HomeMy WebLinkAbout5A Rubenzer CUP
4646 Dakota Street S.E.
Prior Lake, MN 55372-1714
AGENDA ITEM:
SUBJECT:
PREPARED BY:
PUBLIC HEARING:
CASE FILE #:
DATE:
INTRODUCTION:
STAFF REPORT
SA
PUBLIC HEARING TO CONSIDER APPROVAL OF A
CONDITIONAL USE PERMIT TO ALLOW A CAR
WASH WITHIN THE C-4 (GENERAL BUSINESS)
ZONING DISTRICT
JEFF MATZKE, PLANNER
..lL- YES _NO-N/A (Continued from 9/8/08) 0
EP 08-134
SEPTEMBER 22, 2008
Justin Rubenzer has applied for a Conditional Use Permit for a Car Wash
located at 4520 Tower Street. The property is located south of State Highway
13, east of County Road 23 (Panama Avenue), and west of Toronto Street.
The property is zoned C-4 (General Business) and is guided C-CC (Community
Retail Shopping on the 2030 Comprehensive Plan Map. A Car Wash is
permitted with a Conditional Use Permit in the C-4 district. The applicant is also
applying for a variance from the side yard setback requirement. The subject of
the variance is covered in a separate report.
G
A public hearing was held at the September 8, 2008 Planning Commission
meeting for this item. At the meeting various residents stressed concerns with
the location of the storm water pond, tree removal, noise from the site, and
setback distances. After discussion of the site the Planning Commission
continued the public hearing to a future meeting and directed the applicant to
complete further revisions which may change the position of the storm water
pond, consider more screening with trees at the south side of the paved area,
and arrange a neighborhood meeting.
PHYSICAL SITE CHARACTERISTICS:
Total Site Area: The total site is approximately 2.9 acres.
ExistinQ Use: The existing site is vacant.
TOPoQraphv: The site is relatively flat. A wooded area is located at the south
and west sides of the property.
1:\08 files\08 cup's\rubenzer car wash\pc repo~cityofpriorlake.com
Phone 952.447.9800 / Fax 952.447.4245
Wetlands: There is a wetland located on the adjacent City-owned lot to the
west. The applicant has been informed to provide more detail to the delineation
of the wetland as it relates to the proposed storm water pond.
Access: Access to this property is proposed from Tower Street.
.,.
Adiacent Existina Uses, Land Use, and Zonina:
Existing Use Land Use Zoning
Desianation
West City-owned C-CC Community C-4
wetlandNacant Land Retail Shoooina
East Local School District R-HD Urban High R-1
Offices Densitv
North US Post Office C-CC Community C-4
Retail Shoooina
South Single Family R-LD R-1
Homes Urban Low Densitv
ANAL YSIS:
The applicant is requesting to place a 6,583 square foot car wash on the 2.92
acre site. The proposed car wash includes 6 self-service bays and two
automatic wash bays. A possible future third automatic wash bay is proposed at
the east end of the building. The access aisles will wrap around the west end of
the lot to the rear of the building. The entry for the wash bays will be from the
south of the building. The applicant has stated that the overhead doors for the
automatic bays will close after each car enters allowing for reduced noige toward
the residential lots to the south from the dryers at the north end of the automatic
bays. The vacuums have also been located on the north end of the lot to reduce
noise to the residential homes located south of the property.
Parkina: The Zoning Ordinance requires a minimum 1 space for each wash bay
and with no less than 10 parking spaces on site for employees, drying, and
vacuuming purposes. The site proposes 14 spaces.
Storm Water: The applicant has revised the size and shape of the storm water
pond in order to meet the City' storm water requirements. The proposed pond is
located to the southwest of the car wash building.
Sions: The proposed wall and pylon signage meets the requirements of the
Sign Ordinance.
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Screenina: The applicant has proposed screening along the north and east
property lines as well as add additional coniferous trees along the southeast
corner of the rear drive aisle. The wooded area at the rear of the property will
remain for screening purposes as well.
