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B <br />ACKGROUND <br />16 <br />As City Council Members are aware, the updated Zoning Ordinance went into <br />17 <br />effect on December 21, 2010, and since that date the Planning Division has been <br />18 <br />monitoring the many different nuances of this broad document. However, in <br />19 <br />early 2012, it became evident that certain clarifications were necessary in order <br />20 <br />for the Planning Division to continuing supporting certain uses and/or to allow <br />21 <br />new uses to occupy the districts. <br />22 <br />Unlike the previous case, this request is predicated on language absent from the <br />23 <br />Code. Specifically the Zoning Ordinance makes no mention of warehousing <br />24 <br />and/or distribution as a permitted or conditional use in the Office/Business Park <br />25 <br />District which creates conflict and ambiguity when limited production and <br />26 <br />processing is a permitted use and which use relies heavily on the distribution and <br />27 <br />often warehousing of the goods produced. The same clarification is necessary in <br />28 <br />the Regional Business District assuming the city Council adopted the previous <br />29 <br />request by the Planning Division. <br />30 <br />As a way to understanding the situation (for amendment purposes) the Planning <br />31 <br />Division observed the Oakcrest Avenue area, generally from Fairview Avenue to <br />32 <br />Cleveland Avenue along both sides of the street (although not specifically <br />33 <br />observed/monitored, the same area along County Road C has very similar uses). <br />34 <br />The Oakcrest Avenue properties (except for Roseville Office Plaza, Radisson and <br />35 <br />Days Inn) have traditionally been light industrial uses of manufacturing, <br />36 <br />production, processing, warehousing and distribution. To gain a better <br />37 <br />perspective of what is occurring in Oakcrest Avenue area, the Planning Division <br />38 <br />visited different sites multiple times. This area consists of eight multi-tenant <br />39 <br />office/warehouse buildings, all with dock doors; the newest building, 1975 <br />40 <br />Oakcrest, was constructed in 2006. Our “inspections” confirmed that many uses <br />41 <br />within these structures included varying production, processing, manufacturing <br />42 <br />and warehousing, and most all had some form of distribution. <br />43 <br />Fastenal, which bills itself as America's largest industrial supply store, at 1920 <br />44 <br />Oakcrest, is a good example of such a use. They occupy 6,000 sq. ft. of the <br />45 <br />30,000 sq. ft. building and have approximately 10 to 16 pick-up trucks that are <br />46 <br />used for distribution. Although one might consider that number of vehicles to be <br />47 <br />high, the Planning Division never witnesses more than two vehicles entering or <br />48 <br />leaving the site in a hour time frame – this is not to say that the frequency is not <br />49 <br />greater, but rather that such an ancillary use does not appear to come and go <br />50 <br />frequently as other distribution uses or services. The Planning Division would <br />51 <br />deem the distribution at Fastenal as clean and non-impactful to the area with <br />52 <br />trucks parked in the lot awaiting orders or indoors for loading. <br />53 <br />Another unique property/situation lies at 1995 Oakcrest at the former Arthur <br />54 <br />Schuster building. Here, a building initially designed and constructed as an <br />55 <br />office, showroom, warehousing building, was modified years ago into an interior <br />56 <br />design firm consisting mainly of office with limited warehousing. The building, <br />57 <br />which the Planning Division was allowed to tour, has a modest office component, <br />58 <br />but largely is a warehouse that boasts two rear dock doors (previously there were <br />59 <br />three, but one was converted to office use). The complexity here is that the <br />60 <br />initial/former use, since the conversion occurred many years ago, cannot be <br />61 <br />Amdt7_RCA_032513.doc <br />Page 2 of 4 <br /> <br />
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