HomeMy WebLinkAbout2000-09-14 WC Recorded Doc 3120575 - Conditional Use Permit- Outdoor Sales & Service and Major Auto Repair 3120575
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Office of the
County Recorder
Washington County, MN
Certified filed and/or recorded on:
2000109114 10:58:00 AM
3120575
Cindy Kooemenn
• - ^ 'T+ County Recorder
gi-117 Ni B
Return to: CITY OF OAK PARK HEIGHTS - -
Eckberg Law Firm STILLWATER FORD CONDITIONAL USE
Attn: Mark J. Vierling PERMIT
1835 Northwestern Avenue
Stillwater, MN 55082
1 (QQ cough a -v.
NOTICE OF CERTIFICATION
STATE OF MINNESOTA )
COUNTY OF WASHINGTON ) ss.
CITY OF OAK PARK HEIGHTS )
I, the undersigned, being duly qualified and acting as Secretary for the Community
Development Department of the City of Oak Park Heights, Minnesota DO HEREBY
CERTIFY that I have compared the attached document:
Conditional Use Permits
For Stillwater Ford
with the original thereof on file at the offices of the City of Oak Park Heights, and that the same
is a full, true and complete copy of said document within the files of the City of Oak Park
Heights.
WITNESS my hand and the seal of the City of Oak Park Heights, this 21st day of
August, 2000.
Jul' A. Hultman, Secretary
Community Development Department
f ' (Seale
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- yl�� rac i
CITY OF OAK PARK HEIGHTS
CONDITIONAL USE PERMITS
FOR
STILLWATER FORD
Planners File No. 798 -02 -9521 Date Issued December 11, 1995
Legal Description: (Washington County Plat- Parcel No. 06- 029 -20 -11 -0009)
See Exhibit A attached hereto
Owner: Dennis E. Hecker
Address: 500 Ford Road
Minneapolis, MN 55426
Present Zoning District: - 0 -
Rezone 12/11/95 to B -2 General Business
Permitted uses set forth in Ordinance 401 Section 401.11
I. CONDITIONAL USE PERMIT FOR: Open and outdoor service and sales as an
accessory use effective January 1,2000;
major auto repair is authorized on site.
All uses shall be subject to the following conditions and /or
restrictions imposed by the City Council of the City of Oak Park
Heights.
General Description:
1. See Attached Planner's Report dated 7 December, 1995.
Interim Conditional Use Permit to issue pending final signage
applications and engineering approvals on drainage and lighting and
Planner's review and approval of landscaping issues.
2. Modified by Planners report of November 19, 1999 as approved and
adopted by the city council at its November 22, 1999 meetinq.(copy attached)
II. ADDITIONAL RESTRICTIONS AND PROVISIONS.
The following additional restrictions and provisions being part of the
Conditional Use Permit to be issued herein affecting the following
�\
matters shall be:
A. Accessory Buildings None
B. Fencing None
C. Exterior Storage Parking of vehicles only
D. Chemical /Pollutant storage and disposal None
E. Screening See F below
F. Landscaping Permit holder to submit detailed plans to be
subject to council approval
G. Lighting As per City Engineering approval
H. Parking As per approval plans, see 7 December, 1995 Planner's
Report
I. Hours of Operation N/A
J. Advertising /Signage Signage plans and improvements to be
separately applied for and subject to City
approval
K. Drainage Subject to final approval to the City Engineer
L. Other: All other conditions noted in Planner's Report of 7
December, 1995 and November 19, 1999
III. REVIEW
Pursuant to Order of the City Council of the City of Oak Park Heights,
a periodic review of this Conditional Use Permit is imposed as a
condition of its grant. This Conditional Use Permit shall be reviewed
annually at the Direction of the City Clerk, which shall notify the
permit holder of the date of the annual review at least ten (10) days
prior to the review hearing.
IN WITNESS WHEREOF, the parties have set forth their hands and seals.
i
CITY •- OAK PARK NEIGH .
