PUBLIC HEARING: Consider a Conditional Use Permit for Motor Vehicle Sales and a Showroom for Power Lodge at 6701 Highway 10 NW

Tom Dehn with Power Lodge (the "Applicant") has submitted a Land Use Application for a Conditional Use Permit (CUP) to operate a Motor Vehicle Sales Showroom at 6701 Highway 10 NW (the "Subject Property"). Motor Vehicle Sales and Showrooms are a conditional use in the B-3 zoning district. This business currently occupies the north 16,800 square feet of the building for warehousing, which is a legal nonconforming use (with the CUP for the showroom, staff will interpret the storage of the inventory vehicles as a part of the dealership, making the full use of the building conforming). The business also operates their primary showroom at 6781 Highway 10 NW, just west of the Subject Property, and also leases the building in between the two properties (6745 Highway 10 NW) for additional storage of motor vehicles which includes snowmobiles, 4-wheelers, and similar recreational vehicles. This request is to open a secondary off-season showroom in the south 9,631 square feet of the building at 6701 Highway 10 NW, in the space previously occupied by God's Kingdom Ministry and YouthFirst.

Additionally, it should be noted that the Subject Property was a RALF (Right-of-Way Acquisition Loan Fund) property that was sold by the City of Ramsey to MW Properties LLC on February 2nd, 2026. Power Lodge was previously leasing the storage space from the City, and now intends to lease the entire building from MW Properties LLC to operate the new showroom in the front (south) portion and continue the storage use in the rear (north) portion.

Staff attempted to notify property owners within 350 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 Union Herald, the City's official newspaper. A "proposed development" sign was placed on the property.

Parking
The Applicant prepared a draft site plan to show the proposed area for parking inventory in front of the showroom. Since the motor vehicles planned to be sold on this property are different sizes than standard vehicles (smaller items like snowmobiles and ATVs, and larger vehicles like boats), the plan is to designate a general area for inventory staging. Additionally, Staff is working with the Applicant to establish an access and fire lane along the south, east, and north sides of the building. This will ensure adequate access for employees to move inventory throughout the year, and it will ensure that fire trucks and emergency vehicles can access all parts of the property if needed.

The defined parking standard for Motor Vehicle Sales is 1 space for each 10 autos displayed. By using the existing striping in the south parking lot in comparison to the proposed display area, it appears there are 20 standard parking spaces within the display area. This would result in a requirement of 2 parking spaces total for staff and customers. Staff is working with the Applicant to identify a location for these two spaces, likely along the southeast side of the building.

Occupancy
The space was previously occupied by a religious institution (God's Kingdom Ministry) and a daycare center (YouthFirst). Since the use is changing, the Applicant will apply for a building permit for the change in use and a new SAC Determination Form will be required. All of these items are handled administratively by Staff. The space is being designed as an off-season showroom for customers looking to buy vehicles and equipment not commonly sold during that time of year (for example, selling a snowmobile in June). The Applicant's intent is to operate this showroom intermittently based on customer request. Primarily, sales representatives will continue to operate out of the 6781 Highway 10 NW showroom, as has been the case since Power Lodge began operations in Ramsey.

Alternatives
Alternative 1: Recommend approval of the Conditional Use Permit, as requested by the Applicant and recommended by Staff.
Alternative 2: Recommend approval of the Conditional Use Permit with modifications, based on discussion and supporting findings of fact.
Alternative 3: Recommend denial of the Conditional Use Permit, based on supporting findings of fact.

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

Staff recommends approval of the Conditional Use Permit.

Motion to recommend the City Council approve Resolution #26-079, Approving a Conditional Use Permit for Motor Vehicle Sales and a Showroom at 6701 Highway 10 NW.