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HomeMy WebLinkAbout2002 Amended Variance & CUP's - 14702 60th St. N. .s. .�-, CITY OAK, PARK HEIGHTS '� 14168 Oak Park Boulevard No. •• P.O.Box 2007 0,Oak Park Heights,MN 55082-2007• Phone:651/439-4439 ._Fax:651/439-0574 raj February 21,2002 Mr.Mark Vierling Eckberg,Lammers,Briggs,Wolff&Vierling Attorney's at.Law 1835 Northwestern Ave. 'Stillwater,MN 55082 Re: Routson Motors:Amended Variance and Conditional Use Permits Planner's.File No. 798.02-01.02 Subject Address: Routson Motors Auto Lot 14702 60t St:N. Dear Mr.Vierling: Enclosed herewith for filing with the Washington County Recorder's Office,please find Amended Variance and Conditional.Use Permits,along with attachments and Notice of - Certification for the above-referenced. Sincerely, Julie A.Hultman Conununity Development JAH: Enclosure Tree City U.S.A. NOTICE OF CERTIFICATION STATE OF MINNESOTA ) COUNTY OF WASHINGTON ) ss. CITY OF OAK PARK HEIGHTS ) I,the undersigned,being duly qualified and acting as Secretary for the Community Development Department of the City of Oak Park Heights, Minnesota DO HEREBY CERTIFY that I have compared the attached document: Amended Variance and Conditional Use Permits For Routson Motors with the original thereof on file at the offices of the City of Oak Park Heights, and that the same is a full,true and complete copy of said document within the files of the City of Oak Park Heights. WITNESS my hand and the seal of the City of Oak Park Heights,this 21st day of February,2002. 1 �L .. 6 .YQ o-'ron n J A. Hultman Community Development Department (Seal) CITY OF OAK PARK HEIGHTS AMENDED VARIANCE AND CONDITIONAL USE PERMITS FOR ROUTSON MOTORS Planners File No. 798-02-01.02 Date Issued October 23,2001 Amended January 22,2002 Legal Description: (Washington County Plat-Parcel No. 04.029.20.21.0016) Owner: Jacob's Holdings of 60th LLC Address: 500 Ford Road Minneapolis,MN 55426 Present Zoning District: B-2, General Business Conditional uses set forth in Ordinance 401 Section 401.15 F.11 I. VARIANCE PERMIT FOR: 10-foot parking area setback and signage as described herein. CONDITIONAL USE PERMIT FOR: To allow off-street parking and open and outdoor storage. All uses shall be subject to the following conditions and/or restrictions imposed by the City Council of the City of Oak Park Heights. General Description of Variances and Conditional Use Permits Granted: 1. See Attached Planner's Reports dated October 2,2001, attached as Exhibit A,and January 3,2002. II. ADDITIONAL RESTRICTIONS AND PROVISIONS. Approval of a Conditional Use Permit to allow off-site parking and open and outdoor storage upon the subject site is subject to the following conditions: 1. The City finds that the project is consistent with the CUP criteria found in Section 401.30.E of the Zoning Ordinance. 2. The site plan be revised to illustrate specific parking stalls and drive aisles. 3. The off-site parking lot shall only be used by Routson Motors for employee parking and vehicle staging. 4. The off-site lot remain under the ownership of Jacob Holdings of Stillwater LLC. 5. No sales,repair work or servicing of vehicle will be allowed on the off-site lot. 6. No signage shall be allowed on the off-site lot. 7. The City approve the requested variance to allow parking area setbacks less than 10 feet in that the properties are directly adjacent, the existing car dealership does not have a ten foot setback at the rear property line, and granting the variance would allow for one less access drive onto Oren Avenue. 8. The following conditions related to the landscape plan are satisfied: a. The outdoor storage area shall be screened from Oren Avenue North via Black Hills Spruce and Amur Maple trees(rather than Red Twig Dogwoods as shown on the plan). b. The plan shall be modified to include a planting detail for both evergreen and shade trees. c. The plan include a Plant Schedule which lists the common name, scientific name, number of plants and type of planting stock. d. The revised landscape plan shall be subject to review and approval by the City Arborist. 9. The grading and drainage plan shall be subject to review and approval of the City Engineer and the applicable Watershed District. 10. The parking lot improvements including the specifications for construction and requests for concrete curb and gutter shall be approved by the City Engineer. 