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HomeMy WebLinkAbout2014-12-11 Planning Commission Meeting Packet CITY OF OAK PARK HEIGHTS PLANNING COMMISSION MEETING AGENDA Thursday, December 11, 2014 7:00 P.M. I. Call to Order II. Approval of Agenda III. Approve November 13, 2014 Planning Commission Meeting Minutes (1) IV. Department/Commission Liaison/Other Reports V. Visitors/Public Comment This is an opportunity for the public to address the Commission with questions or concerns not on the agenda. Please limit comments to three minutes. VI. Public Hearings A. Raduenz Dealership Properties LLC dba Stillwater Motors—5900 Stillwater Blvd.N.: Consider requests for Variance to sign requirements as they relate to number of signs permitted, height of freestanding sign and allowable square footage of sign face located at Stillwater Motors, 5900 Stillwater Blvd.N. (2) VII. New Business VIII. Old Business IX. Informational A. Upcoming Meetings: • Tuesday, January 13, 2015 City Council 7:00 p.m./City Hall • Thursday, January 15, 2015 Planning Commission 7:00 p.m./City Hall • Tuesday, January 27, 2015 City Council 7:00 p.m./City Hall B. Council Representative • Tuesday, January 27, 2015 —Commissioner Nelson X. Adjourn. ENCLOSURE CITY OF OAK PARK HEIGHTS PLANNING COMMISSION MEETING MINUTES Thursday,November 13,2014—Oak Park Heights City Hall I. Call to Order: Chair Kremer called the meeting to order at 7:02 p.m. Present: Commissioners Bye, Kremer,Nelson and Thurmes; City Administrator Johnson, City Planner Richards and Commission Liaison Liljegren. Absent: Commissioner Anthony. II. Approval of Agenda: Commissioner Nelson, seconded by Commissioner Bye, moved to approve the Agenda as presented. Carried 4 - 0. III. Approval of October 16, 2014 Meeting Minutes: Commissioner Nelson, seconded by Commissioner Bye, moved to approve the Minutes as presented. Carried 4 - 0. IV. Department/Commission Liaison/Other Reports: City Administrator Johnson provided the Commission with an update as to roadway projects and their wrapping up for winter. Johnson confirmed that the City has ceased chlorination of the City water system, that it takes approximately a week for it to fully clear and that the system will be retested again after that. V. Visitors/Public Comment: None. To allow time for all of the parties to the public hearing to arrive, chair Kremer moved to New Business. VI. New Business: A. 2015 Planning Commission Calendar: Review and approve 2015 Planning Commission meeting dates and Commission Liaison to City Council meeting schedule. Chair Kremer noted that the calendar was updated for 2015 and asked if there were any comments or objections from the Commission. There being none voice,Chair Kremer acknowledged Commission acceptance of the 2015 Planning Commission Calendar. VII. Public Hearings: A. Oak Ridge Place Memory Care Expansion—6060 Oxboro Ave.N.:Consider requests of HAF Architects on behalf of TIC Properties 1 LLC for Conditional Use Permits to allow memory care and assisted living and for parking,and a Variance to building height and setback requirements. Planning Commission Minutes November 13, 2014 Page 2 of 4 City Planner Richards reviewed the November 7, 2014 Planning Report providing an issue analysis to the request. Richards noted the memo from Arborist Widin was drafted prior to receipt of revised landscape information and that she would be reviewing the material and revising her recommendations as needed. Discussion was had as to parking, drive access and Washington County control of Oxboro Ave., building height and planning methodology for the sizing of the memory care areas. Richards reviewed the conditions recommended as part of an approval consideration and addressed discussion related to public hearing notification to adjacent neighbors,method of measuring building height,the proposed height in relation to the existing building and those in its vicinity. Chair Kremer opened the hearing for public comment and invited the applicant to address the Commission. Bill Henderson introduced himself as one of the Oak Ridge Place development owners and that he had another owner, Shawn Dahl and Architect Chad Johnson from HAF Group with him. Mr. Henderson stated that space to add memory care and assisted living to the site was a consideration at their time of purchasing the site. He noted that people like the building and its community but have left because they do not have memory care. Improvements will allow residents to stay as their care needs change and will improve areas for common gathering/visiting areas and add elements to the memory care areas for safe outside use and walking. Mr. Henderson stated that they are a for profit operation; however do have assisted tenants as part of the resident composition as well. He discussed amenities to the proposed addition, indicating that given approval, they would work in phases, commencing as quickly as possible to interior renovations within the existing building. Discussion commenced as to the tree replacement requirements and the condition noted within the planning report. Chair Kremer inquired if the applicant had any issues with the conditions of the planning report. Shawn Dahl of Oak Ridge Place development stated that he did not have a fundamental problem with the Arborist's process but that it has been his experience that cottonwood trees are not a species found desirable and as such takes issue with the large cottonwood trees being scored against the project replacement total. Discussion of the tree replacement requirements process continued. City Administrator Johnson noted that the City Council will review requirements to the development, including the conditions recommended, and may consider and amend the requirement recommended should determine to do so. Planning Commission Minutes November 13, 2014 Page 3 of 4 Chad Johnson of HAF Group - Architects to the project, discussed the matter of the proposed building height in that it was designed to meet code requirements and so that the roof pitch matched that of the existing building. There being no additional comment, Chair Kremer closed the public hearing. Commissioner Nelson, seconded by Commissioner Bye, moved to recommend City Council approval of the request, subject to the conditions within the November 7, 2014 Planning Report, specifically that: 1. The Oak Ridge Memory and Assisted Living shall remain as senior rental and shall not be converted to non-restricted rental housing. 