Loading...
HomeMy WebLinkAbout1999-10-14 NAC Planning ReportINC NORTHWEST ASSOCIATIL_D CONSULTANTS COMMUNITY PLANNING - DESIGN - MARKET RESEARCH PLANNING REPORT TO: Tom Melena FROM: Jason Lindahl 1 Scott Richards 1 Daniel Licht DATE: 14 October 1999 RE: Oak Park Heights - Stillwater Ford Conditional Use Permit (CUP) FILE NO.: 789.02 - 99-17 BACKGROUND Mr. Mike Klein, on behalf of Stillwater Ford, is proposing to construct a 22,906 square foot expansion to their existing automobile dealership. This site, located at the southeast quadrant of Trunk Highway 36 and Trunk Highway 5, is zoned B-2, General Business District. Consideration of two conditional use permits is necessary to allow the operation of both an automobile dealership and an automobile repair service. The conditional use permit applications are being made in coordination with an application to amend two sections of the B-2, General Business District. These amendments would more clearly define the review standards for open or outdoor services, sales, and rental activities as an accessory use, and create a new provision allowing auto repair - major uses as an accessory use to an automobile dealership. Automobile repair - major as is defined by the Zoning Ordinance as "general repair, rebuilding or reconditioning engines, motor vehicles, or trailers; collision services, including body frame or fender straightening or repair; overall painting, or paint job; vehicle steaming" and is considered significantly more intensive than uses such as quick-lube facilities, muffler shops or tire stores. Analysis of the application has been based upon the proposed amended sections of the B-2, General Business District. Attached for reference: Exhibit A: Site Location Map Exhibit C: Showroom/Office Addition Exhibit E: Exterior Elevations Exhibit G: Grading & Drainage Plan Exhibit 1: Landscape Plan 5775 WAYZATA BOULEVARD, SUITE 555 Exhibit B Exhibit 0: Exhibit F: Exhibit H: PHONE 61 2-595-9636 FAX 612-595-9837 Site Plan Service Department Addition Survey Site Lighting Plan ST. LOUIS PARK, MINNESOTA 5 54 1 6 E-MAIL NAC @ WINTERNET.COM ISSUES ANALYSIS cuP Criteria. In evaluating the requested conditional use permits , Section 401.03.A.7 of the Zoning Ordinance directs the Planning Commission and City Council to consider the possible adverse effects of the proposed use, with their judgement based upon (but not limited to) the following factors: a. Relationship to the specific policies and provisions of the municipal Comprehensive Plan. Comment: The Comprehensive Plan guides the subject property for continued commercial use. The proposed expansion of the auto sales and service business is consistent with this planned development. b. The conformity with present and future land uses of the area. Comment: Because of the access and visibility to Trunk Highway 36, the area is being developed with a range of highway-oriented commercial uses. The existing auto sales business is similar in character to these uses and will be compatible. c. The environmental issues and geographic area involved. Comment: The environmental characteristics of the subject site and general area are suitable for the existing and expanded use. d. Whether the use will tend to or actually depreciate the area in which it is proposed. g Comment: The proposed conditional uses are is similar in character and compatible with the surrounding area and, therefore, will not negatively impact area property values. e. The impact on character of the surrounding area. Comment: The proposed conditional uses will not negatively impact the surrounding area based upon conformance with applicable performance standards. f. The demonstrated need for such use. Comment: The proposed auto repair-major and open sales lot are incidental to an automobile dealership, thus establishing a demonstrated need. Traffic generation by the use in relation to the capabilities of streets serving the property. 2 Building Material Material Grade North Elevation West Elevation Square Feet Percent Square Feet Percent Glass 1. 