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5.2. PCSR 03-22-2022 Request for Action Cir•ci Elk - River= To Item Number Planning Commission 5.2 Agenda Section Meeting Date Prepared by Public Hearings March 22, 2022 Zack Carlton,Planning Manager Item Description Reviewed by Steve Hickman—9875 US Highway 10 Chris Leeseber , Senior Planner ■ Zone Change from I-3 Industrial to C-3 Reviewed by Highway Commercial, Case No. ZC 22-02 ■ Preliminary Plat of Hickman Addition, Case No. P 22-03 Action Requested Recommend,by motion, approval of an ordinance changing the zoning for the project area from I-3 General Industrial to C-3 Highway Commercial. Recommend,by motion, approval of the Preliminary Plat for Hickman Addition with the following condition: 1. The plat shall be updated to include access restrictions along US Highway 10 unless MnDOT provides written approval of the desired driveway connections. Background/Discussion The subject properties along Highway 10 are proposed as the new location for Plants and Things. The current operation must re-locate from Ramsey due to impacts from the highway project at Sunfish Lake Blvd. and US Highway 10. The site is currently zoned I-3 (General Industrial) and the applicant "' CR 33.. requests approval of a zone change to C-3 (Highway Commercial). The proposed zoning district allows retail sales as a permitted use and will be reviewed through the administrative site plan approval process. s However, the retail use also requires approval of a variance to support RR the outdoor display of products. The Board of Adjustments will review that request separately (V 22-02). Hwy io Chi 12 Approval of a preliminary plat has also been requested. The plat will create one parcel for the new retail use, one parcel for the existing Furniture and Things operation,and two outlots to support future development of the area. yk1 �O 4g Figure I The Elk River Vision P I I E R E I I Y A welcoming community avith revolutionary and spirited resourcefulness, exceptional [NAWR service, and community engagement that encourages and inspires prosperity. Updated.August 2020 Applicable Regulations Zone Change Rezoning requires consistency with the Comprehensive Plan. The Comprehensive Plan guides the property for Highway Business uses which aligns with the requested Highway Commercial zoning designation. The rezoning request is consistent with the plan. Preliminary Plat City ordinance section 30-375 outlines the required findings for approval of a Preliminary Plat. 7. The proposed subdivision is consistent nrith the honing regulations (article VI of this chapter) and conforms in all respects n ith all requirements of this Code, including the honing regulations and this article. With an approval of a zone change to Highway Commercial, the proposed subdivision will be consistent with the city's zoning regulations. 2. The proposed subdivision is consistent with all applicable general and speciali.Zed cio, county, and regional plans, including but not limited to, the city's comprehensive development plan. The city recently adopted the updated Comprehensive Plan,which now guides the parcel for Highway Business uses. MnDOT has also completed a study that seeks to establish a freeway corridor for US Highway 10 through this area of the community. As a result of that study,MnDOT has submitted comments requiring access points to US Highway 10 located within the subject be removed. Staff has included a condition noting access restriction on the plat, but the applicant is working with MnDOT in the hopes to have that condition removed. If MnDOT approves of the driveways, the condition of approval can be removed. 3. The physical characteristics of the site, including but not limited to topography, soils, vegetation, susceptibility to erosion and siltation, susceptibility to flooding and drainage are suitable for the type and density of development and uses contemplated. While site work will be completed,the physical characteristics of the site are suitable for the type and density of development and uses contemplated. 4. The proposed subdivision makes adequate provision for mater supply, storm drainage, sen age transportation, erosion control and all other services,facilities and improvements otherwise required in this article. The subdivision/development includes stormwater and transportation requirements in accordance with city plans and policies. Additional permits required to comply with erosion control standards are required and will be secured prior to building permit issuance. 5. The proposed subdivision will not cause substantial environmental damage. Although trees will be removed and site work will be completed, the subdivision will not cause substantial environmental damage. The applicant will incorporate existing trees and vegetation into their final site plan approval where feasible. 6. The proposed subdivision will not conflict with easements of record or with easements established by judgment of a court Staff is not aware of easement conflicts within the subject site but will continue to review title work and associated platting documents as required. 7. The proposed subdivision will not have an undue and adverse impact on the reasonable development of neighboring land. The proposed retail use will be located along US Highway 10 between a retail furniture store and a long- term auto dealership. The subdivision will not have adverse impacts on development of neighboring land. 8. The proposed subdivision is notpremature.A subdivision is premature if any of the follonring exists: a. Lack of adequate stormwater drainage. b. Lack of adequate roads. c. Lack of adequate sanitary server systems. d. Lack of adequate off-site site public improvements or support systems. The subdivision is not premature as the above conditions will be provided for. Parks and Recreation Commission The Parks and Recreation Commission reviewed the proposed plat on March 9, 2022, and recommended cash dedication in accordance with the city's fee schedule and ordinance. Financial Impact None Mission/Policy/Goal ■ Work with citizens to achieve goals while responsibly growing. ■ Support business growth and development. Attachments ■ Location Map ■ Applicants Narrative ■ Preliminary Plat ■ Site Plans Y' t r Q h ^ F - t CIA AW IN kn h l.f / . 