11. The lighting plan and fixtures shall comply with Section 401.15.B.7 of the Zoning Ordinance. 12. Other conditions and requirements as specified by the Planning Commission, City Council or staff. Approval of a Variance Permit a variance from the required 10 foot parking lot setback upon the subject site is subject to the following conditions: 1. The City approve the requested conditional use permit for off-site parking and open and outdoor storage. 2. Other conditions and requirements as specified by the Planning Commission, City Council or staff . 1 3. Redevelopment of the subject property Y as a separate parcel shall re q uire com p liance with all parking setback requirements. Approval of a Variance Permit to allow four signs on the south elevation of the dealership building is allowed subject to the following: 1. Developer shall have the right to place four illuminated signs,not to exceed 150 square feet shall be allowed on the south elevation of the Routson Motors Dealership Building. The four signs shall provide outlined back lighting of the letters and logo's. The entire raceway or sign cabinets shall not be back lit. i III. REVIEW Pursuant to Order of the City Council of the City of Oak Park Heights, a periodic review of this Conditional Use and Variance Permit is imposed as a condition of its grant. This Conditional Use Permit shall be reviewed annually at the Direction of the City Clerk, which shall notify the permit holder of the date of the annual review at least ten(10)days prior to the review hearing. IN WITNESS WHEREOF,the parties have set forth their hands and seals. /% 1 I AK P, ' 4 . IGHTS 1 /ie Date: 2 hi/62_ By _4,... ' ''f Davieaudet,Mayor , i Date_______________. By !,��,..�:_ / Kimbily Kamp Acting City Administrator Date: —/2 -02--- By .,f /l/ F Jacob's Holdings of 60th Street,LLC Date: 2 .0 5.0 By k 077, For Goldridge Group Minnesota,LLC EXHIBIT A NAC INIORTIRWIIST 4143CottA TIM CONSULTANTS* -MC, 5775 Wayzata Boulevard, Suite 555, St. Louis Park, MN 55416 Telephone: 952.595.9636 Facsimile: 952.595.9837 planners @nacplanning.com PLANNING REPORT jf FE B 42002 ,1'' � TO: Kimberly Kamper FROM: Bob Kirmis/Scott Richards DATE: October 2, 2001 RE: Oak Park Heights - Routson Motors: Off-Site Parking/Outdoor Storage CUP and Parking Area Setback Variance FILE NO: 798.02 —.01.12 BACKGROUND Goldridge Group on behalf of Routson Motors has requested a conditional use permit to allow off-site parking and open and outdoor storage upon a parcel of land abutting Routson Motors located north of Highway 36 between Oren Avenue North and Osgood Avenue North. In conjunction with the conditional use permit request, the applicant has also requested a variance from the required ten foot parking area setback (zero lot line setback proposed) ` The subject property is zoned B-2, General Business. Attached for reference: Exhibit A - Site Location Exhibit B - Site Plan Exhibit C - Grading, Drainage and Landscape Plan Exhibit D - Lighting Plan Exhibit E - City Arborist Comments ISSUES ANALYSIS Zoning. Section 401.15.F.11 of the Zoning Ordinance allows for any off-site, off-street parking which is used to meet the requirements of this Ordinance to be processed by a conditional use. Specific conditions for approval of off-site parking are provided in the Zoning Ordinance and are reviewed below. Section 401.30.E, conditional uses of the B-2, General Business district, allows for open and outdoor storage on an accessory use. Specific conditions are also listed in the ordinance and are reviewed below. CUP Request. The conditional use permit is being requested to allow for off-site parking vehicle parking. Specifically, the proposed parking area will be used by employees and provide a staging area for vehicles to be sold by the dealership. No vehicle sales activities are proposed on the parcel in question. To be noted is that there are no expansion plans for the dealership structure at this time. Parking Lot Design. The proposed parking area measures 126' x 344" and is to be provided access through the existing dealership lot to the south. While ample area appears to exist for vehicle parking and maneuvering, it is recommended that the site plan be revised to illustrate specific parking stalls and drive aisles. - Grading and Drainage. A grading and drainage plan has been provided and will be subject to review of the City Engineer and the Browns Creek Watershed District. Landscaping. The submitted landscape plan has been subject to detailed