HomeMy WebLinkAbout2015-01-13 CC Packet Enclosure •
Oak Park Heights
Request for Council Action
Meeting Date January 13th, 2015
Time Required: 10 Minutes
Agenda Item Title: Stillwater Motors—Sign Variances—5900 Stillwater Blvd N.
Agenda Placement New Business
Originating DepartmentJRe uestor E 'c`/ohnso• 'ity Administrator
t,
Requester's Signature , '+
Action Requested Please see below.
Background/Justification(Please'Indicate if any previous action has been taken or if other public
bodies have advised):
Please see the attached from Scott Richards:
1. Planners Report Dated 12/4/14
2. Planning Commission Recommendation—Unsigned.
3. Proposed City Council Resolution.
Page 83 of 142
ENCLOSURE 02
TPC
3601 Thurston Avenue N,Suite 100
Anoka, MN 55303
Phone:763.231.5840
Facsimile: 763.427.0520
TPC@PlanningCo.corn
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.
Page 84 of 142
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.
Page 85 of 142
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
Page 86 of 142
warranted. This would be the first variance granted from the provisions related to
electronic signs.
Proposed Height increase For Existing Freestanding Sian. 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 Sggnage. 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
Page 87 of 142
Allowable Sion 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.
Siqn 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 Part
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
Page 88 of 142
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
Page 89 of 142
rxHiB ! 1
MOTORS.com
ii 1EVRDL r c BUICK iit 12
•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/Sul&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 Modem 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,11'-3 IC'x 11'-3 3f' 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 5 and the bridge.
Visibility is important part of our Business.
Thank you,
Daniel Raduenz,President Stillwater Motors
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SEI!'PICE&PARTS OPEN 6 DAYS A WEEK
COLLISION REPAIR CENTER Page 90 of 142
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EXHIBIT 1 6
DAKTRDNICS
201 Daktronics Dr. PO Box 5128
Brookings, SD 57006-5128
tel 800-325-7446 605-692-0200
fax 605-692-0381
www.daktronics.coo
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
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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 Hiahwav 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.
Page 107 of 142
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.
III. 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.
Page 108 of 142
IN WITNESS WHEREOF,the parties have set forth their hands and seals.
'O , r,AKPA • .k HTS
Date: r
BY D ;;7e eau,
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Date: By f
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ncJ•e on
City ; ." '' trator
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Date: . ` =y /�. ./.. _
D.J. • M!
CEO, ' • *enz Dealers•'. •p'emes LLC
Page 109 of 142
EXHIBIT "A"
LEGAL DESCRIPTION
Page 110 of 142
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.
Page 111 of 142
EXHIBIT"B"
PLANNERS REPORT AND SITE PLANS
Page 112 of 142
ENCLOSURE ''*'3
NAC NORTHWEST ASSOCIATED CONSULTANTS , INC.
4800 Olson Memorial Highway, Suite 202, Golden Valley, MN 65422
Telephone: 763.231.2555 Facsimile: 768.231.2561 planners @naoplanning.00m
MEMORANDUM
TO: Eric Johnson
FROM: Cassie Schumacher-Georgopoulos 1 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
Mr. Daniel Raduenz of Stillwater Motors has applied for a Conditional Use Permit(CUP)
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
Page 113 of 142
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.
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
Page 114 of 142
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 replacerrient 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
Page 115 of 142
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
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
Page 116 of 142
•
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
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
Page 117 of 142
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
Page 118 of 142
1. Outside sales areas am 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 shell 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
Page 119 of 142
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. The applicant shall receive and retain, of required, a Hazardous Waste
Generators License from Washington County for the Stillwater Motors operation.
