HomeMy WebLinkAbout1995-12-07 NAC Planning ReportBackground
Northwst Associated Cnsultants, inc.
COMMUNITY
PLANNING REPORT
EXECUTIVE SUMMARY
PLANNING DESIGN MARK ET RESEARCH
TO: Mike Robertson
FROM: Cary Teague/Scott Richards
DATE: 7 December 1995
RE: Oak Park Heights Stillwater Ford Rezoning/CUP
FILE NO: 798.02 95.21
Mr. Dennis Hecker, Stillwater Ford-Lincoln-Mercury, is requesting a rezoning of property
containing the existing Stillwater Ford and adjacent undeveloped property, from 0-Open
Space to B-2 General Business, in order to expand the outdoor parking/sales and service
area. The subject property was part of land annexed in March of 1991. All of the land
within the annexation area is held in an "0", Open Space Conservation zoning
classification, until which time appropriate zoning is requested.
Additionally, the applicant is requesting a conditional use permit to allow open and outdoor
service and sales as an accessory use. The applicant has recently purchased the subject
property, which is located south of Highway 36 and west of Norell Avenue.
Attached for Reference:
Exhibit A Site Location
Exhibit 6 Specific Lots
Exhibit C Existing Stillwater Ford Site
Exhibit D Site Plan
Exhibit E Grading Drainage
Exhibit F Lighting Plans
Exhibit G Comprehensive Plan Land Use Map
5775 Wayzata Blvd. Suite 555 St. Louis Park, MN 55416 (612) 595-9636-Fax. 595-9837
ISSUES AND ANALYSIS
Rezoning
In consideration of the rezoning, a determination must be made in regard to the
acceptability of the proposed land use. As mentioned previously, the applicant has
requested a rezoning of the property from 0-Open Space to B-2 General Business.
Rezoning Evaluation Criteria: Section 401.16 A. 5 of the Zoning Ordinance directs the
City Council to consider the possible adverse effects of the proposed amendment. Its
judgements must be based upon (but not limited to) the following factors:
1. Relationship to the municipal comprehensive plan.
2. The geographical area involved.
3. Whether such use will tend to or actually depreciate the area in which it is
proposed.
4. The character of the surrounding area.
5, The demonstrated need for such use.
612 595 9837 P.03/08
Comprehensive Plan: The existing land use plan, as contained within the
Comprehensive Plan designates the subject site for commercial uses. The site is
located within Planning District #17, which also designates the subject property for
commercial uses.
Compatibility: The Zoning Ordinance stipulates that the proposed use should be
compatible with present and future and uses and the character of the area. In
determining the acceptability of the proposed zoning amendment, it is beneficial to
examine surrounding land uses. The following is a listing of uses and zoning
designations which surround the subject site:
Direction
North Commercial north side
of Highway 36
South Agriculture/Undeveloped 0 Open Space
East Stillwater Ford B-2 General Business
West Stillwater Motors (Township) Commercial (Township)
2
Zoning
Commercial (Stillwater)
As indicated above, the surrounding land uses include nclude commercial and ace
therefore, the s open proposed rezoning
p p g of the property to B is considered
land us consistent
with the surrounding uses,
Area Depreciation: An expansion of corn in
commercial use �n this area would not
negatively effect property values in the area,
Conditional Use Permit
812 595 9837 P.04/08
tl
The purpose of a conditional use ermit is to provide p p ode the City of Oak
Heights with a reasonable degree of discretion in
n detern��ning the suitability of certain
designated uses
g upon the general welfare, public health and
rr� safety. In making this
determination, whether or not the conditional use is to be all
owed, the City may consider
the nature of the adjoining land or buildings, whether ether or not a similar use is already in
existence and located on the same premises y
p s or on other lands immediately close b the
effect upon traffic into and from the premises, �r
p es, or any adjoining roads, and all such other
or further factors as the City may deem a rere u i s it
p q e of consideration in determining he
effect of such use on the general welfare g
9 public health and safety.
