HomeMy WebLinkAbout1997 Conditional Use Permit Application & Documents - U- Haul & Outside Storage Page 4 - City Council Minutes 05/13/97
Public Hearings:
Request for Commercial Variance to Allow an Additional Accessory
Building - Construction of a Bath House /Laundry Facility -
Sunnyside Marina - Acting Mayor Turnquist opened the Public
Hearing at 7:35 p.m. City Planner Teague reviewed the May 1,
1997 Planning Report. Teague recommended the City Council
approve the amended Planned Unit Development /Conditional Use
Permit subject to the conditions listed in the report. City
Planner Richards reported that he received a letter from the DNR
stating they have no objections to the project.
Richard Orthmeyer, 6201 St. Croix Trail #118, Vice President of
the Sunnyside II Condominium Association, questioned where
Sunnyside Marina would store the cribbing, blocks, etc., if the
facility was constructed. Orthmeyer requested that all material
stored by Sunnyside Marine be screened. Gary Gustafson, Chair of
Sunnyside Marina, said that they have worked with Sunnyside
Condominiums in the past and will continue to work with them in
the future to insure that all covenants and bylaws regarding
screening of outside storage are enforced. City Attorney
Vierling requested that the bylaws for Sunnyside Condominiums be
submitted to his office for review and recommended that the CUP
be subject to the approval of his office.
Hearing no further comments, Councilmember Robert, seconded by
Swenson, moved to close the Public Hearing at 7:55 p.m. Carried
4 -0. Councilmember Robert, seconded by Swenson, moved to add
"Condition 4 - a storage and screening plan must be submitted to
the City Planner's office for approval." Carried 4 -0.
Councilmember Robert, seconded by Swenson, moved to approve the
amended Planned Unit Development /Conditional Use Permit. Carried
4 -0.
Request for Conditional Use Permit - Proposed U -Haul (Outdoor
Storage - C & D Enterprises - Acting Mayor Turnquist opened the
Public Hearing at 7:56 p.m. City Planner Richards reviewed the
May 1, 1997 Planning Report. Richards recommended the City
Council approve the proposed Conditional Use Permit subject to
the conditions listed in the May 1, 1997 Planning Report. Tim
Keenan, Kingwood Management, representing C &D Enterprises, stated
that he had no objection to the conditions listed in the report.
Hearing no further comment, Councilmember Swenson, seconded by
Beaudet, moved to close the Public Hearing at 8:03 p.m. Carried
4 -0. Councilmember Swenson, seconded by Beaudet, moved to
approve the Conditional Use Permit to operate an outdoor U -Haul
truck, trailer, and miscellaneous equipment rental business
located at 13481 North 60th Street, with the additional
conditions that the Conditional Use Permit be reviewed in one
year and that no more than three vehicles can be parked in the
front of the building. Carried 4 -0.
Page 2 - Minutes 04/08/97
Display for City Council Minutes at the St. Croix Mall -
Councilmember Robert requested the Council consider purchasing a
bulletin board at the St. Croix Mall to display the City Council
minutes and other information pertaining to Oak Park Heights.
Administrator Robertson stated that Brad Henning, St. Croix Mall
Manager, has already agreed that the City could use the wall
space. Council directed Robertson to make it so.
Association of Metro Municipalities - Administrator Robertson
reminded the Council of the annual meeting of the Association of
Metro Municipalities on Thursday, May 29th, 1997.
Intern Advertisement - Council reviewed a copy of an
advertisement for the intern position available at the City.
Administrator Robertson stated that he has received applications
for the intern position and will be conducting phone interviews
next week. Robertson hopes to have the intern begin work in May.
Cable - Councilmember Turnquist stated that the Cable Commission
meets Wednesday, April 16, 1997 at 7:30 p.m.
Recycling Award - Administrator Robertson reported that the
recipient of a $25.00 check from the City of Oak Park Heights for
participating in its recycling program is Glen Sokola, 5921
O'Dell Avenue North.
Oak Park Heights Business Group - Administrator Robertson
reported that the OPHBG met and discussed the City's ordinance
relating to signs and the Rainbow site plan.
Consent Agenda:
1. Approve Bills and Investments
2. Approve Council Meeting Minutes - March 11, 1997
3. Approve Council Executive Session Minutes - March 18, 1997
4. Approve Council Meeting Minutes - March 25, 1997
5. Set Public Hearing for May 13, 1997 - Request for Minor
Subdivision - 5850 -5852 Oxboro Avenue (East Oaks PUD) - Ventura
Homes.
