HomeMy WebLinkAboutPlanning Commission Resolution 483-96
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MOUNDS VIEW PLANNING COMMISSION
RESOLUTION NO. 483-96
CITY OF MOUNDS VIEW
COUNTY OF RAMSEY
STATE OF MINNESOTA
RESOLUTION RECOMMENDING APPROVAL OF AN AMENDED CONDITIONAL
USE PERMIT AND A DEVELOPMENT REVIEW FOR EXPANSION OF THE SATURN
DEALERSHIP AT 2375 AND 2395 HIGHWAY to; 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 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 Planning Commission has reviewed the following documents regarding
this proposal:
1. Planning Application dated 10-7-96
2. Zoning Map
3. Staff Report dated October 9, 1996
4. Staff Report dated November 6, 1996
5. Letter from Francis 1. Coyle dated 10/7/96
6. City Council Resolution 4195
7. City Council Resolution 4611
8. Site Plan dated 10/30/96
9. Landscape Plan dated 10/30/96
10. Floorplan & Building Elevations received 10/4/96
WHEREAS, the Planning Commission does hereby make the following findings of fact
regarding the requirements set forth in Sections 1114.04, Subd. 8, 1114.04, Subd. 3, 1114.04,
Subd. 2, and Section 1125.01 Subd. 3:
A. Dimensional Requirements & Hours of Operation
Lot Area
Lot Width
Minimum Requircd
87,120 sq.ft. and
150 feet
Provided
142,703 sq.ft.
764 fcet
Met?
yes
yes
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November 6, 1996
Page 2
Nunlber of Lots Singlc or Contiguous yes yes
Setbacks
Front 30 feet 76 fcct yes
Side 10 feet 184 feet (cast 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) ycs
126 spaces (invcntory)2
Hours of Operation 7:00 a.m. - 10:00 p.m. 7:00 a.m. - 10:00 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.)
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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 10 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.
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.
1 With compliance with conditions, the proposal will meet the requirement for 22 spaces for
customers.
. 2 The Zoning Code does not have any specific requirement for parking spaces for inventory or
display.
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Planning Commission Resolution No. 483-96
November 6, 1996
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The applicant is proposing two additional monument signs on the site: one at the
northernmost driveway on Highway 10 and one at the easternmost driveway on County
Road H2. Both of these signs would have the same dimensions as the existing monument
sign on Highway 10 (42.7 square feet). The applicant's reason for the additional signage
is to better identify driveway entrances and direct customer traffic. The total signage on
the site including the new signage would be:
· 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.
D miscellaneous small directional signs
Total Signage = 278.9 sq. ft.
Total Permitted = 100 sq. ft. of sign age per tenant; 340 sq. ft. pylon sign = 440 sq.ft.
The signage on the site is well within the total signage area allowed. Square footage has
been redistributed to the monument signs from the allowances for tenant and pylon signs.
The allowance for the two additional monument signs requires approval of a variance by
the Planning Commission, which is noted in the conditions on this recommendation of
approval.
D.
Drainage (Section 1114.04 Subd. 2.g., 3.e., 8.f.)
This conditional use permit combines two existing, developed commercial sites. Changes
in drainage patterns are not anticipated. A condition on this recommendation of approval
requires favorable review by the City Engineer prior to forwarding the application to City
Council.
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.)
The accessory buildings are proposed.
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Planning Commission Resolution No. 483-96
November 6, 1996
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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. The
Planning Commission is not aware of any problems regarding noise on this site.
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 10/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 1114.04 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 of Conditional Use Permits (Section 1125.01 Subd. 3)
(I) The use will not crcatc an excessive burden on cxisting parks, schools, strccts and othcr
public facilities and utilitics which serve or are proposed to scrve 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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Planning Commission Resolution No. 483-96
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(2) The use will bc sufficicntly compatible or scparated by distance or screening from adjacent
residentially zoned or used land so that existing homes will not be depreciated in valuc and
there will be not detcrrencc to development of vacant land.
