HomeMy WebLinkAbout2005-07-07 NAC Planning ReportMEMORANDUM
NORTHWEST ASSOCIATED CONSULTANTS, INC.
4800 Olson Memorial Highway, Suite 202, Golden Valley, MN 55422
Telephone: 763.231.2555 Facsimile: 763.231.2561 pIanrersc4nacpIanning.com
ENCLOSURE
TO: Eric Johnson
FROM: Cassie Schumacher-Georgopoulos 1 Scott Richards
DATE: July 07, 2005
RE: Oak Park Heights — Stillwater Motors; CUP, Sign Variance
and Design Guidelines Review
FILE NO: 798.02 — 05.06
BACKGROUND
Mr. Daniel Raduenz of Stillwater Motors has applied for a Conditional Use Permit (CUP)
to allow for the expansion of Stillwater Motors current building and parking lot. The
plans submitted show a 57,980 square feet building expansion to allow for a larger
service area, new show floor and some remodeling work. Stillwater Motors will also
expand their current parking lots to replace stalls lost to the building expansion.
The location of the site is at 5900 Stillwater Blvd. The current lot is 600,000 square feet
with the current building at 35,000 square feet. The proposal will add 47,708 square
feet to the current building. There will be 170 new stalls added to the remaining 575
parking stalls for a total of 745 stalls.
The site is in a B-3, Highway Business District and will require a CUP for the expansion
of an open and outdoor sales area, a variance for wall signage, and a Design
Guidelines review.
Attached for reference:
Exhibit 1
Exhibit 2
Exhibit 3
Exhibit 4
Exhibit 5
Exhibit 6
Site Plan and Trash Enclosure Details
Building Floor Plans
Building Elevations
Landscape Plan and Photometric Plan
Existing Conditions and Demo Plan
Grading and Erosion Control Plan
Exhibit 7
Exhibit 8
Exhibit 9
ISSUE ANALYSIS
Utility Plan
Layout Plan
Freestanding Sign Dimensions
Comprehensive Plan. The proposed development is consistent with the City's
Comprehensive Plan. According to the Existing Land Use Map, the site is bordered on
all sides by compatible uses. In addition, the City's Proposed Land Use Map guides this
site as a Highway Commercial use, as well as the property surrounding the site.
Zoning. The property is zoned B-3, Highway Commercial District. Retail sales are a
permitted use in this district; however, open and outdoor sales are only allowed in
Section 401 .31.E under a Conditional Use Permit. A review of the specific conditions
for a CUP will follow later in the report.
CUP Request. The applicant has applied for a conditional use permit to allow for open
and outdoor display and sale of vehicles. The site plan illustrates 57,980 square feet of
new floor area and 170 new parking stalls.
Lot Performance Standards. The following table compares the required and proposed
dimensions and setbacks for the Stillwater Motors site in the B -3 District. The
dimensions of the proposed are compliant with the dimensions required by the district.
Parking stalls and aisles conform to the size requirements set by the Ordinance.
Parking stalls shalt be marked with white or yellow painted lines not less than four (4)
inches wide.
Currently the north and west parking lots of Stillwater Motors do not comply with the
required ten (10) foot setback. The applicants have illustrated and proposed to bring
these Lots into compliance through a five (5) year phasing plan. The north lot is
proposed to be brought into compliance during Phase 2 (within three years), and the
west lot is proposed to be brought into compliance in Phase 3 (within five years). The
Planning Commission and City Council must determine if they would like to have the
lots brought into compliance now or if the phasing plan will suffice.
Grading, Drainage, and Utility. Grading, drainage, and utility plans have been
submitted and are subject to review by the City Engineer and Brown's Creek Watershed
District. Stormwater is direct into a drainage ditch along 58 St, which drains into the
pond at the southern end of Kern Center. The pond on the northwest corner of the site
will receive water from northwest areas of the site.
2
Area
Lot Width
Setback
Front (S)
Side (W)
Side (E)
Rear (N)
Required
15,000
100
40
10
20
20
Proposed
690,892
638
530
366
110
70
Exhibit 7
Exhibit 8
Exhibit 9
ISSUE ANALYSIS
Utility Plan
Layout Plan
Freestanding Sign Dimensions
Comprehensive Plan. The proposed development is consistent with the City's
Comprehensive Plan. According to the Existing Land Use Map, the site is bordered on
all sides by compatible uses. In addition, the City's Proposed Land Use Map guides this
site as a Highway Commercial use, as well as the property surrounding the site.
