Loading...
6.10. SR 03-17-1997ty of iver ITEM 6.10. MEMORANDUM TO: FROM: DATE: Mayor and City Council Scott Horlicker, Planning Assistan~ March 17, 1997 SUBJECT: Request for Ordinance Amendment to allow Commercial Kennels in the I1 and I2 Zoning Districts, Public Hearing Case No. OA 97-2 Request At the direction of the City Council, staff reviewed a request by Mr. Tom Droegemueller to amend the zoning code to allow commercial kennels in the 11 and I2 zoning districts as a conditional use. Attachments · Ordinance No. 97- · Letter from Tom Droegemueller dated 1/7/97 Overview Background The city has received a request from Mr. Droegemueller to construct a commercial kennel on property he owns in the McChesney Industrial Park. The property is currently used for his manufacturing business. It is his intention to continue operating his manufacturing business at this site; the commercial kennel would be in addition to the existing business. Presently commercial kennels are allowed in the A1 (Agricultural Conservation) district and the Rla (Single Family Residential) district. In order to accomplish what Mr. Droegemueller is requesting, the zoning code would have to be amended to allow commercial kennels in the Il(Light Industrial) and I2 (Medium Industrial) districts. In 1996, the City Council approved the following amendments to the zoning code affecting kennels: 13065 Orono Parkway · P.O. Box 490 · Elk River, MN 55330 · (612) 441-7420 · Fax: (612) 441-7425 Memo to the Mayor and City Council/©A 97-2 March 17, 1997 Page 2 In August 1996, the zoning code was amended to revise the list of permitted and conditional uses in the industrial zones. The list of allowed uses was amended to better reflect the intended purposes of the 2 industrial zones. As part of that process kennels were excluded from the list of allowed uses. In November 1996, the City again took a look at kennels, amending the zoning code to establish a definition for commercial kennels and private kennels. During the review process for this amendment, appropriate zones in which kennels should be allowed were also examined. As part of this amendment, commercial and private kennels were established as allowed uses in the A1 and Rla districts. Analysis The following issues are associated with the proposed ordinance amendment and should be considered: Mr. Droegemueller has indicated that his proposed kennel would fit in well with his situation in McChesney Industrial Park and not affect the operation of his business. However, even though this request was triggered by a request for a specific property, it affects all property in the light industrial and medium industrial districts. Commercial kennels are not typically considered an industrial use. The I1 district was established to accommodate manufacturing, warehousing and similar industrial uses and the I2 district was intended to accommodate more intense manufacturing and processing than would be allowed in the I1 district. Because of the hmited supply of industrial land within the city, it would seem prudent to take a hard look at allowing non-industrial uses in the I1 and I2 districts. Even though in Mr. Droegemueller specific situation the construction of a kennel would not impact his existing industrial use, this may not be the case in other locations. Industrial property, of which there is a limited amount, could be developed as a non-industrial use and thereby possibly eliminating a future industrial tenant. Elk River has a large amount of agricultural and residential land available for development as a commercial kennel. According to the Comprehensive Plan, the city is concerned about providing an appropriate industrial base to supply jobs and ensure a strong tax base. The industrial districts were set up to help accomphsh s:\planningkscott\oa97-2cc.doc Memo to the Mayor and City Council/OA 97-2 Page 3 March 17, 1997 this and it is not clear how allowing commercial kennels in the industrial zones fits in with the idea of providing a strong industrial base. Planning Commission Meeting At the Planning Commission meeting held on February 25, 1997 no one spoke at the public hearing. The Commission discussed the limited amount of industrial zoned property and the impact that allowing non-industrial uses such as kennels would have on the supply of industrial property. Recommendation The Planning Commission and staff recommend the Council take a hard look at allowing commercial kennels, which could be considered a non-industrial use, in the industrial districts. Provided the kennel is indoors and the animals are not allowed outside it is not likely that commercial kennels will have an adverse impact on the other uses allowed in industrial zones. The question is does the City Council