8
Page 120 of 142
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II
A RECOMMENDING RESOLUTION
OF THE
PLANNING COMMISSION
CITY OF OAK PARK HEIGHTS
WASHINGTON COUNTY, MINNESOTA
A RESOLUTION ESTABLISHING FINDINGS OF FACT AND
RECOMMENDING TO THE CITY COUNCIL THAT THE
REQUEST BY RADUENZ DEALERSHIP PROPERTIES LLC FOR
SIGN VARIANCES AT THE STILLWATER MOTORS
DEALERSHIP AT 5900 STILLWATER BOULEVARD NORTH
SHOULD BE APPROVED WITH CONDITIONS
WHEREAS,the City of Oak Park Heights has received a request from Raduenz
Dealership Properties LLC for sign variances at the Stillwater Motors Dealership at 5900
Stillwater Boulevard North; and after having conducted a public hearing relative thereto,
the Planning Commission of Oak Park Heights makes the following findings of fact:
I. The real property affected by said application is legally described as
follows, to wit:
SEE ATTACHMENT A
and
2. The applicant has submitted an application and supporting documentation
to the Community Development Department consisting of the following items:
SEE ATTACHMENT B
and
3. The property is zoned B-3 Highway Business and Warehouse District in
which automobile dealerships are a listed conditional use permit; and
4. The applicants have requested sign variances to allow an additional pylon
sign (four total), to allow for a 40 foot sign where a 30 foot sign is allowed, to increase
the allowable overall sign square footage to 760 square feet for the site, and to allow for a
changeable copy sign (Option 4) that will not meet the allowable requirements; and
5. The applicant has requested that Option 4 be considered for the additional
freestanding sign and that the changeable copy portion of this sign be allowed to exceed
the 35 percent requirement; and
Page 130 of 142
6. City staff prepared a planning report dated December 4,2014 reviewing
the request; and
7. Said report recommended approval of the variance requests subject to the
fulfillment of conditions; and
8. The Planning Commission held a public hearing at their December 11,
2014 meeting, took comments from the applicants and public, and recommended
approval of the application subject to conditions:
NOW, THEREFORE, BE IT RESOLVED BY THE PLANNING
COMMISSION FOR THE CITY OF OAK PARK HEIGHTS THAT THE
PLANNING COMMISSION RECOMMENDS THE FOLLOWING:
A. The application submitted by Raduenz Dealership Properties LLC for sign
variances at the Stillwater Motors Dealership at 5900 Stillwater Boulevard North should
be approved and affecting the real property as follows:
SEE ATTACHMENT A
The Planning Commission recommends to the City Council of the City of Oak Park
Heights approval of the sign variances subject to the following findings of fact:
1. The variance criteria in Section 401.04 of the Zoning Ordinance have been
reviewed and it has been determined by the Planning Commission and
City Council the additional signage and type of signage is justified.
2. Due to the location of this business and the site will have limited visibility
from Highway 36, allowing a 30 foot sign could cause an undue hardship
for the business and the ability of the customers to locate the building.
3. The additional sign height will ensure visibility and identification of the
business from both east and west bound traffic on Highway 36.
4. The additional changeable copy sign shall reduce the requests for
temporary signage at this site.
The approvals are subject to the following conditions recommended by the Planning
Commission:
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.
2
Page 131 of 142
3. The landscape plan for the area around the new sign shall be subject to
review and approval of the City Arborist.
Recommended by the Planning Commission of the City of Oak Park Heights this
day of December, 2014.
Jim Kremer, Chair
ATTEST:
Eric A. Johnson, City Administrator
3
Page 132 of 142
Attachment A
Washington County GEO Code: 06.029.20.12.0021 & 06.029.20.12.0022
Legal Description: Lot 1, Block 1, Kern Center
Physical Address: 5900 Stillwater Blvd. N.
Page 133 of 142
ATTACHMENT B
VARIANCE
Stillwater Motors
5900 Stillwater Blvd. N.
Application Materials
• Application Form
• Fees
• Plan Sets (3 Large Scale Sets/20 11X17 Sets)
• Written Narrative and Graphic Materials Explaining Proposal
• Mailing List from Washington County (500' from subject property)
• Proof of Ownership or Authorization to Proceed
Planning Commission Public Hearing & Recommendation: December 11, 2014
Variance— Lapse of Approval:
Unless the City Council specifically approves a different time when action is officially
taken on the request, the variance shall become null and void twelve (12) months after
the date of approval, unless the property owner or applicant has substantially started
the construction of any building structure, addition or alteration, or use requested as part
of this variance. The property owner shall have the right to submit an application to
extend the approval of a variance to the Zoning Administrator not less than thirty (30)
days before the expiration of said approval. (401.4.0 .1 —401.4.C.2)
Page 134 of 142
RESOLUTION NO.