Date: S 1 /oo BY /Li 4/-
Davi: Sc aaf, M -yor
Date: ; 31/00 \i\c-----i-C1----------‘
\IV's
T.• 'as Melena
Administrator
Date: 7•21• 2.000 BY Pi
Den s E. cker
I
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EXHIBIT A
Legal Description: Lot 1, Block 1, Jacob Addition
Washington County G.E.O. Code: 06- 029 -20 -11 -0009
.-A Div► „st Associated Consultants, Inc,
C COMMUNITY PLANNING • DESIGN • •
MARKET RESEARCH
PLANNING REPORT
TO: Mike Robertson
FROM: Cary Teague /Scott Richards
DATE: 7 Dec - :.mbar 1995
RE: Oak Park Heights - Stillwater Ford - Rezoning /CUP
FILE NO: 798.02 - 95.21
EXECUTIVE SUMMARY
Background
Mr. Dennis Hecker, Stillwater Ford - Lincoln- Mercury, is requesting a rezoning of property
containing the existing Stillwater Ford and adjacent undeveloped property, from 0-Open
Space to B -2 General Business, in order to expand the outdoor parking /sales and service
area. The subject property was part of land annexed in March of 1991. All of the land
within the annexation area is held in an "On, Open Space Conservation zoning
classification, until which time appropriate zoning is requested.
Additionally, the applicant is requesting a conditional use permit to allow open and outdoor
service and sales as an accessory use. The applicant has recently purchased the subject
property, which is located south of Highway 36 and west of Norell Avenue.
Attached for Reference:
Exhibit A - Site Location
Exhibit B - Specific Lots
Exhibit C - Existing Stillwater Ford Site
Exhibit D - Site Plan
Exhibit E - Grading & Drainage
Exhibit F - Lighting Plans
Exhibit G - Comprehensive Plan Land Use Map
5775 Wayzata Blvd. - Suite 555 • St. Louis Park, MN 55416 • (612) 595 - 9636 -Fax. 595 -9837
w. 1ti•u0 NHL 595 9837 P.03/08
ISSUES AND ANALYSIS
Rezoning
In consideration of the rezoning, a determination must be made in regard to the
acceptability of the proposed land use. As mentioned previously; the applicant has
requested a rezoning of the property from 0 -Open Space to B -2 General Business.
Rezoning Evaluation Criteria: Section 401.16 A. 5 of the Zoning Ordinance directs the
City Council to consider the possible adverse effects of the proposed amendment. Its
judgements must be based upon (but not limited to) the following factors:
1. Relationship to the municipal comprehensive plan.
2. The geographical area involved.
3. Whether such use will tend to or actually depreciate the area in which it is
proposed.
4. The character of the surrounding area.
5. The demonstrated need for such use.
Comprehensive Plan: The existing land use plan, as contained within the
Comprehensive Plan designates the subject site for commercial uses. The site is
located within Planning District #17, which also designates the subject property for
commercial uses.
Compatibility: The Zoning Ordinance stipulates that the proposed use should be
compatible with present and future land uses and the character of the area. In
determining the acceptability of the proposed zoning amendment, it is beneficial to
examine surrounding land uses. The following is a listing of uses and zoning
designations which surround the subject site:
Direction Use Zoning
North Commercial - north side Commercial (Stillwater)
of Highway 36
South Agriculture /Undeveloped 0 - Open Space
East Stillwater Ford 8-2 - General Business
West Stillwater Motors (Township) Commercial (Township)
2
612 595 9837 P.04/88
As indicated above, the surrounding land uses include commercial and open space,
therefore, the proposed rezoning of the property to B -2 is considered consistent
with the surrounding land uses.
Area Depreciation: An expansion of commercial use in this area would not
negatively effect property values in the area.
Conditional Use Permit
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 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:
As mentioned above, the proposed use is an expansion of
p the Stillwater Ford car
dealership. Adjacent uses are compatible, including another car dealership to the west.
Section 401.11. D.6. of the Oak Park Heights zoning ordinance states that open or outdoor
service, sale and rental as an accessory use is a conditionally permitted use within the B-
2, General Business zoning district provided the following:
1. 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.
This provision of the ordinance is not pertinent to outdoor car sales lots. It is
intended to regulate outdoor sales of a much more limited capacity adjacent to retail
sales operations with a majority of their inventory within the enclosed structure.
2. Outside sales areas are fenced or screened from view of neighboring
residential uses or an abutting residential district in compliance with Section
401.03.8.7 of the Oak Park Heights zoning ordinance.
