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HomeMy WebLinkAbout2015-11-04 Planning Report TPC3601 Thurston Avenue N, Suite 100 2 Anoka, MN 55303 Phone: 763.231.5840 Facsimile: 763.427.0520 TPC@PlanningCo.com ENCLOSURE PLANNING REPORT TO: Eric Johnson FROM: Scott Richards DATE: November 4, 2015 RE: Oak Park Heights — MAACO Conditional Use— 5956 Osgood Avenue - Conditional Use Permit Review TPC FILE: 236.02 — 15.07 BACKGROUND Richard Reeves has made application for a Conditional Use Permit (CUP) to allow for open and outside storage of vehicles for a MAACO retail sales office at the Stillwater Crossing, located at 5956 Osgood Avenue North. The request will allow cars to be stored in the parking lot of the Stillwater Crossings for short periods of time before they are to be taken to the MAACO facility in Little Canada. The site is zoned B-2, General Business District in which open and outdoor storage as an accessory use is a conditional use. The retail and office use will be contained in the building but cars will be stored outdoors as part of the business. The request does not require Site Plan and Design Guideline review in that nothing will be altered on the outside of the building except for signage. EXHIBITS The review is based upon the following submittals: Exhibit 1: Project Narrative Exhibit 2: Suite Plan (AB-9040) Exhibit 3: Retail/Showroom Plan (1.0) Exhibit 4: Picture of Office Layout Exhibit 5: Air Photo of Site Exhibit 6: Survey of Stillwater Crossings Exhibit 7: Elevation of Stillwater Crossings Exhibit 8: Sign Plan Exhibit 9: Photos of Site PROJECT DESCRIPTION The proposed use is to occupy 944 square feet of the Stillwater Crossings building. There will be three parking stalls designated for MAACO's use in the parking lot. There will be no exterior modifications to the site or the building as a result of this request. The Applicant has provided a narrative explaining the nature of the business as follows: MAACO of Little Canada would like to use the space at 5956 Osgood Avenue North as a sales office for the purpose of writing estimates, and the pick-up and drop-off of vehicles for repair. There will be no tools onsite so there can be no repair of any kind at this location. All vehicles dropped off at 5956 Osgood would then be shuttled to our repair facility at 3245 Country Drive in Little Canada where the actual repair would be performed. Once a car is dropped off the car will be either towed by a tow truck or a two wheeled dolly on that day. We may also use persons contracted by us to drive the vehicles to and from our shop. These vehicles would require only minor body repairs. Any cars which would require major repairs would be towed directly to the Little Canada shop. I can envision scenarios where a car may be parked overnight. 1. The customer drops a vehicle after hours. 2. The customer is not able to pick up the vehicle the day that the repairs are complete. In either case the car could be parked in one of three parking stalls designated for Maaco's use. Initially the office will be staffed by one person. Another person would be there only during a training period after which the staffing would again drop to one person. ISSUES ANALYSIS Comprehensive Plan. The Comprehensive Plan designates this area as Commercial on the Proposed Land Use Map. The use of the property for a retail sales office and temporary storage of vehicles in the parking lot is a consistent with the Comprehensive Plan. Zoning Ordinance. The property is zoned B-2, General Business District in which the retail sales office is a permitted use. The open and outdoor storage as an accessory use is a Conditional Use. The proposed business will be consistent with the B-2 District. The criteria found in Section 401.03.A.7 and 401.30.E of the Zoning Ordinance must be considered when reviewing a request for this type of business in this District. 2 Conditional Use Permit. The Planning Commission should consider the following issues and impacts of the proposed project in making its recommendation. The conditional use permit criteria, found in Section 401.03.A.7 of the Zoning Ordinance, are found as follows: 1. Relationship to the specific policies and provisions of the municipal comprehensive plan. 2. The conformity with present and future land uses in the area. 3. The environmental issues and geographic area involved. 4. Whether the use will tend to or actually depreciate the area in which it is proposed. 5. The impact on character of the surrounding area. 6. The demonstrated need for such use. 7. Traffic generation by the use in relation to capabilities of streets serving the property. 8. The impact upon existing public services and facilities including parks, schools, streets, and utilities, and the City's service capacity. 9. The proposed use's conformity with all performance standards contained herein (i.e., parking, loading, noise, etc.). Comment: The short term outdoor storage of the cars should not create an issue for the shopping center tenants or create any visual issues at this busy intersection. There should be no significant environmental issues with this request. Traffic generation will be minor with one or two employees. The Building Management will need to determine where the designated parking spots will be for MAACO and an appropriate loading zone. City Staff sees no issues with the business as currently proposed. Additionally, the criteria found in Section 401.30.E of the B-3 District should be considered: a. The area is fenced and screened from view of neighboring residential uses or is abutting a residential district in compliance with Section 401.15.E of this Ordinance. Comment: The area is commercial with no nearby residential uses or a residential district. b. Storage is screened from view from a public right-of-way in compliance with Section 401.15.E of this Ordinance. Comment: The storage will consist of automobiles that are located in a parking row of other automobiles. There should be no need for screening. c. Storage area is grassed or surfaced to control dust. 3 Comment: The storage area is on a paved parking lot. d. All lighting is 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 401.15.8.7 of this Ordinance. Comment: The lighting for