HomeMy WebLinkAbout2009-03-11 WC Recorded Document 1189916 CUP 1189916
Receipt#: 93738
USE $46.00
Certified Filed and/or recorded on:
3/11/2009 9:53 AM
1189916
Certificate#: 57151
Office of the Registrar of Titles
Return to: Property Records&Taxpayer Services
ATTORNEY'S TITLE OF STILLWATER Washington County,MN
1809 NORTHWESTERN AVE
SUITE 110 Kevin J Corbid,County Recorder
STILLWATER MN 55082
Conditional Use Permit
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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
For
Building Expansion for a Non-Conforming Use
Within the B-4, Limited Business District
Related to an Accessory Building Expansion for Trash Enclosure Relocation
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 6th day of
March, 2009. .
i - _
ric if nson
Cit .dministrator
n
CITY OF OAK PARK HEIGHTS
CONDITIONAL USE PERMIT
JERRY'S AUTO BODY
1360160 STRETT NORTH
File No.: 798.02-09.01 Date Issued:February 24,2009
Legal Description: (Washington County Geo. Code 0502920120018)
See Attached Exhibit"A"
Owners: GERALD A SCHOENECKER JR&JOSEPH W SCHOENECKER
Address: 5068 Marquess Trail North,Lake Elmo,55042
Site Address: 13601 60th st.North,Oak Park Heights,Minnesota 55082
Present Zoning District: B-4 Limited Business District
Permitted uses set forth in Ordinance 401 Section 401.15.A.10 .b
I. CONDITIONAL USE PERMIT:
Gerald Schoenecker of Jerry's Auto Body has requested a conditional use permit to construct a building addition
on the accessory building at 13601 601 Street North. The addition would be on the east side of the accessory
building and would house trash,recycling,and parts storage.
The subject site is zoned B-4, Limited Business District in which auto body shops are neither a listed permitted
or conditional use. Jerry's Auto Body is a non-conforming use. The Zoning Ordinance allows expansion of
structures for a non-conforming use by conditional use permit.
All uses shall be subject to the following conditions and/or restrictions imposed by the February 24, 2009
Resolution of the City Council of the City of Oak Park Heights as follows:
1. The storage space shall be left unheated and be used only for storage and trash/recycling receptacles.
2. There shall be no access from the storage area into the main portion of the accessory building.
3. All activities on site shall be consistent with the City Code or as grandfathered legal non-conformity.
4. The final building materials/finish on the building addition shall match the accessory building subject to
review and approval of City staff.
5. The existing trash dumpster structure shall be removed and the site restored to parking area or as grass.
III. Reference Attachment:
The reports of the City Planner dated February 4, 2009 and site plan approved by the City Council are
annexed hereto by reference.
IV. 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/is not imposed as a condition of this permit
IN WITNESS WHEREOF,the parties have set forth their hands and seals.
p, i F OAK PARK/ i IGHTS
--f/G/0 B
Date:
BEAUDET
yor
Date: 1/0? By
ERIC JOHNSON
City Administrator
Date: 3-15-O9 By V9_0_1 0 4
GERALD A SCHECKER JR
Date: 5 0 9
JOSEPH W SCHOENECKER
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•
REGISTERED LAND SURVEY NO. 57,
according to the plat thereof on file and of record in the off Olt
the Reg$.etrar of Titles ,in.and for Washington County, Minnesota,
of
EXCEPT the following described parcel:
All of that area over, under and across Tract H, Registered Land Survey No. 57,
files of the Registrar of Titles, Washington
northerly of a line that is 50.00 feet southerl�tY' Minnesota. Said area lies
ing described Line A: Y of and parallel with the follow_
Commencing at the northeast corner of the Northwest Quarter of Section
• 5, Township 29, Range 20, Washington County, Minnesota; thence on an assumed bearing of North 89 de
the North line of said Northwes�es 36 minutes 19 seconds Weat, along
degrees 23 minutes 41 seconds East u1.49rfeet; thence tSouth n89 degrees
s0
• 38 minutes 22 seconds East 313.70 feet;. glees
feet along a tangential curve thence Southeasterly 202.18
of 342.06 feet and a central concave to the southwest, having a radius
to the point of beginning angle of 33 degrees 51 minutes 58 seconds
g of the line to be described; thence easterly
•
411.09 feet along a reverse curve, concave to the north, having a radius
of 342.06 feet and. a central angle of 68 degrees 51 minutes 31 seconds;
thence easterly 183.22 feet along a reverse curve
east, having a radius of 300.00 feet and a central angle concave
59 minutes 33 seconds; thence South 89 degrees 38 minutes 22 seconds East,
tangent to the last curve, 207.77 feet and said line terminating.
AdditionalY that area located over
lies northwesterl under and across that part of said Tract H
Beginning y of the following described line: that
g at a point on the west line of said Tract H, distant 57.23 feet
south of the northwest corner of said Tract H;
ing right 52 degrees 50 minutes 43 seconds 53.11hfeet tortheeaintersectionct-
of a line 50.00 feet southerly of the above described Line A and said line
there terminating.
r
EXHIBIT "B"
PLANNERS REPORT AND SITE PLANS
•
r1I � /C,; NORTHWEST ASSOCIATED CONSULTANTS , INC .
