUE NN ~ _ , _ -_ zo6 ~`, ~ ~' _ \ ` tad ~ I ~ / C l ~ ! .^.>_.._ JP { 4 ' ' am : m , . /. J s ii w~ j ~ . ..,.,, e.. <. .,,, Ct <i i ,. ~PI . 1 ~ ~ E Q 6 I ~ i . ,. ~ ~ " \ C nJ//d ~° ~ : ik .. ~: N I Eu//d ng/ i ~ > J 1 ~ / J ~ Y' / '~.~ ~ 1 \ Benri n,o..F e m ~/.o/ ~/1 ~ ; _, ~ k,n° ~0 ='~ 'Clore 5 .1 . . _ , ~ s - _. , 1 I i ~ 1 ~ ~.. _. `. \ .: r 1 YW ~ ~ _. ~~,~ L G __.~.. -__. ..____.. _.._.___. .-__ o, 3 ~ t4 1\ .1 ur N. i.ya .T' Id \ \' 1 1 ^ 1~.: M11. \ \. I ~. ,r \~ :"~ ~ ~, 0'' \, 1 ~ n' r ~ ~ .:~ del ~ 1 s"~ _., r. '.~ ~'1 _-~-~ R~ ~`, ~-~; ~ 1 % -~ \~ ` /^ ~ ~. .: ,... .. l~aFC YO°6 E.G. RUD&SO(~S, INC. uAne suRV>:~roRs 9560 Lc r,ington Avenue I~arib~ ~ •- Nev: Brighton (Ler.ingion;, k5innesolg 55112 ie lephone, 786-5556 ~~ ~ I 9 EXHIBIT 3 a.~.,=< S i TF PLAI4 /3FB9~ t~ - ,rn r,; - > .. ,. ~ ~ bn~" ~<. e' bm~/~r '~. L. IA ~fl <.ir - UTA~ ~!r .~ f ~, `tix. 89.. Ir i~l' ' ~~ ~~.h.. ,>,Le. nrOV n•,Ily ll.r ,~ G~N1~Uir ~ nl O iYn l) Se+t:e3,:on :I4. Ov11Ji39`tnvl: p,r (, -vrC4Y Tt JNu^~n •nl p.eA E'rr~nvolen.nd ilul ' Nry.IIt~eCl +J `.ui, [iRVnJr, 11v 11,rr 4IM Crrlr of ldi nc IIr:e0v1I a t r.a-1". a cnq 1 u.u y:`::;i:;::i:::: :~:~ :::.5::..:. f::~; y{ '+`;<'.::%;!:.::'ii<':~::CY's. `<'~:~::.1 A_0_F_:I (k5!Y('!i ~I:t;: ::::\i::::S::::L::::'[::'>:.) ;. .:'A:. te)tnenl Ipr rCed e w. . ~ 1.+..~...... ;~."E ...D..::;,:..:.`.~:.:)_ ::.a ~'~"%3:' ID. s t `h erl rl`~ne )ir 1/s .. .. ... , pi\:g3~::~Ri~y.$.:`u33:i:~t'1=::'?::s~f ~~((.. (( n f• v i fon9e IE. cleeq' Loon4, I ..[:<\::\::i:`2:::<[:::..'i:.iX..JI: r%~~r:5;<i:%~e:P\`~>~ pl Coilol D• FYFII IY.OIr)if1Al i'AFC I In 1j }:;;V;~%n~:J~ Pa lpt.)10t~ 0( IA pr(1. Ilnr of Noo01 nn f W/:lyn.l ![v ~:(n"`i2ri%``i i:;4>:~"""''"~'`"~""'~ a Olel pf 4AI{I VIIIG VgOV Al c'e~!Ar'.F^.^<-1- ~"~::j':3:' t31 1, rnd Ile I IL' <e a^'.?elo.....: ~iY4^>2^"~ .. ~ G pal 1 te. Inr Yr~lrr ltr :ox.:r:: Giia:,::'.i::::Cr:F :. ^;'¢;~T:.~. :.,):`,R,~'tij:.w',`: ~'! Sn ;:Y: i:..:....v:n::.:\.: ~:.,.::.. n\::...;o>: i:r.M %M:::~ti,4¢;j+:itiA'+»v:ta'+ 51 1' 1 .,t..::,:':.~:.:':..:?:>:qv.:;:::c::~`:isEY:%.:Ki`'~::¢%~3i:>:i:^''+„:.:.;..~ Pu toad of Nytr [unmul^een r ~S:i~li:>:...~....:.... ..r"`:.::o.:..:iN'.e:. :ii'ytji~i\23` ~kk ~4'YtG,:..am.a;•::.:::'`:S:i:::::i.:.:e%• ~:::i::.. !"b...:c.,o:::5ii: jjy~;~ n.\.iL:P;i::^j;':\>:;: ?~:(, t:J: ^<v,Uy:\::>:!n:i':::: .<.lC: ::.T,.n .....:..... ,..... STREET idLEDS V _..:~;..~.;L;.:;•:<,..";.:.::,.~: <::.;:.::,.: ~... IMPROVEMEfVTS ~~ - `"'""`"` ', ~ I ~>:: L[Gp.: rY ~~'~,.' ~'~~;~'''~'~`T%: TOt Cql $00 1[el pt IOr 11[r 11 , ~ ~ CjY ~ f ~ C /~~ / N dl^cl 1 . Fi1C CEHPCOY GflOVII,' ''I I ~, ; 5 4 / 8V.} IADUSifi14L VpfIK~ oll r ro i,~~l"f ~~ h4^"p1^lo. So>le<I Ao egm.enn ~' '/~ 1-:til-w%r- ~ { :~'~x., ~..~:~1 "l~ rolwnrcn o t m. 1 d'x~ „, cV ..? y'i): yyvD~:.. p BUI I i°( .. n} 4 i'%.c __. ~r_ __ __ _ ~ ~ x`~.:t.:~. RP:iC:y:ii%Z ~y ' r '.' t,~ "11 , i ..:... . , 1 ~+°~~Nnfp pne o/ leJ [.6/ar. l• rpLl'f.('r(,D f'rcnALTI,/. '' `/ ,' ;'l._'"3.~ )f ~DrC` Iva n.. ' Y - --eon ao.._ ~_._ I . \"~:.:it~tf.:,:fj~.e;`il~' C''t ` __ _. !_ - ~'~5; >.,'... l \ 1.'^wi~n uw M nOJnS/. G...y.,,.y it .fj IUP _. __ _ _. f o m __J.._.. _ :: qq -2, _._____._.__._._..-___.... .Jr. ~\ ~ ~ F ~ f7 iLL' iI ~ \ ~' ~ N rile •rN` ~/ 1 VI 1 7 ~fSi%°j<nj; .rn /.~. .r . nb.YA /e(n•/ om. (: 1. F.. Xs;; 3jF:,atnp; ~.' .. •~ ~rrr'e anzo re ocLe nL9. 'f [.e r, 2.:,;`.;:: ~" :.:Y,\ c ;:. .:c. :i.;.`. a' E XH I Q I T C _._ ~.____.- -- V.~ _ \'±'~>sz%;->.''::3;~. TRAf~]C CIRCULP,TI01~ MEMORANDUM TO: Joe Ch1ebeck ;:,~ FROM: David Licht ',-1`-~ DATE: 4 September R E: Little Canada - R&S Automotive r-ILE N O: 758.09 - 84.21 ~~ l~a~Tr~~fE~~ ~s~c~cl~rEO caN~uLTar~Ts lncorparated 4820 Minnetonka Eoulevard, Suite 4.20 Mpls., IVIn. 55416 612/925-9420 The attached report is for Your file plus distribution to the City Council for their meeting on 26 S Planning Commission and staff have been mailed copies. SEP 5 1584 CITI' OF PLANNING REPORT T0: FROM: DATE: RE: File No: BACKGROUND Little Canada Mayor and City Counci~i Little Canatla Planning Commission James Vick 31 July 1984 R & S Automotive - Conditional Use Permit 758.09 - 84.21 In 1982, when R & S Automotive last proposed to expand their business, there was considerable debate over traffic circulation 'in the area. The south par- cel which they planned to build on was land-locked, the road easement dedi- cated to serve the parcel was not feasible, and an alternative route could not be worked out. After four months of 1i tigation, R & S withdrew their application. While no construction has occurred on the R & S property since that time, the business has expanded by increasing their storage of varecked automobiles onto their property to the south. An automotive junk yard is allowed as a conditional use in the I-1 District, but unrestrained, this expansion has resulted in a host of 0~°dinance violations. At the 27 June City Council meeting, R & S presented an application for a conditional use permit_to bring their operation into conformance with City Coae. Again, traffic circulation became an issue, and due to conflicting interests on the road easement, the issue was-tabled far evaluation by the City Attorney. The Attorney has determined that the road easement is not valid since it was never properly recorded. Ode must now evaluate the alter- natives. ISSUES AND ANALYSIS Circulation Alternatives. As demonstrated in the minutes from City Council meetings of July, August and September of 1982, an alternative i°oad for cir- culation is not feasible. In a meeting with the applicant, we have suggested that a71 three parcels owned by R & S be combined to eliir~inate the possibility of the southern parcel from becoming an independent business and thereby eli- minating the need of a road. This parcel is under contraci for deed, however, and Ramsey County vain not allow it to be combined under these conditions. 