HomeMy WebLinkAbout1999-08-11 NAC Planning ReportN
INC
PLANNING REPORT
TO: Tom Melena
FROM: Daniel Licht 1 Scott Richards
DATE: 11 August 1999
RE: Oak Park Heights - Karmann Jack's CUP
FILE NO.: 798.02 - 99.15
BACKGROUND
Mr. John lbarra is proposing to utilize an existing building at 14621 60th Street North for
a used auto sales and repair business specializing in Porsche and Volkswagen
automobiles. The subject site is zoned B-2, General Business District. The building is
also occupied by an existing pizza carry-out use.
The auto sales includes some outside storage of inventory. Outside sales as an accessory
use is a conditional use permit in the B-2 District. Likewise, minor auto-repair (i.e.,
replacement of parts, oil and filter changes, upholstery, etc) are a conditional use in the
B-2 District. The proposed business, however, includes body work, painting and full range
of mechanical services. This type of use is defined as major auto repair by the Zoning
Ordinance and is not currently allowed in the B-2 District.
As such, the applicant is requesting consideration of a conditional use permit for the
outside sale/minor auto repair, as well as site plan review. Accommodating the major auto
repair element of the business would require an amendment to the Zoning Ordinance.
Because the public hearing noticed for this application did not include a potential
amendment, the matter cannot be resolved at this time. If the Planning Commission
determines that an amendment should be considered to accommodate the use, a public
hearing should be set for the September meeting.
Attached for Reference:
Exhibit A: Site Location
Exhibit B: Site Plan
Exhibit C: Building Elevations
IN RTHVVEST ASSOC !ATI_ CONSULTANTS
COMMUNITY PLANNING - DESIGN - MARKET RESEARCH
5775 WAYZATA BOULEVARD, SUITE 555 ST. LOUIS PARK, MINNESOTA 554 1 6
PHONE 61 2-595-9636 FAX 612-595-9837 E-MAIL NAC WINTERNET.COM
ISSUES ANALYSIS
Criteria., in evaluating the requested conditional use permit and also a possible Zoning
Ordinance amendment , Section 401.03.A.7 of the Zoning Ordinance directs the Planning
Commission and City Council to consider the possible adverse effects of the proposed
use, with their judgement based upon (but not limited to) the following factors:
a. Relationship to the specific policies and provisions of the municipal Comprehensive
Plan.
b. The conformity with present and future land uses of the area.
c. The environmental issues and geographic area involved.
d. Whether the use will tend to or actually depreciate the area in which it is proposed.
e. The impact on character of the surrounding area.
f. The demonstrate need for such use.
g.
Traffic generation by the use in relation to the capabilities of streets serving the
property.
h. The impact upon existing public services and facilities including parks, schools,
streets, utilities and the City's service capacity.
The proposed use's conformity with all performance standards contained [in the
Zoning Ordinance].
Comprehensive Plan. The Comprehensive Plan designates the subject site and
surrounding area for commercial uses. The proposed auto sales and minor auto repair
would be anticipated to be compatible. In addition, major auto repair may also be
compatible if appropriate conditions are required to minimize potential impacts.
Zoning. The proposed outside sales and auto repair-minor can be accommodated by
conditional use permit, subject to the conditions outlined in Sections 401.30.E.3 and
401.30.E.6 of the Zoning Ordinance (discussed in subsequent paragraphs).
Accommodating the proposed auto repair-major requires consideration of an amendment
to the Zoning Ordinance. The character of auto repair-major uses is more similar to a
highway commercial or industrial use than a retail service business. Therefore, the
primary reason that auto repair major uses have been excluded from the B-2 District is the
potential noise and visual impacts of the use. In considering this appiciation, Staff has
developed the following alternatives that could be implemented to accommodate the
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proposed use. Accommodating major auto repair would also address the nonconforming
status of two car dealerships currently located within the B-2 District.
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B-2 District Conditional Use. The first option to consider is making auto sales
uses that include accessory auto repair-major a conditional use in the B-2 District.
This approach is utilized in the B-3 District and would include specific conditions
pertaining to the operation to control noise and visual impacts. Designating the
auto repair use as accessory to an auto sales business would also preclude stand
alone auto body repair businesses, which are currently limited to the industrial
districts in Oak Park Heights.
It should be noted that Rouston Motors and Stillwater Ford both currently existing
within the B-2 District are legal nonconforming uses. These operations include
elements similar to what is proposed by the applicant, on a larger scale. As legal
non-conforming uses, Rouston and Stillwater Ford are allowed to continue
operations, but cannot expand. A possible amendment making auto sales and
accessory repair a conditional use in the B-2 District would eliminate the non-
conforming status of these two businesses.
Redefine Auto Repair Uses. The existing definitions of auto repair major and
minor could be redrafted into one use. This approach would result in all forms of
auto repair being allowed as a conditional use in the B-2 and other commercial and
industrial zoning districts. This approach is problematic, however, because it does
not distinguish between the varying intensity of particular auto repair uses. For
example an auto body shop is a much more intensive use in terms of noise, outside
storage, etc., versus a quick-lube use with primary concerns limited to traffic
generation.
Rezoning to B-3 District. As noted above, auto sates businesses with accessory
repair are a conditional use in the B-3 District. As such, the proposed business
could be accommodated by rezoning the subject site to B-3 District. All of the
surrounding properties are zoned B-2 District, meaning that a rezoning would
create a single isolated parcel with B-3 District. In order to ensure compatibility with
existing and future land uses, such an approach is not recommended.
