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Home My WebLink About2013-08-23 WC Recorded CUP #3962080 Receipt:#236179 3962080 USE $46.00 Return to: ECKBERGLAMMERS BRIGGS WOLFF&VIERL 1809 NORTHWESTERN AVE Certified Filed and/or recorded on: #110 STILLWATER MN 55082 8/29/2013 2:23 PM 3962080 Office of the County Recorder Washington County,Minnesota Jennifer Wagenius,County Recorder Conditional Use Permit NOTICE OF CERTIFICATION STATE OF MINNESOTA ) COUNTY OF WASHINGTON ) ss. CITY OF OAK PARK HEIGHTS ) I, the undersigned being duly qualified and acting as City Administrator for the City of Oak Park Heights, Minnesota DO HEREBY CERTIFY that I have compared the attached document: Conditional Use Permit Hassis Paintworks 5625& 5645 Memorial Ave. N. 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 Cit of Oak Park Heights. i WITNESS my hand and the seal of the City o 2 ak P. k Heig , this 23rd day of August, 2013. 7 ,,. - i : - YY" Eric Jo;AP.'on City Ad- inistrator ' ' -,.� L CITY OF OAK PARK HEIGHTS CONDITIONAL USE PERMIT HASSIS PAINTWORKS File No.: 236.02-13.04 Date Issued: August 14,2013 Legal Description: (Washington County Geo. Code: 06.029.20.24.0006) 1 LOT 4,BLOCK 1, KERN CENTER 2"d ADDITION Owner: Stillwater West LLC 11910 Otchipwe Ave No. Stillwater,MN 55082 Applicant: Chris Hassis dba Hassis Paintworks 440190 Ave. Somerset,WI 54025 Site Address: 5625& 5645 Memorial Ave. Present Zoning District: B-3 Highway Business and Warehousing District Permitted uses set forth in Ordinance 401 Section 401.300 E.5 and 401.03 A.7 I. CONDITIONAL USE PERMIT: City of Oak Park Heights has received a request from Chris Hassis for a Conditional Use Permit to allow for boat body repair at 5625/5645 Memorial Avenue North. The application has been granted by the City Council subject to the following conditions: 1. All boat repair activities shall be limited to within the principal structure and the service and delivery doors shall be kept closed except when vehicles are being moved in and out of the building. 2. There shall be no exterior storage of materials on the site. All storage shall be internal to the building. 3. The business approved is for marine fiberglass and gel coat repair, detailing, striping, installing decals, and replacing any damaged parts on the body of boats. If the business expands from what was originally approved, the applicant shall make a request in writing to the City Administrator •t i with documentation. The City Administrator shall determine if the expansion of activity shall require an amended CUP. 4. The business shall not offer the sale or storage of boats. 5. All noise created from operations on the site shall be in conformance with Section 401.15.B.11 of the Zoning Ordinance. 6. All mechanical equipment installed outside of the building shall be screened in accordance with Section 401.15.E.10.e of the Zoning Ordinance. 7. All trash and recycling shall be stored in the building or within the designated trash enclosures for the building. 8. All proposed signage shall be in compliance with Section 401.15.G of the Zoning Ordinance. 9, The applicant shall receive and retain,if required,a Hazardous Generators License from Washington County HI. Reference Attachment: The report of the City Planner dated July 3,2013 are annexed hereto and incorporated herein by reference. V. Abandonment: This permit requires continuous use in order to preserve the Conditional Use granted by the City under the terms hereof. Any discontinuation or abandonment of the uses permitted hereunder upon the site for a period of 12 continuous months shall constitute abandonment and void the permit. V. Annual review:Annual review is not imposed as a condition of this permit IN WITNESS WHEREOF,the parties have set forth their hands and seals. CITY OF OAK P ' HEIGHTS/ 44.7 Date: f-02-2 -05 a73 By _._, c, i`. cComber ayor Date: Eric Johnson City Administrator CHRIS SIS DBA HASSIS PAINTWORKS /Date: �I �3 By ./ —.4(12-- Permit Holder EXHIBIT "A" PLANNERS REPORT AND SITE PLANS P C 3601 Thurston Avenue N, Suite 100 Anoka, MN 55303 Phone: 763.231.5840 Facsimile: 763.427.0520 TPC @Planni ngCo.corn PLANNING REPORT TO: Eric Johnson FROM: Scott Richards DATE: July 3, 2013 RE: Oak Park Heights— Hassis Paintworks —5625/5645 Memorial Avenue North - Conditional Use Permit Review TPC FILE: 236.02 — 13.04 BACKGROUND Chris Hassis has made application for a Conditional Use Permit (CUP) to allow for boat body repair, fiberglass operation and gel coat repair at 5625/5645 Memorial Avenue North. The business is limited to boat repairs and only for body work. They will not be doing mechanical or engine work at this location. The site is zoned B-3, Highway Business and