02-07-00 PCNORTHWEST ASSOCIATED CONSULTANTS
INC COMMUNITY PLANNING - DESIGN - MARKET RESEARCH
PLANNING REPORT
TO: Otsego Mayor and City Council
Otsego Planning Commission
FROM: Daniel Licht
DATE: 27 January 2000
RE: Otsego - JKO Holdings; Accessory Retail/Outside Display CUP
FILE NO.: 176.02 - 00.03
EXECUTIVE SUMMARY
Background
Mr. Jeff Ophoven, owner of Precision Line Motorsports and JKO Holdings, is proposing
to relocate his Precision Line Motorsports business to the new industrial building being
constructed at 5781 Queens Avenue. The Precision Line Motorsports business involves
the service, storage and limited sale of recreational vehicles, such as snowmobiles, ATVs,
etc. This business is presently located in the applicant's building on the west side of
Queens Avenue.
The subject site is guided for industrial use by the 1998 Comprehensive Plan Update and
is zoned 1-3, Special Industrial District. The service and storage elements of the
applicant's business are permitted uses within the 1-3 District. Retail sales that is
accessory to a permitted use of this District is allowed by conditional use permit. The
applicant is also proposing an outside display area for recreational vehicles. Outside
display as an accessory use is also allowed in the 1-3 District by CUP. As such,
consideration of the applicant's request requires consideration of a conditional use permit,
as well as site plan review.
Attached for Reference:
Exhibit A:
Site Location
Exhibit B:
Sign Plans
Exhibit C:
Site Plan
Exhibit D:
Floor Plans
5775 WAYZATA BOULEVARD, SUITE 555 ST. LOUIS PARK, MINNESOTA 554 1 6
PHONE 6 1 2-595-9636 FAX 61 2-595-9837 E-MAIL NAC@ WINTERNET.COM
Recommendation
The proposed accessory retail and outdoor display use of the subject site is generally
consistent with applicable performance standards required in the 1-3 District. Further, the
conditional uses are not anticipated to cause any negative impacts to the surrounding
area. If the Planning Commission and City Council concur with this finding, our office
would recommend approval of the application as provided for by option A.
A. Motion to approve a conditional use permit allowing accessory retail sales and
outdoor display subject to the following conditions:
Retail uses shall be limited to not more than fifty (50) percent of the gross
floor area of the building.
2. The outdoor display area is hard sufaced, subject to City Staff review and
approval.
3. A revised landscape plan is provided illustrating additional plantings to
screen the display area from view of residential areas to the east, subject to
City Staff review and approval.
3. Required parking is provided based upon Section 22 and information
regarding the number of employees on the maximum shift for Precision Line
Motorsports, subject to City Staff review and approval.
4. Installation of signage shall require conformance with Section 37 of the
Zoning Ordinance and approval of a sign permit by the Zoning Administrator.
5. The City Engineer comment on the impact of increased impervious surface
and the location of planting materials relative to the sewage holding tanks.
6. Comments of other City Staff.
B. Motion to deny the conditional use permit application based upon a finding that the
use is inconsistent with the Comprehensive Plan and/or Zoning Ordinance. (specific
basis for denial should be cited.)
C. Motion to table the application. (direction should be given to the applicant and/or
staff regarding additional information.)
Planning Report - JKO Holdings CUP
Page 2
ANALYSIS
CUP Criteria. Section 20-4-2.F of the Zoning Ordinance directs the Planning Commission
and City Council to consider the potential adverse impacts of the accessory retail sales
and outdoor display. The judgement of City official's is to be based upon, but not limited
to, the following considerations:
The proposed action's consistency with the specific policies and provisions of the
official City Comprehensive Plan.
Comment. The subject site is planned for industrial uses by the Comprehensive
Plan. This industrial area is intended to provide opportunities for small, light
industrial businesses within the City. Limited retail sales that is accessory to a more
traditional industrial use has been determined to be appropriate within light industrial
areas. As such, the proposed use is consistent with the Comprehensive Plan.
