APPLICANT: Swervo Development

FOR: Sowles Co.

REQUEST: CUP for Outdoor Storage for crane yard

CURRENT ZONING: I2 - Heavy Industry

The property for the Conditional Use is about 3.5 acres. It currently serves as offices and storage for Quality Forklift, which is moving to a new headquarters building under construction along Hwy 169. The surrounding area includes: to the west a 47 acre dealer vehicle auction yard run by Manheim Northstar Minnesota;  and to the east a 10 acre Recreational Vehicle sales and service facility run by PleasureLand RV Center - Shakopee. To the north is CH 101 and to the south are several small industrial buildings.

The applicant is Swervo Development, which is purchasing the existing crane site on CH83 that will become part of the amphitheater site adjacent to Canterbury Park.  Sowles will move to this location once Quality Forklift relocates to its building.

Sowles Co. is a family run business with a history of steel erection dating back to the 1930s. The current location serves all of Minnesota, Wisconsin, Iowa, North Dakota, South Dakota and Nebraska.  Sowles also has a location in Billings, Montana and Troutdale, Oregon that serves the Pacific Northwest.  Sowles has Northwest Tower Cranes, which provides the cranes and elevators for high-rise construction.  They are also a structural steel  and bridge erector, post-tension cable installer, reinforced steel installer, pre-cast concrete panel installer and they also provide pre-engineered metal buildings.

Sowles current site is 4.49 acres, however, because of tree cover on a large portion of the site, they acre using only about 2.8 acres of the site.

The user intends to use the existing office building as its corporate headquarters and to demolish the rear building to construct its storage yard for cranes and related materials.

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 listed below with staff findings.

Criteria #1  The use will not be injurious to the use and enjoyment of other property in the immediate vicinity for the purposes already permitted, nor substantially diminish and impair property values within the immediate vicinity;

Finding #1 The City has not received any evidence that the proposed use will be injurious to the use and enjoyment of other property in the immediate vicinity, nor would it substantially diminish or impair property values in the area, provided the use complies with the conditions of the resolution.

Criteria #2     The establishment of the conditional use permit will not impede the normal and orderly development and improvement of surrounding vacant property for uses allowed in the area;

Finding #2       The conditional use permit should not impede future development and improvement in the area, provided the use complies with the conditions of the resolution.

Criteria #3         Adequate utilities, access roads, drainage and other necessary facilities have been or will be provided;

Finding #3         The Board finds that adequate utilities, access, drainage and other necessary

facilities have been or will be provided for the site, as conditioned in the resolution.

Criteria #4         The use is consistent with the purposes of the zone in which the applicant intends to locate the proposed use; and

Finding #4       The use of the subject property is consistent with the purposes of the Heavy Industry (I-2) Zone.

Criteria #5           The use is not in conflict with the Comprehensive Plan.

Finding #5           The use is not in conflict with the Comprehensive Plan (Industrial).

Staff reviewed the above criteria and have found that the proposal would meet the criteria, provided the conditions noted in the draft resolution are met. City Engineering and Planning staff have provided conditions that have been incorporated into the draft Resolution. Of particular emphasis by city staff is the need for extensive screening of the site and that the applicant will need to work closely with City staff on the submittal of a site plan prior to any building permit approval should this CUP be approved to ensure compliance with any City Code and CUP Resolution requirements.