4820 minnetonka boulevard, suite 420 minr;eapolis, mn 554-16 612/925-9420 t. Little Canada Playor and City Council Page Two Little Canada Planning Commission 31 July 1984 The alternative is a conditional use Planned Unit Development which will accomplish the same goal. Such an agreement would ~°equire these parcels to be used for one principal use. Ire addition, provisions for a security bond to ensure that site improvements ar°e completed can he written into this agreement. Road Improvements. Wood1ynn Avenue is capable of handling the traffic generated by the site, but it is in need of improvements. Blacktop and curb and gutter end just beyond Empire Bucket. The remainder of the street has become undefined and used for storage and parking by R & S to the point where it is a hazard to public safety. The necessary improvements include pavement, curb and gutter, and a cul-de-sac fora turn around area. City Code should be sti°ictly enforced to prohibit storage and parking on the public street. Parkin Thirty-nine parking spaces are required for the proper°ty in question. The site plan attached as Exhibit B shovas a pr°oposed layout for parking. The six stalls west of the building should be clearly marked as "Custdmer Parking Only" and not used for vehicles waiting repair or employee vehicles. Curbing should be placed where these stalls extend beyond the building. The two stalls placed in front of the fence on the blacktop driveway should be removed as traffic moves on all sides of this area. Landscaping and Screening. A landscape plan should be required as part of the PUD. All areas not specifically authorized as parking spaces, drive- ways, loading areas and storage space should be grass sodded or seeded. The salvage yard should be screened from all directions. A dense screen of tall_gr°owing evergreens (Spruce, Austrian Pine, etc.) is recommended for the south and east border. A solid fend at least six feet high which will obscure view should border the west and north side of the salvage lot. RECOMMENDATION Recommendation is made to approve a Conditional Use Permit for auto salvage at R & S Automotive subject to the following conditions: Road improvements are required on Woodlynn Avenue. A Conditional Use Planned Unit Development is approved. This agreement sha71 include the following requirements. The three parcels owned by R & S shall be treated as one, limiting this propel°ty to one principal use. ~w_ Little Canada Mayor and City Council Page Three Little Canada Planning Connnission 31 July 1984 b. A landscape p"Ian is included. TPie design should create a near solid screen and consider factors of topography. c. Pai°king outside the fence is reserved for customer parking only. d. The appropriate security is provided to ensure all required improvements ai°e installed. 3. Any additional comments or recommendations of the City Attoi°ney antl City Engineer. cc: Joe Chlebeck Ed Locke Don Carley Tom Sweeney R ~ S Automotive .,.~a Fors R >'a S AU70tJOTIVE pt ~ Port of Lof 2, Block I, Piehrred Prcprties A port of Outlot D, i Ryon Industriol Porh, Romney County, Minnesoio ~~ !WOOaLYNN ,. AVENUE '- - W~~ { 1 _. - --- " f ______------ -- _ _ ' -- -- 1os _ ---- $.y, j ;~- ~ r r9t ~ ,i'. .~. r. / e N . k ~ 1 , a y 7"T •lP 1 v` -L Y~i ~ > ~ eC '~',Tn i1 r ~ `1 ~ ~h `a ~K {y!1 f U'~~ I ;1 ' 1 .3 '~. l ~ I~i~~ ~. ~~. Norfh f. r ~ ~a Benehm°.f n) ~n°/r °/2 ~~~~ Tcp ~ 6'9.'60 ' a~ . ~~ n 'C p~ n ~ V 'Ck S k 9/ ~ S 1 I ~ b~ ~~~ ~ /~ i r i s v~ i I i e I I t S J I l i I I ~~ . I~r.+ s~ a c. ~3 ~~° ~ ~ ~R's~w ~~`~a~', ~c`'a ah ~'``y`~i .'~teys'~, ;~~/$~ }air ~;~bv~ t'-A ~.~ + '~:°P.~ ~33'ru a .may ~ i ~ ~ s s { ~` ~ t ~ ~ rr ~h dd nq. ` ~ dom. 2`$y vW J ~' a O ~~~ ~~~~>h~ ~a~`~~r l'~ F ~~j~i { 6-vi'R~~,,.f~>~lF" ~~a N ~ !. "f fay ~ ~ ~G A ~~ ( 4~ i (;r ~~~~~/ e' .ice #F ~ A a aft~~ `3y~.~ytR' ~'•' V' ~,~ `~a~x kx~,rNi ~~ M 7 r -~ a ~~r a~~ y'~ t ,c A ~~J'~ ~ ' (b~ ,r.' p-~~y F t x ~ / '" ~~5~~~ .~• .. `~ \ ~s~M~y f~~~~f°tn~~~+}~. ., p s ar .'~.~'%A`~~~'-~,•_~Aw ` ay,o-*2 ~ , a. iu n C~' -. .. ...~ JOB . ~~ .. ._ m .. ... u ~ ~ i 64_09 __ _ 9006 E.G. RUD cg, SONS, 1NC. ~,/!i '' i LAND SURVEYORS s ~ ! ~ ;' .a 5560 Lexington kvCnue tJ Orlbn•~ Nece Briohinn (Lexington), Minncsoto EXHIBIT A 55112 Yclephonc- ~ 786-5556 SITE PLAI`J - I \. i . ~7 , ca<% i _ a ~. ~/ in: . ~ ~ `& I x K t ~~ ~ ~. i ['u, //~ iV y b ~'i /. y 6rdd g 'I :! r. Y 1 °4 ,,,%, , "'1 ~~ V~^ADIri ~+ f Bgi. ~_ ,.. as B9 \..,....__„.._,_..w__.,.. .. 1~ `~ _ N tf FC PLANNING REPORT T0: Little Canada Planning Commission Little Canada Diayor and City Council FROM: James Vick DATE: 2 Augus'i, 1984 RE: Preferred Properties Industrial Park - Circulation File No: 758.09 - Genei°al The City Attorney has determined that the •road easement along the R R S Auto- motive property is not valid. The Planners report dated 31 July 1984 has addressed how this will affect the R & S property, but the alternative cir- culation for this industrial park remains unresolved. The need and location of such a road is a policy issue which the City may want to evaluate. Attached are the exhibits prepared in 1981 which demonstrate possible road locations. cc: Joe Chlebeck Ed Locke Tom Sweeney Don Carley 4820 minnctonka bculevaro, suiie 4-20 minneapolis, mn 55416 612/25-94?