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2014.08.11 PC Meeting PacketPage 1 ot-3 CRYSTAL PLANNING COMMISSION DETAILED AGENDA Monday, August 11 2014 at 7:00 .m. Council Chambers, Crystal City Hall Commissioners, please call 763.531.1142 or email ohn. sut eL@crystalmn.gov if unable to attend * Items for which supporting materials are included in the meeting packet A. CALL TO ORDER The regular meeting of the Crystal Planning Commission convened at p.m. with +hc fnitniminn mamhom nracant- ❑ Commissioner (Ward 1) ❑ Commissioner (Ward 2) ❑ Commissioner (Ward 4) Sears [Vice Chair] Kolb [vacant] ❑ Commissioner (Ward 1) ❑ Commissioner (Ward 3) ❑ Commissioner (Ward 4) Hei el VonRueden [Chair] Johnson ❑ Commissioner (Ward 2) ❑ Commissioner (Ward 3) I ❑ Commissioner (At -Large) Erickson Buck [Secretary] Strand B. APPROVAL OF MINUTES * Moved by and seconded by to approve the minutes of the June 9, 2014 regular meeting with the following exceptions: Motion carried. C. PUBLIC HEARINGS 1. Consider Application 2014-5 for a variance for Liquor Liquidator (5120 56tH Avenue North) to allow a freestanding sign to be 1 foot from the lot line along 56tH instead of 10 feet * G:IPLANNINGTIanning Commission12014108.11 \agenda detailed.doc Page L of 3 Staff presented the following: The following were heard: Planning Commission discussion: Moved by and seconded by to (recommend approval) (recommend denial) (continue consideration) of Application 2014-5 for a variance for Liquor Liquidator (5120 56th Avenue North) to allow a freestanding sign to be 1 foot from the lot line along 56th instead of 10 feet. Motion carried. 2. Consider Application 2014-6 for a conditional use permit for U -Haul (2740 Douglas Drive North) to store and display one vehicle in the Lamplighter Square parking lot. Staff presented the following: The following were heard: GAPLANNINGTIanning Comm ission12014108.1 Ilagenda detailed.doc rage s of s Planning Commission discussion: Moved by and seconded by to (recommend approval) (recommend denial) (continue consideration) of Application 2014-6 for a conditional use permit for U -Haul (2740 Douglas Drive North) to store and display one vehicle in the Lamplighter Square parking lot. Motion carried. D. GENERAL INFORMATION 1. City Council actions on previous Planning Commission items: • June 17: Approved the following applications: - CUP for Milton's (3545 Douglas Dr) for expanded hours of operation - CUP for MD Liquors (7200 56th) to stay open until 10:00 instead of 9:00 p. m. - Variance for a monument sign at St. Raphael's (7301 56rn) - Site and building plan review, CUP and variances for a new public works facility at 5001 West Broadway 2. Commission opening (Ward 4) — Commissioner Richter resigned on July 21 3. Staff preview of likely agenda items for Monday, September 8, 2014 meeting 4. Quarterly Development Status Report * E. OPEN FORUM F. ADJOURNMENT Moved by and seconded by to adjourn. Motion carried. The meeting adjourned at p.m. GAPLANNINGTIanning Comm ission12014108.1 llagenda detailed.doe Unapproved Minutes of the June `J, GV 14 running t-ommission mveung Page l of 7 CRYSTAL PLANNING COMMISSION MINUTES Monday, June 9, 2014 at 7:00 p.m. Council Chambers, Crystal City Hall A. CALL TO ORDER The regular meeting of the Crystal Planning Commission cothe fnllnwinn mPmhpm nresent, 01 L X Commissioner Ward 1 ( ) X Commissioner Ward 2 ( }' °" ° ` ,X" '�irn�s�lofer (Ward 4) Sears [Vice Chair] Kolb AM/ X Commissioner (Ward 1) X Commissioner (INa� ommrssioner (Ward 4) Heigel VonRueden [Ch I 711. „, � ¢ f son X Commissioner (Ward 2) X CommissioiIe' {17ad3} X%°" mmissioner At - Erickson Buck [Secreta' / , Large) Strand Also present were City Council Liaiso members John Sutter, Tom Mathisp APPROVAL OF MINUTES Moved by Commiss minutes of the Janu, r Jim Adams, ana starr fil Van Krevelen. seconded by Commissioner Heigel to approve the u)pr meeting with no exceptions. Motion carried. plication 2014-1 for a conditional use permit for Milton's (3545 e North) to stay open until 12:00 midnight instead of 10:00 p.m. ursday, and also to stay open until 1:00 a.m. on January 1 of each presented the following: City Planner John Sutter explained that Milton's is located in the center of a multi - tenant building and is looking to expand their hours of operation. He also stated that he had received one call in opposition to the expanded hours. The following were heard: No one spoke before