Agenda - Council - 07/24/2018 - Laserfiche WebLink

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(each dealership is required to have five [5] per the State of Minnesota) and eleven (11) customer parking spaces. This would be accomplished by triple stacking vehicles displayed for sale along the southern lot line. The Site Plan does also show eighteen (18) stalls along the south wall of the existing building and it is assumed that that is where the eleven (11) customer parking stalls would be accommodated. The triple stacking of vehicles does not account for the required twenty-four (24) foot wide drive aisle required by City Code. Furthermore, this is based on the assumption that the towing operation would store impounded vehicles on a gravel surface west of existing pavement, which not only does not meet current standards but does not comply with the existing Conditional Use Permit either. The Applicant has stated now that his intention would be to modify the number of tenant suites to a total of fourteen (14). Additionally, the Applicant has noted that, if necessary, he would install additional pavement on the western portion of the Subject Property for the towing/impound operation. However, he does object to installing concrete curb/gutter due to the added costs. The other paved portions of the Subject Property do not include curb/gutter and thus, this would seem to be a reasonable approach for consistency. The Applicant does have two similar business models in operation along Riverdale Drive (7820 and 7850), which are both located within the B-2 Highway Business District. The stated intent of the B-2 District is to provide for and limit the establishment of motor vehicle oriented or dependent and convenience type, high intensity commercial and service activities characteristically located along major traffic carriers. The business model does generally have fewer vehicles displayed outside for sale than a traditional dealership (a lot of sales is conducted via the internet), but there are definitely vehicles present on those properties. Photos from the two sites are included with this case. The City's industrial lands are somewhat limited at this point, highlighted by the recent Comprehensive Plan Amendment and Zoning Amendment to establish a new industrial park west of Armstrong Blvd. Both the H-1 Highway Business District and the B-2 Highway Business District already identifies motor vehicle, implement, and recreation equipment sales and service as a conditional use and keep those uses focused along the Highway 10 corridor. As the City continues to experience growth pressure from the industrial sector, it is important to retain sufficient areas for the general industrial purposes outlined in the E-1 District. Past uses on the Subject Property have been out of conformance with City Code, eiither relating to minimum standards and/or due to blight. While the Applicant is not responsible for what has occurred in the past, amending the E-1 Employment District to expand the uses may not be the best approach to improving the aesthetics at this location. It seems that there may be an opportunity to explore possible enhancements within current regulations and programs. There have been some significant improvements within this general industrial park area and there may be an opportunity to explore options with these property owners within the confines of the existing permitted and conditional uses of the E-1 Employment District. The Planning Commission reviewed the request for a Zoning Amendment and a Conditional Use Permit at their July 12, 2018 meeting. At the Public Hearing, a nearby residential neighbor did express concern with allowing motor vehicle sales on any parcel within the E-1 Employment District. He had also noted it would be appreciated if the signage could be improved on the Subject Property as it was small and oftentimes resulted in people turning around in his neighborhood as it is the first option north of the Subject Property. The Planning Commission also was not supportive of the Zoning Amendment to the E-1 Employment District nor the Conditional Use Permit for the Subject Property. Alternatives Alternative # 1. Adopt an ordinance amending the conditional uses in the E-1 Employment District to include motor vehicle, implement, and recreation equipment sales and service and approve Resolution #18-136 granting a Conditional Use Permit for motor vehicle sales on the Subject Property. The Applicant has two established dealership operations in the city presently and has generally demonstrated that this model can be successful. However, those locations were in a zoning district that identified motor vehicle sales as a Conditional Use. The Subject Property is located within the E-1 Employment District and this district is intended to accommodate general industrial uses. The proposed use doesn't seem to mesh with the intent of the district and certainly wouldn't seem compatible with many uses within existing industrial parks. Staff does not support this alternative.