review and comment by the City Arborist (see attached Exhibit E). Comments include, but not limited to, the following: • The outdoor storage area should be screened from Oren Avenue North via Black Hills Spruce and Amur Maple trees (rather than Red Twig Dogwoods as shown on the plan). • The plan should be modified to include a planting detail for both evergreen and shade trees. • The plan include a "Plant Schedule" which lists the common name, scientific name, number of plants and type of planting stock. Lighting. A lighting plan has been provided which indicates fixture standards and a photometric plan for the site. As a condition of CUP approval, lighting fixture details should be submitted. All site lighting should be hooded and directed such that the source of the light is not visible from surrounding properties and rights-of-way. 2 CUP Review Criteria Off-Street Parking Criteria. The conditional use permit criteria for off-site parking are listed below with a review of each. 1. Off-site parking shall be developed and maintained in compliance with all requirements and standards of this Ordinance. The off-site lot will be designed to meet the performance standard requirements of the Zoning Ordinance. 2. Reasonable access from off-site parking facilities to the use being served shall be provided. As previously indicated, the parking lot in question is to be accessed from the south through the Routson Motors site. While such access condition is considered positive in that impacts upon surrounding properties are minimized, such access provision will require approval of a variance from the required 10 foot setback for parking areas. 3. The site used for meeting the off-site parking requirements of this Ordinance shall be under the same ownership as the principal use being • served or under public ownership. The car dealership property as well as off-site parking lot are both under the ownership of Jacob Holdings of Stillwater LLC. It should be noted, however that while the parking lot may be used for employee parking, it is not being constructed to meet off-street parking requirements of the Ordinance. Rather, existing employee parking may be relocated to the lot and previous employee parking (on the dealership lot) would be used for vehicle display. 4. Off-site parking for multiple family dwellings shall not be located more than one hundred(100) feet from any normally used entrance of the principal use served. Not applicable. 5. The parking lot is not to be used for sales, repair work or servicing of any kind. No vehicle sales, repair work or servicing has been proposed or will be allowed on site. The applicant has requested that the lot be utilized for employee parking, and/or as a vehicle staging area. The intent of the Ordinance is to allow for parking to meet the requirements of the Ordinance. There are more than adequate stalls on the dealership lot to meet the ordinance requirements, but additional stalls are needed to accommodate the existing and potential sales 3 • volume of the dealership. The use of the off-site lot for the vehicles, as proposed, is appropriate to the normal operations of a car dealership. 6. No advertising sign or material is to be located on the property where the parking lot is located. No sign is proposed or will be allowed on the off-site property. 7. All parking is to be kept back of the setback building line by barriers unless otherwise specifically authorized by the City Council. As noted previously, access to the off-site parking lot is to be achieved through the existing dealership lot. To accommodate this condition, it is necessary to process a variance from the 10 foot parking lot setback requirement of the Zoning Ordinance. Such variance will be evaluated in a later section of this report 8. Except as provided below, the site used for meeting the off-site parking requirements of this Ordinance shall be under the same ownership as the principal use being served or under public ownership. The car dealership lot and off-site lot are under the same ownership. 9. Except as provided below, off-site parking for non-residential uses shall not be located more than three hundred(300) feet from the main public entrance of the principal use being served. No more than one (1) main entrance shall be recognized for each principal building. The off-site lot is approximately 300 feet from the front door of the car dealership. 