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HomeMy WebLinkAbout2002-11-05 NAC Planning ReportMEMORANDUM TO: Kimberly Kamper FROM: Cynthia Putz-Yang 1 Scott Richards DATE: November 5, 2002 RE: Oak Park Heights — Stillwater Ford/Conversion Van Center; CUP and Site Plan Review FILE NO: 798.02 — 02.30 BACKGROUND Jacob Holdings of Stillwater LLC has made an application for a conditional use permit to allow van and truck sales and display on a lot adjacent to the Stillwater Ford dealership. A conditional use permit was approved for the site in October of 2001 to allow off-site parking for the Stillwater Ford dealership. Current plans include a 2-story building with 5,000 square feet per floor. The building would be used for sales and offices. The lot is 1.37 acres, is described as Lot 1, Block 2 Jacob 2 Addition, and is located directly west of the Stillwater Ford dealership on Neal Avenue. The property is owned by Jacob Holdings of Stillwater LLC and is zoned B-2, General Business District. North of the site is an Arby's, and Pony Express Car Wash is located to the west. To the south is a driveway for Pony Express and a stormwater pond. Attached for reference: Exhibit 1: Exhibit 2: Exhibit 3: Exhibit 4: Exhibit 5: Exhibit 6: Exhibit 7: Exhibit 8: NORTHWEST ASSOCIATED CONSULTANTS, INC. 5775 Wayzata Boulevard, Suite 555, St. Louis Park, MN 55416 Telephone: 952595,9636 Facsimile: 952.595.9837 planners@nacplanning.c,om Site Plan Grading Plan Landscape Plan Previous Landscape Plan Dated 8/24/01 Lighting Details Lighting Plan Building Floor Plan Building Elevations ISSUES ANALYSIS Zoning. Retail sales p ales is a permitted use in the B -2 General Business District. Section 401.30.E, conditional uses in the 13-2 General Business District, allows open and � principal accessory outdoor sales as a rind al or accessor use. Specific conditions for CUP approval are listed in the Zoning Ordinance and reviewed within this report. p CUP Request A conditional use permit is being requested to allow open and outdoor display and sales of p f vehicles. The site plan illustrates that there will be parking stalls for 78 vehicles on display, and 20 stalls for customer parking. Previously a CU P was approved for the site to allow off -site employee parking for parking for factor Stillwater Ford, temporary p g factory incentives and promotional allotments, and temporary parking during periodic parking 'n durin eriodic arkin lot maintenance at Stillwater Ford. If the requested CUP is approved, employees y roved to ees for Stillwater Ford will need to park at the Stillwater Ford site factory `te and factor incentives and promotional allotments may need to be r Ford site requires 93 reduced. The Stillwater parking stalls and has 620 parking stalls; q p therefore, off-site parking is not required to meet Zoning Ordinance standards for p g re q Stillwater Ford. Standards. The following Lot Performance St g table contains the required and proposed dimensions and setbacks for the subject site in the B -2 District. Alt of the proposed � building dimensions and setbacks listed below are compliant. Curbing is set back at least property ast 10 feet from all lines, as required by the Zoning Ordinance. Required 15,000 sq. ft. Proposed 1.37 acres or 59,644 sq. ft. Lot Width 100 ft. 250 ft. 2 Front (SE) 40 ft. 160 ft. Side (NE) 10 ft. 65 ft. Setbacks Side (SW) 10 ft. 95 ft. Rear (NW) loft. 20 ft. Parking stalls are dimensioned at 19 feet long. They are required to be at least 20 feet long. Stall width is compliant at nine feet wide. Drive aisles must be at least 24 feet wide. Alt stalls must be marked with white or yellow painted lines not less than four inches wide. g Grading, Drainage, and Utility. Revised grading, drainage, and utility plans must be plans have not been u submitted because those p updated to correspond with the revised P site plan that was submitted. ubmitted. drainage, and