(3) Thc structure and site will have an appearance that will not have an adverse effect upon
adjaccnt 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 ofthc [Planning Commission), is rcasonably related to the overall
needs of the City and to the cxisting 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 consistcnt with the purposes of the Zoning Code and the purposes of the zoning
district in which the applicant intcnds to locate the proposcd 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 Comprchensive 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 Vicw will bc known as a city with a balance between busincss and
residential conccrns. There will be a positive business climatc as shown by public-private
collaboration to recruit, encourage, and retain successful, community-bascd enterprises with
cmphasis on job expansion, incrcase in tax basc, and quality of life. There will be a
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Planning Commission Resolution No. 483-96
November 6, 1996
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coopcrative spirit between the governmcnt and citizens, whether residential or business,
when setting regulations into code. Environmental and aesthctic consciousncss will be
demonstrated by a redesigned Highway 10, a network of inter-connected trails, parks, and
wctland 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 congcstion.
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) Adcquate utilities, access roads, drainage and necessary facilities have been or will be
provided.
The proposal will use a previously developed site which is served by existing utilities and
roads. There is an existing drainage ditch along Highway 10. This recommendation of
approval includes a condition that a favorable review be received from MnDOT and the
Rice Creek Watershed District.
WHEREAS, the Planning Commission does hereby find that the conditional use permit
request as submitted by Saturn Development, and 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.
NOW, THEREFORE, BE IT RESOLVED that the Mounds View Planning Commission
does hereby recommend to the City Council of the City of Mounds View that the conditional use
permit be granted, and the request for development review be approved, subject to the following
conditions:
1. Prior to issuance of any grading or building permits, the property owner shall
vacate the lot line between 2375 and 2395 Highway 10, if deemed necessary by the
City Attorney.
2.
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
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Planning Commission Resolution No. 483-96
November 6, 1996
Page 7
obtain approval for a variance for sign area allowed on the site, in signs other than
the pylon sign, or for a code revisions which would allow this additional sign area.
3. Prior to this case being forwarded to the City Council for action, the applicant shall
revise the plans to include the following:
a. A detail on the site plan of the lighting fixtures, showing style ofluminare
and dimensions of lighting standards
b. A note on the site plan stating "Signage shown on this plan is subject to
separate permit. The monument signs shown at the westernmost entrance
on Highway 1 0 and the easternmost entrance on County Road H2 exceed
the standard sign allowances for sign area in the Mounds View Municipal
Code and are not approved as part of this plan. These signs may be
allowed if approval of a variance is obtained from the City of Mounds
View."
c.
Revision to the distribution of parking spaces so there are 22 spaces for
service customers and at least 27 spaces for employees. A detail shall be
added to the plan showing how the spaces or areas of the parking are to be
signed to make it clear where customer and employee parking are located.
4. Prior to this case being forwarded to the City Council for action, the applicant shall
obtain written comments from the City Engineer and Rice Creek Watershed
District indicating that the plan will provide adequate site drainage.
5. Prior to this case being forwarded to the City Council for action, the applicant shall
provide the City with a copy of the test drive route described in the map dated
2/19/92 and referred to in Resolution 4] 95.
6. 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.
7. 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
vehicles waiting for washing shall be confined to this site and shall not interfere
with vehicle circulation on the site.
8.
Any cars taken on trade and not intended for resale shall not remain on the site for
a period of time exceeding 72 hours.
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Planning Commission Resolution No. 483-96
November 6, 1996
Page 8
9. No outside merchandizing of accessories shall be allowed.
10. All transport truck deliveries and pick-up shall be conducted on site during regular
business hours.
11. Outside loudspeakers shall be utilized for paging purpose only.
12. The hours of operation shall be from 7:00 a.m. to 10:00 p.m.
Where the conditions contained in this resolution differ from those stated in Resolution 4195 and
4611, the conditions stated in this resolution shall prevail.
BE IT FURTHER RESOLVED that the Planning Commission directs Staff to forward
this resolution to the City Council prior to approval of the minutes.
Adopted this 6th day of November, ] 996
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Jerry Petet on,' hairperson
ATTEST:
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Pamela Sheldon
Community Development Director
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