2013 Planning Commission Packets

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Northwood Industries CUP Deport May 1, 2013 Page 2 Section 1125.01, Subd. 1e: The Planning Commission is required to review the possible adverse effects of a requested conditional use. Section 1125.01, Subd. 1g: This section of the City Code states that the Planning Commission shall make findings of fact and recommend such actions or conditions relating to the request as it deems necessary to carry out the intent and purpose of the Zoning Code and forward such findings to the City Council. Discussion: Northwood Industries is a lawn furniture and accessory building and small cabin manufacturer. They have a facility and retail store in Hayward, Wisconsin, but participate in many of the large home and garden shows that are held in the Minneapolis and St. Paul area. They want to have a store in the metro area to better serve and be closer to their Twin Cities customers. Northwood Industries plans to lease the currently vacant building that, until a few months ago, had been a Hostess Bakery Outlet store for many years. The building was built in 1973 and is 4,544 square feet. Inside the building there is a large open sales area, and a warehouse/storage area with outside access from two garage doors that are on the southeast side of the building. Since some of Northwood's products are sheds and gazebos, these would need to be displayed outside. An asphalt parking lot covers almost the entire property, so there is space to designate an area of the parking lot for the accessory building displays and still meet the parking needs for this use. The parking requirement is 13 spaces, and the site plan shows 17 spaces could be available. The City Code states that outside sales connected with the principal use is limited to 30% of the floor area of the principal use. Since the building area is 4,544 square feet in size, Northwood Industries can use 1,363 square feet of space outside for the sales and display area. The submitted site plan shows closer to 2,000 square feet being used, but the applicant will modify the site plan to comply with the area size limit. CUP Considerations: 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, along with the introduction of new businesses within Mounds View when compatible with surrounding uses. The City has zoned the property at 2701 County Road 10, B-3, Highway Commercial, and the Comprehensive Plan land use designation for this area is neighborhood commercial. If the requested conditional use permit were approved, this CUP would be in line with the Comp Plan land use designation for this area.