10. Any use which depends upon off-site parking to meet the requirements of this Ordinance shall maintain ownership and parking utilization of the off- site location until such time as on-site parking is provided or a site in closer proximity to the principal use is acquired and developed for parking. The off-site lot will need to remain under the ownership of Jacob Holdings of Stillwater LLC. 11. Compliance with off-street parking requirements provided through leased off-street parking may be approved by the City Council, subject to the following conditions: Not applicable. 12. Any such other conditions as may be deemed necessary by the City Council to protect the welfare and character of the nearby land uses. 4 Additional, reasonable conditions may be added. Open and Outdoor Storage Criteria. A conditional use permit for open and outdoor storage is required to allow for the temporary parking or storage of vehicles on the off- site lot. The criteria are listed below with a review of each. Open and outdoor storage as an accessory use provided that: 1. The area is fenced and screened from view of neighboring residential uses or if abutting a residential district in compliance with Section 401.15.E of this Ordinance. • The lot is not in view of residential properties. 2. Storage is screened from view from public right-of-way in compliance with Section 401.15.E of this Ordinance. The lot will be landscaped, but must be screened adequately from view of the public right-of-way (Oren Avenue North). 3. Storage area is grassed or surfaced to control dust. The lot will be paved. • 4. All lighting shall be hooded and so directed that the light source shall not be visible from the public right-of-way or from neighboring residences and shall be in compliance with Section 401.15.B.7 of this Ordinance. The lighting shall be in conformance with the Ordinance. 5. The provisions of Section 401.03.A.8 of this Ordinance are considered and satisfactorily met. The Planning Commission should review the conditions to assure compliance with the CUP criteria. Variance Review Criteria As previously indicated, the processing of a variance from the required 10 foot parking area setback is necessary to accommodate the proposed parking area connection between the lot in question and the adjacent dealership lot. Section 401.04.A.5 of the Zoning Ordinance states that a variance from the terms of the ordinance shall not be granted unless it can be demonstrated that: 5 1. 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. a. Special conditions 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. b. 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. c. 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. 2. 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. • 3. The special conditions and circumstances causing the undue hardship do not result from the actions of the applicant. 4. Granting the variance requested will not confer on the applicant any special privilege that is denied by this Ordinance to other lands, structures or buildings in the same district under the same conditions. 5. The request is not a result of non-conforming lands, structures or buildings in the same district. 6. The request is not a use variance. 7. The variance requested is the minimum variance necessary to accomplish the intended purpose of the applicant. 8. The request does not create an inconvenience to neighboring properties and uses. In review of the preceding evaluation criteria, it is believed that the setback variance request satisfies the spirit and intent of the evaluation criteria by: • Eliminating an existing off-sefaccess point along Oren Avenue. • Providing convenient and logical interaction between the subject site and the abutting dealership parcel. 6 • • Visually improving the property via landscaping and parking lot improvements. • RECOMMENDATION The proposed off-site parking for Routson Motors is consistent with the applicable City policies, plans and ordinances. Therefore, staff recommends the following: A. Approval of the conditional use permit for off-site parking and to allow open and outdoor storage upon the property subject to the following conditions: 1. The site plan be revised to illustrate specific parking stalls and drive aisles. 2. The off-site parking lot shall only be used by Routson Motors for employee parking and vehicle staging. 