Applicant: Marie Paff, EJ Equipment

Property Address: 1500 Maras Street

Property Owner: Quiring Properties, LLC

Lot Area: 2.15 acres

Zoning: I-1, Light Industry

2040 Comp. Plan: Industrial

Marie Paff, representing EJ Equipment, has applied for a Conditional Use Permit (CUP) for vehicle service/repair and exterior storage at 1500 Maras Street. The proposed vehicle service/repair operation with exterior storage is a Conditional Use in the Light Industry (I-1) zoning district and requires a CUP to operate.

EJ Equipment is a private, woman-owned business specializing in maintenance services for commercial trucks and the wholesale of parts and equipment which operates three (3) facilities in Illinois and one (1) in Wisconsin. Their clientele mainly includes municipalities and commercial/industrial businesses with operating hours of Monday - Friday from 7 - 4:30 p.m. The applicant has entered into a long-term lease for approximately 1 acre of the 2.15 acre site and will utilize the existing building which includes office spaces, parts storage area and six (6) service/maintenance bays. The site includes existing parking spaces for the proposed 7-10 employees on the east side of the building. Vehicles and equipment waiting to be serviced or pending delivery to the client will be parked to the west of the existing building behind the required screening (fence) for outside storage. A roofed enclosure is required to be constructed on the property to accommodate trash receptacles. Outdoor display or sales of vehicles will not occur at this facility.

Utilities became available in Maras Street in 2023 following a city street reconstruction project. The property owner has a permit to install city services to the building which is anticipated to occur yet this year. As a result of the expenses associated with the utility connection work and a desire to have one (1) freeze/thaw cycle prior to completing paving work, the applicant is requesting a phased improvement plan for the required screening for the exterior storage, pavement for drive aisles and parking areas, and compliance with impervious surface requirements associated with the CUP. Typically, compliance with CUP conditions is required at the time of CUP approval and commencement of the use. Specifically, the applicant is requesting the following: 

Request 1 - Install paved property entrances by October 31, 2025.

Staff Response: Staff is agreeable to an deadline of July 1, 2025 for paving provided a grading or building permit is obtained which includes a site survey by a licensed and registered surveyor in the state of MN showing existing and proposed conditions as well as existing and proposed impervious surface areas and totals.

Request 2 - Install screening (fencing) for exterior storage by October 31, 2026.

Staff Response: Staff is agreeable to a delayed installation of the required screening (six (6) foot tall privacy fence) for the proposed EJ Equipment exterior storage area to a deadline of July 1, 2025. The area required to be screened will require approximately 500 feet of fencing, which is less than the proposed fenced-in area which includes the entire subject property and PID 279120260 (Approximately 1,200 feet). As a result, the required fence should be able to be installed more economically. Staff feels it is reasonable to install the fence after the paving is complete to prevent damage to the fence during pavement installation. 

Request 3 - Count the unimproved lot area (approximately 30,000 sq. ft.) of the property to the south (PID 279120260) to comply with the lot coverage/impervious surface area requirements (max 75% of the lot area) for the subject property.

Staff Response: Staff is not agreeable to utilizing property that is under separate ownership for purposes of impervious surface calculations outside of a Planned Unit Development.

Section 151.011 (Conditional Use Permits), Subd. A (Criteris 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 CUP without making certain findings which 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 vehicle service/repair and exterior storage for EJ Equipment will be injurious to the use and enjoyment of other property in the immediate vicinity, not 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.

Finding #4 The use of the subject property as proposed by EJ Equipment is consistent with the purposes of the Light Industry (I-1) zoning district.

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

Finding #5 The use as proposed 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 of the draft resolution are met. City Engineering provided comments, with conditions of approval, that have been incorporated into the draft resolution should the BOAA approve the request.