1,766 48 2,255 50.50 Rock Faced Brick 1 172 5 592 13.25 Embossed Brick 11 1 ,782 47 1,612 36.25 Total N/A 3,720 100 4459 100 Comment: Automobile dealerships generate significant amounts of traffic. However, 60th Street has an adequate design capacity to accommodate the traffic generated by the use. h. The impact upon existing public services and facilities including parks, schools, streets, utilities and the City's service capacity. Comment: The proposed use is not anticipated to negatively impact the City's service capacities. I. The proposed use's conformity with all performance standards contained [in the Zoning Ordinance]. Comment: The proposed conditional uses will be required to satisfy sections 401.30.E.6 and 401.30.E.10 (as amended) of the City Code, which specify the standards for automobile repair major and an open or outdoor service, sale and rental area as an accessory use. Compliance with these sections and other performance standards of the Zoning Ordinance are detailed in subsequent paragraphs. Architecture. The proposed exterior elevations indicate that building's front facades are made up of three materials: glass, embossed brick, and rock faced block. According to the City's Architectural Guidelines, both glass and rock faced block are Grade 1 materials while embossed brick is a Grade 11 material. The Guidelines require office or commercial buildings to use at least three Grade 1 materials and to be composed of at least sixty -five (65) percent Grade 1 or Grade 11 materials. The chart below summarizes the amount of each material incorporated into both the north and west facades. As shown, the proposed building meets the 65 percent requirement; however, it includes only two Grade 1 materials. Therefore, the building facade should be revised to include at least one additional Grade 1 material. Other Grade 1 materials include: Natural Stone, Masonry Stucco, Copper Panels, or Ceramic or Terra Cotta. Stillwater Ford Buildin • Facade Information 3 The Architectural Guidelines also require that glass make up 30 percent of the 65 percent Grade 1 materials. As illustrated by the table above, the north and west elevations are 48 percent and 50.5 percent glass respectively. Thus, the building conforms to this standard. The Architectural Guidelines dictate that "not more than 35 percent of the building shall be Grade 11 or HI materials and not more than 10 percent of the building shall be Grade Ill materials." The building facades do not utilize any Grade 111 or Grade IV materials. However, the north and west elevations are 47 percent and 36.25 percent Grade 111 materials respectfully and should be revised to conform to the Design Guidelines requirements. In terms of the building design, The Architectural Guidelines require that buildings facades facing a street that are wider than 30 feet must be divided into increments through articulation. The north facade of the proposed building is well articulated through changes in building height and building materials and window locations. One concern with the north facade is that the window shapes, sizes and trim are inconsistent between the three building segments. The west elevation of the building does quite conform to the specific spacing requirements for articulation. The entry way treatment does breakup the visual mass of the expanded showroom, as do the service entrances. More articulation could be provided by providing greater variation in the roof line for this segment of the building or by stepping back the service entrances. The Planning Commission and City Council should review this issue and provide comment. Landscaping. The submitted landscape plan indicates a variety of trees, shrubs and bushes to be planted on-site. The plantings include trees and shrubs along the west, north and east property lines and within all islands in the parking lot. Additional plantings should be considered along the south property line. Outside sales areas are to be fenced or screened from view of neighboring residential uses or residential districts in compliance with Section 401.15.E. As noted above, there are no adjacent residential uses. Therefore, no intensive screen is required of the sales lot. The proposed landscape plan is subject to review and approval of the City Arborist. Noise. In order to minimize noise impacts to adjacent properties resulting from the auto repair use, all automobile repair activities must be conducted inside the principal structure and that the doors to the service bays remain closed except when vehicles are being moved in or out of the service area. This recommendation should be made a condition of approval. The applicant has indicated that the site currently uses an outdoor broadcast paging system to communicate with on-site employees. Staff would suggest that this system emits unnecessary noise and recommends that a condition of approval require the applicant to update this system to a individual hand-held paging system. 