6.1.
Regular Planning Commission
- Meeting Date:
- 12/01/2022
- By:
- Brian McCann, Community Development
Information
Title:
PUBLIC HEARING: Consider a Home Occupation Permit for Sewer Works at 17725 Nowthen Blvd NW
Purpose/Background:
The City received an application from Russell Peterson (the "Applicant") for a Home Occupation Permit for a septic maintenance business called Sewer Works at 17725 Nowthen Blvd NW (the "Subject Property"). The business has operated from the property since 1973, but has not been required to obtain a Home Occupation Permit until now. The Applicant is expanding the business with a second pumper truck on the property which they plan to continue to store outside, and necessitates a Level II Home Occupation Permit because of the increase in use of vehicles.
Notification:
The City attempted to send a mailing via Standard US Mail to property owners within 350 feet of the Subject Property, as noted in the Anoka County Property Records, notifying them of the public hearing. The notice was also published in the Anoka County UnionHerald
Observations/Alternatives:
Subject Property
The Subject Property is zoned R-1 (Rural Developing) Residential, and is guided Rural Developing in the City's 2040 Comprehensive Plan. It is 1.56 acres in size, with steep elevations on the western half of the property where the dwelling and accessory structure are located. The property accesses Nowthen Blvd to the west with a driveway consisting of unimproved surfacing. A Variance to the front setback was approved in 2009 for a 35' x 28' accessory structure, that was proposed to be utilized for personal storage. Surrounding properties are similar in size and also zoned and guided Rural Developing.
Summary
Sewer Works first started operations in 1973 at the Subject Property and has continued operations for the last 49 years. The business will mainly consist of storage of materials and vehicles. The Applicant has stated they have one helper that will come to the site and leave with him in the morning, and they anticipate leaving at 7:00 am, and returning at 5:00 pm from Monday through Friday. When the Applicant plans to retire, the business will be continued by his son at an alternate location outside of Ramsey. The Applicant is requesting to store one (1) of two (2) pumpers outside, and the other will be stored inside the accessory structure. This requires the Level II HOP due to an increase in use related to additional commercial vehicles and outdoor storage.
Additional Considerations
The request for a Home Occupation Permit was code enforcement initiated, after a complaint was received in March of 2022 regarding a semi-trailer visible from Nowthen Blvd. The complaint was verified and a letter was sent to the property owner. Over the last few months, the Applicant has stated that the semi-trailer was not used for storage of business items but was instead used for beekeeping, protection from potential crashes on Nowthen Blvd, and other various uses not related to the business. It has been determined that the semi-trailer is indeed being used for storage related to the home occupation, and is storing materials such as risers, tank lids, pumps, lime, etc. The existing accessory structure does not have space inside with a pumper truck, a large steamer, and other business materials. In the approving resolution, Staff proposes a condition of approval to remove the semi-trailer.
Within the last few weeks, City Staff were informed of a potential second business at the property. Berres Excavating is listed under the Minnesota business filings with an office located at that address. The Applicant's daughter was contacted, and she stated that they're a family member who is temporarily using the address. They do not plan on conducting business from the property, but they are in the process of moving and wanted the State of Minnesota to have an accurate address where they could be reached in the interim. The approving resolution states that a second business is not allowed on the Subject Property. Berres Excavating will not be allowed to operate from this address.
Public Corresponsdence
At the time of writing this case, City Staff received one general inquiry call and they did not state opposition or support for the request.
Alternatives
The Subject Property is zoned R-1 (Rural Developing) Residential, and is guided Rural Developing in the City's 2040 Comprehensive Plan. It is 1.56 acres in size, with steep elevations on the western half of the property where the dwelling and accessory structure are located. The property accesses Nowthen Blvd to the west with a driveway consisting of unimproved surfacing. A Variance to the front setback was approved in 2009 for a 35' x 28' accessory structure, that was proposed to be utilized for personal storage. Surrounding properties are similar in size and also zoned and guided Rural Developing.
Summary
Sewer Works first started operations in 1973 at the Subject Property and has continued operations for the last 49 years. The business will mainly consist of storage of materials and vehicles. The Applicant has stated they have one helper that will come to the site and leave with him in the morning, and they anticipate leaving at 7:00 am, and returning at 5:00 pm from Monday through Friday. When the Applicant plans to retire, the business will be continued by his son at an alternate location outside of Ramsey. The Applicant is requesting to store one (1) of two (2) pumpers outside, and the other will be stored inside the accessory structure. This requires the Level II HOP due to an increase in use related to additional commercial vehicles and outdoor storage.
Additional Considerations
The request for a Home Occupation Permit was code enforcement initiated, after a complaint was received in March of 2022 regarding a semi-trailer visible from Nowthen Blvd. The complaint was verified and a letter was sent to the property owner. Over the last few months, the Applicant has stated that the semi-trailer was not used for storage of business items but was instead used for beekeeping, protection from potential crashes on Nowthen Blvd, and other various uses not related to the business. It has been determined that the semi-trailer is indeed being used for storage related to the home occupation, and is storing materials such as risers, tank lids, pumps, lime, etc. The existing accessory structure does not have space inside with a pumper truck, a large steamer, and other business materials. In the approving resolution, Staff proposes a condition of approval to remove the semi-trailer.
Within the last few weeks, City Staff were informed of a potential second business at the property. Berres Excavating is listed under the Minnesota business filings with an office located at that address. The Applicant's daughter was contacted, and she stated that they're a family member who is temporarily using the address. They do not plan on conducting business from the property, but they are in the process of moving and wanted the State of Minnesota to have an accurate address where they could be reached in the interim. The approving resolution states that a second business is not allowed on the Subject Property. Berres Excavating will not be allowed to operate from this address.
Public Corresponsdence
At the time of writing this case, City Staff received one general inquiry call and they did not state opposition or support for the request.
Alternatives
- Alternative 1: Approve the Home Occupation Permit with conditions attached to the resolution. The use aligns with Zoning Code standards, and the approving resolution would require the removal of the semi-trailer in violation as well as impervious surfacing for the existing driveway. City Staff are supportive of this alternative.
- Alternative 2: Approve the Home Occupation Permit with additional requirements, based on certain findings. City Staff can be supportive of this alternative depending on the additional conditions.
- Alternative 3: Deny the Home Occupation Permit. The business has a longstanding history at the Subject Property, and has operated nearly 50 years without generating complaints regarding the business. The proposed use is compliant with the Zoning Code for home occupation standards. City Staff does not support this alternative.
Funding Source:
The Applicant is responsible for all costs associated with this project and review.
Recommendation:
Recommend the City Council adopt Resolution #22-271 Approving a Home Occupation Permit for Sewer Works at 17725 Nowthen Blvd NW, with the contingency of removing the semi-trailer.
Action:
Recommend the City Council adopt Resolution #22-271 Approving a Home Occupation Permit for Sewer Works at 17725 Nowthen Blvd NW, with the contingency of removing the semi-trailer.
Attachments
- Site Location Map
- Public Hearing Notice
- Mailing Map - 350 Feet
- Land Use Application
- Home Occupation Questionnaire
- Site Photos
- Resolution #22-271
Form Review
| Inbox | Reviewed By | Date |
|---|---|---|
| Brian Hagen | Brian Hagen | 11/23/2022 08:51 AM |
- Form Started By:
- Brian McCann
- Started On:
- 11/03/2022 01:14 PM
- Final Approval Date:
- 11/23/2022