HomeMy WebLinkAbout2013-01-03 Planner Memorandum for 01-10-13 PC Packet ENGLOWRE
i
TPC 3601 Thurston Avenue N, Suite 100
Anoka, MN 55303
Phone: 763.231.5840
Facsimile: 763.42 7.0520
TPC@PlanningCo.com
MEMORANDUM
TO: Eric Johnson
FROM: Scott Richards
DATE: January 3, 2013
RE: Oak Park Heights — Former Denny Hecker Car Dealership Site,
1296960 Street North - Redevelopment Planning — Planning
Commission Discussion
I
I
TPC FILE: 236.09
BACKGROUND
Please find as follows a work program to review redevelopment site options for the
former Denny Hecker car dealership site at 12969 60 Street North. The purpose of
this study is to allow the Planning Commission and City Council to strategize about
redevelopment and determine if the current land use classification and zoning is
appropriate for this site. The study would provide direction as to whether the current
commercial designations for this site are appropriate or if this site would be more
appropriately a mixed use area. Graphics indicating the possible options will be
created to assist the Planning Commission and City Council in this process.
The Work Program anticipates that the Planning Commission will take the lead in
reviewing options and providing direction to the City Council on this matter. The
Planning Commission review would be conducted at the regularly scheduled meetings.
Provided below is the updated work program with anticipated review schedule. At the
January 10, 2013 meeting, the Planning Commission should review this as well as
consider land use and zoning options for the site.
EXHIBITS
Exhibit 1: Aerial Views of Site (two pages)
Exhibit 2: Proposed Land Use Map — Comprehensive Plan
Exhibit 3: Zoning Map
Exhibit 4: B -2 District Section
WORK PROGRAM
Redevelopment Plan —12969 60 Street North
Step 1
November 13, 2012
City Council approves the work program and budget for the site planning process.
Step 2
January 10, 2013
Planning Commission discusses the work program, reviews Comprehensive Plan and
Zoning Ordinance, and discusses options for the site.
Step 3
February 14, 2013
First draft of plan /graphics indicating site plan options. Planning Commission review.
Step 4
March 14, 2013
Second draft of plan /revised graphics indicating site plan options. Planning
Commission recommendation.
Step 5:
March 26, 2013
Economic Development Authority review.
City Council review and final approval.
Step 6:
April, 2012
Initiate Comprehensive Plan and Zoning Amendments if required.
Note: The Work Program may be refined with other dates and additional detail once
the process commences.
2
CONCLUSION /RECOMMENDATION
For the January 10, 2013 meeting, the Work Program anticipates that the Planning
Commission discusses the process, reviews the Comprehensive Plan and Zoning
Ordinance, and discusses options for the site. Prior to the meeting, it is expected that
the Planning Commission should think about options for the site. What is the most ideal
land use or mix of land uses for this property? It should be remembered that parking
and limited landscaping is appropriate for the area under the power line, but no
buildings can be placed in this area. From the ideas and discussion at the meeting,
staff will start creating diagrams with potential building and parking options for
discussion at the February meeting.
I
3
KIN
# '&., ( t + as ,
K-a MW �� i �h', "'�
�� MAN Q
me
Pat
a fi �
U;
t�s x�a3
r
A�
F $ 4y
MW
POW
V V
oi
s�
i . M M
I KI , i INTS
SO f All z
SM
MOVES
' o ff 4,
MIN g
fawyl 3k,
o..
, Too .. ' � r : y a "# ` ✓ . r r, , s .
QQ S ' `TMi
wul
INS 10"k
toll, 10 vTx not
lG i
AT rEk
VIA
I nt
x x emu" c
Y � �. r. �4•Vs =,�� .�� my �� .?�, �
.:a:. ",
M M k s
MP Omni
MqU
t ,., e a ,�
a z fi r
UN
I I
M AO
tg
MOR
i
* t N 3 w
Nv
t NR
Al
to
ro
M
r'
k
� l �
� �� hyti. uk�y�� ,�� t "�"� X�� 5 5, �Z>*� ass ,} �. " •. �„� �� b
,...;t, C 1
Rai t
- x
#
2
,', %_, SF
Px
ON
b. - ll t3 3- rttN
k in
wo
,�
a '� v�
a
r
fi t
y
_s
9 16
A im M .
m M .
