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5.7. SR 10-18-2004 Item t! 5 . 7 . MEMORANDUM TO: Mayor and City Council Chris Leeseberg, Planner Cic:. DATE: October 18, 2004 FROM: SUBJECT: Case No. CU 04-25 Request by Kinghorn Construction to Construct a Napa Auto Building Request The City Council is asked to consider a Conditional Use Permit to construct a Napa Auto building. Location Between Yale Street and Highway 10 just north of 171" Avenue Lot 2, Block 1 Mississippi Ridge Zoninll Land Use PUD (planned Unit Development) / HB (Highway Business) 60 Day Rule In order to comply with Minnesota Statute 15.99 (60 - Day Requirement), action must be taken on this request by October 30, 2004 Attachments . Rendering/Elevations . Site Plan (C 1) . Grading Plan (C2) . Utility Plan (C3) . Site Plan (A1) . Floor Plan (A2) City Council / CD 04-25 October 18, 2004 Page 2 . Elevations (A3) . Landscape Plan (L1) Overview The applicant is proposing to build a 7,181 square foot Napa Auto building in the Mississippi Ridge development. Just west of the subject property, across Yale Street, are twin homes, which were approved as part of Mississippi Ridge PUD. The proposed building is essentially the same size. as the current Napa building, which is 7,000 square feet in size. ) The hours of operation are Monday-Friday 7-8, Saturday 7-6 & Sunday 10-3. The delivery times of parts to the store are random and vary during business hours. Analysis Building Description and Design Standards The exterior fa<;ade design and materials appear to meet the requirements of the Mississippi Ridge PUD agreement. The proposed building material will consist entirely of integrally colored rockface concrete masonry units (CMU). The colors of the CMU will be neutral/earth tone colors with a 5'-4" wide band painted corporate blue around approximately half the building. The building has no uninterrupted length exceeding 50-feet. The wall projection is a depth of approximately 3% (or 1'-6") of the uninterrupted building length. Variations in roof lines have been incorporated that reflect the massing of building but there is litde to no cornice detailing, other than metal flashing. The entrance needs to be clearly defined and visible as indicated in the Mississippi Ridge PUD development standards. A canopy would be an acceptable solution. Access, Parking and Circulation The site plan shows one access point off of Yale Street on the west side of the property. According to the ordinance parking requirements, the proposed plan would require 34 parking stalls. The parking layout complies with the ordinance requirements. S:\PLANNING\Case Files\2oo4\CU 04-25 Napa\CU 04-25_CC.DOC City Council / CD 04-25 October 18, 2004 Page 3 Lighting The landscape plan (Ll) indicates the areas in which the downcast lighting will illuminate. The lights should not be problematic for the residents actoss Yale Street. Landscaping The plan meets the ordinance requirements. Grading, Drainage and Utilities Grading, Drainage and Utilities are addressed in the City Engineer's memo. Standards for Issuance of a Conditional Use Permit The issuance of a Conditional Use Permit can be ordered only if the use at the proposed location: 1. Will not endanger, injure or detrimentallY affect the use and enjoyment of other property in the immediate vicinity or the public health, safety, morals, comftrt, convenience or general welfare of the neighborhood or the city. 2. Will be consistent with the comprehensive plan. 3. Will not impede the normal and orderlY development and improvement of surrounding vacant property. 4. Will be served adequatelY by and will not adverselY affect essential public facilities and services including streets, police and.fire protection, drainage, refuse disposal, water and sewer systems, parks and schools; and will not, in particular, create traffic congestion or interference with traffic on adjacent and neighboringpublic thoroughfares. 5. Will not involve uses, activities, processes, materials, equipment and conditions of operation that will be detrimental to any persons or property because of excessive traffic, noise, smoke, fumes, glare, odors, dust or vibrations. 6. Will not result in the destruction, loss or damage of a natural, scenic or historic feature of mqjor importance. 7. Will fUllY complY with all other requirements of this Code, including any applicable requirements and standards ftr the issuance of a license or permit to establish and operate the proposed use in the city. If denial of such a permit should occur, it shall accompany recommendations or determinations by findings or a report stating how the proposed use does not comply with the standards set forth in Section 30-654. Planninf Commission Actions Several residents spoke of their concerns regarding fast driving parts delivery drivers, delivery times, landscaping, lighting and aesthetics. S,\PLANNING\Case F;!es\2004\CU 04-25 Napa\CU 04-25_CCDOC City Council / CU 04-25 October 18, 2004 Page 4 A few Planning Commission members stated that the building design does meet the design guidelines but that it does not go beyond. They questioned the hours of operation and had concerns with site lighting affecting the residents across Yale Street. There were suggestions of reconfiguring the landscaping, in conjunction with a berm to help further screen the building form the twin homes. Also recommended was that no on site auto repairs be allowed to take place. The Planning Commission unanimously recommended approval of the request. Recommendation Staff and the Planning Commission recommend the City Council approve the request for a Conditional Use Permit to construct a Napa Auto building with the following conditions: 1. ALL COMMENTS OF THE CITY ENGINEER SHALL BE ADDRESSED. 2. IF THERE IS TO BE AN EXPANSION OF THE EITHER THE BUILDING OR THE PARKING LOT, THE APPLICANT SHALL APPLY FOR AN AMENDMENT TO THE CONDITIONAL USE PERMIT. 3. THE ENTRANCE NEEDS TO BE CLEARLY DEFINED AND VISIBLE AS INDICATED IN THE MISSISSIPPI RIDGE PUD DEVELOPMENT STANDARDS. 4. NO SALES OR DISPLAY OF MERCHANDISE OUTSIDE THE BUILDING. SVLANNING\C"" Fil,,\2004\CU 04-25 Napa\CU 04-25_CC.DOC _III' ./ H , ll:J~J3ldl~ 't l ~!: ill :111 Ii!! , I II : , rJJ E-i p:: ~ p., . '0 . o ~ = E-i~ ~ p~ ~i!! ~ p., ~ Z 'ili' ! H J 3 !. d I 1'1 ~ 't' ~ , w Ii: Ii lilll [fl 8 0:: ~ p., . o J 8 Ii >- ;;: P :!! ~ ~ p., 0: ~ ~ :e >- e ~ z ~ < % >- :I :I g 0 II: ~ ~ ~ ~ ~ ., < > ~ ;;j l- I- ~ ~ ~ o ~ "'... .to. o o~~~o ~ ~~< ~ ~~~~ ~2~B ~ 8'" ~ fJi z a. ~~~g ,,"''''0 ~~~; ~~~ u " ~ ~ n a a ,. n >> < < go "" o , ~ , ~ o o o ~ S a o , .~ ~ o " ~ " ~~ "T ~ ~ ~ ~~~~ ~ z ~~8~ g ~ ~ ie~6 ~. ., ~~~~ .to. >!~~ 'z- 8.'" Ie: ~~~ ~ ~"it!! 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