PUBLIC HEARING: Consider Resolution #19-037 Granting a Conditional Use Permit for Auto Sales at 8000 Highway 10; Case of Druk Auto

The purpose of this case is to consider a request from Druk Auto (the "Applicant") for a Conditional Use Permit (CUP) for auto sales at 8000 Highway 10 NW (the "Subject Property"). The Applicant currently operates in Forest Lake and is wishing to return to Ramsey, where they started their business over a decade ago.  The property is zoned B-2 Highway Business District and is guided for Commercial in the comprehensive plan. Motor vehicle, implement, and recreation equipment sales and service are allowed as a Conditional Use in the B-2 District.

Please note that the application was deemed incomplete, but City Staff has brought forward to the Planning Commission for preliminary review in attempts to stop delay of the purchase agreement between the Applicant and the current landowner.

Staff attempted to notify all property owners within 350 feet of the Subject Property of the requested Conditional Use Permit via standard U.S. mail and published the Notice of Public Hearing in the Anoka County UnionHerald.

Land Use

• Zoned B-2 Highway Business District, Guided Commercial
• Motor vehicle, implement, and recreation equipment sales and service allowed through CUP in B-2 District

West Parking

• Existing site unstriped

Applicant proposal: 12 parking spaces smaller than regulations allow.
Staff recommendation: Restripe to current regulations for customer parking, which would result in approximately 8 - 9 spaces.

Southeast Parking

• Existing site unstriped, not currently used for parking
• Delivery door raised, which could provide opportunity for future ramp into building
• Approximately 55 feet wide and 75 feet of depth (+20 feet of required setback for parking/maneuvering areas)

Applicant proposal: 26 parking spaces smaller than regulations allow.
Staff recommendation: Restripe to current regulations for customer parking, which would only allow one row of parking (18 feet of depth required for a parking stall, standard car length) with a 24 foot drive aisle. Staff anticipates this would only allow 6 parking spaces, but would be willing to allow them to go more narrow than other spaces for staging, which could result in 7 cars.

East Access

• Door is approximately 16.5 feet from lot line
• Drainge and utility easement of 10 feet on both sides of lot line
• Leaves approximately 6.5 feet for paving/maneuvering of vehicles

Applicant proposal: Drive cars on grass to driveway, then into the building.
Staff recommendation: Close east access and resod or pave appropriately and secure cross access easement.

Indoor

• Currently vacant building previously used for furniture mart
• Space does have customer bathrooms, but staff does not have information on where bathrooms are

Applicant proposal: 24 indoor staging spaces and southeastern area reserved for employee parking. Applicant proposes that employees drive across grass on eastern lot line into building each day and remove at end of each day. All cars would be brought into the building via the eastern door and across grass.
Staff recommendation: Work with Fire Marshal to ensure safe exits, Staff anticipates approximately 20-24 cars could be staged indoors. Staff does not support indoor showroom as currently proposed as there is no way to get into the building without driving across grass and drainage/utility easement or through neighboring property. Staff would support a ramp into the building or widening of existing entrance to get into building. Staff does not support maneuvering on grass as a long-term solution.

Armstrong Vacation

• The applicant has requested that the City vacate Armstrong Boulevard (cul-de-sac) in this area
• Staff has not received the necessary information to move forward with that request, and needs to coordinate with additonal departments and property owners, but wanted to bring forward as a preliminary, high-level request to the Planning Commission. It should be noted that if the cul-de-sac were vacated, the Applicant would only be entitled to half; the adjacent property entitled to the other half. Further more, using the cul-de-sac as a private parking lot could be confusing to motorists.

Applicant proposal: City vacates cul-de-sac and property closes off portion of entrance (see applicant site plan). Applicant stages cars on cul-de-sac.
Staff recommendation: Staff does not support vacation of the cul-de-sac at this time; there is additional research that needs to be done and additional information is needed from the Applicant. Staff would not support staging on the cul-de-sac as is, but coud support the applicant repaving and expanding their exisiting (west) parking lot.

The Applicant is responsible for all costs associated with review.

Alternative 1: Motion to recommend the City Council adopts Resolution 19-037 granting a Conditional Use Permit for Auto Sales at 8000 Highway 10 NW contingent upon submittal of an UPDATED site plan by the Applicant addressing the issues raised in this case.

Alternative 2: Motion to Recommend the City Council denies request.

Alternative 3: Table the request until the March 2019 Planning Commission meeting and request additional information from the Applicant on site design in order to consider vacation request together with Conditional Use Permit review.

Due to the incomplete nature of the application, staff could support any of the above listed alternatives.

Motion to recommend the City Council adopts Resolution 19-037 granting a Conditional Use Permit for Auto Sales at 8000 Highway 10 NW contingent upon submittal of an UPDATED site plan addressing the issues raised in this case.