4800 Olson Memorial Highway, Suite 202, Golden Valley, MN 55422
Telephone: 783.231.2555 Facsimile: 763.231.2561 planners @nacplanning.com
PLANNING REPORT
TO: Eric Johnson
FROM: Scott Richards
DATE: February 4, 2009
RE: Oak Park Heights—Jerry's Auto Body Conditional Use Permit for a
Storage Addition/Design Guidelines Review, 13601 60th Street North
FILE NO: 798.02—09.01
BACKGROUND
Gerald Schoenecker of Jerry's Auto Body has requested a conditional use permit to
construct a building addition on the accessory building at 13601 60th Street North. The
addition would be on the east side of the accessory building and would house trash,
recycling, and parts storage.
The subject site is zoned B-4, Limited Business District in which auto body shops are
neither a listed permitted or conditional use. Jerry's Auto Body is a non-conforming use.
The Zoning Ordinance allows expansion of structures for a non-conforming use by
conditional use permit.
Attached for reference:
Exhibit 1: Aerial Photo of Site
Exhibit 2: Site Plan
Exhibit 3: Elevation Diagram
Exhibit 4: Elevation Diagram
Exhibit 5: Site Photos
ISSUES ANALYSIS
Project Description. The applicant proposes to replace the existing trash dumpster
enclosure with an expansion of the accessory building that is currently located on site.
The current trash storage area is located at the southeast corner of the site. It will be
removed if the conditional use permit is approved for the building expansion. The
applicant had begun construction on the building addition but was stopped by the City
pending approval of the conditional use permit.
The applicant proposes to use the storage area for trash/recycling and parts storage.
The space will be unheated and not accessible from the interior of the accessory
building.
Comprehensive Plan. The Comprehensive Plan Land Use Map designates this area
for commercial land use. The auto body shop is considered more of a business park or
light industrial use, but the business is a grandfathered non-conformity.
Zoning. The property is zoned B-4, Limited Business District in which auto body shops
are neither a permitted or conditional use. Section 401.15.A.10.b allows lawful non-
conforming commercial structures to be expanded on the same lot by conditional use
permit. The criteria for allowing such a conditional use is follows:
1) Expansion of building found to be non-conforming only by reason of height and
setback are exempt from requiring a conditional use permit and may be approved
by the Zoning Administrator.
The use of the site and building is non-conforming, thus requiring a conditional
use permit.
2) Except for the above, the expansion will not increase the non-conformity of the
building or site.
The non-conformity of the building or site is not being increased. The building
will replace an existing trash enclosure. The building addition is within the
allowable setbacks for an accessory structure in this district.
3) The new building expansion will conform with all applicable performance
standards of this Ordinance. A conditional use permit shall not be issued under
this section for a deviation from other requirements of this Ordinance unless
variances are also approved.
No other variances are required. The building addition will comply with all
setback, height, and other performance requirements.
4) The request for conditional use permit shall be evaluated based on standards
and criteria set forth in Section 401.03.A.7 of this Ordinance.
In this section, the Planning Commission and City Council are directed to
consider the possible adverse effects of the proposed use based upon the
following factors:
a. Relationship to the specific policies and provisions of the municipal
comprehensive plan.
2
b. The conformity with present and future land uses in the area.
c. The environmental issues and geographic area involved.
d. Whether the use will tend to or actually depreciate the area in which it is
proposed.
e. The impact on character of the surrounding area.
f. The demonstrated need for such use.
g. Traffic generation by the use in relation to capabilities of streets serving
the property.
h. The impact upon existing public services and facilities including parks,
schools, streets, and utilities, and the City's service capacity.
i. The proposed use's conformity with all performance standards contained
herein (i.e., parking, loading, noise, etc.).
Comment: Our office has evaluated the above criteria and determined that the
building addition sufficiently meets these requirements. There should be no
adverse impact with this minor building addition.
Design Guidelines. The building will be finished in the same white metal siding as the
existing accessory building. The existing accessory building is not consistent with
Design Guidelines and it is not reasonable to require this minor addition to be
constructed with the materials required within the Guidelines. Additionally, a significant
building investment for a non-conforming use is not advisable.
CONCLUSION / RECOMMENDATION
•
Based upon the preceding review, City staff recommends that the conditional use permit
be approved with the following conditions:
1. The storage space shall be left unheated and be used only for storage and
trash/recycling receptacles.
2. There shall be no access from the storage area into the main portion of the
accessory building.
3. All activities on site shall be consistent with the City Code or as grandfathered
legal non-conformity.
4. The final building materials/finish on the building addition shall match the
accessory building subject to review and approval of City staff.
5. The existing trash dumpster structure shall be removed and the site restored to
parking area or as grass.
3
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