Exterior Materials: The applicant has proposed a mixture of brick, tinted
burnished block, and glass for the exterior materials. These materials meet the
requirements of the Architectural Design Ordinance.
Liahtina: Reflected glare or spill light shall not exceed a 1.0 foot-candle at the
property line when the source of light abuts any commercial or industrial parcel
and a 0.5 foot-candle abutting a residential use. The photometric design details
8 downcast light fixtures which will meet this ordinance requirement.
CONDITIONAL USE PERMIT FINDINGS:
Section 1108.200 of the City Code sets forth the general criteria utilized to review
a CUP application.
(1) The use is consistent with and supportive of the goals and policies of the
Comprehensive Plan.
Two of the objectives of the Comprehensive Plan are to "determine and
strive for a balance of commerce, industry and population" and to
"maintain high standards in the promotion and development of
commerce and industry."
The car wash is located within an area designated for Community Retail
Shopping (C-CC) uses. The C-4 zoning is consistent with that
designation. According to the Comprehensive Plan, the C-CC category
"envisions centers of a larger scale, serving a broader area which may
be proximate to residential development, but which by design and
appropriate limitations on the type and intensity of uses, feature
effective transition to residential areas, vehicular access and aesthetic
harmony. "
Another objective of the Comprehensive Plan is to "enact and maintain
policies and ordinances to ensure the public safety, health and welfare. "
The CUP process affords the opportunity to mitigate any potential
impact on the adjacent properties, by placing conditions on the use.
This proposal will be consistent with the goals, objectives, and policies
of the Comprehensive Plan provided it complies with the conditions of
approval.
(2) The use will not be detrimental to the health, safety, morals and general
welfare of the community as a whole.
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3
The uses will not be detrimental to the health, safety, and general
welfare of the community as a whole provided all conditions of approval
are met.
(3) The use is consistent with the intent and purpose of the Zoning Ordinance
and the Use District in which the Conditional Use is located.
One purpose of the Zoning Ordinance is to "protect the residential,
business, industrial and public areas of the community and maintain
their stability." The proposed use is consistent with this goal, provided
the site complies with all conditions of approval.
(4) The use will not have undue adverse impacts on governmental facilities,
services, or improvements, which are either existing or proposed.
So long as all conditions of approval are adhered to the uses will not
over burden municipal facilities.
(5) The use will not have undue adverse impacts on the use and enjoyment of
properties in close proximity to the conditional use.
The screening, separation distance between structures on other lots,
and closing of automatic doors will help mitigate any adverse impacts
on the properties in close proximity.
(6) The use is subject to the design and other requirements of site and
landscape plans prepared by or under the direction of a professional
landscape architect, or civil engineer registered in the State of Minnesota,
approved by the Planning Commission and incorporated as part of the
conditions imposed on the use by the Planning Commission.
A professional engineer has prepared the original site plans for the
application. Adjustments to the bufferyard screening required as part of
the staff memorandum conditions.
(7) The use is subject to drainage and utility plans prepared by a professional civil
engineer registered in the State of Minnesota which illustrate locations of city
water, city sewer, fire hydrants, manholes, power, telephone and cable lines,
natural gas mains, and other service facilities. The plans shall be included as
part of the conditions set forth in the CUP approved by the City Council.
A registered civil engineer prepared drainage and utility plans for the
original administrative site plan application.
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4
(8) The use is subject to such other additional conditions which the Planning
Commission may find necessary to protect the general welfare, public safety
and neighborhood character. Such additional conditions may be imposed in
those situations where the other dimensional standards, performance
standards, conditions or requirements in this Ordinance are insufficient to
achieve the objectives contained in subsection 1108.202. In these
circumstances, the Planning Commission may impose restrictions and
conditions on the CUP which are more stringent than those set forth in the
Ordinance and which are consistent with the general conditions above. The
additional conditions shall be set forth in the CUP approved by the Planning
Commission.
