HomeMy WebLinkAbout2003-151 Council ResolutionCity Council Meeting
JADT — Lot 1 & Lot 2
September 8, 2003
CITY OF LINO LAKES
RESOLUTION NO. 03-151
RESOLUTION APPROVING A CONDITIONAL USE PERMIT AUTOMOBILE REPAIR
FACILITY
LOT 2&3, BLOCK 1, JADT ADDITION
WHEREAS, the City has received an application for a conditional use permit to allow an
automobile repair facility; and
WHEREAS, the legal description of the property is:
Lot 2 & 3, Block 1, JADT Addition
; and
WHEREAS, the subject property is zoned PDO, Planned Development Overlay; and
WHEREAS, the conditional use permit approval request is based on the following plans:
11.) Master Site Plan, dated 7-14-03.
• 12.) Master Planting Plan, dated 7-14-03.
13.) Planting Plan, dated 7-14-03.
14.) Landscape Details, dated 7-14-03.
15.) Photometric Lighting Plan, dated 7-14-03.
16.) Floor Plan (Building A), dated 7-14-03.
17.) Floor Plan (Building B), dated 7-14-03.
18.) Exterior Elevations (Building A), dated 7-14-03.
Exterior Elevations (Building B), dated 7-14-03.
; and
WHEREAS, at their meeting on August 13th, 2003, the Planning & Zoning Board
considered the conditional use permit application and recommended approval subject to
the conditions listed in the meeting minutes; and
WHEREAS, the City Council of the City of Lino Lakes makes the following findings of
fact, as required by Section 2 Subd. 2.B.7 of the Zoning Ordinance which establishes
conditional use permit evaluation criteria.
a. The proposed development application is consistent with the policies and
recommendations of the Lino Lakes Comprehensive Plan
b. The proposed development is compatible with present and future land uses of
the area.
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City Council Meeting
JADT — Lot 1 & Lot 2
September 8, 2003
c. The proposed development conforms to the performance standards
contained within the Zoning Ordinance and other applicable City Codes.
d. Traffic generated by the proposed development is within the capabilities of
streets serving the property.
e. This application will not involve uses, activities, processes, materials,
equipment and conditions of operation that will be detrimental to any persons,
property, or the general welfare because of excessive production of traffic,
noise, smoke, fumes, glare, or odors.
f. This application will not result in the destruction, Toss, or damage of a natural,
scenic or historic feature of major importance.
g.
This application will conform to specific standards of the Zoning Ordinance
applicable to the particular use.
NOW, THEREFORE, BE IT RESOLVED that the City Council of Lino Lakes hereby
approves the conditional use permit to allow an automobile repair facility subject to the
following conditions:
1. Lot 2 and Lot 3 shall be combined into a single parcel.
2. A revised Landscaping Plan shall be submitted that provides additional landscaping
around the trash enclosures to create better screening. The parking lot island along
the western side of Lot 2 shall be modified to preserve the existing trees if possible.
3. Lighting fixture details that conform to requirements shall be submitted for the
proposed wall pack lighting.
4. A master sign plan shall be submitted for review and approval.
5. All grading and drainage modifications be satisfied, as outlined in the City Engineer's
memo dated August 8, 2003.
6. The existing drainage and utility easement between Lot 2 and 3, as dedicated on the
approved plat, shall be vacated in accordance with State and Lino Lakes
requirements.
7. A revised Rice Creek Watershed District Permit shall be obtained prior to issuance
of a building permit.
8. A revised Minnesota Department of Transportation (Mn/DOT) drainage permit shall
• be obtained prior to issuance of a building permit.
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City Council Meeting
JADT — Lot 1 & Lot 2
September 8, 2003
• 9. The Conditional Use Permit shall be limited to uses classified as Automobile Repair
—Minor defined as an establishment providing goods or services related to
automobiles such as car washes, repair businesses limited to minor engineer repair,
fluid changing, tire service and muffler repair and other uses of similar character, but
not including uses defined as a major automobile business or automobile sales."
1
10. The emission of odor by a use shall be in compliance with and regulated by the
State of Minnesota Pollution Control Standards, Minnesota regulations APC, as
amended.
