HomeMy WebLinkAbout01-10-45 s
RESOLUTION NO. W U 1 _ ° 4 S
i
PLANNING COMMISSION
CITY OF OAK PARK HEIGHTS
WASHINGTON COUNTY, MINNESOTA
A RESOLUTION ESTABLISHING FINDINGS OF FACT AND
RECOMMENDING TO THE CITY COUNCIL THAT THE
REQUEST BY GOLDRIDGE GROUP, FOR PROPERTY LOCATED
NORTH OF HIGHWAY 36 ON OREN AVENUE NORTH, FOR A
CONDITIONAL USE PERMIT AND VARIANCE
BE APPROVED WITH CONDITIONS
WHEREAS, the City of Oak Park Heights has received a request for a
conditional use permit to allow off -site parking and open and outdoor storage and a variance
from the required 10 foot parking area setback upon a parcel of land located north of Highway
36 on Oren Avenue 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
and
2. The applicant has submitted an application and supporting
documentation to the Community Development Department consisting of the following items:
SEE ATTACHMENT B
and
3. The subject site is zoned B -2, General Business District in which off -site
parking and open and outdoor storage (as an accessory use) are conditional uses; and
4. The applicants have further requested the approval of a variance from the
required ten foot parking area setback of the Zoning Ordinance (zero lot line setback proposed);
and
5. The conditions of Section 401.151.11 of the Zoning Ordinance,
specifying conditions under which off -site parking may be allowed, must be satisfied as a
condition of CUP approval; and
is
6. The conditions of Section 401.30.E.5 of the Zoning Ordinance, specifying
conditions under which accessory open and outdoor storage may be allowed (within a B -2
District), must be satisfied as a condition of CUP approval; and
7. City staff prepared a planning report dated October 2, 2001 reviewing the
request for the conditional use and variance permit approval; and
9. Said report recommended approval of the of the conditional use permit
and variance subject to the fulfillment of various conditions; and
10. The Planning Commission held a public hearing at their October 11, 2001
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 conditional use permit requests submitted by Goldridge Group to allow for off -site
parking and open and outdoor storage and a variance from the required 10 foot parking
area setback for property located off of Oren Avenue North and affecting the real
property as follows:
• SEE ATTACHED
Be and the same as hereby recommended to the City Council of the City of Oak Park Heights for
approval with conditions as follows:
B. Approval of a conditional use permit to allow off -site parking and open and outdoor
storage upon the subject site subject to the following conditions:
1. The City finds that the project is consistent with the CUP criteria found in Section
401.30.E of the Zoning Ordinance.
2. The site plan be revised to illustrate specific parking stalls and drive aisles.
3. The off -site parking lot shall only be used by Routson Motors for employee parking
and vehicle staging.
4. The off -site lot remain under the ownership of Jacob Holdings of Stillwater LLC.
5. No sales, repair work or servicing of vehicles will be allowed on the off -site lot.
6. No signage shall be allowed on the off -site lot.
2
I a
George Vogt, Chair
ATTEST:
Kimberly kamper, Ncting City Administrator
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Attachment A
Property ID 04.029.20.21.0016
Attachment B
X Application form and payment for fees
X Proof of ownership or authorization to proceed as applicant
X A parcel search obtained from Washington County of all properties I
located within 500 feet of the exterior boundaries of the property
X Property Tax Statement
_X Grading and Drainage Plan
_X__ Landscape Plan
N /A_ Signage Plan
N/A Lighting Plan
X Tree Protection and Replacement Plan (As per Arborist)
N/A Building Elevations
X Other Plans and /or information as required by Ordinance or
requested by City Staff
♦ t
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CITY OF OAK PARK HEIGHTS
VARIANCE AND
CONDITIONAL USE PERMITS
FOR
ROUTSON MOTORS
Planners File No. 798 -02 -01.02 Date Issued October 23, 2001
Legal Description: (Washington County Plat- Parcel No. 04.029.20.21.0016)
Owner: Goldridge Group Minnesota, LLC
Address: 3021 Harbor Lane, Suite 206
Plymouth, MN 55447
Present Zoning District: B -2, General Business
&nditional uses set forth in Ordinance 401 Section 401.15 F.11
I. VARIANCE PERMIT FOR: 10 -foot parking area setback.
CONDITIONAL USE PERMIT FOR: To allow off - street parking and open and
outdoor storage.