4 Use Requirement Area Stalls Required Auto Repair 8 Stalls + 1 stal11800 sq. ft. > 1,000 sq. ft. 18,124 sq. ft. (service) 5,902 sq. ft. (parts) 37 24,026 s . ft. total Boat Sales 1 stal11400 sq. ft. < 25,000 sq. ft. + 1 stall/600 s • . ft. > 2 5, 001 s • . ft. 22,320 s • . ft. 56 Total 93 Off-Street Parking. The City's existing zoning code does not have a specific parking standard for automobile dealerships. Consequently, staff referenced two more general parking standards that are similar in character to the uses associated with an automobile dealership. These parking calculations are outlined below: As shown above, the proposed site plan and uses require 93 parking stalls. The site plan illustrates 620 off - street parking stalls, which includes stalls to be used storage of vehicles for sale. Section 401.15.F.7 of the Zoning Ordinance prohibits use of required parking for outdoor storage or sale. Therefore, the site plan should be revised to designate specific retail and service customer parking spaces separate from those required. Additionally, state statute requires all sites provide disability parking. Based upon 93 required parking stalls, five disability parking spaces must be provided. At least one of these stalls must be van accessible. Therefore, the site plan should be revised to designate these stalls and they should be stripped and posted on -site. Surfacing. Outdoor sales and storage areas are required to be blacktopped or concrete surfaced and surrounded by concrete curbing. The applicant's site plan indicates that parking and sale /storage areas will have bituminous surface with concrete curbing. Lighting. According to the submitted lighting plan, the majority of the site conforms with the light standards set forth in Section 401.15.B.7. However, there are some items that will need adjustment. First, according to Section 401.15.B.7.f.2.e.1 of the City's Ordinance, outdoor Tight fixtures must be setback ten feet from a street right -of -way and five feet from an interior side or rear lot line. the location of lights on the site's northwest and east side are placed too close to the property line. These light poles must be relocated ten feet and five feet from the street right -of -way respectively. Second, Section 401.15.131.d of the Zoning Ordinance limits the intensity of outdoor lighting to one foot candle at the street and 0.4 foot candles at the property line. The illumination of proposed lights on the east property line exceed these limits. As such, the tight or location of the light must be modified in order to conform to the requirements. Finally, the lighting plan indicates that the height of both proposed and existing light poles is 30 feet. According to Section 401.15.B.7.f.d, "The maximum height above the ground grade permitted for light sources mounted on a pole is 25 feet." Therefore, the 5 height of all outdoor lighting poles must be reduced to 25 feet. Staff also recommends that a condition of approval require the applicant to retrofit all outdoor lights with cutoffs that direct light at an angle of ninety degrees or less. Trash Storage. The submitted site plan does not illustrate locations for exterior storage of trash or other waste material. If such materials are not to be stored within the building, they must be kept within a container surrounded by an enclosure, screened from view. The location and design of any exterior trash facilities will be subject to review and approval of City Staff. signage. The applicant does not plan to alter the existing signage as part of this expansion. The applicant should provide information to determine if existing signage conforms with current Ordinance provisions and any non-conforming signage be brought into compliance. Grading and Drainage. The expansion of the auto sales lot will result in a significant increase in impervious surface coverage. A grading plan has been submitted and is subject to the City Engineer's review and approval to ensure adequate drainage facilities. The City Engineer has