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HomeMy WebLinkAbout2003-10-02 NAC Planning ReportNORTHWEST ASSOCIATED CONSULTANTS, INC. 5775 Wayzata Boulevard, Suite 555, St, Louis Park, MN 55416 Telephone: 952.595.9636 Facsimile: 952.595.9837 planners@nacplanning.com PLANNING REPORT TO: Eric Johnson FROM: Scott Richards DATE: October 2, 2003 RE: FILE NO: BACKGROUND Attached for reference: Exhibit 1: Exhibit 2: Exhibit 3: Exhibit 4: Oak Park Heights — Denny Hecker's Conversion Van Center (14738 60th Street North) Conditional Use Permit 798.02 — 03.12 Site Survey Site Plan Sign Plans Project Narrative Exhibit 5: Exhibit 6: Exhibit 7: Jacob Holdings of Stillwater LLC and Erickson Post Acquisition Inc. (landowner) have made application for a conditional use permit to allow the use of the former Amoco site at 14738 60th Street North as a Conversion Van Center. The site is adjacent to the Denny Hecker's Cadillac, Pontiac, and GMC dealership on 60th Street North. A conditional use permit and variance was granted to the dealership in October of 2001 to allow the extension of the dealership to the north along Oren Avenue North. The variance was for the 10 foot parking setback requirements in that the two properties were not combined. A variance was granted in January of 2002 to allow for illuminated signs on the front facade of the dealership's building. The dealership has already occupied the site and made improvements to the building and the former gas station canopy without prior City approval. The property exists as a separate parcel. As part of this approval, the City will require the parcels to be combined. The property is zoned B-2, General Business District. Automotive dealerships are allowed as a conditional use in the B-2 District. Photometric Plan Proposed Canopy Light Shields Memo from City Arborist ISSUES ANALYSIS Comprehensive Plan. The project area is designated as commercial on the Proposed Land Use Plan. The areas designated as commercial anticipate retail, office and automotive related sales and service facilities as allowed by the respective zoning district. Zoning. The property is zoned B -2, General Business District in which open and outdoor sale of motorized vehicles is a listed conditional use. Section 401.03.E of the Zoning Ordinance lists the conditions which must be reviewed as part of a request for a new or expansion of an automotive dealership. The conditions will be reviewed later in this report. Lot Combination. The City will require the former Amoco station property at 14738 60th Street North to be combined with the existing Denny Hecker dealership at 14702 60th Street North. The sales staff for the Conversion Van Center offices out of the main building, while administrative staff for the dealership utilizes the small building on the subject site. The properties shall be administratively combined in conformance with Section 401.15.B.4.d as a condition of this approval. The combination of the lots will need to be confirmed once the property has been purchased by Jacob Holdings of Stillwater LLC. Site Plan/Buildings. The dealership proposes to utilize the site with few changes to the parking area, building, or existing canopy. The Amoco canopy remains with new signage advertising the dealership (see Exhibit 3). Additionally, the underside of the canopy contains lighting that is not full cut off and does not comply with the light requirements of the Zoning Ordinance. The applicant has proposed adding shields to surround the fixtures and provide conformance with the Zoning Ordinance (see Exhibit 6) The existing building is 1,276 square feet and is located at the north edge of the property. The building is a legal non- conformity in that the northeast corner of the structure is located approximately one foot from the property line. The required side yard setback is 10 feet. No changes other than maintenance and painting have been done to the building. In addition, no signage has been placed on the structure. Site Access. Two driveway accesses, one from Osgood Avenue and the other from both Street North, service the site. The access to Osgood Avenue has been blocked off by the applicant with conversion vans. Additionally, site inspections have indicated that the property contains too many vehicles which significantly restricts access into and around the property. It is especially critical that emergency vehicle access be permitted throughout the site. The site plan will need to be revised to allow for vehicle parking areas with adequate area for access into and internal to the site. The survey indicates a 12 foot ingress /egress easement that has been dedicated on the west property line and a portion of Willim Street that is not vacated. The easement and Z street should be vacated if no longer needed by the property owner or to serve adjacent properties. Setbacks. The driveways /parking areas of the Amoco and now the dealership was not constructed with a 10 foot setback /landscape area. In that this is a change of and use and a conditional use permit, staff would require the site plan be revised to reflect the 10 foot setback. A landscape plan should also be prepared to indicate plantings within the 10 foot area. Considering the time of year this is being considered, the applicant should be allowed to hold over these site improvements to next year, but have them completed no later than June 15, 2004. Parking. The existing building on the subject property at 1,276 square feet requires four parking spaces for employees and customers. No service will be conducted out of this location, thus no additional stalls are required. The site plan indicates 34 parking stalls, one disability accessible stall and three featured display stalls. As indicated, staff has recommended that the access to Osgood be reopened and a 10 foot setback be