07-02-01 PCSSM 3.A,
"ORT4 HIST ASSOCIATtb CONSULTANTS" lot,
5775 Wayzata Boulevard, Suite 555, St. Louis Park, MN 55416
Telephone: 952.595.9636 Facsimile: 952.595.9837 planners®nacplanning.com
PLANNING REPORT
TO: Otsego Mayor and City Council
Otsego Planning Commission
FROM: Daniel Licht
RE: Otsego - Trudell Trailers; Zoning Amendment/CUP
REPORT DATE: 21 June 2001 APPLICATION DATE: 23 April 2001
NAC FILE: 176.02 - 01.15 CITY FILE: 2001-17
BACKGROUND
Trudell Trailers proposes to develop a site in the Otsego 1-94 West Industrial Park with a
retail business engaged in sales, leasing, rental and service of semi -trailers. The
applicant has requested consideration of a text amendment that would allow for outdoor
sales of equipment such as semi -trailers as a conditional use within the 1-2 District, without
limitation on the amount of outdoor display area.
General conformance with the provisions of the Zoning Ordinance notwithstanding the
outdoor sales area was already reviewed by the Planning Commission and City Council
and approved subject to conditions. As such, this review focuses on the issue of a text
amendment and processing the conditional use permit.
Exhibits:
A. Amendment
ANALYSIS
Use. The proposed use involves a sales/rental lot for semi -trailers and land -sea
containers (boxes transferred from trailer frames to rail cars or ships). It is expected that
the use would function much like that of a new -car dealer. There would be an inventory
of new and used trailers and land sea containers, as well as some trailers on the site for
service. Although the operation is essentially commercial, it involves the sale of products
with industrial character. As such, its inclusion within an industrial district may be
preferable to areas planned for retail commercial service to the general public. In that the
1-2 District also allows for uses such as major auto repair and truck terminals as permitted
uses or truck service and washing as conditional uses, the commercial oriented, but less
intense, sales of similar equipment may be compatible.
The 1-2 District presently allows for open sales either as a principal or accessory use, by
conditional use permit. Under these existing provisions, the size of the sales lot is limited
to not more than 50 percent of the gross floor area of a principal building. In the case of
the proposed use, the area limitation makes it impractical to develop due to the size of
goods and need for inventory. However, the limitation on exterior area is designed to
protect the intent of the 1-2 District to provide locations for industrial activities. As with
allowing truck service or truck washing, these activities may be compatible under certain
circumstances.
Amendment. If City Officials determine that the proposed use would be appropriate for
the 1-2 District, a mechanism allowing for it must be established. A draft Ordinance
amendment has been prepared that would accommodate the proposed semi -trailer sales,
leasing and rental principal use as a conditional use within the 1-2 District.
In addition to sales, leasing and rental of semi -trailers and land -sea containers, the
proposed amendment would allow for semi -tractor sales as well as sales of construction
or agricultural implements. The semi -tractors are naturally included because of the
correlation with semi -trailers. We have also included construction or agricultural
implements because they also have "heavy" equipment characteristics and may present
an opportunity for new uses along the 1-94 corridors area planned for industrial uses.
The conditions listed for allowing such a use within the 1-2 District are intended to mitigate
any potential conflicts associated with the sales lot and other allowed uses within the
District. Most notably, the location of these uses would be limited to properties having
frontage on (but not necessarily direct access to) a collector or arterial street. Such a
requirement will tend to move the use to the perimeter of an industrial area. A condition
requiring that all of the equipment on site for sale be operational is intended to protect the
City from any such use becoming blighted by junk and refuse. Service of any equipment
is made subject to the same conditions applicable under the existing provisions allowing
"truck service" within this District.
Criteria. The decision on whether to amend the Zoning Ordinance to allow for sales of
semi -trucks, semi -trailers, land -sea containers, or construction and agricultural implements
is a policy issue to be decided by City Officials. Sections 20-3-2.F and 20-4.2.F of the
Zoning Ordinance outline criteria that the City Council and Planning Commission are to
consider in evaluating both the text amendment and CUP applications. The decision of
the City is to be based upon (but not limited to) the following criteria:
Page 2 of 6
The proposed action's consistency with the specific policies and provisions of the
official City Comprehensive Plan.
