HomeMy WebLinkAbout2002-04-04 NAC Planning ReportNORTHWEST ASSOCIATED CONSULTANTS, INC.
5775 Wayzata Boulevard, Suite 555. St. Louis Park, MN 55416
Telephone: 962,595,9636 Facsimile: 952.59 .9837 p anner na plannin .cocam
PLANNING REPORT
TO: Kimberly Kamper
FROM: Scott Richards
DATE: April 4, 2002
RE: Oak Park Heights Lodge Properties LLC Conditional Use Permit for
Outdoor Used Auto Sales and Minor /Major Auto Repair
14621 60 Street North
FILE NO: 798.02 — 02.06
BACKGROUND
Anthony Lodge, representing Lodge Properties LLC, has requested a conditional use
permit to allow for minor/major auto repair and outdoor used auto sales at 14621 60
Street North. The property is now unoccupied but most recently was the location of
Karmann Jack's and the Pizza Man. In August of 1999, the City Council granted a
conditional use permit for the subject property to allow outdoor used auto sates and
minor auto repair.
The City Council amended the B -2 District provisions in October of 1999 to allow for
automobile repair major as a conditional use. The owner of Karmann Jack's then
applied for and received a conditional use permit to allow major auto repair including a
body shop, painting of vehicles, and mechanical repair for the subject property in
November of 1999.
After conducting an annual review of the Karmann Jack's operation at their December
11 and 27, 2001 meetings, the City Council revoked the conditional use permits for
outdoor used auto sales and minor/major auto repair. The Council found that the
business identified as Karmann Jack's was no longer operating at the subject property
and there were numerous violations of the approved conditional use permits.
The subject property is zoned B-2 District in which open and outdoor services, sale and
rental, auto repair minor and auto repair major is an accessory use limited only to new
and used automobile dealerships. The intent of the ordinance is that the new and used
automobile sales is the principal use and the auto repair minor and major is intended as
an accessory use.
Attached for reference:
Exhibit 1:
Exhibit 2:
Exhibit 3:
Exhibit 4:
Exhibit 5:
Exhibit 6:
Exhibit 7:
ISSUES ANALYSIS
Site Plan /Elevations
Floor Plan
Findings of Fact to Revoke
Karmann Jack's Site Plan
Karmann Jack's Floor Plan
Comments from Kathy Widen, City Arborist
Statement from Motorsport Automotive Ltd.
Comprehensive Plan. The Comprehensive Plan Land Use Map designates this area
for commercial use. The Zoning Map has included this area within the B -2 District. The
site has been and is proposed to be used for businesses that are permitted, conditional,
or accessory in the B -2 District.
Preferred Project. The applicant has proposed a division of the existing building into
three tenant spaces. While no tenants have been identified for the tenant spaces
labeled A and B, the tenant C space would be leased for used auto sales and major
auto repair. The applicant has indicated the potential tenant would provide used cars
for sale and conduct major auto repair work, to include general automotive and small
engine repair work. No painting or body work would be conducted as part of this
operation.
Three spaces at the front of the lot would be dedicated for used car sales and the repair
work would be conducted from the two existing and one new service door at the south
side of the building. No other changes would occur to the building other than the
replacement of signs.
The applicant has proposed no changes to the existing site. City staff will need to verify
that all of the site improvements were completed as part of the required approvals
granted to Karmann Jack's.
Parking. The site plan indicates a parking lot that includes 49 parking spaces, two of
which are disability accessible. Auto repair uses are required to provide eight stalls,
plus one stall per 800 square feet of floor area over 1,000 square feet. Based upon this
requirement, nine stalls would be required for the auto repair portion of the building.
The other two tenant spaces consist of 2,100 square feet each. If the office space
requirement is applied to the other space, 13 stalls will be required. if the tenant spaces
Lodge Properties LLC Planning Report
Page 2
are used for retail, 10 spaces will be required. The 49 parking spaces on site would be
adequate for auto repair and retail /office uses.
