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Home My WebLink About04/07/1997BOOk MAPLEWOOD PLANNING COMMISSION Monday, April 7, 1997 7:00 PM City Hall Council Chambers 1830 County Road B East 1. Call to Order 2. Roll Call 3. Approval of Minutes March 17, 1997 4. Approval of Agenda 5. New Business a. US West Telecommunications Tower Conditional Use Permit (1890 Gervais Court) b. Tires Plus Store (1935 County Road D) Conditional Use Permit c. Precision Tune Auto Care Center (275 Century Avenue North) Conditional Use Permit 6. Visitor Presentations Commission Presentations a. March 24 Council Meeting: Ms. Ericson b. April 14 Council Meeting: Mr. Thompson c. April 28 Council Meeting: Mr. Rossbach 8. Staff Presentations 9. Adjournment WELCOME TO THIS MEETING OF THE PLANNING COMMISSION This outline has been prepared to help you understand the public meeting process. The review of an item usually takes the following form: The chairperson of the meeting will announce the item to be reviewed and ask for the staff report on the subject. Staff presents their report on the matter. The Commission will then ask City staff questions about the proposal. The chairperson will then ask the audience if there is anyone present who wishes to comment on the proposal. o This is the time for the public to make comments or ask questions about the proposal. Please step up to the podium, speak clearly, first giving your name and address and then your comments. After everyone in the audience wishing to speak has given his or her comments, the chairperson will close the public discussion portion of the meeting. The Commission will then discuss the proposal. No further public comments are allowed. o The Commission will then make its recommendation or decision. All decisions by the Planning Commission are recommendations to the City Council. The City Council makes the final decision. jw/pc~pcagd Revised: 01/95 MINUTES OF THE MAPLEWOOD PLANNING COMMISSION 1830 COUNTY ROAD B EAST, MAPLEWOOD, MINNESOTA MARCH 17, 1997 CALL TO ORDER Chairperson Fischer called the meeting to order at 7:00 p.m. I1. ROLL CALL Commissioner Bunny Brueggeman Commissioner Barbara Edcson Commissioner Lorraine Fischer Commissioner Jack Frost Commissioner Kevin Kittridge Commissioner Dave Kopesky Commissioner Gary Pearson Commissioner William Rossbach Commissioner Milo Thompson III. APPROVAL OF MINUTES IV. March 3, 1997 Absent Present Present Present Absent Present Absent Present Present Commissioner Frost moved approval of the minutes of March 3, 1997, as submitted. Commissioner Rossbach seconded. The motion passed. APPROVAL OF AGENDA Ayes--Ericson, Fischer, Frost, Rossbach, Thompson Abstenti°n--Kopesky Commissioner Frost moved approval of the agenda, amended to add a report on Green Acres under VIII. Staff Presentations. Commissioner Ericson seconded. · Ayes---all The motion passed. V. NEW BUSINESS A. APT Telecommunications Tower Conditional Use Permit (English St. and Gervais Ave.) Ken Roberts, associate planner, presented the staff report. Mr. Roberts also answered questions from the commissioners. Michelle Johnson, representing American Portable Telecom, said her company had submitted a letter, as part of the conditional use permit application, stating that they would remain open to the possibility, of other companies using this tower for collocation. She said the tower needs to be 165 feet tall for optimum coverage of the Bo Planning Commission Minutes of 03-17-97 -2- area with the least number of antenna sites. This height also increases the chances of collocation with another provider. Ms. Johnson said American Portable Telecom also had addressed the concerns of AA Metcalf Moving and Storage and Truck Utilities Manufacturing Company about possible interference with other communication systems. She assured the commission that, with a minimum separation distance, there should be no problems with interference because the systems operate on different frequency levels. Commissioner Rossbach asked about the possibility of a loophole in the ordinance that would allow numerous 165 foot towers to be constructed with no requirement for collocoation. Associate Planner Roberts felt that most communication companies would prefer to go on an existing tower for economic reasons. Melinda Coleman, director of community development, said there is always a possibility of companies not being able to come to an agreement on terms for collocation, but it would be difficult for the city to force it. She suggested that a provision be considered to require companies to decrease tower height when a number of them are built in a small radius. Commissioner Frost moved the Planning Commission recommend: Adoption of the resolution which approves a conditional use permit to allow a 165-foot-tall telecommunications monopole and related equipment. This approval is for the vacant property on the southwest corner of English Street and Gervais Avenue. Approval is based on the findings required by the ordinance and is subject to the following conditions: 1. All construction shall follow the site plan approved by the city. The director of community development may approve minor changes. The proposed construction must be substantially started within one year of council approval or the permit shall become null and void. The council may extend this deadline for one year. 3. The city council shall review this permit in one year. Commissioner Kopesky seconded. Commissioner Rossbach asked to have the letter from the applicant, that refers to collocation, mentioned in the conditions. It was agreeable with Commissioners Frost and Kopesky to add the following: 4. The applicant has submitted a letter to the city showing an intent to allow the collocation of telecommunications equipment on the proposed tower. Ayes--all The motion passed. National Tire Warehouse (White Bear Avenue): Wetland Buffer Setback Vadance and Conditional Use Permit The staff report was presented by Ken Roberts, associate planner. Steve Johnston of Land Form Engineering Company, the civil engineers for the project, said they will use the existing Planning Commission Minutes of 03-17-97 -3- access to the site on the north, a proposed shared access on the south, and cross access on the eastern portion. Danny Smith, design manager with Embree Construction, and Keith King of National Tire Warehouse also were at the meeting. Mr. JOhnston pointed out that there currently is outdoor storage to the edge of the wetland, allowing only a 0 to 10-foot buffer zone. 'l'he variance they are requesting will increase the current buffer zone to between 40 and 65 feet. Mr. Johnston said the existing gravel surface will be replaced with two treatment ponds and many plants, trees, and grasses as part of the buffer area. In addition, a sand and grease separator will be cleaned and the sump catch basins will be maintained on a regular basis. Commissioner Rossbach asked if roof-top screening was required on this building. Mr. Roberts said it was his understanding that the community design review board had adopted the staff recommendation to waive the requirement for enclosures around the roof-top equipment. Mr. Rossbach suggested that the code should be changed to require roof-top screening materials that don't deteriorate rather than waiving the requirement. Commissioner Rossbach thought it was worth noting that some of the improvements to the wetland buffer area, planned by the applicant, were included because Maplewood does have a wetland ordinance. Commissioner Frost moved that the Planning Commission recommend: Adoption of the resolution which approves a 60-foot wetland buffer variance for the proposed National Tire Warehouse on White Bear Avenue. Approval is based on the following findings: Strict enforcement of the code would cause undue hardship because of circumstances unique to the property and not created by the property owner. The 100-foot-wide wetland buffer requirement would make development of this site difficult. The difficulty was created by the new ordinance. The variance would be in keeping with the spidt and intent of the ordinance, since the applicant would improve the quality of the wetland buffer substantially over its present state. Approval is subject to the applicant doing the fOllowing: Dedicating a wetland-buffer easement. This easement shall describe the boundary of the buffer and prohibit any building, mowing, cutting, filling or dumping within the buffer. The applicant shall record the deed for this easement before the city will isSue a building permit. 