Comment: The 1998 Comprehensive Plan encourages focusing highway oriented
industrial or commercial development adjacent to the City's principal arterial
corridors of 1-94 and T.H. 101 due to access and visibility. Existing uses in the 1-94
area include Long Haul Trucking, which includes truck terminal, truck service and
trailer leasing uses. The proposed Trudell Trailers use and those uses identified by
the amendment have a similar commercial highway orientation, yet are also
industrial in character.
2. The proposed use's compatibility with present and future land uses of the area.
Comment. The area surrounding the Trudell Trailers site is planned for industrial
uses, with exception of agricultural uses presently planned to the north. Provided
that proper conditions are placed on the use, it is anticipated to be compatible with
the surrounding area.
3. The proposed use's conformity with all performance standards contained in the
Zoning Ordinance (i.e., parking, loading, noise, etc.).
Comment: Trudell Trailers use will be required to conform with applicable conditions
prescribed by the Zoning Ordinance.
4. The proposed use's effect upon the area in which it is proposed.
Comment. Allowance of sales operations in the 1-2 District must be properly
regulated to mitigate any potential conflicts between the more "commercial"aspects
of the use and intended industrial" uses, which the conditions of the proposed
amendment address.
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.
Comment. Traffic generated by any type of commercially oriented use is a concern.
The proposed amendment provides that the City Engineer approve the access and
volumes associated with any use to ensure no negative impacts. In the case of
Trudell Trailers, the site is at the periphery of the industrial park and accessed by
streets with sufficient capacity to support the use.
Page 3 of 6
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 a dry industry that would likely only impact street.
Adequate protection is provided by the proposed amendment conditions to ensure
no negative impact occurs and none is anticipated as part of the Trudell
development.
Site Plan. The site plan for Trudell Trailers was approved by the City Council on June 4,
2001, following a positive recommendation from the Planning Commission. The site plan
approval was made subject to ten conditions. The Otsego 1-94 West Industrial Park
developer has provided documentation of recording the final plat, satisfying one condition.
Relative to the performance standards outlined by the proposed amendment, additional
issues now include limitations on the sale of other goods and requirements against junk
and blight. These issues are addressed as part of revised conditions outlined in the
recommendation section of this report. All other elements of the Trudell Trailers site plan
conform to the proposed amendment standards.
CONCLUSION AND RECOMMENDATION
The decision on whether to allow the sales or rental of semi -trucks, trailers, land -sea
containers or construction and agricultural implements within the 1-2 District is a policy
issue for City Officials. The goods being offered for sale do have industrial characteristics
that make them unlikely candidates for inclusion within a commercial district. Provided that
appropriate conditions on such operations are required, the use may be compatible with
the range of uses allowed presently within the 1-2 District. The opportunity for such
commercial sales of industrial character equipment to take advantage of the exposure and
access along 1-94 also may justify accommodating them.
If the Planning Commission and City Council decide favorably on the proposed
amendment, the CUP request may be considered. The proposed Trudell Trailers site
generally meets all of the conditions prescribed as part of the amendment. As such, we
would recommend approval of the CUP subject to the conditions outlined below. The
conditions include regulation of refuse, limitations on products and cross reference
conditions applicable to the service element of the use. Should the requested amendment
be denied, the CUP applications should likewise be denied based on a finding that the use
is not allowed within the 1-2 District.
Page 4 of 6
Decision 1 - Zoning Ordinance Amendment
A. Motion to approve a Zoning Ordinance amendment establishing semi -tractor or
semi -trailer and construction or agricultural implement sales, leasing and rental as
a conditional use within the 1-2 District based on a finding that the action is
consistent with the following polices of the Comprehensive Plan:
B. Motion to deny the application based upon a finding that the request is inconsistent
with the policies of the Comprehensive Plan.
C. Motion to table the application.
Decision 2 - Conditional Use Permit
A. Motion to approve a CUP for semi -trailer and land -sea container sales, leasing and
rental, subject to the following conditions:
1. Site access is subject to review and approval of the City Engineer.
2. Rock face block or cast concrete panels are used for the building exterior.
3. Temporary gravel surfacing of the outdoor storage area shall be allowed for
a period not to exceed two (2) years from the date of approval and shall
require a performance security for the cost of installing a bituminous surface
as determined by the City Engineer.
4. All storage areas must meet applicable principal building setback
requirements. The site plan is revised to illustrate areas for storage of
trailers or land -sea containers for retail sale or rental and those storage
areas for service.
5. All semi -trailers or land -sea containers on the premises are to be in
operational condition and not considered to be refuse pursuant to Section
20-16-15 of the Zoning Ordinance.
