Site Information:
Address: 1431 Maras Street
Property Owner: Ryan and Randal Quiring of Q Carriers 
Lot Area: 2.69 acres
Current Zoning: I-1, Light Industry
2040 Comp. Plan: Mixed Use Employment Center

Ryan and Randal Quiring of Q Carriers are proposing a CUP to allow for exterior storage and vehicle service/repair of semi-tractor and trailer parking on 2.69 acres of property located at 1431 Maras Street. The uses are Conditional Uses in the Light Industry (I-1) Zoning District. The applicants own multiple properties on the block (1315, 1395, 1415 and 1500 Maras Street), 1395 and 1415 are currently used for exterior storage and are (I-1) Zoning. This site previously received a CUP for exterior storage and landscaping contractor services and was required to install landscaping and a fence along Maras Street.

Exterior storage and vehicle service/repair are conditional uses in the I-1, Light Industry Zone, the base conditions listed in City Code for the uses are as follows:

• Shall be screened from all public right-of-way and residentially zoned land, with an opaque fence, wall or berm not to exceed 8 feet in height, constructed of new materials, and maintained in good condition;
• Shall not be more than 50% of the lot area;
• Shall not be located closer than 300 feet to any residential zone;
• Shall be surfaced entirely with asphalt, concrete or Class 5 aggregate;
• Shall not store any vehicles which are unlicensed or inoperative for more than 7 days, except in appropriately designed and screened storage areas;
• Shall conduct all repair, assembly, disassembly, or maintenance of vehicles within a building, except for minor maintenance such as tire inflation, adding oil, and wiper replacement;
• Shall not have any outside storage or display except of vehicles for sale or rent;
• Shall not have a public address system which is audible from any residential property;
• Shall screen all storage areas;
• Shall screen all display areas adjacent to a residential zone;
• Shall apply the parking setback to all areas where vehicles are located;
• All motor vehicle dealers shall be licensed by the state.

As conditioned, the requirements have been satisfied through the applicant narrative, site plan, and discussions with staff. The property has an 8’ wood fence along Maras Street that will have a few damaged panels repaired and is not near a residential zone. Code requires that no more than 50% of the lot area be used for exterior storage or a maximum of 58,588 sq. ft. of the 2.69 acre lot; the maximum amount of impervious surface area for Light Industry (I-1) Zoning is 75% for the lot. The applicant will use the maximum lot amount (58,588 sq, ft, of the 2.69 acres) allowed for exterior storage to park 65 tractors and trailers and will pave the north entrance to Maras Street at a width of 24’ and depth of 100’ to avoid tracking aggregate into the right-of-way, as the rest of the lot is surfaced with Class 5 aggregate.

The following are prohibited by specific conditions of the use; storage of unlicensed/inoperative vehicles for more than seven (7) days, conducting repair/service work outside of the building, and shall apply the 15’ parking setback to all areas where vehicles are located; additionally, shipping containers are not allowed to be stored outside.

Staff recommends all unpermitted accessory structures be removed and that the north entrance must be paved with either concrete or asphalt due to the local street improvements on Maras Street as conditions of approval. Staff recommends that damaged fence panels be replaced, no existing landscaping be removed and no paving occurs past the drip line of the existing trees as conditions of approval. Staff recommends that the southern entrance have a “Do Not Enter” sign installed and scaled parking drawings submitted as part of the grading permit application.

Findings:

 
Section 151.011 (Conditional Use Permits), Subd. A (Criteria for Granting Conditional Use Permits) states “In granting a conditional use permit, the Board of Adjustment and Appeals shall consider the effect of the proposed use upon the health, safety, and general welfare of the occupants of surrounding lands and the City as a whole.”  The Board of Adjustment and Appeals shall not grant a conditional use permit without making certain findings.

The criteria required for the granting of conditional use permits are satisfied per staff findings.

City Engineering and Planning staff have provided comments that have been incorporated into the draft Resolution. The applicant will need to work closely with city staff on the submittal of a final site plan at time of grading/building permit to ensure compliance with any City Code and CUP resolution requirements.