2. Dedicating a drainage easement over that part of the entire property (including the area on the abutting site to the south) below the elevation 919.5. Adoption of the resolution which approves a conditional use permit for a maintenance garage at the proposed National Tire Warehouse on White Bear Avenue. Approval is based on the findings required by the code and subject to the following conditions: 1. All construction shall follow the site plan approved, by the city. The director of community development may approve minor changes. Planning Commission Minutes of 03-17-97 The proposed construction must be substantially started within one year of council approval or the permit shall become null and void. The council may extend this deadline for one year. 3. The city council shall review this permit in one year. Commissioner Thompson seconded. The motion passed. Ayes--all VI. VISITOR PRESENTATIONS There were no visitor presentations. VII. COMMISSION PRESENTATIONS VIII. Ao March 10 Council Meeting: Mr. Kopesky reported on this meeting. March 24 Council Meeting: Ms. Ericson will attend this meeting. April 14 Council Meeting: Mr. Thompson will attend this meeting. Chairperson Fischer asked about the status of the AT&T court case. Melinda Coleman, director of community development, said AT&T is presently litigating. She said it is not known whether the findings for summary judgement have been accepted; therefore, the city may be going to court on this matter. The commission and staff discussed the Toyota cars that are currently being parked in the Countryview Golf Course parking area. Melinda Coleman felt it was a temporary situation, but staff will check to see if it is a code violation. Commissioner Rossbach asked it the snow being deposited in the ponding area north of the intersection of Hazelwood and County Road D was considered hazardous. Ken Haider, director of public works, said that determination was rather a "gray" area. He said the city would prefer to put the snow on ground surface, rather than in ponds, but there are very few areas left in the city to put snow. STAFF PRESENTATIONS Melinda Coleman, director of community development, reported on the Green Acres program. She showed maps of the four participating areas: the Miggler, Kayser, Ziittel and Stielow properties. Ms. Coleman said the municipal plans must be in compliance with the Green Acres law. Also, local controls must be consistent or more restrictive than those enacted by the county. IX. ADJOURNMENT The meeting adjourned at 8 p.m. MEMORANDUM TO: FROM: SUBJECT: PROJECT: LOCATION: DATE: City Manager Ken Roberts, Associate Planner Conditional Use Permit and Design Review US West Monopole 1890 Gervais Court March 27, 1997 INTRODUCTION Project Description John Hollenbeck of CB Commercial, representing US West, is proposing to install a 90-foot-tall monopole for telecommunications equipment. They want to install this monopole on the south side of the US West building at 1890 Gervais Court, just north of Highway 36. (Refer to the maps and plans on pages 4-9 and the letter starting on page 10.) There also would be 12' x 9.5' x 6' equipment pad near the base of the monopole. US West would enclose the monopole and pad area with a 6-foot-high chain link fence. Requests The applicant is requesting that the city approve: 1. A conditional use permit (CUP) for a monopole and related equipment in an LBC (limited business commercial) zoning district. 2. The design, site and fencing plans. BACKGROUND On January 13, 1997, the council adopted the commercial use antenna and tower ordinance. DISCUSSION Conditional Use Permit The city council should approve this request. This project meets the requirements of the tower ordinance and the criteria for a CUP. The site design would be compatible with the adjacent commercial structures and uses. Design and Site Issues Access to the tower would be from the existing parking area on the west and south sides of the building. As proposed, the monopole would be 236 feet from Gervais Court and about 156 feet from the east property line along the highway entrance ramp. The site design would fit in with the nearby commercial buildings. RECOMMENDATIONS Adopt the resolution on pages 13 and 14. This resolution approves a conditional use permit to allow a 90-foot-tall telecommunications monopole and related equipment. This approval is for the property at 1890 Gervais Court. The city bases this approval on the findings required by the ordinance and is subject to the following conditions: 1. All construction shall follow the site plan approved by the city. The director of community development may approve minor changes. The proposed construction must be substantially started within one year of council approval or the permit shall become null and void. The council may extend this deadline for one year. 3. The city council shall review this permit in one year. 4. The applicant shall submit a letter to the city showing an intent to allow the collocation of telecommunications equipment on the proposed tower. Bo Approve the site and landscape plans date-stamped March 12, 1997, for a 90-foot-tall telecommunications monopole and equipment on the south side of the building at 1890 Gervais Court. Approval is based on the findings required by code and subject to the applicant doing the following: 1. Repeat this review in two years if the city has not issued permits for this project. Before getting a building permit, provide a grading, drainage, driveway and erosion control plan to the city engineer for approval. The erosion control plan shall meet all ordinance requirements. 3. If any required work is not done, the city may allow tempora~ occupancy if: a. The city determines that the work is not essential to the public health, safety or welfare. b. The city receives a cash escrow or an irrevocable letter of credit for the required work. The amount shall be 150% of the cost of the unfinished work. 4. All work shall follow the approved plans. The director of community development may approve minor changes. CITIZENS' COMMENTS City staff surveyed the owners of the 11 properties within 350 feet of the proposed site. We received two replies. One reply had a comment. This person said they had no objection to the proposal. REFERENCE INFORMATION SITE DESCRIPTION Site size: 2.73 acres Existing land use: US West building and parking lots SURROUNDING LAND USES North: South: West: East: Redeeming Love Church across Gervais Court Highway 36 Vacant lot and Saints North Roller Skating Center Petsmart across White Bear Avenue PLANNING Land Use Plan designation: LBC (limited business commercial) Zoning: LBC Ordinance Requirements Section 36-600(5)(b)(1) requires a CUP for a tower in any non-residential zoning district. Findings for CUP Approval Section 36-442(a) states that the city council must base approval of a CUP on nine standards for approval. Refer to findings one through nine in the resolution on pages 13 and 14. p:secl 1/1890gerv.mem Attachments: 1. Location Map 2. Property Line/Zoning Map 3. Site Plan 4. Site Plan 5. Landscape Plan 6. Elevation 7. Applicant's letter dated December 23, 1996 8. Applicant's CUP criteria statement 9. Conditional Use Permit Resolution Attachment 1 Y I ' [] AVE. . · m MAPLE VIEW AVE. RADATZ D: AVE. ,,,,s~ '" NORTH SAINT PAUL H~zelwo~ Park DEMONT BROOKS AVE. Z Z Z ~od Loke AVE. LARK GRANDV1EW VIKING RREN AVE. ,., KOHLMAN ED~EHILL RD. Q COPE AVE. G~'' Z RD. O' 1700' 3400' ~ohn ~enn AVE. ROSE'WOOD AVE. NI. AVE. S. ~'/ ® o" . NURSING HOME AND FAIR GROUNDS LOCATION MAP 4 SCALE NORTH SAINT PA Attachment 2 F I, / / C7) : REDEEMING LOVE CHURCH mj (~ J cjO00~ V m~-~- ' ' ~N~)GERVAISCOURT ~ -(~ -- - = : 17~ ![~ouuj 1818 ~t'*~ ~ I ', , A 0 Z , , 1 l~,, MI~ ~ ~ < * ,~ / PETSMART ~.' ''-', m .~" .e / ...... I- - -~- ~ ' i ' Z.~" .~%-..., L-;. -~ ...... ~:~. ....... ~.. / , m ~ ._(, I~ _ m "' '- ---, ~ ~ / ;,~ ~ ,~z~a~ 4~ 2~ . * .... $ ~,/ ~ ~, , . ~ , ,~ · ,.E . ~ ~ - -'~, ~ ,' t ~ ~ . ,. . .~,.. , ,. . ~ttanhm~nt 3 E. UNE. W. 632.20 FT., SW 1/4. SEC. 11, T. 29, R. 22 GERVAIS EAET 232.66 AVENUE R=70.00 ,- EAST 121.4.7 -. BUILDING .,,, L-106.10 / , / .~.,. S27' 15'5 l'W 92.66 NORTH SCALE SITE~PLAN AVENUE L I'/'/'-I PROPOSED MONOPOLE SITE PLAN SITE PLAN Attachment 5 16' O iHOW 01STANCE TO NEARt"ST ABUTTING STRu( HIGH CHAINUNK i' GAI'~ SEE NOTE SEE fOR u ON x/xx IN~ORMA~ON JIPMENT PAD 0 --5.$' STEEL £OCER RYERSON OR EQUAL SHR£AD[D HARDWO00 MULCH ON COMMERCIAL LANDSCAPE FABRIC ' TYPICAL MONOPOL[ LOCATION PLANTING LAYOUT COMMON NAME: BOTANICAL NAME AUSI"RIAN PINE PINUS NICRA 8'HGT. Bz'R BLACK HILLS e.~PRUC[ PIC[A GLAUCA 0ENSATA 8'HCT. BA4q MARSHALL S[£0LESS ASH IrRAXINUS PENN. 2.5' CAL. NOTES PLANT 10' O.C. PLANT 10' O.C. PLACE AS SHOWN ~',./SH HONg't~L/CKLr OlERVlLLA LONICERA J5 POT 3' O.C. AM. HICHBUSH CRANBERRY 9t~URNUM TRIL0~UM S' BAa 5' O.C. NOT':S 0 $ · 10 20 SCALE IN PLOT AT wr,- P3S'S O'. ~.' C-'~,rE,~S W/T=~OST rOOT'NCSO .' 