Agenda - Planning Commission - 09/28/2023

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6. 2. Regular Planning Commission Meeting Date: 09/28/2023 Primary Strategic Plan Initiative: Promote economic growth and development. Information Title: PUBLIC HEARING: Consider a Site Plan and Conditional Use Permit from Dehn Oil at 6651 141st Avenue NW Purpose/Background: The City has received an application for a Site Plan and Conditional Use Permit from Dehn Oil (the "Applicant") to construct above ground fuel tank storage, an access road, and a paved storage area at 6651 141st Avenue NW (the "Subject Property"). The Applicant is a wholesale marketer of refined products and renewable fuels, and supplies and delivers services for unbranded and branded gasoline, diesel fuel, bio-diesel, gasoline with ethanol, and a full line of lubricants. The Applicant recently purchased the Subject Property to expand their business operations. Notification: Staff attempted to notify property owners within 350 feet of the Subject Property, as reflected in the Anoka County Property Records, of the request for Conditional Use Permit consideration and the Public Hearing to be held by the Planning Commission on September 13, 2023. A notice of the Public Hearing was published in the Anoka County UnionHerald, the City's official newspaper. A proposed development sign was placed on the property. Time Frame/Observations/Alternatives: Subject Property The Subject Property is located along the north side of 141st Avenue NW, between Ebony Street NW and Basalt Street NW, and is approximately 10.18 acres in size. It is zoned E-2, Employment District, and is guided as Business Park. The construction, storage, and operation of above -ground fuel tanks, both empty and full, are classified as Open and Outdoor Storage as a Principal Use, which is a Conditional Use in this zoning district. The Subject Property abuts employment zoned property to the west and north, PUD zoned property to the east, which is designated for employment land use, and is across 141st Avenue NW from employment zoned property. The Subject Property itself is currently used for industrial businesses. Existing Site Conditions The existing building is occupied by several industrial -use tenants. The Applicant's office is located on the adjacent property to the west. The Applicant uses the rear yard of the Subject Property for outdoor storage and processing of demolition concrete and bituminous, as allowed by the existing CUP #12-05-070, adopted by City Council on May 22nd, 2012. Additionally, the rear yard is currently being used for the storage of vehicles, both operable and inoperable, and the storage of various items related to the Applicant's business. There is a storm water detention basin located at the far north end of the Subject Property; no work will take place within the basin. The above -ground fuel tanks were installed prior to the Applicant becoming aware of the City's permitting requirements for such equipment. Upon discovering the tanks, Staff instructed the Applicant to apply for a CUP to allow for the site to be brought back into compliance followed by the appropriate Fire permits. Proposed Use The Applicant is proposing the construction of above -ground fuel tank storage, two above -ground supply tanks, an access road, and a paved storage area in the rear yard of the Subject Property to accommodate their business