OFU& w� oil
P
s
11'
F
� s
1t 118
I t
i
® e
� ' I ` 'ti N ' ' • 77
' Ail h . it IIIr t r a'
i flll 1+� a
dw
i�
IL
oil
R
r
15 .R�
EL ���•. Irl� � Ire. ��',, i
JF
di w
M• � c
k i
�J u
• i
Mw
00
I
mom ow-A W 1•
I f c 4
i
- -a! _
1_. .
e!
R e rlfiH• =4Sx
i by
W
��1 •.�. �r, i
I�
•� I! o �. Illh° HnO
i I III :...
706 C
So
HF
pip
�F
f
A iL e - , � • ,
Vii•► In
! Z
lat
s
1
ti r
_ .
• I�� �-•, 411
EXHIBIT 4
401.30. B -2, GENERAL BUSINESS DISTRICT
401.30.A. Purpose. The purpose of the B -2, General Business District is to provide for
high intensity, retail or service outlets which deal directly with the customer for whom the
goods or services are furnished. The uses allowed in this district are to provide goods and
services on a community market scale and located in areas which are well served by
collector or arterial street facilities.
401.30.13. Permitted Uses. The following are permitted uses in a B -2 District:
1. Any permitted use in the B -1 District.
2. Banks, savings institutions, credit unions and other financial institutions.
3. Business, commercial, or trade schools.
4. Clinics, for people only.
5. Day care - group nursery (within single occupancy freestanding building).
6. Government and public utility buildings.
7. Motels, motor hotels and hotels provided that the lot area contains not less than five
hundred (500) square feet of lot area per unit.
8. Restaurants, cafes, tea rooms, taverns and off -sale liquor.
9. Retail sales.
10. Commercial service uses.
11. Commercial recreation.
12. Libraries.
13. Offices, business or professional, including ticket sales.
14. Optical laboratories.
15. Sexually oriented use - principal and accessory.
16. Theaters, excluding drive -in type of service.
30 -1
401.30.C. Interim Uses. The following are interim uses in a B -2 District:
'$ 1. Private and public elementary, junior or senior high schools for a time period not to
exceed two (2) years provided that:
a. Adequate screening from abutting residential uses and landscaping is
provided in compliance with Section 401.15.E. of this Ordinance.
i
b. Adequate off - street parking and access is provided on the site or on lots
directly abutting across a public street or alley to the principal use in
compliance with Section 401.15.E of this Ordinance and that such parking is
adequately screened and landscaped from surrounding and abutting
residential uses in compliance with Section 401.15.E of this Ordinance.
C. If outdoor recreation or playfields are proposed, adequate screening and
fencing from abutting residential uses is provided in compliance with Section
401.15.E of this Ordinance.
d. Adequate off - street loading and service entrances are provided and
regulated where applicable by Section 401.03.F of this Ordinance.
e. Adequate emergency vehicle access is provided to and within the site.
f. The site is served by an arterial or collector street of sufficient capacity to
accommodate the traffic that will be generated.
g. The provisions of Section 401.05.0 and 401.03.A of this Ordinance are
considered and satisfactorily met.
401.30.13. Accessory Uses. The following are permitted accessory uses in a B -2
District:
1. All permitted accessory uses as allowed in a B -1 District.
2. Semi -Truck parking.
401.30.E. Conditional Uses. The following are conditional uses in a B -2 District:
(Requires a conditional use permit based upon procedures set forth in and regulated by
Section 401.03 of this Ordinance).
1. Drive -in and convenience food establishments provided that:
a. The architectural appearance and functional plan of the building and site
shall not be so dissimilar to the existing buildings or area as to cause
30 -2
impairment in property values or constitute a blighting influence within a
reasonable distance of the lot.
b. At the boundaries of a residential district, a strip of not less than five (5) feet
shall be landscaped and screened in compliance with Section 401.15.E. of
this Ordinance.
