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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 @nacplanning.com <br />MEMORANDUM <br />TO: Little Canada Planning Commission <br />FROM: Stephen Grittman <br />DATE: June 6, 2005 <br />RE: Little Canada — Terrace Heights Mobile Home Park <br />FILE NO: 758.09 - 05.16 <br />Background and Analysis <br />Terrace Heights Mobile Home Park is seeking an amendment to the Zoning Ordinance <br />that would allow for the development of a storage building in a non - conforming mobile <br />home park. The Terrace Heights property is zoned B -3, General Business. In <br />conjunction with the amendment, the applicant is seeking a Conditional Use Permit (on <br />the assumption that the amendment would allow the storage building by CUP), as well <br />as an architectural review and variance from the building materials requirements to <br />allow for a metal building. <br />Zoning Amendment. The current zoning ordinance language includes the following <br />elements: <br />903.010 <br />F. A lawful non - conforming use of a structure or parcel of land may be changed to <br />lessen the non- conformity of use. Once a non - conforming structure or parcel of <br />land has been changed, it shall not thereafter be so altered to increase the non- <br />conformity. <br />J. Alterations may be made to a building containing lawful non - conforming residential <br />units when they will improve the livability thereof, provided they will not <br />increase the number of dwelling units or the non - conformity. <br />In addition, the non - conforming section of the ordinance provides for a number of <br />changes to non - conforming mobile home parks, including the addition of a storm <br />shelter, and the replacement of existing units. The applicant in this case wishes to add <br />a storage building that would eliminate the need for some residents to storage material <br />