2. The proposed use's compatibility with present and future land uses of the area.
Comment. Provided the scale of the retail sales is limited to defined areas within the
building and outside display area illustrated on the site plan, the use will be
compatible with surrounding areas. The outside storage is located on the front side
of the building and will not be readily visible to residential uses to the east.
3. The proposed use's conformity with all performance standards contained in the
Zoning Ordinance (i.e., parking, loading, noise, etc.).
Comment: The proposed use will be required to meet all applicable performance
standards.
4. The proposed use's effect upon the area in which it is proposed.
Comment: The proposed use is not anticipated to allow for full utilization of the
applicant's industrial properties, which is a benefit to the area and the City's tax
base.
5. The proposed use's impact upon property values of the area in which it is proposed.
Comment: Although no study has been completed, the proposed use is not
anticipated to negatively impact area property values.
6. Traffic generation by the proposed use in relation to the capabilities of streets
serving the property.
Planning Report - JKO Holdings CUP
Page 3
Comment: The subject site has access to Queens Avenue, which is designated as
a collector street by the Comprehensive Plan. It should be noted that this Street
provides access to the applicant's business at its present location. This street has
adequate capacity to serve the traffic generated by the proposed uses..
7. The proposed use's impact upon existing public services and facilities including
parks, schools, streets, and utilities and its potential to overburden the City's
service capacity.
Comment: The proposed use is not anticipated to have a negative impact to the
City's service capacity.
Retail Sales. The floor plans submitted by the applicant indicate that Precision Line
Motorsports is to occupy approximately 7,800 square feet within the building. Section 20-
76-5.6 of the Zoning Ordinance limits the enclosed retail area to not more than 50 percent
of the gross floor area of the building. The gross area of the building is 21,875 square
feet. As such, the proposed business will occupied 35.7 percent of the building, consistent
with the Zoning Ordinance requirement.
Outdoor Display. The applicant is proposing a small area located at the southwest corner
of the building for outdoor display. The display area is above the curb and does not take
up:any required parking. The following considerations apply to the outdoor display:
• In accordance with Section 20-76-5.6 of the Zoning Ordinance, the display area
must be screened from view of residential areas and the public right-of-way.
Screening the display from the view right-of-way would be counter productive to its
purpose. The intent of the provision is to require screening for uses such as
truck/trailer rental and other unsightly uses. Provided the display is limited to that
area shown on the site plan, no impact would be expected. However, the applicant
should provide additional bushes on the east edge of the display area to ensure
that it is not visible to residential uses to the east. Also, the location of the display
area will require removal of two trees from the approved landscape plan. The
applicant should provide a revised landscape plan for the area of the display,
subject to City Staff approval.
• The Zoning Ordinance requires that the display area be hard surfaced. The
applicant should be required to put down a bituminous or concrete surface for the
display area. This will not only control dust, but represent a clear delineation of the
display area limits for which the CUP may be issued.
Parking. The required parking for this site was originally based upon an industrial
processing/warehouse use of the building. A total of 39 stalls have been provided, of
which 26 were required based upon the ratios outlined in the Zoning Ordinance. The
introduction of the Precision Line Motorsports use requires that the off-street parking be
Planning Report - JKO Holdings CUP
Page 4
re-evaluated. The reduced area for industrial manufacturing will require 27 parking stalls.
Parking for Precision Line Motorsports at its present location was determined upon the
requirements for each individual use. Based upon the layout of the proposed space in the
new building, Precision Line Motorsports would require 28 stalls, bringing the total site
requirement to 55 stalls. However, it does not appear that business actually generated
demand for even the 20 off-street parking stalls required at its current facility. The Zoning
Ordinance includes a standard for retail sales and service business with 50 percent or
more space devoted to warehouse use. This standard allows flexibility in determining the
appropriate parking requirement for the specific use based upon the one of the following
methods:
8 stalls + 1 stall per employee on the maximum shift.
8 stalls or 1 stall per 200 sq. ft. of sales area + 1 stall per 500 sq. ft. of storage.
