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HomeMy WebLinkAbout1999-10-05 NAC Planning ReportNI NORTHWEST ASSOCIATED CONSULTANTS INC COMMUNITY PLANNING - DESIGN - MARKET RESEARCH PLANNING REPORT TO: Tom Melena FROM: Scott Richards DATE: October 5, 1999 RE: Oak Park Heights - Karmann Jacks CUP: Major Auto Repair FILE NO: 798.02 - 99.15 BACKGROUND Mr. John Ibarra is proposing to expand the use of his building at 14621 60th Street North for major auto repair to include a paint booth in the B-2, General Business District. As you are aware, a Conditional Use Permit (CUP) was approved in August of this year to allow for used auto sales and minor repair for this location. An ordinance change is necessary to allow for the auto repair-major including the painting operation. Approval of this CUP is contingent upon City Council endorsement of a Zoning Ordinance amendment to allow for automobile repair-major as an accessory use limited to new and used automobile dealerships in the B-2 District. Attached for reference: Exhibit A: Exhibit B: Exhibit C: Exhibit D: Exhibit E: Site Location Site Plan Floor Plan Letter from Eric Pitzele/Pizza Man Conditions of Approval - Karmann Jacks Outdoor Auto Sales CUP 5775 WAYZATA BOULEVARD, SUITE 555 ST. LOUIS PARK, MINNESOTA 554 1 6 PHONE 6 1 2-595-9636 FAX 61 2-595-9837 E-MAIL NAC@ WINTERNET.COM ISSUES ANALYSIS Project Request. Mr. Ibarra is currently using the building for used auto sales specializing in Porsche and Volkswagen automobiles. Under the existing CUP, he is also allowed to do minor auto repair to include installation of accessories, upholstery, replacement of parts and minor motor services. He is requesting the ordinance change and an additional CUP to include minor body work, painting and a full range of mechanical services. His business involves the restoration of automobiles for clients and for sale from his showroom on both Street North. Criteria. In evaluation of the requested CUP, Section 401.03.A.7 of the Zoning Ordinance directs the Planning Commission and City Council to consider the possible effects of the proposed use, with that 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 demonstrated 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. i. 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 changes to the Zoning Ordinance to allow for auto repair -major use has been determined by staff to be compatible with the B -2 District. If the Planning Commission and City Council agree to the ordinance change and if proper conditions can be added to this particular request to manage potential impacts, there should be no Comprehensive Plan issues. 2 Surrounding 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. Routson Motor sales lots are also in the area of the subject site. As such, the proposed use is anticipated to be compatible with the surrounding area. Zoning. The proposed amendments to the B-2 District includes a section (Section 401.30.E.10) of the Zoning Ordinance that lists automobile repair -major as an accessory use with specific conditions upon approval of a conditional use permit. In the case of Karmann Jacks, the principle use would be the automobile sales, and major repair would be accessory. The criteria for review of the requested major auto repair are 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: There are no residential uses that would need to be screened in that the request is surrounding by commercial uses and Highway 36. b. All lighting shall 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 is not proposing to alter the current exterior lighting. Any changes or additions to the current exterior lighting will require conformance with Section 401.15.B.7 of the Zoning Ordinance. c. Sales and storage area is blacktopped or concrete surfaced and all paved areas are surrounded by concrete curbing. Comment: As per the requirements of the approved CUP for auto sales, the applicant will be required to improve the parking area to Zoning Ordinance standards. 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: As per the requirements of the approved CUP for auto sales, the exterior changes to the building have been approved in compliance with the Design Guidelines. 3 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: There are no issues related to service demand. f. All islands in the parking lot shall be landscaped. Comment: Not applicable. g. A strip of not less than ten feet shall be landscaped at the edge of all parking /driveway areas adjacent to lot lines and the public right -of -way. Comment: The site plan complies with this condition. h 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: This provision will be made a condition of approval of this request. 1 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: Not applicable. Provisions are made to control and reduce noise in accordance with Section 401.15.B.11 of this Ordinance. Comment: Control of noise so that it is compliant with Zoning Ordinance noise requirements shall be made a condition of approval for this request. k. Vehicular access points shall create a minimum of conflict with through traffic, shall comply with Section 401.15.F of this Ordinance and shall be subject to the approval of the City Engineer. Comment: The existing access point is acceptable to the City Engineer. 1. A drainage system subject to the approval of the City shall be installed. Comment. Completion of the parking lot and curb /gutter is a condition of the previous CUP approval and will be a condition of this approval. 