As mentioned above, the proposed use is a
p n expansion of the Stillwater Ford car
dealership. Adjacent uses are compatible, including p uding another car dealership to the west_
Section 401 A 1 D.6, of the Oak Park Heights zoning
g g ordnance states that open or outdoor
service, sale and rental as an accessory use is a conditionally permitted use within the B-
2, General Business zoning district rovided the following:
p
Outside service, sales and equipment re
rental connected with the principal use
is limited to thirty percent of the rose floor f r area of the principal use.
This provision of the ordinance is not ertinent to
p outdoor car sales lots. It is
intended to regulate outdoor sales of a much more limited t d capacity adjacent to retail
sales operations with a majority of their inventory within the enclosed structure.
2. outside sales areas are fenced or i
scre�:ned from view of neighboring
residential uses or an abutting residential in
identtal district in compliance with Section
401.038.7 of the oak Park Heights zoning g ordrnance
There are no residential uses existing or anticipated pated to abut this use, therefore,
additional screening or fencing is not necessary. The a
parking tat shaft be required
to have at least a five foot setback area from the property lines that will be
landscaped.
3
14 Ub
3 All lighting shall be hooded and so directed that the light source shall not be
visible from the public right -of -way or from neighboring residences and shall
be in compliance with Section 401.03.B.8 of the Oak Park Heights zoning
ordinance.
4s Sales area is grassed or surfaced to control dust.
612 595 9837 P.05/ e
Section 401.03.5 of the Oak Park Heights zoning ordinance states that any lighting
used to illuminate an off-street parking area shall be arranged to deflect light away
from any public street. The applicant has submitted a lighting plan which is subject
to review and approval of the City Engineer.
The sales area is to be paved with bituminous surfacing, therefore, dust wilt not be
an issue.
5. The provisions of Section 401.15.A.5 of this Ordinance are considered and
satisfactorily met.
The provisions of Section 401.16.A.5 of the Oak Park Heights Zoning Ordinance
are considered satisfied if the conditions outlined in the recommendation section
are complied with.
Subdivision
Existing 60th Street is proposed to be realigned by the
Minnesota Department of Transportation. The details and exact location of the realigned
roadway have not been determined as of yet, however, the realignment will likely run
north-south through the subject properties. The Stillwater Ford property would need to
be subdivided at that time to establish right -of -way and development parcels to the west
of 00th Street.
Required Property Subdivisions As currently proposed, the expanded parking /sales
area is located on a separate lot of record owned by the applicant. Section 401.03.E.6 of
the Oak Park Heights zoning ordinance states that accessory off street parking must be
on the same lot under the same ownership as the principal use being served.
The applicant is required to combine both lots through subdivision, in order to locate the
entire expanded parking /sales area on the same lot as the existing Stillwater Ford. A
subdivision of the entire parcel will be required at the time the right -of -way for the
alignment of 60th Street is needed by MnDOT. Lots would be divided to the west of the
right-of-way for commercial development and a lot would be created for the Stillwater Ford
property. Park dedication for the entire property would be required at that time.
4
Other Issues
612 595 9837 Po06/08
gcs_e_s;. No additional access is proposed to the site. Access will continue to be gained
off of the existing 60th Street entrances.
Variance Request: Section 401.03_E.h.(16) of the Oak Park Heights Zoning Ordinance
states that the curb barrier around parking lots must be set at least five (5) feet back from
all property lines. Because the proposed parking lot is located on both lots, the applicant
is requesting a variance to Section 401.03. However, because the applicant is required
to combine the properties in order to locate the proposed parking /sales area on the same
lot as the existing Stillwater Ford, a variance is not necessary. When the properties are
eventually subdivided, the curb barrier of the perking lot must be set at least five feet back
from all property lines.
parkin a�le� Lod
construction: Per section 401.03 all plans uns for surfacing and
drainage of driveways and stalls for five (5) or more vehicles shall be submitted to the City for his review and the final
drainage plan shall be subject to his written approval.
Per section 401.03.E.16, all off street
p rking areas shall have a perimeter
curb barrier around the entire parking lot Grass plantings or
p surfacing material shall be
provided in all areas bordering the parking area.
