HomeMy WebLinkAbout2003-06-05 NAC Planning MemorandumNORTHWEST ASSOCIATED CONSULTANTS INC
MEMORANDUM
pc: Pete Houser
Charles Radloff
5776 Wayzata Boulevard, Suite 555, St. Louis Park, MN 55416
Telephone; 952.595,9636 Facsimile: 952.595.9837 plannersvnacplanning.rom
TO: Eric Johnson
FROM: Scott Richards
DATE: June 5, 2003
RE: Oak Park Heights — Oak Park Commercial (Midas) —
Zoning Ordinance Amendment
FILE NO: 798.02 — 03.05
At their May 8, 2003 meeting, the Planning Commission discussed the Zoning
Ordinance amendment, conditional use permit (CUP), and site plan review for the
construction of a commercial building at 13613 60 Street North that would contain a
Midas and up to four retail stores. The site is located between 60 Street North and
Wal Mart and is zoned CBD, Central Business District. The Planning Commission
reviewed the application but did not act on the amendment or specific site issues
pending additional information related to a MnDOT access permit and stormwater
issues.
The applicant continues to pursue a written access permit from MnDOT and is working
with the City Engineer and the Browns Creek Watershed District on the issue of whether
stormwater will need to be temporarily held on site or can be accommodated
downstream.
In that this project requires a Zoning Ordinance amendment to allow minor auto repair
as a conditional use in the Central Business District, the applicant has requested that
the Planning Commission take action on this issue first. If the Planning Commission
and City Council are not favorable to the amendment, the project cannot go forward. A
discussion of the Zoning Ordinance amendment and review of the criteria for approving
amendments is found in the May 2, 2003 planning report that is attached.
It is recommended that the Planning Commission review the proposed amendment
separate from the consideration of the commercial development and make a
recommendation on the zoning issue at their June 12, 2003 meeting.
MEMORANDUM
TO: Eric Johnson
FROM: Cynthia Putz -Yang /Scott Richards
DATE: May 2, 2003
RE: Oak Park Heights — Oak Park Commercial (Midas)
Zoning Ordinance Amendment, CUP and Site Plan Review
FILE NO: 798.02 -- 03.00
BACKGROUND
The City of Oak Park Heights has received a request for a Zoning Ordinance
amendment, conditional use permit (CUP), and site plan review to allow the
construction of a commercial building at 13613 60 Street North. The site is located
between 60 Street North and Wal -Mart and is zoned CBD Central Business District.
The applicant is requesting approval of a Zoning Ordinance amendment to allow minor
auto repair as a conditional use in the Central Business District. If the Zoning
Ordinance is amended to allow this use, the applicant could then receive a CUP to allow
a Midas Store with minor auto repair in the building.
Attached for reference:
Exhibit 1
Exhibit 2
Exhibit 3
Exhibit 4
Exhibit 5
ISSUES ANALYSIS
NORTHWEST ASSOCIATED CONSULTANTS, INC.
6775 Wayzata Boulevard, Suite 555, St, Louis Park, MN 55416
Telephone: 952.595 9636 Facsimile: 952 595.9837 planners@nacplanning.com
Existing Conditions Survey
Site and Landscape Plan
Lighting Plan
Utility Plan
Building Elevations
ZONING ORDINANCE AMENDMENT
Zoning Amendment Criteria. Section 401.03.A.7 reads as follows: The City Council
and Planning Commission shall consider possible adverse effects of the proposed
amendment or conditional use. Their judgment shall be 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 in 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 capabilities of streets serving the
property.
h. The impact upon existing public services and facilities including parks, schools,
streets, and utilities, and the City's service capacity.
1. The proposed use's conformity with all performance standards contained herein
(i.e. parking, loading, noise, etc,).
Zoning Amendment Analysis. An autobody repair business is located west of the
subject site, and a recreational vehicle sales and repair business is located west of that.