There are no residential uses existing or anticipated to abut this use, therefore,
additional screening or fencing is not necessary. The parking lot shall be required
to have at least a five foot setback area from the property lines that will be
landscaped.
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ucL i4 • ADO NHL 612 595 9837 H.05/08
3. AU 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 401.03.6.8 of the Oak Park Heights zoning
ordinance.
Section 401.03.8 of the Oak Park Heights zoning ordinance states that any lighting
used to illuminate an off- street parking area shall be arranged to deflect light away
from any public street. The applicant has submitted a lighting plan which is subject
to review and approval of the City Engineer.
4. Sales area is grassed or surfaced to control dust.
The sales area is to be paved with bituminous surfacing, therefore, dust will not be
an issue.
5. The provisions of Section 401.16.A.5 of this Ordinance are considered and
satisfactorily met.
The provisions of Section 401.16.A.5 of the Oak Park Heights Zoning Ordinance
are considered satisfied if the conditions outlined in the recommendation section
are complied with.
Subdivision
60th Street Realig,nment: Existing 60th Street is proposed to be realigned by the
Minnesota Department of Transportation. The details and exact location of the realigned
roadway have not been determined as of yet, however, the realignment will likely run
north -south through the subject properties. The Stillwater Ford property would need to
be subdivided at that time to establish right -of -way and development parcels to the west
of 60th Street.
Reguired Pruaoery Sub ivison; As currently proposed, the expanded parking/sales
area is located on a separate lot of record owned by the applicant. Section 401.03.E.6 of
the Oak Park Heights zoning ordinance states that accessory off - street parking must be
on the same lot under the same ownership as the principal use being served.
The applicant is required to combine both lots through subdivision, in order to locate the
entire expanded parking /sales area on the same lot as the existing Stillwater Ford. A
subdivision of the entire parcel will be required at the time the right -of -way for the
alignment of 60th Street is needed by MnDOT. Lots would be divided to the west of the
right -of -way for commercial development and a lot would be created for the Stillwater Ford
property. Park dedication for the entire property would be required at that time.
4
v v +JJJ y~ V NHL 612 595 9837 P.06/08
Other Issues
Access: No additional access is proposed to the site Access will continue to be gained
off of the existing 60th Street entrances.
Variance Request: Section 401.03.E.h.(16) of the Oak Park Heights Zoning Ordinance
states that the curb barrier around parking lots must be set at least five (5) feet back from
all property lines. Because the proposed parking lot is located on both lots, the applicant
is requesting a variance to Section 401.03. However, because the applicant is required
to combine the properties in order to locate the proposed parking /sales area on the same
lot as the existing Stillwater Ford, a variance is not necessary. When the properties are
eventually subdivided, the curb barrier of the parking lot must be set at least five feet back
from all property lines.
Parking /Sales Lot Construction: Per Section 401.03 E.12, all plans for surfacing and
drainage of driveways and stalls for five (5) or more vehicles shall be submitted to the City
Engineer for his review and the final drainage plan shall be subject to his written approval.
Curbing: Per Section 401.03.E.16, all off street parking areas shall have a perimeter
curb barrier around the entire parking lot. Grass plantings or surfacing material Shall be
provided in all areas bordering the parking area.
Landscaping: The applicant must submit a detailed plan showing the proposed
landscaping. Grass, plantings or surfacing material must be provided in all areas
bordering the proposed parking/sales area. These areas shall be landscaped with trees,
shrubs and/or hedges to enhance the visual appearance of the site and entrance. A
landscaping plan shall be required for City review and City Council approval before
issuance of a conditional use permit form.
Grading & Drainage: The applicant has submitted a grading and drainage plan (Exhibit
E). Said plan and its grading and drainage issues are subject to review and approvaVof
the City Engineer and the Browns Creek Watershed District.
Signage: The applicant has not submitted sufficient information on the existing and
proposed wall signage and freestanding signage to present an accurate review. It should
be mentioned that the maximum requirements for signage are as follows:
5
utl. -u ( -1. 14.0 ( NN'- 612 595 9837 P.07/08,
•
Sign type Maximum Area Max. Height
Freestanding Sign 150 square feet in area 30 feet tall
or 15% of the building
facade - whichever is less
1 Freestanding Sign allowed
Wail Signs 150 square feet in area May not exceed the
or 15% of the building the height of the parapet
facade - whichever is less wall or save.