2. The applicant shall obtain an access permit from Washington County for the new driveway. 3. All tree removal and landscape plans shall be subject to review and approval of the City Arborist. 4. The grading and drainage plans shall be subject to City Engineer and the Middle St. Croix Watershed Management Organization for review and approval. 5. All utility plans shall be subject to review and approval of the City Engineer. 6. All lighting shall be full cut off and be compliant with the lighting standards of the Zoning Ordinance. 7. The signage shall be compliant with the Zoning Ordinance and shall be set back at least five feet from the property line. 8. The Fire Marshal and Police Chief should review the plans and determine the accessibility of emergency vehicles throughout the development. 9. A snow storage plan shall be provided and shall be subject to review and approval of the City Engineer. 10. Any mechanical equipment that is ground mounted or visibility from adjacent streets shall be screened as required by the Zoning Ordinance. 11. The Planning Commission was favorable to the final building appearance, colors and materials. Planning Commission Minutes November 13,2014 Page 4 of 4 12. To the extent that the Developer's project contains tax exempt facilities, lands or buildings, the Developer will execute an agreement with the City to make a payment in lieu of taxes to the City for the life of the project. A payment in lieu of taxes agreement shall be in a form prepared and approved by the City Attorney. 13. The applicant shall be required to enter into a development agreement if required by the City Attorney. The development agreement shall be subject to the review and approval of the City Attorney and the City Council. Carried 4—0. Chair Kremer noted that Commissioner Anthony had provided communication that she did not have an issue with the proposed request and that she found it favorable. Chair Kremer, speaking as a citizen, stated that he found the tree replacement requirement process problematic and that he would like to see it reviewed. Discussion ensued. Commissioner Bye, seconded by Chair Kremer, moved to request that the City Council review the Tree Ordinance to consider possible definitional changes as to what is and/or what is not considered a significant tree. Carried 4—0. VIII. Old Business: None IX. Informational: A. Upcoming Meetings: • Monday,November 24, 2014 City Council 2:30 p.m./City Hall • Tuesday, December 9, 2014 City Council 7:00 p.m./City Hall • Thursday, December 11, 2014 Planning Commission 7:00 p.m./City Hall • Tuesday, December 23, 2014 City Council 7:00 p.m./City Hall B. Council Representative • Tuesday,November 25, 2014—Commissioner Bye • Tuesday, December 23, 2014—Commissioner Kremer X. Adjourn: Commissioner Bye, seconded by Commissioner Nelson, moved to adjourn the meeting at 7:52 p.m. Carried 4—0. Respectfully submitted, Julie Hultman Planning& Code Enforcement Approved by the Planning Commission: ENCLOSURE l TPC3601 Thurston Avenue N, Suite 100 Anoka, MN 55303 Phone: 763.231.5840 Facsimile: 763.427.0520 TPCQPlanningCo.com PLANNING REPORT TO: Eric Johnson FROM: Scott Richards DATE: December 4, 2014 RE: Oak Park Heights— Stillwater Motors - Variances for Signage — 5900 Stillwater Blvd North FILE NO: 236.02— 14.05 BACKGROUND Daniel, DJ Raduenz of Raduenz Dealership Properties LLC, has made application for variances for signage at 5900 Stillwater Blvd North. Variances are requested related to the number, height, overall sign square footage, and allowances for the proposed changeable copy sign. The property is zoned B-3, Highway Business and Warehouse District in which automotive sales and service is a Conditional Use. The Applicant has requested to add an Electronic Message Center (EMC) sign at the south end of the property line adjacent to Stillwater Boulevard. The second request is to raise the existing Chevrolet/Buick franchise sign at the northeast corner of the site from 31 feet to 40 feet in height. The last variance for signage for Stillwater Motors was approved by the City Council on July 26, 2005. The variance included the following conditions: 7. An approval of a sign variance allowing a total of ten wall signs and eliminating the two 34 square foot "showroom" sign as proposed on the building elevations. The Applicant shall provide an accurate rendering of wall signs for review and approval of the City Council. The City Council approves the overall number and square footage of allowable wall signage for the project. 8. The Applicant shall remove the large pylon sign at the northwest corner of the site and all checkered banners prior to issuance of a certificate of occupancy for the remodeled building. Attached for reference: Exhibit 1: Project Narrative Exhibit 2: Site Plan — Existing and Proposed Sign locations. Exhibit 3: Proposed Freestanding EMC Sign — Option 1 Exhibit 4: Proposed Freestanding EMC Sign — Option 2 Exhibit 5: Proposed Freestanding EMC Sign — Option 3 Exhibit 6: Proposed Freestanding EMC Sign — Option 4 Exhibit 7: Existing Building Wall Signage Table Exhibit 8: Wall Sign Picture (2001, 2002, 2005, 2006-2008, 2009 and 2010) Exhibit 9: Wall Sign Picture (2003, 2004) Exhibit 10: Wall Sign Diagram (2006/2007/2008) Exhibit 11: Wall Sign Diagram (2009/2010) Exhibit 12: Existing Pylon Signage Table Exhibit 13: Pylon Signage Picture (1001) Exhibit 14: Pylon Signage Picture (1002) Exhibit 15: Pylon Signage Picture (1003) Exhibit 16: Electronic Sign Brightness Information — November 20, 2014 Exhibit 17: Proposed Freestanding EMC Sign Landscape Plan Exhibit 18: Conditional Use Permit and Variance —July 26, 2005 ISSUES ANALYSIS Project Narrative. Mr. Raduenz has provided the following narrative that is also found within Exhibit 1 of this report: Stillwater Motors is requesting a variance for installing an Electronic Message Center (EMC) and to replace its current Chevrolet/Buick pylon sign on the northeast corner of the property, to a taller 40 foot pylon sign (Exhibit 14). The variance requests are: (1) Electronic Message Board (2) Chevrolet/Buick Pylon Sign (1) We are asking for a variance to install an EMC sign on the south end of the east property line. We currently have three pylon signs. See Exhibits 13,14,15 The EMC sign would allow Stillwater Motors to stay abreast of modern technology in the automotive industry and allow us to promote our business and products. By allowing the EMC sign it would also minimize the need for temporary signs and banners thus eliminating potential distractions to passing motorists. 