_0 f. a ~~ ' .U`V ., 11, ! ~ ;v c 111 ~• ~ J' ~"-~r' ;f ~~< ~ w ! e . o ~ ~rnp4Pr~ t4iie4s®f (~44~~ ~ .._._..~.,~,;; !x ~ 1 4 4 4'PE: ~~'PCI~ ~4seef APi®taE ~~~ (+~'t ul ': .e ~ '. e ` 101 ..1 1_~~,.~.~ _' _.,, 'P P 1 ~ .,~ 1 888 ~~, ' ~~a ~'so•e. - gray ~.•~--°- ~< ~~1 ~ ~ ~~ ' ~ 'L.07 nG. a 4~4i'_~P~4Z'E~' 44~! •;e ~ 'F ~ . ~ ~ b3~'~) ~' ~~, ®fVr~4g ~~ltt~0~ ~ ~~ ~ .2 .NS1 qo. E ~ 0 ~ ~ E .._........... ,~ ri t e Pet ~~+SYYPdPd ~..(&~' t' c1_ ~ rP ~ ~" 1 J ~. ~ ZtE .R~ak.. .E~~~e. .71 n.. ~ iCb :... ~ .. e n ~ E e• ~, ,. . ,,. .. e +n~~ --. .. ti. _ . _... ... _ AllernatEVe " 3". qs in all of the design alternatives presentedP access is __ _ proposed from The south via South dwasso Boulevard. I his design invoh+es a straight north-south connecfiion io the east end of V1/OCdIy11 Avenue. While this scheme provides access to the currently landlocked parcels, it involves encroachment on the St. Paul Waterworks property for right-ofdway purposes (the road surface itself may be able i'o be constructed io the wesf of the S.P.W. property). p, second problem with this scheme is that an unusable firiangle of land is formed between the road and the Waterworks property ~,-:_'''=>- at the narth end . _ . __. ... . , _.. _. _.- , . -- ~,,.. .. I .,<. , ~ ,. .._ t.~ _ ...... - -~. - -_.__ -- - ;i ~ ,'dY.... :.. ~,~.~, J ~ ~~~ 1~esVa~utitii~ ~ ' I ~ ~ F ~ 4» ,• ~?r~~sr€e3 5h~~f A~iet®I ~`~~ t ,•t,' ~ ~° 6i V Ooa6 44tU8w • air ~ Ur. o~• a' D'.... 4 i Gb F Y. 5 0 7 . B ~ ,~ ` .._.._.._.. _~~,,,.~ of .,y~ ~, 'c. B.F~D~ ~ ' f I :; ..o b ~ '~. 4~ .--d 0 6-~ ~'~6E W '+ [Ca FIt9k6 - ;, ,.,. < ,~ T 1' $ % 4 i h~' ~_, f, U I~ ~a c.oo .,G ° 'PR®CEIdTY E ESTIC~{~' ~. , (~r~r:' I • ; ;: ~~ Qw~b ~ ; xD'. ... :. ', •D ,° . a~ tp l i . s` s ..,o . ' ~ . ~~A 0~ ~, Sy .y,f;D.~.._ ..__._.._ .. .,. ~ 41 >e 'x I ~' i i fi ti ~x~@~if t o' ., r ~, tit. .._....__.- ._. ~ ..._ . ~ o ~ i~ (,~1 h~F$@.G. ,. ~. .fSth @e.. Arno. .71ryq ~.Q of 't ~ °' ~ i>; U9b®ee} ~, ~~ I 1 , ~.. ~ ., .. ,... ~., .~. ._ - t ~~ I w~~~.. { ~V~ /~Iternative "2". This route extends northward t=rom South Owasso Boulevard then veers westward to connect wirh the existing Soo Lane right-of-way. This scheme allows for better utilization of all the affected land, but raises some concern in terms of the proximity of the Soa Line%A~oodlyn Avenue intersection io the railroad crossing. This proximity is considered to be potentially hazardous especially in view of the existing crossing . 9_.. . .. .. w~~-i~ D ~l v,,i:t,Lt .~,y ~5~"tf3 !`h"k..17~ ~/~,u+~.'^SY~'~Tk`~ .` J~~l}~\?~...!1Y~3~ V .+.e ..~, ~:Y ~ i r,+re"z~~,x3~v +ra~ }~ t ,,k i. .... __~_.' r _.._ _-_ a-.,... _ 1 ~~~ Y~4~ ...._k ~ -~~ it 1 .. ... .- ~ ... Jt' ~ L:' ryry 4pp/t~. ~c/y ~ S~ ~ V • ~~ > ~' ~ ~ i-_- -----_ ~ °a I~ ~ .• . ~ 1 ~R~1Pt$ Esbt ~~IEti~A .._ " 'I '' ~._....`u; ®a a ^~ M ~~~ $heEf ~tfSO to ~~/ a~ ~rr~gi~' ~~ , , %~' ~ 7. f4 79e~ y ~ e ~ s~a:.«,... a ~Ci r Pr~MO PRtl1 r - d ~ ti b -.8 n ~• r ~ 6v .....~..~-.i~~ 6 P~6^ y~ ~ ~ a G ~''' ~ %° ~ :Gfci ,; GA tic. ° e a.r .. ~C B t4t~~~ ~ /~D'/ O r ~ ~• o ~ I ,.ra en ~~J-,~--.eat-•- -:.k. i _~,... rt --es I •'1 ~ r2 .~ ~ ~ ,~ ~ ~ ~ ~ ~~ ~.. 1 j ,,~ 'b t„ 'n` o.cu - t ~. ~~~~' ~• ~r~/I~Qffi6®td `~ r ~ ' ~ ~~ ~ .' : h . 1 G.o~ ~.~ m PR(SPCRT~° B TIOI~f ', ~;~~~ i 3~,} ~', :.r~., n~Gis (Rosa} ~v:. x o'~ _,~ f. z 'r~ . ~ Y.1 ~oelCeVw~t4 ~BPY'tt °• ~ ~.. ' ~ ~ r`~'~fr :. ~ ~~ ~,~ lsr~j ?~,'er~rtr. P~ S~._. .... .......~..__. _.__.. '~, P \ ~; e%S~O'"1 !~ ~ ~ r ~ ~ettSs ~ fit ~~ u~ ~~~ Ch %.',r. •• {r'ile': fn4o ° . . .. .~ ~q.~. ~ ._.:... a . -. . ... .:...~~... _. {. 61. e s : :.. d .. Alternative "3". With this scheme, the north-south connection would extend be weep the Empire Bucket attd R&S properties. As can be seen on Exhibit B, there is approximately 85 feet between existing buildings. Potentially a 40 foot right-of-way could be squeezed between the properties. Obviously this solution may have some patentiai impact on the Empire and R&S operation=. Both owners feel that such an inter- ----- section vrith Woodlyn Avenue may be hazardous due to limited visabiliiy around the _ Empire building and a relatively steep grade situation on VJoodiyn Avenue. Based upon preliminary study of the area and other alternatives, howevt~r, this is still considc--red to be--- the least hazardous situation` especially if adequate signage is placed an Vdoe~lyn /avenue. fw'the`rma'e, it is hoped that' once the earth-south connection is ultin;ately cer~~plcted, if vrovid ba;conu the Fa°irnary access to the area rather than Vdoodlyn A,verwe. U n s `, ~ K~~63,U90.'ha4iVa ~f 16P • \. ~ o '°° kmplFe Duck©B (~i{~e) +~ _ . ..__.a~~.zri.,.~...._.. PFeierreti Shme4 F~fi®¢ai C"`~° ~ri:~ a 7.. 9 f~ ..., Lei U MCC La \c n[u \n uusf 9 W E.. ~„ y.., r .. gy e \ '~ q, .. ~ rt. ..no tp~4 4 ytf tS v~, .QIw. .SO Fr.. ~ @ •..~. •+onew.wo-arv • e ~~q, ~d. 1 \ r~ ~ ~S 6 • ~ %e ~a.. _' 1 G9/a, ~, % 1 AO \~ ~ \ « r ~ \ RhuFrcegf EoCaLlaGst~ 6~~e ~ . :w• _ \ p~p~ C rip yfpgp~ ~ .: 1r L,(1~ n6 " P16MPbi'\! 7 ~ ICVI'V ~ i \ ' i 1'Sr~ ~ \.