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HomeMy WebLinkAbout2005-09-13 WC Recorded Document #3538945STATE OF MINNESOTA ) COUNTY OF WASHINGTON ) ss. CITY OF OAK PARK HEIGHTS ) 2005. kelur Eacki_e LairyorneA,- YY0 ISO Nry NOTICE OF CERTIFICATION Conditional Use Permit & Variance For Raduenz Dealership Properties LLC (Stillwater Motors) 1Lfr 11 1 11 3538945 1 11 1 1 I, the undersigned, being duly qualified and acting as City Administrator for the City of Oak Park Heights, Minnesota DO HEREBY CERTIFY that I have compared the attached document: with the original thereof on file at the offices of the City of Oak Park Heights, and that the same is a full, true and complete copy, which can be viewed at the city offices, of said document within the files of the City of Oak Park Heights. WITNESS my hand and the seal of the City of Oak Park Heigh : this 30th day of August 11 Office of the County Recorder Washington County, MN Cindy Koosmenn County Recorder 11 Certified flied and/or recorded on: 2005109113 11:44 :00 AM 3538945 Address: 5900 Stillwater Blvd. Stillwater, MN 55082 Site Address: 5900 Stillwater Blvd. Oak Park Heights, MN 55082 CITY OF OAK PARK HEIGHTS CONDITIONAL USE PERMIT AND VARIANCE FOR RADUENZ DEALERSHIP PROPERTIES LLC File No.: 798.02 -05.06 Date Issued: July 26.2005 Legal Description: (Washington County Geo. Code 06.029.20.12.0004) See Attached Exhibit "A" Owner: Raduenz Dealership Properties LLC Present Zoning District: B-3 Highway Business District Permitted uses set forth in Ordinance 401 Section 401.300 I. CONDITIONAL USE PERMIT: A conditional use permit has been issued to allow for the expansion of the existin g building (57,980 sq ft) and parking lot expansion to replace parking stalls lost to the building expansion. Also issued is a variance for wall signage All uses shall be subject to the following conditions and/or restrictions imposed by the July 26, 2005 Resolution of the City Council of the City of Oak Park Heights as follows: 1. A11 parking setbacks, curbs and stormwater drainage systems shall be constructed and brought into compliance with the Zoning Ordinance regulations in accordance with the three and five year phasing plan as indicated on the approved site plans dated 6/15/05. (Copies on file in city offices) 2. Revisions to the plan e lan showing shade trees along 59 S the frontage road to Hwy 5, and in appropriate places around the parking area are approved in concept. Final revisions to the landscape plan shall be reviewed and approved by the City Arborist. 3 . The grading, drainage, and utility plans shall be subject to the review and approval of the City Engineer and the Browns Creek Watershed District. 4. Customer, employee, and display parking shall be delineated on the site plan and all customer parking stalls shall be appropriately signed. 5 . Detailed plans and completely labeled building elevations shall be resubmitted to the city to show all building materials and colors. A materials board shall be submitted for the City Council review. 6 photometric p A detailed hotometric lan showing lot perimeter and street centerline foot candles compliant to city code shall be provided, All lighting shall be installed or retrofitted to be in compliance with the lighting standards of the Zoning Ordinance. 7. An approval of the sign variance allowing a total of ten wall signs and eliminating the two 34 square foot "showroom" signs as proposed on the building elevations, The applicant shall provide an accurate rendering of all wall signs for review and approval of the City Council. The City Council approves the overall number and square footage of allowable wall signage for the project. 8. The applicant shall remove the large pylon sign at the northwest corner of the site and all checkered banners prior to issuance of a certificate of occupancy for the remodeled building. 9, The materials utilized for the proposed trash enclosure shall be the same materials used on the building. 10, All 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. 11. There shall be no exterior storage of automobile parts or related items on the site. All parts storage shall be internal to the building. The applicant shall provide a site plan indicating the location of the fenced car storage area and fencing details subject to review and approval of City staff. Any cars under repair that are to be stored outside of the building shall be parked within said fenced car storage area, 12. All noise created from operations on the site shall be in conformance with Section 401.15.B.1.1 of the Zoning Ordinance. 13. The outdoor paging system shall be replaced with a personal communication system that is non - audible beyond the property lines. 14. The applicant shall receive and retain, if required, a Hazardous Waste Generators License from Washington County for the Stillwater Motors operation. Ill. Reference Attachment: The reports of the City Planner dated July 7, 2005 and site plan approved by the City Council are annexed hereto by reference. Date: Date: Date: IN WITNESS WHEREOF, the parties have set forth their hands and seals. -4"c By OT OAK P GHTS avi ■ i e det Mayor on dministrator By D.J. Radue CEO, Rad Dealership P oerties LLC EXHIBIT "A" LEGAL DESCRIPTION Exhibit A Washington County GEO Code: 06, 029.20.1 2.0004 & 0014 Legal Description: Lot 1, Block 1, Kern Center 7 Physical Address: 5900 Stillwater Blvd. N. EDIT "B" PLANNERS REPORT AND SITE PLANS ENCLOSE NORTHWEST ASSOCIATED CONSULTANTS, INC. MEMORANDUM Attached for reference: TO: Eric Johnson PROM :. 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 Exhibit 1 Exhibit 2 Exhibit 3 Exhibit 4 Exhibit 5 Exhibit 6 4.8.00 Olson M eniorial Highway, Suite 20Z Golden. Valley, MN 55422 Thlepho : 763.231 .2555 Facsimile: 762.23' .255' plan nets @r acpl r nir g.00m 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. 