Agenda - Planning Commission - 03/28/2024

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6. 1. Regular Planning Commission Meeting Date: 03/28/2024 Primary Strategic Plan Initiative: Information Title: PUBLIC HEARING: Consider a Site Plan, Variance, and Conditional Use Permit for a Proposed Automotive Repair Shop at 5195 142nd Avenue Purpose/Background: The City has received an application from Complete Auto Service Ramsey Inc. (the "Applicant") for a Site Plan and Conditional Use Permit for a proposed automotive repair shop located at 5195 142nd Avenue NW (the "Subject Property"). After initial review of the plans, Staff determined that a variance would also be necessary, as the proposed impervious surface coverage exceeds the thirty percent (30%) site coverage allowed under the Scenic River Protection Overlay District. Notification: City Staff attempted to notify all property owners within 350 feet of the Subject Property, according to Anoka County's property records, via standard U.S. mail, of the Public Hearing on March 28, 2024. A notice of the Public Hearing was also published in the City's official newspaper, the Anoka Union Herald. Finally, a "Proposed Development Action" sign was also placed on the Subject Property. Time Frame/Observations/Alternatives: General Background The Subject Property, which used to have a gas station on it, is approximately one (1) acre in size, is zoned B-2 Community Business District, and is guided as Commercial in the 2040 Comprehensive Plan. Motor vehicle repair is a Conditional Use in this zoning district. A Conditional Use is a permitted use that the City can attach reasonable conditions to in the form of a Conditional Use Permit. The Subject Property is not only within a Drinking Water Supply Management Area (DWSMA), but also within a ten (10) year capture zone, which means that stormwater infiltration is not permitted. Due to the Subject Property abutting Highway 47, as a courtesy, Staff sent the Site Plan to MNDOT for any potential comments. Furthermore, Staff also sent the Site Plan to the MN DNR for comments related to the variance aspect of the project. Site Plan The Site Plan proposes a new building that is a little less than 10,000 square feet in size. Building height would be approximately twenty-five (25) feet. There would be thirteen (13) bays within the building for vehicle service (services such as oil changes, tires, brake repairs, etc. but it does not include body work) and four (4) overhead doors. The exterior finish of the building will consist of Nichiha block, integral color rock face block, integral color smooth block, and will also include refinished metal canopies over the entrance. There are forty-seven parking stalls identified on the Site Plan, with nineteen (19) of them within a fenced -in area. This is where the vehicles awaiting service would be parked. City Code requires one (1) stall for every three (3) enclosed bays, plus one (1) stall for each full-time employee. The proposed building meets or exceeds the required setbacks from all property boundaries. The Site Plan also includes a proposed privacy fence that would provide some screening of the parking lot from the residential properties on the east side of Xkimo Street. Staff has recommended that the Applicant shift the privacy fence closer to the parking lot and to install the