Agenda - Council - 04/22/2014 - Laserfiche WebLink

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CC Regular Session 4. 3. Meeting Date: 04/22/2014 By: Chris Anderson, Community Development Information Title Consider Request for an Interim Use Permit to Utilize an Alternative Surface for Expansion of Outdoor Sales/Display Area at 7575 Highway 10 NW & the Adjacent Vacant Parcel to the East; Case of M & G Trailer Sales and Service Purpose/Background: M & G Trailer Sales and Service desires to expand their outdoor sales/display area to accommodate a larger inventory of trailers. Presently, they are at maximum capacity for display within their existing parking lot at 7575 Highway 10 NW and would like to expand to the east onto a vacant parcel owned by the City (collectively referred to as the "Subject Property"). Thus, they have applied for an Interim Use Permit (IUP) to expand their display area to the east utilizing Class V gravel rather than asphalt or concrete. Use of an alternative surfacing material is permissible with the issuance of an Interim Use Permit. Notification: Staff attempted to notify all Property Owners within 350 feet of the Public Hearing. A Public Notice was also advertised in the Anoka UnionHerald, the City's official newspaper. Observations/Alternatives: The Subject Property is located in the H-1 Highway 10 Business District. In September of 2013, an amendment to the commercial/industrial off-street parking standards related to the Highway 10 Official Map Area (as well as a few other defined areas related to future transportation improvements) became effective, which allowed for the use of alternative surfaces under certain conditions. Alternative surfaces can only be used to expand existing parking lots and can only be for the display of merchandise; primary parking for customers and employees must still comply with the standards of the underlying zoning district. The alternative surfacing must maintain a minimum setback of five (5) feet from any stormwater pond and at least twenty (20) feet from public road rights of way (standard greenspace requirement), and finally, the alternative surface must be screened from view at ground level from public rights of way and adjacent properties. The proposed expansion of surfacing will extend from the eastern edge of the applicant's parking lot east onto the adjacent, vacant property, which is owned by the City. The surfacing will consist of two (2) inches of Class V gravel material that will cover approximately 40,000 square feet. The applicant is proposing to maintain a twenty (20) foot greenspace area along Highway 10 right of way, matching the existing greenspace provided on the applicant's property, and also will retain twenty (20) feet of greenspace along the northern edge (adjacent to the BNSF right of way) as well. This is to ensure that the disturbed area remains below one (1) acre, thus avoiding the need to obtain a Lower Rum River Water Management Organization permit. The site drawing indicates that evergreen shrubs will be installed within the greenspace area adjacent to the public road right of way for screening purposes. The applicant has submitted existing and proposed elevation data needed to determine stormwater impacts. The two (2) greenspace corridors along the public road right of way and the BNSF right of way should provide the necessary volume reduction and attenuation, thus additional stormwater ponding is not necessary. The majority of the expansion area will be on a parcel owned by the City. Therefore, the applicant is also working with City Staff on a lease agreement for use of this land. A lease agreement has been drafted and is on this