HomeMy WebLinkAbout2017-03-08 Planning Report &cLeow i 4
TPC3601 Thurston Avenue N, Suite 100
Anoka, MN 55303
Phone: 763.231.5840
Facsimile: 763.427.0520
TPC@PlanningCo.com
PLANNING REPORT
TO: Eric Johnson
FROM: Scott Richards
DATE: March 8, 2017
RE: Oak Park Heights — Napa Building — Design Guidelines and Site
Plan Review— 14399 60th Street North
TPC FILE: 236.02 — 17.01
BACKGROUND
Kevin LaCasse of Oak Park LLC has made application for Design Guidelines/Site Plan
Review for the building at 14399 60th Street North. The application consists of requests
for Design Guideline and site plan review for an exterior remodel of the building where
Napa Auto Parts is at the front and two other businesses are at the rear. The exterior
improvements will include new windows and doors, siding and canopies. The site
layout will not change.
EXHIBITS
The review is based upon the following submittals:
Exhibit 1: Applicant's Narrative, February 21, 2017
Exhibit 2: Proposed North Elevation
Exhibit 3: Proposed East Elevation
Exhibit 4: Proposed South Elevation
Exhibit 5: Proposed West Elevation
Exhibit 6: Existing Site Pictures
PROJECT DESCRIPTION
The applicant's narrative for the project is found as Exhibit 1.
"We have worked with our architect Ayres Associates in order to develop plans for an
exterior remodel of the Napa anchored building. In order to update the building, the
plan calls for new facades as shown on the elevations. The improvement will include
new windows and doors for the Napa retail space and other areas. The remodel will
also include new siding and canopies as shown on the elevations. Included is a draft
for the south elevation, but we have not finished with that design yet."
As indicated, the front of the building is occupied by Napa Auto Parts. At the mid
portion of the building is E.U. Autoworks which is an auto repair shop. An auto repair
shop use has existed in this location for many years. At the rear is Bonsai Motors, a
used car dealer. A Conditional Use Permit was granted in 2004 to allow outdoor sales
of up to five vehicles in this location. The original permit was granted to Doom and
Thorbus Automotive Consultants. Since that time, the space has been used by Light
Year Auto LLC, Original Owners Auto Inc, and now Bonsai Motors. They all are
regulated under the original Conditional Use Permit granted in 2004.
ISSUES ANALYSIS
Comprehensive Plan. The property is designated as Commercial on the Proposed
Land Use Map. The continued use of the site as a Napa Auto Parts and other
commercial business is consistent with the Comprehensive Plan.
Zoning. The property is zoned B-2 General Business District. The retail use is a
permitted use in the B-2 Limited Business District and the existing car related uses have
been previously approved. Changes to the exterior of the building and the site changes
require Design Guidelines and Site Plan review.
Subdivision. There are no changes requested related to the lot.
Setbacks. The building setbacks are not changing with remodel. No changes are
proposed in the parking lot.
Parking. There are 41 exterior parking stalls currently on site and the E.U. Auto Works
space has five indoor spaces for a total of 46 stalls. The Napa Auto Parts store requires
17 parking spaces, the E.U. Auto Works requires 14, and the remaining office space,
including the Bonsai office, requires nine for a total of 40. The Conditional Use Permit
granted five of these spaces for exterior display of cars for Bonsai. The site meets its
parking requirements and no changes are proposed to change the exterior site layout.
Landscaping. No changes to the landscaping for the site have been proposed. If
changes are proposed, a landscape plan will need to be submitted for City Arborist
review and approval.
Lighting. No lighting plans were attached as part of the application. A visual
inspection of the site has indicated there are no nonconforming wall fixtures at the site.
If wall light fixtures are to be installed, a lighting plan will need to be submitted, the
fixtures shall be full cut off, and be consistent with Section 401.15.B.7 of the Zoning
Ordinance as it relates to lighting requirements.
Trash Storage. The plans show the location of a trash enclosure but no plans. A plan
for the trash enclosure shall be provided for review.
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Grading, Drainage, Erosion Control and Utilities. No changes are proposed to the
parking lot or site that would require review and approval.
Signage.
Freestanding Sign. The applicant has proposed no changes to the existing pylon sign.
