09-13-1978 Council Agenda - Laserfiche WebLink

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b._ 31-7) t 7EBE urban planning • design • market research 416 east hennepin avenue minneapolis minnesota 55414 (612)379 -4600 MEMORANDUM TO: Little Canada Planning Commission FROM: Brad Nielsen DATE: 5 September, 1978 RE: Michael Gerner - Special Use Permit BACKGROUND Mr. Michael Gerner has submitted a request for a special use permit to construct a 40 x 80 foot building on Lot 51, J.F. Eisenmenger's Garden Lots. The proposed building would be used to conduct a van conversion operation. The property in question is currently vacant and zoned B -2, General Business. Surrounding uses and zoning include: West - McDonald's restaurant, zoned B -2 North - CUB Foods, zoned 13-2 East - Vacant property, zoned B -2 South - Single family dwelling, zoned B -2 ISSUES AND ANALYSIS Van conversion facilities are not specifically listed in the Little Canada Zoning Ordinance. However, "Automotive service: service stations; service garages, etc." are allowed in a B -2 district. The question arises whether a van conversion facility should be considered as a manufacturing operation. James Lammers, the architect contracted by Mr. Gerner indicated in a phone conversation that activities expected to take place would encompass various aspects of van customizing to include installation of custom upholstery, seats and custom painting. In addition, some retail sales would be conducted in part of the building. Another issue which must be addressed is that of drainage. The lot is currently part of a low area. The applicant proposes to add fill to bring the property to the same elevation as McDonald's with drainage to flow to Minnesota Avenue. In light of recent stormwater runoff problems experienced by Little Canada residents, this aspect of the proposal should be subject to review and comment by the City Engineer.