5' LANDSCAPE PLAN Attachment 6 Communications MINll3 1890 Gervais Ct., Maplewood Monopole Height: 90' Attachment 7 CB COMMERCIAL TELECOMMUNICATIONS 2550 University Avenue West Suite 159S St. Paul, MN 55114 (612) 603-6129 Fax (612) 645-1526 December 23, 1996 Mr. Kenneth Roberts City of Maplewood 1830 E. County Road B Maplewood, MN 55109 RE: US West Site #MIN-113 Dear Mr. Roberts: This letter accompanies an application for a Conditional Use Permit by US West that will allow the location of a PCS telephone antenna and cell site on the property at 1890 Gervais Court. CBC has been authorized by US West to act as their representative for planning and zoning matters. PROPOSED USE US West is proposing to construct a steel monopole tower on the noted property. A PCS antenna array will be placed at the top of the pole. The foundation for the tower will be a caisson type. The tower steel and foundation will be designed following specifications as determined by the tower manufacturer. These specifications take into account soils, local wind loading guidelines and the type of equipment to be attached to the tower. A safety factor is included in the design parameters resulting in a tower that typically exceeds local building code requirements. Please reference the enclosed drawings and the specification sheet from Engineered Endeavors, Inc. Additionally, the cell site will meet both FAA and FCC requirements for the location. Tower color will be chosen to blend in with the surrounding environment. An unmanned prefabricated equipment pad measuring approximately 12'-0" x 9'-6" x 6'-0" will be located at the base of the pole. The drainage of the site will not be changed. Fencing or landscape will be implemented per the cities requirements. The site will only require single phase 200 amp electrical service and T1 telephone for utilities. These will be brought in underground. Site photographs, a site plan, and a zoning drawing are attached. ZONING AND CONDITIONAL USE STANDARDS The site meets the City's standards for conditional uses. The antenna will be visually unobtrusive and go unnoticed by the casual observer. 10 New wireless communication technology has developed rapidly in the past few years and many new applications are vital to industrial and business uses. Business and industry will be seeking out and adapting to these new technologies to remain competitive as the new Information Highway becomes a reality. Having access to these emerging wireless technologies will be an important amenity for the success of future business. This site will enhance public safety and welfare because it will enable US West to bring this new CDMA cellular technology to the area. The ability to transmit data such as fax, paging and computer data transmission will open a whole new way for business, individuals, and government services to communicate. Police can use CDMA cellular fax machines as part of their drug enforcement program to obtain immediate search warrants when illegal activity is observed without leaving the scene. Fire fighters can receive faxed blueprints of a building in route to more safely fight fires. Ambulances Can use it to transmit vital data to emergency rooms which allows the emergency rooms to be better prepared to receive injured accident victims. At spill sites, hazardous material information can be obtained "on site" by accessing computer data bases throughout the country with a CDMA cellular modem. Motorists who do not have the cellular phones are benefited by this system. Passing motorists with a phone can place an emergency call. CDMA Cellular radio transmissions are very safe and pose no health risk. It is really nothing more than a digital Iow power two-way radio. CDMA Cellular uses low power to insure that the signal stays within the designated "cell" so it will not interfere with neighboring "cells". The output for PCS cellular is 40 watts. Television and radio station transmitting towers can range from 50,000 watts to one million watts of power output. In fact, the output of a PCS antenna array impacts the population at approximately half the output and associated absorption rate of the microwave oven found in most kitchens. The question is often asked if the operation of a cellular antenna will affect home radio and television reception. The use of the frequency spectrum is tightly controlled by the Federal Communications Commission (FCC). The CDMA cellular system is operated in the 1900 MHz range. This is a higher frequency on the radio spectrum than home radio and television frequencies. This is important because higher frequency users cannot interfere with lower frequency users. Since 1984, over 15,000 cellular antennas have been erected across the Untied States, and there have been no documented instances of interference with home entertainment equipment. Additionally, CDMA encoding will virtually eliminate the possibility of phone number cloning and cell number theft. I respectfully request that we be placed on the next available Planning Commission Agenda. I plan to attend the hearing to answer any questions or concerns that the committee or public may have. I appreciate the assistance I have already received from the Zoning Staff. I look forward to working with you to provide CDMA PCS cellular capability to your area. John Hollenbeck Zoning Manager CB Commercial Telecommunications Divisio .n Attachment 8 City of Maplewood: Application for a Conditional Use Criteria for Approval of a Conditional Use Permit 1. The City's comprehensive plan does not address PCS telephone towers and antennas. 2. The proposed monopole is designed to blend with the surrounding environment. Landscaping and screening will hide the base of the tower. The monopole color will be light blue or gray. 3. PCS towers do not reduce property values. In fact, property values have been known to increase in areas with PCS towers because it will enable US West to bring this new technology to the community. US West's PCS system will enhance the community's communications ability yet will not interfere with television, radio, pacemakers or other electronic devices. 4. US West PCS transmissions operate at a very low power level producing no harmful effects upon the health and safety of residents. PCS transmission is really nothing more than a digital Iow power two-way radio. According to the Federal Communications Commission (FCC): "Measurements that have been made around typical cellular base stations have shown that ground-level power densities are well below limits recommended by currently accepted RF and microwave safety standards." 5. The proposed PCS monopole would not increase the amount of vehicular traffic on local streets. Monopole base stations are serviced only twice each year, thus generating virtually no additional traffic. 6. The proposed use is currently accessible by city streets. No service by any other public facility would be required. 7. The proposed use would not create any additional costs for public facilities or services. 8. The proposed use will not adversely affect the surrounding natural environment. The site will be landscaped to blend with the surrounding vegetation; no trees will be removed. 9. The proposed use will include a tower of 90' and an enclosed Base Transceiver Station (BTS) for tower equipment that create no adverse environmental effects. 12 CONDITIONAL USE PERMIT RESOLUTION Attachment 9 WHEREAS, Mr. John Hollenbeck of CB Commercial, representing US West, applied for a conditional use permit to install a 90-foot-tall telecommunications monopole and related equipment. WHEREAS, this permit applies to the property at 1890 Gervais Court. The legal description is: Subject to Gervais Avenue and State Highway 36/118 and except the West 632.2 feet, the North 864.87 feet of part of the NW 1/4 of the SW 1/4 westerly of White Bear Avenue in Section 11, Township 29, Range 22 in Ramsey County, Minnesota. (PIN 11-29-22-32-0005) WHEREAS, the history of this conditional use permit is as follows: 1. On April 7, 1997, the planning commission recommended that the city council approve this permit. The city council held a public hearing on ,1997. City staff published a notice in the paper and sent notices to the surrounding property owners as required by law. The council gave everyone at the hearing a chance to speak and present written statements. The council also considered reports and recommendations of the city staff and planning commission. NOW, THEREFORE, BE IT RESOLVED that the city council approve the above-described conditional use permit, because: 1. The use would be located, designed, maintained, constructed and operated to be in conformity with the city's Comprehensive Plan and Code of Ordinances. 