storm water issues are subject to review of the City Engineer ineer and the applicable watershed district. Landscap in g. City Arborist Kathy idin has indicated that the submitted landscape y y plan is not acceptable and had the following comments: The tr ees specified are all Colorado green spruce, which has serious disease problems that affect its appearance and landscape function. The shrubs are Clethra o r summersweet, which is a native shrub that will not be attractive planted singly as depicted plan. de icted in the lan. Clethra also requires acidic soil, which will most likely not be the case in this area. The landscape plan that was submitted in October previously proposed for the reviousl roposed parking lot was an attractive plan that utilized good plant p lined several ood lant s ecies. 1 would suggest that they try something similar to that plan for the landscaping. The landscape plan submitted in October of 2001 is attached in Exhibit 4 for reference. A revised landscape plan must be submitted and is subject to review by the City Arborist. Parking. The City's zoning 's existin zonin code does not have a specific parking standard for car, van, or truck sales. The closest standard relates to boat sales, and that standard parking requirements been used to evaluate arkin uirements for other vehicle sales lots in Oak Park q Heights. Boat sales require space for each 400 square feet of floor area for the first q one p 25, 000 square feet, plus space one s ace for each 600 square feet thereafter. Floor area is q uare determined by subtra ctin g ten percent from each floor of the two -story building. The building square is 10 000 s feet in size. After subtracting ten percent, the floor area is 9,000 square feet in size. The floor area divided by 400 is 22.5. Therefore, 23 parking spaces are required. The site plan indicates parking spaces that 20 arkin s aces are reserved for customer parking and 78 stalls are designated display parking. ted for dis la arkin . Section 401.15.F.7 of the Zoning Ordinance prohibits use of required parking for outdoor storage or sales. In order to meet q p 0 Ordinance standard s , 23 parking arkin stalls must be reserved for customer and employee parking, leaving display parking. stalls for dis la arking. The site plan must be revised to indicate that 23 stalls are reserved for customer parking. Building Height and Design Guidelines. The proposed two -story building is parapet. The building does not exceed the tall to the tallest ara approximately 32 feet p p 35 feet. Exterior building maximum height of 0 materials include rock -face concrete block, glass, and E.I.F.S. The south side of the building is 60 percent glass and 74 percent glass and rock face concrete block combined. The side walls are approximately 45 percent glass and 77 percent glass lass and rock -face concrete block combined. These exterior build in g types t es and percentages comply with Design Guidelines. The back of the building q ildin is a large blank wall. The Design Guidelines require a building more than 30 feet in wi up dth to be broken u through articulation of the facade into 30 -foot This is especially important in this case where the back of the building is increments. Th p y p only 30 feet away from neighboring the nei hborin building to the north. A revised north building elevation should be provided that includes vertical design features to break up the expanse of wall. The D g require n Guidelines uire exterior building color to blend with the q 3 architecture in the area and include primarily warm tones. Material colors have not been indicated and must be provided. Lighting Plan. Section 401 .15. B . 