The Planning Commission may revise recommended conditions or
attach additional conditions, as they deem appropriate to protect the
general welfare, public safety, and neighborhood character.
CONCLUSION
Overall, staff believes the car wash is consistent with the intent of the C-4 use
district provided conditions of approval are met. Based upon the findings set
forth in this report, staff recommends approval of the Conditional Use Permit. In
order to meet the above-listed criteria, the Planning staff recommends the
following conditions:
1. The applicant shall record the Conditional Use Permit at Scott County no later
than 60 days after City Council approval.
2. A sign permit application must be submitted to the City prior to the installation
or alteration of any signage on the site.
3. Prior to building permit issuance the applicant shall address all staff
comments as outlined in the September 1 i" Engineering and CDNR memos;
and August 27, 2008 building memorandums.
ALTERNATIVES:
1. Approve the amended CUP with conditions as recommended or any other
conditions the Planning Commission feels are warranted.
2. Deny the amended CUP. In this case, the Planning Commission should be
specific about findings of fact.
3. Continue the request to a specific date and direct the applicant to provide the
necessary additional information.
RECOMMENDATION:
The City Staff recommends approval of the CUP subject to the listed conditions.
ACTIONS REQUIRED:
1:\08 files\08 cup's\rubenzer car wash\pc report2.doc
5
A motion and second to approve Resolution 08-12PC approving an amended
Conditional Use Permit to allow a car wash in the C-4 Zoning District, subject to
the listed conditions.
ATTACHMENTS:
1 . Location Map
2. Resolution 08-12PC
3. City Staff Memorandums
4. Site Plans
1:\08 files\08 cup's\rubenzer car wash\pc report2.doc
6
Proposed Car Wash
This drawing is neither a legally recorded map nor a survey and is not
intended to be used as one. This drawing is a compilation of racords,
information, and data located in various city, county, and state offices, and
other sources affecting the area shown. and is to be used for reference
purposes only. Scott County is not responsible for any inaccuracies herein
contained. If discrepancies are found, please contact the Scott County
Surveyors Office.
Map Scale
1 inch = 173 feet
Map Date
8/19/2008
N
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(SOOtt
Rubenzer Car Wash
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This drawing Is neither 81ag1lOy racorded map nor 8 lIUNlly and Is not
Intended \0 be ul8d as one. Thla drawing la 8 c:omp/llltlon of 1'IlCOf'da.
Infonn8lfan, and d8talocat&d In varlous city, county, 8nd al8ta ofIlc8a, 8nd
other SOUl'C88 8ft'8cting the 81'88 ahown, and Is \0 be UHd for meJ'8flC8
purpo..a only. SCO\t County la not raaponalbla for lIIlY 1n1lCCUJ'llCl.. haraln
contained. If dlac:r8p811C18a 8ra found, pIaa.. contact the SCO\t County
Surveyors OllIca.
Map Scale
1 inch = 220 feet
Map Date
8/2912008
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RUBENZER CAR WASH
CUP REVIEW
Community Development &
Natural Resources Department
To: Justin Rubenzer
From: Jeff Matzke, Planner
cc: Wayne Jeske
Date: 9/17/08
Re: Rubenzer Car Wash CUP Review 2
The Community Development & Natural Resources Department has reviewed the above listed
application. The following is a list of comments from the review:
1) Building accessible hours of operation for the facility are limited to daily hours of 6am - 10pm.
2) All signage proposed will require a sign permit at time of building permit.
3) If irrigation is proposed, irrigation plan must be provided at time of building permit.
4) An estimated cost to fumish and plant the landscaping materials is needed to determine the
required security amount (letter of credit) to be specified for landscaping (Section 1107.1909).
5) Engineer must sign and date finalized plans. Registered Landscape Architect or Landscape
Designer must sign and date finalized landscape plan.
If you have any questions please feel free to contact me directly at 952-447-9814.
