Agenda - Planning Commission - 02/02/2017

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Regular Planning Commission Meeting Date: 02/02/2017 Submitted For: Tim Gladhill, Community Development By: Eric Maass, Community Development Information 5. 1. Title: PUBLIC HEARING: Consider Request for Zoning Amendment, Comp Plan Amendment, Site Plan and Variance for Regency Commons (Project No. 16-108); Case of National Self Storage, LLC Purpose/Background: The City has received an application for approval of a Zoning Amendment, Comprehensive Plan Amendment, Site Plan, Variance, Preliminary Plat and Final Plat approval for Regency Commons. The project proposes to consolidate PID #s 27-32-25-22-0006, 27-32-25-22-0003, and 27-32-25-22-0002 (combined, the "Subject Property") into two (2) lots, one of which would be developed with a self -storage facility and the second would be available for future commercial development. The Planning Commission previously review the Sketch Plan for this project in November of 2016. Notification: City Staff attempted to notify all property owners within 700 feet of the Subject Property of the request via U.S. mail and published a notice of public hearing in the Anoka Union Herald, the City's official newspaper. Observations/Alternatives: The proposed project is generally consist with the Zoning and Future Land Use maps; however, due to the consolidation of three (3) lots into two (2), the realigned property boundaries result in the need for the Zoning Amendment and Comprehensive Plan Amendment. The proposed self -storage facility is designed with exterior materials that are consistent with the E-1 Employment District standards and it also complies with the building coverage and height standards as well. The proposed improvements appear to comply with all other E-1 Employment District standards; the requested variance is to an overlay district standard. The requested variance is to deviate from the impervious surface limitation in the Shoreland Overlay District, which is restricted to twenty-five percent (25%). In reviewing the Subject Property, only the eastern edge is within this overlay district and, other than a short extension of 148th Ave, the majority of this overlay area is serving as a landscape buffer from the adjacent residential parcels and thus, will remain as pervious. So, while the overall site exceeds the 25% restriction on impervious surfacing, the portion within this boundary will be well below that threshold. The Preliminary and Final Plats also appear to meet the minimum bulk standards for both the E-1 Employment District and the B-1 Business District. Any necessary revisions are outlined in the Staff Review Letter. As had been discussed at the November Planning Commission meeting, the Applicant has provided a Landscape Plan that shows a bermed, landscaped bufferyard along the eastern boundary. There are three (3) different species of evergreen trees proposed within this area, with deciduous trees mixed in, which should provide a good buffer between the two uses. The Engineering Department is in the process of reviewing the grading, drainage, erosion control, utility, and street plans and will provide a separate addendum to the Staff Review Letter with any necessary corrections/revisions to the plan set. City Staff did meet with the Applicant shortly after the November Planning Commission meeting to discuss alternatives for 148th Ave. The Public Works Superintendent agreed to eliminate the requirement for a cul-de-sac