05-23-1984 Council Agenda - Laserfiche WebLink

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NORTHWEST ASSOCIATED CONSULTANTS INC. PLANNING REPORT - AMENDED TO: Little Canada tiayyor and City Council FROM: David Lich DATE: 15 May 1984 RE: Belland Conditional Use Permit and Variance FILE NO: 758.09 - 84.20 BACKGROUND This report supersedes our planning report issued on 8 May 1984. The initial review of this request by our office assumed that the proposed operation was an auto body, collision repair type of activity. The applicant, at the Planning Commission meeting on 10 May, clarified the use as involving only mechanical repair. As a consequence, our prior report should be disregarded. A revised analysis and recommendation is presented below. The applicant, who presently operates an auto mechanical repair service in Maplewood, is seeking to relocate his business in the Ryan Industrial area in Little Canada. The location proposed is a lot remanent toward the end of Ryan Drive. This triangular shaped parcel is bounded by the Burlington Northern right -of -way to the north. A developed parcel is to the east. The site is also affected by an NSP easement which is located on the front portion of the site. It is understood that there will be three to four persons employed by this activity. REQUEST EVALUATION Variance. Due to the shape of this particular parcel, development without an encroachment is almost impossible. The modest sized building which is proposed is 30 feet by 60 feet. All setbacks can be'met by this structure, with the exception of the rear yard setback on the northwest corner of the building. A setback of 20 feet is required, while only a 12 foot separation of lot line and building is proposed. In view of the fact that the setback is located to the rear of the parcel, abutting the open Burlington Northern right -of -way, no infringement upon adjoining use is seen to exist. Also, due to the triangular shape of the lot, it is doubtful that any type of development on this parcel could comply with all setback requirements. Given the above factors as the primary justi- fication for the variance, a secondary consideration is the general unsightly and poorly maintained condition of the Ryan Industrial area. It would appear beneficial to have this lot remanent developed and maintained, assuming that the site is properly improved and necessary restrictions are met. - - - 81 4820 minnetonka boulevard, suite 420 minneapolis, mn 55416 612/925-9420