All uses shall be subject to the following conditions and /or
restrictions imposed by the City Council of the City of Oak Park
Heights,
General Description of Variances and Conditional Use Permits Granted:
1. (jQP Attar.hed VlannPr's RRpnrt Berl nctnher 2. aOO1 . attac as
Zuhihitt A.
II. ADDITIONAL RESTRICTIONS AND PROVISIONS.
Approval of a Conditional Use Permit to allow off -site parking and open
and outdoor storage upon the subject site is subject to the following
conditions:
1. The City finds that the project is consistent with the CUP
criteria found in Section 401.30.E of the Zoning Ordinance.
0
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2. The site plan be revised to illustrate specific arkin stalls and
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drive aisles.
3. The off -site parking lot shall only be used by Routson Motors for
employee parking and vehicle staging.
4. The off -site lot remain under the ownership of Jacob Holdings of
Stillwater LLC.
5. No sales, repair work or servicing of vehicle will be allowed on
the off -site lot.
b. No signage shall be allowed on the off -site lot.
7. The City approve the requested variance to allow parking area
setbacks less than 10 feet in that the properties are directly
adjacent, the existing car dealership does not have a ten foot
setback at the rear property line, and granting the variance would
allow for one less access drive onto Oren Avenue.
8. The following conditions related to the landscape plan are
satisfied:
a. The outdoor storage area shall be screened from Oren Avenue
. North via Black Hills Spruce and Amur Maple trees (rather
than Red Twig Dogwoods as shown on the plan),
b. The plan shall be modified to include a planting detail for
both evergreen and shade trees.
C. The plan include a Plant Schedule which lists the common
name, scientific name, number of plants and type of planting
stock,
d. The revised landscape plan shall be subject to review and
approval by the City Arborist.
9. The grading and drainage plan shall be subject to review and
approval of the City Engineer and the applicable Watershed
District.
10. The parking lot improvements including the specifications for
construction and requests for concrete curb and gutter shall be
approved by the City Engineer,
11. The lighting plan and fixtures shall comply with Section
401.15,B,7 of the Zoning Ordinance.
12. Other conditions and requirements as specified by the Planning
Commission, City Council or staff.
s
Approval of a Variance Permit to allow a variance from the required 10
foot parking lot setback upon the subject site is subject to the
following conditions:
1, The City approve the requested conditional use permit for off -site
parking and open and outdoor storage,
2. Other conditions and requirements as specified by the Planning
Commission, City Council or staff.
3. Redevelopment of the subject property as a separate parcel shall
require compliance with all parking setback requirements.
III. REVIEW
Pursuant to Order of the City Council of the City of Oak Park Heights,
a periodic review of this Conditional Use and Variance Permit is
imposed as a condition of its grant. This Conditional Use Permit shall
be reviewed annually at the Direction of the City Clerk, which shall
notify the permit holder of the date of the annual review at least ten
(10) days prior to the review hearing.
IN WITNESS WHEREOF, the parties have set forth their hands and seals.
C ARK HEIGH '
Date: )1/ ) S By
David Beaudet, Mayor
Date: 1 //) � 01 By q5 e1r__ ' —
Kimberly amper
Acting City Administrator
Date: By _A
for Gol ridge Group Minnesota, LLC
5775 Wayzata Boulevard, Suite 555, St. Louis Park, MN 55416
Telephone: 952.595.9636 Facsimile: 952.595.9837 planners@nacplanning.com
PLANNING REPORT
TO: Kimberly Kamper
FROM: Bob Kirmis /Scott Richards
DATE: October 2, 2001
RE: Oak Park Heights - Routson Motors: Off -Site Parking /Outdoor Storage
CUP and Parking Area Setback Variance
FILE NO: 798.02 — 01.12
BACKGROUND
Goldridge Group on behalf of Routson Motors has requested a conditional use permit to
allow off -site parking and open and outdoor storage upon a parcel of land abutting
Routson Motors located north of Highway 36 between Oren Avenue North and Osgood
Avenue North.
In conjunction with the conditional use permit request, the applicant has also requested
a variance from the required ten foot parking area setback (zero lot line setback
proposed)
The subject property is zoned B -2, General Business.
