HomeMy WebLinkAbout2001-12-06 NAC Planning Report AddendumNORTHWEST ASSOCIATED CONSULTANTS, INC.
5775 Wayzata Boulevard, Suite 555, St. Louis Park, MN 55416
Telephone: 952,595.9636 Facsimile: 952,595.9837 plannersrii?nacplanning.com
PLANNING REPORT — Addendum
TO: Kimberly Kamper
FROM: Scott Richards
DATE: December 6, 2001
RE: Oak Park Heights — Stillwater Ford: Amended CUP and
Lighting Variance
FILE NO: 798.02 — 01.09
BACKGROUND
As you are aware, the Goldridge Group asked that consideration of the conditional use
permit (CUP) and variance to address lighting issues at the Stillwater Ford dealership
be continued to the December 13, 2001 Planning Commission meeting. The Planning
Commission had first considered the request at the September meeting. The applicant
has further refined the lighting plan and to include fixtures that comply with the
maximum height requirements. A revised lighting plan has been submitted for review
and approval.
Attached for reference:
ANALYSIS
Exhibit A:
Exhibit B:
Existing/Future Setbacks
Photometric Plan
FILE COPY
Fixture Height. The applicant has indicated that all of the freestanding fixtures
currently on the site do not comply with the 25 foot height requirement for light sources
on a pole. The new plan proposes that all of the fixtures would have a 23 foot pole
height and would be mounted on a two foot base. With the new plan, all freestanding
fixtures would be compliant with the Zoning Ordinance and the original conditional use
permit approval.
Building Light Fixtures. All of the fixtures that have been installed on the building are
compliant with the Zoning Ordinance standards.
Flood Lights. Five flood lights have been mounted on light poles to provide
architectural building lighting. These fixtures were not part of the original approvals.
Section 401.15.B.7 specifies that "architectural /historical fight fixtures that feature
globes that are not shielded, or lighting of entire facades or architectural features of a
building shall be approved by the City Council." This approval does not require a
variance. Staff has reviewed the site at night and noted that the flood lights are directed
at the cars in the lot and not at the building facade.
Photometrics. A revised photometric plan has been submitted including the Tight
intensities with the new plan. Section 401.15.B.7 of the Zoning Ordinance requires the
following:
"d. Intensity. No light source or combination thereof which cast fight on
a public street shall exceed one (1) foot candle meter reading as
measured from the centerline of said street nor shall any light
source or combination thereof which casts Tight on adjacent
property exceed four - tenths (0.4) foot candles as measured at the
property line, per the method outlined in Section 401.15.B.7.e."
The revised plan indicates that with glare shields, light levels on the east property line
would be Tess than 0.4 foot candles at five feet below grade. The site elevation at the
edge of the parking area falls significantly on the property to the east. Thus, the
proposed lighting on the property line is acceptable. The light intensities on the south
property line far exceed the 0.4 foot candle requirement. Even with glare shields, a
variance and amended CUP would be required to allow the light intensities at the
proposed levels. The light intensities nearest the street are all compliant with the one
foot candle requirement.
Fixture Setback. The revised site plan does not include moving the light fixtures that
are less than 10 feet from a street right-of-way. Eight fixtures on Neal Avenue/60
Street North have been found to be non - compliant with the 10 foot requirement. The
applicant requests variance and conditional use permit approval for those fixtures in that
moving the lights and light bases would result in a Toss of car display area and place
fixtures in areas of the parking lot where they would be difficult for parking lot
maintenance. The hardship is that many of the fixtures were located on or near the
property line prior to the City adopting the light standards and setback for fixtures. The
Zoning Ordinance review criteria for variances is found in the planning report dated
October 2, 2001.
RECOMMENDATION AND CONCLUSION
City staff makes the following findings and recommendations related to the request and
revised site plan:
2
1. The five flood lights focused on the front facade significantly increases the light
intensity and light glare on the site. Due to the proximity of the freestanding
fixtures to the front of the building and the fact that all of the wall signs are back
lit, the building facade and signs are adequately lit without the need for additional
flood lights. in fact, it appears as though the five flood lights are focused on cars
and not the building facade. The Planning commission should recommend to
the City Council that the five floodlights be removed.
2. The revised site plan should be further revised such that the site is compliant with
the Tight intensity requirements of the Zoning Ordinance. Shielding should be
placed such that no more than 0.4 foot candles of light be cast on the south
property line. The plan as proposed for the east property line is acceptable.
3. The requested variance for fixture setback is acceptable to staff in that many of
the fixture bases existed before the 10 foot setback requirement was included in
the Zoning Ordinance as part of the lighting standards adopted in 1997. The
boulevard area between the curb and property line is approximately 30 feet along
Neal Avenue and 60th Street. The fixtures are adequately set back from the curb
even if they are less than 10 feet from the property line.
City staff recommends the variance and CUP for the eight freestanding fixture setbacks,
removal of the five flood lights, and compliance with Zoning Ordinance requirements for
fight intensity with the following conditions:
1. All freestanding light fixtures shall be replaced with fixtures and light sources that
do not exceed a total height of 25 feet.
2. The five flood lights shall be removed. No additional flood lighting of the building
facades or sales lot shall be allowed.
3. The lighting plan shall be revised to reflect a Tight intensity in compliance with the
Zoning Ordinance requirements. All fixtures shall be installed such that the light
intensity is compliant with the Zoning Ordinance requirements. The applicant
shall provide proof of compliance once all of the lighting fixtures are installed on
site.
4. The Planning Commission recommend and the City Council approve a variance
and amended CUP to allow the eight freestanding fixtures to remain at less than
the 10 foot setback requirement.
5. Other conditions of the Planning Commission and City Council.
pc: Kris Danielson
3
ONM41.10 atiOD3d
Sh'0151A3H
3.1
"0N1 V11331V19N3 9131717
9911 (£94 XVd 009e119 (CL) 3NOkid
iCtgg VIOS3MWSV V17:
(Wog 1SV3 LOU
Sa10d1I-1011 JO NOIWOO1 0131J
A3AtifIS 01EldVHDOd01
V1OS3NNIV4 'cl(101:19 30011:1010D 3111
LIOd
(Mad 1:13-LVAA7ILLS
MD2. 'I' .111Y11.
74:1-17
•
(
ri
z
op
A Y
C)
cu
Wz
[w0 a
N �
r 4 ;1!
ae �
x
r
4C
.A .A .A A . .A .a
.2
.2
.2
A
.2
A A
A A .a
A .A X
.2 .2
A A .2 .2
.e .A A -
.A A A
A
r iri ii1►
A .2 .2 2 .2
A a
.2 .2 .a
.2 .2 .2 .a yy
.2 .2 g .q
..f .2 .2 .cf "'ft'
.2
.2
.9
.2
.2
.A - I. a
.2 .2 .2 - .ri .d .ci
.� .8 .2 .S .3 2
A .3 - A A A
.2
.2
.`�
.2
.2
.2
n
.o
.2
.2
.2
.A
2
A A
.2 .t
.2 A
.2
A A
A
ti
1
111
OI
g
R
a
A
rn
a
2
n
O
2
CD
V
2
CS
3
A
a
a
2
sY
M
M
2
ea
iu
2
Y7
2
ri
2
l7
e
2
]
l9
47
ci
2
sn