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HomeMy WebLinkAbout2004-05-06 NAC Planning Report N . . .::. NORTHWEST ASSOCIATED CONSULTANTS, INC. • 5775 Wayzata Boulevard, Suite 555, St, Louis Parr, MN 55416 Telephone: 952.595.9636 Facsimile: 952.595.9837 planners@rac.pIarnning.c om PLANNING REPORT TO: Eric Johnson FROM: Scott Richards DATE: May 6, 2004 RE: Oak Park Heights — Stillwater Auto Clinic, DDD LLC Development at 12430 55 Street North FILE NO: 798.11 BACKGROUND Steve Continenza, owner of Stillwater Auto Clinic, has made application for a conditional use permit to allow for the auto repair use in the B -3, Highway Business and Warehousing District. The auto clinic has been in operation since the Fall of 2003. It was recognized that the use was in operation when a sign permit was requested. The DDD LLC development was approved in 2001 as a PUD that allowed the project to be constructed in two phases. The plan has subsequently been revised. The latest change was made in the Spring of 2003 when Building 2 was reconfigured to be smaller in size and the parking lot size was increased. Building 2 is completed. The Stillwater Auto Clinic is the only tenant currently in the building. Building 1 is completely leased. A list of the tenants of the DDD LLC development is found as Exhibit 4. Attached for reference: Exhibit 1: DDD LLC Site Plan Exhibit 2: Building 2 Floor Plan Exhibit 3: Building 3 Elevations Exhibit 4: DDD LLC List of Current Tenants ISSUES ANALYSIS Project Request. The request is to allow an auto service facility in the B -3 District, located in Bay B of Building 2. Section 401.31.E of the Zoning Ordinance lists auto service centers, motor fuel stations, car washes, and oil change facilities as a conditional use. Mr. Continenza's operation will be completely indoors, and they perform vehicle diagnostics, engine repair and management, ABS brake and drive train repair. The Zoning Ordinance lists specific criteria for review of auto service stations and motor fuel stations. Those criteria that are applicable to solely an auto repair center will be complied with. Conditions will be added to the approval related to outside storage areas, keeping the doors to the service bays closed, noise, and licensing. Parking. Based on the information the applicant has provided, Building 1 contains approximately 7,050 square feet of office floor area and 10,150 square feet of warehousing area. There is a mezzanine level in one of the units that increases the office area within the building by approximately 2,700 square feet (3,000 square feet gross minus 10 percent = 2,700 square feet floor area). This results in a parking requirement of 46 spaces for Building 1. The second building contains 7,032 square feet of space, of which Stillwater Auto Clinic is 3,696 square feet. The Zoning Ordinance provides a parking requirement for auto repair consisting of eight parking spaces plus one additional space for each 800 square feet of floor area over 1,000 square feet. The auto repair use would require 11 parking spaces. The other tenant space at 3,336 square feet would require 11 spaces if utilized for auto repair, two spaces if occupied as warehouse space (based upon square foot requirements), and 18 spaces for all office space. The total development has 99 parking spaces. If 46 spaces are required for Building 1, 11 spaces for the Stillwater Auto Clinic, and 18 spaces for the other tenant space based upon an office utilization, a total of 75 spaces would be required for the development. A surplus of 24 stalls allows for parking flexibility for the project owner as it relates to potential tenants. Performance Standards. The buildings and site have been constructed according to approved plans. All grading and drainage, lighting, building design, trash enclosure, and landscaping issues were resolved at the time of construction. Signage. The proposed wall sign for the development will be required to meet all requirements of Section 401.15.G of the Zoning Ordinance. 2 RECOMMENDATION /CONCLUSION Based upon the preceding review, it is recommended that the conditional use permit to allow for auto repair use, for the Stillwater Auto Clinic at 12430 55 Street North in the B -3, Highway Business and Warehousing District, be approved subject to the following conditions: 1. All automobile repair activities shall be limited to 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 service areas. 2. There shall be no exterior storage of automobile parts, parked 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. 3. All noise created from operations on the site shall be in conformance with Section 401.15.B.11 of the Zoning Ordinance. 4. The applicant shall receive and retain, if required, a Hazardous Generators License from Washington County for the Discount Tire operation. 5. All proposed signage shall be in compliance with Section 401.15.G of the Zoning Ordinance. 3 • mr • • �, l r F Y- U Ika • h 4, –1 ej • WW w a i t d � 3 C` Elosauuryv 'svySiaH�ed )1e0 z w 0. 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L II c ! ;i i,! .� a : :: I 1 run '5 - hi i ni emE C6C':C:: pO ::: ::::: o N k m o F I a l ° m , Q o t Om 5 fd ..uuu 1 " U ; ° " C�:E�::� .. W ; Pd P. :. ,± il v IIIIIIII Ig �, T iJ I.■..■.■ till C iLl mm . F u MIIIII Q 1 0 °� .. .u.o 8 _ of ow -- - E an Cie: MU!! - o� 6._ � 6 o W U N WF F `^. U z ? = k , } j STILLWATER AUTO CLINIC, WE PREFORM VEHICLE DIAGNOSTICS AND REPAIR TO ENGINE MANAGEMENT, ABS BRAKE AND DRIVE TRAIN SYSTEMS. TENNANTS CURRENTLY IN DDD COMPLEX INCLUDE BLAKE BUILDERS - HOME BUILDER ATHLETIC PERFORMANCE - GYMNAZIUM FLOORING NORTH LAKES COMMUNITY CHURCH - OFFICE, COUNCELING, GREIF CENTER MARKET CONNECTIONS - MARKETERS FOR HEIZ KETSUP COMPANY NORTHLAND TOOL - MANUFACTURER OF PLASTIC INJECTION MOLDS STILLWATER AUTO CLINIC - AUTOMOTIVE DIAGNOSTICS AND REPAIRS EXHIBIT 4