HomeMy WebLinkAboutResolution 5042
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RESOLUTION NO. 5042
CITY OF MOUNDS VIEW
COUNTY OF RAMSEY
STATE OF MINNESOTA
RESOLUTION APPROVING AN AMENDED CONDITIONAL USE PERMIT AND A
DEVELOPMENT REVIEW FOR EXPANSION OF THE SATURN DEALERSHIP AT
2375 AND 2395 HIGHWAY 10; PLANNING CASE NO. 464-96.
WHEREAS, Saturn Development has requested City approval to expand its dealership at
2375 Highway 10 to include the property at 2395 Highway 10, to expand building square footage
and add a car wash, and to expand the types of repair services available; and
WHEREAS, the property subject to this application is described as follows:
Subject to Roads the Emit 160 8/1 () feet of part of the Southwest Quarter
northeasterly of High way in Section 8, Towndlip30, Range 23.
Subject to Roads the West 134 feet of the East 294 8/10 feet of part of the
Southwest Quarter northeasterly of Highway in Section 8, Township 30, Range
23.
Subject to State Trunk Highway 10/62 over southwesterly 150 feet and subject
to County Road H2 and Ex East 294 8/10 feet part of Southwest Quarter
n()rtllea.~terly of centerline of State Trunk Highway 10/62 in Section 8,
Township 30, Range 23.
WHEREAS, the property is in the B-3 Highway Business District, which requires
approval of a conditional use permit for motor vehicle and recreation equipment sales and garages
accessory thereto, and for car washes; and,
WHEREAS, the purpose of conditional use permits is "to provide the City with a
reasonable degree of discretion in determining the suitability of certain designated uses upon the
general welfare, public health and safety; and,
WHEREAS, the Mounds View City Council has reviewed the following documents
regarding this proposal:
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2,
Planning Application dated 10-7-96
Zoning Map
Letter from Francis 1. Coyle dated 10/7/96
City Council Resolution 4195
City Council Resolution 4611
Site Plan dated 11/1/96
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City Council Resolution No. 5042
December 9, 1996
Page 2
9. Landscape Plan dated 10/30/96
10. Floorplan & Building Elevations received 10/4/96
WHEREAS, the Mounds View City Council does hereby make the following findings of
fact regarding the requirements set forth in Sections 11 ]4.04, Subd. 8, 1114.04, Subd. 3,
1114.04, Subd. 2, and Section 1 ]25.01 Subd. 3:
A. Dimensional Requirements & Hours of Operation
Minimum Required Provided Met?
Lot Area 87,120 sq.ft. and 142,703 sq.ft. yes
Lot Width 150 feet 764 feet yes
Number of Lots Single or Contiguous yes yes
Setbacks
Front 30 feet 76 feet yes
Side 10 feet 184 feet (east side) yes
232 feet (west side) yes
Rear 20 feet 36 feet yes
. Landscaped Greenspace 10% or 10,445 sq.ft. 33,606 sq.ft. yes
Parking 22 spaces (service) 20 spaces (service) nol
27 spaces (employees) 35 spaces (employees) yes
126 spaces (inventory)2
Hours of Operation 7:00 a.m. - ]0:00 p.m. 7:00 a.m. - ]0:00 p.m. yes
B. Building and Site Design; Landscaping (Section 1114.04, Subd, 2.a" 3.b., 2.f, 3.c.,
8,e., 3,f, 2.c" 3.i., 8.1., 8,m,)
The proposal is an extension of the existing Saturn dealership. The applicant is
maintaining the same architectural character in the building expansion as is in the original,
and will be landscaping the added site area so the effect will be one seamless development.
All areas which are not in building or landscaping will be paved and the parking area will
be bordered by a concrete curb. The site does not border property in a residential district
and therefore screening and buffering is not required, A landscaped area at least ] 0 feet in
width is shown along all of the property lines, The landscape plan shows a row of Black
Hills Spruce along the north property line of the added site area which matches the
existing site. The frontage along Highway 10 will be sodded as is the existing site,
1 With compliance with conditions, the proposal will meet the requirement for 22 spaces for
customers.
