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3 Planning Director Gundlach stated 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. Planning Director Gundlach explained 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. Planning Director Gundlach stated 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. Planning Director Gundlach commented 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 was indicated on the hearing notice, which is the property to the immediate north and in common ownership. The hearing notices appropriately covered the 350’ notification requirement. Staff recommends approval of the Special Use Permit and Nonconforming Use Permit, subject to the following conditions: 1. No more than 6 vehicles may be kept on site for vehicle sales at any given time. Semis/tractor/trailers shall not be allowed to offer for sale. 2. The sales operation office shall be located within the existing building at the northeast corner of the property. 3. Any vehicles located on the property and advertised for sale shall be operable, in good repair, and be properly licensed. 4. Inoperable and/or unlicensed vehicles for sale may not be kept on site. 5. All vehicles must be located in the six designated parking stalls in the rear of the property and at all times be out of public view from the street. 6. The six stalls shall be paved to control dust and drainage. 7. No parking of vehicles is allowed within 5’ of the rear property line. 8. No balloons, streamers, blow-ups, or the like shall be displayed on site. 9. Signs not exceeding 4 SF shall be allowed for driveway and building identification of the vehicle sales operation. No other permanent signage shall be allowed. Discussion included: • Ground sign and parking requirements were reviewed with the Commission. • The Commission asked what the difference was between having five or six cars for sale. It was noted staff was recommending no more than six cars be located on the property for sale.