HomeMy WebLinkAbout2007-017 Inf Sheet 4435 68th Avenue North Application Filed on 11-1-07
City Council Action Should Be
Taken By 12-31-07 (60 Days)
Planning Commission Information Sheet
Application No. 2007-017
Applicant: The Luther Companies
Location: 4435 68th Avenue North
Request: Special Use Permit
The applicant, Linda McGinty on behalf of the Luther Companies, is requesting Special Use Permit approval for an off-site or remote parking facility at 4435 68th Avenue North for the
storage of vehicle inventory related to the Luther car dealerships in the area.
The property in question is zoned C-2 (Commerce) and is the former site of the Osseo Brooklyn School Bus Company that built, expanded and operated a school bus storage facility on this
site since the early 1980’s. The bus company provided bus service for the Osseo School District for a number of years, but no longer has the service contract with the school district
and the facility has gone unused for some time. The Luther Companies have recently acquired the property and are proposing to utilize it in conjunction with their automobile dealership
operations in this area. Luther either owns or has the dealership rights for all of the car dealership property on both sides of Brooklyn Boulevard, between the Freeway and 69th Avenue
North. In addition, they have other auto dealerships along Brooklyn Boulevard in the Brooklyn Center/Brooklyn Park area.
As mentioned, the property in question is zoned C-2 (Commerce) and is located between 68th Avenue North and Interstate 94. It is bounded on the west by the North Memorial Health Care
Operational Center; on the north by 68th Avenue with Health Partners, the US Post Office and a Luther automobile dealership on the opposite side of the street; on the east by the Atlantis
Pool building and the Luther Chevrolet site; and on the south by Interstate 94. The school bus garage facility was classified as a special use in this zoning district. The special
use permit sought for the proposed off-site accessory parking is comprehended under Section 35-322, Subdivision 3k as accessory off-site parking not located on the same property with
the principal use, subject to the provisions of 35-701.
The applicant’s proposal is to utilize the old school bus storage facility and the existing black topped area for parking and storage of inventory vehicles related to the Luther car
dealerships. There is an existing fueling station on the site that will also be used for fueling their vehicles. The applicant has provided a written summary of their proposal and
how it meets the standards for special use permits contained in the zoning ordinance. It should be noted that they are not intending to do any vehicle repair on the site at this time
and their written proposal has been modified to reflect this clarification. Again, only inventory vehicle parking, storage and fueling will be conducted on the site.
Off-site accessory parking is allowed by special use according to the requirements outlined in Section 35-701, Subdivision 3 of the zoning ordinance (attached). The off-site parking
must generally be on a property of comparable or more intense zoning (in this case, this site is zoned C-2 as are the other dealerships in the area). Accessory off-site parking is limited
to one site per business. Currently they are utilizing the old Ryan Olds site for interim storage of vehicles. It should be noted that the Luther Companies have the Brookdale Buick,
Pontiac, GMC dealership at 6800 Brooklyn Boulevard; the Brookdale Honda dealership at 6801 Brooklyn Boulevard and the Brookdale Chevrolet dealership at 6701 Brooklyn Boulevard. It should
be noted that the proposed off-site accessory parking is for inventory, not customers or employees. The distance from the furthest point of the accessory off-site lot to a principal
lot under Section 35-701 must not exceed 800 ft. In this case, the off-site lot is adjacent to their Chevrolet operation. A minimum of 20 parking spaces must be provided on the off-site
lot. Also in this case, there is room for well more than 20 vehicles given the inside storage that can be accommodated in the former school bus garage facility which is approximately
34,000 sq. ft. and blacktop facilities that can accommodate well over 100 vehicles.
Section 35-701, Subdivision 3 also requires that accessory off-site parking be located such that pedestrian traffic will not be required to cross major thoroughfares and certain other
designated streets. This limitation should not be a problem with respect to the inventory parking and fueling proposed. It is doubtful that pedestrian traffic will utilize the off-site
accessory lot since no customers or employees will regularly travel to the off-site lot.
Their proposal is similar to an off-site accessory parking special use permit that was granted to The Luther Companies for the use of the old bakery building that was located at 4215
69th Avenue North and was utilized as such from 1989. That use was discontinued when the building was demolished and incorporated into what is now the Brookdale Buick, Pontiac, GMC
dealership at 6800 Brooklyn Boulevard. Interim accessory parking has been allowed also on the old Ryan Olds site and will be discontinued when the site has been redeveloped into a new
dealership by The Luther Companies, hopefully in the relatively near future.
No physical changes or expansions are proposed for the off-site accessory inventory lot and The Luther Companies will utilize it as it currently exists.
SPECIAL USE PERMIT STANDARDS
Accessory off-site parking lots are special uses and as such are required to meet the standards for special use permits contained in Section 35-220 of the city ordinances (attached).
The applicant has submitted a written response to the special use permit standards (also attached). The written comments basically address the standards for special use permits which
require that the proposed special use promote and enhance the general public welfare and not be detrimental to or endanger the health and safety of the public; not be injurious to the
use and enjoyment of other property in the immediate neighborhood nor substantially diminish or impair property values; not impede the normal and orderly development of surrounding properties;
be designed so as to minimize traffic congestion on the public streets; and conform with the applicable regulations of the district in which it is located.
The applicant notes that the previous use of the site was the storage and repair of school buses and dispensing of fuel for those vehicles. They note that their current need is for
storage and fueling of their vehicle inventory and the location of this on their site will enhance the flow of their operation for local dealerships, and reduce congestion on their lots
and create a use for a currently abandoned site. The applicant also notes that storing vehicles at this location will allow for safer and secure storage of inventory and will be compatible
with adjacent uses such as vehicle sales, repair and ambulance storage which are located in the immediate area. They note that property values will not diminish or be impaired because
of their proposed use and their proposal is consistent with the previous use of the property. The applicant adds that the activity is essentially similar in nature to the previous
use involving the storage and fueling of motor vehicle buses. They plan no changes to ingress or egress patterns and will utilize the parking spaces provided indoors and on the asphalt
area only. Traffic congestion in the public street is not anticipated due to their request. Finally they note that their request will conform to the regulations of the district in
which they are located.
A public hearing has been scheduled and notices of the Planning Commission’s consideration have been sent to surrounding property owners. I’ve received a phone call from Mr. Scott Hubbard
of Atlantis Pools in response to the notice for public hearing. He does not object to the proposed use and has indicated that it will be good to have the former school bus site in use.
RECOMMENDATION
Approval of this application is recommended subject to the following conditions.
A special use permit is granted for off-site accessory parking, storage of vehicle inventory and vehicle fueling associated with the Luther automobile dealerships in the immediate area.
No sales or servicing of vehicles, other than fueling, is permitted on this off-site lot at 4435 68th Avenue North.
All vehicle parking and storage shall be confined to the building on the premises or improved asphalt areas on the site.
The special use permit is subject to all applicable codes, ordinances, and regulations. Any violation, thereof, may be grounds for revocation.
The applicant shall apply for and be issued a Certificate of Occupancy and be required to comply with any applicable building code regulations as approved by the Building Official.
11-15-07
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