6. Service activities is permitted in accordance with the applicable standards
for truck service within the 1-2 District.
7. Sales, rental or leasing activities allowed under this section shall be limited
to semi -trailers and land -sea containers. Sales, rental or leasing of products
other than those specifically identified is subject to the applicable provisions
of the Zoning Ordinance.
Page 5 of 6
8. The site plan is revised to illustrate 12 proof -of -parking stalls, subject to a
development agreement as approved by the City Attorney.
9. Perimeter concrete curb is provided at the edge of all bituminous surfaces,
excluding the transition between the circulation area and temporary gravel
surfaces.
10. All signage shall conform to Section 37 of the Zoning Ordinance and must
have a permit issued by the Zoning Administrator prior to construction.
11. A screening enclosure must be provided around any exterior refuse
containers as per Section 20-16-15. B of the Zoning Ordinance.
12. All grading, drainage and utility plans are subject to review and approval of
the City Engineer.
13. Comments of other City Staff.
B. Motion to deny the application based upon a finding that the request is inconsistent
with the policies and provisions of the Comprehensive Plan and Zoning Ordinance.
pc. Mike Robertson
Judy Hudson
Andy MacArthur
Larry Koshak
Ron Wagner
Ken Trudell
Grady Kinghom
60
Page 6 of 6
ORDINANCE NO.:
CITY OF OTSEGO
COUNTY OF WRIGHT, MINNESOTA
AN ORDINANCE AMENDING THE ZONING ORDINANCE OF THE CITY OF OTSEGO
TO ALLOW FOR SEMI -TRACTOR OR SEMI -TRAILER, LAND -SEA CONTAINERS,
CONSTRUCTION ORAGRICULTURAL IMPLEMENT SALES, LEASING, AND RENTAL
AS A CONDITIONAL USE WITHIN THE 1-2, GENERAL INDUSTRIAL DISTRICT.
THE CITY COUNCIL OF THE CITY OF OTSEGO DOES HEREBY ORDAIN:
Section 1. Section 20-86-7 of the Zoning Ordinance (1-2 District - Conditional
Uses) is hereby amended to include the following text:
J. Commercial semi -tractor or semi -trailer, land -sea containers,
construction or agricultural implement sales, leasing and rental as a
principal use, provided that.-
The
hat:
The architectural appearance and functional plan of the
building and site shall not be so dissimilar to the existing
buildings or area as to cause impairment in property values or
constitute a blighting influence within a reasonable distance of
the lot.
2. The lot has frontage, if not direct access, to an improved
collector or arterial street designated by the Comprehensive
Plan.
3. The area of the site used for outdoor display shall not exceed
fifty (50) percent of the total lot area.
4. All semi -tractors, semi -trailers, land -sea containers,
construction or agricultural implements on the premises are to
be in operational condition and not considered to be refuse
pursuant to Section 20-16-15 of this Chapter.
5. The entire site other than that taken up by a building, structure
or plantings shall be surfaced with bituminous or concrete to
control dust and drainage, which is subject to review and
approval of the City Engineer.
EXHIBIT A
6. A drainage system subject to approval of the City Engineer
shall be installed.
7. At the boundaries of a residential use or district, a landscaping
strip not less than 25 feet wide shall be provided to screen
outdoor display areas in compliance with Section 20-16-7 of
this Chapter.
8. Vehicular access points shall create a minimum of conflict with
through traffic movement, shall comply with Section 21 of this
Chapter and shall be subject to review and approval of the City
Engineer.
9. The display area does not take up parking space or loading
space as required by Sections 21 and 22 of this Chapter.
10. All lighting shall be hooded with a 90 degree cut-off and so
directed that the light source not be visible from the public
right-of-way or adjacent residential uses or districts.
11. All signs, information, or visual communication devices shall
be minimized and shall be in compliance with the applicable
provisions of Section 37 of this Chapter.
12 Outdoor storage of refuse shall be within containers enclosed
and screened from view in compliance with Section 20-16-15
of this Chapter
13. Service of semi -tractors, semi -trailers, land -sea containers,
and construction or agricultural implements shall be permitted
only in accordance with the applicable provisions for truck
service established by this Chapter.
14. Sales, rental or leasing activities allowed under this section
shall be limited to those specifically identified. Sales, rental or
leasing of product other than those specifically identified by
this Section shall be subject to the applicable provisions of this
Chapter.
15. All conditions pertaining to a specific site are subject to
change when the City Council, upon investigation in relation
to a formal request, finds that the general welfare and public
betterment can be served as well or better by modifying the
conditions.