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 Re.uired Exhibit 7 Exhibit 8 Exhibit 9 Utility Plan Layout Plan Freestanding Sign Dimensions ISSUE ANALYSIS Comprehensive proposed Plan. The osed development is consistent with the City's p Comprehensive Plan. According to Existing Land Map, the site is bordered on all sides by compatible uses. In addition, the City's Proposed Land Use Map guides this p site as Highway a Hi hwa Commercial use, as well as the property surrounding the site. zoning property . The - 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 R q applicant Vest. The a licant has applied for a conditional use permit to allow for open and outdoor display or dis la 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 8 -3 District. The dimensions proposed of the osed are compliant with the dimensions required by the district. p Area Lot Width Front (S) Side (W) Side (E) 15,000 100 40 10 20 Proposed 690,892 638 530 366 110 Parking ` stalls and aisles conform to the size requirements set by the Ordinance. Parking stalls shall be marked with white or yellow painted lines not less than four (4) inches wide. Currently parking tl the north and west arkin lots of Stillwater Motors do not comply with the require d ten (10) foot setback. The applicants have illustrated and proposed to bring these compliance through into com liance throe h a five (5) year phasing plan. The north lot is . proposed brought compliance to be brow ht into liance during Phase 2 (within three years), and the p west lot � s ` proposed to be brought into compliance in Phase 3 (within five years). The p p g Y Planning Commission and City Council must determine if they would like to have the to brought compliance brow ht into liance now or if the phasing plan will suffice. p and Utility. Grading, drainage, and utility plans have been Grading, Drainage, Y . a d are subject to review by the City Engineer and Brown's Creek Watershed submitted and subject Y District. Stormwater is direct into a drainage ditch along 58 � St, which drains into the � h 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 Setback Rear(N) 20 70 Section 40t .16.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 9 shall 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 a s keep existing landscaping on the W side of the entrance road from 58 p some 9 pg 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, !would like to see a few shade trees added to the ro erty, perhaps along 58 St. or the frontage p p 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. In replacement ate 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 (25,000/400 =62.6 stalls) and the remaining 54,356 square feet are divided by 600 (54356/600 =90.5 stalls); therefore, a minimum of 163 p arking 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. Buildin g 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 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 shall 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 adjaceht 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): Location Number of Number of Number of Heads Watts per Existing Fixtures New Fixtures . Head Northwest 6 fixtures Southwest Southeast On Building 1 fixture Northwest 12 fixtures 5 fixtures 9 fixtures 1 fixture 2 heads per fixture 1000W 1 fixture 4 heads per fixture 400W 1 fixture 2 heads per fixture 400W 4 fixtures 1 fixture 2 fixtures 1 head per fixture 250W 3 fixtures 4 heads per fixture 400W 2 fixtures 2 heads per fixture 400W 4 heads per fixture 400W 2 heads per fixture 400W 31 fixtures 1 wall mount 250W 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 2 heads per fixture 1000W 2 heads per fixture 250W Location - Sign Size Area North ' Stillwater Motors 25' x 7' , 175 square. feet Buick 3V-6" x 3' 94.5 square feet 93 square feet Chevrolet 23'-3" x 4' . ee. 12'-3" x 4' -9' 58.2 s ■uare feet Total Si n Area 420.7 square feet West . Service � 10' -8" X 2' 21.3 square feet Body Shop 15' -B" x 2' 31.3 square feet 52.3 square feet Total Sign Area South Body Shop Delivery 15'-8" x 2' 12' -6" x 2' 31.3 square feet 25 square feet Showroom 17' x 2' 34 square feet h � Total Sign Area 70.3 square feet East Showroom 17' x 2' 34 square feet Service _ 10' -8" X 2' 21.3 square feet 55.3 square feet Total Sign Area Southeast Stillwater Motors 15' -8" x 5' 78.4 square feet Overall Sign Area i 598.5 square feet The parcel is and will remain an auto dealership. 5 Signage. Twelve (12) building signs are being proposed on all faces of the building. The p roposed 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.16 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. 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. CUP Review Criteria 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 an persons presently having an interest in the y � 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. The. signs are for the sole use of the property, since they are attached to a buildin g 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 property, 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 light 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 service& 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. o3.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 plan e lan 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, y drainage, and utility plans shall be reviewed and approved by the City Engineer. 4. Customer, and display parking shall be delineated on the site plan. o mer employee, ee t p p y 5. Detailed completely ` d and com letel 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. Adetailed photometric hotometric p lan showing lot perimeter and street centerline foot . candles shall be provided. T An approval of the sig n variance specifying if any of the proposed signs shall be removed; g agreement along with the a reement by the applicant to remove the large sign at the northwest corner and the checkered banners. 8. Description propose of materials for the ropose trash enclosure to ensure they are the same as materials use on the building. automobile repair activities shall be Iimited to within the principal structure and �. All autom p th e doors to the service bay s shall be kept closed except when vehicles are being moved in or out of service areas. g 10. There shall be nor exterior stora e'of automobile parts, parked cars, or related items storage on the site. All stora e 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 f operations on the site shall be in conformance with p 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 -NW `S11-19 13H bbd NVO SEaLow 9I1VMT IIS ce v,„ 0. r■ ! c-• z a W HQIS313k1 . it ■ 4�. g pi kda 1 1 1 1 1 1 1 1 1 III I 111 NW `S1HE13H ) JVd )IVO sjo1ow ?JiVM11I1S 2 3 a C M +�7 � �r� t�f�Illw f fir■ ■ I...rt•.r 111711111011:i � 111110,.11 :�� 4 , NT ri Ty ��Q l,: WWI '' t rniiii; mmi� ©. - 110111i ii ;" .. 11 11° En Mi . 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