HomeMy WebLinkAbout2004-08-05 NAC Planning ReportNORTHWEST ASSOCIATED CONSULTANTS, INC,
4800 Olson 1 en Highway, Suites 202, Go Valley, 1 [\J 56422
Telephone: 763.23 1 .2555 Facsimile 763.23 1 ,2561 plan ners @nacpIanning.com
IIIIIIV��� Rd, PKP wai
TO: Eric Johnson
FROM: Bob Kirmis 1 Scott Richards
DATE: August 5, 2004
FEE: oak Park Heights - AAMCO Transmission CUP
at 5525 Memorial Avenue
FILE NO: 793.02 - 04.11
Don Hoff, on behalf of AAMCO Transmission, has made application for a conditional
use permit to allow an auto repair use within the Stillwater Auto clinic building located
north of 55 street North and east of Memorial Avenue North.
The subject property is zoned B -3, Highway Business and warehousing which lists
"auto service centers" as conditional uses. It is the applicant's intention to occupy the
northern 3,900 square feet of the existing 7,032 square foot building and renovate the
space to accommodate their business needs.
The existing "DDD LLC development" was approved in 2001 as a PUD that allowed the
project to be constructed in two phases. In the spring of 2003, the original plan was
revised to allow a downsizing of the subject building (Building 2) and an increase in the
size of the parking lot.
The southern half of the subject building is presently occupied by the Stillwater Auto
Clinic.
Attached for reference:
Exhibit 1 :
site Plan
Exhibit 2:
Building Elevations
Exhibit 3:
Floor Plan
Exhibit 4:
sign Detail
I 'Q��1J� WiJk I ►MW
Project Request. The request is to allow an auto service facility within the northern
portion of the subject building (Building 2 as identified on the site plan).
According to the applicant, AAMCO Transmission is a specialized transmission and
repair center which is complementary to a repair shop such as the Stillwater Auto Clinic.
Typically, an outside vender provides tanks for transmission fluid, oil, etc. and
periodically removes wastes and refills the tanks. All of the tanks will be stored indoors
in compliance with building and fire codes.
Normally, the business employs five persons. Although not finalized, anticipated
business hours are 7 :30 or 8:00 am to 5 :00 or 0 :00 pm Monday through Friday and
Saturday 7.30 or 8:00 am until noon.
Proposed renovations (within the existing space) include the following:
1. Three new garage door openings
2 . The relocation of an existing man door
3. Interior improvements including:
Five vehicle service bays
Three new office areas (including a second level mezzanine office)
A customer waiting room
Employee break room
® Restroom
The Zoning Ordinance lists specific criteria for review of auto service stations and motor
fuel stations. Those criteria that are applicable to solely an auto repair center will be
complied with. conditions will be added to the approval related to outside storage
areas, keeping the doors to the service bays closed, noise, and licensing.
Parking. A total of 99 off-street parking spaces exist on the subject site. Fifty three of
the spaces are devoted to use by the subject building (Building 2 ).
As part of previous evaluation, it was determined that 11 off-street parking spaces are
required of the Stillwater Auto clinic.
The Zoning Ordinance provides a parking requirement for auto repair consisting of eight
parking spaces plus one additional space for each 800 square feet of floor area over
1 ,000 square feet. This equates to an off-street parking space requirement of 12
spaces for AAMCO Transmission.
The combination of the two automobile repair uses on the site would require 23 off -
street parking stalls, significantly less than the 53 stalls provided.
ON
To be noted is that the parking supply surplus (30 stalls) allows for parking flexibility for
the project owner as it relates to future potential tenants.
Garage Deers. As noted previously, the applicant is proposing to construct three new
service bay doors (on the north side of the building). The new garage doors are located
such that they will not negatively impact site circulation and do not contradict the
intentions of the city's Design Guidelines. As a matter of city policy, such new service
bays constitute off - street parking stalls in the evaluation of off - street parking supply.
It has not been indicated whether or not new lighting is to be installed over the new
service bay doors. If so, fixture details should be submitted for City review and
approval.