CITY COUNCIL
CITY OF OAK PARK HEIGHTS
WASHINGTON COUNTY,MINNESOTA
A RESOLUTION ESTABLISHING FINDINGS OF FACT AND
RESOLUTION OF THE CITY COUNCIL THAT THE
REQUEST BY RADUENZ DEALERSHIP PROPERTIES LLC FOR
SIGN VARIANCES AT THE STILLWATER MOTORS
DEALERSHIP AT 5900 STILLWATER BOULEVARD NORTH BE
APPROVED WITH CONDITIONS
WHEREAS, the City of Oak Park Heights has received a request from Raduenz
Dealership Properties LLC for sign variances at the Stillwater Motors Dealership at 5900
Stillwater Boulevard North; and after having conducted a public hearing relative thereto,
the Planning Commission of Oak Park Heights recommended the request with conditions.
The City Council of the City of Oak Park Heights makes the following findings of fact
and resolution:
1. The real property affected by said application is legally described as
follows, to wit:
SEE ATTACHMENT A
and
2. The applicant has submitted an application and supporting documentation
to the Community Development Department consisting of the following items:
SEE ATTACHMENT B
and
3. The property is zoned B-3 Highway Business and Warehouse District in
which automobile dealerships are a listed conditional use permit; and
4. The applicants have requested sign variances to allow an additional pylon
sign(four total), to allow for a 40 foot sign where a 30 foot sign is allowed, to increase
the allowable overall sign square footage to 760 square feet for the site, and to allow for a
changeable copy sign (Option 4)that will not meet the allowable requirements; and
5. The applicant has requested that Option 4 be considered for the additional
freestanding sign and that the changeable copy portion of this sign be allowed to exceed
the 35 percent requirement; and
Page 135 of 142
6. City staff prepared a planning report dated December 4, 2014 reviewing
the request; and
7. Said report recommended approval of the variance requests subject to the
fulfillment of conditions: and
8. The Planning Commission held a public hearing at their December II,
2014 meeting, took comments from the applicants and public, closed the public hearing,
and recommended approval of the application subject to conditions.
NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL FOR
THE CITY OF OAK PARK HEIGHTS THAT THE CITY COUNCIL APPROVES
THE FOLLOWING:
A. The application submitted by Raduenz Dealership Properties LLC for sign
variances at the Stillwater Motors Dealership at 5900 Stillwater Boulevard North should
be approved and affecting the real property as follows:
SEE ATTACHMENT A
The City Council of the City of Oak Park Heights approval of the sign variances shall be
subject to the following findings of fact:
1. The variance criteria in Section 401.04 of the Zoning Ordinance have been
reviewed and it has been determined by the Planning Commission and
City Council the additional signage and type of signage is justified.
2. Due to the location of this business and the site will have limited visibility
from Highway 36, allowing a 30 foot sign could cause an undue hardship
for the business and the ability of the customers to locate the building.
3. The additional sign height will ensure visibility and identification of the
business from both east and west bound traffic on Highway 36.
4. The additional changeable copy sign shall reduce the requests for
temporary signage at this site.
Be and the same as hereby approved by the City Council of the City of Oak Park Heights
with the following conditions:
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.
2
Page 136 of 142
3. The landscape plan for the area around the new sign shall be subject to
review and approval of the City Arborist.
Approved by the City Council of the City of Oak Park Heights this 13th day of
January, 2015.
Mary McComber, Mayor
ATTEST:
Eric A. Johnson, City Administrator
3
Page 137 of 142
Attachment A
Washington County GEO Code: 06.029.20.12.0021 & 06.029.20.12.0022
Legal Description: Lot 1, Block 1, Kern Center
Physical Address: 5900 Stillwater Blvd. N.
Page 138 of 142
ATTACHMENT B
VARIANCE
Stillwater Motors
5900 Stillwater Blvd. N.
Application Materials
• Application Form
• Fees
• Plan Sets (3 Large Scale Sets/20 11 X17 Sets)
• Written Narrative and Graphic Materials Explaining Proposal
• Mailing List from Washington County (500' from subject property)
• Proof of Ownership or Authorization to Proceed
Planning Commission Public Hearing & Recommendation: December 11, 2014
Variance— Lapse of Approval:
Unless the City Council specifically approves a different time when action is officially
taken on the request, the variance shall become null and void twelve (12) months after
the date of approval, unless the property owner or applicant has substantially started
the construction of any building structure, addition or alteration, or use requested as part
of this variance. The property owner shall have the right to submit an application to
extend the approval of a variance to the Zoning Administrator not less than thirty (30)
days before the expiration of said approval, (401.4.0 .1 —401.4.C.2)
Page 139 of 142
THIS PAGE IS INTENTIONALLY LEFT BLANK
F
Page 140 of 142