The City annexed the properties in the 1980's, and the businesses were
grandfathered into the City at that time. The proposed minor auto repair use would not
be out of character with the surrounding area; however, the Planning Commission and
City Council need to determine if minor auto repair is consistent with the vision they
have for the central Business District. This is a policy decision; therefore, we are not
making a recommendation on this issue. If you believe that the Zoning Ordinance
should be revised to allow minor auto repair in the Central Business District as a
conditional use, we then recommend that the following language be added for that use:
Proposed Language. Auto repair -minor and tire, battery and muffler stores and
service, provided that:
a. 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.
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b. 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.
c. 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.
d. No outside storage of vehicles, parts or merchandise shall be allowed without
approval of the City Council.
e. 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.
f. Provisions are made to control and reduce noise in accordance with Section
401.15.B.11 of this Ordinance.
g
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 approval of the City Engineer.
h. The provisions of Section 401.03.A.7 of this Ordinance are considered and
satisfactorily met.
CONDITIONAL USE PERMIT AND SITE PLAN REVIEW
Conditional Use Permit Criteria. If the Zoning Ordinance is :amended to allow minor
auto repair in the Central Business District, then the Planning Commission and City
Council may consider approval of the CUP request. 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 judgment
based upon (but not limited to) the following factors. These are the same factors that
were considered with the Zoning Ordinance amendment.
a. Relationship to the specific policies and provisions of the municipal
comprehensive plan.
b. The conformity with present and future land uses in the area.
c. The environmental issues and geographic area involved.
e. The impact on character of the surrounding area.
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d. Whether the use will tend to or actually depreciate the area in which it is
proposed.
f. The demonstrated need for such use.
g.
Traffic generation by the use in relation to capabilities of streets serving the
property.
h. The impact upon existing public services and facilities including parks, schools,
streets, and utilities, and the City's service capacity.
1. The proposed use's conformity with all performance standards contained herein
(i.e. parking, loading, noise, etc.).
Highway 36 Improvements. The Minnesota Department of Transportation ( MnDOT)
plan for reconstruction of Highway 36 shows on /off ramps crossing through this
property. The plan for reconstruction is not final and cannot be used to deny this
development project unless MnDOT or the City purchases the property.
Access. The site plan indicates access from 60 Street North and the entrance drive to
Wal -Mart. The applicant has met with MnDOT representatives regarding the 60 Street
access, who have indicated no issues with the proposed access. The property is
permitted by agreement to use the Wal -Mart access drive.
Lot Performance Standards. There are no minimum lot area, lot width, or setback
requirements in the Central Business District. The maximum building height is 35 feet.
The only portion of the building that exceeds 35 feet is the tower element on the Midas
store. Structural elements that do not contain useable space are allowed to exceed the
maximum height by five feet. The distance from . the ground. to the top of the tower is ..
38' -5 "; therefore, the building complies with height requirements.
Parking. Auto repair businesses are required to have eight off-street parking spaces,
plus one additional space for each 800 square feet of floor area over 1 ,000 square feet.
The Midas store is proposed to be 4,512 square feet in size. Floor area is determined
by subtracting 10 percent from this amount. The Midas floor area is 4,061 square feet;
therefore, 12 parking spaces are required for the Midas store. The rest of the building is
proposed to be occupied by retail stores. Retail stores are required to provide at least
one parking space for each 200 square feet of floor area. The four proposed retail
stores have a total of 6,800 gross square feet and 6,120 square feet of floor area. The
retail stores portion of the building requires 31 parking stalls. In total, the proposed
building requires 43 parking spaces. The site plan includes 46 parking stalls, two of
which are disability accessible; therefore, the parking requirements have been met.
Storm Water. The applicant will be required to apply for Browns Creek Watershed
District approval for the site. Since on -site ponding is not proposed, the Watershed
District may require payments for downstream storm water management or on -site
ponding. The applicant will need to work with the Browns Creek Watershed District and
the City Engineer in determining the appropriate stormwater improvements /payments
that result from development of this property. Storm water calculations will need to be
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provided by the applicant. The site may require on -site temporary ponding until storm
p
water management issues are resolved. It may be that only a portion of the building
can be constructed while temporary storm water ponding is in place.
