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Home My WebLink About13.A.1. Possible Revision to Industrial Zone Regulations CITY OF SHAKOPEE /3.;J./. Memorandum CASE NO.: NA TO: Honorable Mayor and City Council Mark McNeill, City Administrator FROM: R. Michael Leek, Community Development Director SUBJECT: Possible Revision to Industrial Zone Regulations MEETING DATE: May 19,2009 INTRODUCTION: At its April 7, 2009 meeting, the Council directed City staff to review the City's regulations related to "vehicle repair" and to develop alternatives that would differentiate among types of vehicle repair (personal automobile, truck, railroad car) permitted in the City's industrial zones (I-I, 1-2, BP). Following is a) a summary of the approaches that other communities take, b) a description of alternatives for revising the City Zoning chapter as it relates to vehicle repair in the industrial zones, and c) a further discussion of other possible changes that staff believes should be further discussed by the Council. After Council has discussed the alternatives, direction is sought from Council regarding possible changes to schedule for public hearing before the Planning Commission. DISCUSSION: Current Industrial Zones: The City's current zoning code has three (3) industrial zones. They are the Light Industry Zone (I- I); the Heavy Industry Zone (1-2); and the Business Park Zone (BP). The current stated purposes of these zones are as follows; 1-1. "The purpose of the light industry zone is to provide an area for industrial, light manufacturing, and office uses which are generally not obtrusive and which serve as a transition between more intensive industrial sites and residential and business land uses." 1-2. "The purpose of the heavy industry zone is to provide an area for industrial uses in locations remote from residential uses and in which urban services and adequate transportation exist." BP. "The purpose of the Business Park zone is to provide areas for the development of office, business and light industrial uses meeting high standards of design and construction and having close proximity to major transportation corridors and/or other industrial zones." Current Definition of Vehicle and Vehicle Repair: Current City Code does not specifically define the term "vehicle repair." It does, however, define the term "vehicle" as follows; H:\CC\2009\05-19\txt_ vehicle repair.doc 1 "Any device in, upon, or by which any person or property is or may be transported or drawn upon a street, except devices used exclusively upon stationary rails or track." The Code goes on to define "vehicle, personal" as a motorbike/cycle, truck with a rating of less than one ton, and vehicle designed to carry not more than 15 passengers including the driver. "Vehicle, Commercial" is defined as any vehicle that is not either a personal or recreational vehicle by definition. The current definition of the term vehicle is significant in that it makes it clear that by definition a railroad engine or car is not a vehicle. Thus "vehicle repair" as identified in the various zones would not apply to repair of railroad engines or cars. However, vehicle repair could still involve personal, commercial and recreational vehicles. Where Vehicle Repair is Currently Allowed: Vehicle repair is currently listed as a permitted or conditional use in the following zones; . N-C; Gas stations by CUP; . B-1; Vehicle sales, service and repair by CUP; . C-C; Gas stations and vehicle sales, service and repair by CUP; . B-3; Gas stations by CUP; . I-I; Vehicle repair by CUP; . 1-2; Vehicle repair by CUP. Other Cities' Approaches to Vehicle Repair in Industrial Zones: Staff began its inquiry by putting out an inquiry through the Minnesota Chapter of the American Planning Association (MnAP A). Staff received information from _ planners in _ different cities. These cities ranged from smaller, non-Metropolitan cities to the City of Minneapolis. The complete list includes the following cities, and their approaches follow; City of Brooklyn Park; Brooklyn Park does not differentiate between types of vehicle repair, and allows it as a CUP in industrial, business park and other business zones. City of Burnsville; Bumsville defines major and minor automobile repair and two classes of "motor fuel stations" based on number of fuel dispensers. The code then goes on to identify within which commercial and industrial zones the defined uses are permitted or permitted by conditional use permit. City of Chanhassen; Chanhassen