The applicant has indicated that tenant space A could be utilized for a sandwich shop.
If indoor seating is to be included, the parking would need to be re- verified at that time
to determine if a restaurant use could be added.
Signage. Section 401.15.G.9 specifies sign requirements for multiple occupancy
business signs. Multiple signs on one wall are allowed if the businesses have an
exclusive exterior entrance. Two wail signs are proposed, one 45 square foot and the
other 15 square feet. The proposed sign area is significantly less than the allowable
150 square feet. The Planning Commission should consider whether the vestibule
arrangement of the one entrance would preclude the allowance of three wall signs. The
existing freestanding sign structure would be utilized. The said sign structure would
allow for the three separate signs. The Planning Commission should comment if this
existing situation should be allowed to continue or if the sign faces should be
incorporated into one sign as allowed by the Ordinance. The total square feet of
freestanding signage proposed is 91 square feet. A 150 square foot freestanding sign
would be allowed.
Environmental Issues. Any structure that includes a major auto repair wilt require
special treatment of the other tenant spaces, especially if one of the other tenants is
food related. The major auto repair will need to be totally separated and the ventilation
systems cannot be shared between the major auto repair and other tenants.
Additionally, any storage of materials would need to be totally separated. The building
interior has been reconfigured such that a wall completely separates the auto use. The
applicant's major auto repair tenant will be required to obtain all licenses required from
Washington County to include a Hazardous Waste Generators License and possibly an
air discharge permit.
Building Code. The ventilation system and internal building separation wall 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 will need to be
completed before any auto repair occurs. The building improvements are subject to
review and approval of the Building Official.
Exterior Storage. Approval of the conditional use permit will include a condition
indicating that there will be no exterior storage of automobile parts, containers, or
related items on the site. Alt storage related to the use shall be internal to the building.
Any cars to be stored outside of the building shall be in full working order.
Lighting. The subject site includes existing light structures in the parking lot and on
the building. The light fixtures will need to be replaced or retrofitted to comply with
Section 401.15.B.7 of the Zoning Ordinance.
Lodge Properties LLC Planning Report
Page 3
Sales Area The outside sales area of the automotive use is limited to 30 percent of
the gross floor area. The auto business will consist of approximately 1 ,800 square feet
of the overall building area. Thirty percent of that gross floor area allows for 540 square
feet of outdoor sates or three parking stalls. The outdoor used car sales will be limited
to a maximum of three vehicles for sale at one time.
Design Guidelines. The improvements made to the building as part of the approvals
for Karmann Jack's were consistent with the Design Guidelines for buildings in the B-2
District. The applicant will need to provide elevation plans for the south facade as part
of the building permit application, subject to City staff review and approval.
Landscaping. The City Arborist has reviewed the landscape plans and visited the site
to confirm conformance. As indicated in the attached memo, there are issues with the
existing landscaping material on site. The final landscaping and replacement of any
plant materials on site will be subject to review and approval of the City Arborist.
Criteria. I n evaluating the requested conditional use permit, 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 judgment 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.
0. 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).
The Planning Commission should comment on the above listed criteria and evaluate
whether the proposed use would be in conflict with any of the Ordinance provisions.
Lodge Properties LLC Planning Report
Page 4
Section 401.30.E, numbers 6 and 10 provide conditional use permit criteria for
automotive sales and major auto repair. The criteria for both conditional use permit
requests are identical. The criteria for review 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 surrounded by commercial uses and Highway 36.
b. Alt 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 will need to replace or retrofit the existing non-
conforming light fixtures. Any changes or additions to the current exterior lighting
will require conformance with Section 401.15.B.7 of this Zoning Ordinance.
c. Sales and storage area is blacktopped or concrete surfaced and all paved areas
are surrounding by concrete curbing.
Comment: The previous owner made the required upgrades to the parking lot.
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 previous approvals, the exterior
changes to the building have been approved in compliance with the Design
Guidelines.
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.
