2011 Planning Commission Packets

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Tyson CUP Report November 16, 2011 Paye 2 [411][04071-117, Chap • . Chapter 1125 of the Zoning Code requires that the Planning Commission review and address any potential adverse effects which include, but are not limited to, relationship with the Comprehensive Plan, geographical area involved, potential depreciation, the character of the surrounding area and the demonstrated need for such a use. I have addressed each of these potential adverse effects below. Relationship with the Comprehensive Plan. The Comprehensive Plan encourages existing businesses to remain and grow in the city. The City has zoned The Tyson Companies property 1-1, Industrial, and it is primarily surrounded by other industrial uses. If the Planning Commission recommends approval of the conditional use permit as requested, the CUP would be in line with the Comprehensive Plan "Industrial" land use designation for this area. The Location and Character of the Surrounding Area. The Tyson Companies is located in the City's industrial park on Mustang Circle. This business is primarily surrounded by other industrial uses, with the exception of a manufactured home park adjacent on the north side of the property and Ramsey County/Long Lake Regional Park open land on the west side. The applicant is proposing to use some of the asphalt area on the west side of the building for the outdoor storage. Depreciation. The proposed outdoor storage added to this already heavy -use type business should not have an adverse affect on surrounding properties, even though the property is next to a manufactured home park. Both The Tyson Companies and the manufactured home park have existed as is for over 30 years. The area proposed for the storage has had semi trailers parked there for many years, so changing to stacks of products on pallets would not be much different. The Demonstrated Need for Such a Use. With the downturn in the economy, many companies are looking at other ways to expand or diversify their business in order to survive. The Tyson Companies is no different and are doing the same thing. They have a very large property and even without the reduction in their trucking business, outdoor storage at this location should not cause any problems. Summary: The Tyson Companies would like to utilize their large property for additional business and be able to offer outdoor storage to customers. The area they would store the product is only visible to the few manufactured homes that are directly next to Tyson's property. The area has been used for parking semi -trailers for many years, and would simply include some stacked product.