Warehousing District in which the City Council, on May 29, 2013 adopted a Zoning Ordinance Amendment to allow for boat repair as a conditional use in the B-3 District. The project does not require Site Plan and Design Guideline review in that the operations will be contained within an existing building. Other than for signage, no changes will be visible to the exterior of the multi tenant structure where this business will be locating. EXHIBITS The review is based upon the following submittals: Exhibit 1: Project Narrative— Chris Hassis—June 9, 2013 Exhibit 2: Map of Kern Center with Site Location Exhibit 3: Site Plan Exhibit 4: Interior Layout Plan Exhibit 5: Building and Site Pictures/Proposed Signage Exhibit 6: Zoning Ordinance Amendment— B-3 District— May 29, 2013 ■ PROJECT DESCRIPTION The proposed use is to occupy the office space at 5645 Memorial Avenue North and the rear warehouse space at 5625 Memorial Avenue North. There will be no exterior modifications to the site or the building as a result of this request. The Applicant has provided a narrative explaining the nature of the business as follows: "The main service that Hassis Paintworks will be providing is marine fiberglass and gel coat repair. A few examples of these repairs would be chips, gouges, and stress cracks. Other services Hassis Paintworks would provide is detailing, striping, installing decals, and replacing any damaged parts on the body of boats. Hassis Paintworks will also have a small retail section in our office where we will be selling products for maintaining a boat, such as waxes, soaps, etc." The applicant has indicated that a paint booth will not be installed at this location, nor will they be doing mechanical work/engine repair. There would be one employee to start, with the possibility of another in the future. ISSUES ANALYSIS Comprehensive Plan. The property is designated as Highway Business and Warehouse on the Proposed Land Use Map. The proposed business will be consistent with this land use designation. Zoning. The property is zoned B-3 Highway Business and Warehousing District. The Zoning Ordinance was amended by the City Council on May 29, 2013 to allow auto and boat repair-minor, auto and boat repair-major, auto and boat washes as a conditional use. A copy of the Ordinance is attached as Exhibit 6. The criteria found in Section 401.03.A.7 and 401.300.E.5 of the Zoning Ordinance must be considered when reviewing a request for this type of business in this District. Conditional Use Permit. The Planning Commission should consider the following issues and impacts of the proposed project in making its recommendation. The conditional use permit criteria, found in Section 401.03.A.7 of the Zoning Ordinance, are found as follows: 1. Relationship to the specific policies and provisions of the municipal comprehensive plan. 2. The conformity with present and future land uses in the area. 3. The environmental issues and geographic area involved. 4. Whether the use will tend to or actually depreciate the area in which it is proposed. 5. The impact on character of the surrounding area. 6. The demonstrated need for such use. 2 •t 7. Traffic generation by the use in relation to capabilities of streets serving the property. 8. The impact upon existing public services and facilities including parks, schools, streets, and utilities, and the City's service capacity. 9. The proposed use's conformity with all performance standards contained herein (Le., parking, loading, noise, etc.). Comment: The boat repair use will be totally conducted indoors and there will be no outside storage of materials or finished product. It is primarily cosmetic boat repair. There should be no significant environmental issues or impact to surrounding tenants or property owners. Traffic generation will be minor and the level of shipping and receiving that occurs with an operation such as this will not be significant. City Staff sees no issues with the business as currently proposed. Additionally, the criteria found in Section 401.300.E.5 of the B-3 District should be considered: Section 401.300.E.5. Conditional Uses: b. Auto and boat repair-minor, auto and boat repair-major, auto and boat washes, but not including motor fuel stations, provided that: a. No building or structure, permanent or temporary, driveway surfaces, parking areas, advertising devices or other similar site improvements, except driveways traversing a public road boulevard, shall be located within one hundred ten (110) feet of any part of a residential district. Comment: No residential districts are within 110 feet from this building. b. Sale or products other than those specifically mentioned in this subdivision be subject to a conditional use permit and be in compliance with Section 401.300.E.4 of this Ordinance. Comment: The retail sales component of this business is a permitted use. c. 