Agenda - Planning Commission - 10/02/2025

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6. 1. Regular Planning Commission Meeting Date: 10/02/2025 Primary Strategic Plan Initiative: Promote economic growth and development. Information Title: PUBLIC HEARING: Consider a Request for a Variance to Impervious Coverage at 6151 140th Avenue NW (Project No. 25-118); Case of Zero Zone Purpose/Background: The City has received a Land Use Application from Loucks, Inc., on behalf of Zero Zone (the "Applicant"), for a Minor Plat, Site Plan, and Variance for a proposed building addition and parking lot expansion on the properties generally known as 6151 140th Avenue and 6030 Bunker Lake Boulevard (referred to collectively as the "Subject Property"). The Subject Property is within the Shoreland Overlay District due to its proximity to Magnesium Street Pond (DNR ID #2-116), which is classified as a General Development Lake. The Shoreland Overlay District includes land within 1,000 of the Ordinary High Watermark (OHW). The Shoreland Overlay District limits the amount of impervious coverage to no more than twenty-five percent (25%) of a lot. The existing improvements on the Subject Property equate to 39.9% impervious coverage and after the proposed improvements, the impervious coverage would be 62.7%. Thus, the Applicant is seeking a variance to the impervious coverage limitation. Notification: Staff attempted to notify property owners within 350 feet of the Subject Property, as reflected in the Anoka County Property Records, of the Variance request and the Public Hearing to be held by the Planning Commission. A notice of the Public Hearing was published in the Anoka County Union Herald, the City's official newspaper. A proposed development sign was also placed on the Subject Property. Time Frame/Observations/Alternatives: Project Overview The Applicant is proposing to construct a 57,875 square foot building addition, along with expanding the parking lot, on the Subject Property. As part of this project, the Applicant is replatting the Subject Property into a single parcel so that the proposed addition will not straddle a property line. The building addition will include increased space for production and manufacturing, along with an engineering lab, testing area, conference rooms, additional office space and a lunchroom. The currently vacant parcel was acquired from the City in 2007 with the intention of accommodating future expansion. The project will also increase available parking from 113 stalls to 269 stalls. The proposed improvements meet or exceed all minimum standards in the I-1 Light Industrial zoning district and therefore, this project does qualify for an Administrative Site Plan review (the majority of review of civil plans will occur as part of the Building Permit review). Variance The Shoreland Overlay District restricts impervious coverage to no more than twenty-five percent (25%) of a property. The Subject Property currently has 39.9% impervious coverage and with the proposed building addition and parking lot expansion, the impervious coverage will increase to 62.7%. The Subject Property is approximately 140 feet away from the OHW of Magnesium Street Pond (even further from the 'open water'), and is separated from the waterbody by Bunker Lake Boulevard, a four -lane county highway. As part of the Site Plan, the Applicant is proposing two new stormwater basins to meet current stormwater requirements (including infiltration of the first inch of rainfall). Post -development runoff cannot exceed pre -development runoff rates and thus, the proposed improvements should not have any negative impact on the Magnesium Street Pond.