PUBLIC HEARING: Consider Ordinance #14-10 Amending Section 117-115 (B-2 Highway Business District) and 117-120 (H-1 Highway 10 Business District) Allowing for Additional Open and Outdoor Storage; Case of Skeeter Boat Centers

The City of Ramsey has received a request from Skeeter Boat Centers to Amend City Code Section 117-115 (B-2 Highway Business District) in order to allow for the seasonal storage of customers' marine equipment (boats) in the winter months. Their request also includes consideration to waiving surfacing requirements (concrete, bituminous, or gravel) which would allow them to store customers' boats on existing vegetative (grass) surfacing.

There are two (2) zoning districts that create retail areas along the Highway 10 Corridor. These districts are the B-2 Highway Business District and the H-1 Highway 10 Business District. The H-1 District was created for the sole purpose of creating the City's Official Map for future Highway 10 freeway conversion. As part of the creation of that district, additional flexible uses, including open and outdoor storage, was allowed in acknowledgement of the impacts of the future roadway planning. The unanticipated consequence of that decision was concerns from other Highway 10 businesses that were not located in the Official Map that these businesses were not afforded the same flexibility of others. This is the case of the current request. This ordinance will create consistent standards on the Highway 10 Corridor and will help the City achieve its economic development goals.

In 2013, the City Council adopted Ordinance #13-16 approving similar provisions for all areas within an Official Map Overlay or identified for impacts and/or acquisition as part of a public project as an interim use. This previous Ordinance was intended as an interim solution and did not have restrictions on use of gravel in the front yard due to future impacts. The current ordinance is a longer term solution for all parcels along the Highway 10 Corridor, and was drafted with additional minimal standards to take into account the long-term nature.

There are two (2) other similar uses along the Highway 10 Corridor within Ramsey. It is assumed that both of these locations currently engage in the practice of leasing open and outdoor areas for the purposes of seasonal boat storage. This is a very common practice for marine retail centers. The current Ordinance will provide necessary clarity for Staff to better administer our current minimum standards.

The piece of the request that is not included in the draft ordinance is the requested provision to allow for storage on grass surfaces without the need for upgraded surfacing. Staff did not include that in the draft ordinance as this would be inconsistent with the City's current practices, policies and ordinances. Staff is not in objection to having this discussion, and the Commission can certainly recommend that this provision be added. Staff would ask that this be limited to seasonal storage of marine equipment and will have draft language available should the Commission choose to add such language. Staff would also anticipate feedback from other businesses about fair administration and future requests for similar provisions to park recreational equipment, etc. on grass if this is allowed for other businesses.

The Public Hearing was published in the Anoka County UnionHerald.

Alternative #1 - Recommend that the City Council adopt Ordinance #14-10 as drafted. Staff believes that this is a fair ordinance request and balances existing business' needs, economic development goals, and existing policies, practices, and ordinances.

Alternative #2 - Recommend that the City Council adopt Ordinance #14-10 with amendments. The likely amendment would be the provision to allow for parking on a grass surface. Please see Staff's analysis above when considering this amendment. Staff does not object to this alternative, but does recommend some limitations and additional minimal standards based on past experience and feedback.

Alternative #3 - Recommend that the City Council NOT adopt Ordinance #14-10. Staff believes that there is an opportunity to create consistent and fair standards within the Highway 10 Corridor. Currently, there are different standards between the two (2) zoning districts as it relates to open and outdoor storage. In order to better administer our minimum standards, Staff believes that the City Council should adopt some form of ordinance.

Hard costs (public hearing and publication costs) of Ordinance #14-10 have been charged to the Applicant. Soft cost (staff time and administration) of Ordinance #14-10 are being handled as part of normal Staff duties, as this ordinance has a positive benefit for a broader segment of the community than just this one (1) parcel.

Staff recommends Alternative #1, which would adopt Ordinance #14-10 as drafted.

Motion to recommend Alternative #1, adopting Ordinance #14-10 as drafted.