7 . d of the Zoning Ordinance (outdoor lighting) states that light shall not exceed one foot candle measured from the centerline of a public g street, nor shall light exceed four - tenths of a foot candle at any property line adjoining an . adjacent property. Light levels on the lighting plan are exceeded on all property � p p y g lines; therefore, g the lighting plan must be revised to comply with the City's foot - candle limitations. Sl na e. One wall sig n is proposed on the front of the building. The proposed sign is � � 45 square feet in size. The Zoning Ordinance allows a wall sign that is up to 64 square feet in size; therefore, the sign complies with City standards. Trash. The site p lan illustrates a trash enclosure on the northwest side of the building. The plan plan site lan includes a lan detail of the trash enclosure; however, elevation details have not been provided. Elevations for the enclosure must be submitted with materials specified. The enclosure materials must be consistent with the principal building materials. CUP Review Criteria The conditional use p ermit criteria for open and outdoor sale of vehicles is listed below with a review of each. 1. Outside sales areas are landscaped and fenced or screened from view of neighboring residential uses or an abutting residential district. A revised plan a lan needs to be submitted and is subject to review of the Cit y Arborist. There are no neighboring or abutting residential uses or districts. 2. All lighting shall be hooded and so directed that the Eight source shall not be g g visible from the public right-of-way or from neighboring residences. A revised lighting p plan needs to be submitted that does not exceed maximum light intensity level regulations. The light fixture detail submitted is for a full cut- off style fixture. provisions Adequate a e uate and rovisions are made to resolve issues related to demand for services. No use shall be allowed that will exceed the City's ability to provide utilit y, police, fire, administrative or other services to the site. The use will not create a large demand for services. The 4. Th provisions of Section 401.03.A.7 of this Ordinance are considered and satisfactorily met. 4 Se ction 401.03.A.7 are the general considerations for a CUP request. The proposed use is not expected to have a negative impact on the area and is an p ex p appropriate ro riate use provided conditions of approval are met. CONCLUSION AND RECOMMENDATION The proposed land use is appropriate and allowed as a conditional use in the B -2 District. The changes chap es that need to be made to the plans are feasible, and after revisions project are made, the roect will comply with the provisions of the Zoning Ordinance � and Design Guidelines. Therefore, our office recommends approval of the site plan and CUP toallow the new facility for Denny Denn Hecker's ConVersion Van Center subject to the following conditions: permit An access ermit from MnDOT is required for the access onto Neal Avenue North. 2. Employees E m to ees of Stillwater Ford shall park on the Stillwater Ford property. Twenty - three stalls shall be dedicated to customer and employee parking on the subject site. Required parking ite. Re uired arkin stalls shall not be used for display, storage, or sales. Parking stalls are required to be at least 20 feet long with drive aisles that are at . P g q plan, 24 feet wide. A revised site lan, subject to City staff review and approval is required. 4 Revised grading, drainage, radin drains e, and utility plans shall be submitted and are subject to review and approval by the City Engineer and applicable watershed district. pp y 5. A revised plan landscape lan must be submitted and is subject to review and approval by the City Arborist. 6. A revised ed north building elevation that includes vertical design features to break p up the expanse of wall shall be provided for City staff review and approval. provided material colors shall be rovided for Planning Commission and City 7 Council review and approval. Colors shall be primarily warm tones. 