Attached for reference:
Exhibit A - Site Location
Exhibit B - Site Plan
Exhibit C - Grading, Drainage and Landscape Plan
Exhibit D - Lighting Plan
Exhibit E - City Arborist Comments
I
. ISSUES ANALYSIS
Zoning. Section 401.15.F.11 of the Zoning Ordinance allows for any off -site, off - street
parking which is used to meet the requirements of this Ordinance to be processed by a
conditional use. Specific conditions for approval of off -site parking are provided in the
Zoning Ordinance and are reviewed below.
Section 401.30.E, conditional uses of the B -2, General Business district, allows for open
and outdoor storage on an accessory use. Specific conditions are also listed in the
ordinance and are reviewed below.
CUP Request. The conditional use permit is being requested to allow for off -site
parking vehicle parking. Specifically, the proposed parking area will be used by
employees and provide a staging area for vehicles to be sold by the dealership. No
vehicle sales activities are proposed on the parcel in question. To be noted is that there
are no expansion plans for the dealership structure at this time.
Parking Lot Design. The proposed parking area measures 126'x 344" and is to be
provided access through the existing dealership lot to the south. While ample area
appears to exist for vehicle parking and maneuvering, it is recommended that the site
plan be revised to illustrate specific parking stalls and drive aisles.
Grading and Drainage. A grading and drainage plan has been provided and will be
subject to review of the City Engineer and the Browns Creek Watershed District.
Landscaping. The submitted landscape plan has been subject to detailed review and
comment by the City Arborist (see attached Exhibit E). Comments include, but not
limited to, the following:
• The outdoor storage area should be screened from Oren Avenue North via Black
Hills Spruce and Amur Maple trees (rather than Red Twig Dogwoods as shown
on the plan).
• The plan should be modified to include a planting detail for both evergreen and
shade trees.
• The plan include a "Plant Schedule" which lists the common name, scientific
name, number of plants and type of planting stock.
Lighting. A lighting plan has been provided which indicates fixture standards and a
photometric plan for the site. As a condition of CUP approval, lighting fixture details
should be submitted.
All site lighting should be hooded and directed such that the source of the light is not
visible from surrounding properties and rights -of -way.
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CUP Review Criteria
Off - Street Parking Criteria. The conditional use permit criteria for off -site parking are
listed below with a review of each.
1. Off -site parking shall be developed and maintained in compliance with all
requirements and standards of this Ordinance.
The off -site lot will be designed to meet the performance standard requirements
of the Zoning Ordinance.
2. Reasonable access from off -site parking facilities to the use being served
shall be provided.
As previously indicated, the parking lot in question is to be accessed from the
south through the Routson Motors site. While such access condition is
considered positive in that impacts upon surrounding properties are minimized,
such access provision will require approval of a variance from the required 10
foot setback for parking areas.
3. The site used for meeting the off -site parking requirements of this
Ordinance shall be under the same ownership as the principal use being
• served or under public ownership.
The car dealership property as well as off -site parking lot are both under the
ownership of Jacob Holdings of Stillwater LLC. It should be noted, however that
while the parking lot may be used for employee parking, it is not being
constructed to meet off - street parking requirements of the Ordinance. Rather,
existing employee parking may be relocated to the lot and previous employee
parking (on the dealership lot) would be used for vehicle display.
4. Off -site parking for multiple family dwellings shall not be located more than
one hundred (100) feet from any normally used entrance of the principal
use served.
Not applicable.
5. The parking lot is not to be used for sales, repair work or servicing of any
kind.
No vehicle sales, repair work or servicing has been proposed or will be allowed
on site. The applicant has requested that the lot be utilized for employee parking,
and /or as a vehicle staging area. The intent of the Ordinance is to allow for
parking to meet the requirements of the Ordinance. There are more than
adequate stalls on the dealership lot to meet the ordinance requirements, but
i additional stalls are needed to accommodate the existing and potential sales
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• volume of the dealership. The use of the off -site lot for the vehicles, as
proposed, is appropriate to the normal operations of a car dealership.
6. No advertising sign or material is to be located on the property where the
parking lot is located.
No sign is proposed or will be allowed on the off -site property.
7. All parking is to be kept back of the setback building line by barriers un less
otherwise specifically authorized by the City Council.
As noted previously, access to the off -site parking lot is to be achieved through
the existing dealership lot. To accommodate this condition, it is necessary to
process a variance from the 10 foot parking lot setback requirement of the Zoning
Ordinance. Such variance will be evaluated in a later section of this report.