~ ~. a , i~~b •,~,~ fr ` svais (Kassa} :a a, .~ r ~ c ~"".~ I.t ~ Pte. n .:1 Y, • a l ~aG12VE9R ~681Ut e 40 6. ~t1 .. jffiD,f ~, 11..._....,._,. __..... . ~ ~, ~,~~ t .. ,.. ~ ~, m t, , _. . , aH ~,•~ \,~~ ,. w. o O `~AVi,.'P. YYr-e..i. .. ...ti-.. r.r...,.r. ...yam.!'.. _ ...+..sy .. • .. 4..~ I alternative "4". This scheme is esser~tiaiiy the same as "3" with the exception of acoess to fhe west side of the t~hun•ay/I~adeau properly. This scheme includes a short ': ~ cul^de-sac from the north-south connector street and would vacate Sao Lane eliminating R~+"--- - to the extent possible traffic conflicts near tho railroad a•ossing. ft ~: ~~'f.HEPta- -. .\. .h r~ j . ;--e==---- ~ c i `.\ I~ I ':.~. ~~ o '} `d, + i ,5'~ `'~ ! I ' 1 ~ f~ i i 1 I I ' o. I.^ IN I~ II ' I ~ I i , ~ ! 1 'ko ~; r 0 '~_ ~~ .i ~ ^~ 1a 4' ~ c0 al-~ I ~I rt of ~.a 'a f. u (~) - - _ _ ~~ ~ II ..-..~s.. (',e1 ~~~~, ~ a ~_r~ ,a o ~T, ~~ .. c ~Gi ~;,~\` n , n 9o ac ! '~ '~n _ _ (.I .~ce<' (IFj e1 v c~ 1S~,J w. --! 'a Si) ~'' " ' { ^-. ~. ~~ ~- - 2~p \y pO[G^^S2RY9 I © X12} cz2~ o~i ~ ,I 1 ~ , ` b ~ ~ nL ,~ 208.- .. ~-., _ 4 09 6.o L ~A ,(~ ! I .. Lid jc.i.z; ~~ "ao~ doJ + '~ _~...1 1 5 ~ \, +`, + ,. (Z. ,'S '.+ '? ; r. ~ _~ :~ - ~.,~- ~,. 41 ~ i9)~ /c`7 ( :~ ~ "jA 1 ~, (I~(i ~ ~_J81 (i~j ___.. .£i'~__.__ 2 . P. F..,F, . .... (1~ 1 ,io ~= ~` .- c.__ ~'~'' tle/ i_ i__ i 1 ~ ~ (qa. c;J'~ . !+\'' ~ V ~I - o ~ (5/ o f' i ~ 1 it ~~ ~ ~ (~i 'Ss~il ... -- .T.-__ o ~ o ~~, ~ + ~, ._ ~a~ o z,~ i V i V 4. ~ -~ L~ ~1--1 F"- i ,1P~ .^ ~ ~ (~ P ~. \ {~' ~ ~. p8 ~ QPoll Obi ~ I m, + 2.es,~..~ ~3) \\ ~. ,_J `\+ +„~~ ~I~ ~ 2'! '~~~ 03.i _ _~f___ 'iCSi ZB~ u, s, ('~Bi e (19) ~i (Z~j X11 ~~>~~o~ ;.. 4~'~r'saP`.---~~' 250 -, ~ "`T~ .......: .. . , ' Alternative "5". This scheme is presented with the intent that the R & S southern parcel will be combined and does not need direct road access. This scheme includes direct access from Owasso Qoulevard to Woodlyn Avenue along the Soo Line right-of-way. If any of the landlocked parcels v+ouid need additional street. frontage, a cul-de-sac could be extended east- ward off this road. •~, /J:i OG 1 '~~ a+ 1 ~ +\ \ a r \9 ,\ ~+ `\ `' '+ rv ' ^^INUTES City Council (~ ~ Oct. 10, 1984 Thunder Bay Mrs. Nardini suggested that the Council. hold off on discussion of Addition Thunder Bay Addition until after the Park Commission meeting. The Parlc Commission will be considering the possibility of the cul-de-sac Agenda at the end of the street extending into the City's park property. Item No. 6 Mr. Forsberg stated that the Public tdorks Superintendent informed him that the purchaser of the house on the cul-de-sac is not happy with the situation. It was suggested that this party be invited at the next Council meeting cahen the matter will be discussed. ~~ R & S ~ Council recently tabled action on the P. & S auto salvage yard proposal Auto Salvage until there was a full Council present. Yard Mrs. Scalze introduced the following resolution and moved its adoption: Agenda Item No. 7 RESOLUTION N0. 84-10-475 - REMOVING FROPi TABLE THE R & S P.EQUEST FOR CONDITIO??AL USE PER'~1IT FOR AN AUTO SALVAGE YARD The foregoing resolution was duly seconded by hrs. Nardini. Ayes (5) Scalze, Nardini, Hanson, Fahey, Forsberg. Playes (0). Resolution declared adopted. This resolution appears in Resolution Book No. 11, Page 488. ?dr. Fahey pointed ovt that some of the recommendations contained i.n the Planner's report on the R 8~. S proposal are that the road issue be resolved, that the three parcels be combined into one, a landscape plan be submitted, the parking issue and that security be posted to ensure that all improvements are done. Mrs. Scalze asked if the Council was going to put a limit on the number of cars allowed. Mr. Fahey suggested that the conditional use permit run for a year so that the City can look at the situation at the end of that time. Fahey also felt that the number of cars should be restricted. Air. Forsberg suggested that the cars be limited to single-stacking only. ?•9rs. Scalze suggested that the matter of cars parking on a City street should be addressed. Scalze felt that the cul-de-sac should be posted no-parking. Mrs. Nardini agreed. Mr. Zi.lge reported that the employees of *9yers are the ones parking on the cul-de-sac and not R & S, although R 2 S owns the A7yers building. Paae -4- rf1i7UTES City Council '""~. Oct. 10, 1984 R & S (Cont.) Mr. Zilge also pointed out that it is not really a street in this area. }9rs. Scalze commented that the end of the street should be a cul-de-sac and should be posted no-parking. Mr. Thurston, an attorney representing R & S, appeared before the Council. Air. Thurston requested that any approval refer to an outdoor auto salvage yard, rather than outdoor storage. Mr. Thurston also passed out pictures showing the screening that R & S has done of their operation. Pir. Thurston stated that the R 8 S site will hold about 200 cars single-stacked. Thurston reported that the cars are stacked about a week or two before they are scheduled to be hauled away. R Z; S would like to continue this practice. D7rs. Scalze pointed out that last winter the cars were stacked five high. ?sir. Thurston asked if blacl<topping of the cul-de-sac would be a City project. ?