HomeMy WebLinkAbout2004-05-06 NAC Planning ReportNORTHWEST ASSOCIATED CONSULTANTS, I NC*
5775 Wayzata Boulevard, Suite 555, St. Louis Park, MN 5541
Telephone: 952.596.0636 Fac m 1.1 : 062.595.983.7 planners na pl'nni ng.COM
Enclosure 2
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TO: Eric Johnson
FROM: Scott Richards
DATE: May 0, 2004
RE: oak Park Heights — Stillwater Auto clinic, DDD LLC Development
at 12430 55th Street North
FILE NO: 798.11
BACKGROUND
Steve Continenza, owner of Stillwater Auto clinic, has made application for a
conditional use permit to allow for the auto repair use in the B -3, Highway Business and
Warehousing District. The auto clinic has been in operation since the Fall of 2003. It
was recognized that the use was in operation when a sign permit was requested.
The DDD LLC development was approved in 2001 as a PUD that allowed the project to
be constructed in two phases. The plan has subsequently been revised. The latest
change was made in the Spring of 2003 when Building 2 was reconfigured to be smaller
in size and the parking lot size was increased.
Building 2 is completed. The Stillwater Auto clinic is the only tenant currently in the
building, Building 1 is completely leased. A list of the tenants of the DDD LLC
development is found as Exhibit 4.
Attached for reference:
Exhibit 1:
DDD LLC Site Plan
Exhibit 2:
Building 2 Floor Plan
Exhibit 3:
Building 3 Elevations
Exhibit 4:
DDD LLC List of current Tenants
ISSUES ANALYSIS
Project Request. The request is to allow an auto service facility in the B -3 District,
located in Bay B of Building 2. Section 401.31 .E of the Zoning ordinance lists auto
service centers, motor fuel stations, car washes, and oil change facilities as a
conditional use. Mr. Continenza's operation will be completely indoors, and they
perform vehicle diagnostics, engine repair and management, ABS brake and drive train
repair.
The Zoning ordinance lists specific criteria for review of auto se - rvice 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. Based on the information the applicant has provided, Building 1 contains
approximately 7,050 square feet of office floor area and 10,150 square feet of
warehousing area. There is a mezzanine level in one of the units that increases the
office area within the building by approximately 2,700 square feet (3,000 square feet
gross minus 10 percent = 2,700 square feet floor area). This results in a parking
requirement of 46 spaces for Building 1.
The second building contains 7,032 square feet of space, of which Stillwater Auto clinic
is 3,696 square feet. 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. The auto repair use would require 11 parking
spaces. The other tenant space at 3,336 square feet would require 11 spaces if utilized
for auto repair, two spaces if occupied as warehouse space (based upon square foot
requirements), and 18 spaces for all office space.
The total development has 99 parking spaces. If 46 spaces are required for Building 1,
11 spaces for the Stillwater Auto Clinic, and 18 spaces for the other tenant - space based
upon an office utilization, a total of 75 spaces would be required for the development. A
surplus of 24 stalls. allows for parking flexibility for the project owner as it relates to
potential tenants.
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. The proposed wall sign for the development will be required to meet all
requirements of Section 401.15.G of the Zoning ordinance.
N
RECOMMENDATION/CONCLUSION
Based upon the preceding review, it is recommended that the conditional use permit to
allow for auto repair use, for the Stillwater Auto clinic at 12430 55 Street North 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, 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 noise created from operations on the site shall be in conformance with
Section 401.15.8.11 of the Zoning ordinance.
4. The applicant shall receive and retain, if required, a Hazardous Generators
License from Washington county for the Discount Tire operation.
5. All proposed signage shall be in compliance with Section 401.15.G of the Zoning
Ordinance.
91
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STILLWATER AUTO CLINIC, WE PREFORM VEHICLE DIAGNOSTICS AND
REPAIR TO ENGINE MANAGEMENT, ABS BRAKE AND DRIVE TRAIN
SYSTEMS.
TENNANTS CURRENTLY IN DDD COMPLEX INCLUDE
BL BUILDERS - HOME BUILDER.
ATHLETIC PERFORMANCE - GYMNAZIUM FLOORING
NORTH LAKES COMMUNITY CHURCH - OFFICE, COUNCELING, GREIF
CENTER
MARKET CONNECTIONS w MARKETERS FOR HEIZ KETSUP COMPANY
NORTHLAND TOOL - MANUFACTURER OF PLASTIC INJECTION MOLDS
STIL.LWATER. AUTO CLINIC - AUTOMOTIVE DIAGNOSTICS AND REPAIRS
EXHIBIT 4