8. Except as provided below, the site used for meeting the off -site parking
requirements of this Ordinance shall be under the same ownership as the
principal use being served or under public ownership.
The car dealership lot and off -site lot are under the same ownership.
9. Except as provided below, off -site parking for non - residential uses shall
not be located more than three hundred (300) feet from the main public
entrance of the principal use being served. No more than one (1) main
entrance shall be recognized for each principal building.
The off -site lot is approximately 300 feet from the front door of the car dealership.
10. Any use which depends upon off -site parking to meet the requirements of
this Ordinance shall maintain ownership and parking utilization of the off -
site location until such time as on -site parking is provided or a site in
c loser proximity to the principal use is acquired and deve loped for parking.
The off -site lot will need to remain under the ownership of Jacob Holdings of
Stillwater LLC.
11. Compliance with off - street parking requirements provided through leased
off - street parking may be approved by the City Council, subject to the
following conditions:
Not applicable.
12. Any such other conditions as may be deemed necessary by the City
Council to protect the welfare and character of the nearby land uses.
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f
Additional, reasonable conditions may be added.
Open and Outdoor Storage Criteria. A conditional use permit for open and outdoor
storage is required to allow for the temporary parking or storage of vehicles on the off-
site lot. The criteria are listed below with a review of each.
Open and outdoor storage as an accessory use provided that.
1. The area is fenced and screened from view of neighboring residential uses
or if abutting a residential district in compliance with Section 401.15.E of
this Ordinance.
The lot is not in view of residential properties.
2. Storage is screened from view from public right -of -way in compliance with
Section 401.15.E of this Ordinance.
The lot will be landscaped, but must be screened adequately from view of the
public right -of -way (Oren Avenue North).
3. Storage area is grassed or surfaced to control dust.
The lot will be paved.
4. 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 and
shall be in compliance with Section 401.15.8.7 of this Ordinance.
The lighting shall be in conformance with the Ordinance.
5. The provisions of Section 401.03.A.8 of this Ordinance are considered and
satisfactorily met.
The Planning Commission should review the conditions to assure compliance
with the CUP criteria.
Variance Review Criteria
As previously indicated, the processing of a variance from the required 10 foot parking
area setback is necessary to accommodate the proposed parking area connection
between the lot in question and the adjacent dealership lot.
Section 401.04.A.5 of the Zoning Ordinance states that a variance from the terms of the
ordinance shall not be granted unless it can be demonstrated that:
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1. Undue hardship will result if the variance is denied due to the existence of special
conditions and circumstances which are peculiar to the land, structure, or
building involved and which are not applicable to other lands, structures or
buildings in the same district.
a. Special conditions may include exceptional topographic or water
conditions or, in the case of an existing lot or parcel of record,
narrowness, shallowness, insufficient area or shape of the property.
b. Undue hardship caused by the special conditions and
circumstances may not be solely economic in nature, if a
reasonable use of the property exists under the terms of this Title.
C. Special conditions and circumstances causing undue hardship shall
not be a result of lot size or building location when the lot qualities
as a buildable parcel.
2. Literal interpretation of the provisions of this Ordinance would deprive the
applicant of rights commonly enjoyed by other properties in the same district
under the terms of this Ordinance or deny the applicant the ability to put the
property in question to a reasonable use.
3. The special conditions and circumstances causing the undue hardship do not
result from the actions of the applicant.
4. Granting the variance requested will not confer on the applicant any special
privilege that is denied by this Ordinance to other lands, structures or buildings in
the same district under the same conditions.
5. The request is not a result of non - conforming lands, structures or buildings in the
same district.
6. The request is not a use variance.
7. The variance requested is the minimum variance necessary to accomplish the
intended purpose of the applicant.
8. The request does not create an inconvenience to neighboring properties and
uses.
In review of the preceding evaluation criteria, it is believed that the setback variance
request satisfies the spirit and intent of the evaluation criteria by:
• Eliminating an existing off -set access point along Oren Avenue.
• Providing convenient and logical interaction between the subject site and the
abutting dealership parcel.
6
. Visually improving the property via landscaping and parking lot improvements.