11. All flammable materials, including liquids and rags, shall conform with the applicable
provisions of the Minnesota Uniform Fire Code.
12.AII outside storage shall be prohibited except the storage of customer vehicles
waiting for repair.
13. All conditions pertaining to a specific site are subject to change when the Council,
upon investigation in relation to a formal request, finds that the general welfare and
public betterment can be served by modifying the conditions.
14. The applicant shall enter into a Site Performance Agreement with the City.
Passed by the Lino Lakes City Council this 13th day of September, 2003.
ATTEST: f!
Ann Blair, Cjt ! Clerk
J. Bergeson, Mayor
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Memorandum
DATE: August 8, 2003
TO: Mike Grochala
FROM: James E. Studenski, City Engineer
RE: JADT Addition
Attached is the TKDA design review dated August 7, 2003, of the submitted
documents for the proposed design of the above-mentioned project. The project is in
general conformance with previous reviews and with the City of Lino Lakes standards.
Note, however, revised storm water computations have not been received.
Approval can be given following completion of the items listed on the attached
memorandum and adjustments necessary for the shift in the property line layout.
Please contact me with any questions.
600 Town Center Parkway, Line Lakes, Minnesota 55014-1182
Phone: 651-982-2400 d Fax: 651-9£3 -2499 TDD: 651-002-2410
TKDA
illy ENGINEERS • ARCHITECTS • PLANNERS
MEMORANDUM
1500 Piper Jaffray Plaza
444 Cedar Street
Saint Paul, MN 55101-2140
(651) 292-4400
(651) 292-0083 Fax
www.tkda.com
To: James E. Studenski, P.E. Reference: JADT Commercial Site
Copies To: City of Lino Lakes, Minnesota
Comm. No. 12701-002
From: Scott A. Brink Routing:
Date: August 7, 2003
Review correspondence for this proposed development was previously provided in memorandums to the City
dated May 6, 2003, April 9, 2003, and February 28, 2003. The following documents have been provided for
this review:
• Architectural Plans prepared by KKE Architects and dated July 14, 2003 (Site Plan, Planting Plan,
Landscape Details, Lighting Plan, Building Floor Plans, and Exterior Building Profiles).
• • Preliminary Plans prepared by Ryan Engineering, dated July 14, 2003 (Preliminary Plat, Preliminary
Site Plan, Preliminary Grading Plan, and Preliminary Utility Plan).
The proposed development plans have generally been previously reviewed as part of a larger development
plan. Much of the required infrastructure is already in place. The plans presented herein for review (Lots 2
and 3) generally fall within the bounds of previous reviews. The following additional comments are
provided based upon the information received:
1. Previous review memorandums and correspondence have responded to ponding and drainage design
for the site. Revised stormwater computations reflecting the proposed stormwater pond design as
shown per the plans received must be provided.
2. Pond emergency overflow -locations and elevations must be provided on the plan. In addition, the
grading plan should also be reviewed by the Minnesota Department of Transportation since
stormwater is entering the wetland that borders I -35W. Revised storm water calculations must
demonstrate that the 100 -year flood elevation of the existing wetland will not change.
3. The Rice Creek Watershed District must also review and approve the revised stormwater revisions.
4. It is recommended that a fire hydrant be added at or near the property line between Lots 1 and 2. The
number and location of hydrants shall be subject to review and approval of the City Fire Chief.
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STAFF ORIGINATOR:
CITY COUNCIL
MEETING DATE:
TOPIC:
AGENDA ITEM 7D
Michael Grochala
September 8, 2003
Conditional Use Permit for an Automobile
& Truck Repair Facility
JADT Commercial Development, Block 1, Lot 2
& Lot 3
ACTION REQUIRED: 3/5 vote
BACKGROUND
In September of 2002 the City Council approved the JADT Addition (Resolution No. 02-
111), which included the creation of four lots for single and multiple tenant use on
property located east of Lake Drive and south of Apollo Drive. A master site plan,
grading and drainage plan, utility plan and landscaping plan was also approved in
conjunction with the plat approval. Lot 4 received Site Plan Review approval and a
Conditional Use Permit for an accessory drive-through at that time.