C. Each light standard island and all islands in the parking lot landscaped or
covered.
d. Parking areas shall be screened from view of abutting residential districts in
compliance with Section 401.15.E. of this Ordinance.
e. Parking areas and driveways shall be curbed with continuous curbs not less
than six (6) inches high above the parking lot or driveway grade.
f. Vehicular access points shall be limited, shall create a minimum of conflict
with through traffic movements, shall comply with Section 401.15.F. of this
Ordinance and shall be subject to approval of the City Engineer.
g. All lighting shall be hooded and so directed that the light source is not visible
from the public right -of -way or from an abutting residence and shall be in
compliance with Section 401.15.6.7. of this Ordinance.
h. The entire area shall have a drainage system which is subject to the approval
of the City Engineer.
i. The entire area other than occupied by buildings or structures or plantings
shall be surfaced with a material which will control dust and drainage and
which is subject to the approval of the City Engineer.
j. All signing and informational or visual communication devices shall be in
compliance with Section 401.15.G. of this Ordinance.
k. The provisions of Section 401.03.A.8 of this Ordinance are considered and
satisfactorily met.
2. Car washes (drive through, mechanical and self - service) provided that:
a. The architectural appearance and functional plan of the building and site
shall not be dissimilar to the existing buildings or area as to cause
impairment in property values or constitute a blighting influence within a
reasonable distance of the lot.
30 -3
b. Magazining or stacking space is constructed to accommodate that number of
vehicles which can be washed during a maximum thirty (30) minute period
and shall be subject to the approval of the City Engineer.
C. At the boundaries of a residential district, a strip of not less than five (5) feet
shall be landscaped and screened in compliance with Section 401.15.E. of
this Ordinance.
d. Parking or car magazining storage space shall be screened from view of
abutting residential districts in compliance with Section 401.15.E. of this
Ordinance.
e. The entire area other than occupied by the building or plantings shall be
surfaced with material which will control dust and drainage which is subject to
the approval of the City Engineer.
f. The entire area shall have a drainage system which is subject to the approval
of the City Engineer.
g. All lighting shall be hooded and so directed that the light source is not visible
from the public right -of -way or from an abutting residence and shall be in
compliance with Section 401.15.13.7 of this Ordinance.
h. Vehicular access points shall be limited, shall create a minimum of conflict
with through traffic movement and shall be subject to the approval of the City
Engineer.
i. All signing and informational or visual communication devices shall be in
compliance with Section 401.15.G. of this Ordinance.
j. Provisions are made to control and reduce noise.
k. The provisions of Section 401.03.A.8 of this Ordinance are considered and
satisfactorily met.
3. Motor fuel station, auto repair -minor and tire and battery stores and service,
provided that:
a. Regardless of whether the dispensing, sale of offering for sale of motor fuels
and /or oil is incidental to the conduct of the use or business, the standards
and requirements imposed by this Ordinance for motor fuel stations shall
apply. These standards and requirements are, however, in addition to other
requirements which are imposed for other uses of the property.
b. The architectural appearance and functional plan of the building and site
shall not be so dissimilar to the existing buildings or area as to cause
30 -4
impairment in property values or constitute a blighting influence within a
reasonable distance of the lot.
C. The entire site other than that taken up by a building, structure or plantings
shall be surfaced with a material to control dust and drainage which is
subject to the approval of the City Engineer.
d. A minimum lot area of twenty thousand (20,000) square feet and minimum
lot widths of one hundred fifty (150) feet.
e. A drainage system subject to the approval of the City Engineer shall be
installed.
f. A curb not less than six (6) inches above grade shall separate the public
sidewalk from motor vehicle service areas.
g. The lighting shall be accomplished in such a way as to have no direct source
of light visible from adjacent land in residential use or from the public right -of-
way and shall be in compliance with Section 401.15.6.7. of this Ordinance.
h. Wherever fuel pumps are to be installed, pump islands shall be installed.
i. At the boundaries of a residential district, a strip of not less than five (5) feet
shall be landscaped and screened in compliance with Section 401.15.E. of
this Ordinance.
j. Parking or car magazine storage space shall be screened from view of
abutting residential districts in compliance with Section 401.15.E. of this
Ordinance.
k. Vehicular access points shall create a minimum of conflict with through traffic
movement, shall comply with Section 401.151. of this Ordinance and shall
be subject to the approval of the City Engineer.
