HomeMy WebLinkAbout4A Prior Lake Hardware CUPW M 4646 Dakota Street SE
Prior Lake, MN 55372
PLANNING COMMISSION AGENDA REPORT
MEETING DATE: MAY 5, 2013
AGENDA #:
4A
PREPARED BY:
JEFF MATZKE, PLANNER
PRESENTED BY:
JEFF MATZKE, PLANNER
PUBLIC HEARING:
YES
AGENDA ITEM:
PUBLIC HEARING TO CONSIDER A CONDITIONAL USE PERMIT FOR
OUTDOOR SALES IN THE C-2 (GENERAL BUSINESS) ZONING DISTRICT
DISCUSSION:
.1 ntroduction
Prior Lake Hardware has applied for a Conditional Use Permit for Outdoor Sales
in the C-2 (General Business) Zoning District. The request is to allow for the
construction of an outdoor sales area for landscaping materials. The site is lo-
cated at 16820 Duluth Avenue, south of County State Aid Highway 13, and west
of Maplewood Street.
Subsection 1102.1103 (8), C-2 General Business Use District of the Prior Lake
Zoning Ordinance, states that a Conditional Use Permit is required for Outdoor
Sales.
urrent Circumstances
Prior Lake Hardware requests to place bins for landscaping material in a 120
foot by 10 foot area (1,200 sq. ft.) along the northern edge of the current parking
area for the storage of landscaping material for sale. The area is utilized as ex-
isting parking spaces and is surfaced by bituminous pavement.
PHYSICAL SITE CHARACTERISTICS:
Total Site Area: The site is 1.2 acres.
Access: Access to the site is from west (Maplewood Lane), southeast (Village
Lake Drive), and east (Duluth Avenue).
2030 Comprehensive Plan Designation: This property is designated C -CC for
Community Retail Shopping on the 2030 Comprehensive Plan Land Use Map.
Zoning: The site area is zoned C-2 (General Business).
Parking: The site will have 41 remaining parking spaces (after installation of the
landscape bins) which will exceed the requirement of a minimum 37 spaces per
the Ordinance.
Subsection 1102.1103, C-2 General Business Use District of the Zoning Ordi-
nance, states that "Outdoor Sales" require a Conditional Use Permit as further
identified in Subsection 1102.1103(8) which includes the following requirements:
a. A bufferyard, as determined by Subsection 1107.2003, shall be provided
and maintained along all property lines abutting property located within an
"R" Use District.
b. No public address system shall be audible from any property located in an
"R" Use District.
c. The site shall be kept neat and orderly.
d. The use shall not be permitted within any required yard, bufferyard or
landscaped area.
e. This use shall be located a minimum of 100 feet from any property located
in an "R" Use District.
The operator of the use shall not sell or trade exclusively in used
merchandise, but shall have at least 1/3 of its stock on the site in new,
unused merchandise.
g. All open sales or rental lots shall be operated in conjunction with a business
operated in a building or buildings in which the same or similar materials
are displayed and offered for sale as those displayed on the open sales or
rental lot.
h. The entire site other than that used or required to be used for building, yard,
bufferyard, or landscaping shall be surfaced in blacktop or paving.
i. All paved areas shall be graded, designed, and landscaped as required by
Subsection 1107.200.
String lighting shall be prohibited.
The area of open sales or rental lot used for storage and display of
merchandise shall not exceed 2 square feet for every 1 square foot of
building on the site devoted to the same or similar use or accessory use.
I. A bufferyard Type B, as defined in Subsection 1107.2005, shall be installed
and maintained along all public ways.
Conclusion
Prior Lake Hardware requests an outdoor sales area related to display of land-
scape materials. The proposed sales area will meet the conditions of approval
outlined within the Outdoor Sales Land Use Section (1102.1103(8)). No other
modifications to the site are proposed at this time. Therefore, City Staff recom-
mends approval of the conditional use permit, subject to the following conditions:
a) All conditions of approval as identified in Subsection 1102.1103(8) are
met.
b) The applicant shall record the Conditional Use Permit at the Scott County
Recorder's Office no later than sixty (60) days after approval.
c) The Conditional Use Permit is subject to the issuance of required permits
from all applicable governmental agencies.