16. The provisions of Section 20-4-2.F of this Chapter are
considered and determined to be satisfied.
Section 2. This Ordinance shall become effective immediately upon its passage
and publication.
PASSED by the Otsego City Council this th day of , 2001.
CITY OF OTSEGO
BY:
Larry Fournier, Mayor
ATTEST:
Judy Hudson, Zoning Administrator/City Clerk
S-; y-kn 3. a,
111414IRT" aST AssackATto C0114S LTANTS" Mac,
5775 Wayzata Boulevard, Suite 555, St. Louis Park, MN 55416
Telephone: 952.595.9636 Facsimile: 952.595.9837 planners@nacplanning.com
PLANNING REPORT
TO: Otsego Mayor and City Council
Otsego Planning Commission
FROM: Cynthia Putz-Yang / Daniel Licht
DATE: June 25, 2001
RE: Otsego - Brett Admixtures - Site Plan Review
FILE NO: 176.02 - 01.18
Background
Kinghorn Company on behalf of Brett Admixtures has requested site and building plan
approval for construction of a building with an office/industrial use. The site is located in
the 1-94 West Industrial Park in southwestern Otsego. The subject property is
approximately 5.1 acres in size and is zoned 1-2, General Industrial District.
Attached for Reference:
Exhibit A:
Site Location
Exhibit B:
Site Plan
Exhibit C:
Grading, Drainage, and Erosion Control Plan
Exhibit D:
Industrial Park Grading Plan
Exhibit E:
Landscape Plan
Exhibit F:
Floor Plan
Exhibit G:
Building Elevations
ISSUES ANALYSIS
Zoning. The subject site is zoned 1-2, General Industrial District. An office/industrial use
is proposed. The grading plan attached in Exhibit C illustrates the division of uses in the
building. The north end of the building is proposed to be leased office/industrial space
with two loading bays. The rest of the building is proposed to be occupied by Brett
Admixtures. The building is designed so that it could be internally divided in the future to
be occupied by as many as four businesses. The proposed uses are permitted in the 1-2
District.
District Standards. The lot has not been final platted yet, but the site and building plans
comply with 1-2 District area, width, setback, site coverage and building height standards
as listed in the following table. The lot will be required to be final platted as a condition
of approval.
1-2 District Standards
Required
Proposed
Lot Area
2 acres
5.1 acres
Lot Width
200 feet
315 feet
Front Setback (south)
35 feet
65 feet
Side Setback (east)
20 feet
80 feet
Side Setback (west)
20 feet
145 feet
Rear Setback (north)
25 feet
307 feet
Maximum Building and
Structure Site Coverage
50 percent
9 percent
Maximum Building Height
35 feet
24 feet
Parking. Industrial uses involving manufacturing, fabricating, or processing of a product
or material require one parking space for each one and one-half employees on the shift
of greatest employment, plus one space for each 7,500 square feet of floor area. The
office portion of the building requires one space for each 200 square feet of floor area.
Based on 15,700 square feet of industrial floor area and 2,300 square feet of office floor
area, fourteen parking spaces are required. Additional parking may be required in the
future if necessary based on the number of employees. Twenty parking spaces are
proposed with space to create 21 additional parking spaces in the future.
Accessibility. The site plan shows two accessible parking spaces; however, the grading
plan only shows one accessible parking space. One accessible space is required of the
proposed 20 parking spaces. If the future parking area is constructed, two accessible
spaces will be required at that time. The access aisle shown next to the accessible
parking space is not aligned with the entrance to the building and instead leads to a
landscaped area according to the landscape plan. The grading plan is not consistent with
this and instead shows an eight -foot -wide sidewalk next to the building. The landscape
plan must be revised because it does not provide an accessible route to the entrances,
and the grading plan must be revised because it eliminates all landscaping in front of the
building. The revised landscape and grading plans should include a shrub planting area
at least five feet wide next to the building and a sidewalk that is at least five feet wide
between the planting area and the parking lot.
Curbing. The parking lot is required to be surrounded by a continuous concrete perimeter
curb barrier. The grading plan shows a surmountable curb surrounding the parking lot;
2
however, the site plan does not show curbing along the north boundary of the parking area
and should be revised.
Landscaping. A landscape plan has been submitted that illustrates shrub plantings along
the east and south sides of the building. Four deciduous trees and five evergreen trees
are also proposed. Loading areas are required to be screened from public rights-of-way.