M~mtJran(lWn
DATE: September 18,2008
TO: Jeff Matzke, City Planner
FROM: Larry Poppler, Assistant City Engineer
CC: Steve Albrecht, Public Works Director/City
Engineer
RE: Big Squirt Car Wash (City Project #08-135)
The Engineering Department has reviewed the site plan received on September 16,
2008 for the subject project and we have the following comments:
Site Plan
1. A Civil Site Plan was not included with this submittal.
2. Provide notes detailing sawcutting and street connection. Sawcut at bituminous
edge for curb removal. It is the intent to tie into Tower Street without sawcutting
the bituminous. Care must be taken to achieve this. The pouring of the new
concrete apron should be done immediately after removal of the curb so that the
existing bituminous does not slide into the excavation. If the contractor pours the
following day, the bituminous edge must be shored and protected.
3. Show the relocation of the street no parking sign.
Utilitv Sheet Plans. Gradina and Erosion Control
1. The pond for this site is located over City utilities. These pipes should not be
located below the normal water level. Please look at other alternatives including
grading on the City wetland property, grading closer to the southern property
lines, grading upon the future development piece of the property, movement of
the City utilities, or other stormwater BMPs. Contact City Engineering Staff to
discuss options.
2. A site visit shows that a small storm outlet is located along the southern property
line. Please review the origin of this pipe and include the hydrology within the
calculations.
3. Please add the following items to this plan sheet:, irrigation service, roof scupper
locations, and pedestrian curb ramp locations.
4. At the bituminous path provide pedestrian curb ramps at entrance.
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2. Review Part III of permit for SWPPP requirements.
3. Review Part IV of permit for ESC requirements.
4. Note on comment 2 and 3: Read through new permit and ensure that each
requirement spelled out in the permit is met by the SWPPP. When I do my
review, I simply read the permit line-by-Iine and look for the corresponding
portions of the SWPPP.
5. Please feel free to call Water Resources Engineer, Ross Bintner with questions
on any hydrology and SWPPP comments, or for general technical assistance
with the PWDM rules or state guidance manuals.
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Squirt 091708.DOC 3
Page 1 of2
Jeff Matzke
From: Suesan L. Pace [space@halleland.com]
Sent: Tuesday, August 19, 20081 :20 PM
To: Jeff Matzke
Subject: RE: Proposed Car wash - variance hardship case?
Jeff,
I agree that the circumstances of this case warrant a variance based on the following:
1. While the City historically has zoned all schools residential (assuming the school property is adjacent to a residential
area), that may not always be the case. You may remember that the School District had quite a time finding a location for
the school that is located at Jeffers Pond. There is no way to be certain that in the future all public school buildings will be
on land zoned residential and there is no rational basis to zone all school property residential. The cost and location of
land in the future may mean a school is built in a commercial or light industrial area.
2. The School District is using the building for commercial purposes. Arguably we would not allow the school district to
rent the building out to physicians and dentists as a medical arts building. That would be a commercial use in a
residential area. I know that the City is not going to kick the school district out of the building or require it rezone the
property for commercial use, but that is probably what should be done based on the conversion of use.
3. If the school district did request to rezone the property from residential to commercial the request would likely be
approved. The property is located in an area where other properties are zone commercial.
4. If the building was still used as a school there would be a basis to protect it from arguably an incompatible use. Isn't
that the basis for the 60' setback from residential. The building is being used for commercial purposes and there is no
basis to impose the more restrictive 60' setback.
Let me know if you'd like to discuss further.
Suesan
From: Jeff Matzke [mailto:jmatzke@cityofpriorlake.com]
Sent: Tuesday, August 19, 2008 12:22 PM
To: Suesan L. Pace
Subject: Proposed Car wash - variance hardship case?
Suesan,
The attached PDF file details a proposed car wash located along Tower Street in Prior Lake. The adjacent property to the
east is the school district Offices (basically utilized as a commercial use) yet it is zoned residential due to the reasoning
that a former public school was located here and all the school properties are residentially zoned. The school moved out
when the Jeffers Pond School was opened and the entire facility remains the administrative offices for the school district.