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2 The Zoning Code does not have any specific requirement for parking spaces for inventory or
display.
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City Council Resolution No. 5042
December 9, 1996
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c. Lighting and Signage (Section 1114.04, Subd. 2.h., 3.g., 8.h., 2.d., 3.j. 2.j., 3.m., 8.k.)
The applicant is proposing to install additional light standards on the expanded site area
which are the same style as the existing light standards, and they will be located in a
similar pattern. The original plans submitted for this development included a detail of the
light fixtures which are shielded in compliance with the ordinance. The light standards will
be in landscaped areas and not in the parking lot.
Signage is proposed as follows:
· existing pylon sign 10' x 10' on 26' high supports; area = 100 sq.ft.
· existing wall sign 23" x 26.5'; area = 50.8 sq.ft.
· used car sign, ground mounted 8' 6-1/2" x 5' = 42.7 sq.ft.
· two new ground mounted 8' 6-1/2" x 5' = 85.4 sq.ft.
· miscellaneous small directional signs
Total Signage = 278.9 sq. ft.
Total Permitted = 100 sq. ft. of signage per tenant; 340 sq. ft. pylon sign = 440 sq.ft.
Existing signage on the site complies with the City Sign Code. The applicant has applied
for a variance in sign regulations to allow the two additional monument signs (Planning
Case No. 468-96).
D.
Drainage (Section 1114.04 Subd. 2.g., 3.e., 8.f.)
This conditional use permit combines two existing, developed commercial sites. The
reconstruction of the parking lot on the Citgo site and the building addition may cause
more storm water to flow to County Road H2, and may exceed the capacity of the storm
sewer in this road. A condition on this approval requires the applicant to comply with any
requirements from the City Engineer on the direction of storm drainage to County Road
H2 and Highway 10, prior to the issuance of grading and building permits. The applicant
is also being required to obtain a permit from Rice Creek Watershed District.
E. Outdoor Storage, Sales and Service (Section 1114.04 Subd. 3.k., 3.0., 3.p., 8.i.)
No outdoor sales or servicing is conducted on this site, other than customers viewing cars
in inventory in the parking lot. There are no abutting residential districts, and therefore,
the screening requirements do not apply. Sufficient space for car inventory has been
provided so it will not infringe on required customer, service and employee parking.
F.
Accessory Building (Section 1114.04 Subd. 8.j.)
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City Council Resolution No. 5042
December 9, 1996
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The accessory buildings are proposed.
G. Noise (Section 1114.04 Subd. 2.k., 3.n., 8.p., 8.q.)
The original approval including a condition regarding the use of outside loudspeakers,
which has been added to the list of conditions on this recommendation of approval.
H. Accessffest Drive Routes (Section 1114.04 Subd. 2.i. 3.1., 8.0.)
The applicant is proposing two driveway entrances on Highway 10 and two on County
Road H2, and removal of two of the driveway entrances on the Citgo property. The
driveways to be removed are closest to the Highway ] O/County Road H2 intersection.
This will improve traffic patterns in the area and remove a conflict point.
The original approval including a condition regarding test drive routes, which has been
added to the list of conditions on this recommendation of approval.
I.
Stacking Space (Car Wash) (Section] ] 14.04 Subd. 2.b., 2.e.)
The car wash proposed for this site is for customer cars only and not for the general
public. The business owner has the ability to control the flow of cars, and the volume of
cars is expected to be less than would be the case with a stand alone car wash business
open to the public. The site does not abut residential districts. The area behind the car
wash faces a business, and will be screened by Black Hills Spruce.
J.
Fuel Pumps (Section 1114.04 Subd 3.h.)
No fuel pumps are proposed at this facility; this criteria does not apply.
K. Criteria for Approval ofConditionalllse Permits (Section 1125.01 Subd. 3)
(I) The use will not create an excessive burden on existing parks, schools, streets and other
public facilities and utilities which serve or are proposed to serve the area.
The proposal represents an expansion of an existing business. The site is served by an
existing arterial highway and a County road, such that traffic can access the site without
going through the residential neighborhoods. The site is served by utilities. Because the
proposal is for a business, no burden on parks or schools is anticipated.
