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HomeMy WebLinkAbout3 - Coborns - SUP Cannabis Planning Commission Memorandum To: Planning Commission From: Lindsey Duggan, Community Development Intern Date: June 24, 2024 Item: Public Hearing – Special Use Permit (SUP) – Cannabis Retail Sales – Coborn’s, Incorporated – 225 33rd Street West REQUEST The Planning Commission is asked to take the following actions related to the Special Use Permit (SUP) application of Coborn’s, Incorporated to conduct cannabis retail sales at Coborn’s located at 225 33rd Street West on property owned Schnel No. 1, LLP: 1) Hold a public hearing. 2) Review the SUP application and provide a recommendation to City Council. BACKGROUND INFORMATION Cannabis Business Regulations In November 2023, the City adopted Chapter 155.07, Subd. J of the Zoning Code to allow for Cannabis Businesses. The ordinance outlines performance standards and prohibited acts pertaining to cannabis. Cannabis sales were added as a Special Use permit in the C-3 Community Regional Commerce and C-4 Regional Shopping Center Districts. The city also adopted licensing requirements under City Code Chapter 117 that are similar to those adopted in the zoning code. Cannabis Business License An application for a cannabis business license has been submitted along with the SUP application and will be considered by the City Council in conjunction with action on the SUP. Notification and Public Hearing Notification of the request was mailed to all property owners within 350 feet. Staff has not received any comments at this time. Comprehensive Plan Classification The 2040 Comprehensive Plan designates the property as Commercial. The proposed use is consistent with the plan. Zoning Classification The property is C-4 –Regional Shopping Center. The C-4 District allows for cannabis retailers as a special use. Adjacent Zoning and Land Use Direction Property Use Zoning Comp Plan North Parking Lot (Outlot B) C-4 Commercial East Low Density Residential R-1L Residential South Medium Density Residential R-3 Residential West Your Storage Facility/ VFW/Snap Fitness C-4 Commercial Existing Condition Coborn’s has been around and running for several years. It consists of not only a grocery store but a liquor store, pharmacy, and gas station. They do have a tobacco license and staff is not aware of any compliancy issues. SPECIAL USE PERMIT REVIEW Background Hastings City Code Chapter 155.32, Subd. C.6 – allows cannabis retailers and edible retailers as a “special use” within the C-4 Zoning District, subject to the requirements of 155.07, Subd. J as follows: 2. Performance Standards. a. A cannabis business shall only operate in an authorized zoning district with approved State and local license or registration. b. Any person selling or distributing cannabis products shall require proof of age by means of government issued photographic identification from the prospective purchaser showing purchaser is twenty-one (21) years old or older. c. Signage identifying the legal sales age and the age verification requirement shall be posted at the point of sale. The required signage shall be posted in a manner so that it is clearly visible to anyone who is considering or making a purchase. The sign shall provide notice that all persons responsible for selling these products must verify the age of any person under thirty (30) years of age, by means of photographic identification required in this section, containing the bearer's date of birth. d. Cannabis products must comply with the testing, labeling and packaging requirements in Minnesota State law. e. No sales or distribution of intoxicating cannabis products shall be allowed at the licensed premises after 10:00 p.m. or before 8:00 a.m. f. It shall be unlawful for a retailer to allow the sale of intoxicating cannabis products or cannabis related devices by any means whereby a customer has access to such items without having to request the item from the retailer or the retailer's employee. There shall be a physical exchange of the intoxicating cannabis product or cannabis-related devices between the retailer or the retailer's employee and the customer. All intoxicating cannabis products and cannabis-related devices shall be either store behind a counter or other area not freely accessible to customers, or in a storage unit or case not open and accessible to the general public. g. All retail establishments of intoxicating cannabis products shall have a security plan approved by the Police Chief stating how the facility will address public health, welfare and safety concerns including, but not limited to security, fencing, lighting, window coverings, door placement, and landscaping. h. Compliance Checks and Inspections All licensed premises must be open to inspection by the local law enforcement or other authorized City officials during regular business hours. From time to time, but at least once per year, the City will conduct compliance checks on Retailers and Edible Retailers of intoxicating cannabis products by engaging persons between the ages of seventeen (17) and twenty-one (21) years, to enter the licensed premises to attempt to purchase intoxicating cannabis products. Persons used for compliance checks are not guilty of the unlawful purchase or attempted purchase, nor the unlawful possession of intoxicating cannabis products when the items are obtained or attempted to be obtained