The car wash building is proposed to be setback 20 feet (the standard C-4 side yard setback) rather than the 60 foot
setback required from residential properties. The proposal meets the 60 foot setback from the residential neighborhood to
the south but not from the school offices to the east. We are considering this may constitute a hardship case for a
variance from the setback for the car wash property (because the situation is unique for an office to be located in the
adjacent residential use property). Would you agree?
Jeff Matzke
Planner
City of Prior Lake
4646 Dakota Street SE
Prior Lake, MN 55372
phone (952) 447-9810
fax (952) 447-4245
9/812008
4646 Dakota Street S.E.
Prior Lake, MN 55372-1714
CONDITIONAL USE PERMIT
RESOLUTION 08.12PC
APPROVING A CONDITIONAL USE PERMIT TO ALLOW A CAR WASH IN THE C.4 (GENERAL BUSINESS) ZONING USE
DISTRICT
WHEREAS,
WHERAS,
WHEREAS,
WHEREAS,
WHEREAS,
WHEREAS,
MOTION BY:
SECOND BY:
The Prior Lake Planning Commission conducted a public hearing on September 8, 2008, to consider
an application from Justin Rubenzer for a Conditional Use Permit (CUP) to allow a car wash in the
C-4 (General Business) Zoning Use District;
The Prior Lake Planning Commission continued the September 8, 2008 public hearing to September
22, 2008.
Notice of the public hearing on said CUP was duly published in accordance with the applicable Prior
Lake Ordinances; and
The Planning Commission proceeded to hear all persons interested in this CUP and persons
interested were afforded the opportunity to present their views and objections related to the CUP; and
The Planning Commission approved the CUP with specific conditions; and
The Planning Commission finds the proposed CUP is compatible with the stated purposes and intent
of the Zoning Ordinance as they relate to conditionally permitted uses, and further, that the proposed
CUP meets the criteria for approval of CUP as contained in Section 1108.202 of the Zoning
Ordinance.
NOW THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF PRIOR LAKE:
1. The recitals set forth above are incorporated herein.
2. The Planning Commission hereby adopts the following findings:
Section 1108.200 of the City Code sets forth the aeneral criteria utilized to review a CUP application.
(1) The use is consistent with and supportive of the goals and policies of the Comprehensive Plan.
Two of the objectives of the Comprehensive Plan are to "determine and strive for a balance of commerce, industry and
population" and to "maintain high standards in the promotion and development of commerce and industry."
The car wash is located within an area designated for Community Retail Shopping (C-CC) uses. The C-4 zoning is
consistent with that designation. According to the Comprehensive Plan, the C-CC category "envisions centers of a larger
scale, seNing a broader area which may be proximate to residential development, but which by design and appropriate
limitations on the type and intensity of uses, feature effective transition to residential areas, vehicular access and aesthetic
harmony. "
Another objective of the Comprehensive Plan is to "enact and maintain policies and ordinances to ensure the public safety,
health and welfare. "
L:\08 FILES\08 CUP'S\Rubenzer Car Wash\approval resolutioM.gw.cityofpriorlake.com
Page 1
Phone 952.447.9800 / Fax 952.447.4245
The CUP .process affords the opportunity to mitigate any potential impact on the adjacent properties, by placing conditions
on the use. This proposal will be consistent with the goals, objectives, and policies of the Comprehensive Plan provided it
complies with the conditions of approval.
(2) The use will not be detrimental to the health, safety, morals and general welfare of the community as a whole.
The uses will not be detrimental to the health, safety, and general welfare of the community as a whole provided all
conditions of approval are met.
(3) The use is consistent with the intent and purpose of the Zoning Ordinance and the Use District in which the
Conditional Use is located.