The applicant is now requesting site plan approval for development on Lots 2 and 3.
The proposed development consists of two multi -tenant retail building that are 13,847
square foot and 3,500 square feet, respectively. The smaller building also consists of a
proposed three bay automobile repair facility. Automobile repair facilities are listed as a
Conditional Use within the GB, General Business District.
This review is based on the most current submittal, consisting of the following plans:
1.) General location map.
2.) Master Site Plan, dated 7-14-03.
3.) Master Planting Plan, dated 7-14-03.
4.) Planting Plan, dated 7-14-03.
5.) Landscape Details, dated 7-14-03.
6.) Photometric Lighting Plan, dated 7-14-03.
7.) Floor Plan (Building A), dated 7-14-03.
8.) Floor Plan (Building B), dated 7-14-03.
9.) Exterior Elevations (Building A), dated 7-14-03.
10.) Exterior Elevations (Building B), dated 7-14-03.
City Council Meeting
JADT — Lot 1 & Lot 2
• September 8, 2003
ANALYSIS
•
•
Land Use & Zoning
Location
Guided Land Use
Existing Zoning
Site
Mixed Use
PDO (Planned
Development Overlay)
West
Mixed Use
PDO
North
Mixed Use
PDO
East
Mixed Use
PDO
South
Mixed Use
LB (Limited Business)
The JADT project was originally located within the SC, Shopping Center Zoning District.
This zoning was amended to PDO, Planned Development Overlay to allow for design
flexibility on the site. The SC District was subsequently eliminated with the revision of
the recently adopted Zoning Ordinance, and the requirements of the GB, General
Business District are now applicable to the site. In accordance with the provisions of
the GB, General Business District automobile and truck repair facilities require a
Conditional Use Permit.
Lot Area Requirements
The proposed site is 2.72 acres in size. The site is comprised of what was originally
platted as Lot 2 and Lot 3. Building B is proposed to extend across the property line
separating lots 2 and 3. Approval of the project will require the combination of the two
lots and vacation of an existing drainage and utility easement.
The original PDO was granted to allow for design flexibility on the site. The overall site
design was intended to provide integration of uses lying south of Apollo Drive. The
proposed buildings will be under common ownership and an existing operation and
maintenance agreement is in effect across all the lots. The existing drainage and utility
easement is not needed for public purposes. Therefore, staff does not find any issues
with the necessary lot combination and easement vacation.
Setback Requirements
Principle Building
Parking Lot
Required
Proposed
Required
Proposed
Apollo Drive
50 feet
75 feet
15 feet
15 feet
I35W
50 feet
30 feet*
15 feet
75 feet
Private
Access Road
N/A
N/A
N/A
N/A
Side Yard
10 feet
5 feet
5 feet
5 feet
Rear Yard
30 feet
30 feet
5 feet
75 feet
* Per PDO Master Plan
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City Council Meeting
JADT — Lot 1 & Lot 2
September 8, 2003
Building Materials
The JADT project was originally approved to replicate and conform with the design
guidelines in place for the Lino Lakes Marketplace complex to the north. The proposed
building materials consist of concrete masonry units (CMU) and E.I.F.S. accents, along
with accentuated building corner and cornice details. The proposed building materials,
colors, finishes and accents are in conformance with Marketplace design guidelines and
similar to the existing JADT building located on Lot 4.
Building Height. The maximum allowable building height is 45 feet. The proposed
building measures 34 feet at the highest parapet (roof height 18 feet). The building
height is in conformance to district standards.
Landscaping. In accordance with site and building plan submission requirements, a
landscape plan has been provided for review. A master landscape plan was reviewed
and approved in conjunction with the JADT plat approval.
The proposed plan includes overstory trees consisting of Swamp White Oak, Bur Oak,
Northern Pin Oak, and Northern Red Oak to be planted around the perimeter of the site
and in one large island located in the parking lot. Shrubbery, consisting of Compact
Winged Euonymus and Dwarf Japanese Yew, is included around the perimeter of the
buildings and in one smaller island located in the parking lot.
