PUBLIC HEARING: Consider an Interim Use Permit (IUP) for 14700 Armstrong Blvd. NW.

Ken and Lisa Hockert own the property at 14700 Armstrong Blvd. NW.  It is an older metal building with a fenced yard.  The property is zoned COR and is envisioned for retail uses.  The existing metal building predates the current regulations for the property.  Previously, the building was used for various contractors who stored vehicles and equipment in the fenced yard.  This type of use is not allowed by today's Zoning Code.  The Hockerts recently purchased the property to house their contracting businesses, Professional Maintenance Services and Hockerts Commercial Floor Removal, and for investment purposes.  The site is likely to be attractive for various convenience retail or gas users in the future, though the market is not yet ripe in this location.  In the meantime, the property owner would like to continue to use the property for contractors and small office businesses until such time as the market is ready for redevelopment.  An interim use permit (IUP) allows for short-term reasonable use of a property where development/development is likely to occur within five years.  

Notice was placed in the August 12 Anoka County UnionHearld newspaper.  Mailed notices were sent to property owners within 350 feet of the site.  A "proposed development" sign was placed at the property. 

The property owners have offered to clean up the property by making some improvements.  These improvements include adding some trees and improving the existing landscaping, modifying the fence location, and adding a door to the building.  The balance with interim uses is to find the right amount of improvement at a reasonable cost to the developer so that redevelopment is still possible within the five-year window IUPs allow.  Staff is recommending that the barbed wire on the fence that is being moved be removed for better street appearance.  The building has wall-mounted wall-pack and flood lights that should be replaced with conforming downcast fixtures to provide better site and security lighting.  

Within the fenced area, the applicant is proposing to park his businesses' trailers and vehicles. There is a small broken paved parking pad near the building.  The gravel parking surface has become overgrown with groundcover.  It is recommended that a fresh layer of class-5 be added to the area shown for trailer parking. 

The main parking lot is paved and in fair condition.  It is recommended that this parking lot is striped and includes the required accessible parking space(s).  

Alternatives to Consider:
1.  Recommend approval of the IUP with the conditions listed in the attached draft resolution.
2.  Recommend approval of the IUP with modifications or additions to the conditions listed in the attached draft resolution.
3.  Recommend denial of the IUP with certain findings. 

All costs associated with this application are the responsibility of the applicant.  

Staff recommends approval of the interim use permit with the conditions listed in the proposed resolution.  

Motion to approve Resolution #22-196 approving an interim use permit for 14700 Armstrong Blvd. NW.