2. The use would not change the existing or planned character of the surrounding area. 3. The use would not depreciate property values. The use would not involve any activity, process, materials, equipment or methods of operation that would be dangerous, hazardous, detrimental, disturbing or cause a nuisance to any person or property, because of excessive noise, glare, smoke, dust, odor, fumes, water or air pollution, drainage, water run-off, vibration, general unsightliness, electrical interference or other nuisances. The use would generate only minimal vehicular traffic on local streets and would not create traffic congestion or unsafe access on existing or proposed streets. The use would be served by adequate public facilities and services, including streets, police and fire protection, drainage structures, water and sewer systems, schools and parks. 7. The use would not create excessive additional costs for public facilities or services. 8. The use would maximize the preservation of and incorporate the site's natural and scenic features into the development design. 13 9. The use would cause minimal adverse environmental effects. Approval is subject to the following conditions: 1. All construction shall follow the site plan approved by the city. 2. The proposed construction must be substantially started within one year of council approval or the permit shall become null and void. The council may extend this deadline for one year. 3. The city council shall review this permit in one year. 4. The applicant shall submit a letter to the city showing an intent to allow the collocation of telecommunications equipment on the proposed tower. The Maplewood City Council approved this resolution on 1997. 3.4 MEMORANDUM TO: FROM: SUBJECT: PROJECT: LOCATION: DATE: City Manager Ken Roberts, Associate Planner Conditional Use Permit and Design Review Tires Plus Store 1935 County Road D March 27, 1997 INTRODUCTION Project Description Ron Fiscus, of Yaggy Colby Associates, is proposing to renovate and expand the car wash building at 1935 County Road D to make it a Tires Plus Store. This project would include adding a 960-square-foot addition to the south side of the building fo]' a new showroom. Refer to the - plans on pages 6-12 and project narrative on page 13. The developer also would move the easterly driveway to the west and add parking in front of the new showroom addition. This Tires Plus Store would replace their location at 1990 County Road D in the Maplewood Automobile Mall. Requests The applicant is requesting approval of the following: 1. A conditional use permit (CUP) for a maintenance garage in the BC (business commercial) zoning district. Refer to the map on page 7 and the letter on page 13. 2. The design plans including landscaping, architectural and site plans. DISCUSSION Conditional Use Permit The proposed expansion meets the criteria for a CUP. One pdmary reason for the addition is to create a showroom for product display and customer waiting. Showrooms need visibility from the street. As proposed, the project meets the criteria for approving a conditional use permit. Neighbors' Concerns Mr. Houser, the owner of the Midas store east of this site, was concerned that the proposed height of the addition would be above the present building elevation. As such, he felt that the addition could affect the visibility of his building. Mr. Houser wants the city to require the owner to limit the height of the proposed project to the present building elevation. The proposed addition would put the showroom addition 24 feet closer to County Road D than the existing car wash building. As proposed, the addition would have a setback of 74 feet from the County Road D property line and would be 11 feet above the existing building. The existing Midas building has a setback of 30 feet from the County Road D property line and is about 18 feet tall. This proposal to expand the building would only affect the visibility of the Midas building as viewed from the Kinder Care building to the west. The proposed addition would not affect the visibility of the Midas building from County Road D, the south or from 1-694. Building Design As proposed, the building and show room designs are attractive. The developer will paint the existing building to match the showroom addition. According to Mr. Fiscus, the developer is proposing to use brown rock-faced concrete block for the showroom addition. This block should be decorative and should be compatible with the existing block in the building and with the materials in nearby buildings. Parking The number of parking spaces proposed would meet code requirements. The code requires 26 spaces - the applicant is proposing 32. RECOMMENDATIONS Ao Adopt the resolution beginning on page 14. This resolution approves a conditional use permit to expand and convert the building at 1935 County Road D for an automobile maintenance garage. The city bases this permit approval on the standards required by ordinance and is subject to the following conditions: 1 All construction shall follow the site plan approved by the city. The director of community development may approve minor changes. 2. The proposed construction must be started within one year of council approval or the permit shall end. The council may extend this deadline for one year. 3. The city council shall review this permit in one year. There shall be no outside storage of refuse or vehicle parts of any kind (including tires and wheels) unless in a screening enclosure. The developer or contractor shall submit plans for screening enclosures to staff for approval of placement and design. Any outside storage not in an enclosure shall have city council approval. 5. The owner or operator shall not allow anyone to work on vehicles outside the building. All employees shall do the vehicle repair and maintenance inside the building. 6. There shall not be any outside display or sales of tires or other materials. Approval of the plans date-stamped February 27, 1997 and building elevations dated March 20, 1997 for the building expansion and parking lot changes for the new Tire Plus store at 1935 County Road D. Approval is subject to the property owner or developer doing the following: 1. Repeat this review in two years if the city has not issued a building permit for this project. 2 Complete the following before the city issues a building permit: a. Submit a grading, drainage, utility and erosion control plan to the city engineer for approval. The erosion control plan shall meet all ordinance requirements. b. Revise the site plan to show the location of in-ground lawn irrigation lines and sprinklers for the new !andscape area in front of the building. c. Provide a screening plan for any new roof-top mechanical equipment that is visible from the street or adjacent properties. Revise the building elevations to show rock-faced concrete block and colors that are compatible with the existing block in the building and with the materials of the nearby buildings. 3. The applicant shall complete the following before occupying the building: a. Replace any property irons removed because of this construction. b. Install reflectorized stop signs at both exits, a handicap parking sign for each handicap parking space and an address on the building. c. Screen and paint all roof-mounted equipment visible from streets or adjacent properties. (code requirement) d. Install and maintain an in-ground sprinkler system for the new landscaped area in front of the building. e. Repaint the existing building to match the addition with colors approved by city staff. If any required work is not done, the city may allow temporary occupancy if: a. The city determines that the work is not essential to the public health, safety or welfare. b. The city receives a cash escrow or an irrevocable letter of credit for the required work. The amount shall be 150% of the cost of the unfinished work. c. The city receives an agreement that will allow the city to complete any unfinished work. 5. Construct the screening walls on all sides of the trash enclosure area to match the building. The trash enclosure gates shall be 1'00 percent opaque. 6. This approval does not include the signs. City staff will review signage through the sign permit process. 7. All work shall follow the approved plans. The director of community development may approve minor changes. 