•ir. Fahey replied that it probably would and would be assessed against the property owners. _ ?hr. Thurston pointed out that the employees of the building that R & S rents out are parking in the cul-de-sac area. Pirs. Scalze commented that this is R & S's property, and, therefore, they are responsible for this. Scalze stated that the cul-de-sac would have to be posted no parking. Mr. Thurston asked if the cars could be stacked two-high, which would not be over the height of the fence, prior to being picked up. Council was not agreeable to this request. sirs. Nardini stated t}~at she was agreeable to going along with the R & S proposal as long as there was no stacking of cars. Mrs. Scalze stated that one of the reasons that she was concerned with the appearance of this area is that she feels that the City should be taking steps forward and not backward. Pir. Fahey introduced the following resolution and moved its adoption: RESOLUTION N0. 54-10-476 - APPROVING A CONDITIONAL USE PERIiIT FOP. AN OUTDOOR AUTO SALVAGE YARD FOR R & S SUBJECT TO THE PLANNER'S REPORT DATED JULY 31, 1984 AND SUBJECTTO R 24 S's PARTICIPATION IN AND AGREEMENT \aITH h~}iATEVER ROAD ALTERNATIVE DEVELOPS FOR THE La00DLYN AVENUE AREA AND SUBJECT TO THE RESTRICTION THAT TIiERE BE NO MORE TITAN SINGLE- STACKED CARS CONTAINED 4:I THIN THE SALVAGE AREA AND SUBJECT TO A ONE-YEP.R DURATION OF THF. PERMIT SO TIiAT COUNCIL C.AN REVIEW IT IdITH REGARD TO STORAGE Page -5- ~9~NLTES City Council - .. Oct. 10, 1984 I R & S (Cont.) REQUIRE?TENTS AND ROAD IhIPROVEMENTS ON WOODLYN AVENUE AND THAT THE CUL-DE-SAC AT THE END OF WOODLYN AVENUE BE IPIPROVED AS RECONI^IENDED BY THE PLANNER AND THAT THEP.E BE NO STORAGE OF CARS OR PAF.KING OF CAPS ON THIS PUBLIC STREET The foregoing resolution was duly seconded by ?Sr. Hanson. Ayes (5) Fahey, Hanson, 14ardini, Scalze, Forsberg. Hayes (0). Resolution declared adopted. This resolution appears in Resolution Book ;Io. 11, Page 489. tdoodlyn Ave. The Engineer stated that he has reviecaed alternativef+5 of the i~~oodlyn Circulation Avenue circulation plans and determined that a 50 foot right-of-way Plan would nick the corn er of the A. C. Black building. Agenda Mr. Leo AicGough commented that the property owners in the area do Item No. 7 not want the road. ?1rs. Scalze replied that the City wants the road. P1r. Hanson stated that the City wants to settle on a plan for the road. _~ ~' b1r. Forsberg informed Mr. 1•;cGough that there are businesses in the area that wish to add on and cannot without a second access to the area. Mr. ?IcGough asked if the City was only interested in getting the easements for the road. I•;r. Fahey replied that this was correct. PIr. Greg Deeb stated that the business are no longer interested in alternative #!5 since the Engineer's survey revealed that the road would take part of the A. C. Blacl: building. Mr. Forsberg pointed out that R & S will not have permission to continue their operation until the road matter is resolved. Air. Zilge asked about the easement that he gave on the east. h7r. Fahey replied that there were problems with the grade in this area. Mr. Manson pointed out that with any blockage of the railroad tracks, there is no way in to the area. ^Ir. Deeb felt that the Gervais property should be involved in the road issue. The Engineer staled that there is a low spot in the area encompassed by ~ alternative #5 that would cause sewer to have to be brought in from another direction. The Engineer felt that the grade could be raised next to the Black's property and suggested that the s[re:et would be curbed and a storm sewer put in the low area. Page -6- ~~ ~, r, ~,. ~tt~ ~°anaa~a 515 Little Canada Road, Little Canada, MN 55117-1600 (651j 766-4029 /FAX: (651) 766-4045 www. ci.little-Canada. mn.us CITY OF LITTLE CANADA NOTICE OF PUBLIC HEARING INTERIM USE PERMIT MAYOR Bill Blesener COUNCIL Rick Montour Barbara Allan John Reis Michael McGraw ADMINISTRA7I~R Joel R. Hanson PROPOSAL: A request for approval of the Re-issuance of an Interim Use Permit allowing aggregate materials stockpiling and recycling. The property in question is zoned General-Industrial (I-2) District. APPLICANT & PROPERTY OWNER: Frank Frattalone Fra-Dor 3137 Country Drive Little Canada, MN 55117 PROPERTY LOCATION: 3137 Country Drive Little Canada, MN 55117 PLANNING COMMISSION: The Little Canada Planning Commission will be reviewing this matter at a regular meeting scheduled for Thursday, October 9, 2008. The meeting begins at 7:30 p.m. and will be held in the Council Chambers of the City Center located at 515 Little Canada Road in said City. CITY COUNCIL: Notice is hereby given that a Public Hearing will be held by the City Council to review this request at their regular meeting to be held on Wednesday, October 22, 2008 at 7:30 p.m., or as soon thereafter as parties may be heard, in the Council Chambers of the City Center located at 515 Little Canada Road in said City. All persons with reference to this matter will be heard during the Planning Commission meeting on Thursday, October 9, 2008 and the City Council meeting on Wednesday, October 22, 2008. Sign language interpreters for hearing-impaired persons are available for public hearings upon request. The request for this service must be made at least 96 hours in advance. Please call to make the necessary arrangements. Joel R. Hanson City Administrator C ~ ~ ~ ~ U~/' 1. t 1" ~ ` ~'JJ , l ~ .,`ai_. September 19, 2008 City of Little Canada 515 Little Canada Road Little Canada, MN 55117 Re: Permit Application To Whom It May Concern: In addition to the enclosed Permit Application form, we would like to submit this vrformation pertaining to our request. Prador, lnc. is asking for the city to extend our current permit for an additional five (5) years. In return, we will try to develop our property into a more marketable piece, mutually benefiting both the city and our company. Here are two ideas we have to accomplish this: 1) Work with the proper agencies in developing a plan to reconfigure the property and its ponding on the southwest side. Enclosed are rough drafts of our current property and what we would like to propose. As you will notice, the proposed layout would offer a much more favorable layout to future development. 