Agenda - Planning Commission - 01/25/2024

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south of the Subject Property to improve multimodal connectivity in the area. Variance As noted above, a significant portion of the Sub j ect Property is located within the Rum River Wild and Scenic Overlay District. The purpose of this overlay district is to control bluff land and river land development in order to protect and preserve the outstanding scenic,recreational, natural,historical, and scenic values of the Rum River in Ramsey, in a manner consistent with Minn. Stats. §§ 103F.301 103F.345.84, Minn. Rules pts. 6105.0010 6105.0250, 6105.1400 6105.1500. The overlay district has several bulk regulations that apply to the Subj ect Property, including the following: •Minimum lot size; •Minimum building and parking setbacks from ordinary high water level; •Building setbacks from public rights-of-way; •Maximum structure height, and; •Maximum total area of all impervious surfaces on the lot. The applicant is seeking a variance to the maximum total area of all impervious surfaces on the Subject Property, which is thirty percent(30%). The submitted plans propose fifty-two percent(52%) of the Subject Property as hardcover or impervious surfacing. Since the Rum River Wild and Scenic Overlay District boundary splits the property,the applicant submitted separate calculations for each portion of the property. These calculations show fifty-eight percent(58%) of the property within the overlay as impervious surfacing, compared to thirteen percent (13%) of the property outside the overlay as impervious surfacing. Variances to the impervious surfacing regulations of the Rum River Wild and Scenic Overlay District have been granted to several properties along St. Francis Boulevard over the years. These include the following: •The former BP Amoco site(5195 142nd Ave NW)was granted a variance in April 1988 to allow up to fifty-eight percent(58%) impervious lot coverage. •Ramsey Office Park(14245 St. Francis Blvd NW, immediately south of the Subject Property)was granted a variance in January 2005 to allow up to fifty-five percent(55%) impervious lot coverage. •Rum River Wine & Spirits (now known as Top Ten Liquors) (14107 St. Francis Blvd NW)was granted a variance in November 2006 to allow up to eighty-three percent(83%) impervious lot coverage. The Applicant's requested variance is in alignment with these variances. Additionally, the subject property is more than 900 feet from the Rum River,which lessens the proposed development's impact upon the river itself. As part of the application review, a copy of the Applicant's plans was sent to MN DNR and MnDOT for their reviews. Neither agency had comments on the plans or proposed development. Three Factor Test Per State Statute, a variance can be issued if zoning provisions result in practical difficulties for a property owner. This includes reasonableness,uniqueness, and essential character. •Reasonableness: Impervious surfacing is an essential component of land development. The subject property has been vacant since it was last platted in 1993, and is set aside for commercial land use. Several neighboring properties have received similar variances to the overlay district's impervious surfacing regulations to accommodate commercial development of a similar scale. •Uniqueness: The Subj ect Property is unique in that roughly two-thirds of the lot is within the Rum River Wild and Scenic Overlay District,while the westernmost one-third of the lot is not within the overlay. The Subject Property is more than 900 feet from the Rum River, so any development on the Subject Property would likely have a lesser impact on the river itself. Additionally,there is a paved driveway that encroaches onto the Subject Property's southern edge to provide access to Ramsey Office Park. This driveway increases the impervious surfacing coverage of the lot. •Essential Character: The Subj ect Property and neighboring properties are zoned and guided for commercial land use. Thus, a commercial development on the Subject Property meets the essential character of the neighborhood. Additional Considerations With the adoption of the new zoning code, a formal Site Plan Review is not required for this case, as the Subject