The one ash tree and two pine trees proposed in the southwest portion of the property will
provide only minimal screening of the loading area. Staff recommends that a minimum of
seven evergreen trees, including both pine and spruce trees, be planted along the western
end of the south property line and southern end of the west property line to provide
screening of the loading area. -
Lighting. Lighting is indicated on the site plan; however, individual light fixtures are not
shown on the site plan or elevations, and no details have been submitted. The source of
proposed lights must be hooded or controlled so as not to light adjacent property or the
public right-of-way.
Signs. Businesses in industrial districts are allowed to have one freestanding sign that
may not exceed 100 square feet on each side with a maximum height of 20 feet. A 50 -
square -foot, seven -foot -tall monument sign is proposed in the front yard. A setback of at
least one-half the minimum required yard setback is required from all property lines. This
results in a setback requirement of 17.5 feet from the front property line. The sign is
proposed to be sixteen feet away from the front property line. The setback should be
increased to 17.5 feet. Business are also allowed to have a wall sign that does not exceed
100 square feet. A wall sign is proposed that is approximately 40 square feet in size.
Space is provided for an additional sign on the portion of the building that is proposed to
be leased. A wall sign for the leased area may be added without exceeding the maximum
wall sign square footage limitation. The proposed signs are compliant with all
requirements.
Building Materials. The primary building material is random rib precast concrete panels.
The walls are accented with cast -in-place bands of concrete that have a contrasting color.
These materials comply with the building material requirements Section 20-17-4.A and B
of the Zoning Ordinance.
Trash. A trash enclosure is shown on the site plan in the northwest corner of the loading
area. A detail of the enclosure is shown on the site plan. The enclosure is proposed to
be concrete block painted to match the building. The gates are proposed to be made of
vertical cedar boards. The site plan does not illustrate if the leased portion of the building
will have a separate trash enclosure. The trash from the leased portion of the building
could be stored inside, or if it is stored outside, all exterior trash containers must be
screened from view within an enclosure that is similar to or complements the principal
structure per Section 20-16-15-B.2 of the Zoning Ordinance.
3
CONCLUSION
The proposed office/industrial project is generally consistent with applicable City policies
and Ordinance. Our office recommends approval provided adequate disability access to
entrances is provided, additional evergreen trees are provided for screening of the loading
area, and parking, curbing, lighting, signage, and trash storage complies with City
standards. Specific options for action by the Planning Commission and City Council area
outlined below.
A. Motion to approve Site and Building Plans, subject to the following the following
conditions:
The proposed lot is final platted subject to the provisions of the Subdivision
Ordinance.
2. The applicant must enter into a proof -of -parking agreement to provide
required parking based on the number of employees.
3. The landscape and grading plans must be revised to include a shrub
planting area at least five feet wide next to the building and a sidewalk that
is at least five feet wide between the landscaped area and the parking lot.
4. Concrete curbing must surround the entire paved area of the property,
subject to review and approval of the City Engineer.
5. The landscape plan must be revised to include a minimum of seven
evergreen trees, including both pine and spruce trees, along the western
end of the south property line and southern end of the west property line to
provide screening of the loading area.
6. The source of proposed lights must be hooded or controlled so as not to light
adjacent property or the public right-of-way.
7. The proposed monument sign must be set back at least 17.5 feet from the
front property line. All signage shall conform to Section 37 of the Zoning
Ordinance and shall require issuance of a permit prior to erection.
8. Trash shall be stored inside, or if it is stored outside, all exterior trash
containers must be screened from view within an enclosure that is similar to
or complements the principal structure per Section 20-16-15-B.2 of the
Zoning Ordinance.
9. The grading, drainage, and erosion control plan is subject to City Engineer
review and approval.
0
other City Staff.
application based on a finding that the request is inconsistent
)f the Comprehensive Plan and Zoning Ordinance.
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5775 Wayzata Boulevard, Suite 555, St. Louis Park, MN 55416
Telephone: 952.595.9636 Facsimile: 952.595.9837 planners@nacplanning.com
MEMORANDUM
TO: Otsego Planning Commission
FROM: Daniel Licht
DATE: 21 June 2001
RE: Otsego - Zoning Ordinance; Detached Accessory Buildings
FILE NO.: 176.08 - 01.09
BACKGROUND
At their meeting on May 21, 2001, the Planning Commission continued discussion of
accessory building standards for the rural service area. This issue is being reviewed
because of concern about the possible mis-use of the commercial stable CUP allowance
in order to be permitted a larger accessory building than provided for residential uses. The
Planning Commission reviewed accessory building standards from other communities that
are known to have rural areas with hobby farm type development. Based upon this
information, our office was directed to prepare language that would expand the sliding
scale for total detached accessory building area within the rural service area.
