PUBLIC HEARING: Consider Request for an Amended Conditional Use Permit for Motor Vehicle Sales on the Property Located at 7820 Riverdale Dr NW; Case of Bethel Properties, LLC (Project #16-59)

A Conditional Use Permit for motor vehicle sales on the property located at 7820 Riverdale Dr NW (the "Subject Property") was approved by the City on June 25, 2013.  Bethel Properties, LLC (the "Applicant") has submitted an application for an amendment to that Conditional Use Permit to expand the parking area for motor vehicle sales on the Subject Property.

Staff attempted to notify all Property Owners within a 350 foot radius of the Properties of the Public Hearing via Standard US Mail. The Public Hearing was also published in the City's official newsletter, the Anoka County Union Herald.

The Subject Property was originally developed with a private well and septic system.  However, as a result of the Riverdale Drive extension project, the Applicant connected to municipal water and sanitary sewer services and has properly abandoned the septic system.  The abandonment of the septic system provided the Applicant with additional space to expand the surface parking to accommodate more vehicle display area, which in turn, would allow the Applicant to market more office spaces for prospective tenants.  The driver behind the parking lot expansion is the State of Minnesota (Minnesota Department of Public Safety - Driver and Vehicle Services) requirement that all motor vehicle dealers to have a minimum of five (5) dedicated parking stalls in order to obtain the required Minnesota Vehicle Dealer License.
  
The Applicant also owns the adjacent parcel to the west and was granted a Conditional Use Permit for motor vehicle sales on that parcel as well.  The Applicant's business model is tailored to smaller motor vehicle dealers and start-ups that don't have large inventories of vehicles.  The Applicant has noted that oftentimes, his tenants may only have one (1) or two (2) vehicles displayed at any given time, but due to the State requirement for five (5) dedicated stalls, he could not lease out additional office space until he could expand the parking lot.

The Applicant has provided a Site Plan detailing the proposed expansion as well as stormwater calculations.  The are some deficiencies in the Site Plan that must be addressed primarily focused on parking stall and aisle dimensions and required landscaping.  City Code Section 117-356 (Commercial and Industrial Off-Street Parking) requires stall widths of nine (9) feet, varied depths depending on the orientation/angle of the stall (seventeen feet [17'] for 45 and 60 degree angled stalls and eighteen feet [18'] for 90 degree stalls), drive aisle widths again dependent on the orientation/angle of the parking stall. 

The majority of the stall widths are shown at seven (7) feet, with a few measuring at six (6) feet wide.  There are at least three (3) rows of stalls, totaling fifty-five (55) stalls) that are not served by a drive-aisle at all.  Additionally, there is not twenty-four feet (24') feet of space between the first row of stalls and the east wall of the building. Secondly, along the northern most line of stalls, where the angled stalls meet the 90 degree stalls, there is a pinch point that does not provide for adequate drive-aisle space. Stalls may not be double or triple stacked and all stalls must be served by a drive aisle. This will require a significant reconfiguration of the parking stall striping plan.

The submittal is deficient of any proposed landscaping.  City Code requires the planting of one (1) overstory tree for every ten (10) parking stalls.  These plantings shall be internal to the parking lot (or directly adjacent to it).  Additionally, the Subject Property is adjacent to residentially zoned parcels to the south and thus, a bufferyard area is required with additional plantings.  As part of the approval of the original Conditional Use Permit, coniferous trees were installed.  However, with the expansion of the parking area, this triggers the need for additional plantings to provide screening and a buffer between the differing uses.

A majority of the parking expansion will be utilized by future motor vehicle dealer tenants of the adjacent parcel at 7850 Riverdale Drive.  The expansion includes creating an internal shared access between the Subject Property and the adjacent lot to the west.  While Staff is not opposed to this connection, it will require the recording of a Cross Access Easement against both properties.

Alternatives

Alternative #1: Adopt Resolutions #16-04-069 and #16-04-070 approving the request for an amended Conditional Use Permit contingent upon compliance with the Staff Review Letter dated April 1, 2016.  Staff is not opposed to the requested amendment as long as the modifications outlined in the Staff Review Letter are incorporated into the Site Plan.  Staff supports this alternative.

Alternative #2: Adopt modified versions of Resolutions #16-04-069 and #16-04-070.  Modifications could include requiring striping of the entire site, not just the dedicated customer stalls, alternative screening (such as a privacy fence), and/or other items based on discussion.

Alternative #3: Do not approve the request for an amended Conditional Use Permit.  The current use of the Subject Property is authorized through an existing Conditional Use Permit.  The proposed expansion is acceptable as long as it is in accordance with the provisions of City Code.  Staff does not support this alternative.

All costs associated with this request are the Applicant's responsibility.

City Staff recommends approval of the amended Conditional Use Permit contingent on compliance with the Staff Review Letter dated April 1, 2016.

Motion to recommend City Council approve Resolutions #16-04-069 and #16-04-070 granting an amended Conditional Use Permit to Bethel Properties, LLC, contingent on compliance with the Staff Review Letter dated April 1, 2016.