Performance standards. The buildings and site have been constructed according to
approved plans. All grading and drainage, lighting, building design, trash enclosure,
and landscaping issues were resolved at the time of construction.
ignage. wall signage has been proposed on the northeast and southeast sides of the
building. Each sign is to measure approximately 52 square feet in size (see Exhibit 4).
The ordinance makes an allowance for the two wall signs for multi-tenant buildings
provided they are affixed to the tenant space and do not exceed the area requirements
of the B -3 zoning district. The sign location and size requirements of the ordinance
have been satisfied.
The proposed wall signs for the development will be required to meet all requirements
of section 401.15.G of the Zoning Ordinance.
Based upon the preceding review, it is recommended that the conditional use permit to
allow for auto repair use, for AAMCO Transmission at 5525 Memorial Avenue in the l3-
3, Highway Business and warehousing District, be approved subject to the following
conditions:
�. 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.
2. There shall be no exterior storage of automobile parts, parked cars, tanks (for
transmission fluid, oil, etc.) or related items on the site. All storage shall be
internal to the building. Any cars to be stored outside of the building shall be in
full working order.
3. All tanks shall be stored in compliance with building and fire codes.
3
4. All noise created from operations on the site shall be in conformance with
Section 401.15.13.11 of the zoning ordinance.
5. The applicant shall receive and retain, if required, a Hazardous Generators
License from Washington county for the Discount Tire operation.
5. If new lighting is to be installed over the new service bay doors, fixture details be
submitted for city review and approval.
7. All proposed signage shall be in compliance with section 401.15.G of the zoning
Ordinance.
C!
ATTACHMENT D
JEW w
vw
to s W, '$I4 91aH IJed IeO ui Z all 'C]CI[1 IV i 22
NOISSIWSNVNI ODWVV Win
z
cr
co
� = rn
.p O7
b LO
w a, €
Z a ci Ln
. r Zo
z i
x In
!1 T I!7 O
F•-
x �x�
c� _e
co a
iz
�d M = CL
O O1
0
cq u7
N
i.r.F i.+.. to 3
� b
M
v as ❑
� L.j A�
Lo S ' b x $
r F %a xi
y�., �y
Q nN FS� ��`�in� � j � h
p �� -•. � �.� S r« 6�PO
fi ~ m75 �'G i � F N ��� ^! •• N
j 14i
IF
r9 f ^r
n .. I N A
§ $6x ppFaFa'�. - a pp R p yy isp � Wa >Gc�S
s-
� ! q
W W L7 Ss1W l�if 4/ �A
a € sue.
I I cc
ib N N � I I� t..
KI 45
x° 4 ° ° rn
C4 11 ig
z
Q. x
w
� i j 7 V 6(t ti
Q � ill
• , q � I.�
9 Q y�
S
2 5
N6i ^�lV
X
b
ra
x
8
N
1�
Q
0 1
I
Q
n
O':
10
CD w
EXHIBIT 1
s
8np• It `•�..6]WOy'�;OtTaCaP�'v�rT¢�723 Z -O�Q :a UlCII7i1�
0
�.Ire
N
I z a ry
tip
I
` ° ' ►r 7
v
n > r
`•�� �
`
r �/1 u'i � �
2��
}p 8135
'3!iFp�;ff9
.[3 -,OZ
do
�
I
N
II
ii
x
r.l
N I
�'
O
f
L_J
L_..a �L....J L—.1
t_J L�J
I I •
F_�—
/ {
# II
zg �
i I
w ca
i
I
I
i
.rr X11'—
■v
___ —_- --- __ -- �__-- _w__�
I 3
.- � w --
J
_
ra.stwza� rx��
1�
Q
0 1
I
Q
n
O':
10
CD w
EXHIBIT 1
s
8np• It `•�..6]WOy'�;OtTaCaP�'v�rT¢�723 Z -O�Q :a UlCII7i1�
i
�a
I I an
viz
w w
- -�I
w t
111 �
Ali op
c�r . eyr
M CC 4
x
ifs
I I l I
4
a
�a
U
it
I(
I
I
]] ! I
i!