2) Inquire about the properties that currently surround our piece and the possibility to acquire them in making the future development more attractive. This would allow us to work with the city in developing the "desired entrance" to the industrial park. These ideas will take tnne and effort to develop, but put us all in a "win -win" situation in the future. Frador would be able to continue their current operations for an extended period of time and sell the property at the "right" time; local businesses and residents will continue to have the availability of our services; and the City of Little Canada will have a much better development in attracting the businesses they want in the near future. We thank you for your consideration and look forward to developing this partnership with the city. Sincerely f ~~ r oi~ ~ ~// ' < Frank M. Frattalone President 3131 Coui~rav (~ravr I irn~ Ci~i~i~,~a, SAN 5:i1 17-iE,10 ~ 651 /4&4-810 ~ FA): G51 /4H4-0304 ' ` k~ ~~ `/ ~ ":~~. =i,> n ?_ ~' ~., _~ ;,, ~~ ~ ~ c , b ~~ ~ ~, -~ o ~ D p ~~ ~ `~. ,~. .~ ~~, r n z 0 n a -o rn -moo -o r D O O ..~ goo V 7 n a n« ~~ mi N -~. Y' N ~~ V~ a n ~m ~x m~ NN d R O ^N i J D "O ~. m N c `; ~- ~~, ~~ ~ Page 1 of 1 Kathy Glanzer From: Jessica Jagoe Sent: Tuesday, September 30, 2008 8:03 AM To: Kathy Glanzer Subject: FW: Renewal of Fra-Dor, Ines Interim Use Permit Attachments: Renewal of Fra-Dor, Ines Interim Use Permit From: mptimmons@comcast.net [mailto:mptimmons@comcast.net] Sent: Monday, September 29, 2008 8:07 PM To: Bill Blesener; Barbara.alien@ci.little-canada.mn.us; John_Keis; Michael_McGraw; Rick_Montour Cc: LCCityEmail Subject: Renewal of Fra-Dor, Ines Interim Use Permit Mr. Bill Blesner; Ms. Barbara Allen; Mr. John Keis; Mr. Mike McGraw; Mr Rick Montour; Mr. Scott Barraclough; Mr. Tom Duray; Mr. Jon Hall; Mr. Jeffrey Helmeke; Mr. Dan Knudsen; Mr. Chuck Pechmann; Ms. Katie Socha I am writing in support of the renewal request for the Interim Use Pennit at the Fra-Dor recycling operation. This business is involved in providing what everyone wants, the recycling of material. The activity level at their location is conducive to the sight, it is an industrial park with industrial types of activities. The vehicular traffic blends in with all the rest of the comings and goings of other businesses in the area. This business pays taxes to the city, employs local people and is locally owned. Unless there is a line up of businesses committed to replacing this city asset I can not see any reason to deny/change the current situation. Thank you for your consideration. Mike Timmons 505 Schletty Drive Little Canada, MN 55117 9/30/2008 Page 1 of 1 Jessica Jagoe From: JOE DEBBIE LUCKER [Icky4431@msn.comj Sent: Thursday, September 11, 2008 5:40 PM To: Bill Blesener; barbara.alien@ci.little-canada.nb.us; john.kcis@ci.little-canada.mn.us; michael.mcgraw@ci.little-canada.mn; Rick_Montour; LCCityEmail Subject: Fra-Dor, Inc To Little Canada City Council and and Planning Commission Members: As a Little Canada Resident I am E-mailing you to voice my support for the permanent renewal of Fra-Dor, Ines Permit. Fra-Dor,Inc. is a very good company for our City, it offers well paid jobs (some of which are Little Canada residents) it is a Community minded business and supports many School, Church and City Events and fundraisers. Recycling is very important to our world and they have been doing this for over 20 years in Little Canada. This business is well kept (much better than some business's in the city) and deserves better treatment than this. I cannot think of a better family than the Frattalones to be running a business in our city. Please take another look and reconsider and make their permit application permanent. Thank you, Joe and Debbie Lucker 2967 Thunderbay rd Little Canada,mn 55117 9/12/2008 YHC~id F: bSl-:1711.0102 "r F:X: o59-3iu-o4r13 lvcvty. nvasete.[o r ~ i 1:0 SyicCio.'e S,rea: L^.