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City Council Resolution No. 5042
December 9, 1996
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(2) The use will be sufficicntly compatible or scparated by distance or screening from adjacent
residentially zoncd or used land so that existing homes will not be depreciated in value and
there will be not dctcrrcnce to dcvelopment of vacant land.
(3) The structure and site will have an appearance that will not have an advcrse effect upon
adjacent residential properties.
The site is bordered on the north and south by roadways, and abuts a business and
industrial park on the east side. The existing site and proposed expansion shows a
attractive combination of buffering and landscaping around the entire perimeter, and this
business helps in creating an appealing gateway to Mounds View and to the residential
neighborhoods north of Highway 10. It serves as an example of high quality development
for potential developers of property in the area.
(4) The use, in the opinion of the [Planning Commission], is reasonably related to the overall
needs of the City and to the existing land use.
The expansion of the Saturn dealership to take in the Citgo property will help unify this
corner, and allow an attractive and successful business additional room. Providing more
room for inventory and expanding the range of services available to Saturn's customers
may translate into more tax revenue to the City. Expansion of the Saturn dealership will
also help in strengthening the vitality and enhancing the appearance of the Highway 10
corridor. This corridor is very important to the long run economic health of the City.
(5) The use is consistent with the purposes of the Zoning Codc and the purposes of the zoning
district in which the applicant intends to locate the proposed use.
The purpose of the B-3 district is to provide for and limit the establishment of motor
vehicle oriented or dependent commercial and service activities. It allows for auto repair
businesses with approval of a conditional use permit. The applicant's proposal fits within
the limits envisioned by the ordinance for the B-3 district, and its location along Highway
10 is logical and appropriate.
(6) The use is not in conflict with thc Comprehensive Plan of the City.
The most recent discussion of comprehensive goals for the City was the Mounds View
2000 project in 1994. The Vision Statement from the Growth, Development and Business
Issue Project Team stated:
"The City of Mounds View will be known as a city with a balancc between business and
residential concerns. There will be a positive business elimate as shown by public-private
collaboration to recruit, encourage, and retain successful, community-based enterprises with
cmphasis onjob expansion, increase in tax base, and quality oflife. There will be a
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City Council Resolution No. 5042
December 9, 1996 t
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cooperative spirit bctwccn the government and citizens, whcthcr residential or usincss,
whcn setting regulations into code. Environmental and aesthetic consciousness will be
demonstrated by a rcdesigned Highway 10, a network of inter-connected trails, parks, and
wetland spaces, and active citizcn participation in ecological activities."
Two goals relative to Highway 1 0, and a goal on business climate, were adopted and are
included in an attachment to this report. The expansion of the Saturn dealership furthers
these goals, and is supported.
(7) The use will not cause traffic hazards or congestion.
The site has adequate access from an arterial highway. No added traffic congestion is
expected. Eliminating one of the driveways on Highway 10 and County Road H2 will
reduce traffic hazards and conflict points.
(8) Adequate utilities, access roads, drainagc and nccessary facilities have becn or will be
provided. ,
The proposal will use a previously developed site which is served by existing ~tilities and
roads. There is an existing drainage ditch along Highway 10. This recommidation of
approval includes a condition that a favorable review be received from MnD T and the
Rice Creek Watershed District.
WHEREAS, the Planning Commission has recommended approval of this amended
conditional use permit and development review (Resolution No. 483-96); and,
WHEREAS, the City Council approved Resolution No. 5042 on November 25, 1996
approving this amended conditional use permit and development review; and,
WHEREAS, Saturn Development requested reconsideration of this approval due to
objections to conditions #3 and #8; and,
WHEREAS, the City Council reconsidered its action to approve Resolution No. 5042 on
December 9, 1996 and re-adopted this resolution with modifications to conditions #3, #8, #14,
and # 15 as noted below; and,
WHEREAS, the Mounds View City Council does hereby find that this amended
conditional use permit and development review, with compliance with the conditions stated in this
resolution, meets the criteria set forth in Sections 1114.04, Subd. 2, 3, and 8, and Section
1125.01.