the commission. Planning Commission discussion: G: IPLANNINGTIanning Commission1201410G.091unapproved minutes.doc Unapproved Minutes ofthe June 9, 2014 Ptannmg commission meeting Page 2 of 7 Commissioner Strand questioned whether there had been any calls to the restaurant. Mr. Sutter said there had been 2 calls in the past year, but none due to any type of disturbance. Commissioner Kolb asked whether the kitchen would be open an additional two hours, Mr. Sutter said he wasn't sure. Commissioner Richter asked if every business in a C-1 distric aj d to close by 9 pm. Mr. Sutter said yes, unless they get a CUP.j, %% Moved by Commissioner Kolb and seconded by Co o/'--'ior}/S Sft�""` o/ j r recommend approval of Application 2014-1 for a condttrdp.a �e pe 0 fIfor i roi///i,i //rr r G Milton's (3545 Douglas Drive North) to stay open � fil �;,"'i�`glt instead of 10:00 p.m. Sunday -Thursday, and also to s ay,,ope til "00�„ on January 1 of each year. /. Motion carried. 2. Consider Application 2014-2 f/ d�fi� j ;permit for MD Liquors (7200 56th Avenue North) to stay open un,; 0:0of 9:00 P.M. Staff presented the or it of City Planner John�S r S ed that f `"is was the same business that received a �ORiii CUP last year/j/60 h fence. At that time they were aware of the 9 P.M. closing t ho; lover,te law allows fora 10 p.m. closing which the property pwneN1111 +r requesting. ilii i - �i, Mr. Sutt Ufa men toai;r�W that no neighbor comments have been received, the aojgcentC 'are screened by wh a rrmixTjs nthe fence, tlocatedhe property is in an area d staff could see no reason to deny the request. Th`e%#olloung'°were heard: 'N Nd -61"' spoke before the commission. Panning Commission discussion: " Commissioner Kolb questioned whether this was the same property that previously requested a sign. Mr. Sutter said yes, but that was for a citywide ordinance change and not specific to the property. Commissioner Erickson asked what the closing time was for other liquor stores in the area. Mr. Sutter explained that it varied and that 4 of the city's off -sales are in the C-1 district. G:IPLANNINGTIanning Commission12014106.091unapproved minutes.doc 3 4, Unapproved Minutes of the June 9, 2014 Planning Commission Meeting Page 3 of 7 Moved by Commissioner Kolb and seconded by Commissioner Sears to recommend approval of Application 2014-2 for a conditional use permit for MD Liquors (7200 56th Avenue North) to stay open until 10:00 instead of 9:00 p.m. Consider Application 2014-3 for a variance for a monument s (7301 56th Avenue North) to have a height of 10 feet 6 inches Staff presented the following: Mr. Sutter stated that this property is zoned R-1 butthfii busy road. He also mentioned this sign is relatively`1 signs in the area. The following were heard: Ginny Metzger, the administrator for tfchurchfaid sh questions. �11100 j/ Planning Commission discussoil. Motion carried. . Raphael's 16f 6 feet. s;# -area on a g the other was available for Commissioner VonRu �e fi ed ivifi!b property owner was replacing the %i'�i�'% sign and Mr. Sutter ��no„s is "w sign, but there is another sign located elsewhere on a �Iffrel�ppEc�l of the/property, and that sign will remain. Moved by CorJ�ls j er 1-f�li and seconded by Commissioner Buck to recommend aper ' a %oVl;lzlnAppl6tion 2014-3 for a variance for a monument sign at `' X56 Avenue North) to have a height of 10 feet 6 inches St. Rap,,�js 73 % ��.� instead'��fapd5Qbject to the findings of fact. Motion carried. I ation 2014-4 for site and building plan review, conditional use ces and street vacations for a new public works facility at 5001 presented the following: City Planner John Sutter presented the staff report to the commission. He stated that most of the current public works site is in a flood plain has numerous safety and health issues, and this was the best site for a new facility that the city could acquire. Pre -demolition preparation has begun and there is a 62,000 square foot building being proposed for the site. He also said there will be a new curb cut by the old law office across from Corvallis which will mainly be used by the larger vehicles and deliveries of large quantities of materials, a smaller one in the middle of the site across from Doyle's G:IPLANNING\Planning Commission12014106.091unapproved minutes.doc Unapproved Minutes of the June 9, 2U 14 Planning Commission meeting Page 4 of 7 building for visitors and employees, and a third one at