Adopt Resolution #20-243 Approving a Conditional Use Permit for Additional Outside Storage Space at 6820 143rd Avenue NW (Project No. 20-133); Case of Molin Concrete Products Company

The City has received an application Molin Concrete Products Company (the "Applicant") for a Conditional Use Permit (the "Permit") to increase allowable outside storage area from thirty percent (30%) to thirty-five percent (35%) at 6820 143rd Ave NW (the "Subject Property").

The City attempted to notify Property Owners, as reflected in the Anoka County Property Records, within 350 feet of the Subject Property of the request.

The Applicant manufactures large concrete products at the Subject Property.  They have indicated that they are likely to implement a new product line in 2021 or 2022 that would create concrete panels up to 12' by 60' in size.  These panels must be stored flat and cannot be stacked upon each other, making for rather inefficient storage.  Based on the current size of the Subject Property, which is approximately 19.78 acres, the Applicant is confident they could accommodate this in compliance with City Code.  However, the Applicant has been contacted by the owner of the abutting parcel to the south about the potential acquisition of 2.5 acres of the Subject Property to accommodate a building expansion.  That potential reduction in size of the Subject Property may impact the Applicant's ability to implement the new product line and maintain compliance with regulations pertaining to outside storage.

The Subject Property is in the E-2 Employment District, which allows open and outside storage as an accessory use providing that it does not exceed 30% of the lot size, does not take away required parking or loading areas, and is properly surfaced.  In an attempt to accommodate their southern neighbor's desire to expand their facility, they are supportive of completing an Administrative Subdivision to realign the common boundary to sell them 2.5 acres.  However, to ensure that this does not impact their own planned growth, they are seeking the Permit to allow outside storage up to 35% of the lot area.  If approved, this would essentially allow the Applicant to reduce their lot size (to help the neighboring business expand) while maintaining the same allowable square footage based on the current size of the Subject Property.

There is already outside storage occurring on the Subject Property and the requested increase in outside storage area is relatively minor.  Furthermore, if approved, it paves the way for two Ramsey businesses to expand their operations without having to contemplate relocating.

Alternatives

Alternative 1: Approve the Conditional Use Permit to increase allowable outside storage from 30% to 35% on the Subject Property.  As drafted, the Conditional Use Permit would be contingent upon a successful land transaction that reduces the Subject Property from 19.78 acres to 17.28 acres.  This action would assist with retaining two Ramsey businesses while also allowing both to expand their operations.  Planning Commission supported this alternative.

Alternative 2: Deny the requested Conditional Use Permit.  The requested increase in outside storage area is minor and is only be requested in an attempt to help a neighboring business expand their operation.  Planning Commission does not support this alternative.

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

The Planning Commission recommends approving Resolution #20-243 granting a Conditional Use Permit for outside storage on the Subject Property not to exceed 35% of the lot size.

Motion to adopt Resolution #20-243 approving a Conditional Use Permit for outside storage on the Subject Property.