12-07-78 Planning Comm. Agenda - Laserfiche WebLink

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''JJJ Ifir" t r J 7 Jar I X1 r J_ . urban planning • design • market research :JlJ(II(( �� 416 east hennepin avenue mlmea i 11JIIl i "Li_ 1 J 55414 minnesota 5414 (61 ?_)379 -4600 MEMORANDUM TO: Little Canada Planning Commission FROM: Brad Nielsen DATE: 17 November, 1978 RE: Michael Gerner - Special Use Permit (Demont Avenue) BACKGROUND Mr. Michael Gerner has submitted a request for a special use permit to construct a 60 x 100 foot building on the north side of Demont Avenue near its intersection with Rice Street (see attached graphics). The building would be used to con- duct a van conversion operation. The property in question is currently vacant and zoned B -2, General Business. Surrounding uses and zoning, as shown on the attached map, include: West - 7 -11 Store, zoned B -2 North- Single family dwelling, zoned B -2 East - Currently vacant, 2 fourplexes have been preliminarily approved by the Council and Planning Commission, currently zoned B -2, proposed zoning is residential South - Across Demont, IHoggsbreath Disco, zoned 13-2 and mobile home park, zoned 13-2 and R -3. The applicant had previously requested a permit for a similar but smaller building on Minnesota. (See staff report 5 September, 1978) In the process of fulfilling information requests by the Planning Commissions, the applicant discovered that drainage of the proposed site prohibited his project from being built as proposed. ISSUES AND ANALYSIS 1. As in the previous request, the primary issue here is the acceptability of the proposed use in the district for which it is zoned. 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 6 -2 district. The question arises whether a van conversion facility should be considered as a manufacturing operation. The applicant has indicated in a phone conversation that activities expected to take page -3-