the south end of the site for city vehicles entering and leaving the building. In addition to the main building, there would also be covered bins for storage and a cold storage building for things such as barricades and barrels. Currently the city purchases gas from the school district bus garage but because of uncertainly with the school district and operational inefficiency due to the location, the city is considering a fueling station for city use but this would not be op, the public. Mr. Sutter went over the zoning actions needed, approval of't Q-te a',,"' uilding plans, approval of CUP, approval of a variances to allow/g/ Itdie Within 10 feet of property line along West Broadway. He pointdtt , t thea would p p Y g Y P, , gig , be from the overhang,not the foundation wall, the 96 ISuildin�ould be „� approximately 14' from West Broadway. They are'" oc�eriutting the i� t utilities underground which would require a lyl utilit�i asert %r The city is also requesting a variance for.;har than 75%, but plan to install a stormwobi` f iii of surface runoff. There are also eas ;, ents vacated. The following were heard: 4"Verage of 80% rather Ovide 100% treatment -of-way that will be Bonnie Kline, 4833 Y '"! f - , IVB ''''' e f- the commission about her concerns ./ ii,, RIP% regarding possible d�ec, ers e he yvdr g children in the area and that the building would turn out to� ing i n industrial building like the community center. She i N, said that the fifty cg�r looks gorgeous on three sides, except for the iii./ /i�,. back of it whFdR t �y bI A ith no landscaping softening it. She would like ��; the entire lout =r�jf this site to have trees and bushes. Ed Kod6., 1 tect fo he project, said there would be fencing along the west /if "%%f%/, /o, arf easf'in �e�Ite s south side and landscaping all along that side. The '1 of bullgusrng materials to make it more residential in character, and ,Wng /6//O/ the vir uid ,a series of windows breaking up the wall. The vegetation will ;nslsp variety of low, medium and high landscaping. ,Be + Wlpourteau, 4855 Yates Ave N, requested that the city plant more mature rp es rather than tiny ones, and she was also concerned about the lights from the ,arking lot and from within the building shining on neighboring properties. She :also felt that this project would stagnate or lower her property values. Commissioner Kalb asked if there was any reason why additional trees couldn't be placed along the south side of the site. Ed Kodet said that additional trees can be placed there and they would look into increasing the caliper of the trees. He also stated the parking lot will have a minimal amount of light at the property line and most of the time there will not be any lights on in the vehicle area. GAPLANNINGTIanning Commission12014106.091unapproved minutes.doc Unapproved Minutes of the June 9, 2014 Planning Commission Meeting Page 5 of 7 Bonnie Kline questioned whether the trucks entering the site would be using the residential streets and was told that vehicles would primarily be using West Broadway and 515E Place for access. Jay Larson, Washburn-McReavy, 5100 Douglas Dr N15125 West Broadway, stated that he was impressed with the plans for the screening between the two properties but concerned that people who visit the cemetery would be disturbed by the noise. He also indicated they were not notified of the work-/, .ng on and expressed concern about the noise from trucks backing up a+QYJA ,,; �ay impact activities on their property. He also said that people vtlding pond may assume it's theirs since it won't be fenced. < AF City Engineer Tom Mathisen addressed the com really weren't any other sites available without h; lose that tax base and have to relocate them Tf class five from a school torn down in New Hape currently are in one of the noisier phases,„/,,derh lei asphalt. However, once constructionj�sfA®t� backing up on a public works site, an hill word; schedule any major activity arour„an}�,[�lrge e� Mr. Mathisen and Mr. S site, stating that the city quality trees gain suffic# Planning Comm§9ri"'fission: � ., ���� ;,000 on„ nrq toy y,ot�sinesses and 4 y wad aacquire free d't% to s€ ekpilthat and itiq , &be to reclaiming the d, tF�ef'%I'eally isn't a lot of yth the cemetery to try to nts they may have if possible. Ae'trees on the south side of the ny as possible until the new, higher Com missioneear%sked'"r+irl ether the salt shed would be on