this shopping center has already been retrofitted to comply with City standards. e. The provisions of Section 401.03.A.7 of this Ordinance are considered and satisfactorily met. Comment: The provisions have been reviewed above. Parking. Section 401.15.F.9 of the Zoning Ordinance requires six spaces per each 1,000 square feet of gross floor area for a shopping center. The parking calculation for this site is as follows: Suite 9000 and 9010 —2,548 sq ft x .9 = 2,293 / 167 = 14 Suite 9020 —2,579 sq ft x .9 = 2,321 / 167 = 14 Suite 9040 —944 sq ft x .9 = 849 / 167 = 4 Suite 9050 —4,078 sq ft x .9 = 3,670 / 167 = 22 Suite 9100 —3,325 sq ft x .9 = 2,992 / 167 = 18 Suite 9120 -973sgftx .9 = 876 / 167 = 5 Total 77 Stalls The building requires 77 parking stalls. Suite 9040 will be occupied by MAACO and will require four parking spaces. The shopping center currently has 94 parking spaces four of which are disability accessible. The Building Management shall designate three parking spaces for their MAACO's use. Considering there is a surplus of parking available, there should not be an issue with the designated spaces. Car Storage and Loading area. The three designated spaces are to be determined by the Building Management, but will likely be directly across from the MAACO space in the row of parking adjacent to Osgood Avenue. City Staff discussed a loading area for those vehicles that will be towed or transported on a two wheel dolly. The Building Management shall determine the appropriate area for this to occur. Behind the building may be best in that there is little traffic or cars that are parked in that area. Trash Enclosure. Currently, the dumpsters for the building are placed on the west side of the building and are not screened. The building manager has indicated that they would be willing to screen the dumpsters. A plan for screening the dumpsters shall be required for approval by City Staff. 4 Grading/Drainage/Utilities. There are no exterior changes that require revisions to grading, drainage or utilities. Lighting Plans. There are no changes to exterior lighting. The lighting has been retrofitted in the past to meet City requirements Landscaping. There are no changes proposed to the existing landscape. Mechanical Screening. No changes are proposed to the exterior mechanical equipment. Signage. A plan has been provided for the exterior sign that will be placed above the door to the business. The sign appears to comply with the sign standards. Any signage proposed for the development shall require a sign permit and shall be compliant with the Zoning Ordinance and Design Standards. Bike Rack. It appears as there is no bike rack for this shopping center. A bike rack shall be installed in a convenient and visible location. CONCLUSION / RECOMMENDATION Upon review of the request for a Conditional Use Permit to allow for open and outside storage of vehicles for a MAACO retail sales office at the Stillwater Crossing, located at 5956 Osgood Avenue North. City Staff would recommend the project with the conditions as follows: 1. There shall be no repair or maintenance of vehicles on site. 2. The Building Management shall designate the location of the three stalls that will be reserved for MAACO's use and determine the loading area where cars will be towed from. 3. Vehicles shall be permitted to be stored for no more than 48 hours on site. 4. A plan and timeline for screening the dumpsters shall be required for approval by City Staff. 5. All proposed signage shall require a sign permit and shall be in compliance with Section 401.15.G of the Zoning Ordinance. 6. A bike rack shall be installed in a convenient and visible location. c: Julie Hultman 5 COLZsoNREAM' dAU, PAM,. AV 7 7E1=1/ Aqv'S BOOYSHOP® EXHIBIT 1 Julie Hultman CBO Planning and Code Enforcement City of Oak Park Heights MN 55082 Richard Reeves Maaco 3245 Country Dr Little Canada MN TO WHOM IT MAY CONCERN MAACO of Little Canada would like to use the space at 5956 Osgood Ave North as a sales office for the purpose of writing estimates, and the pickup and drop off of vehicles for repair. There will be no tools onsite so there can be no repair of any kind at this location. All vehicles dropped off at 5956 Osgood would then be shuttled to our repair facility at 3245 Country Drive in Little Canada where the actual repair would be performed. Once a car is dropped off the car will be either towed by a tow truck or a two wheeled dolly on that day. We may also use persons contracted by us to drive the vehicles to and from our shop. These vehicles would require only minor body repairs. Any cars which would require major repairs would be towed directly to the Little Canada shop. 3245 Country Drive•Little Canada,MN 55117 •651.484.8421 •fax 651.484.1653 ilAME7C447. A/77Ei YC 'S BOOYSHOi COLLISWAI e AUTO PA/NI/NG I can envision scenarios where a car may be parked overnight. 1. The customer drops off a vehicle after hours 2. The customer is not able to pick up the vehicle the day that the repairs are complete. In either case the car could be parked in one of the three parking stalls designated for Maaco's use. Initially the office will be staffed by one person. Another person would be there only during a training period after which the staffing would again drop to one person. I hope that this letter answers any questions that you may have. Please feel free to contact me at 612-986-7498 if you need further information i7e,,z( iF Richard Reeves Maaco 3245 Country Drive Little Canada MN 55117 3245 Country Drive•Little Canada,MN 55117 •651.484.8421 •fax 651.484.1653 NELSON o WAKEFIELD N DRTH MARQ EXHIBIT 2 10 mom Of Tim j Client: Stillwater Crossings — 5950 Osgood Rd. Oak Pork Heights, MN 55082 Scale: 1/8" - i'-0" Sheet No.: Project: As—Built Plan — Suite 9040 (944 RSr) Date 08/18/15 _ AB-9040 Prof. Ho.: 06.029 77 00 Drawn By: CMD 1:.. KAKI CCAn9 rm." Ic1m on) 4,144 r..../C4 n'o')) 4nnc (Y) 9£01-1L11-16#-iia S3A3311-LILZW a (Siv uev}i V VLI)1) t O t m EXHIBIT 3 ' ,r_r_ x j x } Fc a a S 6 0 a O F h .........: c4 0 O O x 11 �/..,dAQ L.4BYy,.YIJS�a htl,L� 7 xf r—1 ` L° o o,o 0 o L ` , VI . L^ in i LT 52 in 4r e I . o ( i ♦ T O C ke 1 .tea L_J Y I s � �r __. 1 i F O - 4 >. r W ^d. 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