Agenda - Council - 01/08/2019 - Laserfiche WebLink

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Staff attempted to notify all property owners within 350 feet of the Subject Property of the requested Variance and Conditional Use Permit via standard U.S. mail and published the Notice of Public Hearing in the Anoka County UnionHerald. This same process was previously utilized to notify all property owners within 350 feet of the Subject Property of the requested Zoning Amendment. Observations/Alternatives: General Background The Subject Property is zoned R-1 Residential (MUSA). The properties to the west, south and southeast are also zoned R-1 Residential (MUSA) while the properties to the east and north (across Riverdale Drive) are zoned E-1 Employment. The Subject Property is 0.25 acres in size and is currently vacant with the exception of an existing chain link fence. Zoning Amendment The Applicant is seeking this Zoning Amendment to accommodate a potential sale of the Subject Property to Country Side Services of Minnesota, Inc., who desires to utilize it for outdoor storage. Outdoor storage is not permitted in the R-1 Residential District. In the E-1 Employment District, outdoor storage as an accessory use of a property is permitted; however, as the principal use, it would require a Conditional Use Permit. The City Council reviewed the request for the Zoning Amendment at their November 13, 2018 meeting. Council direction to City Staff was to proceed with preparing an ordinance to rezone the Subject Property to E-1 Employment. It was noted that this was not necessarily a desirable parcel for a residential home. Additionally, the Subject Property has historically been classified for tax purposes as Commercial/Industrial. As a transitional parcel between existing residential and existing industrial parcels, the City Council was supportive of the Zoning Amendment if there were additional measures that could help with the transition between uses, such as screening and landscaping. The Planning Commission again reviewed this request on December 6, 2018. After considering feedback from the City Council as well as connecting directly with several adjacent property owners, which had no objection to the request, the Planning Commission supported the requested Zoning Amendment. Comprehensive Plan Amendment Both the 2010 Comprehensive Plan and the draft 2040 Comprehensive Plan guide the Subject Property as Low Density Residential. In order to ensure that both the Zoning Map and Future Land Use Map are compatible, a Comprehensive Plan Amendment will need to be processed to re -guide the Subject Property to Business Park. Conditional Use Permit As part of the Council's initial review, Staff was directed to initiate the process for a Conditional Use Permit for outdoor storage as the principal use on the Subject Property, which, in the E-1 Employment District, is identified as a Conditional Use. Country Side Services of Minnesota, Inc. ("Country Side") has stated that they will install an asphalt entrance (driveway) and pave much of the Subject Property, including installation of curb and gutter as well. They have requested permission to utilize recycled asphalt millings on a portion of the Subject Property, where unloading of heavy equipment and track equipment would occur, to avoid damage to a paved surface. This would meet the requirement for a surface to control dust. A grading and paving plan will need to be provided for review and approval by the City. As previously noted, there is an existing chain link fence around the perimeter of the Subject Property. Country Side has agreed to install a mesh fabric material to the fence that provides some screening from the adjacent residential parcels to the south and west. There is some existing trees/shrubs/vegetation along the southern lot line that provides some screening; however, Country Side has agreed to further enhancements to screening with additional plantings along the western and possibly southern boundaries for screening/buffering of the outdoor storage. A Landscape Plan will need to be provided for review and approval by the City to ensure adequate plantings are proposed. Variance As part of the Council's review, Staff was also directed to initiate the process for consideration of a variance