Exhibits:
A. Surrounding Community Survey
B. Revised Language
ANALYSIS
The language attached as Exhibit C would expand the existing scale for detached
accessory building area allowed in the rural service area (Section 20-16-4.B.6). For each
acre above one acre, an additional 500 square feet of detached accessory building space
is allowed. The maximum amount of detached accessory building area would be 6,000
square feet, which would be limited to parcels larger than ten acres.
Due to the increases provided for by the table, the current restriction that the maximum
size of any one detached accessory building not exceed 1,500 square feet must be
revised. The proposed amendment would limit the size of any detached accessory
building on parcels five acres in size or smaller to 1,500 square feet. No maximum size
of any one detached accessory building would apply to parcels larger than five acres.
An alternative option would be to limit the maximum size of any one detached accessory
building to 1,500 square feet or not more than one-half the maximum detached accessory
building area allowed based on lot size, which ever is greater. Such a requirement may
limit opportunities for large accessory buildings such as riding stables, which may need
to have the total area within one structure. The Planning Commission should provide
additional direction on this issue.
For consistency purposes, we have also revised the language in existing Section 20-16-
4.6.5 to provide a table format for the allowed detached accessory building area. Because
this area is planned for future urban expansion or is already developed with one -acre lots,
no increases in the allowed detached building area is recommended.
As long as the City is considering an amendment, we would still recommend including a
definition of commercial stables within the Zoning Ordinance. Although the proposed
changes to the accessory building standards are intended to address the potential
problems that were foreseen with accessory buildings and commercial stables, the
definition provides the City greater latitude in the future to determine what is and what isn't
a "commercial riding stable".
CONCLUSION
The proposed language to revise existing accessory building standards for detached
accessory buildings in the rural service area will be discussed at the July 2, 2001 Planning
Commission meeting. The Planning Commission should provide comment on the
proposed language, direct changes and/or schedule a public hearing to consider a formal
amendment.
PC Mike Robertson
Judy Hudson
Jerry Olson
Andy MacArthur
Page 2 of 2
City
Otsego
Corcoran
District -
A -1 District
by CUP
R-1 District by
CUP (no ag
district)
Orono Public stables and
riding academies
are allowed by
CUP in the RR
District.
Greenfield
Minnetrista
No provision for
commercial
stables. Horses
allowed as an
accessory use.
A and AP District
by CUP
Medina Horses allowed
within RR District.
No provision for
i commercial
stables
Commercial Stables
Lot Area
10 acres
Minimum 1.5 ac.
+ 0.5 acre for
more than 1 horse
2 acres minimum
and 5 acres
maximum.
2.5 acres
minimum plus 1
acre for additional
animal units over
1 animal.
10 acres
Setbacks
200 ft. for
buildings used to
house animals.
500 feet from any
property line for
buildings or 100
feet for any
corrals.
150 feet from any
lot line for a
public stable and
100 feet for a
riding academy.
50 ft. from
property lines for
buildings used to
house animals.
Building used for
housing animals
must be 150 feet
from any property
line.
Other
No building limits
No building limits.
Includes definition
of public
(commercial) and
private stables.
No building limits.
Residential Detached
Accessory Buildings
Maximum detached accessory building size of
1,500 sq. ft. with a total combined detached
accessory area of 3,000 sq. ft. allowed on
parcels 5 acres in size or larger.
See Exhibit "A"
Lots larger than 10 acres may have accessory
buildings over 3,175 sq. ft. in size by CUP,
subject to architectural standards.
See Exhibit "B"
Up to 6,000 sq. ft of accessory building area
maybe allowed for parcels larger than 9 acres.
Not more than 3,000 sq. ft. in any one building.
No maximum building size or accessory building
area for parcels larger than 10 acres.
1 animal per Buildings larger than 1,000 sq. ft. are allowed as
20,000 sq. ft. permitted accessory structures within the A or
AP District
Maximum of 3,000 sq. ft. of combined area in
one or two buildings for lots greater than 3
acres.
I Note: No response from Elk River or St. Michael. I I
EXHIBIT A
20-16-4: ACCESSORY BUILDINGS, USES, AND EQUIPMENT:
A. Exceptions:
Farm operations are exempt from the requirements of this subsection
and are regulated by Section 25 of this Chapter.