already indicated the need for storm water drainage improvements along the site's southern boundary. Staff recommends that a condition of approval require the applicant to comply with the storm water drainage requirements recommended by the City Engineer. Utilities. No utility plans have been provided as part of this application. The car wash facility within the principal structure requires additional review to determine if appropriate meters are in place to monitor water usage if connected to City water or discharge into the sewer system if on a private well. The meters installed at the carwash facility will be subject to review and approval of City Staff. Fire Protection. The City Fire Inspector has commented that the site will need additional fire protection. To this end, the applicant should be required to install both a fire suppression system (i.e a fire sprinkler system) as well as fire hydrants within 150 feet of any point on the building. Snow Storage. Section 401.15. F. h.19, states "adequate space for snow storage shall be provided on the site so as not to reduce the required minimum number of parking spaces." While this site has an abundance of off-street parking, it has relatively little room for snow storage if the sales lot is full. Therefore, applicant should provide a snow removal plan that outlines the immediate removal any excessive snow that cannot be adequately stored on site. 6 CoNcLusIoN AND RECOMMENDATION The proposed expansion of Stillwater Ford's retail sale and service elements is generally consistent with applicable City policies, plans and Ordinances. Therefore, Staff recommends approval of a conditional use permit to allow the operation of both an automobile repair - major use and open or outdoor services, sale and rental area for Stillwater Ford located at 12969 North 00th Street. This recommendation is made subject to the following conditions: 1. The north and west building facades are revised to include at least one more Grade 1 rriaterial and reduce the amount of Grade 11 and 111 materials to at not more than thirty -five (35) percent of the area of each wall, subject to City Staff approval. 2. The submitted landscape plan is revised to provide additional plantings along the length of the south property line. The landscape plans are subject to review and approval of the City Arborist. 3. Alt automobile repair activities shall be conducted within the principal structure and all exterior service access doors shall be kept closed at all times, except for moving vehicles in and out of the service area. 4. The site plan be revised to designate at total of ninety -three (93) off street parking stalls for employees and customers, at least five of which must be disability accessible(including one van accessible stall). 5. The site plan is revised such that all outdoor lighting along the site perimeter is located not less than ten (10) feet from the street right -of -way or five (5) feet an internal side or rear lot line and that the intensity of outdoor lighting measured at the property line does not exceed four-tenths (0.4) foot candles. 6. Alt outdoor lighting poles must be reduced to twenty -five (25) in height. 7. Alt existing outdoor lights be retrofitted with cutoffs that direct light at an angle of ninety (90) degrees or less and conform with applicable illumination requirements.. 8. Any exterior storage of trash or waste materials shall be within a container and completely screened from view within an enclosure constructed of materials compatible with the principal building, subject to review and approval of City Staff. 9. A fire suppression system and fire hydrants within 150 feet of any point on the building shall be installed, subject to review and approval of City Staff. 10. The use of an existing exterior broadcast paging system shalt be terminated. 7 11. All exterior signage shall conform to the provisions of Section 401.15.G of the Zoning Ordinance. 12. All on -site utilities shalt be subject to review and approval of City Staff, including installation of an appropriate meter for the car wash facility. 13. All grading and drainage plans are subject to review and approval of the City Engineer. 14. A snow removal plan is submitted, subject to review and approval of City Staff. 