Landscaping: The applicant must submit a detailed l
p an showing the proposed
landscaping. Grass, plantings or surfacing material
g must be provided in all areas
bordering the proposed parking /sales area These areas
hall be landscaped with trees,
shrubs and/or hedges to enhance the visual appearance
of the site and entrances A
landscaping plan shall be required for City review and nd city Council approval before
issuance of a conditional use permit form.
Grading Drainage: The applicant has submitted a
grading and drainage plan (Exhibit
E). Said plan and its grading and drainage issues are e sub4ect to review and approval of
the City Engineer and the Browns Creek Watershed District.
Vii_ nagm The applicant has not submitted sufficient information �nformation on the existing and
proposed waif signage and freestanding signage to present an accurate g p u ate review. it should
be mentioned that the maximum n requirements for signage gage are as follows.
5
Sign type
Freestanding Sign
Wall Signs
CONCLUSION/RECOMMENDATION
Maximum Area Max. Height
150 square feet in area
or 15% of the building
facade whichever is less
1 Freestanding Sign allowed
150 square feet in area
or 15% of the building
facade whichever is less
1 Wall Sign allowed
6
612 595 9837 P,07/09
30 feet tail
May not exceed the
the height of the parapet
wall or eave.
Alt proposed signage should meet the above requirements. If the applicant's signage
proposal exceeds any of the above requirements, then a variance must be requested,
however, as with all variance requests, there are no guarantees of approval.
Based on the information within this report, a rezoning of the property to B-2 is consistent
with the Oak Park Heights Comprehensive Plan, therefore, our office recommends
approval of the rezoning request. Further, our office recommends approval of the
proposed conditional use permit to expand the outdoor parking/sales area as an accessory
use subject to the following conditions:
1. The subject properties, owned by the applicant, must be combined in order for the
proposed outdoor parking/sales area and the existing Stillwater Ford business to
be located on the same parcel of record. The applicant shall provide copies of the
recorded documents to the City upon completion.
2. Upon MnDOT's determination of the specific location of the 60th Street
realignment, the applicant must submit an application for a subdivision to set aside
right-of-way and create specific parcels. Park dedication for the entire parcel would
be required at that time.
3. The relocated proposed parking/sales lot must maintain, at minimum, a five foot
setback from all property lines. This parking area must have a perimeter curb
barrier around the entire lot.
4. The applicant shall submit a detailed landscape plan showing all existing and
proposed landscaping, including all proposed grass, plantings or surfacing material
provided in areas bordering the proposed parking/sales area. Said landscape plan
shall be submitted to the City and approved by the City Council before issuance of
the signed conditional use permit.
612 595 9837
5. The proposed lighting plan is subject to review and approval of the City Engineer.
6. The proposed grading and drainage plan is subject to review and approval of the
City Engineer and the Browns Creek Watershed District.
The applicant shall submit a detailed signage plan, including all existing and
proposed wall signs and freestanding signs.
8. Comments from other City Staff_
pc: Mayor and City Council
Mark Vierling
Joe Anderlik
George McGuire
7
p.08/88
TOTAL P.08
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EXHIBIT A SITE LOCATION
+.N TY C.Lt4.
•ri. SEC,. 6,
°_1840.93••
cOUTH LINE OF THE SE If4
or SEC. 31
NORTH LINE or THE NE I/4
F SEC. 6
Q
r/
f
r
304 CENTER LINE 0= OLD CONCRETE
PAVEMENT (NInQOT P /WCFNTER LINE)
7
z2
?S
J
NORTH LINE Or fHE SC .CH
496.00 FE!:U' 7HF tiE .14
2649.30
N89'5 4'56 "E
0
0
90
r
r
.7480
f W ASHiNGTDN COilNTY
TRACT DESCRIBED o v
'BRASS PLUG AT THE
IN 800K 138 OF 0 p NE COR. SEC. 6, a1
DEEDS, PAGE 239 T.29N R2o �R A� en
EXCEPTION 1pT6 N4 AG-
0
w
S 89'54 w
808.37
4 .06'23 '44
S 4 353.