2. R -MH District: Accessory buildings, uses, and equipment shall be as
regulated within the district provisions of Section 68 of this Chapter.
B. Detached Single Family and Two Family Uses:
No accessory use, building, structure or equipment shall be allowed
within a required front yard. With the exception of a garage, no
accessory building, structure, use or equipment may be placed within
a front yard.
2. No accessory building, structure, and/or detached garage for a single
family dwelling shall occupy more than ten (10) percent of the area of
the required rear yard in the A-1, A-2, R -C, R-1, R-2 and R-3 Zoning
Districts or not more than twenty-five (25) percent of the area of the
required rear yard in the R-4, R-5, R-6, and R-7 Zoning Districts.
3. Accessory buildings with an area of one thousand (1,000) square feet
or less may encroach into the principal building required side and
rear yard setbacks within the rear yard of a lot, except, however, that
no such encroachment may occur on required easement, or in a
required side yard setback abutting a street in the case of a corner lot
and that no such encroachment shall be closer than ten (10) feet to
any lot line, occur upon a required easement, or in a required side
yard.
4. Attached accessory garages or structures within both the Urban and
Rural Service areas, as defined by the Comprehensive Plan:
a. The total floor area of an attached accessory garage shall not
be less than four hundred eighty (480) square feet and shall
not be greater than the gross floor area of the principal
structure or one thousand (1,000) square feet, whichever is
least.
5. Detached accessory buildings and structures within the Urban
Service Area, as defined by the Comprehensive Plan:
EXHIBIT B
Page 1 of 6
a. Within the A-1, A-2, R -C, R-1, R-2, and R-3 Zoning Districts:
floor(1) The total -. for all detached
accessory buildings shall not exceed one thous
000) squarefeet, :.(500) squarefeet,
of additional detached accessory building - -- for ----
- of lotarea greater; acFe. BtAt
i1i- -- ---- Shall the floor area of an individual
ilu
-- ------------- building - ---- --- thousand -
. . . .. .. .
hundred (1,500) square feet or the total detaehed
accessory building area exceed two thousand (2,00G�
square feet-. be as follows:
Lot Area
Maximum Total Floor Area of All
Detached Accessory Structures
0.00 to 1.00 ac.
1,000 square feet
1.01 to 2.00 ac.
1,500 square feet
2.01 ac. or larger
2,000 square feet
(2) In no case shall the floor area of an individual detached
accessory building exceed one thousand five hundred
(1.500) square feet.
(23) The total floor area of all accessory structures shall not
exceed two hundred (200) percent of the gross floor
area of the principal structure, or shall not exceed the
maximum combined accessory area allowed based
upon lot size as outlined in this section, whichever is
least.
(34) No building permit shall be issued for more than two (2)
detached private garages or accessory structures for
each detached single or two-family dwelling.
b. Within the R-4, R-5, R-6, and R-7 Zoning Districts:
(1) No accessory detached building shall occupy more than
one hundred fifty (150) square feet when accompanied
by an attached garage on the same lot nor shall the
combined total floor area of an accessory detached
building and/or attached garage exceed one thousand
one hundred fifty (1,150) square feet.
EXHIBIT B
Page 2 of 6
(2) No building permit shall be issued for more than one (1)
detached private garage or accessory structure for
each detached single or two-family dwelling.
6. Detached accessory buildings within the Rural Service Area as
defined by the Comprehensive Plan:
a. The total floor area of allowed for all detached accesso
structures shall not exceed one ;.
:. OC e feet of additional U-10-1taldheg, eater -
aceessofy-building area for each one (1) acre of lot ar
than acre. Btit in no case shall the floor are -
of an individual detached accessory building
thousand five htindred 00square
; ache;hed - ;- - - ; thousand .0.
feet be as follows. -
Lot Area
Maximum Total Floor Area of All Detached
Accessory Structures
1.00 ac. or smaller
1,000 square feet
1.01 ac. to 2.00 ac.
1,500 square feet
2.01 ac. to 3.00 ac.
2,000 square feet
3.01 ac. to 4.00 ac.
2,500 square feet
4.01 ac. to 5.00 ac.
3,000 square feet
5.01 ac. to 6.00 ac.
3,500 square feet
6.01 ac. to 7.00 ac.
4,000 square feet
7.01 ac. to 8.00 ac.
4,500 square feet
8.01 ac. to 9.00 ac.