3 CITIZENS' COMMENTS City staff surveyed the 25 property owners within 350 feet of the site for comments about this proposal. I received seven responses. There were four in favor of the proposal, one was opposed, and two had no comment. For 1. Hopefully it will be a larger draw of traffic to the area than the car wash. (Manager - 1940 County Road D). 2. This will improve the looks of the building and site. Another retail auto store should help my traffic and improve my business. (Ziebart of Minnesota - 1955 County Road D) Opposed The proposed height of the addition will be above the present building elevation which could affect the visibility of my adjacent building. Require the owner to limit the height of the project to the present elevation. (Houser - Edina, owner of Midas Muffler building at 1945 County Road D.) REFERENCE INFORMATION SITE DESCRIPTION Site size: 30, 798 square feet (0.71 acres) Existing land use: Vacant Automobile Wash SURROUNDING LAND USES North: 1-694 South: Circuit City across County Road D West: Kinder-Care Center East: Midas Automobile repair garage PAST ACTIONS On July 8, 1986, the community design review board approved the design plans for the car wash on the site subject to 16 conditions. PLANNING Land use plan designation and zoning: BC (business commercial) Ordinance Requirements Section 36-151(b)(9) requires a CUP for any maintenance garage in a BC (business commercial) zoning district. Criteria for CUP Approval Section 36-442(a) states that the city council may approve a CUP, based on nine standards. Refer to the findings in the resolution on pages. 14 and 15. p:sec35-30~repls.mem Attachments: 1. Location Map 2. Property Line/Zoning Map 3. Demolition Plan 4. Site Plan 5. Proposed Grading Plan 6. Landscaping Plan 7. Floor Plan and Building Elevations 8. Applicant's Project Narrative Dated February 26, 1997 9. Conditional Use Permit Resolution 10. Plans date-stamped February 21, 1997 (separate attachment) Attachment 1 ROAD GALL AVE, CIR. Park BEAM EDGEHILL RD. Q ~ ~ DEMONT ,...;.{, %~ ' BROO~S · AVE. I--- Zz CT. SHERREN AVE. AVE.. I Loke Z AVE. COPE AVE. ~'~ ~1 G~'' · AVE. ~ ~ LARK I~ ""1 zl LAURIE/ RD. WOODLYNN AVE. O AVE. AVE. MAPLE qEW AVE. AVE. NORTH SAINT LOCATION MAP 6 Attachment 2 ,..~, ,~7, 8~-* ,,< ~:,,; , ,~ ~>~ ...~.-~-. T. H. 1-694 ~.. , ~~ A~ ~ J ~ ~ " ,.. I ~ COUNTY ROAD D~~,~I~~~m; I ~"' ' ~~~ .__ Z~a~4z ~ ~ ~ ~ I--~' -" ', .--" "~ -- ~_ TOYS-R-US ,' (0 ~ ARBYS~ I ~ ~ ,,' / I ='"~' i ~.~o~.1 ~~ [ THEATER ',~) I ~-- ~ :-,-,.,,.// [ I ~ .,,,,,,.; ~1 ~:I~ ,.o,~. .... ~ '. .... , · ~: _. I ~-::.:--.?---:~~ ~~:_- ..... ~ ....... ~-'~ ......................... ~-- ___~ ..... ._ _Z. ...... ?~ ........ & .... ~ . ~ .... ~ I ,' ' ~ /' - I ' ~ ~ I N~. ~?/ToY- . . ', ~ I - - -~T - / .......... J ........................... J ..... ~$s~ ............. ~ ...... I .". _~ / i ,o.~ ] '~, I .~05~-I ~ I,~ %~ I ~[~r I · ~,d~ Attachment 3 (P,~e. Ro~. ELEVATIONS ON TI'IlS PLAN ARE B~SED Om ~E ~0~ OF 1929 LJTIL IT¥ LOCATIONS INTERSTATE [XIST1NG BUII..D~N~ HIOHWAy NO. 694 m Jm COUNTY ROAD D El DEMOLITION PLAN 8 Attachment 4 INTERSTATE HIGHWAy NO. 694 'j .- GREE:NSPACE EXIS'rlNG BUILDING FIN. FL g38.70 COUNTY ROAD D ~ SITE PLAN 9 r · Attachment 5 INTERSTATE s 82-57,00~ £ HIO:HWA¥ NO. 694 CONSTRUCTION NOTES EXISTING BUILDING fiN. Fl- 93&70 )~:)Ofl'lON RN. R.. ri 38.70 IICTIO~ A - A REINFORCEMENT CATCH BASIN CURB AT COUNTY ROAD D INTERSTATE HIGHWAY NO. 694 Attachment 6 '"-'~ '? EXISTING t~ BUILDING FIN. F'I_ Z PLANT SCHEDULE COUNTY ROAD D ~ t Attachment 7 BUILDING 12 ELEVATIONS FEB 26, '9? 10:ilAM 'fA,:;,:;Y C:OL£:'v' A?._:;O,:_-:IATEE; Attachment 8 Proposed Tires Plus Project 1935 East County Road D Maplewood, Minnesota Pro.j.eet Narrative Tires Plus proposes to renovate and expand the existing building at 1935 East County Road D, currently occupied by the Sunshine Express Car Care Center, converting the facility to a Tires Plus retail sales and service facility. A 960 square foot showroom addition will be constructed on the south side of the building, providing needed sales area and a fresh, new upscale appearance to the building. Tires Plus is a Twin Cities based tire retailer which has, in recent years, expanded to more than 75 facilities throughout the upper midwest. In this expansion process, the firm has worked to change the image of tire retailers. Through the use of attractive buildings, high quality materials, clean, bright showroom and service areas and excellent service, a new image has been created which has placed Tires Plus at the leading edge of tire retailing. Through the care with which it tailors its facility and operation to meet the needs of neighborhoods, Tires Plus achieved the STARR award from the Minnesota Shopping Center Association in 1995, for its facility in Apple Valley. The firm's commitment to service results in its "guests" being treated with the utmost care and concern.in a prompt manner. The absence of exterior tire storage and display and overnight storage of vehicles has resulted in Tires Plus facilities being welcomed as a high quality addition to neighborhoods in which they locate. Tires Plus currently has a facility in Maplewood near this new site. The Maplewood store has been very successful. In fact, the result has been that the existing facility is inadequate to handle the amount of business being generated for the site. The result is a congested facility that is not consistent with Tires Plus' standards. The intent is to replace the existing facility with this new store, creating a facility that is appropriately sized. As owners of the new facility, Tires Plus will be able to exert greater control over its function and appearance than is possible in its current leased space. Ample parking and eight service bays will assure that this needed improvement is accomplished. In the process, the car wash, auto service facility that has, occasionally, caused traffic problems will be replaced with a facility that has lower traffic counts and better accommodates traffic and customers with its operation and site improvements. This existing building that, through the years, has become unsightly will be replaced with an attractive new appearance that will be amply landscaped with less asphalt surfacing covering the site. As viewed from 1-694 or County Road D, the dramatic improvement in appearance will provide a substantial enhancement to the neighborhood. #5372 13 Attachment 9 CONDITIONAL USE PERMIT RESOLUTION WHEREAS, Yaggy Colby Associates, representing 'i3res Plus, applied for a conditional use permit to add onto and expand an existing building to open an automobile maintenance garage. WHEREAS, this permit applies to the property at 1935 County Road D. The legal description is: Lot 1, Block 1, Tousley Commercial Park, Ramsey County, MN (PIN 35-30-22-33-0005) WHEREAS, the history of this conditional use permit is as follows: 1. On April 7, 1997, the planning commission recommended that the city council approve this permit. On , the city council held a public hearing. The city staff published a notice in the paper and sent notices to the surrounding property owners. The council gave everyone at the hearing a chance to speak and present written statements. The council also considered reports and recommendations of the city staff and planning commission. NOW, THEREFORE, BE IT RESOLVED that the city council approve the above-described conditional use permit, because: 1. The use would be located, designed, maintained, constructed and operated to be in conformity with the city's comprehensive plan and code of ordinances. 2. The use would not change the existing or planned character of the surrounding area. 3. The use would not depreciate property values. The use would not involve any activity, process, materials, equipment or methods of operation that would be dangerous, hazardous, detrimental, disturbing or cause a nuisance to any person or property, because of excessive noise, glare, smoke, dust, odor, fumes, water or air pollution, drainage, water run-off, vibration, general unsightliness, electrical interference or other nuisances. 5. The use would generate only minimal vehicular traffic on local streets and would not create traffic congestion or unsafe access on existing or proposed streets. 6. The use would be served by adequate public facilities and services, including streets, police and fire protection, drainage structures, water and sewer systems, schools and parks. 7. The use would not create excessive additional costs for public facilities or services. 8. The use would maximize the preservation of and incorporate the site's natural and scenic features into the development design. 14 9. The use would cause minimal adverse environmental effects. 