8. A revised lighting plan li htin lan that complies with the City's foot - candle requirements shall be submitted City fitted for Cit staff review and approval. The fixtures shall be full cut-off. Elevations evati ons for the trash enclosure with materials specified shall be submitted for 9 City staff: review and approval. Enclosure materials shall be consistent with the principal building materials. pc: Kris Danielson 5 A - , � 1 � C t_ VA MHO' O' 1 A NOES OA fO3 Se OD 71 A NNNa 402 ILLITO Wd MEN ■ S NNWW6 'MOEN YWil WO H1 'O? EM MY Y WEi a z!t Lti fi 0 ' m w, g i o gw2 Sig 1 Fc< E ��= e v .� . f4 . Liz o i 74' csi L.J. T. 63 0 U N y � N a J L7 V G ' • �5 Q!wa ' V o w VIU,JNNIY1 51_1 }WV ci HaiNg0 NOISEI9ANO0 NVA U1O9H ANNECI ld - 1 , SZI —052-619 9ZI Nil 'S110dV3NNfri OYOd C1,10d 005 081 TIKEI ,fact013A30/83 ■ N N 44 : 1 . k ■ NN 4111. P [t 1135.3 - 3 ..51 .,‘ 9 1 51401Si/13H 1J N, N J fig NVA NONMANO3 :Nod AMDV59 MEN 8 8 9 5316VA "Nal .0 -, SoNE,DRY ANNOC1 0 I I 8 S3ILIVA I _0 tb 0 0 ir uJ (7) Id 0 co 10 Id 0 (i) Id r c'd Q #P ti i z EP ag Y� iSM V P 1h 3 Di [ g 4i 1.ii Si g li 0 � Fh 1 w m ID [X] f!1 D 3-- to ❑ Q tl_t L1 V OS3NNIN `S.LIIODH )I Vci >I O Mld IcwDSCINVI r� �` [ � r �[��] �( [� ,r w f � ] V� T d : ! aois �l f -' 1O Jd G G1 110i -L w1SY r IS c., zian -saz OW :xv,i tuo -ssi. (r9s) .u.gdein 1,TT 9 kUt 'spvue0 onin 'cr PvnB A3ut103 2Tv i p iwi U E� D.:), v E I :o -orr , {}C�7/i,�Y�1 aara ]L 1 11 IVO �-nr wrrara air. + {9 Sh10?5,137f 31170 r+nvan r c'd Q #P ti i z EP ag Y� iSM V P 1h 3 Di [ g 4i 1.ii Si g li 0 � Fh 1 w m ID [X] f!1 D 3-- to ❑ Q tl_t L1 DALLAS SMALL/MEDIUM/LARGE Specification cylinder luminaire for parking areas, parks, walkways, entrances, school campuses, and commercial site lighting. Orderin s Information Order No. 0 0 0 0 Example DLII - PM M400 - II - O Model DU - 100w-175w DLII - 200w-400w DLIII - 1000w O Mounting Mode PM - arm mount std - 6" arm WB - wall bracket SM-SF - spider mount with slipfitter for 2 OD tenon O Lamp Types/Watts DLI METAL HALIDE M175 (ED-28) SUPER METAL HALIDE M175MS (ED-28) PULSE START METAL HALIDE M100PS (ED-17) M125PS (ED-17) M150PS (ED-28) HIGH PRESSURE SODIUM 5100 (ED-23 S150 (ED-23 l Available with DU and DUI only. 2 Reduced-envelope lamp required for 1000w. 3 Factory wired for 277 volt unless specified. Not available with 100w Pulse Start Metal Halide. Dimensions k A-Dia. Arm Mount (PM) H B Features • Spun aluminum housing featuring an embossed decorative band. Optional color vinyl trim stripe available. * Cast aluminum door with dear, flat tempered glass lens, fully gasketed to housing, secured with captive screws. Housing with spider mount hinges up, and door with arm mount hinges down for service. ▪ Specular, anodized aluminum reflectors for horizontal lamp, provide Type 11, 111, IV or V square light patterns. DLI and DLII, Type 11 and Type 111 reflectors feature unique, multi-faceted design - patent pending. • Extruded aluminum arm provided for pole mount. Spider mount has four aluminum tube arms attaching housing to cast slipfitter for 2 OD tenon. 0 MT Lll METAL HALIDE M250 (ED-28) M400 (ED-28) SUPER METAL HALIDE M250MS (ED-28) M400MS (ED-28) PULSE START METAL HALIDE M200PS (ED-28) M250PS (ED-28) M320PS (ED-28) M350PS (ED-28) M400PS (ED-28) HIGH PRESSURE SODIUM S250 (ED-18) S400 (ED-18) DLIII METAL HALIDE M1000 (BT-56) SUPER METAL HALIDE, M1000MS (BT-56) HIGH PRESSURE SODIUM S1000 (E-25) 0 Reflector 11 - narrow asymmetric' 111 - asymmetric Iv - forward throw' VS- symmetric square Spider Mount (SM-SF) Catalog Number 0 PR 0 BGE 0 NCS Type * Mogul porcelain socket, pulse rated, with spring loaded, nickel plated center contact and reinforced lamp grip screw shell. Medium base for ED-17 lamp. ▪ CWA type ballast, HPF, starting rated at -20°F (-40°F for HPS). • TGIC thermoset polyester powder paint finish with choice of six standard, and four premium standard colors. • UL and CUL listed for wet locations. O