HomeMy WebLinkAbout2007-012 Inf Sheet 5810 Xerxes Avenue North Application Filed on 6-14-07
City Council Action Should Be
Taken By 8-13-07 (60 Days)
Planning Commission Information Sheet
Application No. 2007-012
Applicant: Griffin Companies
Location: 5810 Xerxes Avenue North
Request: Special Use Permit
The applicant, Michael Kampmeyer on behalf of Griffin Companies, is seeking a special use permit to operate an automotive repair facility in a portion of the commercial building addressed
as 5810 Xerxes Avenue North. The property in question is zoned C-2 (Commerce) and is located at the southeast corner of Xerxes Avenue North and Northway Drive. It is bounded on the
north by Northway Drive with the Centerpointe apartment complex on the opposite side of the street; on the east and south by the Metropolitan Council Transit Center and Twin City Federal;
and on the west by Xerxes Avenue with vacant land on the opposite side of the street. Motor vehicle repair is listed as a special use in the C-2 district provided it does not abut R-1,
R-2 or R-3 zoned property including abutment at a street line. No such abutment exists in this situation. The site is also located in the CC-Central Commerce Overlay District which
also acknowledges motor vehicle repair uses as allowable uses.
The applicant’s proposal is to conduct a car and light truck repair business in approximately 2,500 sq. ft. of space in the southeast corner of the building. The space is served by
an existing 12 ft. by 12 ft. overhead door and the plan is to create three service bays within the building for the repair facility.
The applicant has provided a site plan and written information regarding the proposed operation. Hours would be 8 a.m. to 6 p.m. Monday through Friday and 9 a.m. to noon on Saturday.
He indicates the type of work to be considered light and medium duty repair and includes tune ups, oil changes, tire rotation, tire rods, axels, gaskets, mufflers and any minor transmission
and engine repair.
They propose to make various improvements and modifications to the tenant space for their operation that are listed in the written material. It should be noted that the modifications
are subject to the issuance of a building permit, review by the Building Official and compliance with building codes. A Certificate of Occupancy will be required because of the change
of occupancy.
PARKING
Access to the site will be the same as it is now. The plan submitted shows the building to be 14,224 sq. ft. which requires 78 parking spaces. Fourteen parking spaces are required
for the proposed three bay repair facility based on the ordinance requirements for auto repair (three spaces per service bay, one space for each employee plus a minimum of two spaces
for service vehicles) which is equivalent to the square foot parking requirement for the retail space (5.5 parking spaces per 1,000 sq. ft. gross floor area). A total of 85 parking
spaces are shown on the plan. The plan calls for the removal of existing island delineation to allow for more parking. We would recommend that if the islands are removed, they be replaced
with new ones at the south ends of the parking rows.
LANDSCAPING
As part of the special use permit process, the applicant has provided a landscape analysis to determine if the site complies with the landscape point system used by the Planning Commission
to evaluate landscape plans. This 1.35 acre site is required to have 108 landscape points. There are a total of 160 landscape points for the site, a large number of which are in shade
trees. The site seems to be appropriately landscaped and is considered to be acceptable.
SPECIAL USE PERMIT STANDARDS
Auto repair facilities are special uses in the C-2 zoning district and as such must meet the special use permit standards contained in Section 35-220 of the city ordinances (attached).
These standards require that the proposed special use will 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.
Our concerns are primarily with the operation itself and we generally feel that the special use permit standards can be met so that this operation can be conducted on the site. City
ordinances require the service/repair work to be conducted wholly within an enclosed building or behind an opaque fence or wall at least 6 ft. high or high enough to screen this activity
from view. The outdoor parking of vehicles to be serviced is limited to a period of 48 hours. No body work or painting is to be conducted as part of this operation and the outside
storage of parts, equipment, and material is also prohibited. Trash must be screened from public view. The storage of junk vehicles will not be tolerated.
Noise associated with the operation could be a problem, also. There is not space available on the site for outside activity and all service and repair must be conducted within the building
with the overhead door closed.
If these matters can be complied with, we believe the standards for special use permits can be met. We would recommend conditions of approval aimed at preventing noise and visual pollution
from this site as well as the containment of trash and junk vehicles. There should be absolutely no outside storage of parts, equipment or trash. The display of merchandise should
be limited to that which can be accomplished through the Administrative Permit process also.
A public hearing has been scheduled and notices have been sent to surrounding property owners.
RECOMMENDATION
Approval is recommended subject to at least the following conditions:
The Special Use Permit is granted for an auto repair facility providing light and medium duty repair operations such as tune ups, oil changes, tire rotation, tire rod, axles, gaskets,
mufflers and minor transmission and engine repairs. No other automotive service/repair work such as body work, painting or collision repair shall be performed on the site. Any change
in the use of the operation not comprehended by this application or permitted under the zoning ordinance will require approval of an amendment to this Special Use Permit.
Building plans for tenant remodeling shall be reviewed and approved by the Building Official prior to the issuance of building permits and a Certificate of Occupancy for this operation.
There shall be no service, repair or maintenance of vehicles out of doors. All service and maintenance to vehicles shall be done inside the building with the overhead doors closed.
Any outside trash disposal facilities and roof top or on ground mechanical equipment shall be appropriately screened from view.
There shall be no outside display or storage of merchandise on this site other than that which is authorized under Administrative Land Use permits.
The Special Use Permit is subject to all applicable codes, ordinances, and regulations. Any violation thereof shall be grounds for revocation.
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