Review Update on Concept Plan for Ramsey Raceway; Case of Ramsey Raceway, LLC

The purpose of this case is to receive an update from Karl Janzen of Ramsey Raceway. Mr. Janzen desires to discuss the proposal to relocate Ramsey Raceway in concept before preparing official site plans for review.

Mr. Janzen originally discussed the request with the City Council at the July 22, 2014 Work Session. Consensus of the City Council at that meeting was to explore opportunities and other locations for a permanent location for Ramsey Raceway. Staff discussed an update with Mr. Janzen on September 3, 2014. Attached to this case is information provided to Mr. Janzen by Staff on potential alternative locations as well as results of an unofficial noise study performed by the Ramsey Police Department.

No additional written materials are provided at this time, but Mr. Janzen provided the following verbal update and requested feedback from the City Council.
 
 

1. Ramsey Raceway is negotiating with a Property Owner near their current location. The details of that negotiation are not yet know and Mr. Janzen is awaiting a response from this Property Owner.
2. According to Mr. Janzen, the other parcels Ramsey Raceway has explored do not fit into the financial pro-forma of their business given the asking price and infrastructure needed for these locations.
3. According to Mr. Janzen, several of the suggested locations are too close to residential developments.
4. According to Mr. Janzen, several of the suggested locations are too far separated from public roadways.
5. According to Mr. Janzen, Ramsey Raceway is also exploring locations outside of the City of Ramsey.

 
Mr. Janzen is requesting feedback and direction from the City Council on the following:
 
 

1. Ramsey Raceway is seeking a location to serve them for the next five (5) years that will allow them to build up reserves to eventually purchase a permanent location. This could include the Anoka County parcel as originally suggested or the parcel currently in negotiation closer to the current location for Ramsey Raceway.

On August 1, 2014, the Ramsey Police Department completed an unofficial noise analysis at the existing Ramsey Raceway. The results of this study are included in this case for review. It is possible that with proper separation and buffer that noise levels would not exceed acceptable levels, but do have the potential to be close to maximum allowable decibels. It is also noted that the ambient noise levels at the proposed location south of Highway 10 are lower than the ambient levels at the current location. Please note that noise readings for enforcement purposes is governed by the Minnesota Pollution Control Agency and is measured at the adjacent property based on the underlying land use, not at the source of the noise itself. A copy of applicable noise regulations is attached for reference purposes.

Notification is not required for this presentation. If an official land use application is submitted, the City will follow the required Public Hearing notification procedure.

Original Request

The City has received a request from Karl Janzen, registered agent for Ramsey Raceway, LLC. The Applicant currently operates Ramsey Raceway at 14550 Armstrong Blvd NW. The City granted an Interim Use Permit to Ramsey Raceway, as the proposed use was determined to be an acceptable interim use of the site until such time it was needed for roadway purposes. The current site is owned by the City, and is needed for the future Armstrong Interchange, anticipated to commence construction in late 2014 or early 2015.

The Applicant has been in discussions with Anoka County regarding a parcel owned by Anoka County located west of Llama Street, south of Highway 10 (Anoka County PID: 29-32-25-14-0014). Anoka County had originally acquired this parcel for purposes of a future roadway crossing of the Mississippi River into the City of Dayton. This future river crossing is noted in the Comprehensive Plans for both the City and the County. However, the exact timing and alignment is undetermined at this time. With that in mind, Anoka County has expressed interest in allowing Ramsey Raceway to relocate to this site, at least for an interim period of time.

The Property is located within the R-2 Residential District. This use is classified as Outdoor Commercial Recreation. Outdoor Commercial Recreation is not listed as a Permitted, Conditional, or Accessory Use in this Zoning District. Therefore, an Interim Use Permit or Zoning Amendment to the Official Zoning Map is required.

The request appears to be very similar to the current operation of Ramsey Raceway. The Applicant is proposing a similar clay track with a gravel parking lot for attendees and racers. A very preliminary site plan is attached for your review.

When considering whether or not to approve an Interim Use Permit, the City Council should consider the following factors:
 

1. Is the proposed use consistent with the long term vision for future land use of this parcel (Comprehensive Plan)?
2. If not part of the long-term vision of the area, is the proposed use an acceptable use of the Property for an interim period of time, but not the long-term vision of the area?

Other factors to consider are compatibility of the surrounding area and compatibility with the Highway 10 Access Planning Study. The City should be able to gain valuable insight through the potential, future Public Hearing as to the compatibility of the adjacent residential areas (Bowers Drive, Alpaca Estates). Additionally, any site plan would need to ensure the use would not conflict with the proposed Riverdale Drive extension shown in the Highway 10 Access Planning Study.

All costs associated with processing the application are the responsibility of the Applicant.

This topic report is intended as a place holder for the Applicant to present updated information to the City Council.

No action is being requested with this case. This case is an opportunity for the City Council to relay feedback to the Applicant and submit questions that need to be answered with any official Application.