Adopt Resolution #17-06-126 Approving Conditional Use Permit and Site Plan for Danner's Cabinet Shop, Inc. on the Property Located at 16735 Quicksilver St NW (Project No. 16-37): Case of Danner's Cabinet Shop, Inc.

The City has received an application for a Conditional Use Permit to expand a lawful, nonconforming use on the property located at 16735 Quicksilver St NW (the "Subject Property") along with a Site Plan for a building expansion.  Danner's Cabinet Shop, Inc. (the "Applicant") is proposing a small building expansion on the Subject Property to provide additional office space for their operation. 

Staff attempted to notify all Property Owners within a 350 foot radius of the Subject Property of the Public Hearing via Standard US Mail. The Public Hearing was also published in the City's official newsletter, the Anoka County Union Herald.

The Subject Property is located in the B-1 General Business District.  The surrounding properties are zoned R-1 Residential (Rural Developing) and B-1 General Business.  The operation of the cabinet shop on the Subject Property predates the City's Zoning Code and is considered a lawful, nonconforming use (primary use is manufacturing).  Expansion of a lawful nonconforming use requires a Conditional Use Permit in this zoning district.

The Applicant is proposing a twenty foot by twenty-five foot (20' x 25') expansion off the west wall of the building to provide additional office space.  The proposed expansion appears to meet all minimum building setbacks (thirty-five [35] feet front and rear, and side [when adjacent to residential]) and appears to comply with the thirty-five percent (35%) maximum building coverage for a site as well.  However, a Certificate of Survey, prepared by a licensed surveyor, will be necessary to confirm compliance with these standards.

The submitted plans indicate that the exterior finish of the building addition will consist of materials matching the existing building.  This includes a manufactured stone veneer, EFIS, and a pre-finished standing seam metal roof.  The exterior finish is acceptable; however, the existing exterior finish of the wall consists entirely of a manufactured stone veneer.  This discrepancy between existing and proposed conditions will need to be clarified.

The Subject Property is dominated with impervious surfacing currently.  However, the proposed building addition would be on an area already paved and thus, there should not be any change in the impervious surface coverage.  The lack of pervious area though does present challenges for required landscaping (1 tree per 1,000 square foot of building addition).  But, there is sufficient planting space in the right-of-way along Quicksilver Street.  Staff would recommend that this area be improved with plantings to provide some screening/buffering for the residential lots across the street, as long as the plantings do not conflict with the Vision Clearance Triangle (intended to keep site lines clear near intersections).

While there is a lot of impervious surface coverage on the Subject Property, parking is somewhat limited.  Per the Site Plan, there are twelve (12) parking stalls available.  There may also be additional parking available adjacent to the two (2) detached accessory structures on the property.  The proposed addition of 500 square feet of office space requires an additional two (2) parking spaces be provided.  It appears that this would be possible but does need to be reflected on the Site Plan for verification.

Presently, the dumpster is positioned in clear view from Quicksilver Street and from the residential properties across the street.  With the building expansion, this seems like an opportune time to provide screening for the dumpster so that it is not so evident from the public road or residential homes across the street.  This could be in the form of a constructed enclosure or with some evergreen trees in the right-of-way.

The Planning Commission conducted a Public Hearing on the request at their June 1, 2017 meeting and there were no written or verbal comments received.

Alternatives

Alternative 1.  Adopt Resolution #17-06-126 granting approval of the Site Plan and Conditional Use Permit for the expansion of a lawful, nonconforming use on the Subject Property.  The cabinet shop has been operating in this location for over forty (40) years.  While it is tight in terms of expansion, it appears that all minimum setbacks are being met and it also appears that the additional two (2) parking stalls required can fit on site.  As long as the Applicant provides a Certificate of Survey from a licensed surveyor that confirms this information and revises the plans as outlined in the Staff Review Letter, Staff supports this option.

Alternative 2.  Do not approve the request for a Conditional Use Permit and Site Plan to expand a lawful, nonconforming use on the Subject Property.  If the building expansion is not authorized, it may result in the business looking at alternative locations.  It seems to have coexisted with the adjacent residential properties fairly well over the decades.  The proposed expansion would provide additional office space, which is a permitted use in this zoning district, and thus, as long as the Applicant complies with the Staff Review Letter, Staff would not support this alternative.

All costs associated with this request are the responsibility of the Applicant.

The Planning Commission recommends approving Resolution #17-06-126 granting Site Plan and Conditional Use Permit approval for an expansion of a lawful nonconforming use at 16735 Quicksilver Street NW.

Motion to approve Resolution #17-06-126 granting Site Plan and Conditional Use Permit approval for an expansion of a lawful nonconforming use at 16735 Quicksilver Street NW subject to review and approval as to legal form by the City Attorney.