HomeMy WebLinkAbout10.A.2. Proposed text amendment to Shakopee City Code Section 11.36, Highway Business (B-1) Zone regarding vehicle sales and service-Ord. No. 882General Business 10. A. 2.
SHAKOPEE
TO: Mayor and City Council
Mark McNeill, City Administrator
FROM: Kyle Sobota, Senior Planner
DATE: 01/21/2014
SUBJECT: Proposed text amendment to Shakopee City Code Section 11.36, Highway Business
(B -1) Zone regarding vehicle sales and service -Ord. No. 882. (B)
Action Sought
Adopt Ordinance No. 882, an ordinance amending Shakopee City Code Section 11.36, Highway
Business (B -1) Subdivision 3 regarding vehicle sales and service.
Background
The City of Shakopee has hired consulting group HKGI to study and review current and potential
future land uses in the downtown and Highway 101 / 69 corridor. A recurring comment heard
from the real estate brokers, business community, and the Shakopee Chamber of Commerce
(Chamber) President at the 101 Corridor Study sessions related to a concern about the high
number of used car lots on Highways 101 / 69. It appears from the comments that there is a
belief that the number of used car lots is limiting current and future investment in the 101 / 69
corridor. The consultant HKGI will be presenting the study to the City Council in March.
Although several of the operations located in the corridor comply with all zoning regulations, staff
has routinely spent several hours with several operations enforcing zoning regulations,
conditional use permit conditions, excessive signage, vehicles parking on grass, excessive
numbers of vehicles, unlicensed or inoperable vehicles, responding to inquiries from the State
Dealer Unit, as well as fielding complaints from disgruntled customers.
The Planning Department has proposed a text amendment to change the language in City Code
for vehicle sales, service, and repair, making it a conditional use which would prospectively allow
used vehicle sales only in conjunction with new vehicle sales. At this time there is not a limit to
the number of vehicle sales operations, whether used or new that can be located in the Highway
Business Zone. The proposed language does not limit the number of new vehicle operations, or
service operations that could exist in the corridor.
If the City Council chooses to adopt the proposed language, the existing used vehicle operations
would remain legal, non - conforming uses. The existing lots would be allowed to continue to
operate, provided they are in good standing with their conditional use permits and do not cease
operation for greater than 180 days. The legal, non - conforming status of the existing businesses
would be transferable to future property owners and business owners.
At this time there are 12 vehicle sales operations in the 2 mile 101 / 69 corridor near downtown.
On average there is approximately 1 vehicle dealer every 0.16 of a mile. There are an additional
5 operations in the eastern portion of the city. Planning staff routinely fields questions from
people interested in establishing additional car lots in the 101/ 69 corridor.
Planning Commission Action:
At the December 5th Planning Commission Meeting the Planning Commission held a public
hearing on the proposed text amendment. There were no comments from the public on the
proposed ordinance. The public hearing was closed, and the Planning Commission discussed the
proposed language. The Commission amended the language to require used
vehicle sales operations be wholly owned by a new vehicle sales operation within the City of
Shakopee. The Commission unanimously recommended approval of the text amendment as they
had amended it. The Commission members also expressed the belief that automotive oriented
uses were limiting future investment in the 101 corridor. The attached ordinance includes
the amendment by the Planning Commission.
Recommendation
The Planning Commission has recommended that the City Council adopt Ordinance No. 882, an
ordinance amending City Code Section 11.36 (Highway Business, B -1) Subdivision 3 regarding
vehicle sales and service.
Budget Impact
There is no immediate budgetary impact related to this text amendment. As mentioned during
study sessions it is possible that the amount of automotive related uses may be limiting further
private investment in the 101 corridor.
Relationship to Vision
Requested Action
Offer a motion to adopt Ordinance No. 882, an ordinance amending City Code Section 11.36
(Highway Business, B -1) Subdivision 3 regarding vehicle sales and service, and move its
adoption.
Attachments: Report to Planning Commission
Ord. 882