HomeMy WebLinkAbout2002-07-02 NAC Planning ReportNORTHWEST ASSOCIATED ON ULTAN , INC.
5775 Wayzata Boulevard, Suite 555, St, Louis Park, MN 5541
Telephone: 962,596,9636 Facsimile: 962.595.9837 planners@nacplanning.com
PLANNING REPORT
TO: Kimberly Kamper
FROM: Scott Richards
DATE: July 2, 2002
RE: Oak Park Heights -- Stillwater Motors — Amended conditional Use
Permit for Vehicle Sales Parking Lot Expansion
FILE NO: 798.02 -. 02.18
BACKGROUND
Stillwater Motors is requesting approval of an amended Conditional Use Permit to allow
for the construction of additional vehicle sales parking at the dealership located on the
corner of Memorial Avenue and 58 Street North.
The applicant plans to construct a 1.08 acre bituminous parking lot to the north of the
existing building and parking lot. The 132 parking spaces will be accessed from the
existing vehicle sales lot to the east along Highway 30.
The property is zoned B-3, Highway Business and Warehousin g District in which
outdoor automotive and vehicle sales lots are a conditional use.
Attached for Reference:
Exhibit 1: Site Plan
Exhibit 2: TrafficNehicular Plan
Exhibit 3: Proposed Light Fixtures
Exhibit 4: Photometric Plan
ANALYSIS
Comprehensive Plan. The Comprehensive Plan, Proposed Land Use Map guides this
site for Highway Business/Warehouse use. The proposed expansion of the
sales /display lot is consistent with the plan.
Zoning. The site is zoned B -3, Highway Business District. Outdoor sales associated
with the automobile dealership is conditionally permitted in this district. The City council
approved a conditional use permit for an employee parking lot in July of 2000.
Subsequent changes to the dealership will require amended conditional use permits.
Setbacks. According to section 401.15.F.4.h.17, all open off - street parking shall not be
located closer than 10 feet from any lot line. The proposed parking lot is consistent with
this standard.
Parking. In reviewing the request for the employee parking lot in 2000, the city
determined that the automotive dealership was required to provide 78 off - street parking
stalls. The applicant has not supplied an overall number of existing off - street parking
stalls at the dealership, but with the proposed lot above, the parking requirements would
be met. In addition to the off - street parking requirements cited above, State Statutes
require all sites provide disability parking. The applicant shall be required to supply
fewer disabled stalls based upon those stalls to be used for employees and customers.
Section 401.15. F. h.19 of the Ordinance requires adequate space for snow storage on
the site. The applicants have indicated that snow would be stored on the open lot to the
west of the proposed parking.
Landscaping. The site plan indicates proposed trees along the north side of the
parking area and around the storrnwater retention pond proposed for the site. The
landscape plan shall be subject to final review and approval of the City Arborist.
Lighting. The applicant has proposed the addition of freestanding light fixtures for the
site. The fixtures are shown as a shoebox design with the full cut off. The light source
and poles are required to be less than 25 feet in height. The photometric plan indicates
that the Zoning Ordinance standards of four - tenths (0.4) foot candles will be exceeded
at the north property line. The lighting plan will need to be redesigned to comply with
the required standards.
signage. An existing Jeep freestanding sign is located in the area proposed for the
display area. The applicants have indicated that the sign will not be moved.
Grading and Drainage. The applicants have proposed construction of a stormwater
pond to the west of the new sales /display area. The grading and drainage plans are
subject to review and approval of the city Engineer and the applicable Watershed
District.
Section 401.15.F.4.h.17 indicates that all open, off - street parking shall have a
continuous concrete perimeter curb barrier around the outside edge of the lot. The site
plan indicates the use of B -6 --- 18 concrete curb in the north and west edge of the lot.
Other issues. The conditional use permit, signed November 8, 2000, allowed the
dealership to continue use of the existing exterior paging system and allow the
temporary sign visible from Highway 36 to continue for its useful life. The conditions
read as follows:
0,
Condition 7
"The temporary sign on the site of the off -site parking area shall be allowed to remain
for its useful life as determined by the city ".
Condition 11
"The applicant shall be encouraged, but not required, to replace the existing exterior
broadcast paging system with a hand held paging system. When the existing exterior
broadcast system is replaced, it shall be with a hand held paging system."
With any amended CUP, the Planning commission can recommend and the City
Council can review and change the conditions under which the use is operating. The
Planning commission should consider whether the sign should be removed or if the
exterior broadcast system should be replaced with a hand held paging system at this
time.
CONCLUSION /RECOMMENDATION
Based upon the preceding review, staff recommends approval of the amended
Conditional Use Permit for the sales /display area parking expansion for Stillwater
Motors based upon the conditions listed below:
1. The applicant shall provide at least four disability accessible stalls for the
customer, employees, and vehicle sales lots.
2. The applicant shall provide a snow removal plan subject to approval of city staff.
3. The lighting plan shall be revised to comply with all Zoning ordinance standards
subject to approval of city staff.
4. The grading and drainage plans are subject to review and approval of the city
Engineer and the applicable Watershed District.
6. The Planning commission should recommend and the city Council approve any
changes to conditions 7 and 11 of the conditional use permit, signed on
November 8, 2600, for the employee parking lot.
6. The landscape plan is subject to review and approval of the city Arborist.
7. Any other conditions of the Planning Commission, city council, or city staff.
PC: Kris Danielson
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Page 1 of 1
Scott Johnson
From: "K.D. Widin" <kwidin c@mmmpcc.org>
To. <sjohnson a@cityotoakparkheights.com>
Sent: Tuesday, July 02, 2002 12.00 PM
Subject: Stillwater Motors - Parking Lot Landscaping
have reviewed the landscape plan (dated 6/27/02) and have
the following comments:
1. Landscaping has been added to the north side Of the parking lot
and around the stormwater detention pond. This is adequate for this
type of project.
2. The types of trees and shrubs and the cultivars chosen are good.
3. The shrubs and trees should be mulched with 4 inches of wood chip
mulch from just outside trunks to several feet out. This will
inhibit weed competition, keep mowers and weed whips away from the
stems and keep roots cool and moist W all of which will improve the
growth of the plants. if the property owner wants a neater look
around the landscaping, 6 inch black plastic edging should be
installed at time of planting to help hold mulch in.
Kathy Widin
Municipal Arborist
City of oak Park Heights
712102