this site and Mr. %�' Sutter said tha>�>e is not!large enough, the utilities building and salt storage shed w j�e pQt current site, at /dill be demo! sheleast for the time being. The streets b u i I d i n tol'questioned if this was how things usually went, he felt it was the city had a few million dollars invested in this project already. #ecf his objection because he felt at this point the council would not selves and that this was just a formality and would go through what the planning commission said. 1 Sutter said that the plans have not been finalized, construction bidding hasn't appened yet, but the acquisition of the property and demolition of the site has been approved by city council. It is unusual for the city to be both the applicant and regulator, but that is necessary because the city needs to find a place for these operations and no other entity has local land use authority. The City Council has not approved building and site plans but the Planning Commission review process is the same as it would be for any private development. Commissioner VonRueden asked about landscaping and fencing. Mr. Sutter said there would be 8' opaque fencing or a wall along the south side of yard areas, and the area between the property line and the fencing would be GAPLANNINGTIanning Commission12014106.091unapproved minutes.doc 0 Unapproved Minutes of the June 9, 2014 Planning commission meeting Page 6 of 7 landscaped. There would also be a 6' high chain-link fence abutting the cemetery property and a decorative fence along West Broadway. Commissioner Richter asked for clarification as to whether the CUP and variances were what the planning commission was being asked to approve. He wanted it noted he has a problem with the project but would say yes to the variances. Mr. Sutter said the commission is also asked to approve the site and building plans. Commissioner Sears suggested that the trees that are grow in the soil we have. The architect stated that the he has been working with the city forester. Moved by Commissioner Strand and seconded by recommend approval of Application 2014-4 for site conditional use permits, variances and stree'►aca1 facility at 5001 West Broadway with enhanced lar along Fairview Avenue. will and 'loner Heigel to ,i,: „-?k Id; pg -plan review, a' public works on south side of site Motion"arried 7 — 2 with Sears, Heigel, rC' �or�, anRt 6'tlen, Buck, Johnson and Strand voting aye'and Kolb and Richter voting nay. GENERAL INFORMATION 1. City Council�c�o'br� Planning Commission items: • January 2'I A1� penied Application 2013-16(b) for a garage setback vanance at`g��uail Avenue North, but approved an alternate variance as rec4ended 'ythe Planning Commission 2. St#f preview ,f'likly agenda items for Monday, July 14, 2014 meeting 3. ,St„tus;d e steps for the Bottineau LRT project, and city comment letter //%//////�//oma rspor�,lr� to the Draft Environmental Impact statement. C6 ssioner VonRueden asked for an update on The Cavanagh. Mr. Sutter ;said that the city has closed on the sale of the land to the developer and construction is scheduled to begin by July 1. He also questioned surveying he saw on Gaulke property on east side of 3900 block of Douglas Dr. Mr. Sutter said the city is anticipating an application for some type of development, probably by replatting the property for 13-14 single family homes but no applications have been received at this time. Commissioner VonRueden also questioned why on a couple new homes that were built on Lakeland at 50th and Corvallis, why the living side of the houses were closer to 81 than the garages. Mr. Sutter stated that the city did offer suggestions but these were pre -sold, custom-built homes laid out the way the GAPLANNINGTIanning Commission12014106.091unapproved minutes.doc E F. Unapproved Minutes of the .tune N, LU 14 Planning t-ommisslon rvieeung Page 7 of 7 homebuyers wanted them, and when the windows are closed they are surprisingly quiet inside, and having the living areas on the 81 side means the bedrooms are further from 81. Regarding the city's comments on the Draft Environmental Impact statement for Bottineau LRT, Mr. Sutter said that staff had concerns with noise and vibration from the light rail; those may be able to be mitigated. He also indicated Metro Transit may locate a project office in Crystal; staff has given th, n�� ds on office �, i space locations. jj��%�/�, u t rov Commissioner Richter asked