2 The existing signs alone Stillwater Blvd are a branding requirement of our GM franchise. Adding an EMC to the existing GM signs is not an option (this is not allowed by our franchise). There are four options that (See Exhibits 3 thru 6) we are looking at, while option #2 meets the sign ordinances this becomes a large sign. Option #4 is a very clean look and is our preferred option. (2) Our Chevrolet/Buick Pylon Sign We are asking for a variance to replace our existing Chevrolet/Buick franchise sign (See Exhibit 14). It currently stands at 31 feet. The replacement would raise it to 40 feet and the sign panels would be reused, so the 11 feet, 3 % inches x 11 feet 3 % or 127 square foot sign would remain the same. The architecture and visual appearance would remain the same. Raising the pylon sign would make it more visible from Highway 36 and County Road 5 at the bridge. Visibility is important to our business. Comprehensive Plan. The Comprehensive Plan designates this area as Commercial on the Proposed Land Use Map. The use of the property for automotive sales and service is consistent with this land use designation. Zoning Ordinance. The property is zoned B-3, Highway Business and Warehouse District in which automotive sales and service is a Conditional Use. The Applicant has applied for signage variances to allow an additional pylon sign, to allow for a 40 foot sign where a 30 foot sign is allowed, to increase the allowable overall sign square footage for the site, and to allow for a changeable copy sign that will not meet the requirements. Review of the criteria for variances is found later in this report. Design Guidelines. The Design Guidelines indicate that ground or monument signs are encouraged over pylon signs. The Planning Commission should discuss whether the new sign could be designed as a monument sign. Signage. The property is within the Destination Retail Highway Sign District which would allow one freestanding sign of 150 square feet and a maximum height of 30 feet. The 2005 variance allowed a total of 10 wall signs for the site. The overall allowable sign area for the site would be 500 square feet. Proposed Electronic Message Center Sign. The Applicant has proposed a new EMC sign at the south end of the site adjacent to Stillwater Boulevard. There are four sign options proposed by the Applicant with Option 4 preferred by Stillwater Motors. The regulations for electronic signs indicate that the changeable copy portion of the sign shall not occupy more than 35 percent of the actual copy and graphic area of a freestanding sign. Only Option 2 would meet this requirement. Option 4 would be a 50 square foot sign with an overall height of 15 feet. This sign would require a variance from the provisions for changeable copy signs in 401.15.G.9.d.4) of the Zoning Ordinance. A variance is also required to add an additional freestanding sign. The Planning Commission should consider these options and determine if a variance is 3 warranted. This would be the first variance granted from the provisions related to electronic signs. Proposed Height Increase For Existing Freestanding Sign. The applicant has proposed raising the existing freestanding pylon sign at the northeast corner of the site from 31 feet to 40 feet. The size of the sign is 127 square feet. The existing sign panels would be reused so the new sign would be the same size. The property is within the Destination Retail Highway Sign District which would allow one freestanding sign of 150 square feet and a maximum height of 30 feet. The sign would require a sign height variance. The sign base will be landscaped. Sign Square Feet Sign Message Height North Pylon Collision Center 25 80 Northeast Pylon Chevrolet/Buick 31 127 East Pylon Chevrolet Truck 28 77 TOTAL 284 Wall Signage. There are no changes to the wall signage proposed. The 2005 variance allowed for 10 wall signs. Currently there are 10 wall signs in place. Total No. Square Feet Sign Message of Signs West Elevation Service 2 21.3 Body Shop 31.3 South Elevation Delivery 2 25 Stillwater Motors 58.11 North Elevation Buick 2 94.5 Chevrolet 93.0 East Elevation Certified Service 2 33.8 Buick Emblem 20.53 Southeast Bowtie 2 13.37 Elevation Chevrolet 35.37 Signature TOTAL 10 425.98 4 Allowable Sign Area. The total allowable sign area on site, with the freestanding signs, would be 500 square feet. Currently there are 10 wall signs with a total of 426 square feet. The proposed and existing freestanding signs total 334 square feet for a site signage total of 760 square feet. The Planning Commission will need to consider variances for number, height, allowances for the proposed changeable copy sign and the site signage that exceeds the total allowable by 260 square feet. Sign Illumination. The proposed sign will be required to comply with the Zoning Ordinance lighting requirements. Staff will approve the lighting specifications for the signs at the time of permitting. Sign Variance. Variance criteria are provided in Section 401.04 of the Oak Park Heights Zoning Ordinance. The Planning Commission and the City Council should review the following criteria and conditions to determine if the sign variances are justified. Review Criteria. The Planning Commission and City Council should make a finding of fact that the proposed action will not: a. Impair an adequate supply of light and air to adjacent