5,000 square feet
9.01 ac. to 10.00 ac.
5,500 square feet
10.01 ac. and larger
6,000 square feet
b. For parcels with an area of five (5) acres or less:
1. In no case shall the floor area of an individual detached
accessory building exceed one thousand five hundred
(1,500) square feet for parcels with an area of five
acres or less.
EXHIBIT B
Page 3 of 6
29
2 For parcels with an area of five (5) acres or-le �,�
The total floor area of all accessory structures shall not
exceed two hundred(200)percent of the gross floor area
of the principal structure, or shall not exceed the
maximum combined accessory area allowed based
upon lot size, as outlined in this section, whichever is
least.
C. No building permit shall be issued for more than two (2)
detached private garages or accessory structures for each
single family dwelling.
C. Except as was otherwise noted, accessory buildings and uses for all
principal uses other than single family detached dwellings shall conform to
the setback requirements specified for the respective zoning district in which
they are located.
D. Except in the case of single family detached dwellings; accessory buildings
shall not exceed thirty (30) percent of the gross floor area of the principal
buildings. In those cases where this standard is exceeded, a planned unit
development conditional use permit shall be required.
E. No accessory uses or equipment such as air conditioning cooling structures
or condensers which generate noise beyond established state standards
may be located in a required side yard except for side yards abutting streets
where equipment is fully screened from view.
F. Except as expressly allowed by conditional use permit, accessory buildings
shall comply with the following height limitations:
1 Zoning
District Maximum Height
A-1
District limit but
R-2
principal building
A-2
District limit but
principal building
R -C
16 feet
Zoning
District
Maximum Height
R-1
16 feet
R-2
16 feet
R-3
16 feet
not higher than the
not higher than the
EXHIBIT B
Page 4 of 6
G
R-4
16 feet
R-5
16 feet
R-6
16 feet
R-7
16 feet
R -B
16 feet
INS
District limit but
not higher than the
principal building
B-1
16 feet
B-2
16 feet
B-3
16 feet
B -W
20 feet
B -C
District limit but
not higher than the
principal building
I-1
District limit but
not higher than the
principal building
1-2
District limit but
not higher than the
principal building
1-3
District limit but
not higher than the
principal building
2. Accessory buildings
other than garages shall be limited to ten (10)
feet in height on
all two-family, quadraminium or townhouse unit lots,
except by conditional use permit.
Building Type and Standards.
1. Except as may be expressly allowed by this Chapter, the same or
suitable quality exterior finish building materials as determined by the
Building Inspector shall be used in all accessory buildings over one
hundred fifty (150) square feet, as in the principal building. The
design of all accessory buildings shall also be compatible with the
principal building on the lot. "Compatible" means that the exterior
appearance of the accessory building is similar to the principal
building from an aesthetic, building material and architectural
standpoint so as not to cause:
a. A difference to a degree to cause incongruity as determined by
the City Council; or
b. A depreciation of neighborhood or adjacent property values.
EXHIBIT B
Page 5 of 6
29 2. Pole buildings as defined by this Chapter are allowed as a permitted
accessory structure within the A-1 and A-2 District provided that:
a. The lot or parcel lies within the Rural Service Area, as defined
by the Comprehensive Plan.
b. The lot or parcel on which the building is to be constructed has
an area of five (5) acres or greater.
29 H. Reserved.
Conditional Use Permits. Application for a conditional use permit under this
Section shall be regulated by Section 4 of this Chapter. Such a conditional
use permit may be granted provided that:
1. There is a demonstrated need and potential for continued use of the
structure and the purpose stated.
2. In the case of residential uses, no commercial or home occupation
activities, except as expressly permitted by and in accordance with
this Chapter, are conducted on the property. This restriction shall
include the storage of materials and equipment which are unrelated
to the on-site residential use and activity.
3. The building has an evident re -use or function related to the principal
use.
4. Accessory building shall be maintained in a manner that is compatible
with the adjacent uses and does not present a hazard to public
health, safety and general welfare.
5. The provisions of Section 20-4-2.F of this Chapter shall be
considered and a determination made that the proposed activity is in
compliance with such criteria.
J. Variances and Appeals. Variances and appeals involving accessory
buildings shall be subject to the provisions of Sections 5 and 6 of this
Chapter.
K. Fees. Fees for the review and processing of permit applications and
variance requests shall be imposed in accordance with the fee schedule
established by City Council resolution.
EXHIBIT B
Page 6 of 6