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PLANNING REPORT DATE: April 17, 2018 CASE: PNCU18-0001, PSCI18-0001 SUBJECT: Special Use Permit and Nonconforming Use Permit to permit vehicles sales at 327B Old Highway 8 NW APPLICANT: John Bona REQUEST & BACKGROUND The applicant is requesting a Special Use Permit to permit operation of a vehicles sales use at 327B Old Highway 8 NW. The use of vehicle sales requires review and approval of a Special Use Permit within all zoning districts. The tenant space proposed to be used for vehicles sales is within an existing building located in the northeast corner of the property. The applicant indicates a ready-to-use office space would be utilized for sales, which would not exceed six vehicles at any given time. The applicant’s proposed business includes operation of office uses for sale of used, reconditioned vehicles. The business would also include the keeping of no more than six vehicles for sale at a given time to be stored outdoors on site. The applicant proposes the vehicle storage area in front of the sales office, but located in the rear yard of the property out of view of the public roadway. Beyond outdoor storage of no more than six vehicles, no other exterior changes to the site are proposed. The applicant is also requesting a Nonconforming Use Permit. This request is necessary as the applicant intends to run the office portion of this business out of an existing building on the property that does not meet the required side yard setback of 15’ and rear yard setback of 20’. The existing setbacks are 2’ in the side yard and 19’ in the rear yard. The purpose of the Nonconforming Use Permit is to determine if nonconformities can be practically eliminated and/or reduced. The applicant submitted materials indicating they would not utilize “gaudy or flashy advertising such as banners or balloons” and the “only visible change to the property would be a small sign indicating the driveway entrance to reach the vehicles”, which is a requirement under the State’s dealer license. Regarding vehicles sales uses, the City has approved several Special Use Permits over the years for small dealers. The conditions have generally been consistent across all the Special Use Permits. Staff’s recommendation would be generally consistent with previous requests and approvals. Back in 2016, this property secured approvals of a Site Plan, Special Use Permit, Variance, and Nonconforming Use Permit to construct a large addition to the main building. The attached Site Plan reflects those improvements. It is worth noting the building proposed for vehicle sales was permitted to remain as-is at that time because other more meaningful improvements were made to the property that resulted in a practical and overall reduction of nonconformities. Lastly, the property owner owns several adjacent properties, which has created confusion surrounding what address is valid for this request. Based on Ramsey County records, staff proposes to use 327B Old Highway 8 NW for the Special Use Permit. 347 Old Highway 8 NW