required for all of the parking and driveway areas. The applicant will be required to submit a new site /landscape plan that addresses the revised parking and access driveways. The main dealership building would require 47 stalls for customers and employees and 16 stalls for service. When both lots are combined, a total of 67 parking stalls will be required for customers, employees, and service. The existing parking lot and display area has space for hundreds of vehicles. Landscaping. The applicants have proposed no changes to the existing landscaped areas adjacent to the building on the subject site. As indicated, it is recommended that the driveway and parking areas be set back 10 feet and appropriately landscaped. The landscape plans shall be subject to review and approval of the City Arborist. Signage. The applicant has placed signage on three facades of the existing canopy. The south facade of the canopy has a total of 102.99 square feet of signage. The other two facades have 44.37 square feet of signage each. In that the subject property is required to be combined with the main dealership building, no signage will be allowed on the canopy or the subject site. The dealership already has two pylon signs and wall signs that adequately advertise the business. The existing signs on the main dealership are over what is allowed by the Sign Ordinance. The signs that were placed on the canopy without a variance or sign permit shall be removed within 30 days of approval of the conditional use permit. Lighting. The applicant has proposed shields on the existing canopy lights to comply with the full cut off standards of the Zoning Ordinance. The photometric plan, found as Exhibit 5, only indicates the light from the canopy. The applicant will provide a revised photometric plan that indicates all site lighting. The lighting plans shall be required to meet all requirements of the Zoning Ordinance. 3 Grading /Drainage. The grading and drainage of the site may change as a result of the addition of setbacks and curb and gutter. The revised site and drainage plans shall be subject to the review and approval of the City Engineer. Zoning Ordinance Criteria. Section 40 1.30.E of the Zoning Ordinance lists criteria for review of vehicle dealerships. The review of these criteria is as follows: a. Outside sales areas are fenced or screened from view of neighboring residential uses or an abutting residential district in compliance with Section 401.15.E of this Ordinance. Comment: The lot is not abutting a residential district or residential uses. b. All lighting shalt 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.B.7 of this Ordinance. Comment: The applicant shall provide shields on the existing canopy lights. A lighting plan shall be provided by the applicant that complies with the requirements of the Zoning Ordinance. 0. Sales and storage area is blacktopped or concrete surfaced and all paved areas are surrounded by concrete curbing. Comment: The lot shall be reconfigured to be set back 10 feet and surrounded by concrete curbing. d The architectural appearance, scale, construction materials, and functional plan of the building and site shall not be dissimilar to the existing nearby commercial and residential buildings, and shall not cause impairment in property values, or constitute a blighting influence within a reasonable distance of the site. Comment: The existing building and canopy are similar in appearance to commercial buildings in the area. e. Adequate analysis and provisions are made to resolve issues related to demand for services. No use shall be allowed that will exceed the City's ability to provide utility, police, fire, administrative, or other services to the site. Comment: If adequate access is provided into and within the site, there should be no service issues. f. All islands in the parking lot shall be landscaped. Comment: There will be no parking lot islands. 4 g J A strip of not Tess than 10 feet shall be landscaped at the edge of all parking/ driveway areas adjacent to lot lines and the public right -of -way. Comment: The landscape area shall be required. All automobile repair activities shall be conducted 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 the service areas. Comment: There will be no repair activities on this portion of the dealership lot. i. Facilities on a site contiguous to any residential district shall not be operated between the hours of 10:00 PM and 6:00 AM unless otherwise allowed by formal action of the City Council. Comment: The site is not contiguous to any residential district. Provisions are made to control and reduce noise in accordance with Section 401.15.B.11 of this Ordinance. Comment: The dealership should not generate significant noise that would be in violation of the Zoning Ordinance. k. Vehicular access points shall create a minimum of conflict with through traffic movement, shall comply with Section 401.15.F of this Ordinance and shall be subject to the approval of the City Engineer. Comment: The two existing access points shall remain open as suggested by the City Engineer. I. A drainage system subject to the approval of the City shall be installed. Comment: The City Engineer shall review all drainage plans resulting from the installation of curb and gutter. m. All signing and informational or visual communication devices shall be minimized and shall be in compliance with Section 401.15.G of this Ordinance. Comment: No additional signage shall be allowed on this portion of the dealership lot. n. The provisions of Section 401.03.A.7 of this Ordinance are considered and satisfactorily met. 5 Comment: There should be no issues with the criteria for approval of a conditional use permit found in Section 401.15.G. The Planning Commission should review the criteria in considering this application. CONCLUSION AND RECOMMENDATION Based upon the preceding review, City staff recommends approval of the request for a conditional use permit for open and outdoor sales at 14738 60th Street North based upon the following conditions: 1. The City finds that the project is consistent with the conditional use permit criteria found in Section 401 .30.E of the Zoning Ordinance. 