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NORTHWEST ASSOCIATED CONSULTANTS, INC. <br />5775 Wayzata Boulevard, Suite 555, St. Louis Park, MN 55416 <br />releahone: 952.595.9636 Facsimile: 952.595.9837 planners@nacplanninq.cc3m <br />MEMORANDUM <br />TO: Little Canada Planning Commission <br />FROM: Stephen Grittman <br />DATE: January 6, 2004 <br />RE: Little Canada — Xcel Energy Conditional Use Permit <br />FILE NO: 758,09 — 04.01 <br />Background and Analysis <br />Xcel Energy is requesting approval of a Conditional Use Permit to allow the outdoor <br />storage of vehicles and equipment used to trim trees and vegetation around power <br />lines. The equipment is owned and operated by a contractor employed by Xcel for this <br />purpose. The property in question is 3064 Rice Street, at the southeast corner of Rice <br />Street and Woodlyn Avenue. The property is zoned B -3, General Business, and the <br />current principal use is as an electric power substation, <br />The outdoor storage of vehicles and equipment (if allowed) would be considered as an <br />accessory use of property, but would require an amendment to the zoning ordinance <br />creating the Conditional Use Permit category. This amendment has not yet been <br />processed, and as of this time, outdoor storage is not a legal use in the B -3 District. If <br />the City believes that this CUP would be appropriate for the site, formal consideration <br />should be tabled until an amendment to the zoning ordinance is processed. <br />With regard to the merits of this application, the applicant is suggesting that the storage <br />(or parking) of contractor tree trimming vehicles and equipment is an accessory use. An <br />accessory use is defined in the zoning ordinance as follows: <br />