Agenda - Planning Commission - 06/01/2017

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Regular Planning Commission 5. 1. Meeting Date: 06/01/2017 By: Chris Anderson, Community Development Information Title: PUBLIC HEARING: Consider Request for Conditional Use Permit and Site Plan for Danner's Cabinet Shop, Inc. on the Property Located at 16735 Quicksilver St NW (Project No. 16-37): Case of Danner's Cabinet Shop, Inc. Purpose/Background: The City has received an application for a Conditional Use Permit to expand a lawful, nonconforming use on the property located at 16735 Quicksilver St NW (the "Subject Property") along with a Site Plan for a building expansion. Danner's Cabinet Shop, Inc. (the "Applicant") is proposing a small building expansion on the Subject Property to provide additional office space for their operation. Notification: Staff attempted to notify all Property Owners within a 350 foot radius of the Subject Property of the Public Hearing via Standard US Mail. The Public Hearing was also published in the City's official newsletter, the Anoka County Union Herald. Observations/Alternatives: The Subject Property is located in the B-1 General Business District. The surrounding properties are zoned R-1 Residential (Rural Developing) and B-1 General Business. The operation of the cabinet shop on the Subject Property predates the City's Zoning Code and is considered a lawful, nonconforming use (primary use is manufacturing). Expansion of a lawful nonconforming use requires a Conditional Use Permit in this zoning district. The Applicant is proposing a twenty foot by twenty-five foot (20' x 25') expansion off the west wall of the building to provide additional office space. The proposed expansion appears to meet all minimum building setbacks (thirty-five [35] feet front and rear, and side [when adjacent to residential]) and appears to comply with the thirty-five percent (35%) maximum building coverage for a site as well. However, a Certificate of Survey, prepared by a licensed surveyor, will be necessary to confirm compliance with these standards. The submitted plans indicate that the exterior finish of the building addition will consist of materials matching the existing building. This includes a manufactured stone veneer, EFIS, and a pre -finished standing seam metal roof. The exterior finish is acceptable; however, the existing exterior finish of the wall consists entirely of a manufactured stone veneer. This discrepancy between existing and proposed conditions will need to be clarified. The Subject Property is dominated with impervious surfacing currently. However, the proposed building addition would be on an area already paved and thus, there should not be any change in the impervious surface coverage. The lack of pervious area though does present challenges for required landscaping (1 tree per 1,000 square foot of building addition). But, there is sufficient planting space in the right-of-way along Quicksilver Street. Staff would recommend that this area be improved with plantings to provide some screening/buffering for the residential lots across the street, as long as the plantings do not conflict with the Vision Clearance Triangle (intended to keep site lines clear near intersections). While there is a lot of impervious surface coverage on the Subject Property, parking is somewhat limited. Per the Site Plan, there are twelve (12) parking stalls available. There may also be additional parking available adjacent to the two (2) detached accessory structures on the property. The proposed addition of 500 square feet of office space requires an additional two (2) parking spaces be provided. It appears that this would be possible but does need to be