01-28-2004 Council Agenda - Laserfiche WebLink

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Accessory Building or Use. A subordinate building or use that is located upon the same lot on which the main building or use is situated and which is reasonably necessary and incidental to the conduct of the primary use of such building or main use. While there seems to be little doubt that tree trimming is an important activity for a power company, it would appear that the ability to store vehicles on a substation site is a mere convenience to the contractor. The definition cited above requires that the accessory use is itself reasonably necessary to the conduct of the primary use. Storage of tree trimming vehicles is not necessary to the conduct of a power substation. As such, it would appear that even with an amendment that created an allowance for vehicle and equipment storage as an accessory use, the applicants would not be able to meet the definition needed to qualify for the permit. If the City decides to adopt the amendment at a future meeting and consider this application, planning staff would recommend the following items be addressed: 1. Paving and curbing of all parking /storage areas. Consistent with the City's parking requirements, all parking and circulation areas are required to be paved, with a continuous concrete curb perimeter. The submitted materials do not specify the surfacing or curbing of the parking and /or storage areas. As a part of any CUP approval, the applicant should submit a site plan that details this information, as well as defines the driveway access points from the adjoining streets. The access point from Rice Street will also require the approval of Ramsey County. Overnight storage of vehicles and /or equipment should not occur in any required setback area adjacent to public streets, and should be set back at least ten feet from other interior lot lines. The illustration provided by the applicant shows a line of trees that would be planted between Rice Street and the storage /parking area, but does not detail the actual setback of the storage. A proper site plan should be prepared detailing this information. Overnight parking and storage areas should be fully screened from the view of the public street and residential property. The applicant's materials show a single row of Norway Spruce along the Rice Street frontage. Spacing of these trees, to create a full screen effect, should be no greater than 20 feet on center, with two staggered rows of trees, The City's zoning ordinance requires that trees at least six feet in height are planted at the time of approval. It should be noted that is will be some time before the trees have grown to create a full screen. Moreover, screening should be added to both the north and south sides of the site to screen the activity from Woodlyn Avenue and the Mobile Home Park.