HomeMy WebLinkAbout4C General Industrial Use District - Motor Vehicle Sales PC Report
4646 Dakota Street SE
Prior Lake, MN 55372
PLANNING COMMISSION AGENDA REPORT
MEETING DATE: MAY 1, 2017
AGENDA #: 4C
PREPARED BY: CASEY MCCABE, COMMUNITY DEVELOPMENT SPECIALIST
PRESENTED BY: CASEY MCCABE
AGENDA ITEM:
CONSIDER AMENDMENTS TO SUBSECTION 1102.1403, USES PERMITTED
WITH CONDITIONAL USE PERMIT, OF THE PRIOR LAKE ZONING ORDI-
NANCE TO ALLOW MOTOR VEHICLE SALES AS A USE PERMITTED WITH
CONDITIONAL USE PERMIT IN THE I-1, GENERAL INDUSTRIAL USE DIS-
TRICT
DISCUSSION: Introduction
The purpose of this Public Hearing is to consider amendments to Subsection
1102.1403, Uses Permitted with Conditional Use Permit, of the City of Prior Lake
Zoning Ordinance to allow Motor Vehicle Sales as a Use Permitted with Condi-
tional Use Permit (CUP) in the I-1, General Industrial Use District.
History
The applicant, Universal Motors, operates a business at 16720 Welcome Avenue
SE in a building that was constructed in 2015. When the building was proposed,
the applicant planned to operate an auto body and motor vehicle service and
repair business, which is permitted with conditions in the I-1, General Industrial
use district. The applicant did anticipate a small amount of ancillary online motor
vehicle sales but does not ‘display’ the vehicles on the property. The motor ve-
hicle sales portion of the business has grown and the applicant would like to ex-
pand.
The Prior Lake Zoning Ordinance defines Motor Vehicle Sales as, ‘Display, sale
and rental of automobiles, trucks, watercraft and recreational vehicles; motor ve-
hicle service and repair often occur in conjunction with this use. Characteristics
may include outdoor activity, outdoor sound systems, truck deliveries, night and
weekend operating hours, and test driving on nearby streets.’
Current Circumstances
Universal Motors has requested approval of an ordinance amendment to allow
Motor Vehicle Sales as a CUP to ensure their operations comply with the City of
Prior Lake Zoning Ordinance. Provided the City Council approves the ordinance
amendment, the applicant would then request Planning Commission approval of
a CUP for Motor Vehicle Sales in the I-1, Use District prior to expanding their
operations with the addition of a second building and expansion onto a neighbor-
ing lot.
City staff has proposed the following minimum conditions for Motor Vehicle Sales
in the I-1 Use District. If approved, no Motor Vehicle Sales would be permitted in
the I-1 use district except by Conditional Use Permit. In addition to the minimum
conditions below, the use shall comply with the requirements of all the general
conditions provided in Subsections 1108.202 (Standards for Conditional Uses),
2
with the Industrial Performance Standards in Subsection 1102.1500, with the
General Performance Standards in Section 1107, and with any other conditions
the Planning Commission may impose that are intended to promote the health,
safety, and welfare of the residents within the City to maintain the characteristics
of a neighborhood.
Motor Vehicle Sales. Conditions: [Proposed]
a. All outdoor sales or rental lots shall be operated in conjunction with
a building or buildings.
b. The building and the sales or rental lot shall be on one contiguous site.
c. All vehicles shall be located on hard surfaces in accordance with Section
1107. The hard surfaces shall meet the landscaping and design require-
ments of Subsection 1107.200.
d. String lighting is prohibited.
e. No outdoor public address system shall be audible from any parcel lo-
cated in an “R” Use District.
f. No display or storage of motor vehicles shall be permitted on any pub-
lic right-of-way.
g. Test driving shall be in accordance with all applicable federal, state and lo-
cal laws and regulations.
Conclusion
Approval of the proposed amendment would add Motor Vehicle Sales as a Use
Permitted with Conditional Use Permit in the I-1, General Industrial Use District.
Subsection 1108.600 (Policy for Amendments) of the Zoning Ordinance states,
recommendations of the Planning Commission and final determinations of the
City Council shall be supported by findings addressing the relationship of the pro-
posed amendment to the following policies:
In the case of amendments to the formal text of this Ordinance:
➢ There is a public need for the amendment, or
➢ The amendment will accomplish one or more of the purposes of this Ordi-
nance, the Comprehensive Plan or other adopted plans or policies of the City,
or
➢ The adoption of the amendment is consistent with State and/or federal re-
quirements.
In city staff’s opinion, the proposed ordinance amendment will help accomplish
the following Findings and Purpose of the Zoning Ordinance:
i. Protect the residential, business, industrial and public areas of the com-
munity and maintain their stability.
ii. Promote the most appropriate and orderly development of the residential,
business, industrial, public land and public areas.
iii. Provide for compatibility of different land uses by segregating, controlling
and regulating unavoidable nuisance producing uses.
iv. Maintain a tax base necessary to promote the economic welfare of the
City by insuring optimum values for property in the City.
3
v. Establish a continuing system of review of this Ordinance to insure it will
be amended to meet changing needs of the community and advances in
science and technology.
If the proposed ordinance amendment is approved by the City Council, staff an-
ticipates the applicant will request Planning Commission approval of a CUP to
allow Motor Vehicle Sales in the I-1 Use District later this summer.
ISSUES: Motor Vehicle Sales is currently only permitted in the C-2, General Business Use
District by Conditional Use Permit. City staff has received another inquiry from a
local resident who has interest in operating a small-scale motor vehicle repair and
sale business in the I-1, General Industrial use district. The applicant’s business
differs from a traditional auto dealership in that most sales are conducted online
and a limited number of customers visit the property to view the vehicles.
Staff is requesting the Planning Commission review and discuss the proposed
amendment and recommend the City Council approve the amendment, as pro-
posed or as may be further amended by the Planning Commission.
ALTERNATIVES: 1. Motion and a second to recommend the City Council approve the amend-
ments to Subsection 1102.1403 of the Zoning Ordinance, as proposed or as
may be further amended by the Planning Commission.
2. Motion and a second to recommend the City Council deny the proposed
amendments to Subsection 1102.1403 of the Zoning Ordinance.
3. Motion and a second to table discussion of the item to a future meeting date
and provide staff with direction.
RECOMMENDED
MOTIONS:
Alternative #1