what the timeline was for eiFlcils�app the light rail; Mr. Sutter said that the point of municipal nse t is a cJe years away. %tbi OPEN FORUM No one spoke before the commission ADJOURNMENT Moved by Commissioner Buck and The meeting adjourned at 8: ioner Richter to adjourn. Motion carried. GAPLANNINGTIanning. Commission12014106.091unapproved minutes.doc M E M O R A N D U M DATE: August 1, 2014 TO: Planning Commission (August 11, 2014 meeting) FROM: John Sutter, City Planner/Assistant Community Development Director SUBJECT: Public Hearing: Application 2014-5 for a variance for Liquor Liquidator (5120 56 Avenue North) to allow a freestanding sign to be 1 foot from the lot line along 56th instead of 10 feet A. BACKGROUND The subject property is a 2,400 sq. ft. retail store built in 1965 on a 22,205 sq. ft. lot zoned C-1 Neighborhood Commercial and bounded on each side by property zoned R- 1 Low Density Residential. The applicant proposes a freestanding (pole) sign which is required to be set back at least 50 feet from the adjacent residential lot lines and 10 feet from the front lot line. Due to the limited space between the building and the lot line along 56th Avenue, the applicant is requesting a variance to be as close as 1 foot from the 561h Avenue lot line instead of the required 10 feet. Notice of the Planning Commission's August 11, 2014 public hearing was mailed to property owners within 350 feet and published in the Sun Post on July 31, 2014. Staff has received no comments to date. The following Exhibits are attached: A. 2012 aerial photo B. 2013 satellite photo and street view images C. Site sketch D. Applicant's narrative B. STAFF COMMENTS State statute* requires variances to meet all three of the following criteria: • The property owner proposes to use the property in a reasonable manner not permitted by an official control; and • the plight of the landowner is due to circumstances unique to the property not created by the landowner; and • the variance, if granted, will not alter the essential character of the locality. *In 2011 state law was changed to replace the `undue hardship' criteria for variances with much easier -to -meet `practical difficulty' criteria. Notwithstanding LIQUOR LIQUIDATOR - 5120 56TH - SIGN SETBACK VARIANCE PAGE 1 OF 2 the `undue hardship' criteria still present in the city's sign code, the city will apply the state's `practical difficulty' criteria due to preemption. The requested variance meets all three criteria in the statute: The property is a small commercial use embedded in a residential neighborhood, with single family homes on both sides. City code requires freestanding signs to meet both a 50 foot setback from adjacent residential lot lines and a 10 foot setback from the front lot line along 56th. The installation of a freestanding sign that meets the 50 foot setback but not the 10 foot setback is a reasonable use of the property, provided that the following conditions are imposed: ■ A maximum height restriction of 16 feet instead of the standard 25 feet, to be consistent with the height of a sign located at 5600 56th which is located next to a house at 5610 56th; and ■ A minimum distance of 8 feet from the parking lot to the bottom of the sign box/top of the pole, to reduce the chance of a vehicle collision with the sign box. 2. The property has unique circumstances due to the combination of two factors: Its location between two residential properties, which means that a freestanding sign may only be located in a narrow swath down the middle of the lot; and the proximity of the building to 56th Avenue which means that a freestanding sign would have to be located in drive aisle for the property's small customer parking area. With the variance, the pole would be located in a landscape area between the parking lot curb and the lot line, and the sign may overhang the parking lot provided that the bottom of the sign box is at least 8 feet above the parking lot. 3. The proposed use would not alter the essential character of the locality, provided that the increased prominence of the sign resulting from its reduced setback will be mitigated by it having a maximum height of 16 feet instead of the standard 25 feet. Approval is recommended based on these findings of fact. C. STAFF RECOMMENDATION Approve the requested variance to allow a freestanding sign to be 1 foot from the lot line along 56th instead of 10 feet, subject to the