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. Comment: The business shall be reviewed periodically to assure compliance with the conditions. d. 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. Comment: This is an existing building that complies with this condition 3 e. All automobile and boat 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. Comment: This shall be made a condition of approval for this business. f. Hydraulic hoists or pits and all lubrication, greasing, washing, repair or diagnostic equipment shall be used totally enclosed within a building. Comment: Not applicable. g. 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. Comment: Not applicable. h. Facilities may offer minor and major auto and boat repairs, but they shall not offer the sale or storage of junked cars or boats, or automobile wrecking. Comment: This shall be made a condition of approval for this business. i. The architectural appearance and functional plan of the building and site shall not be so dissimilar to the existing buildings or areas to cause impairment in property values or constitute a blighting influence within a reasonable distance of the lot. Comment: Not Applicable. Building is constructed. j. 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. Comment: The site is compliant with this condition. k. A drainage system subject to the approval of the City shall be installed. Comment: The site is compliant with this condition. 1. Parking or car magazine storage space shall be screened from view of abutting residential districts in compliance with Section 401.15.E. Comment: The site is compliant with this condition. 4 f .! e m. 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 the approval of the City Engineer. Comment: The site is compliant with this condition. n. Provisions are made to control and reduce noise in accordance with Section 401.15.8.11 of this Ordinance. Comment: This shall be made a condition of approval for this business. o. No outside storage shall be allowed except as allowed in compliance with Section 401.15.8.14 of this Ordinance. Comment: This shall be made a condition of approval for this business. p. 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 401.15.8.7 of this Ordinance. Comment: The site is compliant with this condition. q. All signing and informational or visual communication devices shall be minimized and shall be in compliance with Section 401.15.G of this Ordinance. Comment: This shall be made a condition of approval for this business. r. 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. Comment: The site is compliant with this condition. s. The provisions of Section 401.03.A.7 of this Ordinance are considered and satisfactorily met. Comment: The Planning Commission should comment. Parking. Section 401.15.F.9 of the Zoning Ordinance requires at least eight spaces plus one space for two employees on each shift based on maximum planned employment or at a minimum of at least eight spaces plus one space for each 500 square feet of floor area. The office space requires three spaces plus at least one 5 space for each 200 square feet of floor area. The parking calculation for the proposed business is as follows: Option 1: Office: 1,200 sq ft— 10% = 1080/200 + 3 = 8 spaces Warehouse: 1 space for two employees + 8 = 9 spaces Total 17 spaces Option 2: Office: 1,200 sq ft— 10% = 1080/200 + 3 = 8 spaces Warehouse: 2400 sq ft— 10% = 2160/500 + 8 = 12 spaces Total 20 spaces Of the two options within the Zoning Ordinance, the square footage calculation requires the most parking spaces at 20. The development was constructed with a total of 75 parking stalls in compliance with the Zoning Ordinance. The configuration of the building with office space in front and rear warehouse space has not changed significantly since the building was constructed. There is adequate parking for the proposed use. Loading areas/Trash Enclosure Location. The loading access to the building will be through an existing door at the east side of the building. All trash and recycling shall be stored in the building or within the designated trash enclosures for the building. Grading/Drainage/Utilities. There are no exterior changes that require revisions to grading, drainage or utilities. Lighting Plans. There are no changes to exterior lighting. Landscaping. There are no changes proposed to the existing landscape. Mechanical Screening. Any additional exterior mechanical equipment required for this use will require screening in compliance with the Zoning Ordinance and Design Standards. 