6. Set Public Hearing for May 13, 1997 - Request for Commercial
Variance to Allow an Additional Accessory Building - Construction
of a Bath House /Laundry Facility - Sunnyside Marina.
7. Set a Public Hearing - May 13, 1997 - Action Rental - Request
for Planned Unit Development to allow construction of a Mini -
Storage facility.
1 Set a Public Hearing - May 13, 1997 - C &D Enterprises -
•equest for Conditional Use Permit for Outside Storage of U -Haul
Rental Vehicles.
Councilmember Turnquist requested pulling Item 2 from the Consent
Agenda. Councilmember Turnquist, seconded by Beaudet, moved to
approve the Consent Agenda as amended. Carried 4 -0.
n Enclosure 7B
N NORTHWEST ASSOCIATED CONSULTANTS
INC COMMUNITY PLANNING - DESIGN - MARKET RESEARCH
1 CC�C \\S 1 =
PLANNING REPORT J
MAY - 2 199?
TO Mike Robertson
FROM: Cary Teague /Scott Richards
DATE: 1 May 1997
RE: Oak Park Heights - C & D Enterprises - CUP (U -Haul)
FILE NO: 798.02 - 97.06
BACKGROUND
C & D Enterprises has submitted an application for a conditional use permit to operate an
outdoor U -Haul truck, trailer and miscellaneous equipment rental business located at
13481 North 60th Street. The subject property is zoned B -2, General Business, in which
open or outdoor service, sale and rental as an accessory use is considered a conditionally
permitted use. This site was the previous home to J &R Rental, which operated from the
office building and stored and rented Ryder trucks.
Attached for reference:
Exhibit A - Site Location
Exhibit B - Proposed Site Plan
Exhibit C - Previous Site Plan Approval (J &R Rental)
ISSUES & ANALYSIS
The current plans of C & D Enterprises is to park two or three trucks and /or trailers in the
front of the 2 -story office building and keep a "fed' more behind the garage in the
southwest comer of the property. A limited amount of rental equipment and office supplies
will be kept in the U -Haul office which is to be located on the second floor of the office
building.
CUP Evaluation Criteria. The purpose of a conditional use permit is to provide the City
of Oak Park Heights with a reasonable degree of discretion in determining the suitability
of certain designated uses upon the general welfare, public health and safety. In making
this determination, whether or not the conditional use is to be allowed, the City may
5775 WAYZATA BOULEVARD, SUITE 555 ST. LOUIS PARK, MINNESOTA 55416
PHONE 612 FAX 612-595-9837
i • /
consider the nature of the adjoining land or buildings, whether or not a similar use is
already in existence and located on the same premises or on other lands immediately
close by, the effect upon traffic into and from the premises, or any adjoining roads, and all
such other or further factors as the City may deem a prerequisite of consideration in
determining the effect of such use on the general welfare, public health and safety.
Per Section 401.30.E.6. of the Zoning Ordinance, outdoor service, sale and rental as an
accessory use is considered a conditionally permitted use provided the following:
a. Outside service, sales and equipment rental connected with the principal use
is limited to thirty (30) percent of the gross floor area of the principal use.
In the case of the subject U -Haul rental service, the storage area is considered the
principal use, therefore, this requirement is not relevant. Our office does however,
recommend that the CUP approval be limited to a certain number of trucks and
trailers. The applicant has stated that 2 -3 trucks would be parked in front of the
office building, and a few more behind the garage in the southwest corner of the lot.
J &R Rental, as part of their CUP approval, was allowed storage of seven (7) trucks
or trailers on this site due to the City's off - street parking requirements (to be
discussed later within this report), in addition to the outside storage area.
Therefore, as a condition of approval for subject U -Haul Rental, a specific number
of trucks and trailers to be allowed on site should be established. The number of
trucks and trailers allowed on the site should be consistent with the previous
approval for J &R Rental, therefore, our office recommends limiting the number to
seven (7).
b. 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.
There are no residential uses existing or anticipated to abut this use, therefore,
additional screening or fencing is not necessary. The applicant has stated that the
site is being graded and prepared for landscaping.
c. 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.
The applicant has not submitted a lighting plan at this time. However, if lighting is
ever installed on the site, the applicant must submit a lighting plan and meet this
provision of the Zoning Ordinance.
d. Sales area is grassed or surfaced to control dust.