The proposed landscape plan is in general conformance with the master landscape
plan. However, additional landscaping should be provided around trash enclosures so
that they are more fully screened. Additionally, plan proposes to remove two existing
Oak trees located within the vicinity of the parking lot island, located on the western side
of Lot 2. The island should be redesigned to preserve the existing trees.
Green Area. The maximum allowable impervious surface coverage is 75%. The
proposed impervious surface coverage for Lot 2 is 55.9% and 69.5% for Lot 3. The site
is in conformance with district requirements.
Access Circulation. Primary access to the site is from the private street located just east
of the adjacent McDonald's site, via Apollo Drive. The project does provide an
additional connection to the existing Lot 4 development, which accesses directly onto
Apollo Drive.
Parking. Automobile Repair facilities require two parking stalls per service bay, with a
total of six stalls required for the proposed facility. In addition, the office component of
the facility (450 sq.ft.) will require an additional 3 stalls. Retail facilities require one stall
per 200 sq.ft. of building space. A total of 87 stalls are required for the site, with 102
proposed. The difference between the required and proposed stall figures provides for
ipotential uses that may have a slightly higher parking demand than standard retail and
services uses.
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City Council Meeting
JADT — Lot 1 & Lot 2
September 8, 2003
Lighting. A photometric plan was submitted and is consistent with ordinance
requirements.
Four pole -mounted lights with shoebox fixtures are proposed around the perimeter of
the site, with a double -mounted pole light to be located in each of the two parking island
areas. Fixture details for these lights meet requirements. Wall pack Tight fixtures are
proposed for the building. Such fixtures will need to contain a cutoff that directs the Tight
downward at a ninety (90) degree angle.
Signage. Signage is governed by the City's sign ordinance and permits are required for
all signs. All signs will be reviewed with the sign permit applications. A separate master
signage plan will need to be submitted for the site.
Trash. Trash will be stored in an enclosure located south of the building. The
enclosure will be constructed with concrete masonry units (CMU) to match the principle
building and equipped with painted metal panel doors. Landscaping should be
increased around the periphery of the enclosure to achieve better screening.
Utilities. Water and Sanitary sewer service were provided to service the site as part of
the Lake/Apollo Drive improvement project. A utility plan has been reviewed by the City
Engineer. All modifications as set forth in the City Engineers memo, dated August 8,
2003, will need to be addressed prior to final approval.
Stormwater Management. A grading and drainage plan has been submitted for review
by the City Engineer. A master grading and drainage plan was submitted as part of
Preliminary Plat approval and much of the required infrastructure has been constructed.
The grading and drainage plan does propose to modify the existing pond located in the
northwest corner of the site and to more efficiently utilize the site area. These revisions
will require additional review and approval from Rice Creek Watershed District.
As a condition of plan approval, the grading and drainage related modifications and
comments set forth in the City Engineer's memo, dated August 8, 2003, should be
satisfied
Additionally, due to the proposed location of the larger retail building, an existing
drainage and utility easement will need to be vacated. The existing easement was
dedicated as part of the original plat, and is no longer required.
Conditional Use Permit
The Lino Lakes Zoning Ordinance lists automobile and truck repair as a conditional use
in the GB district. For the purpose of this permit the proposed use shall be classified as
"Automobile Repair — Minor," as defined in Section 1, Subdivision 2.B (under
"Commercial Use") of the Zoning Ordinance:
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City Council Meeting
JADT — Lot 1 & Lot 2
September 8, 2003
"An establishment providing goods or services related to automobiles such as car
washes, repair businesses limited to minor engine repair, fluid changing, tire
service and muffler repair and other uses of similar character, but not including
uses defined as a major automobile business or automobile sales."
The proposed use is subject to the following criteria:
a. The architectural appearance and functional plan of the building and site
shall not be so dissimilar to the existing buildings or area as to cause
impairment in property values or constitute a blighting influence.
Comment: The proposed architectural appearance and functional plan
of the building is consistent with the original JADT requirements.
b. The entire area other than occupied by buildings or structures or planting
shall be surfaced with bituminous or concrete which will control dust and
drainage. The entire area shall have a perimeter curb barrier, a storm
water drainage system and is subject to the approval of the City Engineer.