as a part of the compliance check. No person used in compliance checks may attempt to use a false identification misrepresenting the person's age, and all persons lawfully engaged in a compliance check may answer all questions about the person's age asked by the retailer or his or her employee and shall produce any identification, if any exists, for which he or she is asked. Nothing in this section prohibits compliance checks authorized by State or Federal laws for educational, research or training purposes, or required for the enforcement of a particular State or Federal law. 3. Prohibited Acts. a. It shall be unlawful for any person to sell, purchase, obtain or otherwise provide any intoxicating cannabis product to any person under the age of twenty-one (21). b. It shall be unlawful for any person under the age of twenty-one (21) to possess any intoxicating cannabis product. This chapter shall not apply to persons under the age of 21 lawfully involved in a compliance check. c. It shall be unlawful for any person under the age of twenty-one (21) to use or consume any intoxicating cannabis product, unless it is legally authorized medical cannabis. d. It shall be unlawful for any person under the age of twenty-one (21) attempt to disguise the person's true age by the use of a false form of identification, whether the identification is that of another person or one in which the age of the person has been modified or tampered with, to represent an age older than the actual age of the person, in order to purchase any intoxicating cannabis product. e. No adult-use cannabinoid or cannabis product may contain more than 0.3% of THC f. No edible cannabis product can contain an amount of THC that exceeds the per serving or per packaging requirements in Minnesota State law. g. No intoxicating cannabis product may be sold to an obviously intoxicated person or a person under the influence of a controlled substance. h. No one under the age of twenty-one (21) shall sell intoxicating cannabis products. i. Intoxicating cannabis products cannot be sold in vending machines, by transient merchants, peddlers, at a movable place of business, through a drive-through window, at special events, home occupations, by internet sales or delivery service. j. No sampling or free donation or distributions of intoxicating cannabis products is allowed. k. No sales of intoxicating cannabis products may be completed through self-check- out. The retailer or retailer's employee must process each transaction at a point of sale. Analysis • Cannabis sales are allowed as a special use within C-4 zoning district. Operational license to be considered by City Council. • The above are also part of the annual licensing requirements. Coborn’s is still awaiting installation of the proper storage solution for the products, so the Hastings Police Department has not approved the security plan yet as the store has not contacted us to inspect the premise. Special Use Permit Requirements Special Use Permit review is outlined in Chapter 30.02, Subd. E.2.b.5 of the City Code and subject to adherence to the following (staff analysis appears in red) 1. Ingress and egress to property and proposed structures thereon with particular reference to automotive and pedestrian safety and convenient traffic flow and control, and access in case of fire or catastrophe; Ingress and egress to the property will be unchanged. The sale of cannabis products on site will not require changes to ingress and egress. 2. Off-street parking and loading areas where required, with particular attention to division (E)(2)(b)5. a. above, and the economic, noise, glare, or odor effects of the special use on adjoining properties and properties generally in the district; Parking and loading is adequate, and the proposed use will not require changes. The property is surrounded by other commercial uses as well as a large parking lot. 3. Refuse and service areas, with particular reference to items divisions (E)(2)(b)5.a. and (E)(2)(b)5. b. above; The sale of cannabis products will not increase the need for refuse areas. 4. Utilities, with reference to locations, availability, and compatibility; Utility service is adequate and will not change with cannabis sales. 5. Screening and buffering with reference to type, dimensions, and character; Screening and buffering is adequate and will not change with cannabis sales. 6. Signs, if any, and proposed exterior lighting with reference to glare, traffic safety, economic effect, and compatibility and harmony with properties in the district; Staff is not aware of any changes to signage. 7. Required yards and other open space; Yards and open space are unchanged. 8. General compatibility with adjacent properties and other properties in the district. Property abuts mostly commercially zoned properties. Recommendation Approval of the Special Use Permit is recommended subject to the following requirements: 1) Maintaining a Cannabis Products Retail License from the Hastings City Clerk’s Office. 2) Adherence to Hastings City Code Chapter 117 – Cannabis Businesses and Chapter 155.07, Subd. J – Cannabis Businesses. Attachments • Location Map • Site Picture • Application Location Map Site Pictures Looking East from Red Wing Blvd Looking South from Red Wing Blvd Looking North off Tiffany Drive Looking South from MN-316 Looking West from front Store Parking Lot Looking East from front Store Parking Lot