Lodge Properties LLC Planning Report
Page 5
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
401.15.8.11 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 the Zoning 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: The existing drainage systems are acceptable to the City Engineer.
m. All signing and informational or visual communication devices shall be minimized
and shalt be in compliance with Section 401.15.G of this Ordinance.
Comment: The signage plan will be followed as tenant space is leased and sign
permits are requested.
n. The provisions of Section 401.03.A.7 of the Zoning 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.
Lodge Properties LLC Planning Report
Page 6
CONCLUSION 1 RECOMMENDATION
The proposed auto sales and minor /major auto repair are generally consistent with the
conditions for such uses in the B -2 District. Based upon the factors outlined herein, our
office recommends approval of the requested site /building plan and conditional use
permit subject to the following conditions:
1. The outdoor sales area shall be limited to not more than three parking stalls.
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 bays.
3. The landscape plan and existing plant materials are subject to review and
approval of the City Arborist.
4. The bituminous parking surface and concrete curb are subject to Zoning
Ordinance requirements and the review and approval of the City Engineer.
5. The exterior lighting to include wall mounted and freestanding light fixtures shall
be retrofitted to conform to Section 401.15.B.7 of the Zoning Ordinance.
6. There shall be no exterior storage of automobile parts, parts cars, or related
items on the site. Alt storage shall be internal to the building. Any cars to be
stored outside of the building shall be in full working order.
7 All noise created from operations on the site shall be in conformance with
Section 401.15.B.11 of the zoning Ordinance.
8. The automotive repair and any 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, if required.
10. The applicant shall receive and retain an air discharge permit from the Minnesota
Pollution Control Agency, if required.
11. Alt signage shall be subject to Section 401.15.G.9 of the Zoning Ordinance.
12. The applicant shalt provide building plans and elevations for the improvements
subject to review and approval of the Building Official.
pc: Kris Danielson
Lodge Properties LLC Planning Report
Page 7
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EXHIBIT 2
TOTAL P.02
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RESOLUTION NO
CITY COUNCIL
CITY OF OAK PARK HEIGHTS
WASHINGTON COUNTY, MINNESOTA
A RESOLUTION ESTABLISHING FINDINGS OF FACT AND
RESOLUTION OF THE CITY COUNCIL THAT THE
CONDITIONAL USE PERMITS FOR
KARMANN JACK'S INC. FOR PROPERTY LOCATED
AT 14621 60 STREET BE REVOKED
WHEREAS, the City of Oak Park Heights has documented violations of the
conditional use permits issued to Karmann Jack's in August 1999 and November 1999, for
property located at 14621 60 Street, and after conducting an annual review at their December
11, 2001 meeting, the City Council of Oak Park Heights makes the following findings of fact and
resolution:
and
1. The subject property is legally described as follows, to wit:
SEE EXRIB IT A
2. A conditional use permit, approved by the City Council on August 24,
1999, was granted to the applicant for the subject property at 14621 60th Street to allow outdoor,
used auto sales and minor auto repair subject to the following conditions:
a. The outdoor sales area shall be limited to not more than 30 percent of the gross
floor area of the principal structure.
b. 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.
c. The applicant specify the proposed colors for the building facades and canopies,
subject to review and approval of City staff.
d. The proposed neon accent on the building facade is removed.
e. The landscape plan is subject to review and approval of the City Arborist.
f. The bituminous parking surface and concrete curb are improved, subject to
Zoning Ordinance requirements and the review and approval of the City Engineer.
EXHIBIT 3
and
3. A conditional use permit, approved by the City Council on November 23,
1999, was granted to the applicant for the subject property at 14621 60th Street to allow major
auto repair to include a body shop, painting of vehicles, and mechanical repair subject to the
following conditions:
and
•
a. 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.
b. Approval of the CUP is subject to finalization and publication of the Zoning
Ordinance amendment to allow major auto repair as a conditional use in the B-2,
General Business District.
c. Any changes to the exterior lighting will be required to conform to Section
401.15.B.7 of the Zoning Ordinance.
d. 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.
e. 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.
f. All nose created from operations on the site shall be in conformance with Section
401.15.B.11 of the Zoning Ordinance.
g.