10. There would not be a significant affect on the development of the parcel as zoned. Approval is subject to the following conditions: 1. All construction shall follow the site plan approved by the city. The director of community development may approve minor changes. 2. The proposed construction must be started within one year of council approval or the permit shall end. The council may extend this deadline for one year. 3. The City Council shall review this permit in one year. There shall be no outside storage of refuse or vehicle parts of any kind (including tires and wheels) unless in a screening enclosure. Plans for screening enclosures shall be submitted to staff for approval of placement and design. Any outside storage not in an enclosure shall have city council approval. 5. The owner or operator shall not allow anyone to work on vehicles outside the building. All employees shall do the vehicle repair and maintenance inside the building. 6. There shall not be any outside display or sales of tires or other materials. The Maplewood City Council adopted this resolution on ,1997. 15 MEMORANDUM TO: FROM: SUBJECT: PROJECT: LOCATION: DATE: City Manager Ken Roberts, Associate Planner Conditional Use Permit and Design Review Precision Tune Auto Care Store 275 Century Avenue North March 31, 1997 INTRODUCTION Project Description Daniel Dege, of Finn-Daniels, Inc., is proposing to renovate and expand the former auto insurance claims building at 275 Century Avenue North. The changes are to make the site a Precision Tune Auto Care Store. This project would include adding a 1,388-square-foot addition to the west and north sides of the building for additional service bays. Refer to the plans on pages 7-13 and the project narrative on pages 14-17. The developer also would add a driveway around the north side of the building and a storm water pond on the west side of the site. Requests The applicant is requesting approval of the following: 1. A conditional use permit (CUP) for a maintenance garage in the M-2 (Heavy Manufacturing) zoning district. Refer to the map on page 8 and the letter starting on page 14. 2. The design plans including architectural, landscaping and site plans. DISCUSSION Conditional Use Permit The proposed expansion meets the criteria for a CUP. This business would be compatible with the existing development in the area. As proposed, the addition is to provide additional service bays in the building for the business. Design Considerations Building Design and Roof-Equipment Screening As proposed, the building exterior would have a mix of materials. This would include EIFS and single score concrete block around the upper part of the building above a neon band. The EIFS would be on the upper part of the existing building while the addition would have concrete block above the neon band. Unfortunately, this design makes the addition look like an addition instead of matching the remodeled existing building. The building, when the contractor is done, should look like a single harmonious unit. To help accomplish this, the applicant should use EIFS around all the upper part of the building above the neon band. The community design review board recently has been waiving the requirement for the screening of any new roof-top mechanical equipment. The CDRB should require the applicant to paint all new units to match the building as required by the code. It is the belief of the CDRB that roof-top equipment screening often becomes more noticeable than the equipment and that it becomes unsightly. Shoreland and Ponding Area Section 36-566('~)(a)(3) of the shoreland ordinance allows for up to 70 percent of the site (with bonus) to have impervious surface. To get the bonus, the developer must provide and maintain significant facilities for reducing storm water flow or the treatment of runoff. The code also requires the city engineer to determine whether the proposed plans and management practices are adequate to warrant the bonus. To help reduce storm water flow and to treat the runoff, the applicant is proposing a pond on the west side of the site. They also are proposing to have most of the surface water from the parking lot run in grass swale (instead of a pipe) before entering the pond. Cliff Aichinger of the Ramsey- Washington Watershed District suggested that the swale bottom have a non-mowed native grass mixture to help with the water quality. The proposed plan has about 63 percent of the site area covered with impervious surface. With the proposed pond and swale, the city engineer is recommending approval of the impervious surface bonus for this project. Section 36-570(a)(2)(b) of the shoreland ordinance requires the developers of non-residential uses in the shoreland area to screen the use from view from the water by vegetation or topography, assuming summer conditions. The floor level of the building is about 8.5 feet above the normal water level of Tanners Lake. As such, the developer should provide more and different landscaping on the east side of the building to help screen it from the lake surface. This revised plan should include having at least five trees on the east side of their parking lot. The screening also should include at least three trees between the lake and the driveway on the east side of the site. (See the notes on the landscape plan on page 11 .) These trees should be a mixture of the maples, lindens and coniferous trees (Austrian pines) instead of the proposed Marshall Ash and Skyline Locust. As recommended, the tree species and locations would provide better screening of the building from the lake than the trees proposed by the applicant. Landscaping The applicant needs to revise the landscape plan (date stamped March 17, 1997) to provide more screening of the building from Tanners Lake. As noted above, the shoreland ordinance requires the developers of non-residential uses in the shoreland area to screen the use from view from the water by vegetation or topography. This screening should include evergreen trees. In addition, the landscape plan needs to reflect the proposed grading plan. Specifically, the plan shows snow crab trees in the proposed swale on the south side of the site. The developer should move the trees out of the swale and should show the non-mowed native grass bottom instead of sod for the swale on the landscape plan. On August 12, 1996, the city council directed staff to apply the Chanhassen Landscaping Ordinance on a trial basis to landscaping proposals we review for the next year. This ordinance bases the minimum amount of landscaping required on the cost of the proposed construction. The Chanhassen code requires that the developer spend at least 2% of the project cost on landscaping. (The code requires that the minimum landscape value include only expenditures on trees and plant materials. It does not include sod, seed, labor and grading.) Mr. Dege told me that they do not yet have the project cost or landscaping cost estimates. Staff will attempt to get this data by the time of the meeting. Even with not having this information, the proposed landscaping, with the changes noted above, should be attractive and acceptable. Parking The number of parking spaces proposed would meet code requirements. The code requires 16 spaces- the applicant is proposing 17. RECOMMENDATIONS Ao Adopt the resolution beginning on page 18. This resolution approves a conditional use permit to expand and convert the building at 275 Century Avenue North for an automobile maintenance garage. The city bases this permit approval on the standards required by ordinance and is subject to the following conditions: 1. All construction shall follow the site plan approved by the city. The director of community development may approve minor changes. 2. The proposed construction must be started within one year of council approval or the permit shall end. The council may extend this deadline for one year. 3. The city council shall review this permit in one year. There shall be no outside storage of refuse or vehicle parts of any kind unless in a screening enclosure. Plans for screening enclosures shall be submitted to staff for approval of placement and design. Any outside storage not in an enclosure shall have city council approval. 5. The owner or operator shall not allow anyone to work on vehicles outside the building. All employees shall do the vehicle repair and maintenance inside the building. Approval of the plans date-stamped March 4, 1997 and the landscape and building elevations date-stamped March 17, 1997 for the building expansion and parking lot changes for the new Precision Tune store at 275 Century Avenue North. Approval is subject to the property owner or developer doing the following: 1. Repeat this review in two years if the city has not issued a building permit for this project. 