`8a Sant r•rcl; t.5r~: 55717-5-051 September ].0, 2008 City of Little Canada 515 Little Canada Road Little Canada, MN 55117 To whom this may concern; I would like to petition that Fra-Dor be granted the. perrnii to continue business as usual in the Ryan Industrial Park based on the following: The convenient location to my shop is great for dropping off material to be recycled This cornpany also provides a great service to the state of Minnesota by minimizing landfill waste-and turning out a useful product that also generates tax dollars for the city and state. The Close location has saved money in transport fees for recycled material delivery to my facility I not only use the facility for business but, for personal use as well I would he greatly disappointed to see a useful business like Fra-Dor leave the area and make rrcyrling more tune consuming and costly fa' many small businesses. Thank you for your time in this matter and I hope that the City of Little Canada can make a responsible decision for their city and sn'rall businesses in the area. Sincerely, ~i ;. i , - ~.. ~. /.. i ., fiodney F. Albers President Kathy Glanzer From: Jessica Jagoe Sent: Thursday, September 18, 2008 12:54 PM To: Kathy Glanzer Subject: FW: Fra-dor's Permit -----Original Message----- From: joyk [mailto:joyk@normstire.com] Sent: Thursday, September 18, 2008 12:53 PM To: Bill Blesener; barbara.alien@ci.little-canada.mn.us; John_Keis; Michael_MCGraw; Rick_MOntour; LCCityEmail Subject: Fra-dor's Permit Regarding the Renewal of Fra-DOY'S Interim Use permit - we were very surprised to hear that the City of Little Canada would even question whether they would renew the permit for Fra-dor Inc. It would be a real shame to disallow them any permits. Frattalone Companies and Fra-dor are one of the LARGEST assets to Little Canada, they support City Events, Fire Department, St. John's Church, City Businesses, they always keep their buildings, properties, equipment in the most excellant condition, never an eye sore to Little Canada. We wish all the buildings and properties in Little Canada were so well maintained. We think it would be in the best interest of the City of Little Canada and their residents to let them continue doing business in Little Canada. Joy Kokaisel and Nick Strohbeen Norm's Tire Sales NORTHWEST ASSOCIATED CONSULTANTS, INC. 4800 Olson Memorial Highway, Suite 202, Golden Valley, MN 55422 Telephone: 763.231.2555 Facsimile; 763.231.2561 plan ners~.?nacpla nning.com MEMORANDUM TO: Little Canada Planning Commission FROM: Stephen Grittman DATE: October 3, 2008 RE: Little Canada -Fra-Dor Interim Use Permit -Recycling/Stockpiling in the I-2 District FILE NO: 758.09 - 08.24 Background and Analysis Fra-Dor is seeking a renewal of their Interim Use Permit to allow the continuation of their aggregate stockpiling on their site at 3137 Country Drive. The site is zoned I-2, General Industrial, which allows this type of use by Interim Use Permit. The specific clause reads as follows: 914-A.030. INTERIM USES. The following are interim uses in the "I-2"District, subject to the issuance of an Interim Use Permit, per the procedures as listed in Section 921 of this Ordinance. A. Aggregate Materials Stockpiling and/or Recycling, subject to the following conditions: 1. The use is found to be consistent with the existing land uses in the area and with the underlying land use plan for the district in which it is located. 2. The use is screened with earth berms and landscaping from the adjacent streets to a minimum height often feet. 3. The operation of the facility includes measures which keep vehicles from spreading mud, dirt, dust, or debris off of the site onto adjacent public roadways. 4. The operation of the facility includes measures for controlling the creation of dust and other particulate matter through watering of the materials, or other methods. 5. Other conditions or requirements as specified by the City Council deemed necessary to keep the site from becoming a nuisance to the public or to adjoining property owners. 6. The aggregate materials stockpiling and/or recycling operation must be the exclusive use of the property subject to the permit, and shall not be mixed with other land uses, whether permitted or conditional. 7. The applicant/operator of the facility posts a financial security guaranteeing compliance with the conditions listed in the permit approval. 8. The applicant/operator of the facility executes an interim use development agreement specifying the conditions of approval, the amount and form of the security to be posted, and the termination date of the interim use. Under these conditions, the applicant has been granted a previous Interim Use Permit which is scheduled to expire in the near future. The site has been developed with the conditions listed in this ordinance clause in mind. The current application is supported by a letter from the applicant indicating that the requested term of the IUP be five years, after which the applicant plans to redevelop the site, in concert with the adjoining landscaping materials property and ponding area to the south of the stockpile site. The redevelopment of the subject property has been the long-term objective of the City, and would be consistent with the City's decision to allow the current use by Interim Use Permit, rather than a permanent Conditional Use Permit. In the past, the applicant has appealed to the City for permit extensions or other means to allow the continued use of the stockpiling operation, beyond what was originally anticipated to be the termination date of the use. Arguments in support of this request commonly included the need for the service, lack of alternative available site, and benefit to local construction projects. Given the applicant's intent to redevelop the site within five years, a reasonable condition may be to work with the applicant to identify a new site for relocation. In this way, the redevelopment of the subject property will be possible without the problem of relocation due to a lack of alternative properties. It is noted that only the I-2 District in Little Canada would accommodate the stockpile use, and that the current I-2 District would need to be changed to allow redevelopment since no other uses are allowed in that district. Summary and Recommendation Planning staff recommends approval of the IUP, with the understanding that the applicant will meet the specific requirements of the zoning ordinance noted above, in addition to verification that the applicant either intends to terminate the use altogether, or is actively seeking a new location following the five year termination date for the proposed permit. pc: Kathy Glanzer Steve Westerhaus Lee Elfering Frank Frattalone, Fra-Dor, 3137 Country Drive, Little Canada, MN 55117 2 MAYOR Bill Blesener ~~ ~_a !