Zoning. The property is zoned B-3, Highway Commercial District. Retail sales are a
permitted use in this district; however, open and outdoor sales are only allowed in
Section 401 .31.E under a Conditional Use Permit. A review of the specific conditions
for a CUP will follow later in the report.
CUP Request. The applicant has applied for a conditional use permit to allow for open
and outdoor display and sale of vehicles. The site plan illustrates 57,980 square feet of
new floor area and 170 new parking stalls.
Lot Performance Standards. The following table compares the required and proposed
dimensions and setbacks for the Stillwater Motors site in the B -3 District. The
dimensions of the proposed are compliant with the dimensions required by the district.
Parking stalls and aisles conform to the size requirements set by the Ordinance.
Parking stalls shalt be marked with white or yellow painted lines not less than four (4)
inches wide.
Currently the north and west parking lots of Stillwater Motors do not comply with the
required ten (10) foot setback. The applicants have illustrated and proposed to bring
these Lots into compliance through a five (5) year phasing plan. The north lot is
proposed to be brought into compliance during Phase 2 (within three years), and the
west lot is proposed to be brought into compliance in Phase 3 (within five years). The
Planning Commission and City Council must determine if they would like to have the
lots brought into compliance now or if the phasing plan will suffice.
Grading, Drainage, and Utility. Grading, drainage, and utility plans have been
submitted and are subject to review by the City Engineer and Brown's Creek Watershed
District. Stormwater is direct into a drainage ditch along 58 St, which drains into the
pond at the southern end of Kern Center. The pond on the northwest corner of the site
will receive water from northwest areas of the site.
2
Section 401.15.F.4.h.17, states that all open, off - street parking shall have a continuous
concrete perimeter curb barrier around the entire lot. The applicant's proposal shows
detail of a surmountable concrete curb; however, the site plans do not show the curb to
be continuous. With the new construction the Planning Commission and City Council
shalt decide if the site should be brought into compliance or if the phasing plan for
setbacks and curbing shall be followed.
Landscaping. City Arborist Kathy Widin has reviewed the revised landscape plan and
has the following comments:
"The project will add 120 shrubs and 15 flowering crabapples to the site as well
as keep some existing landscaping on the W side of the entrance road from 58
St. Planters for annual flowers will be added in front of the building. The plant
species to be used are attractive, relatively free of serious insect or disease
problems and will require minimal maintenance.
After also reviewing the landscaping put in around the expansion projects for
Stillwater Ford and Routson Motors and visiting those sites, 1 would like to see a
few shade trees added to the property, perhaps along 58 St. or the frontage
road to Hwy.5. This would depend upon the available planting space which is
outside the boulevard right-of-way for either road."
To comply with the request made by the City Arborist, the landscape plan shall include
shade trees along 58 St and the frontage road to Hwy 5. Shade trees shall also be
planted around the parking areas to reduce the heat island effects of the impervious
pavement.
Parking. The City's Zoning Ordinance does not have parking standards related to open
and outdoor sales of car, trucks or vans. I n replacement of the standard, evaluation of
number of parking stalls will be based on the requirements for outdoor boat sales. Boat
sales require one (1) space for each 400 square feet of floor area for the first 25,000
square feet, plus one space for each 600 square feet thereafter. The total floor space
for the existing building plus the new addition is 88,173; after subtracting ten percent,
the calculable area is 79,356. To calculate the total number of stalls needed the first
25,000 square feet are divided by 400 (25,0001400 =62.5 stalls) and the remaining
54,356 square feet are divided by 600 (543561600 =90.5 stalls); therefore, a minimum of
153 parking stalls will need to occur on site. The site plan is proposing a total of 745
parking stall, which exceeds the require number of stalls.
A revised site plan will need to delineate where employee parking, customer parking,
and display parking will occur.