Comment: The proposed use satisfies these requirements.
c. All buildings shall provide an interior location for trash handling or an
enclosed trash receptacle area in conformance with the following:
1) Exterior wall treatment shall be similar and/or complement
the principal building.
2) The enclosed trash receptacle area shall be located in the
rear or in a side yard which is not abutting a street.
3) The trash enclosure must be in an accessible location for
pick up hauling vehicles.
4) The trash enclosure must be fully screened from view of
adjacent properties.
Comment: Trash will be contained within an enclosure meeting the
above requirements.
d. All painting must be conducted in an approved paint booth. All paint
booths and all other activities of the operation shall thoroughly control the
emission of fumes, dust or other particulated matter so that the use shall
be in compliance with the State of Minnesota Pollution Control Standards,
Minnesota Regulation APC 1-15, as amended.
Comment: Not Applicable. No painting will be conducted on site.
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City Council Meeting
JADT — Lot 1 & Lot 2
September 8, 2003
e. The emission of odor by a use shall be in compliance with and regulated
by the State of Minnesota Pollution Control Standards, Minnesota
regulations APC, as amended.
Comment: To be included on Conditional Use Permit.
f. All flammable materials, including liquids and rags, shall conform with the
applicable provisions of the Minnesota Uniform Fire Code.
g.
Comment: To be included on Conditional Use Permit.
All outside storage shall be prohibited except the storage of customer
vehicles waiting for repair.
Comment: To be included on Conditional Use Permit..
h. All conditions pertaining to a specific site are subject to change when the
Council, upon investigation in relation to a formal request, finds that the
general welfare and public betterment can be served by modifying the
conditions.
Comment: To be included on Conditional Use Permit.
PLANNING AND ZONING BOARD
The Planning and Zoning Board reviewed the request at it's August 13, 2003 meeting
and recommended approval with the conditions setforth in the staff recommendation.
RECOMMENDATION
Staff finds that the proposed Site Plan is consistent with the City's Zoning Ordinance.
The proposed Auto Repair facility is sufficiently incorporated into the overall site. Staff
recommends approval of the CUP subject to the following conditions:
1. Lot 2 and Lot 3 shall be combined into a single parcel.
2. A revised Landscaping Plan shall be submitted that provides additional
landscaping around the trash enclosures to create better screening. The parking
lot island along the western side of Lot 2 shall be modified to preserve the
existing trees if possible.
3. Lighting fixture details that conform to requirements shall be submitted for the
proposed wall pack lighting.
4. A master sign plan shall be submitted for review and approval.
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City Council Meeting
JADT — Lot 1 & Lot 2
September 8, 2003
5. All grading and drainage modifications be satisfied, as outlined in the City
Engineer's memo dated August 8, 2003.
6. The existing drainage and utility easement between Lot 2 and 3, as dedicated on
the approved plat, shall be vacated in accordance with State and Lino Lakes
requirements.
7. The Conditional Use Permit shall be limited to uses classified as Automobile
Repair —Minor defined as an establishment providing goods or services related to
automobiles such as car washes, repair businesses limited to minor engineer
repair, fluid changing, tire service and muffler repair and other uses of similar
character, but not including uses defined as a major automobile business or
automobile sales."
8. The emission of odor by a use shall be in compliance with and regulated by the
State of Minnesota Pollution Control Standards, Minnesota regulations APC, as
amended.
9. All flammable materials, including liquids and rags, shall conform with the
applicable provisions of the Minnesota Uniform Fire Code.
• 10. All outside storage shall be prohibited except the storage of customer vehicles
waiting for repair.
11. All conditions pertaining to a specific site are subject to change when the
Council, upon investigation in relation to a formal request, finds that the general
welfare and public betterment can be served by modifying the conditions.
12. The applicant shall enter into a Site Performance Agreement with the City.
ATTACHMENTS
1. Resolution No. 03-151
2. General Location Map
3. City Engineer's Comments
4. Master Site Plan, dated 7-14-03.
5. Master Planting Plan, dated 7-14-03.
6. Planting Plan, dated 7-14-03.
7. Photometric Lighting Plan, dated 7-14-03.
8. Exterior Elevations (Building A), dated 7-14-03.
9. Exterior Elevations (Building B), dated 7-14-03.
•