property. b. Unreasonably increase the congestion in the public street. c. Have the effect of allowing any district uses prohibited therein, permit a lesser degree of flood protection than the flood protection elevation for the particular area or permit standards which are lower than those required by State law. d. Increase the danger of fire or endanger the public safety. e. Unreasonably diminish or impair established property values within the neighborhood, or in any way be contrary to the intent of this Ordinance. f. Violate the intent and purpose of the Comprehensive Plan. g. Violate any of the terms or conditions of Item 5, below. h. Conditions for Approval. A variance from the terms of this Ordinance shall not be granted unless it can be demonstrated that: a. Undue hardship will result if the variance is denied due to the existence of special conditions and circumstances which are peculiar to the land, structure, or building involved and which are not applicable to other lands, structures or buildings in the same district. 1) Special cases may include exceptional topographic or water conditions or, in the case of an existing lot or parcel of record, narrowness, shallowness, insufficient area or shape of the property. 2) Undue hardship caused by the special conditions and circumstances may not be solely economic in nature, if a reasonable use of the property exists under the terms of this Title. 3) Special conditions and circumstances causing undue hardship shall not be a result of lot size or building location when the lot qualifies as a buildable parcel. b. Literal interpretation of the provisions of this Ordinance would deprive the applicant of rights commonly enjoyed by other properties in the same district under the terms of this ordinance or deny the applicant the ability to put the property in question to a reasonable use. c. The special conditions and circumstances causing the undue hardship do not result from the actions of the applicant. d. Granting the variance requested will not confer on the applicant any special privilege that is denied by this Ordinance to other lands, structure or buildings n the same district under the same conditions. e. The request is not a result of non-conforming lands, structures or buildings in the same district. f. The request is not a use variance. 5 g. The variance requested is the minimum variance necessary to accomplish the intended purpose of the applicant. h. The request does not create an inconvenience to neighboring properties and uses. Due to the location of this business in that the building will have limited visibility from Highway 36, the applicants have indicated that allowing only a 31 foot freestanding would cause an undue hardship for their business and the ability of customers to locate the building. A number of other businesses in the Highway 36 corridor have asked for and received variances for signage. Granting a variance request will not create an inconvenience to neighboring properties and uses. Additionally, the Planning Commission should also consider the precedence of allowing an electronic sign without the additional non electronic sign area that is required by the sign regulations. This is the first time that the City has considered such a variance. City Staff does not have an issue with allowing an additional sign or the increase in the overall sign square footage. CONCLUSION AND RECOMMENDATION If the Planning Commission agrees to recommend the requests for the variances, they should consider the conditions that follow: • Variances — To allow an additional pylon sign, to allow for a 40 foot sign where a 30 foot sign is allowed, to increase the allowable overall sign square footage for the site, and to allow for a changeable copy sign that will not meet the allowable requirements. 1. All conditions of the Conditional Use Permit and Variance for Raduenz Dealership Properties LLC approved July 26, 2005 shall remain in effect. 2. The sign specifications and methods of illumination shall be subject to review and approval of the City Planner at the time of permitting. 3. The Planning Commission should discuss whether requiring the new sign to be constructed as a monument sign. 4. The landscape plan for the area around the new sign shall be subject to review and approval of the City Arborist. pc: Julie Hultman 6 :EXHIBIT at MOTORS.com D-IEVV LET BUICK ® 2 •FAMILY OWNED SINCE 1922 • 5900 Stillwater Boulevard North•P.O.Box 337 Stillwater,Minnesota 55082 November 12,2014 City of Oak Park Heights, Stillwater Motors is requesting a variance for installing an Electronic Message Center(EMC)and to replace its current Chevrolet/Buick Pylon Sign on the northeast corner of the property,to a taller 40 foot pylon sign(exhibit 1002). The variance requests are: (1) Electronic Message Board(ECM) (2) Chevrolet/Buick Pylon Sign(exhibit 1002) (1) We are asking a variance to install an EMC sign on the south end of the east property line. We currently have 3 pylon signs see Exhibit 1001--1003. EMC sign would allow Stillwater Motors to stay abreast of Modern Technology in the Automotive industry and allowing us to promote our business and products. By allowing the EMC sign it would also minimize the need for temporary signs and banners thus eliminating potential distractions to passing motorists. Existing pylon signs along Stillwater Blvd are a branding requirement of our GM Franchise. Adding EMC to existing GM signs is not an option(this is not allowed by our franchise). There are 4 options that(see attached pages)we are looking at,while option#2 meets the Sign ordinances this becomes a large sign.Option#4 is a very Clean Look and our Preferred Option. (2) Our Chevrolet/Buick pylon sign. We are asking for a variance to replace our existing Chevrolet/Buick franchise sign(see exhibit 1002). it currently stands at 31 feet the replacement would raise it to 40 foot and the sign panels would be Reused so the,1r-3 W x 11'-3 W' 127 square footage sign would remain the same. The architecture and visual appearance would remain the same. Raising the pylon sign would make it more visible from highway 36 and county Road S and the bridge. Visibility is important part of our Business. Thank you, Daniel Raduenz,President Still � Stillwater Motors • �9�d7s SERVICE&° PARTS OPEN 6 DAYS A WEEK COLLISION REPAIR CENTER EXHi1BIT I 1 .1 1 1 1 o x a Is' ZI w 0 i bQb � b r !rr d $�d iE � 01 tom\ � IM ! ri ti 51 lilll / HI 1 �\ A d S;‘,.,,, I \ I % I. 1 It tt 4,k 44 tr, I N icj S 1 I / ( i 11 I i1 11 .'II I II 1 1 1 L i .