responded that it does not have a heavy industrial zone, but only light industrial. By definition it permits automotive repair only. It regulates other factors as "performance standards." City of Fridley; H:\CC\2009\05-I9\txt_ vehicle repair.doc 2 Fridley provides definitions of different types of garages (Heavy Duty Repair, Private, Public, and Repair), and uses these definitions in identifying the types of garages that are allowed in various zoning districts. City of Minneapolis; Minneapolis defines automobile major and minor automobile repair, but allows truck repair in their 1-1 and 1-2 industrial zones. City of New Prague; New Prague only defines "automobiles," and defines "automobile body shop," "automobile service station/motor fuel station," and "automobile service station." City of Willmar; In Willmar, automobile and truck repair is allowed in a Limited Industry District. For other vehicles and heavy equipment, the use would be restricted to a General Industry District which allows more intense uses. Other Possible Revisions: Some of the information related above points out that some other cities take different approaches to the types of industrial uses they allow in the City, and thus the types of zones they have created. For example, Chanhassen does not have a heavy industry zone, while the City of Will mar has only two (2) zones. Given the underlying age of the City's industrial zoning provisions, the Council may wish to discuss whether to further revise them. For example, it may wish to eliminate from the I-I and/or B-P zones, uses that are already allowed in the 1-2 Zone. Areas of the City Affected by Possible Changes: The City has several areas of industrially- or business park-zoned land that might be affected by possible changes in the text. These include; . 1-1 south of U.S. 13 and along Stagecoach Road; . 1-1 and 1-2 within the Valley Green Business Park ares; . BP in the Dean Lakes project; . I-I and 1-2 along CR 101; . I-2 west of the Downtown. A larger discussion, probably best undertaken separately, is whether the City's current industrial zones are ideally located or should be re-evaluated with the next comprehensive plan review. (See attached map) AL TERNA TIVES: Vehicle Repair: H:\CC\2009\05-19\txt_ vehicle repair.doc 3 1. Take no action regarding a text amendment related to vehicle repair. 2. Direct staff to prepare alternative definitions for the repair of personal and commercial vehicles, along with revisions as to which zoning district(s) in which to allow commercial vehicle repair, and schedule a public hearing on the proposed text amendments. 3. Direct staff to prepare only revisions as to which zoning district(s) in which to allow vehicle repair, and schedule a public hearing on the proposed text amendments. 4. Table the item for additional information. Industrial Zones: 1. Take no action at this time to otherwise revise the Light Industry Zone (1-1), Heavy Industry Zone (1-2) and Business Park Zone (B-P). 2. Direct staff to proposed text amendments that would realign the I-I and B-P Zones such that uses allowed in the 1-2 Zone (such as warehousing) would not be allowed in them. The rationale for the changes would be that a) the I-l Zone is intended to be a transitional zone from the uses in the 1-2 zone and B-P is intended to provide an area for office and business uses meeting a high standard of design. 3. Table the item for additional information. CITY GOAL RELATIONSHIP: This item relates to Goal D. Vibrant, resilient and strong. ACTION REQUESTED: Council is asked to 1) provide direction to staff regarding the nature of a text amendment( s) related to vehicle repair to bring to a public hearing before the Planning Commission, and 2) provide direction to staff regarding the nature of a text amendment( s) (if any) regarding the scope of the 1-1, 1-2 and B-P zones. ~~~> R. ichael Leek Community Development Director H:\CC\2009\05-19\txt_ vehicle repair.doc 4 Property Zoned 1-1,1-2, and BP ~ ~ ;~~~ ~ ~.~ : \" I \,,,,-,\ l:.L,..; ~ ~-~;~-", ~ iT ,TU ........ ,~ i~, ..,\~!;." '4': - .1' - .tall.! ~lil if; ," ',- , ,,n I, ,~ T J J ~ .. ~ ~ r I r 'r c, 'liIiI8U' '11 /II T " D City Boundary I I I BIi/l/li~i I i . 'J ,.Il ij5: I I II I I " , ,-(I" , ,] o Business Park, BP -......---" ~I! .. - I; 1\ - ,~t :i o Light Industrial, 1-1 'C/ .. . ~ " :<'.\ , -" 1'1' _ Heavy Industrial, 1-2 -, .~jOjd; 1b wL - .... ~1. ~;~,r ..,..)!. .,~ HUll Parcels . . I I I I : I "'~ 'I' I I iI (? /'lloj 1 I ~ I I SHAKOPEE ~ - - - -- - - ----