2. Complete the following before the city issues a building permit: a. Submit a grading, drainage, utility and erosion control plan to the city engineer for approval. The erosion control plan shall meet all ordinance requirements. b. Revise the site plan as follows: (1) Show the location of in-ground lawn irrigation lines and sprinklers for the new landscape area on the south side of the building. (2) The handicap parking space shall have an 8-foot-wide access aisle on one side for loading and unloading to meet ADA standards. c. Revise the building elevations to show the lite grey EIFS around all the upper part of the building addition instead of the lite grey single score block. d. Revise the landscape plan as follows: (1) The plan shall reflect the proposed grading plan by moving the snow crab trees out of the swale to other locations on site and shall show non-mowed native grass in the swale instead of sod. (2) Show at least five trees on the east side of the parking lot and at least three trees between the lake and the driveway on the east side of the site. These trees shall be a mixture of the maples, lindens and coniferous trees (Austrian pines) to have a variety of tree heights and screening. 3. The applicant shall complete the following before occupying the building: a. Replace any property irons removed because of this construction. b. Install reflectodzed stop signs at both exits, a handicap parking sign for each handicap parking space and an address on the building. c. Paint or screen all roof-mounted equipment visible from streets or adjacent properties. (code requirement) d. Install and maintain an in-ground sprinkler system for the new landscaped area on the south side of the building. e. Post signs that say "employee parking only" by the parking stalls on the west side of the building. 4. If any required work is not done, the city may allow temporary occupancy if: a. The city determines that the work is not essential to the public health, safety or welfare. b. The city receives a cash escrow or an irrevocable letter of credit for the required work. The amount shall be 150% of the cost of the unfinished work. c. The city receives an agreement that will allow the city to complete any unfinished work. 5. Construct the screening walls on all sides of the trash enclosure area of rockface block to match the building. The trash enclosure gates shall be 100 percent opaque. o This approval does not include the signs. permit process. All work shall follow the approved plans. approve minor changes. City staff will review signage through the sign The director of community development may REFERENCE INFORMATION SITE DESCRIPTION Site size: 30, 771 square feet (0.71 acres) Existing land use: Automobile Insurance Claims Building SURROUNDING LAND USES North: Denny's Restaurant South: Interstate 94 and frontage road West: 3M property across Century Avenue East: Tanners Lake and Tanners Lake Marine PAST ACTIONS In 1967, Skelly Oil Company built a gas station on the site. From 1979 to 1981, U-Haul used the site for renting trailers. In 1981, American Family Insurance remodeled the building to convert it to an American Insurance drive-in claims center. PLANNING Land use plan designation and zoning: M-2 (heavy industrial) Ordinance Requirements Section 36-151(b)(9)(c) requires a CUP for maintenance garages. Section 36-442(a) states that the city council may approve a CUP, based on nine standards. Refer to the findings in the resolution on pages 18 and 19. Section 25-70 of the city code requires that the CDRB make the following findings to approve plans: That the design and location of the proposed development and its relationship to neighboring, existing or proposed developments and traffic is such that it will not impair the desirability of investment or occupation in the neighborhood; that it will not unreasonably interfere with the use and enjoyment of neighboring, existing or proposed developments; and that it will not create traffic hazards or congestion. That the design and location of the proposed development is in keeping with the character of the surrounding neighborhood and is not detrimental to the harmonious, orderly and attractive development contemplated by this article and the city's comprehensive municipal plan. 5 That the design and location of the proposed development would provide a desirable environment for its occupants, as well as for its neighbors, and that it is aesthetically of good composition, materials, textures and colors. p:sec36-29~pretune.mem Attachments: 1. Location Map 2. Property Line/Zoning Map 3. Existing Conditions Survey 4. Site Plan 5. Proposed Landscape Plan 6. Proposed Grading Plan 7. Proposed Building Elevations 8. Applicant's Project Narrative Dated March 3, 1997 9. Conditional Use Permit Resolution 10. Plans date-stamped March 4, 1997 and March 17, 1997 (separate attachment) 6 AVE. MINNEHAHA :~ Attachment CONWAY 222 ;:~ RI. IV' JAMES UPPER AFTON RD. MAYER LN. 1 LONDIN CT. ,2 POND CT. ,3 DOt~L,,~D I.,N. (~) 4 D,O~LAND DR. LOWER LOCATION 7 MAP :::3 Attachment 2 I! 3M PROPERTY-"'--' HOTEL ,' /.,? DENNYS'. I/ Attachment 3 !Ii::. ~,, ~ ; ,I~ $~rvey Provioed EGAN, FIELD & NOWAK lNG. SURVEYORS 741~ WoyzOtO Boole,,crd MinneopoiiS, MN 55426 Teie' ~r612) 546-6837 PRECISION TUNE AUTO CARE 275 Centuw Avenue NoAh EXISTING CONDITIONS 9 Attachment 4 ,,,q, PRECISION TUNE AUTO CARE 275 Century Avenwe North SITE NOTES SITE PLAN 10 Attachment 5 ' ' ~- ' ~ ' ~ ' R ~_z,~~~-i. ~.-- ' ";,,¥~ A N N E S '~_ i '":.'4'.'~,~-.,'~~' ,', , .~r ', L' I,. N~: ~,. \ ,, I~ ~' '~ ~ '~,, '-.,".,~ ' \ ~, ~ I , I - \N. · \ INTERSTATE HIGHWAY 94 ,x~.~ .......... ~'~ BHEET INDEX PRECISION TUNE AUTO CARE 94 & CENTURY AVENUE Attachment 6 ill PRECISION TUNE AUTO CARE 2?$ Century Avenue NOAh ii Attachment 7 ~-I?-q7 PRECISION TUNE AUTO CARE ~4 J CENTURY AVENUE PROPOSED BUILDINGs3 ELEVATIONS~ Attachment 8 March 3, 1997 PRECISION TUNE AUTO CARE 275 Century Avenue North Maplewood, MN By: PRECISION TUNE AUTO CARE 632t Bury Drive Eden Prairie, MN 55346 REQUESTS: Conditional Use Permit approval for a commercial site development located in the Heavy Manufacturing M-2 zoning district. Site plan approval for a commercial site development located in the Heavy Manufacturing (M-2) zoning district. PROJECT DESCRIPTION: The proposed Precision Tune Auto Care site development provides a tasteful, efficient development proposal that matches the envisioned land-use for the site, promotes safe and orderly traffic flow, and creates a handsome building with proper site orientation and extensive landscaping. The site improvements consist of a 1388 square foot retail building addition for a total proposed building of 2,680 square feet which is planned for one tenant that will serve the local residential and commercial neighborhood communities. Adjacent to the proposed building are 17 parking spaces, including 1 accessible stalls. SUBMI~AL PACKAGE: Attached with this narrative are 8 plan sheets which identify the project location, existing conditions, building architecture, site layout, grading, utilities, landscape, and lighting. The attached sheets are: Sheet C1 - Sheet C2 - Sheet C3 - Sheet C4 - Sheet C5 - Sheet A-1 - Sheet A-2 - Sheet A-3 - Existing Conditions and Boundary Survey Removal Plan Preliminary Site Layout Grading, Drainage and Erosion Control General Detail Sheet Architectural/Landscape Site Plan Floor Plan Exterior Elevations Finn-Daniels Architects/HKS Associates March 3, 1997 Page 1 14 Conditional Use Permit Submission for Precision Tune Auto Care SITE DESCRIPTION: The site was used as an insurance claims office, better known as the American Family Insurance Building. The site lies at the northeast corner of Century Avenue and interstate 94, Access to Century Avenue (State Trunk Highway 120) and Interstate 94 are controlled by MnDOT, Easements present on the site are: 1. A utility and drainage easement which borders the inside of the property limits and accommodates the drainage swale that flows along the vacated Century Avenue corridor, adjacent to tanner's Lake. 2. A cross-access easement along the eastern portion of the site which allows for traffic to enter the adjacent development to the north (Denny's), Adjacent Land Use: Adjoining the site to the north and south is commercial development, To the east is Tanners Lake and to the west is the 3M campus, located across Century Avenue, DEVELOPMENT STANDARDS: The proposed retail business development is generally designed to meet or exceed the M-2 Heavy