PUBLIC HEARING: Review Site Plan, Preliminary Plat and Conditional Use Permit for Motor Vehicle Sales and Repair Facility Expansion (Project #18-126); Case of Lazydays RV

The purpose of this case is to review an application received by Lazydays RV ("the Applicant') for a Site Plan, Preliminary Plat, and Conditional Use Permit on the property located at PID 29-32-25-13-0007, legally described as Outlot A, Alpaca Estates 4th Addition ("the Subject Property"). The proposed building is located in the B-2 Business District and would include one (1) 1-story building which would have twenty (20) service bays to be used for motor vehicle, implement, and recreation equipment sales and service. The Subject Property is approximately 9.38 acres.

The site is currently owned by Shorewood RV. Lazydays RV is in the process of acquiring Shorewood RV and planning an expansion for a new maintenance facility.

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

Zoning
The Subject Property is zoned B-2 Highway Business District which allows for motor vehicle, implement, and recreation equipment sales and service facilities as a conditional use. The applicant has submitted a Conditional Use Permit for this use. The Site Plan, Preliminary Plat and Final Plat presented to the City generally appears to adhere to the B-2 guidelines. 

Setbacks and Standards
The proposed site plan, preliminary plat and final plat meets the B-2 Zoning setback requirements.

Utility Plan
The Applicant has provided a utility plan that is not complete as it does not provide detail regarding the proposed septic system. Given that the use of a septic system in this location would require a variance to City Code, the lack of a detailed utility plan has rendered this application incomplete. City Staff is supportive of approving the Preliminary Plat with the condition that the connection to City Sanitary Sewer and Water is made.

Fire Suppression
The Applicant has not identified a Fire Suppression System for the proposed building on the Subject Property. The City Fire Department has reviewed the case and has noted that The Applicant will need to work with a Fire Protection Engineer to identify what type of Fire Suppression system would be needed as well at what sized tanks and fire pumps will be required. These tanks will need to be buried underground to prevent from freezing and cannot be paved or driven over, room for these tanks is not indicated on the site plan.

Hazardous Waste Disposal
The Applicant has not supplied detailed plans for how to address the disposal of hazardous waste which will be created from the service bays. If a private septic system is used, the Applicant must address how where hazardous waste will be stored as it cannot be put into the septic system. If the connection to City Sanitary Sewer and Water is made, the installation of a flammable waste trap can be used and waste from the service bays can be drained into the City Sanitary Sewer. The City Building Department believes this would be a compelling reason for the Subject Property to be connected to City Sanitary Sewer and Water.

Conditional Use Permit Application
The Applicant has applied for a Conditional Use Permit (CUP) to allow for motor vehicle, implement, and recreation equipment sales and service. This use would be an expansion of the existing use of the property to the North of the Subject Property (8390 Highway 10 NW), which is classified as Lawful, Non-Conforming. The proposed use would expand the existing service center from 10 services bays to 30 bays. The proposed building on the Subject Property will have a customer service and waiting area, part warehouse, receiving dock and additional office space. The Applicant plans to have approximately 30 staff working out of the proposed building on the Subject Property which would be a combination of service managers, service technicians, warehousing and customer service. The Site Plan also indicates an area on the Subject Property to be reserved for a potential future expansion. With the issuance of the CUP, The Applicant acknowledges the forfeiture of any rights associated with the previous legal, non-conforming status of the Subject Property and 8390 Highway 10 NW. CUP Staff recommends approving the Conditional Use Permit with the condition that a connection to City Storm Sewer and Water is made.

Alternatives:

Alternative 1: Recommend City Council approve a Conditional Use Permit to allow for motor vehicle, implement, and recreation equipment sales and service as well as approval of the Site Plan and Preliminary Plat for the Subject Property with the condition that the connection to City Sanitary Sewer and Water is made (Resolution #18-162). The proposed use would be an expansion of the existing legal, non-conforming use which is a reasonable use of the property. Based on the needs of the proposed use, Staff reccomends that the connection to City Sanitary Sewer and Water is made and that plans are corrected to reflect this and all other staff comments.

Alternative 2: Recommend City Council deny the application for a Conditional Use Permit to allow for motor vehicle, implement, and recreation equipment sales and service as well as approval of the Site Plan/Preliminary Plat/Final Plat for the Subject Property. Given the existing legal, non-conforming business it would be reasonable to allow expansion of the business on the Subject Property. Staff does not support this alternative.

The applicant is responsible for all costs associated with review.

Staff recommends approval of a Conditional Use Permit (CUP) for motor vehicle, implement, and recreation equipment sales and service as well as approval of the Site Plan and Preliminary Plat for the Subject Property with the condition that the connection to City Sanitary Sewer and Water is made. 

Motion to recommend City Council adopt Resolution #18-162 approving a Conditional Use Permit (CUP), Site Plan, and Preliminary Plat for Lazydays RV, contingent upon revising the utility plans to include a connection connection to City Sanitary Sewer and Water is made and subject to the final review by the City Engineer.