Site Information:

Address: 1480 Third Avenue West

Property Owner: Stone Financial Group / John Johnson

Lot Area: 12.65 Acres

Zoning: B-1, Highway Business / R-3, Multiple Family Residential

Application: Conditional Use Permit for Contractor Service

Keith Larson, representing Twin City Concrete Pumping has applied for a conditional use permit for a contractor service at 1480 Third Avenue West.

Curb to Curb Property Maintenance, a street / parking lot sweeper and landscape / maintenance contractor received a conditional use permit on this site in 2014 and is currently operating at this address. Twin City Concrete Pumping has been a tenant on the site for approximately 5 years and has a purchase agreement to purchase the property from Stone Financial Group / John Johnson.

Twin City Concrete Pumping would use the property in a different manner than Curb to Curb and plans to construct an additional building in the future, which necessitates a new Conditional Use Permit. Curb to Curb is currently in the process of vacating the site and will not operate on the site after the applicant purchases the property.

Twin City Concrete Pumping is a concrete pumping contractor that uses concrete pumping trucks for pouring concrete foundations and concrete floors for residential and commercial /industrial construction projects. The pumping trucks would continue to be stored inside the building as they are currently. The applicant intends to have less equipment outdoors than Curb to Curb and is planning for the possibility of a future second building on the east side of the site that would be used for storage of additional pumping trucks (see attached site plan) as their business grows. Because of the high value of the pumping trucks and weather sensitive equipment, the applicant will not store pumping trucks outside.

Approximately one acre of the northeast part of the parcel is zoned R-3, Multiple Family Residential. In order to construct a future building in the proposed location, the property must be re-zoned prior to construction on the R-3 portion of the property. The wooded bluff area southwest of the existing building is within a conservation easement

and is not intended to be developed. The applicant is not proposing to use the open space area west of the existing building.

The outdoor area noted on the site plan is proposed to be used for parking of employee vehicles, storage of utility and Bobcat trailers, two above ground fuel tanks, and a dumpster for broken concrete (see attached site plan). The proposed hours of operation are 8:00 a.m. to 5:00 p.m. Monday-Friday, and occasional Saturdays. Planning staff supports the proposed conditional use permit, as the proposed use involves less outdoor storage of equipment than the existing user of the site, more regular hours of operation, and the amount of vehicle trips from the site would be reduced.