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NORTHWEST ASSOCIATED CONSULTANTS, INC. 4800 Olson Memorial Highway, Suite 202, Golden Valley, MN 55422 Telephone: 7 ©3.231 .2555 Facsimile: 703. 231 .2581 plannerscijnacplanning.com MEMORANDUM TO: Little Canada Planning Commission FROM: Stephen Grittman DATE: September 2, 2010 RE: Little Canada — Nielsen Rezoning and Outdoor Storage CUP FILE NO: 758.09 Background and Analvsia, The applicants are seeking a rezoning of their property at 3075 Spruce Street from I -P, Industrial Park to 1 -1, Light Industrial. The building pre- existed the establishment of the I -P District, and was developed under the original 1 -1 zoning regulations in 1985. When the City created the I -P District, it rezoned a number of parcels along South Owasso Boulevard to the I -P District, under the expectation that those parcels exposed to South Owasso should adhere to the higher site and building standards of the new zoning district. At the time, the land between South Owasso and the Nielsen building was vacant. Since that time an additional building has been constructed south of the Nielsen property (the Stockness building). That building was constructed with masonry veneer and other requirements of the I -P District. Determining the location of the transition between zoning districts is a policy issue. The subject property has 1 -1 zoned property to the east across Spruce Street, to the north, and to the west across the St. Paul Water Utility pipeline corridor. The building on the property is a metal building, and the outdoor storage area to the rear of the property is consistent with the 1 -1 district, but not the I -P district's current requirements. The applicant does not appear to be requesting any changes to the site, however, he is sekeing approval of an outdoor storage license which requires verification that the site is in compliance with any original development approvals. It was noted in the Council minutes at the time of the original rezoning to I -P that the impact of the I -P zoning would be nominal if no changes were made to the property. As the applicant notes in his narrative, however, changes to the I -P outdoor storage allowances (to 10% of the lot 5