PUBLIC HEARING: Adopt Resolutions #19-100 and #19-122 Related to Site Plan Approval for M&G Trailer at 9349 Highway 10 NW (Project No. 19-116); Case of Stone Construction Inc.

The purpose of this case is to review a proposed site plan, and associated sketch plan, conditional use permit (CUP) and variance request from M&G Trailer (the "Applicant") at 9349 Highway 10 (the "Subject Property") for a service center and outdoor storage of trailers. M&G Trailer is currently located in Ramsey at 7575 Highway 10 NW near the COR and is also leasing land from the City on the adjacent property to the east. The Applicant has a business selling and repairing trailers.  They need a larger location and wish to stay in Ramsey in proximity to Highway 10 NW.

Please note that the application was deemed incomplete due to the lack of a tree inventory. As there are significant trees onsite, a tree inventory is required before any clearing takes place to determine a replacement plan. Staff is moving the application forward through this portion of the review period to keep with the Applicant's timeline, but a tree survey is still required.

The items incorporated into this review include:

1. Site Plan Review
2. Variance Request
3. Conditional Use Permit (CUP) Request
4. Sketch Plan (to replat property)

Notifications of this proposal were sent via Standard US Mail to Property Owners within 700 feet of the Property, as reflected by Anoka County Property Records. A notice was published in the Anoka Union Herald, the City's official newspaper.

Summary
The ~7 acre site is on the western side of Ramsey, directly off Highway 10. The Subject Property is currently zoned B-2 Highway Business and is within the MUSA, though utilities are not near the Subject Property. The site is currently platted as Outlot D of Northfork, and will require replatting into a buildable lot in order to build onsite. For that reason, this review includes the sketch plan and site plan for the building. This is the key time in the process when the Planning Commission can offer input and feedback on the project. The site plan does seem to meet all the requirements of the B-2 Highway Business District, including setbacks, building size, building location, and parking.

Conditional Use
The Applicant is proposing trailer sales and repair with significant outdoor storage of trailers. This use is a Conditional Use in the B-2 District, and although there is not a public hearing for the Conditional Use Permit tonight, Staff would still like feedback from the Planning Commission on the Conditional Use. Staff will hold a public hearing at a future City Council meeting (it was errantly omitted from the Public Hearing notice).

Parking
In order to ensure that the site meets the requirements of the City Code, the parking spaces for the trailers be paved and there must be concrete curb and gutter onsite. The Applicant has proposed light duty pavement on the storage spaces and heavy duty pavement on the areas near the service bays, employee parking, and customer parking. Staff does believe this meets the intent of the ordinance. Additionally, in order to keep safe drive aisles for public safety and fire, Staff has recommended that the parking areas are clearly striped and designated from the driving aisles at all times.

Access
The site has direct access onto Highway 10 NW, and there will not be any staging or loading/unloading allowed on Highway 10 NW at any time. Staff has reached out to the MnDOT for comment, who had no objection to the site plan and noted required MnDOT permits.

Variance
The Planning Commission has the authority to grant variances to individual property owners when there is a unique situation or burden on the property. The Applicant has requested a variance to the requirement to connect to City Utilities and install a private, commercial-grade septic system and well. City Staff will work with the Applicant to make sure that the systems are sized appropriately for the use. When determining if the Planning Commission should grant a variance, there are three key indicators that should be considered.

1. Reasonableness: Variances should only be granted if the use or request is reasonable. Staff does feel that the commercial use is a reasonable use of the property and private utilities are common throughout the area.
2. Uniqueness: Is there something unique about the property that requires the variance request? Staff does feel the property is unique. Though it is in the MUSA district, there are not utilities for the Applicant to connect to at this time. Staff will include the requirement to connect to City Utilities within 2 years of utilities being available to the site as part of the Development Agreement.
3. Character: Would the variance alter the essential character of the locality? No. There are numerous private utilities in the area. The City will make sure the system is a safe system for the commercial use.

The Applicant is responsible for all costs associated with this request. The Applicant does currently rent land from the City of Ramsey for their current location, the lease for which will be terminated upon a successful move to the new property and restoration of that site to its previous condition.

The project requires a direct approval from the Planning Commission for a variance, and a recommendation from the Planning Commission for sketch plan, site plan, and conditional use permit approval.

1. Staff recommends approval of Resolution 19-100 granting a variance for a private, commercial well and septic system on the Subject Property.
2. Staff supports the Planning Commission recommending the City Council adopt Resolution 19-122 granting a Conditional Use Permit and approving the Sketch Plan and Site Plan.

1. Motion to Adopt Resolution 19-100 Granting a Variance from the Requirement for City Utilities on the Subject Property.
2. Motion to Recommend the City Council Adopt Resolution 19-122 Approving a Conditional Use Permit, Site Plan and Sketch Plan for M&G Trailer.