Wall Signage. The elevation plans indicate one wall sign on the north elevation for
Napa Auto Parts. The sign is 126 square feet. The sign regulations will allow a
maximum of 120 square feet of sign area on this elevation. The sign will need to be
slightly reduced in size. Another wall Napa Auto Parts sign of 68 square feet is
proposed on the east elevation. This sign is allowed. Signs at the entrances to the
other tenants include four signs with a total square footage of 104 square feet. The total
wall signage allowed for this site is 300 square feet, and 292 square feet is proposed if
the front Napa Auto Parts sign is reduced in size.
Sign Illumination. The signs will be required to comply with the Zoning Ordinance
lighting requirements. Staff will approve the lighting specifications for the signs at the
time of permitting.
Design Guidelines
Architectural Guidelines
Façade Treatments
The building after renovation will have a definite base, middle and top. The west
elevation will not be improved other than new paint. The Planning Commission
should comment. The three façades and are being improved will feature
differences in materials, horizontal and vertical lines, and a varied roof line to
provide architectural interest.
Ground Level Expression
This is a one-story building with excellent visibility to Highway 36. The entrances
to the building will be clearly visible.
Transparency
The building uses glass on the three facades visible from the rights of way. The
existing windows will just be replaced and the transparency will not change.
Entries
The building features a prominent front entry. Some of the tenant entrances on
the other entries will feature new canopies.
Roof Design
The roofline is broken on both prominent facades with varying parapet heights.
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Building Materials and Colors
The applicant has provided color elevations for review. The building features
limestone and brick veneer, E.F.I.S., and new and existing metal panels. The
Applicant has been requested to provide building material samples for the
Planning Commission meeting.
Franchise Architecture
The building is not a franchise design.
Site Design Guidelines
Building Placement
The building location is not changing on the site and is a prominent feature along
the Highway 36 corridor.
Parking Areas
The parking area will not be changed.
Storm water
There is no impact to storm water with this plan.
Pedestrian and Common Space
There currently is no sidewalk or trail in front of this site.
Landscaping
No changes to the landscape plan are proposed.
Trees/Shrubs
No changes to the landscape plan are proposed.
Utilites/Service/Loading/Drive-Through/Storage Areas
The site plan is not changing that would impact these items.
Lighting
Addressed elsewhere in the planning report.
Signage
Addressed elsewhere in the planning report.
Pedestrian/ Bicycle Routes
A bike rack will be required. The applicant should identify a location.
CONCLUSION / RECOMMENDATION
Subject to the preceding review, City Staff recommends approval of the Design
Guidelines/Site Plan Review subject to the conditions that follow:
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1. If any trees or landscaping is added to the site, the plan shall be subject to review
and approval of the City Arborist.
2. All light fixtures shall be full cut off, and be consistent with Section 401.15.6.7
of the Zoning Ordinance as it relates to lighting requirements.
3. The Planning Commission shall comment on the building design and building
materials. The Applicant shall provide building material samples for Planning
Commission review.
4. All mechanical equipment on the roof or on the site shall be fully screened in
accordance with the provisions of the Zoning Ordinance.
5. Outdoor lighting for the parking areas shall be turned off one hour after closing,
except for approved security lighting.
6. The Napa Auto Parts sign on the north elevation shall be reduced to less than
120 square feet.
7. A plan shall be provided for the trash enclosure subject to review and approval of
City Staff.
8. All signs shall be designed to comply with the Zoning Ordinance requirements for
internal illumination.
9. A bike rack should be identified on the site plan and placed on site.
pc: Julie Hultman
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•
itet
Julie Hultman
From: Kevin J. LaCasse
Sent: Tuesday, February 21, 2017 3:08 PM
To: Julie Hultman
Subject: Narrative
Julie,
We have worked with our architect at Ayres Associates in order to develop plans for an exterior remodel of the Napa
anchored building. In order to update the building the plan calls for new facades as shown on the elevations.The
improvements will include new windows and doors for the Napa retail space and other areas. The remodel will also
include new siding and canopies as shown on the elevations.
Included is a draft for the south elevation but we have not finished with that design yet.
I hope this is helpful and please let me know if you have any questions.
Thanks,
Kevin
Sent from my iPhone
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