Manufacturing zoning district's minimum standards, The required building size, parking ratio, and landscaping all fall well within the regulations outlined in the M-2 section of the ordinance. The building and parking setbacks also meet the requirements associated with the city's Shoreline Ordinance setbacks for a Class 1 lake, It is proposed that the parking lot and service drive areas will have a bituminous surface with B612 concrete curb and gutter throughout. Many factors were considered in creating an aesthetically pleasing retail business setting. With the main access from the 1-94 Frontage Road (vacated Century Avenue alignment), it was important to establish a logical vehicular circulation system and a strong visual presence for the development along Century Avenue and Interstate 94, It was also important to provide landscaping which enhances the beauty of each distinct season and create a pleasing setting for the expanded facility, while maintaining views from the adjacent roads, BuiJdin~ The proposed auto care facility will be constructed af color impregnated decorative block (rock face and single scored), The existing building will be faced with an E.F,I,S. system with colors and banding to match. Other unique design elements which add character to the building include the use of a yellow metal canopy, incorporated into the red and yellow prefinished metal energy strip that rings the building with a single tube of red neon over the red stripe to add accent lighting in the evening, all which complement the building's color palette of grey tones with yellow and red accents. The quantity and placement of building signage has been appropriately sized to conform to the City's Sign Ordinance, We propose to remove the existing non-compliant three pole pylon sign & replace it with a code compliant single pole sign. Finn-Daniels Architects/HKS Associates March 3~ 1997 Page 2 15 Conditional Use Permit Submission for Precision Tune Auto Care UTILITIES/GRADING Watermain water service for the addition to the existing building is proposed to be supplied by the existing service. Sanitary Sewer Sanitary service for the addition to the building is proposed to be supplied by the existing service, Storm Sewer The stormwater for the site will drain overland and be directed to curb cuts along the southwest side of the site. The stormwater will than be carried in a grass swale to a stormwater detention basin located on the west side of the site. Stormwater drainage for the building will be collected by a storm sewer system and carried to the detention basin. The stormwater will than be discharged to the MN/DOT ditch along the east side of TH 120. Grading stormwater on the eastern one half (by area) of the site flows to the east and eventually to Tanners Lake. Stormwater on the western one half of the site flows to the west into the MN/DOT ditch on the east side of TH 120 (Century Avenue). The proposed grading design will direct the stormwater for the site to the west and to a detention basin located on the west side of the site, The storm water will be discharged to the ditch along the east side of TH 120, This process of directing flow and ponding with controlled discharge will enhance the water quality discharged from the site. The grades for the site on the east side will be raised approximately 2 feet so that the stormwater can be directed to the west. This will require that the existing bituminous pavement will be removed and a new bituminous surface constructed. Erosion control measures will be placed prior to the stad of grading operations and will remain in place until all slope stabilization is completed, The stormwater detention basin will be constructed prior to the start of any other grading operations, VEHICULAR CIRCULATION: The site development scheme creates a logical vehicular circulation pattern by clearly defining the site entry, the parking areas for the project, and by providing a vehicular loop that allows traffic to enter and exit the site efficiently. Drive aisles and parking stalls have been designed to meet the City of Maplewood standards for commercial development, and ample turning radii have been employed at all intersections. Finn-Daniels Architects/HKS Associates March 3, 1997 Page 3 Conditional Use Permit Submission for Precision Tune Auto Care 16 DEVELOPMENT DATA: PARCEL AREAS: Total Lot Area 30,771.0 sq. feet (.706 acres) PROPOSED STANDARDS: Front Yard Setbacks Building 30 feet Parking 15 feet Side Yard Interior Lot Line Setbacks Building 15 feet Parking 5 feet Side Yard Side Street Setbacks Building 30 feet Parking 15 feet Tanners Lake Shoreline Setbacks (Class 1 water body) Building 100 feet Parking 100 feet SITE DATA: Total Parcel Area Building Area Existing Proposed Total Parking Lot Area Landscape Area Parking Required Proposed Parking Stall Size Customer Employee Accessible 30,771.0 Sq. Ft. 1,292.0 1,388.0 2,680.0 16,770.0 11,321,0 Sq. Ft. Sq. Ft. Sq. Ft. (8.7%) square feet (54.5%) square feet (36.8%) 17.0 Spaces 17.0 Spaces 10 Ft. x 18 Ft. 9 Ft. x 18 Ft. 8 Ft. x 18 Ft. with a 5 Ft. x 18 Ft. Access Aisle Finn-Daniels Architects/HKS Associates March 3, 1997 Page 4 17 Conditional Use Permit Submission for Precision Tune Auto Care Attachment 9 CONDITIONAL USE PERMIT RESOLUTION WHEREAS, Finn-Daniels, Inc., representing Precision Tune Auto Care, applied for a conditional use permit to add onto and expand an existing building to open an automobile maintenance garage. WHEREAS, this permit applies to the property at 275 Century Avenue North. The legal description is: Subject to easements, Highway and vacated avenue accruing, the following; the south 1/2 of Lots 1 and 2, Block 8, Tanners Lake Outlots, Ramsey County, MN (PIN 36-29-22-44-0003) WHEREAS, the history of this conditional use permit is as follows: 1. On April 7, 1997, the planning commission recommended that the city council approve this permit. On 1997, the city council held a public hearing. The city staff published a notice in the paper and sent notices to the surrounding property owners. The council gave everyone at the hearing a chance to speak and present written statements. The council also considered reports and recommendations of the city staff and planning commission. NOW, THEREFORE, BE IT RESOLVED that the city council approve the above-described conditional use permit, because: 1. The use would be located, designed, maintained, constructed and operated to be in conformity with the city's comprehensive plan and code of ordinances. 2. The use would not change the existing or planned character of the surrounding area. 3. The use would not depreciate property values. The use would not involve any activity, process, materials, equipment or methods of operation that would be dangerous, hazardous, detrimental, disturbing or cause a nuisance to any person or property, because of excessive noise, glare, smoke, dust, odor, fumes, water or air pollution, drainage, water run-off, vibration, general unsightliness, electrical interference or other nuisances. 5. The use would generate only minimal vehicular traffic on local streets and would not create traffic congestion or unsafe access on existing or proposed streets. 6. The use would be served by adequate public facilities and services, including streets, police and fire protection, drainage structures, water and sewer systems, schools and parks. 7. The use would not create excessive additional costs for public facilities or services. 18 8. The use would maximize the preservation of and incorporate the site's natural and scenic features into the development design. The use would cause minimal adverse environmental effects. There would not be a significant affect on the development of the parcel as zoned. Approval is subject to the following conditions: 1. All construction shall follow the site plan approved by the city. The director of community development may approve minor changes. 2. The proposed construction must be started within one year of council approval or the permit shall end. The council may extend this deadline for one year. The City Council shall review this permit in one year. There shall be no outside storage of refuse or vehicle parts of any kind (including tires and wheels) unless in a screening enclosure. Plans for screening enclosures shall be submitted to staff for approval of placement and design. Any outside storage not in an enclosure shall have city council approval. The owner or operator shall not allow anyone to work on vehicles outside the building. All employees shall do the vehicle repair and maintenance inside the building. The Maplewood City Council adopted this resolution on ,1997. 3.9