Adopt Resolutions #22-190 and #22-191 approving a Conditional Use Permit and Site Plan for Blue Line Collision

The City has received an application for a Site Plan and Conditional Use Permit for Blue Line Collision to construct a new facility at 6710 Highway 10 NW (the "Subject Property").  Blue Line Collision currently operates at 6260 Highway 10 NW. However, that parcel is being acquired by Anoka County as a result of planned Highway 10 improvements.

Staff attempted to notify property owners within 350 feet of the Subject Property, as reflected in the Anoka County Property Records, of the request for Site Plan and Conditional Use Permit consideration and the Public Hearing to be held by the Planning Commission on August 25, 2022.  A notice of the Public Hearing was also published in the Anoka County UnionHerald, the City's official newspaper. A copy of the public hearing notice is attached to this case.

Summary
In 2021, the City removed the segment of Dolomite Street between Riverdale Drive and Highway 10, eliminating the access point onto Highway 10 as part of the preparatory work for the Highway 10 improvements.  Earlier this year, the City vacated that segment of right-of-way.  Concurrent with the easement vacation, the City completed a plat to 'square off' the Subject Property and the property to the east, creating a more developable parcel. 

Blue Line Collision is now proposing to construct a new, 12,100 square foot building, along with forty-four (44) parking stalls, on the Subject Property.  A stormwater basin is also proposed along the western boundary of the parcel.  The building will include eleven (11) bays, two spray booths, parts storage, and office and reception areas. 

The Subject Property is approximately 1.5 acres in size, is zoned B-2 Highway Business District, and is guided as Commercial. "Motor vehicle, implement, and recreation equipment sales and service" is a Conditional Use in the B-2 Highway Business District.

Conditional Use Permit
Blue Line Collision is requesting a Conditional Use Permit (CUP) for automotive repair, as it is listed as a conditional use in the B-2 Highway Business District. The business is transferring locations due to impacts related to the Highway 10 improvement project, and is interested in constructing a new facility on the Subject Property.

The conditions proposed within the resolution are standard for automotive repair operations, but Staff is open to additional conditions that theCity Council may desire to incorporate. Conditions include:

1. The fenced area houses only customer and employee vehicles;
2. The abutting road cannot be used for operations;
3. All repairs must be conducted within the building;
4. No outdoor storage;
5. Compliance with applicable City code sections; and
6. Separate sign and building permits are required.

A copy of Resolution #22-190 approving the CUP is attached to this case.

Site Plan
A Site Plan review is required for all new commercial or industrial developments in the City of Ramsey. Since the Applicant is proposing to construct a new commercial facility on the Subject Property, a Site Plan review is required with a recommendation from the Planning Commission and final approval from the City Council. If approved, the City Council will have to review and approve a Development Agreement at a future meeting.

Staff comments address minor revisions or suggestions to the Site Plan, and we are currently on the second round of review. The plan set for the proposed Site Plan, Staff comments on the plans, and Resolution #22-191 approving the Site Plan are attached for review.

Easement Vacation
There is a 10-foot wide drainage and utility easement curving through the eastern boundary of the Subject Property. The easement will have to be vacated for the proposed ponding and parking lot. The City has contacted the local utility companies, and there does appear to be a cable line in the easement that will have to be relocated prior to construction. A copy of their response can be found in the case attachments. A case for the public hearing, and a resolution adopting an easement vacation,are part of the public hearings for the September 13, 2022 regular City Council agenda.

Planning Commission - August 25, 2022
The Planning Commission reviewed and recommended approval of the Site Plan and Conditional Use Permit for Blue Line Collision on the Subject Property. There was additional conversation regarding screening from Highway 10, and Staff have discussed screening methods with the Applicant, and they have agreed to maintenance-free vinyl and additional vegetation on the north side of the Subject Property. The Planning Commission did not provide a recommendation on the Easement Vacation request, as it is not required by City Code.

City Code Sections
Section 117-51. - Conditional use permits
Section 117-54. - Site Plan review
Section 117-56. - Easement vacation
Section 117-115. - B-2 Highway Business District

Alternatives
Alternative 1: Approve the Site Plan and Conditional Use Permit as proposed.  Automotive repair is a conditional use in the B-2 Highway Business District and the proposed Site Plan appears to meet the bulk standards of this zoning district.  The Applicant is proposing improvements that would appropriately screen and improve the existing vacant lot.  Additionally, the impact of the Highway 10 improvement project necessitated the relocation of this existing Ramsey business.  Staff supports this alternative.

Alternative 2: Approve the Site Plan and Conditional Use Permit with additional changes.  This action would be based on City Council discussion.

Alternative 3: Deny the Site Plan and Conditional Use Permit based on certain findings. The request appears to meet City Code standards for the B-2 Highway Business District and it is a reasonable use of the Subject Property based on the zoning district and the City's Comprehensive Plan.  Staff does not support this alternative.

All costs associated with this request are the Applicant's responsibility.

The Planning Commission recommends adopting Resolutions #22-190 and #22-191 approving the Conditional Use Permit and Site Plan on the Subject Property, respectively, with increased screening from Highway 10 consisting of maintenance free vinyl and vegetation as proposed by Staff and accepted by the Applicant.

Adopt Resolution #22-190 approving a Conditional Use Permit to Blue Line Collision for automotive repair on the Subject Property.

-and-

Adopt Resolution #22-191 approving the Site Plan for Blue Line Collision on the Subject Property.