PUBLIC HEARING: Consider Request for Zoning Amendment, Comp Plan Amendment, Site Plan and Variance for Regency Commons (Project No. 16-108); Case of National Self Storage, LLC

The City has received an application for approval of a Zoning Amendment, Comprehensive Plan Amendment, Site Plan, Variance, Preliminary Plat and Final Plat approval for Regency Commons.  The project proposes to consolidate PID #s 27-32-25-22-0006, 27-32-25-22-0003, and 27-32-25-22-0002 (combined, the "Subject Property") into two (2) lots, one of which would be developed with a self-storage facility and the second would be available for future commercial development.  The Planning Commission previously review the Sketch Plan for this project in November of 2016.
 

City Staff attempted to notify all property owners within 700 feet of the Subject Property of the request via U.S. mail and published a notice of public hearing in the Anoka Union Herald, the City's official newspaper.

The proposed project is generally consist with the Zoning and Future Land Use maps; however, due to the consolidation of three (3) lots into two (2), the realigned property boundaries result in the need for the Zoning Amendment and Comprehensive Plan Amendment.  The proposed self-storage facility is designed with exterior materials that are consistent with the E-1 Employment District standards and it also complies with the building coverage and height standards as well.  The proposed improvements appear to comply with all other E-1 Employment District standards; the requested variance is to an overlay district standard.

The requested variance is to deviate from the impervious surface limitation in the Shoreland Overlay District, which is restricted to twenty-five percent (25%).  In reviewing the Subject Property, only the eastern edge is within this overlay district and, other than a short extension of 148th Ave, the majority of this overlay area is serving as a landscape buffer from the adjacent residential parcels and thus, will remain as pervious.  So, while the overall site exceeds the 25% restriction on impervious surfacing, the portion within this boundary will be well below that threshold.

The Preliminary and Final Plats also appear to meet the minimum bulk standards for both the E-1 Employment District and the B-1 Business District.  Any necessary revisions are outlined in the Staff Review Letter.  As had been discussed at the November Planning Commission meeting, the Applicant has provided a Landscape Plan that shows a bermed, landscaped bufferyard along the eastern boundary.  There are three (3) different species of evergreen trees proposed within this area, with deciduous trees mixed in, which should provide a good buffer between the two uses.

The Engineering Department is in the process of reviewing the grading, drainage, erosion control, utility, and street plans and will provide a separate addendum to the Staff Review Letter with any necessary corrections/revisions to the plan set.

City Staff did meet with the Applicant shortly after the November Planning Commission meeting to discuss alternatives for 148th Ave.  The Public Works Superintendent agreed to eliminate the requirement for a cul-de-sac under the following three (3) conditions (which the Applicant had agreed to):

• The City’s standard residential road section, complete with curb, extend three (3) feet past sanitary manhole located in road centerline on 148^th Ave leading into the east side of the property.  Curbing matching existing conditions must be installed on all three (3) sides of the road extension.
• A twenty foot (20’) maintenance easement granted to the City along the eastern property line, with no additional trees planted in easement.  This easement is needed to provide access for maintenance to existing storm water structures.
• A written agreement, drafted by Developer and reviewed and approved by the City, to allow snow storage on Subject Properties from the dead end on 148^th Ave. Note-most of the snow should be retained in the 20’ maintenance easement, but in years with high snow volumes, it may be necessary to store the snow on private property. These conditions have been incorporated into the Staff Review Letter.

Alternatives

Alternative 1: Approve the requested variance to the Shoreland Overlay District impervious surface standard and recommend approval of the Zoning Amendment, Comprehensive Plan Amendment, Site Plan, Preliminary Plat and Final Plat requests.  The proposed project appears to comply with the bulk standards in E-1 and B-1 zoning districts, the the rezoning and re-guiding requests are due to a realignment of property boundaries rather than a proposed inconsistent use.  The Applicant appears to have incorporated comments received during the Sketch Plan review into the plan set.  Staff is supportive of this alternative contingent upon compliance with the Staff Review Letter.

Alternative 2: Approve the requested variance to the Shoreland Overlay District impervious surface standard and recommend approval of the Zoning Amendment, Comprehensive Plan Amendment, Site Plan, Preliminary Plat and Final Plat requests with amendments.  This alternative would be based upon discussion at the meeting and if any necessary revisions/additions were identified by the Planning Commission.

Alternative 3: Do not approve the variance and recommend denial of the Zoning Amendment, Comprehensive Plan Amendment, Site Plan, Preliminary Plat and Final Plat.  As previously noted, the proposed project appears consistent with provisions of City Code (with any necessary revisions outlined in the Staff Review Letter) and it appears that the Applicant attempted to address comments by the Planning Commission during review of the Sketch Plan.  Staff does not support this alternative.

All costs associated with this request are the responsibility of the Applicant.

Staff recommends the following actions, all contingent upon compliance with the Staff Review Letter and review and approval of the City Engineer:

• Adopt Resolutions #17-02-034 and #17-02-035 approving Findings of Fact favorable to the Applicant and granting a Variance to the impervious surface requirements in the Shoreland Overlay District; and
• Recommend City Council Adopt Ordinance #17-05 to rezone the Subject Property to E-1 Employment District and B-1 Business District; and
• Recommend City Council adopt Resolution #17-02-036 granting a Comprehensive Plan Amendment to re-guide the Subject Property as Business Park and Commercial, contingent upon approval by the Metropolitan Council; and
• Recommend City Council adopt Resolution #17-02-037 granting Site Plan approval; and
• Recommend City Council adopt Resolutions #17-02-038 and #17-02-039 approving the Preliminary and Final Plat approval.

Motion to recommend City Council take the following actions, contingent upon compliance with the Staff Review Letter and review and approval of the City Engineer:
Motion to adopt Resolutions #17-02-034 and #17-02-035 approving Findings of Fact favorable to the Applicant and granting a Variance to the impervious surface requirements in the Shoreland Overlay District.

-and-

Motion to recommend City Council take the following actions, contingent upon compliance with the Staff Review Letter and review and approval of the City Engineer:

• Adopt Ordinance #17-05 to rezone the Subject Property to E-1 Employment District and B-1 Business District; and
• Recommend City Council adopt Resolution #17-02-036 granting a Comprehensive Plan Amendment to re-guide the Subject Property as Business Park and Commercial, contingent upon approval by the Metropolitan Council; and
• Recommend City Council adopt Resolution #17-02-037 granting Site Plan approval; and
• Recommend City Council adopt Resolutions #17-02-038 and #17-02-039 approving the Preliminary and Final Plat approval.