Voltage MT - multi-tap' (120/208/240/277v) 347 480 O Options PR - photo receptacle (less cell) PRC - photo receptacle with cell PE - photoelectric button cell 120-277v, up to 400w FS - fusing (specify voltage) QZ - quartz standby time delay (D.C. bayonet base lamp included) VG - polycarbonate vandal guard (arm and wall mount only) CS - internal house-side cutoff shield O Color STANDARD PREMIUM STANDARD DBZ - dark bronze MBZ - medium bronze SGB - black BGE - beige SWT - white LIV - light ivory PRG - gray CMB - burgundy PLS - platinum silver FGP - forest green O Stripe Color WCs- white BCS - black OCS - other (consult factory) NCS - none SPAULDING A B NM EPA Wt./Lbs, DLI 18" 8,5 20.5' .9 38 DLII 22.5" 9,5" IIMEEll 58 DLIII 26" 0.75" 23" 1.5 81 DALLAS SMALL/MEDIUM/LARGE Specification cylinder luminaire for parking areas, parks, walkways, entrances, school campuses, and commercial site lighting. Orderin s Information Order No. 0 0 0 0 Example DLII - PM M400 - II - O Model DU - 100w-175w DLII - 200w-400w DLIII - 1000w O Mounting Mode PM - arm mount std - 6" arm WB - wall bracket SM-SF - spider mount with slipfitter for 2 OD tenon O Lamp Types/Watts DLI METAL HALIDE M175 (ED-28) SUPER METAL HALIDE M175MS (ED-28) PULSE START METAL HALIDE M100PS (ED-17) M125PS (ED-17) M150PS (ED-28) HIGH PRESSURE SODIUM 5100 (ED-23 S150 (ED-23 l Available with DU and DUI only. 2 Reduced-envelope lamp required for 1000w. 3 Factory wired for 277 volt unless specified. Not available with 100w Pulse Start Metal Halide. Dimensions k A-Dia. Arm Mount (PM) H B Features • Spun aluminum housing featuring an embossed decorative band. Optional color vinyl trim stripe available. * Cast aluminum door with dear, flat tempered glass lens, fully gasketed to housing, secured with captive screws. Housing with spider mount hinges up, and door with arm mount hinges down for service. ▪ Specular, anodized aluminum reflectors for horizontal lamp, provide Type 11, 111, IV or V square light patterns. DLI and DLII, Type 11 and Type 111 reflectors feature unique, multi-faceted design - patent pending. • Extruded aluminum arm provided for pole mount. Spider mount has four aluminum tube arms attaching housing to cast slipfitter for 2 OD tenon. 0 MT Lll METAL HALIDE M250 (ED-28) M400 (ED-28) SUPER METAL HALIDE M250MS (ED-28) M400MS (ED-28) PULSE START METAL HALIDE M200PS (ED-28) M250PS (ED-28) M320PS (ED-28) M350PS (ED-28) M400PS (ED-28) HIGH PRESSURE SODIUM S250 (ED-18) S400 (ED-18) DLIII METAL HALIDE M1000 (BT-56) SUPER METAL HALIDE, M1000MS (BT-56) HIGH PRESSURE SODIUM S1000 (E-25) 0 Reflector 11 - narrow asymmetric' 111 - asymmetric Iv - forward throw' VS- symmetric square Spider Mount (SM-SF) Catalog Number 0 PR 0 BGE 0 NCS Type * Mogul porcelain socket, pulse rated, with spring loaded, nickel plated center contact and reinforced lamp grip screw shell. Medium base for ED-17 lamp. ▪ CWA type ballast, HPF, starting rated at -20°F (-40°F for HPS). • TGIC thermoset polyester powder paint finish with choice of six standard, and four premium standard colors. • UL and CUL listed for wet locations. O Voltage MT - multi-tap' (120/208/240/277v) 347 480 O Options PR - photo receptacle (less cell) PRC - photo receptacle with cell PE - photoelectric button cell 120-277v, up to 400w FS - fusing (specify voltage) QZ - quartz standby time delay (D.C. bayonet base lamp included) VG - polycarbonate vandal guard (arm and wall mount only) CS - internal house-side cutoff shield O Color STANDARD PREMIUM STANDARD DBZ - dark bronze MBZ - medium bronze SGB - black BGE - beige SWT - white LIV - light ivory PRG - gray CMB - burgundy PLS - platinum silver FGP - forest green O Stripe Color WCs- white BCS - black OCS - other (consult factory) NCS - none SPAULDING e, c k7 3d Q a LO eo 11 M M ❑ 0 z z cg 54.67 FR0FERIY 2314 z 1 i © - ': . ° r 4 l 7 4 K -K o • . ° G ! 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