One purpose of the Zoning Ordinance is to "protect the residential, business, industrial and public areas of the community
and maintain their stability." The proposed use is consistent with this goal, provided the site complies with all conditions of
approval.
(4) The use will not have undue adverse impacts on governmental facilities, services, or improvements, which are
either existing or proposed.
So long as all conditions of approval are adhered to the uses will not over burden municipal facilities.
(5) The use will not have undue adverse impacts on the use and enjoyment of properties in close proximity to the
conditional use.
The screening, separation distance between structures on other lots, and closing of automatic doors will help mitigate any
adverse impacts on the properties in close proximity.
(6) The use is subject to the design and other requirements of site and landscape plans prepared by or under the
direction of a professional landscape architect, or civil engineer registered in the State of Minnesota, approved by
the Planning Commission and incorporated as part of the conditions imposed on the use by the Planning
Commission.
A professional engineer has prepared the original site plans for the application. Adjustments to the bufferyard screening
required as part of the staff memorandum conditions.
(7) The use is subject to drainage and utility plans prepared by a professional civil engineer registered in the State of
Minnesota which illustrate locations of city water, city sewer, fire hydrants, manholes, power, telephone and cable
lines, natural gas mains, and other service facilities. The plans shall be included as part of the conditions set forth
in the CUP approved by the City Council.
A registered civil engineer prepared drainage and utility plans for the original administrative site plan application.
(8) The use is subject to such other additional conditions which the Planning Commission may find necessary to
protect the general welfare, public safety and neighborhood character. Such additional conditions may be
imposed in those situations where the other dimensional standards, performance standards, conditions or
requirements in this Ordinance are insufficient to achieve the objectives contained in subsection 1108.202. In
these circumstances, the Planning Commission may impose restrictions and conditions on the CUP which are
more stringent than those set forth in the Ordinance and which are consistent with the general conditions above.
The additional conditions shall be set forth in the CUP approved by the Planning Commission.
The Planning Commission may revise recommended conditions or attach additional conditions, as they deem appropriate
to protect the general welfare, public safety, and neighborhood character.
The Conditional Use Permit is hereby approved on the property legally described as follows:
4520 Tower Street SW, Prior Lake, MN 55372
Lot 1. Block 2, Enivid First Addition, according to the recorded plat thereof. (PID 25-269-003-0)
And
That part of Outlot A, in said Enivid First Addition, lying southerly and easterly of the following described line:
L:\08 FILES\08 CUP'S\Rubenzer Car Wash\approval resolution.doc
Page 2
Beginning at the southwest corner of said Outlot A (the south line of said Outlot A has an assumed bearing of South 89 degrees 53
minutes 43 seconds West); thence North 71 degrees 23 minutes 09 seconds East a distance of 316.12 feet; thence North 01
degrees 30 minutes 45 seconds East a distance of 258.70 feet to the northerly line of said Outlot A and said line there terminating.
(PID 25-269-004-1)
The Conditional Use Permit is hereby approved subject to the following conditions:
1. The applicant shall record the Conditional Use Permit at Scott County no later than 60 days after City Council approval.
2. A sign permit application must be submitted to the City prior to the installation or alteration of any signage on the site.
3. The applicant shall place a line of coniferous trees along the southern boundary of the bituminous paved area.
4. The applicant shall address all staff comments as outlined in the September 17, 2008 Engineering and CDNR memos; and
August 27, 2008 building memorandums.
CONCLUSION
Based upon the Findings set forth above, the Planning Commission hereby grants a Conditional Use Permit to allow for a
communications tower with a reduced setback in relation to a public street. The contents of Planning Case Files # EP08-134
are hereby entered into and made a part of the public record and the record of the decision for this case.
Passed and adopted this 22nd day of September, 2008.
Vaughn Lemke, Commission Chair
ATTEST:
Danette Walthers, Community Development & Natural Resources Director
L:\08 FILES\08 CUP'S\Rubenzer Car Wash\approval resolution.doc
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