I I
i�
�
w
i
�a
q
a
I
�I
I
�I
I
�I
I(
II o
I >
! 11 w ;
!I m
II
71
it
I(
!I
li
0
�
��'FV- teJY5�0�- ��Qt301���P�tJ Z ^tlS313 :ewoum}+�
n x
�i J
w w
q
a
I
�I
I
�I
I
�I
I(
II o
I >
! 11 w ;
!I m
II
71
it
I(
!I
li
0
�
��'FV- teJY5�0�- ��Qt301���P�tJ Z ^tlS313 :ewoum}+�
n x
�i J
ATTACMENT G
I HIS
�
190 w !. 14810H laed leO ul Z Dll '(ICI❑ IV z 1
lqm6w �-'� q '� a
L 0
s It p y p 11 , 1 ", a 1 1 1 N 0.
.9-A r .9€IL'9 A NL[
O 6
fr '
A
SCI �d
pia
c7
LU
x
r
� n
Q�, R
P
N
W
x
D,
J U �
iCl
U �
v
b F
_ u
Try
A
I I q pg
v � }2a5 °
E 58 4m c
it
�I
II 0
li <
II o�
I }1
K°
°
C 0 -1:1t "r
S
�j.
Z
C? y _
QitX8X a
p
ui T
x�
z
0
a•
w n
w
LLI
x
`gym
z
06
r r
U �
LAS
V7
OC ""
U7
r7
aa �n--,o
a U
A A a 6
E l l F
ATTACHMENT
WlP .. I h t
1912 X �:
g Lily Ad L E c;
CD n o ..
U.
1 U)
I I
rA
c
i
�
[32AZ507J
I E
4
I 1
�a
!
.9-j,
�
{32H 154X7
x rr
r
W
o
,0 -.S E E
,5 -.F
ktS11 .fl -,i
z
U LLI
"I
o
e4 0
z
Of
` if
I E
I
I ilk
{
{ r
1� -c },
cc
1 1 0.
0 to
I
I
IN �- --�
_
J
m_ U� g CL
Z
0z
O N�I��Qa
�4Nw
W1 D
.0 -.5 nc�
tL
6=
IN
1
2
z p l
—J
� r
a�
D
a=
t,
U
i
r 0 1 2 M
demo
d
P
I
Li
L7 � W
ax 0.
0.
O
Gf R LY
uW�
g4g t A A C�S S` Ct
per[] h d
��pp H M x � a
G11U5 >:1i
ee
H
rJ
v
L4
U ¢m t
a
C4 vi
z
LIJ
LLJ U)
r�r
c
i
�a
O
{
b I
r
W
o
j W
N
"I
o
e4 0
z
pn
1ri w
C3
E $
CV 1
w
d
D
En Fazzw
0z
O N�I��Qa
�4Nw
' W
I p - � 7 U
q...=r l► NAM
z
LIJ
LLJ U)
r�r
�z
x�
M
w Q
a
xN D w
LAJ
M
C �
a
t
L
%� }7 L
1
M
� Ll
1 M
" Q
.x ,a -.4
LLJ
L=j
�� �
Z Z
,
u �
O p
W x
LJ ¢4
Ina
O
W
��p0.
2
D
ra
EXHIBIT a
m
�z
x�
M
w Q
a
xN D w
LAJ
M
C �
a
t
L
%� }7 L
1
M
� Ll
1 M
" Q
.x ,a -.4
LLJ
L=j
�� �
Z Z
,
u �
O p
W x
LJ ¢4
Ina
O
W
��p0.
2
D
ra
EXHIBIT a
ATTACHMENT E
r
04
>r
it i
r 00--
P4�
J
,
�r Fes E
z of
ro s
•- s °�
�1
W pi J + i3C Sri Ct iC W d Srt
uj
MA WMIL0 irr AC w ur�M„ owW - wr.i Ct.
* 1 - W SJ ' W L3!W 0 M
W wo WPM WO L 'G
[3 m W
Dd �1..wt d2 la
ow lu Cc
1 U4
lr[ _���:CELL W T W W�
a f1t ° w�r. air -U 0a.ot.{to- WQ,tJ; -I-- —UA J;CUW�
—, w
Ic} Q 6. �
Zj
5 �
W'
's
to
s
IQD
3 � Z
tcl
� 1, e,
i�
� J
u �