RECOMMENDATION
The proposed off -site parking for Routson Motors is consistent with the applicable City
policies, plans and ordinances. Therefore, staff recommends the following:
A. Approval of the conditional use permit for off -site parking and to allow open and
outdoor storage upon the property subject to the following conditions:
1. The site plan be revised to illustrate specific parking stalls and drive aisles.
2. The off -site parking lot shall only be used by Routson Motors for employee
parking and vehicle staging.
3. The off -site lot remain under the ownership of Jacob Holdings of Stillwater
LLC.
4. No sales, repair work or servicing of vehicles will be allowed on the off -site lot.
5. No signage shall be allowed on the off -site lot.
. 6. The City approve the requested variance to allow parking area setbacks less
than 10 feet.
7. The following conditions related to the landscape plan are satisfied:
A. The outdoor storage area shall be screened from Oren Avenue
North via Black Hills Spruce and Amur Maple trees (rather than
Red Twig Dogwoods as shown on the plan).
B. The plan shall be modified to include a planting detail for both
evergreen and shade trees.
C. The plan include a "Plant Schedule" which lists the common name,
scientific name, number of plants and type of planting stock.
D. The revised landscape plan shall be subject to review and approval
by the City Arborist.
8. The grading and drainage plan shall be subject to review and approval of the
City Engineer and the Browns Creek Watershed District.
9. The lighting plan and fixtures shall comply with Section 401.15.B.7 of the
Zoning Ordinance.
10. Other conditions and requirements as specified by the Planning Commission,
City Council or staff.
7
B. Approval of a variance from the required 10 foot parking lot setback subject to
the following conditions:
1. The City approve the requested conditional use permit for off -site parking and
open and outdoor storage.
2. Other conditions and requirements as specified by the Planning Commission,
City Council or staff.
PC: Kris Danielson
Mark Vierling
•
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AC MOUNTING HEIGHT, 21' AFG, TILT- 0 provided to Ruud Lighting used In conjunction with Luminalre test prate ,r,HC Summary
PROPOSED POLES MEET 120 MPH SUSTAINED WINDS conducted under Laboratory conditions, Actual project conditions dlffer g"63iltt' ALL Projects
these design pararemeters may affect field results. The customer IS r tq_Q[�Te I AvQ I Max I Min I Avg /Min
for verifying compilance with any appllcabLe electrical, lighting, or emorg ISRPE 0.79 1119 0.0 0100 1
EXHIBIT D - LIGHTING PLAN
I
Page 1 of 1
NAC
� rom: "K.D. Widin" <kwidin @mmmpcc.org>
o: <srichards @nacplanning.com>
Sent: Thursday, September 27, 2001 3 :01 PM
Subject: Routson Motors Parking Expansion - Landscape Plan
Scott -
I have reviewed the landscape plan for the Routson Motors parking
expansion and have the following comments:
1. In the NE corner of the site it looks as if the grading will go into the
tree line. I would like to see the "construction limits" marked on site so
that I can actually see how many trees may be affected by construction.
2. Since most trees on the site are at the perimeter of the construction
area, a tree inventory and preservation plan will not be required for this
site; however, tree protection fencing (b ft. orange plastic snow fencing
mounted on steel fence posts) will need to be erected and maintained from
before construction begins to just after construction is finished.
3. The red twig dogwoods are not acceptable as landscaping along the
western edge by Oren Avenue. These are not trees, as indicated on the
&I an, but shrubs and do not provide the amount of screening required for
e parking area. I recommend that the landscape plan be re -done, using
both 'Black Hills' white spruce and Amur maple (cultivar with mature height
of 8 feet). The trees would provide an effective screen by placing 2 -3
evergreens at a spacing of 12 ft. on- center, then a group of 3 Amur maple,
clumped in a triangle at a spacing of 8 ft. on- center, then more spruce,
etc..
4. The trees and shrubs will need to be watered well once per week during
the first two growing seasons and mulched with 4 inches of wood chip mulch.
The mulch will need to be re- applied when the depth falls to two inches.
5. The "Planting Detail" needs to be shown on the plan for both evergreen
and shade trees. A "Plant Schedule" which lists the common name,
scientific name, no. of plants of each kind and the type of planting stock
used (B &B, pot, etc.), should also appear on the plan.
Kathy Widin
Municipal Arborist
City of Oak Park Heights
•
EXHIBIT E - CITY ARBORIST COMMENTS
9/28/2001
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