Building Height and Design Guidelines. The building heights meet the maximum
requirements of the Zoning Ordinance. The proposed building at its highest point is 35
feet, which is the maximum height allowed by the Ordinance. Exterior building materials
should be described in more detail and labeled completely on the elevations. Labels
and descriptions are missing from windows and several building materials. A brief
3
Location
Number of
Existing Fixtures
Number of
New Fixtures
Number of Heads
Watts per
Head
Northwest
6 fixtures
1 fixture
2 heads per fixture
1000W
1 fixture
1 fixture
4 heads per fixture
400W
1 fixture
2 heads per fixture
400W
Northwest
'12 fixtures
4 fixtures
2 heads per fixture
1000W
1 fixture
2 heads per fixture
250W
2 fixtures
1 head per fixture
250W
Southwest
3 fixtures
4 heads per fixture
400W
2 fixtures
2 heads per fixture
400W
Southeast
5 fixtures
4 heads per fixture
400W
9 fixtures
2 heads per fixture
400W
On Building
31 fixtures
1 wall mount
250W
description of some exterior building materials have been given and appear to meet the
requirements set forth by the Ordinance. However, there is no specific material
description other than precast wall panel, pre- finished metal paneling, and masonry.
Building materials and colors shall be specified in detailed and labeled completely. A
building materials board shall be provided for the Planning Commission and City
Council review.
Windows for the showroom appear to be on the south and east sides of the buildings.
Pre - finished metal paneling and masonry will cover the building facade of the
showroom. The service area and body shop facades will be faced in a precast wall
panel and a two other unspecified materials. Materials shall be specified and color
elevations shalt be made available to the Planning Commission and City Council for
approval.
Lighting Plan. A further detailed photometric plan shall be submitted to show foot
candles across the entire property and to the centerlines of the adjacent roads. The
Zoning Ordinance states that outdoor lighting shall not exceed one foot candle
measured from the centerline of a public street, nor shall light exceed four - tenths (0.4)
of a foot candle at any property line adjoining an adjacent property. Light levels on the
submitted plan look to exceed the maximum along the property lines to the north and
the east; therefore, revisions to the proposed lighting scheme and a detailed
photometric plan will need to be resubmitted for review.
New lighting is proposed for the parking area as well as the building. The parking area
is proposed to have fixtures 23 feet in height (a maximum of 25 feet is set by the
Ordinance) with 1, 2, or 4 head fixtures ranging in number of watts per head. All fixtures
are 90 degree cutoff, which is compliant with the Ordinance. The table below describes
the number of fixtures, their location and number of watts (including the building
fixtures):
All fixtures are compliant with the Zoning Ordinance; however, a detailed photometric
plan will need to be submitted to show illumination over the entire property.
4
Location
Sign
Size
Area
North
Stillwater Motors
25' x 7'
175 square feet
Buick
31' --6" x 3'
94.5 square feet
Chevrolet
23' -3" x 4'
93 square feet
Jeep
12' -3" x 4' -9"
58.2 square feet
Total Sign Area
420.7 square feet
West
Service
10' -8" X 2'
21.3 square feet
Body Shop
15-8" x 2'
31.3 square feet
Total Sign Area
52.3 square feet
South
Body Shop
15-8" x 2'
31.3 square feet
Delivery
12' -6" x 2'
25 square feet
Showroom
17' x 2'
34 square feet
Total Sign Area
70.3 square feet
East
Showroom
17' x 2'
34 square feet
Service
10' -8" X 2'
21.3 square feet
Total Sign Area
55.3 square feet
Southeast
Stillwater Motors
15-8" x 5'
78.4 square feet
Overall Sign Area
598.6 square feet
Signage. Twelve (12) building signs are being proposed on all faces of the building.
The proposed wall signs range in size from 175 square feet to 21 square feet. The size
and location of each building sign is described in the following table:
The Zoning Ordinance allows two walls signs, with each sign placed on a separate
building facade. Allowable sign area is 18% of front building facade up to 500 square
feet. The proposed signs on the building are exceeding both the number and area
allowed in the Ordinance. Therefore, the applicant has applied for a sign variance to
allow all proposed signs to occur as drawn. Section 401.15.G.15 reviews the following
conditions to allow for a sign variance:
1. The particular physical surrounding, shape, or topographical conditions of
the specific parcel of land involved exist.
The parcel is and will remain an auto dealership.
2. That the condition involved is unique to the particular parcel of land
involved.
The signs requiring the variance are specific only to an auto dealer to
easily direct customer traffic around the building and free up congestion
on site.
3. That the purpose of the variation is not based exclusively upon a desire to
increase the value of income potential of the business involved.
5
The purpose of the signs is to advertise the business, but the majority of
the signs are directional to show where cars needing to be serviced can
circulate and where delivery traffic should be directed.
4. That the alleged difficulty or hardship is caused by this Ordinance and has
not been created by any persons presently having an interest in the
parcel.