ISSUES: CONDITIONAL USE PERMIT (CUP) ANALYSIS:
Section 1108.200 of the City Code sets forth the criteria for approval of a CUP.
a) 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." This proposal will be consistent with the goals, objectives,
and policies of the Comprehensive Plan provided it complies with the
conditions of approval.
b) The use will not be detrimental to the health, safety, morals and
general welfare of the community as a whole.
Based upon review of the application, the proposed use will not be
detrimental to the health, safety, morals and general welfare of the
community. The conditions of the approving resolution including are
intended to ensure ongoing protection of the surrounding community.
c) The use is consistent with the intent and purpose of the Zoning
Ordinance and the Use District in which the Conditional Use is
located.
Section 1102.1103 (8) of the Zoning Ordinance allows outdoor storage
as a use permitted by conditional use permit within the C-2 Zoning
District. The conditions set forth in the Zoning Ordinance shall be met
with the issuance of the Conditional Use permit.
d) The use will not have undue adverse impacts on governmental
facilities, services, or improvements which are either existing or
proposed.
The use will not have adverse impacts on governmental facilities.
e) The use will not have undue adverse impacts on the use and
enjoyment of properties in close proximity to the conditional use.
The use will not have undue adverse impacts on the use and enjoyment
of properties in close proximity. The outdoor sales area will be within
bins on existing bituminous pavement. Commercial business which
maintain other outdoor sales areas are found in close proximity to the
site.
f) 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 City Council and incorporated
as part of the conditions imposed on the use by the City Council.
In this case, the site plan design does not require preparation by a civil
engineer. A registered land survey has been submitted for the site plan.
g) 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.
No exterior engineering plan modifications are currently proposed from
the existing conditions on site.
h) The use is subject to such other additional conditions which the
City Council 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 City Council 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 City.
Additional conditions to ensure the protection of the general health,
safety and welfare of the public are included as part of the CUP. These
conditions include approval of permits from other governmental
agencies and adherence to the conditions outlined in Section
1102.1103 (8) of the Zoning Ordinance
The City received the complete application for this request on April 8, 2014. Pursuant to Minnesota
State Statute, the City must act on this request by June 7, 2014 (60 days) unless the City provides
the petitioner with written reasons for an additional 60 day review period. The City may, with the
consent of the applicant, extend the review period beyond the initial 120 days.
ALTERNATIVES: 1. Approve the conditional use permit subject to the above conditions.
2. Table this item to a date specific, and provide the applicant with direction
on the issues that have been discussed.
3. Deny the request based on specific findings of fact.
RECOMMENDED City Staff recommends Alternative #1.
MOTIONS:
ATTACHMENTS: 1.
Resolution 14-XXPC
2.
Location Map
3.
Site Aerial Photo
4.
Site Survey Exhibit
4646 Dakota Street SE
Prior Lake, MN 55372
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X I FSFBT-! The Prior Lake Planning Commission conducted a public hearing on May 5, 2014, to consider a request
from Prior Lake Hardware to approve a Conditional Use Permit (CUP) to allow outdoor sales in the C-2
(General Business) Zoning District at the following property:
16820 Duluth Avenue, Prior Lake, MN 55372
Lot 2, Block 2, Brooksville Center 2nd Addition, Scott County, Minnesota.
(PID 25-177-005-0)
X I FSFBT- Notice of the public hearing on said CUP was duly published in accordance with the applicable Prior
Lake Ordinances; and
X I FSFBT-! 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
X I FSFBT- 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 Subsection 1108.202 of the Prior Lake
Zoning Ordinance
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The recitals set forth above are incorporated herein.
The Planning Commission hereby adopts the following findings:
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in close proximity. The outdoor sales area will be within bins on existing bituminous
pavement. Commercial business which maintain other outdoor sales areas are found
in close proximity to the site/
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The CUP is hereby approved, subject to the following conditions:
a. All conditions of approval as identified in Subsection 1102.1103(8) are met.
b. The applicant shall record the Conditional Use Permit at the Scott County Recorder's Office no later than
sixty (60) days after approval.
L:\14 FILES\14 CUP'S\Prior Lake Hardware (DEV -2017-0010)\05 05 2014 Prior Lake Hardware CUP resolution.dou
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c. The Conditional Use Permit is subject to the issuance of required permits from all applicable
governmental agencies.
PASSED AND ADOPTED THIS 5th DAY OF MAY, 2014.
YES NO
Dan Rogness, Community & Economic Development Director
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Prior Lake Hardware - 16820 Duluth Avenue SE
LOCATION MAP