Adopt Resolution #23-090 for a Site Plan Review for Building and Site Improvements at 7255 Hwy 10 NW.

The Planning Commission unanimously recommended approval of the proposal at its meeting on April 27, 2003. 

Ferrellgas is currently zoned H-1, Highway Business district.  The site is being used for the retail sales and distribution of fuel gases.  The upcoming Highway 10 reconstruction project will have significant impacts on the site.  The new frontage road will require the existing principal structure in the southeastern part of the site to be removed.  Ferrellgas representatives are working with the Anoka County Highway Department on a partial acquisition of the property.  A new building and customer parking lot is proposed to be constructed along the southwestern portion of the property.  

Notification was sent to property owners within 350 feet of the site.  

Building Design
The proposed 2,000-square-foot structure will house the office and customer functions and will have a garage to store equipment and vehicles.  The proposed building is roughly the same size and shape as the existing building.  The proposed building will be constructed using a concrete masonry unit in two different colors and it will have substantial windows.  The structure will have a gabled roof with asphalt shingles. 

Access
The site currently has direct access to westbound Highway 10.  After the road construction project, a new frontage road will provide access to the remaining businesses along the north side of Highway 10.  The frontage road will connect to an elevated roundabout at Ramsey Bouveard.  As the frontage road extends westward, it comes down in elevation and makes an "S" curve.  The curve impacts the current access point prohibiting it from being used.  The new access to the site will be towards the western side of the property as the frontage road nears existing grade.  

Parking
A new paved parking lot will be constructed next to the building.  This parking lot will have five spaces, all expected for customer use.  The existing yard consists of a class-V gravel surface and is where employee and company vehicles park currently.  

Outdoor Storage 
The site has a lot of outdoor storage of tanks and equipment.  Most of the yard not impacted by the new construction will remain in place.  The H-1 requirements state that storage yards must be located in the side or rear yard of the building and are screened.  The proposed fenceline fills gaps in the existing fenceline that were created from the removal of the old building and then ties into the new parking lot area.  The fenceline is being considered a legal nonconformity created by a public action (City Code Section 117-57(c)) and may remain.  

Landscaping and Screening
The applicant submitted a landscape plan though it lacks some information.  The existing yard area is partially screened using columnar arborvitae.  The existing site also has some overstory trees in the front.  The trees will be removed with construction and the applicant is intending to replant trees, though the species is not noted on the plans.  Additional arborvitae will be plated to continue the screening method currently used.  Adequate topsoil and groundcover need to be installed for all disturbed areas.  

Lighting
The plans submitted show freestanding lighting in a portion of the yard.  The applicant has stated that there will be building-mounted lighting for the parking area.  No cut sheets of the proposed fixtures were provided.  All fixtures must be downcast and shielded to prevent views of the light source from off site.  This will be verified at the time of building permit.

Utilities
The site is currently served by private utility systems that will be removed with the road project.  A new well and septic system will be installed near the new building.  There are no municipal utilities available to the site nor will they be extended with the road project.  

Storm Water Management
The site currently has a basin at the northwest corner of the site that is collecting storm water.  A storm pipe is being added to help move storm water away from the parking lot.  

Phasing
It should be noted that the project will be phased in as highway and frontage road construction occurs.  The new building will be constructed first with a driveway connection between the existing parking lot and the new parking lot.  Then, Ferrellgas will move into their new building followed by the old building being removed.  As the frontage road is constructed, access to the parking lot may alternate between the existing and the proposed driveways.  Once the frontage road is complete, access will be provided exclusively from the new driveway and the old driveway and parking lot will be removed.  The phasing is being done to minimize disruptions to the site.  

The applicant is responsible for all costs associated with this review.  The applicant is working with Anoka County as part of the property acquisition process to cover their costs.  

Planning Commission Recommendation:  The Planning Commission unanimously recommended approval of the proposal at its meeting on April 27, 2023.
Staff Recommendation: Recommend approval of Resolution #23-090 for a Site Plan Review for a building and site improvements at 7255 Hwy 10 NW.

Other Alternatives:
1. Approval of the Site Plan Review with any modifications the Council would like.
2. Deny the Site Plan Review based on certain findings.  

Motion to adopt Resolution #23-090 for a Site Plan Review for a building and site improvements at 7255 Hwy 10 NW.