Based upon the historical character of the business, our office would recommend
determining off-street parking based upon the eight stalls plus one stall per employee
standard. This standard translates to a site parking requirement of 35 stalls plus one stall
for each employee on the maximum shift at Precision Line Motorsports. The applicant will
need to provide additional information regarding employee counts for Precision Line
Motorsports.
Signage. The applicant has submitted plans for a freestanding sign and wall signage.
The proposed freestanding sign has an area of 100 square feet (one side) and a height
of 17 feet. These dimensions are consistent with the provisions of Section 20-37-5.C.4 of
the Zoning Ordinance.
The number and size of wall signage is regulated by the number of tenants and area of the
front facade. Each tenant with an exterior exit is allowed one wall sign not greater than
100 square feet and the total wall signage may not exceed 15 percent of the facade area.
Based upon the number of entrances, three wall signs are allowed. Based upon the area
of the facade, each of the three permitted wall signs may be 100 square feet in size. The
submitted plans for the wall signage appear in conformance with these requirements, but
will need to be verified by the Zoning Administrator at the time a sign permit is requested.
Engineering. The City Engineer should review the submitted site plan to determine any
impacts resulting from the increased impervious surface for the outdoor storage. The City
Engineer should also comment on the appropriate relocation of the plants noted above
relative to the sanitary sewer holding tanks.
Planning Report - JKO Holdings CUP
Page 5
CONCLUSION
The proposed retail sales and outdoor display accessory to Precision Line Motorsports's
service and storage business is found to be in conformance with applicable performance
standards. The limited nature of the retail sales and outdoor display is sufficient to
addresses compatibility of such uses on the subject property. Therefore, no negative
impacts caused by the use are anticipated. Our specific recommendation has been
outlined in the executive summary of this report.
pc. Mike Robertson
Elaine Beatty
Andy MacArthur
Larry Koshak
Jeff Ophoven
Planning Report - JKO Holdings CUP
Page 6
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NORTHWEST ASSOCIATED CONSUL -TA ATS
NINC COMMUNITY PLANNING - DESIGN - MARKET RESEF RCH
MEMORANDUM
TO: Otsego Mayor and City Council
FROM Daniel Licht
DATE: 8 February 2000
RE: Otsego - Zoning Ordinance; Feedlot Registration
FILE NO.: 176.08
At their meeting on February 7, 2000, the Planning Commission had initial discussions
about a possible amendment to the Zoning Ordinance to allow feedlot operators a second
opportunity to register their feedlots. You will recall that registered feedlots in the
Agricultural Preserve are allowed potential animal and facility expansion opportunities.
Feedlots in the Agricultural Preserve that are not registered may still expand facilities by
CUP, but may not expand animal units. A six-month widowfor registration of feedlots was
provided for two reasons:
1. Avoid a situation where a number of residential lots are first split from feedlot
property and then the feedlot is registered creating potential compatibility issues.
2. Allow certainty for property owners adjacent to a feedlot whether reciprocal
setbacks will effect their property.
The reason this issue was brought to the Planning Commission's attention is that the City
has been approached by several farmers from the extreme westem portion of the City who
are interested in expansion but were not apparently aware of the Ordinance provisions and
did not register within the six-month window. The Planning Commission noted past
problems with residents in the western area of the City receiving information through the
Elk River Star News, which is not delivered west of CSAH 19.
As these operations did not register within the six month window, they would only be
allowed facility expansions by CUP. It was the Planning Commission's consensus to
consider a second registration period to get better notice out to all of the farmers in the
Agricultural Preserve so that they have an opportunity to take advantage of the Ordinance
expansion provisions. Staff will be providing additional information to the Planning
Commission at their meeting on February 21, 2000.
5775 WAYZATA BOULEVARD, SUITE 555 ST, LOUIS PARK, MINNESOTA 55416
PHONE 61 2-595-9636 FAX 61 2.595-9837 E-MAIL NAC@ WINTERNET,COM