The current use of the parcel will not change; however, with the expansion
into a larger facility more directional signs will be need to ensure
movement can happen on site without injury to others.
5. That the granting of the variation will not be detrimental to the public
welfare or injurious to other land or improvements in the neighborhood.
CUP Review Criteria
The signs are for the sole use of the property, since they are attached to a
building set back a large distance from residential roads they should in no
way be detrimental to the surrounding areas.
6. That the proposed variation will not impair an adequate supply of light and
air to adjacent properly, or substantially increase the congestion of the
public streets or interfere with the function of the Police and Fire
Departments of the City.
The signs will be attached flush against the building approximately 20 feet
off the ground; therefore, they should not interfere with any ground
movement nor impair supply of Tight or air from other properties.
The Planning Commission and City Council shall review the conditions and determine if
the number of signs and overall square footage is appropriate.
Three onsite freestanding signs are exempt from review and will be allowed as is.
However, the large sign at the northwest corner of the property visible from Hwy 36
shall be removed, along with the checkered banners placed in various locations on site.
These two displays are in violation of permitted signage in the Highway Business
District. The American Flags are allowed on site, and may remain.
Trash. A trash enclosure is proposed for the west side of the property. A plan and
elevation drawing have been submitted with the site plan. The applicant will need to
specify the materials proposed for the trash enclosure to ensure they are consistent with
those for the building.
The Conditional Use Permit criteria for open and outdoor sale of vehicles are listed
below with a review of each:
6
1. Outside sales areas are landscaped and fenced or screened from view of
neighboring residential uses or abutting residential districts.
A revised landscape plan including shade trees shall be submitted. There
are no neighboring residential uses or abutting residential districts to be
considered in this area.
2. 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.
A revised photometric plan shall be submitted to ensure that foot candles
do not exceed the requirements set forth by the ordinance. Proposed light
fixtures are hooded at 90 degrees.
3. Areas are asphalt or concrete surfaced.
Submitted plans show area to be asphalt with concrete curb around part of
the parking area, and has been proposed to be constructed in phases.
Planning Commission and City Council will need to determine if the area
should be constructed at once or is agreeable to the new parking areas to
be constructed in phases.
4. Adequate analysis and provisions are made to resolve issues related to
demand for services. No use shall be allowed that will exceed the City's
ability to provide utility, police, fire, administrative or other services to the site.
The use will not exceed the City's ability to provide services.
5. The provisions of Section 401.03.A.7 of the Ordinance are considered and
satisfactorily met.
The proposed use follows the current use of the site; therefore, is an
appropriate use provided that conditions of approval are met.
CONCLUSION AND RECOMMENDATION
The proposed expansion of Stillwater Motors is an appropriate use and is allowed under
a CUP in the B-3 District. Staff recommends approval of the CUP of the expansion as
long as the following conditions are met:
1. A decision shall be made by the Planning Commission and City Council as to
whether they would like to have all parking and curbs and an updated stormwater
system constructed and brought into compliance at the beginning of
construction, or if the proposed phasing plan will suffice.
2. Revisions to the landscape plan showing shade trees along 59 St, the frontage
road to Hwy 5, and in appropriate places around the parking area. Revision to
the landscape plan shall be reviewed by the City Arborist.
7
3. The grading, drainage, and utility plans shall be reviewed and approved by the
City Engineer.
4. Customer, employee, and display parking shall be delineated on the site plan.
5. Detailed and completely labeled building elevations shall be resubmitted to show
all building materials and colors. A materials board shall be submitted for the
Planning Commission and City Council review.
6. A detailed photometric plan showing lot perimeter and street centerline foot
candles shall be provided.
7. An approval of the sign variance specifying if any of the proposed signs shall be
removed; along with the agreement by the applicant to remove the large sign at
the northwest corner and the checkered banners.
8. Description of materials for the propose trash enclosure to ensure they are the
same as materials use on the building.
9. Alt automobile repair activities shall be limited to within the principal structure and
the doors to the service bays shall be kept closed except when vehicles are
being moved in or out of service areas.
10. There shall be nor exterior storage of automobile parts, parked cars, or related
items on the site. Alt storage shall be internal to the building. Any cars to be
stored outside of the building shall be in full working order.
11. All noise created from operations on the site shall be in conformance with
Section 401.15.B.11 of the Zoning Ordinance.
12. The applicant shall receive and retain, of required, a Hazardous Waste
Generators License from Washington County for the Stillwater Motors operation.
8
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