07-19-10 PCITEM 3.1
TPC3601 Thurston Avenue N, Suite 100
Anoka, MN 55303
Phone: 763.231 .5840
Facsimile: 763.427.0520
TPC@PlanningCo.com
PLANNING REPORT
TO: Otsego Planning Commission
FROM: Daniel Licht, AICP
RE: Otsego — Lacombe; Brumm Outdoor Storage IUP
REPORT DATE: 15 July 2010
TPC FILE: 101.02
BACKGROUND
Mr. Tony Brumm has occupied the former Elk River Collision building at the southwest
corner of Quaday Avenue and 60th Street. Businesses occupying the property include a
U -Haul rental, waste container roll -offs and towing. The property, owned by Mr. Brad
Lacombe, has two principal structures. Mr. Brumm's businesses occupy the west
building adjacent to TH 101 and the outdoor storage areas to between the two
buildings. The subject site is zoned 1-1, Limited Industrial District and there is a PUD -
CUP governing the property allowing for the two principal structures. A conditional use
permit (CUP) allowing outdoor storage was also approved in October 2005. This
conditional use permit was never fully implemented and the related business vacated
the property more than a year before Mr. Brumm's occupancy making the CUP void.
Mr. Brumm is requesting approval of an interim use permit to allow outdoor storage
within the existing fenced area on the property.
Exhibits:
A. Site Location
B. Site Plan
ANALYSIS
Zoning. The subject site is zoned 1-1, Limited Industrial District. Outdoor storage is
allowed within the 1-1 District as an interim use. Consideration of an interim use permit
is to be evaluated based upon (but not limited to) the criteria established by Section 20-
4-21 of the Zoning Ordinance:
The proposed action's consistency with the specific policies and provisions of the
Otsego Comprehensive Plan.
Finding: The Comprehensive Plan guides the subject site for industrial uses
to encourage job growth and expansion of the City's tax base taking advantage
of visibility and access to the TH 101 corridor. The proposed use is consistent
with these objectives and is suited to the subject site.
2. The proposed use's compatibility with present and future land uses of the area.
Finding: The subject site is surrounded by the following existing/planned
land uses. The proposed outdoor storage area will be screened from view of
residential uses to the west and public right-of-way by the two existing buildings
and privacy fence on the property. The proposed business will be compatible
with the surrounding area.
Direction
Land Use Plan
Zoning Map
Existing Use
North
Industrial
1-2 District
Gateway North
East
St. Michael
St. Michael
TH 101/Industrial
South
Industrial
1-1 District
Industrial
West
LD Residential
R-3 District
Single Family
3. The proposed use's conformity with all performance standards contained within
the Zoning Ordinance and other provisions of the City Code.
Finding: The proposed use is required to conform to all applicable standards
of the Zoning Ordinance.
4. Traffic generation of the proposed use in relation to capabilities of streets serving
the property.
Finding: The subject site is accessed by Queens Avenue. Traffic generated
by the proposed use is within the capacities of this street.
5. The proposed use can be accommodated by existing public services and
facilities and will not overburden the City's service capacity.
Finding: The proposed use is within a planned industrial area and can be
accommodated by existing City services.
Fence. A wood fence with barbed wire security arms was erected to enclose and
screen the outdoor storage area. The fence was required by the previous CUP but was
expanded east of the building. The site plan shows that the fence is setback 30 feet as
required by Section 20-16-6.K of the Zoning Ordinance for fences less than 75 percent
open. The height of the fence is not specified on the application or site plan but is
allowed to be a maximum of eight feet tall. The barbed wire security arms are also
allowed for an industrial fence provided that the barbed wire is fastened not less than
Fil
seven beet above the ground. Compliance with the height regulations for the fence
and barbed wire are to be conditions of approval and field verified by City staff.
Off -Street Parking. The Zoning Ordinance requires that there be 18 off-street parking
stalls available to the uses within the westerly building. There is adequate paved area
adjacent to the west building to accommodate this number of parking stalls. This area
is being used at various times for parking of U -Haul equipment, various trailers, roll -offs
etc. A condition of approval must be that the outdoor storage be confined to the
enclosed area and that outdoor storage not take up parking space as required by the
Zoning Ordinance. All parking of vehicles, trailers and equipment must also be either
within the enclosed area or on an asphalt or concrete surface.
Signs. Various wall signs have been added both on the existing freestanding structure
and to the building. Section 37 of the Zoning Ordinance allows one freestanding sign
on the property and 100 square foot wall signs on the west and north facades of the
west building. The free standing sign is allowed to be 20 feet tall with an area of 100
square feet. The signs currently on the freestanding sign and building conform to
Zoning Ordinance allowances. Two banners have also been hung on the fence along
TH 101, which are not allowed by the Zoning Ordinance and must be removed. A sign
permit must be obtained in the future any time a new sign is placed on the property.
Also, although not subject to this specific request, there are signs displayed on the
property related to the east building that do not conform to the allowances of the Zoning
Ordinance. It is recommended that the property owner pursue an amendment of the
PUD -CUP to make accommodation for adequate signage for both buildings recognizing
that there are two buildings on this property.
Hours. The applicant has not provided information regarding their hours of operation.
No limit on the hours of operation had been imposed as part of the previous CUP
allowing outdoor storage for use by a towing business. City staff does not believe such
a limit is necessary for this use. Should an issue arise in the future, the City has the
option of reconsidering a condition as to when a business utilizing outdoor storage may
operate on or from the site.
RECOMMENDATION
Our office recommends approval of the requested interim use permit as outlined below.
POSSIBLE ACTIONS
A. Motion to approve an interim use permit to allow outdoor storage subject to the
following conditions:
The interim use permit shall terminate upon the happening of any of the
following events, whichever occurs first:
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a. Upon violation of conditions under which the permit is issued.
b. Upon change in the Zoning Ordinance that makes the use non-
conforming.
C. Upon a change in occupancy of the property by the businesses to
which the interim use permit relates.
2. All trailers, roll -off containers, unlicensed/in-operable vehicles or other
equipment shall be stored within the fenced area designated on the
submitted site plan.
3. Outdoor parking of U -Haul equipment shall not take up parking space as
required by the Zoning Ordinance and all off-street parking shall be limited
to areas surfaced with asphalt or concrete.
4. A sign permit shall be obtained prior to placement of any signs upon the
property and all signs shall conform to Section 37 of the Zoning
Ordinance.
5. Existing banner signs attached to the fence adjacent to TH 101 shall be
immediately removed.
6. Hours of operation shall not be limited unless determined otherwise by the
City Council.
B. Motion to deny the application based on a finding that the request is inconsistent
with the Comprehensive Plan and Zoning Ordinance.
C. Motion to table.
C. Mike Robertson, City Administrator
Tami Loff, City Clerk
Andy MacArthur, City Attorney
Ron Wagner, City Engineer
Tony Brumm, Applicant
Brad Lacombe, property owner
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