3. The off-site lot remain under the ownership of Jacob Holdings of Stillwater LLC. • 4. No sales, repair work or servicing of vehicles will be allowed on the off-site lot. 5. No signage shall be allowed on the off-site lot. 6. The City approve the requested variance to allow parking area setbacks less than 10 feet. 7. The following conditions related to the landscape plan are satisfied: A. The outdoor storage area shall be screened from Oren.Avenue North via Black Hills Spruce and Amur Maple trees (rather than Red Twig Dogwoods as shown on the plan). B. The plan shall be modified to include a planting detail for both evergreen and shade trees. C. The plan include a "Plant Schedule" which lists the common name, scientific name, number of plants and type of planting stock. D. The revised landscape plan shall be subject to review and approval by the City Arborist. 8. The grading and drainage plan shall be subject to review and approval of the City Engineer and the Browns Creek Watershed District. 9. The lighting plan and fixtures shall comply with Section 401.15.B.7 of the Zoning Ordinance. 10.Other conditions and requirements as specified by the Planning Commission, City Council or staff. 7 n B. Approval of a variance from the required 10 foot parking lot setback subject to the following conditions: 1. The City approve the requested conditional use permit for off-site parking and open and outdoor storage. 2. 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Widin"<kwidin @mmmpcc.org> To: <srichards @nacplanning.com> Sent: Thursday, September 27,2001 3:01 PM Subject: Routson Motors Parking Expansion - Landscape Plan Scott - I have reviewed the landscape plan for the Routson Motors parking expansion and have the following comments: 1. In the NE corner of the site it looks as if the grading will go into the tree line. I would like to see the "construction limits" marked on site so that I can actually see how many trees may be affected by construction. 2. Since most trees on the site are at the perimeter of the construction area, a tree inventory and preservation plan will not be required for this site; however,tree protection fencing (6 ft orange plastic snow fencing mounted on steel fence posts)will need to be erected and maintained from before construction begins to just after construction is finished. 3. The red twig dogwoods are not acceptable as landscaping along the western edge by Oren Avenue. These are not trees,as indicated on the plan, but shrubs and do not provide the amount of screening required for the parking area. I recommend that the landscape plan be re-done, using both 'Black Hills' white spruce and Amur maple (cultivar with mature height of 8 feet). The trees would provide an effective screen by placing 2-3 evergreens at a spacing of 12 ft. on-center, then a group of 3 Amur maple, clumped in a triangle at a spacing of 8 ft. on-center, then more spruce, etc.. 4.The trees and shrubs will need to be watered well once per week during the first two growing seasons and mulched with 4 inches of wood chip mulch. The mulch will need to be re-applied when the depth falls to two inches. 5. The "Planting Detail" needs to be shown on the plan for both evergreen and shade trees.-A "Plant Schedule" which lists the common name, scientific name, no. of plants of each kind and the type of planting stock used (B&B,pot, etc.), should also appear on the plan. Kathy Widin Municipal Arborist City of Oak Park Heights EXHIBIT E - CITY ARBORIST COMMENTS 9/28/2001 • NAC,, NORTPWEST ASSOCIATED CP-NSULTANTS , INC . �`.;: 5775 Wayzata Boulevard, Suite 555, St. Louis Park, MN 55416 Telephone: 952.596.9636 Facsimile: 952.595.9837 planners@nacplanning.corn ENCLOSURE ' 4 PLANNING REPORT TO: Kimberly Kamper FROM: Scott Richards DATE: January 3, 2002 RE: Oak Park Heights— Routson Motors: Sign Variance FILE NO: 798.02 — 01.15 BACKGROUND Denny Hecker, representing Jacob Holding of 60th Street LLC, has made application for a sign variance to allow for four signs on the front facade of the Routson Motor automobile dealership at 14702 North 60th Street. The signs will be individually placed on the raceway above the window/door area of the front facade. The text of the signs include "Denny Hecker's", "Cadillac", "Pontiac", and "GMC". Total square footage of the four signs is 148.7 square feet. The Zoning Ordinance allows one wall sign not to exceed 150 square feet in this district. The car dealership is located in the B-2, General Business District which allows outdoor vehicle sales areas as a