I. All signing and informational or visual communication devices shall be
minimized and shall be in compliance with Section 401.15.G. of this
Ordinance.
M. Provisions are made to control and reduce noise.
n. No outside storage except as allowed in compliance with Section 401.30.E.5
of this Ordinance.
o. Sale or products other than those specifically mentioned in this subdivision
be subject to a conditional use permit and be in compliance with Section
401.30.E.6 of this Ordinance.
30 -5
p. All conditions pertaining to a specific site are subject to change when the
Council, upon investigation in relation to a formal request, finds that the
general welfare and public betterment can be served as well or better by
modifying the conditions.
q. The provisions of Section 401.03.A.8 of this Ordinance are considered and
satisfactorily met.
r. The City may allow a motor fuel pump canopy to encroach ten (10) feet into
a required setback provided the canopy support structure does not encroach
on the setback and the setback encroachment will not result in an obstruction
of traffic visibility.
4. Custom manufacturing, restricted production and repair limited to the following: art,
needlework, jewelry from precious metals, watches, dentures, optical lenses and
medical supplies, provided that:
a. Such use is accessory as defined by Section 401.02.13. of this Ordinance to
the principal use of the property.
b. Does not conflict with the character of development intended for this district.
C. The provisions of Section 401.03.A.8 of this Ordinance are considered and
satisfactorily met.
5. Open and outdoor storage as an accessory use provided that:
a. The area is fenced and screened from view of neighboring residential uses
or if abutting a residential district in compliance with Section 401.15.E. of this
Ordinance.
b. Storage is screened from view from public right -of -way in compliance with
Section 401.15.E. of this Ordinance.
C. Storage area is grassed or surfaced to control dust.
d. 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 401.15.13.7 of this Ordinance.
e. The provisions of Section 401.03.A.8 of this Ordinance are considered and
satisfactorily met.
30 -6
6 6. Open and outdoor services, sale, and rental as a principal or accessory use and
automobile repair minor as an accessory use including new or used automotive, trucks,
boats, or motorized vehicles and related accessory sales and provided that:
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.
i
b. 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 401.15.13.7 of this
Ordinance.
C. Sales and storage area is blacktopped or concrete surfaced and all paved
areas are surrounded by concrete curbing.
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.
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.
f. All islands in the parking lot shall be landscaped.
g. A strip of not less than ten (10) feet shall be landscaped at the edge of all
parking /driveway areas adjacent to lot lines and the public right -of -way.
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.
i. 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.
j. Provisions are made to control and reduce noise in accordance with Section
401.15.13.11 of this Ordinance.
k. Vehicular access points shall create a minimum of conflict with through traffic
movement, shall comply with Section 401.15.E of this Ordinance and shall be
subject to the approval of the City Engineer.
30 -7
I. A drainage system subject to the approval of the City shall be installed.
M. All signing and informational or visual communication devices shall be
minimized and shall be in compliance with Section 401.15.G of this
Ordinance.
n. The provisions of Section 401.03.A.7 of this Ordinance are
considered and satisfactorily met.
7. Commercial planned unit development as regulated by Section 401.06 of this
Ordinance.
8. Day care - group nursery (within multiple occupancy building) provided that:
a. Use Compatibility. The operation and function of the day care facility must
be compatible with other existing uses within the building. This compatibility
is to be based upon the nature of the day care use in relation to the
operation of the other existing uses within the building and the satisfactory
resolution of conditions (b -g) of this Ordinance.
b. Building Plans. The building plans for the construction or alteration of a
structure that is to be used for a day care facility shall be submitted to the
City for review by the City Building Official to determine compliance with the
State Building Code. The facility shall also meet the following conditions:
1) The architectural appearance and functional plan of the building and
site shall not be so dissimilar to the existing buildings or area as to
cause impairment of property values or constitute a blighting influence
within a residential distance of the lot.