2
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The sales area is paved with bituminous surfacing, therefore, dust will not be an
issue. However, the southwest corner of the lot, where storage is proposed, the
area is not paved, therefore, if storage is to occur in this area it must be paved with
bituminous surfacing.
e. The provisions of Section 401.03.A.8 of this Ordinance are considered and
satisfactorily met.
Section 401.03.A.8 of the Zoning Ordinance requires the City Council to consider
the following factors when reviewing a conditional use permit:
1. Relationship to the specific policies and provisions of the municipal
comprehensive plan.
The proposed outdoor rental activity is a conditionally permitted use within
a B -2 zoning district. Therefore, the proposal is consistent with the City's
Comprehensive Plan.
2. The conformity with the present and future land uses of the area.
The existing adjacent land uses are commercial and industrial. The
proposed outdoor U -Haul rental business is not out of character with the
surrounding area.
3. The environmental issues and geographic area involved.
There are not environmental issues associated with the subject.
4. Whether the use will tend to or actually depreciate the area in which it
is proposed.
As long as the outside storage area is kept neat and orderly, and does not
become a storage area of debris or inoperable vehicles and trailers, the
proposal should not depreciate the area.
5. Impact on character of the surrounding area.
Adjacent land uses include McCormick's Furniture and the Eagles Club. The
outdoor storage of a few U -Haul trucks and trailers should not have a
negative impact on the surrounding area.
3
6. Traffic generation by the use in relation to capabilities of streets
serving the property.
The subject property is located adjacent to a principal arterial roadway
(Highway 36), on 60th Street North, which serves as a frontage road for
Highway 36, therefore, the capacity of the roadways will not be effected by
the proposed use.
7. The impact upon existing public services and facilities including parks,
schools, streets, and utilities, and the City's service capacity.
The proposal can easily be accommodated with existing public services.
8. The proposed use's conformity with all performance standards
contained herein (i.e., parking, loading, noise, etc.)
If the applicant agrees to meeting all of the conditions outlined within the
Recommendation section of this report, all of the performance standards are
considered satisfied.
Other Issues.
Access. No additional access is proposed to the site. Access will continue to be gained
off of the existing 60th Street entrances.
Off - Street Parking Requirements. As stated within the Oak Park Heights zoning
ordinance, the following parking spaces are required:
Spaces
*Required Existing Required
Office Space 3 spaces +1 space per
200 s.f. floor area 2,400 s.f. 14
Outdoor Storage/
Retail At least 8 spaces or
1 space per 500 s.f. storage 8
* Floor Area - The term "floor area" for the purpose of calculating the number of off -
street parking spaces required shall be determined on the basis of
the exterior floor area dimensions of the buildings, structure or use,
times the number of floors, minus ten (10) percent.
Based on the above, the subject property is required to provide twenty -two (22) parking
spaces, in addition to the area that is to be used for storage of the U -Haul trucks and
trailers. The submitted site plan does not indicate designated parking areas or the specific
4
storage area of the U -Haul trucks and trailers. Therefore, as a condition of approval a
revised site plan showing each parking stall and storage area must be submitted. Section
401.15.F.4.f.14 of the Zoning Ordinance requires all parking stalls to be marked with white
or yellow painted lines not Tess than four (4) inches wide, the existing parking area is
currently not striped, therefore, striping of the parking lot will also be made a condition of
approval.
In a review of the proposal by J &R Rental, it was determined that there is adequate area
on the existing paved portion of the site for twenty -nine spaces (Exhibit C). This was how
the previously mentioned seven (7) spaces allowed for the storage of the trucks and
trailers was established.
Grading & Drainage. The applicant is not proposing any alteration to the existing
grading or drainage patterns on the site.
Signage. The building owner is planning to improve the existing signage by removing the
existing worn faces, repairing the sign structure and installing new faces. The proposed
signage for the rental business must conform with the City's Sign Ordinance, Section
401.15.G.
RECOMMENDATION
Based on the information contained herein, our office recommend that the City Council
make the following motion:
Approval of the proposed conditional use permit for operation of outdoor rental of
U -Haul trucks and trailers, subject to the following conditions:
1. Submittal of a revised site plan showing the proposed parking stalls and
outside storage areas.