Completion of the parking lot and curb /gutter improvements, subject to review
and approval of the City Engineer.
h. 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 o f Health, Environment and Land
Management and the Building official.
i. The applicant shall receive and retain a Hazardous Waste Generators License
from Washington County.
The applicant shall receive and retain an air discharge permit from the Minnesota
Pollution Control Agency.
2
4. The business identified as Karmann Jack's is no longer operating at the
subject property; and
5. The owner is in violation of the conditional use permits in that there is
storage of non- operable vehicles, automobile parts, and trash in violation of the conditions of the
conditional use permit approved November 23, 1999; and
6. Reports have been filed by the City Building Official and City Police
Officers documenting the outside storage violations; and
7. The City Council held an annual review of the conditional use permits at
their December 11, 2001 meeting, with proper written notification to the property owner in
compliance with Section 40 1.03 of the Zoning Ordinance; and
8. After reviewing the violations of the conditional use permits and
determining that the business known as Karmann Jack's no longer occupies the subject property,
the City Council approves the following:
NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL FOR
THE CITY OF OAK PARK HEIGHTS THAT THE CITY COUNCIL APPROVES THE
FOLLOWING:
A. The conditional use permits approved by the City Council on August 24, 1999 and
November 23, 1999 for Karmann Jack's at 14621 60 Street North and affecting the real
property as follows
Be and the same as hereby revoked.
2001.
ATTEST:
SEE EXHIBIT A
Approved by the City Council of the City of Oak Park Heights this 27 day of December
Kimberly Kamper, Acting City Administrator
David B e audet,Mayor
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From: "K.D. Ulfidin" <kwidin a@7mmmpcc.org>
To: <srichards nacplanning.com>
Sent: Monday, March 04, 2002 9:27 AM
Subject: Landscape Plan Tony Lodge /old Karmann Jack's site
. P
Scott/Dan -
the landscape plan submitted for the old
I have reviewed p p �'
I�armann
Jack's site by Tony Lodge and visited the site again 3/1/02.
I have the following comments:
d is not the final approved landscape plan
The plan submitted lan has a
and does not
match what is existing on site. The final p
. 5/9/00 and I wrote a memo 5
revision date of 51910 /11/00 which indicates my plan. acceptance of the
revised I later visited the site and
inspected the installed plantings.
p site to the site 3 / 1/02, I noticed several
During my
problems which will need to be remedied:
most planted trees are exposed (no mulch or
1. Root balls of p
soil over burlap.
Root balls need to be coverd with an inch or two
of soil and 4 inches of wood chip mulch.
h of the parking lot is very weedy and this
2 . The area north p g
area should d at least be mowed during the growing season. A better,
more attractive option
would be to re -seed the open areas with a
turfgrass mix.
3. Any trees or shrubs which are dead by time of leaf-out in
May should be replaced.
Kathy Widin
Municipal Arb on st
City of Oak Park Heights
Page 1 of 1
3/4/2002
EXHIBIT 6
MOTORSPORT AUTOMOTIVE, LTD.
Bill & Julie Bisch, Owners
501 North Main Street
Stillwater, MN 55082
651 - 275 -0960
Motorsport Automotive, Ltd. has been a successful business for over 13
years. Currently located in downtown Stillwater and looking to relocate due
to development of the property.
Operations include general auto repair including small engine service, brake
repairs, water pumps, exhaust, engine replacement, rebuilding of
transmissions, tune -ups, etc. This includes major auto repair but not auto
body work.
Over 95% of our work is by appointment which limits vehicles on site.
Vehicles are normally dropped off the day of the appointment and picked up
immediately when the job has been completed. Whenever possible, vehicles
are kept inside to minimize outdoor exposure.
All waste material is handled by a licensed contractor. Washington County
Health & Land Management inspects the shop at least once per year for
proper waste management and documentation.
EXHIBIT 7