03-17-2025 - Agenda Packet Planning Commission - PC Packet

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Date Application Received: 12/12/2024 Date Application Considered as Complete: 01/09/2025 120-Day Review Period Expires: 05/09/2025 To:Chris Bollis and Planning Commission Members Adam Edwards, City Administrator From:Laura Oakden, Community Development Director Date:March 17, 2025 Subject:LA24-000054, Rob Page, 430 Old Crystal Bay Road North, Conditional Use Permit, Preliminary Plat, and Site Plan Review Review #2 Background - Review The Applicant requested approval for a new Garage Condo business development on the subject property. The proposed Garage Condo development will access off of the new Orono Industrial Boulevard on the north side of the parcel. There are residential properties to the west of the site across Old Crystal Bay Road North and other industrially-zoned properties directly to the north and east of the property. The applicant submitted a narrative describing the proposed 85 unit Garage Condo development. The units will be sized between 750-1450 square feet for garage storage. The project is proposed as a condominium format with the Developer/HOA owning the land and the units will be individually-owned for the personal use of each owner. Each unit is designed to have utility connections for water and sewer and can be customized to include additional amenities such as bathrooms, kitchens, and/or washers/dryers. The common spaces on the property will be managed by an association which will provide for general maintenance and stormwater drainage of the site determined by the applicant. The development will not have a customer-facing/retail. The applicant noted that the development would not have employees, but they may utilize a space for unit sales while under construction. The applicant also notes the site will operate with estimated business hours between 6 am-10 pm seven days a week. The site will be secured with a fence and gate. The Planning Commission reviewed the applicant’s request at the February 18, 2025 Planning Commission meeting where a public hearing was held. Two letters from the public were submitted for review; there were no public comments during the meeting. The Commission discussed the proposal and requested additional information about the use of the site, maneuverability plan, parking plan, timeline, and construction phasing. The project was ultimately tabled and the Commission directed the applicant to provide updated information addressing several issues. The applicant provided updated or additional information for review at the March Planning Commission meeting, including photos of other garage condos in the Twin Cities area for comparison, construction plans, civil plans, renderings and a traffic study for the site. 1. Planning Commission requested more detail regarding the proposed Covenants. The developer provided updated Covenants/revised Declaration language, attached as Exhibit specifying the following (the developer’s responses are in italics): Application Summary: The applicant is requesting a Conditional Use Permit, Preliminary Plat approval, and Site Plan approval for an eighty-five (85) unit Garage Condo development. Staff Recommendation: Planning Department Staff recommends approval. 100