1 Wall Sign allowed
All proposed signage should meet the above requirements. If the applicant's signage
proposal exceeds any of the above requirements, then a variance must be requested,
however, as with all variance requests, there are no guarantees of approval.
CONCLUSION /RECOMMENDATION
Based on the information within this report, a rezoning of the property to B -2 is consistent
with the Oak Park Heights Comprehensive Plan, therefore, our office recommends
approval of the rezoning request. Further, our office recommends approval of the
proposed conditional use permit to expand the outdoor parking/sales area as an accessory
use subject to the following conditions:
1. The subject properties, owned by the applicant, must be combined in order for the
proposed outdoor parking/sales area and the existing Stillwater Ford business to
be located on the same parcel of record. The applicant shall provide copies of the
recorded documents to the City upon completion.
2. Upon MnDOT's determination of the specific location of the 60th Street
realignment, the applicant must submit an application for a subdivision to set aside
right -of -way and create specific parcels. Park dedication for the entire parcel would
be required at that time.
3. The relocated proposed parking /sales lot must maintain, at minimum, a five foot
setback from all property lines. This parking area must have a perimeter curb
barrier around the entire lot.
4. The applicant shall submit a detailed landscape plan showing all existing and
proposed landscaping, including all proposed grass, plantings or surfacing material
provided in areas bordering the proposed parking/sales area. Said landscape plan
shall be submitted to the City and approved by the City Council before issuance of
the signed conditional use permit.
6
`2`- b12 595 9837 P.08/08
5. The proposed lighting plan is subject to review and approval of the City Engineer.
6. The proposed grading and drainage plan is subject to review and approval of the
City Engineer and the Browns Creek Watershed District.
7. The applicant shall submit a detailed signage plan, including all existing and
proposed wall signs and freestanding signs, 4Y
8. Comments from other City Staff.
pc: Mayor and City Council
Mark Vierling
Joe Anderlik �.
George McGuire
7
TOTAL P.08
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. EXHIBIT F. - CRAI)IN(; & 1)RAINAI .i
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FOOTCANDLE LIIdES OF HORIZONTAI. TT:. Reports available on reques
JMINATION
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o a D � EXHIBIT F 1- LIGHTING PLANS
ORDERING tNFORMATICI . .k
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or complete fixture number, complete A through F. FOR TENON TYPE B-RAC.a7S TO BE USED wrr j'T N
G 5 -A B, SPEC f TH FOL ONED
daring Example: OWING SEPARATEr Y OF
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UAKG 5 - 1.000- MH- FB-120 WH -12S CHOICE F.
AKG 5 - A -(Spe• ,' tenon code) Single bra
WATTAGE AKG5 -5-(S ' on code) ; bracket
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rcury Vapour 400, 1000 : AKG C (Soeci.;; tenon cafe) Tw.n 90' b -cket
Aeta! Halide 400, 1000 Thple ! 2C = �t I
AKG5 - D- (Specly tenon cone) le buck.
'par Metal Halide 4 00, 1000 :.- >.KG5 - E- (Spec:.'y tenon ccx e) Thole 90' bracket
Th Presure Sodium 400. 1000 AKGS-G-( Speciv tenon cede) Quad bracket
>. LAMP TYPE AKG5 -WM Wall mounted single
V bracket
IV Mercury Vapour TENON TYPE BRACT v S ARE ONE PIECE FABRICATED
Metal Halide STEEL. PRIME PAINTED. SPECIFY TENON CODE BY FILLING
Super Metal Halide IIv #'S 1, 2, OR 3 AS A SUFFIX TO TENON BRACKET #.
FS High Pressure Sodium 2W!" x 5" Tenon code — 1
I BEAM DIRECTION : 2 %" x 5" Tenor. code -- 2
Forward beam direction 3 x 5" Tenon code -- 3
••6 Beam directed left
' 3 Beam directed right
1 VOLTAGE
: •
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•
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Can't be used for Twin 90 °, Triple 120 °, Triple 90 °, or Quad. - - - -
IzAciaT CONFIGURATIONS
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f _......_ LIGHTING PIRCIGUCTS
P.O. BOX 8946. P.O.
