PUBLIC HEARING: Consider Resolution #16-12-236 Granting Interim Use Permit for Gravel Parking Lot Expansion at 7575 Highway 10 NW; Case of M & G Trailers (Project No. 16-117)

This case was amended on November 29, 2016.

The City has received a request for an expansion of a gravel parking/storage area at 7575 Highway 10 NW. The request has been made by M & G Trailers. These parking and storage areas are ordinarily required to consist of asphalt or concrete. However, in acknowledgement of impacts of future Highway 10 improvements, the City has adopted interim development standards for impacted parcels. In this case, the Highway 10 Access Planning Study call for a complete acquisition of this parcel in order to remove a private, direct access to Highway 10. A timetable has not been set for acquisition, and is an 'opportunity driven' priority. In other words, unless a safety hazard presents itself, confirmed by accident data, the acquisition will likely be one of the last implementation steps of the plan that spans the cities of Anoka, Ramsey, and portion of Elk River.

The use of gravel in these interim areas is limited to expansions of existing paved lots. This would be the second expansion of this lot, previously approved via Interim Use Permit. The expansion is within the 150% the size of the paved lot as allowed by City Code. The proposal generally meets setback requirements, with amendments outlined in City Code. The Applicant must also provide a Landscape Plan to be reviewed by Staff prior to issuing the grading permit. The request also requires the approval of the Lower Rum River Watershed Management Organization.

Key discussion topics:

• Code allows for gravel parking and storage areas in areas impacted by future public improvements or acquisition.
• This site is identified as a necessary acquisition in the Highway 10 Access Planning Study.
• Design requirements include, but are not limited to (copy of section of code attached):
  • 20 foot setback from front property line.
  • Cannot exceed 150% the size of the paved portion of the lot.
  • Proper grading and drainage (review complete).
  • Proper stormwater management (review complete).

The site has several compliance issues currently. The hope is that by allowing additional storage area, these issues can be corrected (storage within the 20 foot setback area, blockage of required drive aisles).

Code was amended in 2013 to acknowledge the uncertain in future Highway 10 improvements and how that related to private investment in the study area. Timing of acquisition is still unknown, so expansion in this manner is warranted if it meets the design standards/requirements of code. The flexibility is surface, which would ordinarily be required as asphalt or concrete, was chosen to be processed as an Interim Use Permit so a 'sunset date' could be used that could force the upgrade to asphalt or concrete if the site was determined no longer needed for public purpose or acquisition was determined not to occur in a reasonable timeframe. A conditional use was not used as conditional uses do not have this sunset clause; they run in perpetuity with the land.

All costs associated with processing the Application are the responsibility of the Applicant. There is no request for business subsidy associated with the request at this time.

Staff recommends approval of the case, contingent upon amendments as outlined in the Staff Review Letter. The current recommendation does not include a termination date other than the future event in time of commencement of acquisition related to the Highway 10 Access Planning Study. The Planning Commission may add a termination date of five (5) years from the date of approval, per past approvals and allowed by City Code. An IUP may be renewed.

Motion to recommend that the City Council adopt Resolution #16-12-236 granting Interim Use Permit to M & G Trailer Sales and Service.