Adopt Resolution #19-156 Approving Development Agreement for M&G Trailer at 9349 Highway 10 NW (Project No. 19-116); Case of Stone Construction Inc. and M&G Trailer

The purpose of this case is to review the Development Agreement for M&G Trailer (the "Applicant") at 9349 Highway 10 (the "Subject Property"). 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. The items approved contingent upon this Development Agreement were: Site Plan Review, Conditional Use Permit (CUP) Request, 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. The City Council approved the CUP, Site Plan and Final Plat at their June 25, 2019 meeting.

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. A public hearing was held at the June 25, 2019 City Council meeting for the Conditional Use Permit. This current meeting does not require notification.

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 was approved by the City Council and met all the requirements of the B-2 Highway Business District, including setbacks and building size. There were a few outstanding site plan modifications that need to be changed, but Staff will handle those changes administratively, as typical with these situations.

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. The City Council granted a CUP contingent upon this Development Agreement, which requires a connection to City Utilities if available in the future.

Parking and Access
The Site Plan was approved contingent upon MnDOT final approval and requiring the parking areas are clearly striped and designated from the driving aisles at all times. The parking directly adjacent to the entrance will need to be removed.

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.

Adopt Resolution #19-156 Approving Development Agreement for M&G Trailer at 9349 Highway 10 NW (Project No. 19-116); Case of Stone Construction Inc. and M&G Trailer.