11-09-10 Planning Comm. Agenda - Laserfiche WebLink

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NORTHWEST ASSOCIATED CONSULTANTS, INC. 4800 Olson Memorial Flighway, Suite 202, Golden Valley, MN 55422 Telephone: 7H3.237.2555 Facsimile: 783.237.2581 planners@nacpla nning.com MEMORANDUM TO: Little Canada Planning Commission FROM: Stephen Grittman DATE: November 5, 2010 RE: Little Canada -Vroom Automotive Expansion -CUP Amendment FILE NO: 758.09 - 10.29 Background and Analysis RJ Marco, on behalf of Vroom Automotive, is seeking an amendment to an existing Conditional Use Permit to allow for the expansion of a retail building at 2600 Rice Street. The expansion is to accommodate additional auto repair space for Vroom Automotive. The site is zoned B-4, which allows automotive repair -minor by Conditional Use Permit, subject to a series of conditions. The applicants also seek an Architectural Review approval for the addition. The proposed expansion is to the rear (east) of the existing "L"-shaped building, totaling 1,860 square feet of floor area -basically, extending the existing building by 30 feet to the east. The site work includes a reconstruction of the parking lot, also toward the east, resulting in the addition of 8 new parking spaces. The applicants have provided a site plan that shows a new curb and reconfiguration of the parking area, maintaining property size and spacing. Automobile Repair is defined in the zoning ordinance under the following entries: 10. Automobile Repair -Major. General repair, rebuilding or reconditioning of engines, radiators, transmissions, and other drive-train components on motor vehicles (automobiles, trucks, and/or trailers); collision service, including body, frame or fender straightening or repair; overall painting or paint job; vehicle steam cleaning. 11. Automobile Repair -Minor. Minor repairs (such as tires, batteries, tune-up service, oil changes, and the like), incidental body and fender work, painting and upholstering, replacement (but not "repair", "rebuilding", or "reconditioning") of 14