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Planning Commission Minutes 09-27-1999MINUTES C SPECIAL MEETING - MONTICE LLO PLANNING COMMISSION MONDAY, SEPTEMBER 27, 1999 5:30 P.M. Alcntbers Present: Dick Fric, Robbie Smith. Roy Popilck, Richard Carlson, Rod Dragsten, and Council Liaison Clint 11crbst Staff Present: Jeff O'Ncill. Fred Patch and Lori Kraemer I. Call to order. Chair Fric called the meeting to order. 2. Consideration of adding items. None 3. Citizens comments. None 5. Public Ilearine - Consideration of n reauest for a Conditional Use Permit within the B-3 "Zoning District to allow Outdoor Sales and Disolav o[outomobiles and a Conditional Use Permit Planned Unit Development to allow the automobile sales onemtion to be located on two seoarate oarcels. Applicant: Automaxx Car S o ,s,. Jcfi'O'Neill provided the staff report noting Automaxx Car Store's application to develop an automobile sales facility on portions oftwo parcels currently owned by Jay Morrell. The properties are at 1205 and 1219 Iligh%vay 25 South - the former Royal 'fire building and the Glass Hut property. The operation would utilize the Royal Tire building for its inside activities, including office and some minor detailing. The lot area of the Royal Tire building would be used for customer parking and automobile display, together with the northerly portion of the Glass Hut property. The property line between the two parcels runs just 10 feet south of the Royal Tire building, resulting in the overlap of uses. The developer has asked to accommodate customer parking for the Automaxx use by providing 14 parking spaces on the east and south walls of the building. The Zoning Ordinance does not specify the required number of spaces for this type of use. Based upon other available data, it would appear that the 14 spaces proposed should be adequate, assuming that no other uses will be made of the building, such as service or parts. A condition of any PUD approval should be that the facility provide additional parking spaces in the event that the proposed 14 spaces do not prove to be enough. Mr. O'Neill also noted that there are a few issues related to the parking spaces, and the proximity of the display area. A regulation parking space requires 20 feet of depth and at least 22 feet of drive aisle to accommodate backing and turning space. Because of the siting of the display vehicles, only three of the nine spaces on the west side of the building would have adequate arra to pull into and out of. On the south side of the building, four of the five spaces do not have adequate backing space. 'fhc display area should be rearranged to accommodate these needs. It would also be beneficial to clearly delineate the difference between customer parking and vehicle display. Given the layout of the site, it would probably be impractical to require curbed medians separating the two areas. I lowcvcr, pavement markings would be a positive addition to avoid parking in the display area or vice -versa. Mr. O'Neill stated the layout should be revised as suggested on the staff sketch to ensure adequate parking and circulation. A revised site plan was provided by Mr. Paul Kruchten when the public hearing was opened The site plan shows a proposed club line along the front and north side property lines, complying with the five foot setback. 'fherc are two areas where the curb has been discontinued. The first is at the primary site entrance along Sandberg Road. 'llrc zoning ordinance directs a maximum curb cut opening of 24 feet to control traffic flow. The proposed curb should be revised as shown in the staff sketch to comply with this standard. The second area is along Marvin Road, which is currently unimproved. The applicant is requesting flexibility under the PUD to defer curbing in this area, pending a City decision on the status of this rightof-way. Both full street construction and vacation have been discussed, and the City Council is expected to consider this issue in the near future. Given this potential change, it may be reasonable to defer this improvement until the Marvin Road status is resolved. The City has a requirement on commercial sites that one tree per 50 lineal feet of site perimeter be planted on the property. The PUD site contains just over 1,250 lineal feet, resulting in a requirement for 25 trees. The applicant has complied with this requirement on the proposed site plan. It was discussed that the trees or shrubs could be strategically placed so that the display vehicles would have adequate exposure from Highway 25. The remaining issue involves improvements to the Glass Hut property. The Glass Hut site includes an area of existing concrete paving, and a proposed customer parking area along the Highway 25 frontage. At just 30 feet in width (minus the 5 foot curb setback) the parking area which is proposed is too narrow to allow for effective parking and circulation. An accessible parking area for this building should be added to the site plan. Due to the setback of the building. the area along the Highway 25 frontage may provide room for a driveway, but parking will need to be located elsewhere on the site. Under the PUD, the applicant may wish to consider a joint parking arrangement, if appropriate. It would appear the Glass Hut site would be a potential redevelopment site at some time in the future. Finally, the applicant has indicated an expectation for 96 cars on display. With the pavement markings suggested above to protect parking and circulation, staff believes that organization of the display area would not require a maximum number of cars. The primary issue would be keeping them in the