Agenda - Planning Commission - 12/06/2018

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Employment. It was noted that this was not necessarily a desirable parcel for a residential home, Additionally, the Subject Property has historically been classified for tax purposes as Commercial/Industrial. As a transitional parcel between existing residential and existing industrial parcels, the City Council was supportive of the Zoning Amendment if there were additional measures that could help with the transition between uses, such as screening and landscaping. Conditional Use Permit As part of the Council's review, Staff was directed to initiate the process for a Conditional Use Permit for outdoor storage as the principal use on the Subject Property, which, in the E-1 Employment District, is a Conditional Use. Country Side Services of Minnesota, Inc. ("Country Side") has stated that they will install an asphalt entrance (driveway) and pave much of the Subject Property, including installation of curb and gutter as well. They have requested permission to install recycled asphalt millings on a portion of the Subject Property, where unloading of heavy equipment and track equipment would occur, to avoid damage to a paved surface. This would meet the requirement for a surface to control dust. A grading and paving plan will need to be provided for review and approval by the City. As previously noted, there is an existing chain link fence around the perimeter of the Subject Property. Country Side has agreed to install a mesh fabric material to the fence that provides some screening from the adjacent residential parcels to the south and west. There is some existing trees/shrubs/vegetation along the southern lot line that provides some screening; however, Country Side has agreed to further enhancements to screening with additional plantings along the southern and western boundaries for screening/buffering of the outdoor storage. A Landscape Plan will need to be provided for review and approval by the City to ensure adequate plantings are proposed. Variance As part of the Council's review, Staff was also directed to initiate the process for consideration of a variance regarding setbacks for outdoor storage when adjacent to residential parcels. The Applicant has requested a setback of ten (10) feet from all property boundaries. Due to the limited size of the Subject Property, a reduced setback would allow Country Side to maximize their use of the property. The proposed paving and curb/gutter improvements would assist with demarking the area where outdoor storage would be permitted. Additionally, the proposed landscaping and mesh fabric material affixed to the chain link fence will provide greater screening for the adjacent residential properties. The reduced setback still provides suffificent space for plantings to be installed and grow, while also reserving enough area to create a depression that can help infiltrate stormwater runoff. When contemplating a variance request, there is a three (3) factor test for practical difficulties that must be met by the Applicant. The following are the three (3) factors: 1. Is the property owner proposing to use the property in a reasonable manner? 2. Is the landowner's problem due to circumstances unique to the property and not caused by the landowner? 3. If granted, would the variance alter the essential character of the locality? If the Subject Property is rezoned to E-1 Employment, outdoor storage would be a reasonable use. Considering that the parcels to the north and east of the Subject Property are already zoned E-1 Employment, and that outdoor storage is periodically occurring on the Subject Property with no known complaints, this use would not alter the essential character of the neighborhood. The Subject Property is a transitional parcel between existing industrial uses and residential properties. It does not appear to be a desirable location for a new single family home. Thus, outdoor storage, with certain improvements to the site, seems an acceptable use of the Subject Property. However, due to the size of the lot, the required setbacks from residential properties for outdoor storage make it impractible. Alternatives Alternative 1: Motion to adopt Resolution # 18-251 granting a variance to required setbacks; motion to recommend City Council approve Resolution # 19-002 granting a Conditional Use Permit to allow outdoor storage as the principal use of the Subject Property; and motion to recommend City Council adopt Ordinance #19-01.