3 SE'LY Ft /YV T. H. 36 4t�- G
A
2 AS DEFINED EKED :JJ0 1JMENTE a Ct]S
h"' Lrf PARCEL.. 8 P� co zN R 0
o•
e f,0' [TOTAL AREA• 11.84 Act 070 t QC m floc 7'r n +rr a n 3p 0 f P AREA EXCLUDING R /W= 8.#53c z w t 0,
:t-- D. v r
c) 4. 'UNE DESCRIBED IN irt
,c if.p. 800K 297 OF OEEDs, ,r)
9.. 0 I C12/4). q As a, IN
41
Stlb 1 i _11.3,1.4045r,s 1
If
4 U DESCRIBED IN t3UU 297 OF DEEDS,
6' I PAGE 288
v 72,/
0
G,�' C., Q SOHLIN GFTHE
q Q P NORTUTH 8C?I.Sfi F IEE T
4 A al x` A„ THE NE i.4
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7
PARCEL C 1
RESIDUE TOTAL AREA 55.99 Ac.*
RESIDUE AREA EXCLUDING R/W 53.20Ac.±
2246.58
1719.88
2342 42
N8>4542 "E
SOi1TH LINE OF THE
NE IM SEC. 6
I It i-arr.e) A, 8 t t.
T. H. 36
3 5 J A
7 5I
T,�D/I/
350.20
.0 S89 °54'56 "111
526 70
WASHINGTON COUNTY CIA.
AT THE Ei /4 COR. SEC. 6.
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EXHIBIT B SPECIFIC LOl
CEIZTIFICA'Y'i
of SURVEY
SURVEY FOR
OSCAR KERN
9038 MORNING GLORY CIRCLE
PARADISE VALLEY, AZ. 85253
JA V l
A/0 7i .E'S 7 SANAC of 5 T/L L W.4TE�2
2000 Alvrri i w•eas ./ern .4
d 8 Z
WA S h ri l io n
.a4 1Y4 Cop Sec r 2 �I
q a
2 2 99 10
0
I`
ORIENTATION OF THIS SEARING SYSTEM
1S THE WASHINGTON COUNTY COORDINATE
SYSTEM, SOUTH ZONE.
d DENOTES I/2 INCH IRON PIPE MONUMENT
SET AND MARKED WITH A PLASTIC CAP
INSCRIBED "R.L.S. 9232 UNLESS OTHERWISE
SHOWN
DISTANCES SHOWN TO FEET 00. 30, ETC.}
ARE EXACT EXTRINSIC VALUES.
1
IL�C
"rowers i
T DENOTES STEEL FENCE POST
{WITNESS POST)
SEE ATTACHED SHEET FOR LEGAL DESCRIPTION
►�ash •n 3. •'.a«n 3rass 1)44 f .i/ r•rn r 5 c[.
5'ig 9'54 E T H .TH. 3
(f k.a. 212)-
Va r /J~ :'n,. 0 r1r
ye
Sec
1 350.00
PARCEL A
1o'rAL AREA.
Acr�.5 t
A\2 rt.)
IW 5 ❑o a•_r� M
0
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v
•-350.20»
X 89 `5 4'50: E
2'o 2/
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Sec 6.
BRUCE A. FOLZ ASSQC!A
LANG SURVEYING
14/91 LATH STREE r
STILLWATER, MN. 55082
I HEREBY CERTIFY THAT THIS DFIAWING IS A CORRECT REPr1I:;;FNTATIUI'I
OF THIS SURVEY AND ALL MONUMENTS HAVE SEEN PLACED IN THE
GROUND AS SHOWN. THIS SURVEY OR PLAN WAS PREPAHED BY ME OR
UNDER MY DIRECT SUPERVISION AND I AM A DULY REGISTERED LAND
SURVEYOR UNDER THE LAWS OF THE STATE OF MINNESOTA
A. FOLZ MINN. AEG. N0 9232 DATE
R 'Y- 2 Y: add 7A x� ?r a n
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SCALE
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EXHIBIT C EXISTING STILLWATER FORD SIT
kaifOlr,
PARCEL AREA. EXCLUDING
TI- 36 R/W 8.19 ACRE
r. H d 36
POWER LINE EASEMENT
t
STILLWATER
r ,r FORD
SEE LIGHTIPM PtM ii.NDSCAPE pt." ANO SURVEY rOR A001110.1
tr. 7.,CWER OR wArER PROPOSED
EXHIBIT 0 SITE PLAN
4
R Nelsor
STILLWATER on
z 10 SF. 1,it P
Ark ut, 0
!ATE DF:VELOPMENT IMMENSION PLAN
:.f.T 714,V A 4
1
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9.