appropriate locations on the site, allowing for tight circulation or double stacking of vehicles, not normally permitted in standard parking lots. Chair Frie opened the public hearing. Mr. Paul Kruchten, Automaxx Car Stores was present and provided the commissioners with a revised site plan. Mr. Kruchten advised that he was under the impression that a variance for I' setbacks was already in place. The revised plan involves jogging the curb line back an additional 1'. He also added his desire to be allowed to keep the curb where they have it as it would work best for them in regard to parking and traffic as he felt it would make .2. it a smoother traffic (low. CJay Morrell, owner of this property, addressed the members. Mr. Morrell stated his goal is to eventually join these two properties and to match the existing curb line. Jeff O'Neill added that there was a portion of the curb out in the right-of-way at this point and asked the members if they want it to come back in to meet the existing code. He did note that it would be a jagged line if it were pulled back, but it would closer meet the intent of the ordinance unless its going to be an obstruction for snow plowing, etc. Mr. O'Neill stated that perhaps it needs to be straightened out and not set precedence on the 5' setback. He did note. however, that if there is to be a variation from the code it needs to be stated by the Planning Commission as to why this would work better for this particular property. Chair Frie closed the public hearing. The commissioners had concerns on space regarding parking and drive aisles. The requirement for planting trees and/or shrubs was also described by Mr. O'Neill and the reason this business needs to comply as it is an entrance into the City. It %vas noted, however, that the plantings along the Marvin Road side of the building could be determined at a later date when those improvements are completed and that the requirements for this particular property are somewhat different in that this is an existing building. It was noted the possibility that if planting was done in this area, there is a / possibility that they would need to be removed with the improvements. The commissioners were coneemed as well with the entrance to this property being only from 111 Sandberg Road. Mr. Morrell stated that technically entrance could be made from Marvin Road which is on the north side of the building, but that Marvin Rd is not always accessible in the winter months. The commissioners also noted that drainage issues need to be looked at further, but Mr. O'Neill noted that this should not hold up Planning Commission's decision. Mr. Kruchtcn stated that they would be installing three light poles in the front of the property but would like at some point to attach some poles to the front of the building. He is also aware of the sign ordinance. He did note that they would also like to place a sign on the north side of the building facing Sandberg Road, as well as the south side. Mr. O'Neill stated that if there were to be wall mounted lighting it could not be shining out into the road creating glare. The commissioners questioned customer parking and vehicle display, as well as employee parking. Mr. Kruchten stated that initially there would be four employees and there is adequate parking as they would be driving company vehicles which would be placed in the display area. Snow removal and possible stock piling was also addressed. Mr. Kruchten did state the need to maintain adequate parking so they would be removing the snow, but they have not discussed this at length. It was also suggested by the commissioners that drainage and landscaping issues be added to the conditions in Exhibit L. A MOTION WAS MADE BY ROY POPILEK TO RECOMMEND APPROVAL OF THE CONDITIONAL USE PERMIT FOR AUTO SALES/DISPLAY, SUBJECT TO CONDITIONS IN EXHIBIT Z, BASED ON A FINDING THAT THE USE IS APPROPRIATE FOR THE ZONING. DISTRICT AND THE PROPOSED SITE. THE RELAXATION OF THE CURB SETBACK REQUIREMENTS FOR THIS EXISTING DEVELOPMENT ALLOW FOR BETTER TRAFFIC FLOW AND CIRCULATION WHICH PRESERVES REASONABLE USE OF THE PROPERTY. Allcr further discussion, amendments were added to the conditions as follows: 1. Paving and curbing constructed in all areas as delineated on revised site plan, with the following alterations: a. Addition of a conforming 24 foot wide curb cut at Sandberg Road. b. Addition of conforming parking stalls for the Glass I lut Parcel. C. Pavement marking which preserve fourteen 9'x 20' parking stalls with 24' drive aisles on the Aalomaxx/Glass Ilut parcel. 2. Ability to expand parking area on the Automaxx parcel if the Planning Commission finds that additional parking supply is necessary. 3. Paving and curbing along the Marvin Road frontage within twelve months of a resolution of the status of Marvin Road by the City Council. 4. Landscaping of the parcel per revised site plan. S. Recommendations ofather city Staff, including City Engineer. 6. Drainage be approved by City Engineer. 7. Lighting and signage be in accordance with City standards. ROY POPILEK AMENDED HIS MOTION TO INCLUDE THE AMENDED CHANGES/ADDITIONS TO THE CONDITIONS. RICHARDCARLSONSECONDED THE AMENDED MOTION. Motion carried unanimously. A MOTION WAS MADE BV DICK FRIE TO RECOMMEND APPROVAL OF THE PUD, WITH AMENDMENTS TO THE CONDITIONS, BASED ON A FINDING THAT THE SHARED DISPLAY AREA IS A REASONABLE USE OF THE PARCELS IN THIS LOCATION. MOTION WAS SECONDED BV ROD DRAGSTEN. Motion carried unanimously. 6. Adioum, A MOTION WAS MADE. BV ROBBIE SMITH AND SECONDED BV ROY POPILEK TO ADJOURN THE MEETING AT 6:45 P.M. Motion carried unanimously. W. C ori traemer Recording Secretary .4.