___ /7,, / , 4,. , . , I, 1 1 I , tl o II II i I I II � ii I '..: "''c 1I U 7 ■ ■ �l 3 ?1.f q I . iRE S # i t ■ ■ r. ' !I 4 r iz, Bo = `D _ _�.7, rL W ~< .N _ i hi c tV m .., P f ; - v I o T. t. 4 4 If rr-,n O .- u M #F G 0 t H1R� F, II-.(: UIa °.,, • ll f :;' !J.n II K CI i s ria ,,k ■ ■ at ' a rt 2 o 1111 , e zo g Y F in ® t A i - R y,.1..,._ 1 1:1:to.711 1.....,.r.,,1::-.,.. 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'4.t' ' P.' — ...,,,,,. .- II-- .k i . , . . ..,,, , - - , ! , ,.. „... ...-..,„„ . , .., ii.,....... . .,. . .• . - .., . . , .... . . 1 ........., - -• ...,,,,,... ,, ../ -,.- TOT 1 6 DAKTRONICS 201 Daktronics Dr. PO Box 5128 Brookings, SD 57006-5128 tel 800-325-7446 605-692-0200 fax 605-692-0381 www.daktronics.com November 20, 2014 City of Oak Park Heights 14168 Oak Park Blvd. N. P.O. Box 2007 Oak Park Heights, MN 55082 Re: Electronic Sign Brightness Information To Whom It May Concern: In compliance with the Electronic Sign Illumination standards listed in Section 401.15.G.9.d of the Oak Park Heights Zoning Ordinance, the following information pertains to the Daktronics electronic sign proposed for Stillwater Motors located at 5900 Stillwater Blvd. North in Oak Park Heights. The electronic sign in question comes equipped with automatic dimming technology that automatically adjusts the display's brightness based on ambient light conditions. The sign in question has the ability to be set not to exceed 5,000 nits during the daylight hours and 500 nits from sunset to sunrise measured at the sign face at maximum brightness. Daktronics, Inc. is the world leader in the design and manufacture of electronic display systems. We are committed to providing electronic displays that adhere to the regulatory environment, working closely with our customers for a responsible approach to the market. Please let me know if you have any questions or concerns. Sincerely, DAKTRONICS, INC. Angela Bailey Signage Legislation 605-692-0200 DAKTRONICS EXHIBIT 1 7 . • . L' -p > w 4) • . .' I- Ir1 -v s !C • • Q 1111 ii • EXHIBIT 1 8 CITY OF OAK PARK HEIGHTS CONDITIONAL USE PERMIT AND VARIANCE FOR RADUENZ DEALERSHIP PROPERTIES LLC File No.: 798.02-05.06 Date Issued:July 26,2005 Legal Description: (Washington County Geo. Code 06.029.20.12.0004) See Attached Exhibit"A" Owner: Raduenz Dealership Properties LLC Address: 5900 Stillwater Blvd. Stillwater,MN 55082 Site Address: 5900 Stillwater Blvd. Oak Park Heights,MN 55082 Present Zoning District: B-3 Highway Business District Permitted uses set forth in Ordinance 401 Section 401.300 I. CONDITIONAL USE PERMIT: A conditional use permit has been issued to allow for the expansion of the existing building (57,980 sq ft) and parking lot expansion to replace parking stalls lost to the building expansion.Also issued is a variance for wall signage All uses shall be subject to the following conditions and/or restrictions imposed by the July 26,2005 Resolution of the City Council of the City of Oak Park Heights as follows: 1. All parking setbacks,curbs and stormwater drainage systems shall be constructed and brought into compliance with the Zoning Ordinance regulations in accordance with the three and five year phasing plan as indicated on the approved site plans dated 6/15/05. (Copies on file in city offices) 2. Revisions to the landscape plan showing shade trees along 59th St,the frontage road to Hwy 5, and in appropriate places around the parking area are approved in concept. Final revisions to the landscape plan shall be reviewed and approved by the City Arborist. 3. The grading,drainage, and utility plans shall be subject to the review and approval of the City Engineer and the Browns Creek Watershed District. 4. Customer, employee, and display parking shall be delineated on the site plan and all customer parking stalls shall be appropriately signed. 5. Detailed plans and completely labeled building elevations shall be resubmitted to the city to show all building materials and colors. A materials board shall be submitted for the City Council review. 6. A detailed photometric plan showing lot perimeter and street centerline foot candles compliant to city code shall be provided. All lighting shall be installed or retrofitted to be in compliance with the lighting standards of the Zoning Ordinance. 7. An approval of the sign variance allowing a total of ten wall signs and eliminating the two 34 square foot "showroom"signs as proposed on the building elevations. The applicant shall provide an accurate rendering of all wall signs for review and approval of the City Council. The City Council approves the overall number and square footage of allowable wall signage for the project. 8. The applicant shall remove the large pylon sign at the northwest corner of the site and all checkered banners prior to issuance of a certificate of occupancy for the remodeled building. 9. The materials utilized for the proposed trash enclosure shall be the same materials used on the building. 10. All automobile repair activities shall be limited to 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 service areas. 11. There shall be no exterior storage of automobile parts or related items on the site. All parts storage shall be internal to the building. The applicant shall provide a site plan indicating the location of the fenced car storage area and fencing details subject to review and approval of City staff. Any cars under repair that are to be stored outside of the building shall be parked within said fenced car storage area. 12. All noise created from operations on the site shall be in conformance with Section 401.15.B.11 of the Zoning Ordinance. 13. The outdoor paging system shall be replaced with a personal communication system that is non-audible beyond the property lines. 