Adopt Resolution #19-174 Approving Development Agreement for M&G Trailer at 9387 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 9387 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.

Key Talking Points for this case include the following.

• Final numbers for sureties, site improvement inspection fees, and warranties for site improvements
• Confirming Staff Recommendation on modifications to proposed driveway (widen)
• Final Approval of Building Elevations

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. The City Council approved the previous Development Agreement at their July 9, 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.

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. Based on concerns raised at the Planning Commission Meeting and past experience with M & G's existing operations, Staff recommends slight modifications to the driveway access to the site by widening the entrance and allowing for better truck maneuvering. There is more than ample space to accomplish this task, and the Planning Commission would recommend erring on the side of caution to ensure that there are no conflicts with vehicular movements. 

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.

Architecture
The Applicant has already purchased precast concrete panels for the building; the City Code allows precast concrete panels with texturization and accent colors. Since Staff cannot fully determine the final finish of the precast units, Staff had recommended minor color variation in the panels similar to similar recent buildings. However, the Applicant has been unwilling to make any additional changes or provide additional materials. If the City Council is fine with the current proposal, it can approve at this time. However, Staff does believe that a very slight color variation could close the loop on zoning review and improve the aesthetics of the building. That being said, Staff would not recommend this item alone get in the way of final approval. 

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 #19-174 Approving Amended Development Agreement for M&G Trailer at 9387 Highway 10 NW, contingent upon final review by the City Engineer and City Attorney as well as modifying the site plan to widen the driveway access.