want to allow commercial kennels, which could be considered a non-industrial use, in the industrial zone when there is ample land currently zoned A1 and Rla on which commercial kennels can be located. Because of the non-industrial nature of commercial kennels, the limited supply of industrial land available for development and the large amount of agricultural and rural residential land available for development as commercial kennels, the Planning Commission recommends denial of the proposed ordinance amendment allowing commercial kennels in the industrial districts. If the Council decides to approve the proposed ordinance amendment allowing commercial kennels in the industrial districts, it may be appropriate to list commercial kennels as a conditional use. The attached ordinance, which hsts commercial kennels as a conditional use in the I1 and I2 districts, is included for the Council's consideration should the Council decide to approve the proposed ordinance amendment. s:Xplanning\scott\oa97-2cc.doc ORDINANCE 97- CITY OF ELK RIVER AN ORDINANCE AMENDING SECTION 900.12 OF THE CITY OF ELK RIVER CODE OF ORDINANCES RELATING TO DEFINITIONS AND CONDITIONAL USES IN THE I1 ZONING DISTRICT CASE NO. OA 97-2 The City Council of the City of Elk River does hereby ordain as follows: Section 1. Section 900.12(14) of the City of Elk River Code of Ordinances titled "Permitted, Accessory, and Conditional Uses" is hereby amended to add the following conditional use: 14. I1 Light Industrial C. Conditional Uses xv. Commercial kennels (indoor) Section 2. That this Ordinance shall take effect and be in full force from and after the date of its pubhcation. Passed and adopted by the City Council of the City of Elk River this __ of , 1997. day ATTEST: Henry A. Duitsman, Mayor Sandra A. Thackeray, City Clerk TADSON 18936YORKSTREETN.W..ELKRIVER, MN55330.(612)441-4410.FAX(612)441-4410 Jan. 7, 1997 Mr. Hank Duitsman, Mayor of Elk River 12354 Ridgewood Drive Elk River, Mn. 55330 Dear Mr. Mayor; We are located in the McChesney Industrial Park on Meadow- vale Road in Elk River. With your permission we would like to build a dog and cat kennel facility on our property. We have written letters to all the businesses and all the residences within 300 feet of our property. Everyone has agreed to allow us to have a kennel that will be a completely "inside" arrangement. The building will be sound insulated to contain barks and meows with a floor drain system that will have drains to contain all excrements for disposal into the sewer system. We have worked hard during the past t0 years to keep the ground surrounding our present building neat and attractive. We have planted a variety of trees and shrubs which are water- ed by an automatic sprinkler system. We will do the same type thing around our kennel building. My son, Reid and his wife, Julie are animal lovers with ex- tensive experience in working with animals. They will wel- come your support. The America Boarding Kennel Association has provided us with books and building plans to help in accomplishment of this project. It is a distinct possibility we may provide "dog pound" services as a part,,of our work with animals. We will be privileged to meet with you to elaborate on this endeavor. I will be calling you soon to obtain your opinion about the above. Sincerely, TAD S O~L~. Inc/} '" ... /. Tom Droegemue LI/er / / ./ , / /'i · Heating ~,,ould be designed so that temperatures can be maintained between 60°80 degrees Fahrenheit. Humidity should be maintained between 30-70%. Proper drainage requires that the cement floor be sloped properly during construction (¼, per foot is adequate). Drainage should be quick and complete. (See drawing of typical drainage system, below. ) Prefabricated, modular runs in which the waste drainage system is self-contained may be placed on level floors, with a row of runs being serviced by a single floor drain (minimum 3' diameter). Radiant heat in the floor expedites drying and provides heat at the level of the dogs. it also provides a "warm spot" and a "cool spot" in each enclosure, so that the dogs might choose their preferred temperature. The finish on the floor of the kennel should not be so smooth that it becomes slippery when wet, but not so rough that it is difficult to clean or is hard on the dog's feet. Indoor-Outdoor kennels house the dogs in indoor primary enclosures and allow them access to outside secondary enclosures for exercise, usually by means of guillotine doors. All-indoor kennels may use banks of cages as primary enclosures, with dogs carried or walked to exercise runs which are time-shared by several boarders. Or, they may offer each dog full-time access to an individual primary-secondary run, separated by a guillotine door.