conditional use. Attached for reference: Exhibit 1 — Site Plan Exhibit 2 — Existing Sign Inventory Exhibit 3 — Proposed Sign Exhibit 4 — Existing Sign Photographs ISSUES ANALYSIS Existing Site Signage. The existing sign locations are shown on the site plan, attached as Exhibit 1, and in the pictures attached as Exhibit 4. The size and height of each of these signs are as follows: • The applicant has indicated that the previous Routson Motors sign was significantly larger than what is proposed with the four signs. Additionally, General Motors requires brand identification not only on the freestanding signs but also the building. The design of the signs will result in a limited amount of back lighting and accentuate only the text and logos as opposed to an entire lit raceway sign. Staff finds that the request for four individual signs is justifiable. The dealership is required to display all of its vehicle brands. This type of signage with four separate label/logos and limited back light is appropriate for a business with multiple product lines. The City will begin its work on the sign requirements in January. At that time, the committee will likely discuss more flexibility in numbers of wall signs under a maximum square feet of sign area. RECOMMENDATIONS AND CONCLUSIONS City staff recommends that a variance be granted to allow for four wall signs not to exceed 150 square feet in total size to be installed on the south facade of the Routson Motors automobile dealership at 14702 North 60th Street. Approval of the request is conditioned on the following: 1. Four illuminated signs, not to exceed 150 square feet shall be allowed on the south elevation of the Routson Motors dealership. 2. The four signs shall provide outlined back lighting of the letters and logos. The entire raceway or sign cabinets shall not be back lit. 3. Any other conditions of the Planning Commission, City Council and City staff. pc: Kris Danielson 3 ohm•'0NI S2l33Nl,JNiI Jl317R Imo= '� 1 _ :aO4 .6A-tins ,+ i ONYI ri'3v;V1lV Lt-,-,_ fi F` i 1 I 11 III IJ h It ° Ai 1 i 4.•'i l: ,+ II i< iti .: .1,?f ;,' llI . 11{ ` 't Fi ;t ' i 1 • ip ;l�i T t 1 11{, t - 4 .. ._� !aj.,i D 1 i.,7 W i is ' J ° t r a± tj ; 4.1' .liar 2511 kj� kil', I if will 'a}' i1 ( 4114-•tI - a7 1 / i Ball! • 3t 1 y} {i ]t' '1 Lu I fly 7 ,f ;i ;tj t i;=d . 1 t • 1 (i,f = +I = i� , t',, ar} r !i '1 i i1i' J�• I 1.:1. tiji i ., 'i li '�.11}�'.. I: t Jr, y E # ipi g� 1/ }}i J t 'L'<Is:i i•1 • $ I 1t ft t 6 : „ ,. i a 6ftttE. II i ,Ilia; 1I,t iI . , { 1 J J f �? _'�:::� i�� ?4` k} , �i ty>;:• } i i 1 I E j'J ff. � �` i t 11` t T is 1 i , II tI i . i :3i; �fit ;C. 'J tI 7, ' 71 1 {I. I111I_ a I 1 j ,, IV 1i 1 I I: t ii • 1' •1 i$61 t o t t €�tai it } 4Lj t 1 a II i� 1� lo. i . 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Y! ■ !u!R!R!!!aw !!nR • ,wlahklllRwkiw!!JF=a R!lYRl�1(R!1(Rk /wlaY _ w!!'lfliFl7lRw iR !lllYlRlwa ■ !lRRa . w!l , ! !!Y! a RwwY! Rw!!�!I*,'.*llRf14RR 2 •21 Feldspar St.NW•Princeton,MN 56371 Phone 763.444-0212•Fax 763 111 8306 December 20,2001 • City of Oak Park Heights Kris Danielson Here is the dimensions and square footage of existing signage at Routson Motors 14702 No.60th St. Stillwater. sign#1 is 40'from start point,with the top•sign having 121square ft.and lower sign having 9 sq.ft. with a height from top to grade being 31'. sign#2 is 150=\-ft.from start point this directional sign has 16 square ft. sign#3 is 260 ft.from start point with the top sign having 74 square ft. and the lower sign having 4 sq.ft.with a height from top to grade of 28'. signs#1,2,3 are all 34'ft.from the street. sign#4 is a flag mount directiona1 sign mounted to the building,having a square footage of 16'ft. Enclosed are pictures of each of the four signs described above. the total square footage of brand signs is 208'ft. the total square footage of directional signs is 32'ft. Please call with any questions at#above or my cell phone 612-221-6508 Thank You. • • Sincerely, Robert"BOO"Olson • • EXHIBIT 2 )-. ....... CC1 C•1 — mmi I wi. • LLI . ‘1- 7 ::., :..':?:,...;,.:',..:•:*:' 1 x se. i 0 ;,•,'. e,•,:, „..„, ....,:: ,,....,..., . „ c* • • 11,,, at MI U.' ----- ..••• g4 Pi a :1,:■., rv, V•.7. C'41% Mt .•• -414: O /Os .4.,t,.. .1.5• a .:^-...Z. Cek•-. 1,.:.-T 1...._ gi4 ..4 Ii. t \. t6 ".••••••1 i •41'.. fn t1 oi .....xs,:, et vc. 1- 4. i I • 74. t'.:. ki ..3 ilagt.t.x.c.-,z t nol• 3Zt 4.W4 11. '•• . 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