following conditions of approval: • A maximum height restriction of 16 feet instead of the standard 25 feet, to be consistent with the height of a sign at 5600 56th Avenue North; and • A minimum distance of 8 feet from the parking lot to the bottom of the sign box/top of the pole, to reduce the chance of a vehicle collision with the sign box. Planning Commission action is requested in the form of a recommendation to the City Council. The motion should reference the findings and conclusions in the staff report or include other findings and conditions specifically stated by the Commission. The City Council would consider the Planning Commission's recommendation at its meeting on August 19, 2014. LIQUOR LIQUIDATOR - 5120 56TH - SIGN SETBACK VARIANCE PAGE 2 OF 2 R�� 9 m I L7 Sign Variance 5120 Bass Lake Road We are requesting a variance to the signage code for Liquor Liquidators at the above mentior:ed address. This variance is in line with Crystal variance standards due to the following reasons. The location provides practical difficulties. The mandated sign placement without the variance would put the proposed sign directly in the middle of the parking lot. This makes for dangerous driving conditions and poses substantial risk to the sign as we!! as p trans automobiles. The location provides unique circumstances. Because the building is zoned.. residerr.ia!, accoraing to current standards, the sign must be 15 feet from the road. Since the building is off -set from the road it is difficult for traffic traveling from either direction to see our establishment. A sign 15 feet from the road world be placed in the middle of the parking lot and would stili not be visible due to the foliage in the area. The property would be used in a reasonable mar.:ier and will not alter the essential character of the location. The sign would simply bring in more business. The location would still be a liquor store, -, this variance would not change the surrounding area in any way. A sign would simply be put several fees closer to the road then is currently allowed. It is our opinion that this variance must be granted due to the imminent danger a sign in the middle of the parking lot would pose to both us and our patrons. The risk of someone driving into the sign and injuring themselves, or others, or causing major damage to automobiles and the s'gn itself is simply too high under current signage codes. Thank you for your consideration. M E M Q R A N D U M DATE: August 1, 2014 TO: Planning Commission (August 11, 2014 meeting) FROM: John Sutter, City Planner/Assistant Community Development Director SUBJECT: Public Hearing: Application 2014-6 for a conditional use permit for U -Haul (2740 Douglas Drive North) to store and display one vehicle in the Lamplighter Square parking lot. A. BACKGROUND The subject property is an 18,100 sq. ft. strip mall built in 1969 on a 91,164 sq. ft. lot located at 2700 Douglas Drive North. The property is zoned C-2 General Commercial. The applicant is opening a combination retail store and U -Haul office in a 900 sq. ft. tenant space addressed as 2740 Douglas. Retail and office uses are permitted principal uses in this location but motor vehicle rental is not. However, outdoor storage, display and rental is allowed as an accessory, conditional use, subject to certain limitations. The applicant has applied for a conditional use permit to store and display one rental vehicle` in the parking lot. All other vehicles being rented would be picked up and dropped off at other U -Haul locations, not the subject property. *Note: For the purpose of this CUP, the term "vehicle" includes towed trailers. Notice of the Planning Commission's August 11, 2014 public hearing was mailed to property owners within 350 feet and published in the Sun Post on July 31, 2014. A copy of the notice was sent to Golden Valley for them to similarly notify their property owners within 350 feet. Staff received comments from two Crystal residents concerned about the likelihood of additional vehicles beyond the one allowed by the CUP. A 2012 aerial photo is attached showing the property and the proposed outdoor storage and display space. B. STAFF COMMENTS The applicant says he understands they cannot have more than one vehicle on site, and that it will be the only vehicle that may be picked up and dropped off at the site. The store will mainly serve walk-in customers who will make arrangements to pick up