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INA Northwest Associated Consultants, Inc. CU R B A N P L A N N I N G • D E S I G N • M A R K E T R E S E A R C H PLANNING REPORT TO: Little Canada Planning Commission FROM: Allan Hunting /Stephen Grittman DATE: 10 December 1990 RE: Little Canada - Kukk Site Plan /Use Review FILE NO: 758.09 - 90.73 BACKGROUND Mr. Jerry Kukk has submitted an application for a site plan review for his auto body repair operation located at 84 West County Road C. The submitted site plan is for conceptual purposes only. The applicant is actually requesting a review of the use of his land and its compatibility to the district in which it is located. Mr. Kukk proposes to buy the lot adjacent to his, 89 County Road C, develop the residential portion of each lot and relocate and expand his current auto body repair operation on the B -3 portion of each lot. This proposal would combine the two existing lots into one lot, remove all the old existing body shop buildings and reconstruct a new building for the same use in conformance with all design standards for the building and lot. The existing site is currently zoned B -3, General Business District. ISSUES The existing auto body repair shop is a non - conforming use of the land. In the B -3 District, automobile indoor sales and repair and service in conjunction with auto sales is a permitted use. Auto body repair is defined by the Ordinance as Automobile Repair- Major. Automobile Repair- Major, not in conjunction with auto'sales, is prohibited in the B -3 zone. Auto body repair is, however, a permitted use in the I -1, Light Industrial zone. By Ordinance standards, auto body repair is a high intensity land use and should be confined to districts allowing high intensity industrial type uses and such uses which are compatible with auto body repair. 4601 Excelsior Blvd.-Suite 410 • Minneapolisia 545816 • (612) 925 -9420 • Fax 925 -2721