Introduce Ordinance #17-05 Approving a Zoning Amendment for Regency Commons (Project No. 16-108); Case of National Self Storage LLC

The City has received an application for approval of a Zoning Amendment for Regency Commons.  The project proposes to consolidate PID #s 27-32-25-22-0006, 27-32-25-22-0003, and 27-32-25-22-0002 (combined, the "Subject Property") into two (2) lots, one of which would be developed with a self-storage facility and the second would be available for future commercial development. The Planning Commission previously reviewed the Sketch Plan for this project in November of 2016 and reviewed the above identified application at its February 2, 2017 meeting.  The Planning Commission recommended approval of the requested Zoning Amendment as presented.
 

City Staff attempted to notify all property owners within 700 feet of the Subject Property of the request via U.S. mail and published a notice of public hearing in the Anoka Union Herald, the City's official newspaper.

The proposed project is generally consistent with the Zoning and Future Land Use maps; however, due to the consolidation of three (3) lots into two (2), the realigned property boundaries result in the need for the Zoning Amendment. The proposed self-storage facility is designed with exterior materials that are consistent with the E-1 Employment District standards and it also complies with the building coverage and height standards as well.  The proposed improvements appear to comply with all other E-1 Employment District standards.

The Planning Commission held a Public Hearing on the request at their February meeting.  There were no written comments received.  However, an adjacent property owner had expressed concern about the status of existing trees on the proposed Lot 2 (future development site) and his desire to have those retained at least until such time that development of that lot occurred.  There was no objection raised regarding the requested zoning amendment.

Staff is advancing the Introduction of the Ordinance to maintain the project review schedule. The full site plan review will be forwarded at a later date, tentatively scheduled for February 28.

Alternative 1: Introduce Ordinance #17-05 to rezone the Subject Property to E-1 Employment and B-1 Business as requested. The proposed project appears to comply with the bulk standards in E-1 and B-1 zoning districts and the rezoning request is due to a realignment of property boundaries rather than a proposed inconsistent use.  The Applicant appears to have incorporated comments received during the Sketch Plan review into the plan set.  Staff is supportive of this alternative contingent upon compliance with the Staff Review Letter.

Alternative 2: Do not Introduce Ordinance #17-05 to rezone the Subject Property.  As previously noted, the proposed project appears consistent with provisions of City Code (with any necessary revisions outlined in the Staff Review Letter) and it appears that the Applicant attempted to address comments by the Planning Commission during review of the Sketch Plan.  Staff does not support this alternative.

All costs associated with this request are the responsibility of the Applicant.

The Planning Commission recommends introducing Ordinance #17-05 to rezone the Subject Property to E-1 Employment District and B-1 Business District.

Motion to introduce Ordinance #17-05 to adjust zoning district boundaries on the Subject Property to E-1 Employment District and B-1 Business District contingent upon compliance with the Staff Review Letter.