6 Signage. A picture of the proposed signage was provided by the Applicant. The total square footage of the sign is 72 square feet and is compliant with the sign requirements. Any signage proposed for the development shall require a sign permit and shall be compliant with the Zoning Ordinance and Design Standards. CONCLUSION 1 RECOMMENDATION Upon review of the request for a Conditional Use Permit to allow for boat repair, at 5625/5645 Memorial Avenue North, City Staff would recommend the project with the conditions as follows: 1. All boat repair activities shall be limited to within the principal structure and the service and delivery doors shall be kept closed except when vehicles are being moved in and out of the building. 2. There shall be no exterior storage of materials on the site. All storage shall be internal to the building. 3. The business approved is for marine fiberglass and gel coat repair, detailing, striping, installing decals, and replacing any damaged parts on the body of boats. If the business expands from what was originally approved, the applicant shall make a request in writing to the City Administrator with documentation. The City Administrator shall determine if the expansion of activity shall require an amended CUP. 4. The business shall not offer the sale or storage of boats. 5. All noise created from operations on the site shall be in conformance with Section 401.15.B.11 of the Zoning Ordinance. 6. All mechanical equipment installed outside of the building shall be screened in accordance with Section 401.15.E.10.e of the Zoning Ordinance. 7. All trash and recycling shall be stored in the building or within the designated trash enclosures for the building. 8. All proposed signage shall be in compliance with Section 401.15.G of the Zoning Ordinance. 9. The applicant shall receive and retain, if required, a Hazardous Generators License from Washington County. 7 1 EXHIBIT 2 ._._ - D'u11ATD7-10M,4rP __ J KERN CENTER a ,Aiiii, liAllip _ _ _ _ _ _ 111.PMSPOIRO SM...1.11-1,1•MbarelifitUK WS II a 1 STILLWATER MOTORS ADD. .' ,/ %KERN 2ND Air , /41S44) )1 ,n 1-..VA IT10 OAK PARE STATION p ADDT a 1 I ''' -=- e, , ,, . / c i .4„. , , c,.. A 2 . 11 b Lam. L,:�— i-■I _ - ,.w®.�r+s ^�•P7t 177577,� �, - v w... �q , . LIZ' � �' „ � _,J f '4 ." ficistc)*Nlit:11 KNILigli):11464:1. L%14:1-1,#)/:' 1 .... igl4wlifim ..L.,idmi ,..ixt „: , * 4*411Fj..,„. , ,,,::. .. 1 1 ate' A,IOW:"-ttliiii:%""'" 4IP Air aii-�a . CN(.PNK MD01(S r A itAllibilo"W. Ia. ,iiiy,�� o S oA770.,. � voikiNfRiAGE � BLACK1V00D °° , �, , Vii. ' ,' ,��' 4•_ � ALICKAOOD 4TH ADDITION i—\ " _ • : sus., is , 1 ,8 LEGEND ' /L ' PUBLIC WORKS DEPARTMENT DNR PROTECTED WATERS SURVEY AND LAND MANAGEMENT DIVISION DNR PROTECTED WETLAND —14949 er 6244 Mn',es Ab5A,P.O.Box 6 — MUNICIPAL 801klDDA WATERCOURSE NORTH S1 $975 rots 55082-00E6 PARK BOUNDARY /BS1/4904875 sawY1H@QP.washingbanm.os SCALE: I inch=4601E Mww.co.Mashigton.mn.L 4416.1'7 t . g EXHIBIT 3 SITE PLAN: 5635 Memorial Ave. N. ' w � I `'.S � b I 111 -53- '-' ....____ Aw.9,0____ 0- sew' Joil liii 444 I 4 I I _.2.---Nitt. I 1 !b ' spa ��„+ tr.i ty rr 11 7 '`tip.;:: :: :■■■ r■ ■■■■►_■■■ �, NNN,.IN _■■ !■■■■II10.■ .5� 't ilk S 7 SG S 3 1.5-4.--5-7. I S.'1 57.4$07 !SG'✓S' :1454Y1) S6 4✓/ It 11, 11 ! SG 3.� us a ,�OtttCe I 1 I 1 ! I I j o'. (fi 3 4- ! i o -----.@) .56,39 5 637 , 5453 1 5-4.3.1 VGz9 ( SGz7I SZ.z S-� SG=31 S4Z! i 1 .� a-m -" - - \■ `1_. 4 }O° MillIMMM MN 1 i „ A Ems- f 1,A ; iC�+ „ . • y _ CI 113A EXHIBIT 41 • 5625 MEMORIAL AVE. N. 2,400 SF 30'X 80' SHELL � S 1 -1 1 w- Ir ( p. METAL $TUt gg 1 seem=�—® ellot 141 , A".�� fc 1/1Q42L- Fr0h-I- U1c t..0 • • • ; ,,, .:1 ; 4 x • t aC�:, in'}o SAap S'- C� % , ,, .. . 4 i" . _: , ' , -,'„`k,. i s t; 7I r .,,,?„,„::::1:::.,4,7,,i,,,,,,_ F ii''''''' '''''''' -1 na s 51o . ,. . . . „ II. lir' ,,, i -,-„' -i',.... _.,,,,i,,,,ivi,x,../Y.,!-:-.7i,:i r s 4 s 3 a r s 1 . `c y. �"< ,s.�. ',' 'fir,'-f. .r3°c �', $. a,� sx HA O ° AU ,,,_ _ARINE COLLISION REPAIR Dimensions are as follows: 1-IASSIS=72"x 16" PAINTWORKS=232"x 24" MARINE COLLISION REPAIR OVAL=232"x 16" , s-,.-''''',." "iiii. $, s w A . , �` � _ .I ' ' ' . — .-ill ' -1 t., 7,'-.--,,-,� Y !A .f ' ■ ..j �i -i. l ! J . ' ' i i ! ! , . --J– I r I jj ; 1 �°--"' 6 . 25 . 2013 00 : 23 ,, s T+ 4 k 'w ,. - .mow /-. -- •_1 s �,., r %' : ,a • •- .a , +w y s° a: .-" -. • - -x:y'6s1s -y'k .a•• f e py _. , • ...„ . ,.. ...... „:, fry ., , . . „ __. , j___. L______.___ ......,,,. L_u_ _m_• - i I y ., • � < u �a} t wk. ■ • r I. ♦r r R tut 't',, if-` ` -- i 'h (ii t..,-:.'f.„--., :'..,T.�-e 4t. NN 1 j --- ..._ 7 _.. ,. b..,. \ I ' 1 _ PE A ! s 6d 5 3s, ea 5625 • ti ,, i _ �. f A •Issmossori