HomeMy WebLinkAbout2004-08-24 CC Meeting Packet EnclosureMeeting Date: Au st 24th 2004
Oak Park Heights
Request for Council Action
Agenda Item Title: AMMCO Transmissions. - Conditional Use Permit 12430 55th
Street North
Time Required: 10 minutes
Agenda Placement: New Business
Originating Department/ Re es r: E
Requester's Signature
Action Requested: Co
Background/Justification (Please
implications including budget inf
1) Planner's Report
2) City Council Resolution
3) Planning Commission Resolution
Please bring your August Planning Co
on i Administrator
cate any previous action, financial
ation and recommendations).
Please see attached documents from Scott Richards.
mission Packet.
o'
BACKGROUND
Attached for reference:
Exhibit 1:
Exhibit 2:
Exhibit 3:
Exhibit 4:
NORTHWEST ASSOCIATED CONSULTANTS, INC.
4800 Olson Memorial Highway, Suite 202, Golden Valle, MN 55422
TDhone: 763.231.2555 Facsimile: 763.231.2561 planners@riacplanning.com
PLANNING REPORT
TO: Eric Johnson
FROM: Bob Kirmis 1 Scott Richards
DATE: August 5, 2004
RE: Oak Park Heights - AAMCO Transmission CUP
at 5525 Memorial Avenue
FILE NO: 798.02 - 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.
Site Plan
Building Elevations
Floor Plan
Sign Detail
ISSUES ANALYSIS
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 6:00 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:
O Five vehicle service bays
O Three new office areas (including a second level mezzanine office)
O A customer waiting room
O Employee break room
O 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.
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 Doors. 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.
signage. 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 wail 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.
RECOMMENDATION/CONCLUSION
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 B-
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. Alt 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.
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4. All noise created from operations on the site shall be in conformance with
Section 401.15.B.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.
6. If new fighting is to be installed over the new service bay doors, fixture details be
submitted for City review and approval.
7. All proposed signage shalt be in compliance with Section 401.15.G of the Zoning
Ordinance.
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RESOLUTION NO.
CITY COUNCIL
CITY OF OAK PARK HEIGHTS
WASHINGTON COUNTY, MINNESOTA
A RESOLUTION ESTABLISHING FINDINGS OF FACT AND
RESOLUTION OF THE CITY COUNCIL TART THE
REQUEST BY DON HOFF OF AAMCO TRANSMISSION FOR A
CONDITIONAL USE PERMIT TO ALLOW AN AUTO REPAIR USE
AT 12430 55 STREET NORTH
BE APPROVED WITH CONDITIONS
WHEREAS, the City of Oak Park Heights has received a request from Don Hoff
of NCO Transmission for a conditional use permit to allow an auto repair use at 12430 55
Street North; and after having conducted a public hearing relative thereto, the Planning
Commission of Oak Park Heights recommended that the application be approved with
conditions. The City Council makes the following findings of fact and resolution:
1. The real property affected by said application is legally described as
follows, to wit:
SEE ATTACHMENT A
and
2. The applicant has submitted an application and supporting
documentation to the Community Development Department consisting of the following items:
and
SEE ATTACHMENT B
3. The subject property is zoned B-3, Highway Business and Warehousing
which lists auto service centers as a conditional use; and
4. The applicant proposes to occupy the northern 3,900 square feet of the
building and renovate the space to accommodate a transmission repair shop; and
5. City staff prepared a planning report dated August 5, 2004 reviewing the
request for the conditional use permit; and
6. The August 5, 2004 planning report recommended approval of the
conditional use permit subject to the fulfillment of conditions; and
7. The Planning Commission held a public hearing at their August 12, 2004
meeting, took comments from the applicants and public, closed the public hearing, and
recommended that the application be approved subject to the fulfillment of conditions.
NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL FOR
THE CITY OF OAK PARK HEIGHTS THAT THE CITY COUNCIL APPROVES THE
FOLLOWING:
A. The application submitted by Don Hoff of AAMCO Transmission for a conditional use
permit to allow an auto repair use at 12430 55 Street North and affecting the real
property as follows:
Be and the same as hereby approved by the City Council of the City of Oak Park Heights subject
to the following conditions:
SEE ATTACHMENT A
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
and 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.
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 AAMCO Transmission operation.
6. 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.
8. Storm.ceptors shall be installed for all floor drains in compliance with the Building Code
and subject to review and approval of the Building Official.
2
2004.
ATTEST:
Approved by the City Council of the City of Oak Park Heights this 24th day of August
Eric A. Johnson, City Administrator
3
David Beaudet, Mayor
A RECOMMENDING RESOLUTION
OF THE
PLANNING COMMISSION
CITY OF OAK PARK HEIGHTS
WASHINGTON COUNTY, MINNESOTA
A RESOLUTION ESTABLISHING FINDINGS OF FACT AND
RECOMMENDING TO THE CITY COUNCIL THAT TIIE
REQUEST BY DON HOFF OF ARMCO TRANSMISSION FOR A
CONDITIONAL USE PERMIT TO ALLOW AN AUTO REPAIR USE
AT 12430 55 STREET NORTH
SHOULD BE APPROVED WITH CONDITIONS
WHEREAS, the City of Oak Park Heights has received a request from Don Hoff
of AA.MCO Transmission for a conditional use permit to allow an auto repair use at 12430 55
Street North; and after having conducted a public hearing relative thereto, the Planning
Commission of Oak Park Heights makes the following findings of fact:
1. The real property affected by said application is legally described as
follows, to wit: SEE ATTACHMENT A
2. The applicant has submitted an application and supporting
documentation to the Community Development Department consisting of the following items:
and
and
SEE ATTACHMENT B
3. The subject property is zoned B-3, Highway Business and Warehousing
which lists auto service centers as a conditional use; and
4. The applicant proposes to occupy the northern 3,900 square feet of the
building and renovate the space to accommodate a transmission repair shop; and
5. City staff prepared a planning report dated August 5, 2004 reviewing the
request for the conditional use permit; and
6. The August 5, 2004 planning report recommended approval of the
conditional use permit subject to the fulfillment of conditions; and
7. The Planning Commission held a public hearing at their August 12, 2004
meeting, took comments from the applicants and public, closed the public hearing, and made the
following recommendation;
NOW, THEREFORE, BE IT RESOLVED BY THE PLANNING
COMMISSION FOR THE CITY OF OAK PARK HEIGHTS THAT THE PLANNING
COMMISSION RECOMMENDS THE FOLLOWING:
A. The application submitted by Don Hoff of AAMCO Transmission for a conditional use
permit to allow an auto repair use at 12430 55 Street North and affecting the real
property as follows
SEE ATTACHMENT A
Be and the same as hereby recommended to the City Council of the City of Oak Park Heights for
approval subject to the following conditions:
1. 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
and 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.
4. All noise created from operations on the site shall be in conformance with Section
401.15.B.11. of the Zoning Ordinance.
5. The applicant shall receive and retain, if required, a Hazardous Generators License from
Washington County for the AAMCO Transmission operation.
6. If new lighting is to be installed over the new service bay doors, fixture details be
submitted for City review and approval.
7. Ali p roposed signage shall be in compliance with Section 40 1.15 . G of the Zoning
Ordinance.
8. Stornlceptors shall be installed for all floor drains in compliance with the Building Code
and subject to review and approval of the Building Official.
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Recommended by the Planning Commission of the City of Oak Park Heights this 12 day
of August 2004.
ATTEST:
Eric A. Johnson, City Administrator
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John Dwyer, Chair