2. A minimum of twenty -two (22) parking spaces must be provided, in addition
to the outside storage areas used by the rental trucks and trailers.
3. A total of seven (7) U -Haul trucks and trailers may be stored on the site.
Said storage must be located on bituminous surfacing.
4. All required parking areas must contain bituminous surface, therefore, if the
southwest corner of the property is to be utilized for vehicle parking and /or
storage the bituminous surface must be expanded or repaired to the south.
Plans for said improvements shall be submitted to the City Engineer for
approval.
5
5. All parking stalls must be marked with white paint lines not Tess than four (4)
inches wide.
6. Vehicles shall not be repaired at this location.
7. The specific sign proposal shall be subject to review by City staff.
8. Other comments of City staff.
pc: Mark Vierling
Joe Anderlik
C &D Enterprises
6
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EXHIBIT C - PREVIOUS SITE PLAN (J&R RENTAL)
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Enclosure 7
CHECK APPROPRIATE BOX: FEE:
( ) Amendment
( ) Rezoning: $400.00 + 400.00 Escrow
( ) Comprehensive Plan Amendment: 350.00 + 350.00 Escrow
( X ) Conditional Use Permit: 300.00 + 300.00 Escrow
( ) Variance:
( ) Single Family: 150.00
( ) Other Residential,
Commercial & Industrial 300.00 + 300.00 Escrow
( ) List Reason For Hardship
( ) Subdivision: 350.00 + 350.00 Escrow
( ) Minor Subdivision
(See Section 1.G., Sub. Ord.): 300.00 + 150.00 Escrow
( ) Planned Unit Development:
( ) Concept Plan 700.00 + 1,000. Escrow
( ) General Plan 700.00 + 1,000. Escrow
( ) Street Vacation: 100.00 + 100.00 Escrow
Legal Description of Property:
Address: 13481 North 60 th Street Lot(s)
Block(s) Addition(s)
(If metes and bounds - attach description).
Description of Request: Rental of 11 -Haul and related AquipmAnt.
Applicant Name: C Ft 0 Enterprises Phone: 439 -20R2
Address: 13481 North 60th Street
City: Oar Park Heights State: MN Zip: 55082 -2007
Owner (If other than applicant): Name:
Phone: Address:
City: State: Zip:
In signing this application, I hereby acknowledge that I have
read and fully understand the applicable provisions of the Zoning
and Subdivision Ordinances and current administrative procedures.
I further acknowledge the fee explanation as outlined in the
application procedures hereby agree to pay all statements
received pert in: - a itional application expenses.
/i
App ' a: .: ure Date
YOUR REQUEST WILL NOT BE SCHEDULED FOR PUBLIC HEARING OR
CONSIDERATION BY CITY ADVISORY BODIES UNTIL ALL REQUIRED
INFORMATION HAS BEEN REVIEWED AND FOUND TO BE ADEQUATE BY CITY
STAFF
KINGWOOD
MANAGEMENT
AGE NT
PROFESSIONAL REAL ESTATE MANAGEMENT
(612) 439 -7812 P.O. Box 2010 • Stillwater, Minnesota 55082
April 1,1997
Conditional Use Permit
C.& D. Enterprises
Property Location
13481 North 60th Street
Oak Park Heights
Attached is C & D. Enterprises request for a conditional Use
Permit to operate a U -Haul truck, trailer miscellaneous equipment
Rental Business at the above referenced location.
Current plans are to park two or three trucks and /or trailers in
front of the 2 story office building and keeping a few more
behind the garage in the south -west corner of the property. A
limited amount of rental equipment and office supplies will be
kept in the U -Haul office to be located on the second floor in
the north -west corner of the office building. The U -Haul office
will be staffed during normal business hours.
The property itself is currently being graded and prepared for
landscaping. The front parking lot blacktop will be patched and
striped. The building owner is planning to improve the existing
signage by removing the sign existing worn faces, repairing the
sign structure and installing new faces. Signage for the rental
business will conform to the present approved signage for the
building.
Current and future use of the office building will be for multi
tenant offices. At the present time there are four tenants
occupying that building. The garage located in the center of the
property is used as a warehouse for storing balloons and
equipment used in that tenants business. The two building on the
southeast corner of the property is just used for storage.
1"..
Upon the approval of the condition use permit C & D Enterprises
will provide the city of Oak Park Heights with quality business
on a substantially updated property.
Sincerely
Timothy Keenan
Managing Agent