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NORTHWEST ASSOCIATED CONSULTANTS, INC. <br />4800 Olson Memorial Highway, Suite 202, Golden Valley, MN 55422 <br />Telephone: 763.231 .2555 Facsimile: 763.231.2561 planners @nacpla nning.com <br />MEMORANDUM <br />TO: Little Canada Planning Commission <br />FROM: Stephen Grittman <br />DATE: May 4, 2006 <br />RE: Little Canada — Rossow — 194/196, 3164, 3175 Ryan Lane <br />FILE NO: 758.09 - 06.11 <br />Background and Analysis <br />Lee Rossow is seeking amendments to existing Conditional Use Permits for outdoor <br />storage on the above properties. The current outdoor storage permits allowed the <br />applicant to store some of the bus inventory for Comfort Bus Company. The applicant <br />has moved that operation to a new location, and would like the outdoor storage CUPs <br />opened up to other storage purposes, rather than bus storage only. <br />As a part of the application, the applicant has identified a number of potential changes <br />to the properties in question. As a part of the proposal, he indicates that he would like <br />to be able to provide outdoor storage areas for tenants of two future buildings, as well <br />as to other businesses or individuals that are not tenants of the buildings. The language <br />in the 1 -1 District allowing outdoor storage by CUP states that the use is allowed as an <br />accessory use, that is, a use that is subordinate or incidental to the principal use of the <br />property. As a result, the applicant must show that he permits use of the outdoor <br />storage area only for building tenants as principal uses on the site. <br />With regard to the future buildings, it is noted that to allow more than one principal <br />building on a site, an applicant must receive approval for a Planned Unit Development. <br />This type of use is not prohibited, but the applicant will need to identify the building <br />design and locations, as well as all site improvements. This PUD permit could not be <br />granted until a complete application is made for that request. <br />With regard to the type of outdoor storage on the site, the applicant's essential request <br />is to allow other materials than buses to be stored, since the bus use no longer <br />occupies the parcels in question. The City approved a similar request for 3173 -3177 <br />Spruce Street (Rick Igo). In that application, the City cited the condition and recent <br />upgrades to the premises and to the site, and that the storage occupied the rear portion <br />