2 The subject property at 14738 60th Street North be combined with the main dealership property at 14702 60th Street North in compliance with Section 402, the Subdivision Ordinance. The lot combination shall be completed within 30 days following the City Council approval of the conditional use permit. 3. No repair work or servicing of vehicles shall be allowed on the subject property at 14738 both Street North. 4. No signage shalt be allowed on the subject property at 14738 both Street North. The existing signage on the canopy shall be removed within 30 days following City Council approval of the conditional use permit. 5 The applicant shall submit a revised site plan indicating a 10 foot driveway and parking area setback, parking areas, vehicle display areas, and access drives with concrete curb and gutter, subject to review and approval of the City Engineer. The parking lot and required landscape improvements shall be completed no later than June 15, 2004. 6. The grading and drainage plan shall be subject to review and approval of the City Engineer. 7 The applicant shall reopen the driveway access to Osgood Avenue. 8. A landscape plan shall be submitted by the applicant, subject to review and approval of the City Arborist. 9. The applicant shall submit a revised lighting photometric plan with all site lighting subject to review and approval by the City. 10. Light shields shall be installed on the under canopy lights by December 15, 2003. 6 11. The use of an exterior broadcast paging system shall not be used on the subject property at 14738 60th Street North or at the main dealership property at 14702 60th Street North. 12. The site plan shall designate a total of four off - street parking stalls for employees and customers, at least one of which must be disability accessible on the subject property at 14738 60th Street North. 13. The building shall be inspected by the Building official to determine if a building permit is necessary for the completed improvements. 14. The applicant shall research the 12 foot easement on the west property line and WiIlim Street right -of -way. The applicant shall be required to vacate the easements and right -of -way if required by the City Attorney. 15. 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SIGNS 0 0 0 iD CO u 19 iv 0 aIO 11 co 76? 44 a3o5 Ira P.3 Conditional Use Permit Application For: Denny Hecker's Conversion Van Center Highway 36 & Osgood Avenue Oak Park Heights, Minnesota Introduction This request is for the granting of a conditional use permit for the open lot sales of vehicles. No repair work will be performed on this site. Background The subject site used to be a convenience store 1 gas station, consisting of a 1 ,276 square foot single story masonry building located on the north edge of the site, and a metal freestanding canopy. Existing Condition The present site is fully developed with paving up to the west and south property lines. There are two existing approaches onto the site, one off Highway 36 frontage road, and another off Osgood Avenue, which is blocked off with concrete barricades. Proposed Development The proposed development of this site is to leave all the existing site conditions as is, with the following exceptions. A. Painting the existing masonry building. B. Re- striping the existing paved area for the six (6) required parking spaces, and display areas. C. Installing new graphics on the existing canopy. Landscaping Plan The existing landscaping consists of landscape areas along the north side of the site. All existing plant materials will remain. No additional landscaping is proposed. Signage Plan No additional signage is proposed, only replace graphics on the existing canopy faces. Lighting Plan No additional site lighting is proposed. Existing site lighting consists of under canopy lighting. Building Elevations No exterior or structural modifications to the existing building proposed, except for the new paint. EXHIBIT 4 Sep-22-03 11:33A whit bear electric i T OO i am-K.- tdfFr�e. 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TO: Bill Rambo For your information: Please see diagram below: *************************************************** LETTER OF TRANSMITTAL *************************************************** RE: Denny Hecker's Gar.: & Cadillac Van Center- Oak Park Heights 24"x24"x6" White Shield for each of twenty-four fixtures to stop horizontal light spilip le and direct light downward Mount to steel soffit so we can still change lamps E BEAR ELECTRIC, IN DATE: September 11, 2003 FROM: Rick Sues3 65• ?.91691 P.01 • Telephone: 651-429-09 3 Fax: 651-429-lc fl EXHIBIT 6 Scott Richards OPH Staff I have reviewed the plans for the Denny Hecker's Conversion Van Center at Osgood Ave. and Hwy. 36 frontage road. The plans are to retain the existing landscaping and no additional landscaping is proposed. 1 would recommend that some additional greenspace be created on site and that a landscape plan be submitted with other project materials for approval. Kathy Widin Arborist City of Oak Park Heights EXHIBIT 7 Page 1 of 1 From: <kdwidin a@comcast. net> To: "Jim Butler" <jbutler a@7cityofoakparkheights.com >; "Julie Hultman" <jhultman a©cityofoakparkheights.com >; "Eric Johnson" <eajohnson a@cityofoakparkheights.com >; "Jay Johnson" <jjohnson cityofoakparkheights.com >; "Scott Richards" <srichards a@nacplanning.com> Sent: Tuesday, September 30, 2003 10:37 AM Subject: Denny Hecker's Conversion Van Center - Landscaping 9/30/2003