14. The applicant shall receive and retain,if required, a Hazardous Waste Generators License from Washington County for the Stillwater Motors operation. M. Reference Attachment: The reports of the City Planner dated July 7, 2005 and site plan approved by the City Council are annexed hereto by reference. IN WITNESS WHEREOF,the parties have set forth their hands and seals. Od'AK P ` HTS /iv ' Date: By ,L g . eel Da %1':'eaud,. 1 . or • Date: By Apr nc J• fr on City • • 'stator Date: , ' S :y 46: // ..L. - D.J.Rad } ' CEO,R...enz Dealers ' operties LLC EXHIBIT "A" LEGAL DESCRIPTION Exhibit A Washington County GEO Code: 06.029.20.12.0004 &0014 Legal Description: Lot 1,Block 1,Kern Center Physical Address: 5900 Stillwater Blvd.N. II EXHIBIT "B" PLANNERS REPORT AND SITE PLANS ENCLOSURE "v3 • NAC NORTHWEST ASSOCIATED CONSULTANTS , INC. 4800 Olson Memorial Highway, Suite 202, Golden. Valley, MN 55422 Telephone: 783.231.2555 Facsimile: 783.231.2561 planners @naoplanning.00m MEMORANDUM TO: Eric Johnson FROM: Cassie Schumacher-Georgopoulos/Scott Richards DATE: July 07, 2005 RE:. Oak Park Heights—Stillwater Motors; CUP, Sign Variance and Design Guidelines Review FILE NO: 798.02—.05.06 BACKGROUND applied for a Conditional Use Permit(CUP) Daniel Raduenz of Stillwater Motors has ap Mr. p to allow for the expansion of Stillwater Motors current building and parking lot. The plans submitted show a 57,980 square feet building expansion to allow for a larger service area, new show floor and some remodeling work. Stillwater Motors will also expand their current parking lots to replace stalls lost to the building expansion. The location of the site is at 5900 Stillwater Blvd. The current lot is 600,000 square feet with the current building at 35,000 square feet. The proposal will add 47,708 square feet to the current building. There will be 170 new stalls added to the remaining 575 parking stalls for a total of 745 stalls. The site is in a B-3, Highway Business District and will require a CUP for the expansion of an open and outdoor sales area, a variance for wall signage, and a Design Guidelines review. Attached for reference: Exhibit 1 Site Plan and Trash Enclosure Details Exhibit 2 Building Floor Plans Exhibit 3 Building Elevations Exhibit 4 Landscape Plan and Photometric Plan Exhibit 5 Existing Conditions and Demo Plan Exhibit 6 Grading and Erosion Control Plan • Exhibit 7 Utility Plan Exhibit 8 Layout Plan Exhibit 9 Freestanding Sign Dimensions • ISSUE ANALYSIS Comprehensive Plan. The proposed development is consistent with the City's Comprehensive Plan. According to the Existing Land Use Map, the site is bordered on all sides by compatible uses. In addition, the City's Proposed Land Use Map guides this site as a Highway Commercial use, as well as the property surrounding the site. Zoning. The property is zoned B-3, Highway Commercial District. Retail sales are a permitted use in this district; however, open and outdoor sales are only allowed in Section 401.31.E under a Conditional Use Permit. A review of the specific conditions for a CUP will follow later in the report. CUP Request. The applicant has applied for a conditional use permit to allow for open and outdoor display and sale of vehicles. The site plan illustrates 57,980 square feet of new floor area and 170 new parking stalls. • I Lot Performance Standards. The following table compares the required and proposed dimensions and setbacks for the Stillwater Motors site in the B-3 District. The dimensions of the proposed are compliant with the dimensions required by the district. Area Lot Width Setback Front (S) Side (W) Side (E) Rear(N) Required 15,000 100 40 10 20 20 Proposed 690,892 638 530 366 _ 110 70 Parking stalls and aisles conform to the size requirements set by the Ordinance. Parking stalls shall be marked with white or yellow painted lines not less than four(4) inches wide. Currently the north and west parking lots of Stillwater Motors do not comply with the required ten (10)foot setback. The applicants have illustrated and proposed to bring these lots into compliance through a five (5)year phasing plan. The north lot is proposed to be brought into compliance during Phase 2 (within three years), and the west lot is proposed to be brought into compliance in Phase 3 (within five years). The Planning Commission and City Council must determine if they would like to have the lots brought into compliance now or if the phasing plan will suffice. Grading, Drainage, and Utility. Grading, drainage, and utility plans have been submitted and are subject to review by the City Engineer and Brown's Creek Watershed District. Stormwater is direct into a drainage ditch along 58th St, which drains into the pond at the southern end of Kern Center. The pond on the northwest corner of the site will receive water from northwest areas of the site. 2 Section 401.15.F.4.h.17, states that all open, off-street parking shall have a continuous concrete perimeter curb barrier around the entire lot. The applicant's proposal shows detail of a surmountable concrete curb; however, the site plans do not show the curb to be continuous. With the new construction the Planning Commission and City Council shall decide if the site should be brought into compliance or if the phasing plan for setbacks and curbing shall be followed. Landscaping. City Arborist Kathy Widin has reviewed the revised landscape plan and has the following comments: "The project will add 120 shrubs and 15 flowering crabapples to the site as well as keep some existing landscaping on the W side of the entrance road from 58th St. Planters for annual flowers will be added in front of the building. The plant species to be used are attractive, relatively free of serious insect or disease problems and will require minimal maintenance. After also reviewing the landscaping put in around the expansion projects for Stillwater Ford and Routson Motors and visiting those sites, I would like to see a few shade trees added to the property, perhaps along 58th St. or the frontage road to Hwy.5. This would depend upon the available planting space which is outside the boulevard