14%CP LO r 4I Q_ NOLr� C4. 4 N r- - �r1 i � � ►ra ^* Yl N - r � _ tL III, Zff— • • • .W wr..v � # °:.� I �a Ifpl+4u1111� I r 'r suer •.. ° • r . LM lu 1711 eu so5rtu� _ -' JJ tl� • �s Vis_ ��c�, •.>~ `•..I��y_C. mown r � s - n L� IF � i Ij , n == I , , ry � ti y " :'- _ � 111 .•n' 1 . . '. ,, .. _ 'J SUBMITTED TO Q•*G ME4, PREPARED BY City of Elk River Landform Professional Services, LLC 13065 Orono Parkway YEARS 105 511 Ave S, Suite 513 Elk River, MN 55330 %9969 Sas Minneapolis, MN 55401 Landform-,SensiblyGreen°and Site to Finish®are registered service marks of Landform Professional Services,LLC TABLE OF CONTENTS Introduction................................................................................................................................................ 1 Rezoning..................................................................................................................................................... 1 SitePlan Review.......................................................................................................................................... 1 Variance...................................................................................................................................................... 1 Preliminaryand Final Plat........................................................................................................................... 2 Summary..................................................................................................................................................... 2 ContactInformation ...................................................................................................................................2 Introduction On behalf of Hickman Land Investments, Landform is pleased to submit this application for rezoning, variance, preliminary plat and final plat approval to allow a service center and warehouse with outside display for Plants and Things at 15612 Jarvis Street NW in Elk River, MN. The site includes the existing Furniture and Things business on proposed Lot 1, Block 1 and the new Plants and Things operation on Lot 2, Block 1, Hickman Addition. Our redevelopment plan includes a plat to consolidate three parcels into two lots and two outlots. We are excited about the improvements proposed for this site. Rezoning We are requesting a rezoning from 1-3(General Industrial)to C-3(Highway Commercial)to for the property at 9875 US Highway 10. This is consistent with the zoning at 15612 Jarvis Street NW for Furniture and Things. The C-3 zoning will allow development of the Plants and Things business as shown on the plans. Site Plan Review The proposed site plan for the site includes two buildings for the operation of the Plants and Things business along with outdoor sales yards for display of the landscaping products. We are meeting the standards in the City Code with the exception of the variance for outdoor display area included below. Variance We are requesting City approval for a variance from the accessory structure size limits to allow a 179,000 sq.ft. of outdoor display area for Plants and Things on Lot 2. We have reviewed the request in accordance with MN law and City ordinance standards in Section 30-635 and find that the ordinance standards have been met. Specifically: 1. The variance is in harmony with the general purpose and intent of the ordinance. The two standards that apply to outside storage in the zoning ordinance are in Section 30-939 and 30-1024. They restrict the outdoor display area to 1%of the lot area and 10%of the floor area of the principal structure. This would allow 4,265 square feet using the lot area and 1,200 square feet using the principal structure area. While these standards seem reasonable for a gas station with outdoor display or a grocery store with outdoor display,we do not believe the intent of the ordinance was to limit a unique business like Plants and Things to the same standard. Therefore,we believe the variance to be in harmony with the ordinance. 2. The variance is consistent with the City of Elk River comprehensive plan. The variance would allow development of a business that is anticipated by the comprehensive plan. 3. Variances may be granted when the petitioner establishes that there are practical difficulties in complying with the zoning ordinance. Practical difficulties means that:(1) The petitioner proposes to use the property in a reasonable manner not permitted by the zoning ordinance;(2) The plight of the petitioner is due to circumstances unique to the property not a consequence of the petition's own action or inaction;and(3) The variance, if granted, will not alter the essential character of the locality. Plants and Things,Elk River,MN Revised March 10,2022 H L 121001 1 The operation of this business is unique and there are practical difficulties complying with the ordinance. The ordinance would require nearly a 4 acre building be constructed to house the landscaping products within an enclosed structure. This creates a practical difficulty as a building of this size is not feasible for the nature of the business. The variance is reasonable for this use and will not alter the essential character of the locality. Preliminary and Final Plat Hickman Addition Preliminary and Final Plat We are requesting approval of a preliminary plat and final plat to create two lots and two outlots. Lot 1 will be the existing Furniture and Things building and parking, Lot 2 will be for the new Plants and Things operation,which includes a 12,000 warehouse and a 10,000 sales center with outside storage/display and associated parking. Two outlots on the north are planned for future development.Access to the new Plants and Things site will be from a new driveway on Gateway Road NW.The subdivision would comply with all ordinance standards. Summary We respectfully request approval of the Site Plan,Variance, Preliminary Plat and Final Plat to allow construction of a new Plants and Things on the site. Contact Information This document was prepared by: Kendra Lindahl,AICP Landform 105 South Fifth Avenue, Suite 513 Minneapolis, MN 55401 Any additional questions regarding this application can be directed to Kendra Lindahl at klindahl(@Iandform.net or 612.638.0225. 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