2) The day care facility shall be located in a portion of the building
separated from the other uses located within the structure.
3) The day care facility shall be adequately sound - proofed to remove
extraneous noise that would interfere with the day care operation and
would affect the health, safety and welfare of the day care
participants. Adequate sound - proofing must also be provided to
prevent disruptive noise generated by the day care facility from
interfering with the operation of the adjacent uses within the building.
4) Internal and external site land use compatibility and sufficient
peripheral area protection shall be provided by the day care facility.
C. Screening. Where any outdoor recreational or play area for the day care
facility abuts any commercial or industrial use or zoned property, the play
area shall be screened along all exposed perimeters. All of the required
30 -8
fencing and screening shall comply with the fencing and screening
requirements in Section 401.15.E. of this Ordinance.
d. Parking. When a day care facility is within a structure containing another
principal use, each use shall be calculated separately for determining the
total off - street parking spaces required.
e. Loading. One (1) off - street loading space in compliance with Section
401.15.F. of this Ordinance shall be provided.
f. Signage. All signing and informational or visual communication devices shall
be in compliance with Section 401.15.G. of this Ordinance.
g. Conditional Use and State Regulations. Day care group nursery facilities
shall be subject to the regulations and procedures of Section 401.03 of this
Ordinance and the minimum licensing requirements, as may be amended, of
the Minnesota Department of Human Services.
9. Cellular telephone antennas not located on a public structure, provided that:
a. The provisions of Section 401.03.A.8 and Section 401.15.P of this Ordinance
are considered and satisfactorily.
6 10. Automobile repair -major as an accessory use limited only to new and used
automobile dealerships not including truck or other vehicle repair, provided that:
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.
b. 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 401.15.13.7 of this Ordinance.
C. Sales and storage area is blacktopped or concrete surfaced and all paved
areas are surrounded by concrete curbing.
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.
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.
30 -9
f. All islands in the parking lot shall be landscaped.
g. A strip of not less than ten (10) feet shall be landscaped at the edge of all
parking /driveway areas adjacent to lot lines and the public right -of -way.
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.
I
i. 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
j. Provisions are made to control and reduce noise in accordance with Section
401.15.8.11 of this Ordinance.
k. Vehicular access points shall create a minimum of conflict with through traffic
movement, shall comply with Section 401.15.E of this Ordinance and shall be
subject to the approval of the City Engineer.
I. A drainage system subject to the approval of the City shall be installed.
M. All signing and informational or visual communication devices shall be
minimized and shall be in compliance with Section 401.15.G of this
Ordinance.
n. The provisions of Section 401.03.A.7 of this Ordinance are considered and
satisfactorily met.
27 11. Buildings in excess of three (3) stories or thirty -five (35) feet provided that:
a. The site is capable of accommodating the increased intensity of use.
b. The increased intensity of use does not cause an increase in traffic volumes
beyond the capacity of the surrounding streets.
C. Public utilities and services are adequate.
d. For each additional story over three (3) stories or for each additional ten (10)
feet above thirty -five (35) feet, front and side yard setback requirements shall
be increased ten (10) feet.
30 -10
e. The project shall comply with the Minnesota Sustainable Building 2030
(SB2030) energy standards and Minnesota Sustainable Building Guidelines
(B3) or as amended.
f. There shall be no parking in the yards facing adjacent rights of way.
g. On the third and upper floors, windows and /or architectural features that
provide interest shall be included on all four sides of the building when
permitted within the building code.
h. Abrupt changes in building heights and /or roof orientation shall be diminished
by offsets of building form and mass.
i. Recesses and projections to visually divide building surfaces into smaller
scale elements shall be included.
j. Color shall be used to visually reduce the size, bulk and scale of the building.
k. Buildings forty (40) feet or over shall provide rooflines with articulated
features.
I. Location of back flow prevention devices and the fire sprinkler riser shall be
identified on project plans submitted for site and design review and shall be
i
located inside the building.
M. The provisions of Section 401.03.A.8 of this Ordinance are considered and
satisfactorily met.
i
30 -11