Adopt Resolution #24-303, Approving a Conditional Use Permit for Motor Vehicle Repair in the I-1 Zoning District for Blanery LLC at 6591 141st Avenue NW

Aliaksandr Blashchanitsa with Blanery LLC (the "Permittee") has submitted a Land Use Application for the development of a 0.95-acre parcel at 6591 141st Avenue NW (the "Subject Property"). The project will consist of a 9,920 square foot building for the proposed automotive repair business, 35 parking stalls, and driveways onto both 141st Avenue NW and Basalt Street NW. To accommodate the automotive repair use, the Permittee is requesting a Conditional Use Permit for Motor Vehicle Repair in the I-1 Light Industrial Zoning District.

This parcel is City-owned and the Permittee is proposing to purchase the parcel to accommodate the proposed automotive repair business.  The EDA reviewed the proposal originally on March 14 and then again for a revised project scope on August 8.  Also, it should be noted that the proposed building was 9,600 square feet in area at the time of Planning Commission's review; the Permittee has since revised the plans to slightly increase (320 square feet) the size of the building.

Subject Property
The Subject Property, 6951 141st Avenue NW, is located in the southeastern part of Ramsey, bounded by 141st Avenue NW to the south, Basalt Street to the west, All Seasons Garage Door to the north, and an office building to the east. The Subject Property is zoned I-1, Light Industrial District, and is guided for Business Park land uses in the City's 2040 Comprehensive Plan. Surrounding properties are also zoned Light Industrial and guided for Business Park land use.

Site Plan
The proposed Site Plan includes a 9,920 square foot building for automotive repair and two parking lots: one for customers dropping off vehicles on the south side of the building accessing 141st Avenue NW and one fenced and gated parking lot accessing Basalt Street on the north side of the building for vehicles awaiting repair. Both driveways are spaced at least 150 feet from the intersection of 141st Avenue NW and Basalt Street. This spacing will help facilitate safer traffic patterns into and out of the Subject Property. The proposed development has 24 percent building coverage and 76.3 percent impervious surfacing coverage (which includes the building and all paved surfaces).

Architecture and Building Elevations
The building will be 25 feet tall, as measured from the finished grade to the top of the parapet. A vertical wood composite accent wall near the southwest building entrance will measure 27.5 feet in height. Aside from the accent wall, the rest of the building will be primarily clad in EIFS panels, with windows and an architectural metal canopy surrounding the office and southwest entrance. There will be ten metal garage doors into the building's repair shop wing - eight on the north side opening into the fenced parking lot and two on the south side opening into the customer parking lot. No signage was shown on the architectural plans, but any proposed signage will be reviewed administratively in accordance with Chapter 117 of City Code.

Landscape Plan
As noted in the Environmental Policy Board's (EPB) staff report from October 21st, the submittal includes a Landscape Plan for the project. The Landscape Plan includes a combination of deciduous and coniferous trees (a mix of Swamp White Oak and Norway Spruce), as well as some decorative grasses.  Species and sizes are all acceptable.  There are some trees currently on the Subject Property; however, all but one are proposed for removal. Staff only had a minor comment on the Landscape Plan, and it pertains to the Landscape Summary, which indicates that thirty-five (35) shrubs are proposed.  In fact, what is proposed is decorative grasses, not shrubs.  While shrubs are not required, Staff has recommended incorporating some into the Landscape Plan.  The only open space there will be on the Subject Property is around the perimeter of the site, which is where all trees are proposed.  

Lighting Plan
Section 106-310 of City Code provides lighting regulations for all developments in the City. All photometric readings shall measure less than 0.5 footcandles at the property line and shall measure at least 1.0 footcandle throughout the parking lot in compliance with City Code. All lighting must be downcast and shielded.The lighting plan includes a mix of freestanding and wall-mounted light fixtures to illuminate the site, with the layout found to be in compliance with lighting regulations in City Code.

Utilities
The building will be connected to municipal water and sewer via stubs along 141st Avenue NW. There will also be connections from each parking lot into a storm sewer stub along 141st Avenue NW to manage storm water.

Conditional Use Permit Standards for Motor Vehicle Repair
As is common for most conditional uses in Ramsey, the requested conditional use has a set of specific performance standards that need to be met before that use can be approved. Those conditions are listed below, as stated in City Code Section 106-525 (in italics):

• All repair operations must be conducted inside a building. - The Permittee is designing the building to be large enough to accommodate all repair operations.
• All vehicles must be properly licensed. - The Permittee is responsible for ensuring compliance with this condition.
• Parking of any vehicle is prohibited on an adjacent public roadway. - The Permittee is responsible for ensuring all vehicles are parked on-site and not parked on any adjacent street. If necessary, "No Parking" signs may need to be installed, with installation costs being the responsibility of the Permittee.
• Visibly damaged vehicles parked outdoors must be screened. - The Permittee is proposing a fence and gate surrounding the north parking lot. Staff has requested additional information on the fence and gate to ensure compliance with various Zoning and Fire Codes.
• No vehicle dealer's license may be issued for the property. - Vehicle dealer's license applications are reviewed by Planning Staff, as regulated by the Minnesota Department of Public Safety, to ensure that a given property is properly zoned for Motor Vehicle Sales. Since Motor Vehicle Sales are a conditional use in the I-1 zoning district, and the Permittee is not seeking a CUP to allow Motor Vehicle Sales, Planning Staff will be able to reject these applications if any are submitted.

Additional Considerations
There are a few minor outstanding review comments, primarily relating to utility specifications and connecting the new driveways to the recently-reconstructed streets. Staff is working with the Permittee's team to ensure revised plans are received and reviewed in a timely fashion. The Resolution has been updated to include compliance with all outstanding Staff review comments as a condition of approval. The updated Resolution is attached to this case, as well as the most recent version of plans submitted by the Permittee's team.

Alternatives
Alternative 1: Approve the Conditional Use Permit, contingent upon satisfying the conditions listed in Resolution #24-303, as recommended by the Planning Commission and Staff.
Alternative 2: Approve the Conditional Use Permit with modifications, based on supporting findings of fact.
Alternative 3: Deny the Conditional Use Permit, based on supporting findings of fact.

At their meeting on October 24, 2024, the Planning Commission unanimously voted to recommend approval of the Conditional Use Permit.

Motion to adopt Resolution #24-303, Approving a Conditional Use Permit for Motor Vehicle Repair at 6591 141st Avenue NW.