PUBLIC HEARING: Adopt Resolution #19-122 Related to Site Plan Approval for M&G Trailer at 9349 Highway 10 NW (Project No. 19-116); Case of Stone Construction Inc.

The purpose of this case is to review a proposed site plan, and associated plan, conditional use permit (CUP) and variance request from M&G Trailer (the "Applicant") at 9349 Highway 10 (the "Subject Property") for a service center and outdoor storage of trailers. M&G Trailer is currently located in Ramsey at 7575 Highway 10 NW near the COR and is also leasing land from the City on the adjacent property to the east. The Applicant has a business selling and repairing trailers.  They need a larger location and wish to stay in Ramsey in proximity to Highway 10 NW.

The items incorporated into this review include:

1. Site Plan Review
2. Conditional Use Permit (CUP) Request
3. Plat

The Planning Commission met and held a public hearing on June 6, 2019 and passed a variance to allow private utilities onsite instead of a connection to City utilities, contingent upon the site plan and plat being approved. There is also a condition in the development agreement that will require connection to City utilities within two (2) years of availability to the site. Currently utilities are over one mile away.

Notifications of this proposal were sent via Standard US Mail to Property Owners within 700 feet of the Property, as reflected by Anoka County Property Records. A notice was published in the Anoka Union Herald, the City's official newspaper. A public hearing was held on June 6, 2019 at the Planning Commission meeting for the variance, plat, and site plan request. This meeting's public hearing is for the Conditional Use Permit request.

Summary
The site is approximately 7 acres in size and is on the western side of Ramsey, directly off Highway 10. The Subject Property is currently zoned B-2 Highway Business and is within the MUSA, though utilities are not near the Subject Property. The site is currently platted as Outlot D of Northfork, and will require platting into a buildable lot in order to build onsite. The site plan does seem to meet all the requirements of the B-2 Highway Business District, including setbacks, building size, building location, and parking; though the architectural details will need to be updated and reviewed by Staff before recording the final plat.

Conditional Use
The Applicant is proposing trailer sales and repair with significant outdoor storage of trailers. This use is a Conditional Use in the B-2 District, and there is a public hearing tonight for said request. The Applicant has proposed paving the entire site and striped the outside of the parking lanes to ensure adequate space for public safety (e.g. firetrucks) onsite if needed.

Parking
In order to ensure that the site meets the requirements of the City Code, the parking spaces for the trailers be paved and there must be concrete curb and gutter onsite. The Applicant has proposed light duty pavement on the storage spaces and heavy duty pavement on the areas near the service bays, employee parking, and customer parking. Staff does believe this meets the intent of the ordinance. Additionally, in order to keep safe drive aisles for public safety and fire, Staff has recommended that the parking areas are clearly striped and designated from the driving aisles at all times.

Access
The site has direct access onto Highway 10 NW, and there will not be any staging or loading/unloading allowed on Highway 10 NW at any time. Staff has reached out to the MnDOT for comment, who noted required MnDOT permits. MnDOT will need to approve the entrance to the site before final plat approval. The typical threshold for requiring a turn lane is 100 cars per day, according to the MnDOT. MnDOT is currently reviewing the entrance to ensure there is enough space for semi slow-down and turning onsite. The Applicant will need to update plan sheets with any conditions the MnDOT imposes.

Architecture
A proposed architectural rendering is attached to this case; this was not available until the week of June 16, 2019, so the Planning Commission wasn't able to review or comment. Based upon previous industrial buildings in the City (e.g. Bunker Lake Industrial Park), Staff believes there should be additional accents and colors. The Applicant is proposing precast concrete painted tan. There is a blue accent over the door, staff believes this should be extended throughout the building. The north and west elevations have little architectural details.

Planning Commission Meeting
The Planning Commission met on June 6, 2019 and discussed the project. They were generally supportive of the project and passed a variance to allow private utilities onsite. One neighboring business attended and was concerned about the possibility for loading and staging on the shoulder, and stated that the current site poses a hazard with significant use of the shoulder. Staff noted that this would not be allowed at the new location, and isn't allowed at the current location. Staff will be terminating the lease with the property owner for a portion of the current site when they move to the new location. Minutes from the Planning Commission meeting are incorporated for reference.

The Applicant is responsible for all costs associated with this request. The Applicant does currently rent land from the City of Ramsey for their current location, the lease for which will be terminated upon a successful move to the new property and restoration of that site to its previous condition.

The Planning Commission recommended approval of the project.

Motion to Adopt Resolution #19-122 Approving Site Plan, Conditional Use Permit, and Final Plat for M&G Trailer at 9349 Highway 10 NW.