PUBLIC HEARING: Consider a Zoning Amendment for Donna Farms

The City has received an application from Markquart Ramsey, LLC (the "Applicant") for a Final Plat and Zoning Map Amendment from B-2 to B-3 on the property currently described as Outlot B, Riverstone South. The Subject Property is addressed as 8655 and 8725 Riverdale Drive NW.

Staff attempted to notify property owners within 700 feet of the Subject Property, as reflected in the Anoka County Property Records, of the request and the Public Hearing to be held by the Planning Commission. A notice of the Public Hearing was published in the Anoka County UnionHerald, the City's official newspaper. A proposed development sign was placed on the property.

Subject Property and Zoning Map Amendment
The Subject Property is generally located between US Highway 10 and Riverdale Drive NW, east of the Pearson Farm and west of the City-owned stormwater pond constructed as part of the Riverdale Drive extension project in 2022. The Subject Property is currently zoned B-2, Community Business District. The Applicant is requesting a Zoning Map Amendment from B-2 to B-3, Regional Business District. This is to accommodate an RV sales and service facility on one lot for Markquart RV (formerly known as RV World), who is looking to relocate and expand their operations in Ramsey, and a U-Haul self-storage facility and truck rental depot on the other lot. It should be noted that both uses will require Conditional Use Permits, and it is anticipated that each business will submit Land Use Applications in the near future.  Conceptual site plans are attached to this report and will be refined as part of each businesses' land use applications. 

All details pertaining to each business's site plan, building design, landscaping, and other design-related items will be reviewed at the time of receiving a complete Land Use Application. The current request is simply to review and make a recommendation upon a Zoning Map Amendment for the Subject Property.

The site is guided for commercial uses in the Comprehensive Plan.  A rezoning from B-2 to B-3 would be consistent with the Comprehensive Plan.  When the Zoning Code was updated in 2023, the general rationale for the allotment of commercial uses (the "B" zones) was that B-1 was adjacent to residential uses, B-2 was across a street from residential uses, and B-3 was set away from residential uses.  This site is across Riverdale Drive from Riverstone South.  It is recommended that the two proposed businesses keep in mind the proximity to the Riverstone South neighborhood when developing their site plans by adding extra beaming and landscaping along Riverdale Drive in order to be better neighbors.  

The adjacent properties to the east and west will remain zoned B-2. 

Final Plat
The Sketch Plan was reviewed administratively, since only two lots are proposed, no right-of-way is being platted, and no public utilities are being constructed as part of this plat. A copy of the Final Plat is attached to this case for Planning Commission's reference, though City Council will make the final decision upon the Final Plat.

Alternatives
Alternative 1: Recommend approval of the Zoning Map Amendment, as recommended by Staff.
Alternative 2: Recommend denial of the Zoning Map Amendment, based on supporting findings of fact.

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

Staff recommends approval of the Zoning Map Amendment.

Motion to recommend City Council adopt Ordinance #24-08, Approving a Zoning Map Amendment for Donna Farms.