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City Council Resolution No. 5042
December 9, 1996
Page 7
NOW, THEREFORE, BE IT RESOLVED that the Mounds View City Council does
hereby approve this amended conditional use permit and development review as shown in the site
plan dated 11/1/96, the landscape plans dated 10/30/96, and the floor plans and elevations dated
10/4/96, subject to the following conditions:
1. Outside signage shall be limited to that allowed by the Municipal Code, or as
allowed in any variance approved by the City. Prior to installation of the two
additional monument signs shown at the westernmost driveway on Highway 10
and the easternmost driveway on County Road H2, the property owner shall
obtain approval for a variance for sign area allowed on the site, or for a code
revisions which would allow this additional sign area. Signage is subject to a
requirement that the applicant obtain sign permits before installation.
2. Prior to the issuance of any grading and building permits, the applicant shall:
a.
Provide a detail drawing of the lighting fixtures to be used on the
expansion site, showing the style of luminare and dimensions of lighting
standards. These lighting fixtures shall match the existing fixtures at the
Saturn Dealership.
b.
Obtain a permit from the Rice Creek Watershed District, if required.
c. Submit an existing and future drainage map showing drainage boundaries
and storm water volumes to the City Engineer. The applicant shall make
modifications to the parking lot design and building drains to comply with
the recommendations of the City Engineer as to how storm water is
directed to County Road H2 and Highway 10.
d. Provide to the City an executed cross-access and parking easement across
the three lots which constitute this site, which easement insures that the site
will continue to function as one development.
e. Enter into a development contract as required by Section 1006.06 Subd. 4
of the Mounds View Municipal Code.
3. Vehicle repair, servicing and maintenance are permitted on this site, excluding
body work and painting. All car repairs shall be conducted within the indoor
service bays and not outside the service building, and the service bay doors shall be
closed at 9:00 PM.
4.
A vehicle wash bay is permitted on this site. The use of this bay shall be for
customers of the dealership only and not the general public. The stacking of
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City Council Resolution No. 5042
December 9, 1996
Page 8
vehicles waiting for washing shall be confined to this site and shall not interfere
with vehicle circulation on the site.
5. Any cars taken on trade and not intended for resale shall not remain on the site for
a period of time exceeding 72 hours.
6. No outside merchandizing of accessories shall be allowed.
7. All transport truck deliveries and pick-up shall be conducted on site during regular
business hours (7:00 a.m. and 10:00 p.m.)
8. Outside loudspeakers shall be utilized for paging purposes only. Use of the
loudspeakers shall be minimized, and the paging system shall be turned off at 9:00
PM.
9.
The hours of operation shall be from 7:00 a.m. to 10:00 p.m. Site lighting shall be
turned off, except for security lighting, by 10:30 p.m. The light timers shall be
reset for daylight savings time and standard time each year.
10.
A good faith effort shall be made to ensure that test driving of vehicles from the
site follow the route highlighted and described on the attached map dated 2/19/92.
11. This conditional use permit shall become null and void if anyone of the three lots
comprising this site are sold separately, and approval new conditional use permit
shall be required for the auto dealership to continue operation.
12. The applicant shall have this resolution recorded with the Ramsey County
Recorder's Office and provide evidence of recordation to the Director of
Community Development within 60 days of the date of approval, or this
conditional use permit shall be null and void.
13. Where the conditions contained in this resolution differ from those stated in
Resolution 4195 and 4611, the conditions stated in this resolution shall prevail.
14. The dealership in operation on this property shall maintain a new car sales license
at all times.
15.
The gas tanks on the Citgo property must be removed prior to issuance of any
building or grading permits for the dealership expansion but in no event later than
six (6) months from the date of adoption of this resolution.
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City Council Resolution No. 5042
December 9, 1996
Page 9
Adopted this 25th day of November, 1996
Modified and Re-Adopted this 9th day of December, 1996
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rome Linke, Mayor.
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ATTEST:
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Charles S. Whiting, City CIe -Administrator
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