Central Business District Design Guidelines. In October of 1999, the City adopted a
master plan for the Central Business District in an effort to create a pedestrian friendly,
mixed -use district. To aid in the implementation of the goals and policies of the plan,
specific design guidelines for the CBD were developed. The subject property is on the
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western edge of the Medium -Box Mixed Use Precinct. The design guidelines state that
buildings within the medium box precinct should relate to the character of small box
development via building scale and height, building material colors, horizontal lines and
architectural styles and details. The guidelines further state that buildings should form
gateways and pillars to other precincts.
Building Design and Materials. The design guidelines state that buildings should be
constructed of authentic materials such as wood, brick, stone, cast stone, stucco or
pour in place concrete. Accent materials may include metal, glass, block, copper
flashing or similar materials. The proposed building materials include E.F.I.s. (stucco -
type finish), glass, brick, and decorative colored concrete masonry units. A metal
standing seam roof is proposed on the Midas tower. A stone sill is located below
windows and between contrasting colors of decorative concrete block. Vertical brick
elements and variations in the roofline break up the mass of the building. Canvas
awnings highlight and shelter entrances.
Colors. The design guidelines state that buildings should employ earth tones or muted
colors and that light and bright colors should be used only as minor accents. The
building, elevations do not specify. colors. Colors must be, specified before approval is
granted.
Walkways. According to the design guidelines, sidewalks within medium box precincts
should be at least 8 feet wide along building frontage and a minimum sidewalk width of
six feet should be provided along 60 Street. A five -foot -wide sidewalk is provided
along most of the frontage of the building. While this is less than the eight feet
suggested by the design guidelines, it appears to be sufficient for the expected
pedestrian traffic on the site. The Parks Commission should make a recommendation regarding a sidewalk along 60 Street North.
Lighting Plan. The design guidelines state that lighting should be designed to reduce
glare and be in scale with the surrounding buildings and that pedestrian scale lighting,
not more than 14 feet high, should be located on walkways, trailways and adjacent to
store entrances. The design guidelines state that parking lot fixtures must be in scale
with their surroundings with cutoff fixtures located below the mature height of trees in
parking lot islands. The maximum height of the light fixtures is 25 feet.
The submitted lighting plan shows four pole lights at the perimeter of the parking lot.
The lights are proposed to be 23 feet tall to the bottom of the fixture. The lights are a
cutoff style. The fight contours shown on the lighting plan indicate acceptable light
levels at property lines. No exterior building lights are proposed.
Signage. Specific sign plans have not been submitted yet. All site signage must meet
the signage requirements of the Zoning Ordinance and design guidelines. A pylon sign
is indicated at the 60th Street North entrance, but sign details have not been provided.
The design guidelines state that in the medium box precinct the types of signs allowed
are awning, canopy or marquee, projected signs, window signs, roof signs or low
ground monument signs. We recommend the proposed pylon sign be replaced with a
monument sign.
Utilities. The utility plan shalt be subject to review and approval of the City Engineer.
Landscaping. The design guidelines strongly encourage site landscaping to enhance
storefront entries and plank walls. Landscaping is further encouraged to screen
dumpsters and off - street parking areas. The submitted landscape plan includes a
limited quantity and limited variety of plants. We recommend that the landscape plan be
enhanced subject to the City Arborist's review and approval.
Trash. The site plan indicates that a trash enclosure will be located in the southwest
corner of the parking lot. The applicant must provide details of the proposed enclosure
including height, materials, and color. The enclosure must be compatible with the
buildings.
CONCLUSION AND RECOMMENDATION
The Planning Commission and City Council should review the criteria for amending the
Zoning Ordinance and determine whether minor auto repair is an appropriate
conditional use for the Central Business District. If the Planning Commission and City
Council wish to amend the Zoning Ordinance, we recommend adding the provisions
found in the Zoning Amendment section of this report.
A number of issues need to be resolved with the proposed project relating to
amendment of the Zoning Ordinance, storm water management, building material
colors, a sidewalk along 60 Street, signage, landscaping, and trash enclosure details.
We recommend tabling the CUP and site plan review requests to allow more time to
resolve these issues.
pc: Mark Medina
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