Based on the factors outlined above, our office would recommend approaching auto repair-
major as a conditional use for auto sates businesses in the B-2 District. If the Planning
Commission agrees with this recommendation, staff will prepare the necessary documents
for consideration as part of a public hearing.
Surrounding Land Uses. Existing land uses in the area of the subject site consist of a
range of retail and service businesses. The subject site is connected with the adjacent
Goodyear Tire site to the east because of a shared parking lot. Rouston Motors sales lot
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is also in the area of the subject site. As such, the proposed use is anticipated to be
compatible with the surrounding area.
Access. The property has access to 60th Street, which is the T. H. 36 frontage road. This
street has adequate capacity for traffic generated by the proposed use.
Lot Standards. The minimum lot size and width requirements of the B-2 District are
15,000 square feet and 100 feet respectively. However, locations for outside sales uses
in the B-2 District are required to have a minimum tot area of 20,000 square feet and 150
feet. The subject site has an area of 64,272 square feet and 156 feet of frontage on 60th
street satisfying this requirement.
Sales Area. The used vehicle sales includes a showroom within the building and some
outside sales. As a conditional use, the outside sales area is limited to 30 percent of the
gross floor area of the principal use. The site plan designates 1,620 square feet of outside
sales area (nine parking stalls), which is equal to 27 percent of the building floor area. As
such, the proposed amount of outside sales is considered appropriate.
Design Guidelines. The existing building is a one story structure with stucco facades.
A metal fascia is also provided as an accent over the top 1/3 of the building. The only
building improvements proposed are a revised metal parapet that would be raised higher
than the current fascia with neon tube accents and new canopies over the north windows
and door to the secondary tenant space.
The proposed building improvements add articulation to the roof making the building more
visually desirable. Further, the building is consistent with the Design Guidelines
provisions requiring the facade be split into 30 foot increments by windows, entrances,
awnings, etc. A similar parapet treatment to what is proposed on the west elevation
should be provided on the north side of the building facing T.H. 36, where the building has
greatest visibility. The use of neon as a building accent is prohibited and should be
removed.
The building elevations indicate that the structure is to be repainted as part of the
remodeling, although no colors are indicated. Consistent with the Design Guidelines,
muted earth tone colors should be used. The applicant will need to specify the proposed
building and canopy colors as a condition of any approvals.
Landscaping. The site plan includes proposed landscaping materials to be added to the
subject site. The landscaping is focused in small clusters and on the west edge of the
parking area. The proposed plantings will provide more of a site amenity versus a visual
screen. Because the surrounding properties are all existing and planned for commercial
uses, the proposed landscaping is appropriate. The landscaping is subject to review and
approval of the City Arborist.
Signage. The building elevations include plans for a new +/ 35 square foot wall sign
above the main building entrance and a new 45 square foot panel for the existing pylon
sign. The existing 15 square foot sign on the pylon and 10 square foot wall sign for the
pizza carry-out use are to remain. All of the proposed signs are within the limits allowed
by Section 401.15.G of the Zoning Ordinance.
Parking. The Zoning Ordinance does not include off-street parking requirements specific
to auto sales /repair uses. Auto repair uses are required to provide eight stalls, plus one
stall per 800 square feet over 1,000. Based upon this requirement, six parking stalls would
be required, plus 11 stalls for the pizza carry out use. The site plan provides a total of 40
off-street parking stalls, a surplus of 21 stalls. This parking supply should be sufficient to
accommodate any parking demand generated by the auto sales use, which is planned to
be fairly limited in scale.
The parking stalls and drive aisles all conform to the dimensional requirements of the
Zoning Ordinance. The parking area is a bituminous surface with concrete curb.
However, visual inspection of the site by the Building Official finds that the surface and
curb are in poor condition. As a condition of approval, upgrade of the parking surface and
curb should be required. Additionally, the proposed parking stalls will be required to be
striped onto the surface.
Lighting. The subject site includes existing light standards on the west side and
southeast corner of the parking area. The applicant is not planning on changing the
existing site lighting. As such, no lighting plan has been provided or is required.
Noise. In order to minimize noise impacts of the auto repair -minor use, all work must be
done within the shop areas or service bays. A further requirement should be that the
doors to the service bays remain closed except when moving vehicles in /out to minimize
noise from within the building being heard.
CONCLUSION AND RECOMMENDATION
The proposed auto sales and minor auto repair use is generally consistent with the
conditions for such uses in the B -2 District. The issue of the proposed major auto repair
use requires direction from the Planning Commission as to whether to use should be
accommodated and if so how. staff is recommending that it may be appropriate to
consider allowing major auto repair as a conditional use in the B -2 District when it is
accessory to an auto sales use. This limits the potential number of uses as well as
accommodates existing nonconforming businesses in the District. Based upon the
factors outlined herein, our office recommends approval of the requested site plan and
conditional use permit allowing outside sales as an accessory use and minor auto repair,
subject to the following conditions:
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1 The outdoor sates area shall be limited to not more than 30 percent of the gross
floor area of the principal structure.
2 All automobile repair activities shall be conducted within the principal structure and
the doors to the service bays kept closed except when vehicles are being moved
in or out of the service areas.
3. The applicant specify the proposed colors for the building facades and canopies.
4. The proposed neon accent on the building facade is removed.
5. The landscape plan is subject to review and approval of the City Arborist.
6. The bituminous parking surface and concrete curb are improved, subject to review
and approval of the City Engineer.
7. Comments of Other City Staff.
pc. Kris Danielson
John Ibarra
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