15. Comments of the city council, Planning commission or City Staff. pc: Kris Danielson Mike Klein 8 :11111 11111111 11 11111111111 1111 WW1 1111111111111 1111111i 11 1111 llhl 1111111 11 1111) IllU 11 11111 11111111 T 111 11111111111 111111 1111 1111111 111111111 111 IERI 1111.1111 1111111111 11 hh1T111, 11111111111 11111111 111M 1111 1111111111 111111111 f!• '; I � • 1-- oc 0 m iu�1E ; ; ;�, 111111 Illa 1 1111 1111 1111 T;• a 1111111111 mum 111.1 1 '". 111111 111111 111:111 111 a � -: 0 CI) ° o r 7 o ❑ 0 Da a Uti •E X111 11!11 I1 1 �E :� :� �� :i1i 1 •llllll 1 �n 11�1rw -10 1114 11 1 a� 0 7 7-7 , 0 0.4 w in 1 t y 70 Nisie& Po IP- 4 ifel Eie 0111* I' Eilli a (11 a sn 0 � J 0 n cti ae EXHIBIT R3V1E1 'NE=M211 UVOA VELWATULE 01 NOillaaV 1 1 A N711 bi-Lt1t)141 )0V� ;111 N — = g 9 - 9,i:it .1 q n ilt ). kinn P 1.9J • n aloagle Li •_ 69 4D UnNJ(a alLJI+I 6 1JV�O� NJIJV_� EcIVEDA KRIM:MMUS 01Noway 9 dg 6 1- NYY'BlifJ6H �k7 Vd JItlO Wfl3URN OaRil OEFOtd � iJrE=LrLS of Nouw r d v e AiR d ulanuNK �- � 111 l( � (a 1JL7ij:11= "W. =NNE.. amons. MEM WSJ MEIN MOM CS 'C C MIME MEIN IMMO MINIM MINN INN ION Oa NN ; tl MEM MEM .J Ma MN 1111 MI 111. MEM EMMEN ..- --- --- -- mows 1 1 1 --H httl qr 4ii y Y y 19 11110 11111 11F11 i111UHH 4a mY I qgp 6d� D 7 as yr NY' AlVd NVO unatuEffiri ©1I= d qUard 01 NOWCICIV l un vpgrs 6uip}mO 10.1 O1 -.: 5 uqi .s 10 i:/ 1 MN ar31 I. null l..:�M f.1- .: --. ...., \.. ...-- '''''St- v.... i os. (.4 1 i�L i ' 0; < ''fi r; W • 9 uo!1 S jr / 1 3/4 D.11 to •W 3 viii .• .s I 5N dZ3i 333 3■ G ii ►' x � " {- r" 6� ❑0� �li� � L.\ s xb �+ c 7 1 z PP ,c), P.1405 HD7 1 rI� ,;69,01.1- H v. r.• 8 6'5 Z ti 4 01 101 i to w 6 rn a� yainaux 'RdlOOKI ENDA VRIMINT1 JJ 01A . i! 21 74 tr=:7 \ 0 0 ytt„ tlg,o .t qmo snoup.unm 1 0 14011CICIV 1 • ." -4. 30\fieMS ... 71 . ,- 0 . • . • P. ------_____ g uops io til ,,,N .0 Jo auv ;gam au -- . SnONIN11118 _; t AC( 3 651,01A S .. 211'nt -----. c8.. lh „. i oz pi r il ,,, V .0 „ i AVM .. — ,—.. . ...., M i bul! 1 - ) -- r Iia31. - ---IP 9 . I. V/1 3N .41 v au ii • i. 9,1 ..__.a.... Q lir i - 11. ti3.1VM... 1 rTs A I 1 g , lo t 'l$ — --).)-■ 2 ai ,...—.:. 1 .4 ir Si [al Z 1 it C, r-''..1. ,.. 3 Di ,11,r,i.). , 18 \..0 i t ,„ it. ,_:. $ -ci I ---- :- ------- il ci• in ' ED ihi )0 Dill 1E0 1 1 • • I.1 .... 1 " r'''' i cia I lit • /-___0,„ L 2 - .., ----------___ .04. ---._ • • ■■4<% '. " - -■,,, -0 1/0 , i • ip !-0 4 ,.1 7 4 14r411:&`. _ ' ' 1111 111, 1 k • tb,,,4 I' k e , d. 9 o. --9/ 5 the 92 Loa IL Z013 al VIIMIELornx 'mcloan ClarOA UW/ATLAS cliNowciav $644 9 uo,p41 10 JL 1N yo r r P- 4.9y9 0 ... • . 4 41 v Oi 41) 4, • / VQW Pa ' 'Qe ira,..1111110:1. • Itill,WILLT4*; 4.* al' • 4 11111'' "IP ri Amnn pun oi.u,J.,).j ot I I 1 !hip it g 1 g 9 k II. 111 1kik 7, tilik 9 I .69,01.1 6■, S NE FN. IT JkL!!J ..1; fil,V .4 • .014.1.Mt§A.k at \*-131'' E 2 [Y, Vi Ugin VigIBVH1 CEEM VRAN rt • r` — --- 4 ,, ., - ■ / --- --'\ z --- — - 2 - -.` / \\ / 9 N ! 7 --- .., \ \ / \ / 4 8 \ / / 7 \ I 1 — \ / \ 1 ,/ - - , 1 1 1 / / ( --,-- ..., ‘\ . ■ 1 i 1 74, i 1 I 1 .\ > ) i I\ a ii \ '11° i 1 I 1- I J i ,, m II \ \- 1 4 < f ',.........-._ ) ,, ( / \ ,-..Y ' ) \ \ ----. ------- _..--- \ ' \ / / --- Y \ / \ ■-.. 1 ____ ..-' / / \ ,. ..." S ..... ---- . 7 ' N - -.- i ▪ ..., 'a ----' fa ._.__.„— _____. __ ___ — /i. '-'1 - ... _..1. _:.1. M...• ,,,... X N., , . -- — — .:‘. ________--- ;itna 1.0 ------ --" i'nu---'-'". ... .__ P. ' ,' ? ,,,ig / • .---- — — / au)1 ., ..,__ s -- c3 10. vl mt, .9 \ , °elf -- --11 " - 9 jr - Vt ...... ........_ !; 6 F ! . ..— I 41, l'-1.-7—'''' T f,'., 7 .407 I 1!17/ I i N., akir I -- 9 -:1:1 )4 1 l 3N . il . .11 - T . ''.. \-, 1 ' 1 ( bu!PIV 3 4 k1 g \ -/ j,.. 1 \ ce \ ., \ \ ,43 -- T1 • I 't .. • . . . 1 S i -- 0 l 1 04..... I, '•: A. T __.,. _--,,-.:•-x, I — ...; r ... ; ,.- ...4 t t ti • . .../ i. t, g o 3 : - . f"-' i @ . 53 2 9 '-. ., r 3 --,,........— va,r , . iki /\ / 1 Ia. qj 1 .18 / t !l i • h lit, :I A • 4.4 i -- ,-.:), at ..,, .9 3 \ U 1 68 z t! .-- ------ - . —. / 1 i \ N . i --\ — -- — / 4 1 1 1 1 [ )1 j I 4 ,, —......-- - ;.\,..... - \ 111 / -- • ■, —__. 7' ( - f — ii / 1 /' / ; l v \ 6 6 / --- —7 \ 1 \ — _,/ -..” / 9 6-1 Si S i 6. 11 S: I 1 ii i1 0 1 ii S iii 1! I! h ! 14 . ■ \ , , , \ , ...___.... ;) is / 1 NI 1 N i ■ 1! i i 41 4 4 1 I C ' \ ). ., k i ll -- -"- — -- ../. ,/ I \ fi` ) 7 _--- , . \ _. .........____ , / \ i . , _ A ---- ---- - il-- ' / I,/ x / /\ ,/ ,-- \ \ ..., r t zou /)! .; > cf 2 IL I