}~ COUNC]L '`~~ '~ Rick Montour `_ Barbara Allan ~~ ~ ~ ~i't~ ~ayeaa~a John I{eis Michael McGraw 515 Little Canada Road, Little Canada, MN 55117-1600 ADMINISTRATOR (6511 766-4029 /FAX: (651) 766-4045 Joel R. Hanson www. ci.little-canada.mn. us CITY OF LITTLE CANADA NOTICE OF PUBLIC HEARING TEXT AMENDMENT PROPOSAL: The City of Little Canada will consider a Text Amendment to the Zoning Code allowing open and outdoor storage of personal recreational equipment by Conditional Use Permit in the Light-Industrial (I-I) District. PLANNING COMMISSION: The Little Canada Planning Commission will be reviewing this matter at a regular meeting scheduled for Thursday, October 9, 2008. The meeting begins at 7:30 p.m. and will be held in the Council Chambers of the City Center located at 515 Little Canada Road in said City. CITY COUNCIL: Notice is hereby given that a Public Hearing will be held by the City Council to review this request at their regular meeting to be held on Wednesday, October 22, 2008 at 7:30 p.m., or as soon thereafter as parties may be heard, in the Council Chambers of the City Center located at 515 Little Canada Road in said City. All persons with reference to this matter will be heard during the Planning Commission meeting on Thursday, October 9, 2008 and the City Council meeting on Wednesday, October 22, 2008. Sign language interpreters for hearing-impaired persons are available for public hearings upon request. The request for this sel•vice must be made at least 96 hours in advance. Please call to make the necessary arrangements. Joel R. Hanson City Administrat r NORTHWEST ASSOCIATED CONSULTANTS, INC. 4800 Olson Memorial Highway, Suite 202, Golden Valley, MN 55422 Telephone: 763.231.2555 Facsimile: 763.231.2561 plan nersC~nacpla nning.com MEMORANDUM TO: Little Canada Planning Commission FROM: Stephen Grittman DATE: October 3, 2008 RE: Little Canada -Zoning Ordinance Amendment -Outdoor Storage of Recreational Vehicles in the I-1, Light Industrial District FILE NO: 758.10-08.08 Backaround and Analysis Roger Lillemoen had requested a CUP for outdoor storage in Ryan Industrial Park, including a request for a variance to the 8 foot height limitation for storage. As currently written the height limitation applies to almost all outdoor storage, with the exception of construction equipment "when stored in its most compact condition". At the City Council meeting, the Council tabled action relating to a portion of the Lillemoen request with the understanding that a variance to this provision was not appropriate, given the lack of hardship findings. However, there was interest in granting permission for this type of storage, and the Council directed that an amendment be considered that alters the height limitation to address this issue. There are two basic options in this regard. One would be to apply the exception to the 8 foot height limitation to any type of construction equipment or motor vehicle, or just open the door to add RVs at this time. The language would be simple in either case: Current language: 8. Except for consri•uction equipment which is stored or parked in its most compact condition, outdoor storage may not exceed eight (8) feet in height as measured from the ground on which it is located. Add RVs to the exception: 8. Except for construction equipment or recreational vehicles which is are stored or parked in it's the most compact condition, outdoor storage may not exceed eight (8) feet in height as measured from the ground on which it is located. Exempt any vehicle: 8. Except for construction equipment or motorized vehicles which is are stored or parked in iY-s the most compact condition, outdoor storage may not exceed eight (8) feet in height as measured from the ground on which it is located. Under the current language, parking of a limited number of company trucks is allowed as an accessory use. Thus, some semi-trailer parking would be allowed (up to 10% of the rear yard. This is in addition to semi-trailers that are in the process of being loaded or unloaded in a loading area. Otherwise, the storage of any of this equipment is subject to all of the other regulations applying to outdoor storage, including relationship to the principal industrial use, screening, and other requirements. Summary and Recommendation To accommodate the storage of RVs, an amendment is necessary. Either of the options above would fulfill this intent, the only issue being whether the City wishes to open the height exception to other types of vehicles at this time. Pc: Kathy Glanzer Steve Westerhaus Lee Elfering Roger Lillemoen, 3050 Little Bay Road, Roseville, MN 55113