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Ms. Janice Gundlach October 30, 2015 Page 4 Due to the proposed use of the Property and existing conditions, further screening is not practical. The Property is a located in a heavily industrial area fronting the interstate. The I - 35W right-of-way includes a MnDOT-owned fence and approximately 90 feet of heavy grasses and natural growth that act as a natural screening buffer from I -35W. The Property is also limited by an overhead transmission line that precludes the planting of any trees that could potentially pose a future risk to the overhead lines. Moreover, the original screening requirements under the 2004 SUP were due to the code requirements for screening of outdoor storage accessory to Mike's vehicle repair operations. As proposed, Mike's repair operations and any associated storage will be confined to a defined area of the Property located away from the 1-35W right-of-way. The area along the east property line will be used solely for showcasing McCoy's truck inventory, which will effectively screen the remainder of the Property. In light of the substantial improvements to the Property and the efforts to bring the site into compliance to the extent practical under the given conditions, the application meets the criteria under the City Code for a nonconforming use permit. Based on the above-described narrative and findings, McCoy's proposed use of the Property satisfies the requirements to grant the requested special use permit and nonconforming use permit for the Property. We respectfully request staff s support in making a recommendation of approval to the Planning Commission and City Council. Please contact me with any questions about this letter or the enclosed documents. Sincerely, OF Peter J. Coyle, for Larkin Hoffman Direct Dial: 952-896-3214 Direct Fax: 952-842-1704 Email: ocovIe+r �Iark 1nhoffnian. com 4825-0966-2761, v. 2