09-22-2004 Council Agenda - Laserfiche WebLink

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NORTHWEST ASSOCIATED CONSULTANTS, INC. 4500 O itic,n, Mernorl,ai Hlghwa}., Suite 2C2, Golden 'Valley, MN 554.2 Telephone: 763.221.2556 Facsimile: 763.231.2561 pi anners@nacoIanning.com MEMORANDUM TO: Little Canada Planning Commission FROM: Stephen Grittman DATE: September 1, 2004 RE: Little Canada — Igo CUP and Setback Variance FILE NO: 758.09 - 04.29 Background and Analysis Rick Igo is seeking a Conditional Use Permit to allow for the expansion of an existing outdoor storage area on his property at 3173 -3177 Spruce Street in the Ryan Industrial Park. The property is occupied by multiple tenants who share the site, including parking spaces in the front and outdoor storage areas in the back. The original CUP granted for this parcel listed a specific series of storage requirements that includes the number of trucks and other vehicles that can be stored on the property. Of particular concern is the use of the site for automobile service, a use that has been the generator of much of the City's enforcement issues in the industrial park area. The CUP conditions required a significant clean -up of the site, much of which did not occur. The current owner and applicant has conducted an extensive upgrade of the property, including parking lot improvements and new landscaping. The applicant is now seeking an expansion of the outdoor storage allowances by removing the restrictions on the number of trucks and other equipment in the rear storage yard, and a variance to the required side yard setback to allow the storage to expand to the fenced side property lines. The applicant suggests that the limited use of the rear property, constrained by the St. Paul Water Utility easement results in a hardship in putting the property to reasonable use. The Planning Commission and City Council would need to find that the limitations of the water utility easement is sufficient to create a hardship, justifying the requested variance. The applicant has suggested a number of site improvements and limitations would serve to ensure that the increased outdoor storage area would not cause a visual nuisance, and would comply with the City's conditions for CUP approval. These include a requirement that no small parts or equipment would be stored outside, except on pallets or in containers.