right-of-way for either road." To comply with the request made by the City Arborist, the landscape plan shall include shade trees along 58th St and the frontage road to Hwy 5. Shade trees shall also be planted around the parking areas to reduce the heat island effects of the impervious pavement. Parking. The City's Zoning Ordinance does not have parking standards related to open and outdoor sales of car, trucks or vans. In replacement of the standard, evaluation of number of parking stalls will be based on the requirements for outdoor boat sales. Boat sales require one (1) space for each 400 square feet of floor area for the first 25,000 square feet, plus one space for each 600 square feet thereafter. The total floor space for the existing building plus the new addition is 88,173; after subtracting ten percent, the calculable area is 79,356. To calculate the total number of stalls needed the first 25,000 square feet are divided by 400 (25,000/400=62.5 stalls)and the remaining 54,356 square feet are divided by 600 (54356/600=90.5 stalls); therefore, a minimum of 153 parking stalls will need to occur on site. The site plan is proposing a total of 745 parking stall,which exceeds the require number of stalls. A revised site plan will need to delineate where employee parking, customer parking, and display parking will occur. Building Height and Design Guidelines. The building heights meet the maximum requirements of the Zoning Ordinance. The proposed building at its highest point is 35 feet, which is the maximum height allowed by the Ordinance. Exterior building materials should be described in more detail and labeled completely on the elevations. Labels and descriptions are missing from windows and several building materials. A brief 3 description of some exterior building materials have been given and appear to meet the requirements set forth by the Ordinance. However, there is no specific material description other than precast wall panel, pre-finished metal paneling, and masonry. Building materials and colors shall be specified in detailed and labeled completely. A building materials board shall be provided for the Planning Commission and City Council review. Windows for the showroom appear to be on the south and east sides of the buildings. Pre-finished metal paneling and masonry will cover the building façade of the showroom. The service area and body shop facades will be faced in a precast wall panel and a two other unspecified materials. Materials shall be specified and color elevations shall be made available to the Planning Commission and City Council for approval. Lighting Plan. A further detailed photometric plan shall be submitted to show foot candles across the entire property and to the centerlines of the adjacent roads. The Zoning Ordinance states that outdoor lighting shall not exceed one foot candle measured from the centerline of a public street, nor shall light exceed four-tenths (0.4) of a foot candle at any property line adjoining an adjacent property. Light levels on the submitted plan look to exceed the maximum along the property lines to the north and the east; therefore, revisions to the proposed lighting scheme and a detailed photometric plan will need to be resubmitted for review. New lighting is proposed for the parking area as well as the building. The parking area 9 9 p ro p is proposed to have fixtures 23 feet in height (a maximum of 25 feet is set by the Ordinance)with 1, 2, or 4 head fixtures ranging in number of watts per head. All fixtures are 90 degree cutoff, which is compliant with the Ordinance. The table below describes the number of fixtures, their location and number of watts (including the building fixtures): Location Number of Number of Number of Heads Watts per Existing Fixtures New Fixtures Head Northwest 6 fixtures 1 fixture 2 heads per fixture 1000W 1 fixture 1 fixture 4 heads per fixture 400W 1 fixture 2 heads per fixture 400W Northwest 12 fixtures 4 fixtures 2 heads per fixture 1000W 1 fixture 2 heads per fixture 250W 2 fixtures 1 head per fixture 250W Southwest 3 fixtures 4 heads per fixture 400W 2 fixtures 2 heads per fixture 400W Southeast 5 fixtures 4 heads per fixture 400W _ 9 fixtures 2 heads per fixture 400W On Building _ 31 fixtures 1 wall mount 250W All fixtures are compliant with the Zoning Ordinance; however, a detailed photometric plan will need to be submitted to show illumination over the entire property. 4 . Signage. Twelve (12) building signs are being proposed on all faces of the building. The proposed wall signs range in size from 175 square feet to 21 square feet. The size and location of each building sign is described in the following table: Location Sign _Size Area North ' Stillwater Motors 25' x 7' 175 square feet Buick 31'-6" x 3' _ 94.5 square feet Chevrolet , 23'-3" x 4' . 93 square feet Jeep _ 12'-3" x 4'-9" 58.2 square feet Total Sign Area , 420.7 square feet West Service 10'-8"X 2' 21.3 square feet Body Shop 15'-8" x 2' 31.3 square feet _Total Sign Area 52.3 square feet South Body Shop 15'-8" x 2' 31.3 square feet Delivery 12'-6" x 2' 25 square feet Showroom : 17' x 2' 34 square feet _Total Sign Area 70.3 square feet East Showroom 17' x 2' 34 square feet Service 10'-8"X 2' 21.3 square feet _Total Sign Area 55.3 square feet Southeast Stillwater Motors 15'-8" x 5' 78.4 square feet - Overall Sign Area 598.6 square feet The Zoning Ordinance allows two walls signs, with each sign placed on a separate building façade. Allowable sign area is 18% of front building façade up to 500 square feet. The proposed signs on the building are exceeding both the number and area allowed in the Ordinance. Therefore, the applicant has applied for a sign variance to I allow all proposed signs to occur as drawn. Section 401.15.G.16 reviews the following conditions to allow for a sign variance: 1. The particular physical surrounding, shape, or topographical conditions of the specific parcel of land involved exist. The parcel is and will remain an auto dealership. 