Adopt Ordinance #18-09 Amending Conditional Uses in the H-1 Highway 10 Business District (Project No. 18-113); Case of Baker White

In late December, 2017, Baker White Inc. (the "Applicant") submitted a building permit application for tenant improvements at 6111 Highway 10 NW (the "Subject Property") to create a new product known as Sample Sticks. After multiple discussions with the City Attorney's office, it was determined that the improvements were for a use that is classified as Light Manufacturing, which is not permitted in the H-1 Highway 10 Business District (the zoning district in which the Subject Property is located). Staff relayed this information to the Applicant, as well as the owner of the property, and after multiple conversations, as well as an update to the City Council, the Applicant proceeded to apply for both a Zoning (text) Amendment to permit Light Manufacturing as a Conditional Use and a Conditional Use Permit (CUP) for this use. This portion of the review is to evaluate the application for the Zoning Text Amendment to allow light manufacturing as a Conditional Use in the H-1 Highway 10 Business District.

Staff attempted to notify all property owners within the H-1 Highway 10 Business District via standard U.S. mail of the Planning Commission meeting and published the Notice of Public Hearing in the Anoka County UnionHerald.

City Code Section 117-120 (H-1 Highway 10 Business District) currently outlines permitted, conditional, and accessory uses in the district. The intent of the H-1 Highway 10 Business District is to allow for uses that minimize traffic, vehicular access, and facilitate orderly transition of the corridor while allowing the property owners the ability to utilize their property for economic benefit until such time as the U.S. Highway 10 transportation system improvements are initiated.

Light manufacturing is defined in Section 117-1 - Definitions, "Light manufacturing means the processing and fabrication of certain materials and products where no process involved will produce noise, vibrations, air pollution, fire hazard or noxious emission which will disturb or endanger neighboring properties." Staff notes there is no definition of manufacturing or heavy manufacturing in Ramsey's City Code.

The Planning Commission met and held a public hearing on May 3, 2018 to discuss the Zoning Text Amendment. No written or oral comments were received. The Planning Commission recommended approval of Ordinance #18-09, updating the H-1 District to allow for light manufacturing with no outdoor storage as a conditional use. The Planning Commission noted that the current H-1 District regulations do allow for outdoor storage in the side and rear yards of properties under certain conditions. The Planning Commission also noted that other cities allow light manufacturing along their highways and light manufacturing seems to fit with the intent of the district in certain situations.

The City Council met to introduce the ordinance on May 22, 2018. The City Council received no written or public comment.

Alternatives

Alternative #1. City Council adopts Ordinance #18-09. This would update the Zoning Regulations to allow light manufacturing as a conditional use in the H-1 District. Staff and Planning Commission support this alternative.

Alternative #2. City Council adopts Ordinance #18-09 with amendments. This would update the Zoning Regulations to allow light manufacturing as conditional use with amendments as City Council sees fit in the H-1 District. Staff and Planning Commission would support this alternative if the City Council did not feel the existing outdoor storage regulations address their vision for Highway 10.

Alternative #3. City Council denies Ordinance #18-09. This would leave the Zoning Regulations as-is, which does not allow light manufacturing in the H-1 District. Staff would not support this alternative based on the findings from the Planning Commission and comparisons with comparable communities.

Alternative #4. Table the current application in order to have Staff research additional topics or draft ordinance amendments. Staff would support this alternative if there was specific language or other case studies the City Council felt necessary before making a motion.

The Applicant is responsible for all costs with processing the Application.

The Planning Commission recommends that the City Council adopt ordinance #18-09.

Motion to waive the City Charter requirement to read the ordinance aloud and adopt Ordinance #18-09 amending the H-1 Highway 10 Business District to include Light Manufacturing as a Conditional Use.

Roll Call Vote:

Councilmember Johns
Councilmember Kuzma
Councilmember Shryock
Councilmember Riley
Acting Mayor LeTourneu