4 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: The signage plan was approved as part of the previous CUP approval. n. The provisions of Section 401.03.A.7 of this Ordinance are considered and satisfactorily met. Comment: The Zoning Ordinance criteria are listed herein and should be reviewed by the Planning Commission and City Council with this request. Environmental Issues. The Washington County Department of Health, Environment and Land Management has been contacted in regards to the existing Pizza Man food operations and how the major auto repair and painting operation would affect that use. Justina Jacques and Adam Fredrick of Washington County indicated that the two businesses will need to be totally separated and the ventilation systems cannot be shared between the two uses. Additionally, any storage of materials for the two businesses will need to be totally separated. Mr. lbarra will be required to obtain a Hazardous Waste Generators License from Washington County and an air discharge permit from the Minnesota Pollution Control Agency. Compliance with these conditions and securing the permits w i l l assure that the food operations and automotive repair can coexist within the same building. Building Code. The ventilation system and internal building separation will need to be addressed with the Building Official. Any improvements required to the building to comply with the Building Code and the Washington County requirements shall be completed before any auto repair or painting occurs. The building improvements shall be subject to review and approval of the Building Official. Exterior Storage. Approval of the CUP will include a condition indicating that there w i l l be no exterior storage of automobile parts, paint cans, or related merchandise on the site. All storage related to this use shall be internal to the building. Any cars to be stored outside of the building shall be in full working order. Performance Standards. issues related to access, lot standards, design guidelines, landscaping, signage, parking and lighting were addressed as part of the approved CUP for auto sales. The issues were reviewed in the August 11, 1999 planning report that is attached as Exhibit E. 5 CONCLUSION AND RECOMMENDATIONS Approval of the requested CUP is contingent upon City Council approval of the Zoning Ordinance amendment to allow for automobile repair -major as an accessory use limited to new and used automobile dealerships in the B -2 District. Based upon that approval and the factors outlined herein, our office recommends approval of the requested CUP limited to minor body work, painting and a full range of mechanical services subject to the following conditions: 1. The conditions for approval of the CUP for automobile sales and minor auto repair approved by the City Council on August 24, 1999 shall apply to the CUP for major auto repair. 2. Approval of the CUP is subject to amending the Zoning Ordinance to allow major auto repair as a conditional use in the B -2, General Business District. 3. Any changes to the exterior lighting will be required to conform to Section 401.15.B.7 of the Zoning Ordinance. 4 All automobile repair activities shall be constructed 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. There shall be no exterior storage of automobile parts, parts 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. 6. All noise created from operations on the site shall be in conformance with Section 401.15.B.11 of the Zoning Ordinance. 7 Completion of the parking lot and curb /gutter improvements, subject to review and approval of the City Engineer. 8. The automotive repair and food operations shall be totally separated including all ventilation systems and storage of materials in conformance with the requirements of the Washington County Department of Health, Environment and Land Management and the Building official. 9. The applicant shall receive and retain a Hazardous Waste Generators License from Washington County. 6 10. The applicant shall receive and retain an air discharge permit from the Minnesota Pollution Control Agency. 11. Comments of the City Council, Planning Commission, and City staff. pc: Kris Danielson John lbarra Eric Pitzele 7 EXHIBIT 4 A t • r � 'N 'J 5 X4O9 W z z a • g N W EXHIBIT B 1 f1 i! 0 0 IL EXHIBIT C ES& S PIZZA INC. dba PIZZA MAN 14621 ,% N. 60 STREET OAK PARK HEIGHTS MN 55082 To: Head of Planning Commission/ Oak Park Heights MN. Re: Plans for use of building located at 14621 N. 60 Street Eric M. Pitzele 1 Pizza Man 16 August, 1999 When we spoke a few weeks ago about Mr. Ibarra's plans to use the building located at 14621 '/� N. 60 street for a body shop/ car sales business it was still a lithe early in the process for you to be able to know exactly where things stood. 1 was very distressed to find in my mailbox today his mail using this address. I would simply like to go on record with the planning commission, that I would have to object to Mr. lbarra's plans for the use of this building for paint and body work until I was able to receive some guarantee's that the Washington County H. E. L. M. department Public Health Division will continue to grant me a health license for my Pizza Man restaurant located in this same building, I have a lease that including options, runs through may 1 ST 2002. My concern, after having spoken with Ms. Justina Jacques Washington County Environmental Health Specialist, is that the storage and use of chemicals used in the normal course of the proposed business would render the building unsuitable for my restaurant! The furnace that supplies my side of the building draws its fresh air from the service bay section of the building. Also I am told by the Health Department that the solvent from the paint thinner could pose a health risk to my employee's. The separation of sections in the building were designed with a retail business ( such as the now closed Champion Auto Store) in mind, not a business where air born chemicals and body fillers were being distributed. I have retained an attorney for guidance in this matter and understand that my place to state an objection will be at the city council meeting, but felt it important to state to the planning commission that there is a business of 8 years standing in this community that may be affected greatly by your decision, 1 appreciate your taking the time to talk previously with me on this matter . EXHIBIT D Karmann Jack's Conditional Use Permit and Site Plan Review - Outdoor Auto Sales The Planning Commission, at their August 19, 1 999 meeting, recommended 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. Additionally, the Planning Commission set a public hearing for their September 16, 1999 meeting to consider amendments to the B -2 Zoning District to allow certain major auto repair operations as a conditional use. The recommended conditions are as follows: 1. The outdoor sales 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, subject to review and approval of City staff. 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. The bituminous parking surface and concrete curb are improved, subject to Zoning Ordinance requirements and the review and approval of the City Engineer. Comments of other City staff. EXHIBIT E