Consider an Interim Use Permit (IUP) for 14700 Armstrong Blvd. NW.  Please Note:  this item was removed from the Agenda.

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 near 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 at this location.  An interim use permit (IUP) allows for short-term reasonable use of a property where development/development is likely to occur and is valid for five years.  The property owner can reapply for an additional 5-year IUP in the future where the Planning Commission and Council can evaluate the property and the surroundings at that time to make a decision.  

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 recommended that the barbed wire on the fence that is being moved be removed for better street appearance, though the Planning Commission recommended leaving the fence alone and planting large shrubs and trees inside the fence for screening from 147th Avenue.  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 dirt/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).  

The applicant indicated at the Planning Commission meeting that he may want to keep his businesses operational at that site beyond the five-year window allowed for an IUP.  The Council may only grant an IUP for up to five years.  Towards the end of the approved IUP term, the applicant can re-apply for an IUP and it will be considered based on neighborhood and market conditions at that time.  

Alternatives to Consider:
1.  Approve the IUP with the conditions listed in the attached resolution as recommended by the Planning Commission.
2.  Approve the IUP with modifications or additions to the conditions listed in the attached resolution.
3.  Deny the IUP with certain findings. 

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

At its meeting on August 26, the Planning Commission unanimously (6-0) recommended approval of the interim use permit with the conditions listed in the attached resolution.  

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