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Not available with drill mount bracket on re pole. ( ) 466 -0511
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- XI'RUDED BRACKET INCLUDED WITH FIXTURE PAINTED TO
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EXHIBIT F 2 - LIGHTING PLANS
Planning Di strict 17 r .
CONCEPTUAL LAND USE PLAN .
SWE 11GHwAY 36
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'RTHWEST ASSOCIA .D CONSULTANTS
•
INC COMMUNITY PLANNING - DESIGN - MARKET RESEARCH
MEMORANDUM
TO: Tom Melena
FROM: Scott Richards
DATE: November 19, 1999
RE: Oak Park Heights - Stillwater Ford CUP
FILE NO: 798.02 - 99.17
Please be advised that the Planning Commission, at their November 18, 1999 meeting,
voted unanimously to recommend the CUP to allow for the expansion of the major auto
repair use for Stillwater Ford. As you are aware, the City Council approved the B -2
zoning amendment, site plan and CUP for the building expansion, but needed a
Planning Commission recommendation to act on the request for the major auto repair
use.
No one was present from Stillwater Ford nor did members of the public speak at the
hearing. The Planning Commission reviewed the request and made their
recommendation based upon the conditions found in the October 14, 1999 planning
report. The recommended conditions for approval of the requested CUP are as follows.
Planning Commission changes have been highlighted.
1. All automobile repair activities shall be conducted within the principal structure
and all exterior service access doors shall be kept closed at all times, except for
moving vehicles in and out of the service area.
2. 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. All cars to be
stored outside of the building shall be visibly intact.
3. All noise created from operations on the site shall be in conformance with
Section 401.15.B.11 of the Zoning Ordinance.
5775 WAYZATA BOULEVARD, SUITE 555 ST. LOUIS PARK, MINNESOTA 554 1 6
PHONE 61 2 -595 -9636 FAX 61 2- 595 -9837 E -MAIL NAC @WINTERNET.COM
•
•
4. The applicant shall receive and retain any licenses or permits required by
Washington County and the Minnesota Pollution Control Agency.
5. Comments of the City Council, Planning Commission and City staft
6. The applicant shall be encouraged, but not required, to dim the parking lot
lights at night when the dealership is not open.
7. The conditions for approval of the CUP for expansion of the automotive
dealership approved by the City Council on. October 26, 1999 shall apply to
the CUP for major auto repair.
pc: Kris Danielson
City Council Minutes — 11 -23 -99 -Pag 4
B. Lombard Variance Request.
City Planner Richards reported that the Planning Commission unanimously voted to deny
the variance request due to the fact that there was not a hardship establish in that this
addition could be done elsewhere on the property that would. not require a variance.
Joel and Carol Lombard addressed Council and expressed their desire to have their variance
request granted.
Councilmember Turnquist, seconded by Beaudet, moved to approve Resolution 9941 -43 A
Resolution Determining Findings of Fact and Denying Request for Variance as Submitted
b Joel and Carol Lombard at 5527 Oakgreen Place: North, City of Oak Park Heights.
Roll call vote was taken. Carried 5 — 0.
C. Lower St. Croix Management Plan.
Councilmember Beaudet requested Council approve a. Resolution supporting the Lower St.
Croix Management Plan. Mayor Sebaaf requested copies of the plan be provided to Council
so that the could review it
Councilmember Turnquist, seconded by Swenson, moved to table this .matter to the first
Council meeting in January, 2000. Carried 5 — 0.
VII. Old Business:
A. Discussion of Kennel Permit — Deanne Crosby.
Deanne Crosb addressed Council requesting that her Kennel P
q g Permit be reconsidered and
granted.
Council stated the would stick to their original position denying the Kennel Perrnit because Ms.
Crosb had violated conditions of her permit.
B. Stillwater Ford Amended Conditional Use Permit.
Councilmember Turnquist, seconded by Swenson, moved to approve the Planning Commission
recommendations with conditions as outlined in the October 14, 1999 and November 19,
1999 planning reports granting the Amended Conditional Use Permit. Motion carried 5 — 0.