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EXHIBIT F GRADING DRAINA(
ESI
1
1
AUTO KING 5
CDOTCANDLE LINES OF HORT2ONTAL
jMINATION
2
0.5
2 1 0 1 2
Cist,...vnt:.* in um e: heic;fht
Vc.h.let r.xtteiCt On 2ott mounting hei.
I CCO w Metal Halide. Rated, 107, 800 Initial lumens.
.---L
f
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r 3
C:
a 111 bbA bke
4 gia; u m Imi i I I v a 15 I R
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4 2 1 0 1
Dmar,c4 trt t4. c; rrzw:Unq height
Values based an 2Ott raourgLaq rleitt
IP:
400 Watt Metal Halide. Rated, 32,000 Initial lumens
t.
'0 KING 5 with clear flat glass.
17)D
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1 7
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C N71 LTRAT1 N
M. Reports available an request
naGESINEEMINNEMENESSIONSENftwaffillEMISEMIENSEMOBEgagisr Nu=
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EXHIBIT F 1 LIGHTING PLANS
ORD G
-PS
BEAM DIRECTION
3
VOLTAGE
a: J. 208. 240. 2 77
480
f
FINISH
400, 1C00
400, 1000
400, 1000
400, 1000
Black
Bronze
Dark Bronze
White
punting Round or square pole
Mercury Vapour
Metal Halide
Super Metal Halide
High Pre Sodium
TIC T
or complete fixture nor, compjete A through F.
I AXG 5 -A-BI 1C /�rID-E -F
dering Example:
/AKG 5-1, 000 -MH -F& 120 wH -12S
WATTAGE
r cult' Vapour
etal Halide
)per Metal Halide
I gh Presure Sodium
'ANT TYPE
Forward beam direction
Beam directed left
Beam erected right
MuitI -Tap Eal
(Includes 120, 208 240 or 277)
ARM ASSEMBLY (Please specify mount bracket
3 b" extruded aluminum arm for square pole
25 12" extruded aluminum an for squar pole
6" extruded aluminum ann for round pole
P, 12" extruded aluminum arm for round pole
,:an't be used for 7`win 90 Triple 120°, maple 90°, or Quad.
RACKET CONF G NS
I-
A E er+
Not available with drill Fount bracket on square p ole.
L•RUDED BRACT INCLUDED wmi FIXTURE PAINTED TO
ATCH. USE ONE BRACKET P'ER' FDCTURE FOR STANDARD
)NFIGUIZATION.
E BRAN CONFIGURKTIONS ABOVE.
FOR TENON TYPE C.� TO BE USED
n i NE D
POLES, SPEC FOLLOWING E ?R,.. ry
lauoF
O I CE F.
A K G 5 °A` -(S pect.ty tenon code
A.KG 5 (5 ec fr t e: io code)
AKG A•KG5 C.,(Spt-ciw. r i r on ccde)
v l tenon code)
p.KG5.5 -(Spec y tenon code)
AKG 5 -G-( Speak tenon code)
AKG 5 -WM
TENON TYPE BRACTS APE ONE PIECE FABRICATED
STEEL. PRI ME PAINTED. SFEC:TY TENON CODE EY FILLING
#'S 1, 2, OR BRACT=
28 Tenoncode 1
218" x 5" Tenon code 2
x 5,. Tenon code 3
l
M anuicIctu: Ing ti 5 Si Lr •1 on, C i. f. V i} I i 4Y�. FWSriu
Canada:Hong 1
X 11 pnnc c C'.!? s
r v r..i LJ ?AU b
eLsco
br c ckeT
-190 ^^r
Thple 12C1 bracket
Quc.-,ci bracket
Wail mounted trIg1e
brcc et
LIGH r1NG PRODUCTS IN c.