and drop off a vehicle at another U -Haul location, similar to the way a customer might use the U -Haul website. U -HAUL - 2740 DOUGLAS DR - OUTDOOR STORAGE PAGE 1 OF 3 Staff has requested written documentation, such as a franchise agreement or similar document from U -Haul, so we can ensure that the proposed use will be consistent with the limitations of the outdoor storage CUP. This is important because a full -on vehicle rental operation, like the U -Haul store at 5465 Lakeland, is prohibited in this location. If written documentation is not received in time for staff to review it before the hearing, or if the documentation is inconsistent with the proposed CUP, then the staff recommendation may change. Parking, however, is not a concern. The existing parking lot provides 116 spaces. City code requires a minimum of 61 spaces with a maximum of 72 spaces. The conversion of one space from parking to outdoor storage reduces the property's nonconformity to the maximum parking limit. In accordance with 515.49 Subd. 4 f), a conditional use permit may be granted for the proposed use provided that the following requirements are met: 1) The storage area is hard surfaced and clearly designated on the site as being limited to the specific, approved area. Suggested Finding: The applicant and property owner have designated a specific space in the existing hard surfaced parking lot. 2) The storage area does not exceed 30% of the gross floor area of the principal use, 20% of the area of the property, or 2,000 square feet. Suggested Finding: The storage area for one vehicle is 162 sq. ft., which is less than 270 sq. ft. (30% of the 900 sq. ft. principal use), 18,232 sq. ft. (20% of the lot) or 2,000 sq. ft. 3) The items to be stored outdoors are typically found outdoors and are constructed of materials appropriate for outdoor weather conditions. Suggested Finding: The item will be a truck, trailer or other vehicle or equipment suitable for outdoor use. 4) The City Council finds that there will be adequate screening and buffering between the establishment and adjacent uses. Suggested Finding: As this will be a vehicle or equipment item in an existing parking lot, no screening is necessary provided that the item is currently licensed and fully operable. 5) Conditions may be imposed to ensure that the proposed use will meet these criteria and be consistent with the purpose of the C-2 district. Such conditions may include but are not limited to an expiration date, non -transferability, periodic renewal requirements, and provisions for revocation if the use is not in strict conformance with the use described in the written request and in full compliance with the imposed conditions. U -HAUL - 2740 DOUGLAS DR - OUTDOOR STORAGE PAGE 2OF3 Suggested Finding: No such conditions need to be imposed. 6) The City Council determines that all applicable requirements of Subsection 515.05, Subdivision 3 a) and Section 520 are considered and satisfactorily met. a) 515.05 Subd. 3 a): In addition to specific standards or criteria included in the applicable district regulations, the following criteria shall be applied in determining whether to approve a conditional use permit request: 1) The consistency of the proposed use with the comprehensive plan. 2) The characteristics of the subject property as they relate to the proposed use. 3) The impact of the proposed use on the surrounding area. Suggested Finding: The proposed use is consistent with the Community Commercial guidance in the Comprehensive Plan, would reduce the oversupply of parking on the property, and would have no significant negative impact on the surrounding area. b) Section 520 (Site Plan Review) Suggested Finding: Does not apply in this case because the site improvements are already in place. C. STAFF RECOMMENDATION Approve a conditional use permit to store and display one rental vehicle or equipment item in the parking lot at 2700 Douglas Drive North as an accessory use to a retail store and office in the tenant space at 2740 Douglas. Planning Commission action is requested in the form of a recommendation to the City Council. The motion should reference the findings and conclusions in the staff report or include other findings and conditions specifically stated by the Commission. The City Council would consider the Planning Commission's recommendation at its meeting on August 19, 2014. 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