Agenda - Planning Commission - 04/03/2014

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Regular Planning Commission 5. 2. Meeting Date: 04/03/2014 By: Chris Anderson, Community Development Information Title: PUBLIC HEARING: 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 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 completely 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, matching the existing greenspace provided on the applicant's property, and also will retain twenty (20) feet of greenspace along the northern edge 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 also indicates that seventeen (17) arborvitae shrubs will be installed in two (2) staggered rows within the greenspace along Highway 10 to provide screening of the alternative surfacing. However, the applicant has acknowledged that an alternative evergreen species may be used and the screening may also be partially accomplished through other landscaping techniques as well. The applicant will need to provide additional details to the City prior to City Council consideration. Specifically, existing and proposed grades/elevations need to be provided for review and approval to fully understand where stormwater runoff will be directed. The applicant is aware of this requirement. The Interim Use Permit, as drafted, is for the full duration of five (5) years. The City Council does have the