P.O. BOX 8946,
Stockton,
California 9520
x-0 511
Fca X 324
EXHIBIT F 2 LIGHTING PLANS
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inn
EXHIBIT G COMP PLAN
N
MEMORANDUM
)RTHWEST ASSOCIA .D CONSULTANTS
COMMUNITY PLANNING DESIGN MARKET RESEARCH
TO: Tom Melena
FROM: Scott Richards
DATE: November 19, 1999
RE: Oak Park Heights Stillwater ter Ford CUP
FILE NO: 798.02 99.17
Please be advised that the Planning ommission at their
9 e r November 18, 1999 meeting,
voted unanimously to recommend the
Y he CUP to allow for the expansion of the major auto
repair use for Stillwater Ford. As
s you are aware, the City Council approved the B ®2
zoning amendment, site plan and CUP for the building expansion, but needed a
Planning Commission recommendation to act on the request for the major auto repair
use
No one was present from Stillwater Ford nor did members of the public speak at the
hearing. The Planning Commission reviewed
the request and made their
recommendation based upon the conditions found in the October 14, 1999 planning
report. The recommended conditions fora approval of the requested quested SUP are as follows.
Planning Commission changes have been highlighted.
1. All automobile repair activities shall be conducted principal w�th�n the pr�ncipal structure
and all exterior service access doors shall be kept closed a
p tall times, except for
moving vehicles in and out of the service area.
2. There shall be no exterior storage of automobile e parts, parts cars, or related
items on the site. Alt storage shall be internal to the building. All cars to be
stored outside of the building shall be visibly intact.
3. All noise created from operations on the site shall be in conformance with
Section 401.15.B.11 of the Zoning Ordinance.
5775 WAYZATA BOULEVARD, SUITE 555 ST. LOUIS PARK, MINNESOTA N N ESOTA
554 1 6
PHONE 6 1 2 5 9 5 9 6 3 6 FAX 6 1 2 595 -9837 E -MAIL NAC@ WINTERN
ET.00M
4. The applicant shall receive and retain any licenses or permits Y p required by
Washington County and the Minnesota Pollution Control A enc
9 Y
5. Comments of the City Council, Planning Commission and City staff.
The applicant shall be encouraged, but not required, to dim the
R is q 9 parking lot
lights at night when the dealership s not open.
7. The conditions fora approval of the CUP
pp for expansion of the automotive
dealership approved by the City Council on October 26, 1999 shall apply
s to
the CUP for major auto repair.
pc: Kris Danielson
B. Lombard R ues
VII. Old Business:
city council Minutes —11-23-99-Page 4
city Planner Richards reported tb.at the Planning Commission unanimousl voted to den
the variance request due to the fact that there was not a hardsbip established in that ads
addition could be done elsewhere on the propert that would not require a variance.
Joel and Carol Lombard addressed Council and expressed their desire to have their variance
request granted.
Councilmember Turnquist, seconded b Beaudet, moved to approve Resolution 9941-43 A
Resolution Determining Findings of Fact and Denying Request for Variance as Sulmitted
b Joel and Carol Lombard at 5527 Oakgreen Place North, City of Oak Park Heights.
Roll call vote was taken. Carried 5-0.
C. Lower St. Croix Management Plan.
Councilmember Beaudet requested Council approve a Resolution supporting the Lower St.
Croix Management Plan. Mayor Schaaf requested copies of the plan be provided to Council
so that the could review it.
Councilmember Turnquist, seconded b Swenson, moved to table this matter to the first
Council meeting in Januar 2000. Carried 5 0.
A. Discussion of Kennel Permit Deanne Crosb
Deanne Crosb addressed Council requesting that her Kennel Permit be reconsidered and
granted.
Council stated the would stick to their original position denying the Kennel Permit because Ms.
Crosb had violated conditions of her permit.
B. Stillwater Ford Amended Conditional Use Permit.
C ouncilmember Turnquist, seconded by Swenson, moved to approve the Planning Commission
recommendations with conditions as outlined in the October 14, 1999 and November 19,
1999 planning reports granting the Amended Conditional Use Permit. Motion carried 5 0.