2. That the condition involved is unique to the particular parcel of land involved. The signs requiring the variance are specific only to an auto dealer to easily direct customer traffic around the building and free up congestion on site. • 3. That the purpose of the variation is not based exclusively upon a desire to increase the value of income potential of the business involved. • 5 The purpose of the signs is to advertise the business, but the majority of the signs are directional to show where cars needing to be serviced can circulate and where delivery traffic should be directed. 4. That the alleged difficulty or hardship is caused by this Ordinance and has not been created by any persons presently having an interest in the parcel. The current use of the parcel will not change; however, with the expansion into a larger facility more directional signs will be need to ensure movement can happen on site without injury to others. 5. That the granting of the variation will not be detrimental to the public welfare or injurious to other land or improvements in the neighborhood. The signs are for the sole use of the property, since they are attached to a building set back a large distance from residential roads they should in no • way be detrimental to the surrounding areas. 6. That the proposed variation will not impair an adequate supply of light and air to adjacent property, or substantially increase the congestion of the public streets or interfere with the function of the Police and Fire Departments of the City. The signs will be attached flush against the building approximately 20 feet off the ground;therefore,they should not interfere with any ground movement nor impair supply of light or air from other properties. The Planning Commission and City Council shall review the conditions and determine if the number of signs and overall square footage is appropriate. Three onsite freestanding signs are exempt from review and will be allowed as is. However, the large sign at the northwest corner of the property visible from Hwy 36 shall be removed, along with the checkered banners placed in various locations on site. These two displays are in violation of permitted signage in the Highway Business District. The American Flags are allowed on site, and may remain. Trash. A trash enclosure is proposed for the west side of the property. A plan and elevation drawing have been submitted with the site plan. The applicant will need to specify the materials proposed for the trash enclosure to ensure they are consistent with those for the building. CUP Review Criteria The Conditional Use Permit criteria for open and outdoor sale of vehicles are listed below with a review of each: 6 1. Outside sales areas are landscaped and fenced or screened from view of neighboring residential uses or abutting residential districts. A revised landscape plan including shade trees shall be submitted. There are no neighboring residential uses or abutting residential districts to be considered in this area. 2. 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. A revised photometric plan shall be submitted to ensure that foot candles do not exceed the requirements set forth by the ordinance. Proposed light fixtures are hooded at 90 degrees. 3. Areas are asphalt or concrete surfaced. Submitted plans show area to be asphalt with concrete curb around part of the parking area, and has been proposed to be constructed in phases. Planning Commission and City Council will need to determine if the area should be constructed at once or is agreeable to the new parking areas to be constructed in phases. 4. 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. The use will not exceed the City's ability to provide services. 5. The provisions of Section 401.03.A.7 of the Ordinance are considered and satisfactorily met. The proposed use follows the current use of the site;therefore, is an appropriate use provided that conditions of approval are met. CONCLUSION AND RECOMMENDATION The proposed expansion of Stillwater Motors is an appropriate use and is allowed under a CUP in the B-3 District. Staff recommends approval of the CUP of the expansion as long as the following conditions are met: 1. A decision shall be made by the Planning Commission and City Council as to whether they would like to have all parking and curbs and an updated stormwater system constructed and brought into compliance at the beginning of construction, or if the proposed phasing plan will suffice. 2. Revisions to the landscape plan showing shade trees along 59th St, the frontage road to Hwy 5, and in appropriate places around the parking area. Revision to the landscape plan shall be reviewed by the City Arborist. 7 3. The grading, drainage, and utility plans shall be reviewed and approved by the City Engineer. 4. Customer, employee, and display parking shall be delineated on the site plan. 5. Detailed and completely labeled building elevations shall be resubmitted to show all building materials and colors. A materials board shall be submitted for the Planning Commission and City Council review. 6. A detailed photometric plan showing lot perimeter and street centerline foot candles shall be provided. 7. An approval of the sign variance specifying if any of the proposed signs shall be removed; along with the agreement by the applicant to remove the large sign at the northwest corner and the checkered banners. 8. Description of materials for the propose trash enclosure to ensure they are the same as materials use on the building. • 9. All automobile repair activities shall be limited to 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 service areas. 10. There shall be nor exterior storage of automobile parts, parked cars, or related items on the site. All storage shall be internal to the building. Any cars to be stored outside of the building shall be in full working order. 11. All noise created from operations on the site shall be in conformance with Section 401.15.B.11 of the Zoning Ordinance. 12. 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''....•-...".,: ' •',4s., ;.•!;.•••:-;:;•••'" ■• •,:i;:::.4F--.‘-: — - f .,.....;:•:,..::::•;„..4,., ;.',,:`,..:•....•. ....: ...••A'. I *1-7,0' • ' .:•,•:..•...,: ■••.,`..,;"-- 4'..itr:j.i.''' . . .. . . . . . . . EXHIBIT 9