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HomeMy WebLinkAbout2024-01-22 PACKET 06.2 (DISCOUNT TIRE)STAFF REPORT CASE: CUP2024-001 ITEM: 6.1 PUBLIC MEETING DATE: 1/22/24 TENTATIVE COUNCIL REVIEW DATE: 2/7/24 APPLICATION APPLICANT: Halle Properties, LLC, on behalf of NTW, LLC REQUEST: A Conditional Use Permit (CUP) to utilize the existing building and site layout for a minor automobile repair use for Discount Tire. SITE DATA LOCATION: 8647 and 8649 East Point Douglas Road South ZONING: MU, Mixed Use GUIDED LAND USE: Mixed Use within 300 Feet of Arterial Roadways LAND USE OF ADJACENT PROPERTIES: CURRENT GUIDED NORTH: Commercial Mixed Use within 300 feet EAST: Commercial Mixed Use within 300 feet SOUTH: Highway 61 Highway 61 WEST: Commercial Mixed Use within 300 feet SIZE: Building = 5,160 square feet DENSITY: N/A RECOMMENDATION Approval, subject to the conditions stipulated in this staff report. Cottage COTTAGE GROVE PLANNING DIVISION J Grove ere Pride and 1? r0 5Wity Meet Planning Staff Contact: Conner Jakes, Associate Planner; 651-458-2868; ciakes(o-)_cottagegrovemn.gov Application Accepted: 12/12/2024 60-Day Review Deadline: 2/10/2024 City of Cottage Grove Planning Division . 12800 Ravine Parkway South . Cottage Grove, MN 55016 Planning Staff Report Discount Tire Planning Case No. CUP2024-001 January 22, 2024 Introduction Halle Properties, LLC (Applicant) has submitted an application for a Conditional Use Permit (CUP) at 8647/8649 East Point Douglas Road South. The Applicant is proposing to utilize the existing building and site layout for a minor automobile repair use onsite. The proposed project is located on a .98-acre parcel of land to the southwest of the current Wendy's restaurant and northwest of the current Target site. r�r Site Location Review Schedule Application Received- December 12, 2023 Application Accepted- December 12, 2023 Planning Commission Meeting- January 22, 2024 Tentative City Council Meeting- February 7, 2024 60-Day Review Deadline- February 10, 2024 Planning Commission Staff Report — Discount Tire Planning Case No. CUP2024-001 January 22, 2024 Page 2 of 7 Background The subject site has been occupied by an automotive repair use since the original approvals in 1991 and was most recently occupied by Big O Tires. In 1992 an application for a simple lot division was submitted and approved. The intent at the time was to create two parcels allowing the user to separate the automotive use from potential office space for additional tenants. How- ever, the entire site has been most recently occupied by one tenant and the only onsite use was automotive repair. Approvals for an automobile car wash were granted in March of 2023; however, the applicant for the automobile car wash withdrew the application. A condition of approval will require the two lots be combined into one lot. 2022 Aerial Photo Proposal The Applicant is proposing to utilize the existing building and site layout for a minor automotive repair use with updates to the architectural elevations, parking lot stalls, and site landscaping. Daily activities onsite include only the selling, installing, and servicing of tires and wheels. There will not be automotive repair, oil changes, or any body work occurring onsite as the focus of the business is solely on tires. The proposed hours of operation are Monday through Friday from 8am to 6pm, and Saturday from 8am to 5pm. Planning Commission Staff Report — Discount Tire Planning Case No. CUP2024-001 January 22, 2024 Page 3 of 7 4 N.. F—Hy CO LOT N- a Fomn 4 S A Proposed Site Plan Planning Considerations Zoning and Comprehensive Plan The subject site is zoned MU, Mixed -Use District, and is guided as Mixed Use in the 2040 Com- prehensive Plan. The proposed use is consistent with the City's zoning ordinance and land use plan. Minor automobile repair uses are permitted with a Conditional Use Permit (CUP) within the Mixed -Use Zoning District. Conditional Use Permit City Code requires a CUP for a minor automotive repair use within the Mixed -Use District. The Applicant is proposing to operate a minor automotive repair use solely focused on selling, in- stalling, and servicing tires. The criteria for issuance of a CUP are as follows: 1. The proposed use shall be consistent with the Comprehensive Plan. 2. The proposed use shall not negatively impact the health, safety and general welfare of occupants of surrounding lands. 3. Adequate public facilities and services shall be able to be provided to the site where the use is proposed, and/or existing infrastructure shall be able to absorb the additional demand for public services such as utilities, streets, parks, schools, etc. Planning Commission Staff Report — Discount Tire Planning Case No. CUP2024-001 January 22, 2024 Page 4 of 7 4. Incompatible impacts of the proposed use shall be screened and buffered from adjacent property and the surrounding neighborhood. The City Council may require additional landscaping or screening above that required in the Zoning Code. 5. The site or building associated with the proposed use meets or exceeds the architectural design and landscaping standards for the district in which it is located. The City Council may require additional architectural standards above those required in the Zoning Code. 6. The use is consistent with the purposes of the Zoning Code and the purposes of the zoning district in which the applicant intends to locate the proposed use. 7. The generation and characteristics of traffic associated with the use and its impact on traffic volumes and safety associated with driveway locations, existing and proposed capacity on adjacent roads, sidewalks, and trail connections can be adequately mitigated. 8. Floodplain standards shall follow City Code Title 11, Chapter 10. Upon review of the application, the proposed use meets the forementioned criteria. Parking City Code Title 11-3-4 states that auto repair uses require 3 parking stalls per auto bay, plus 1 parking stall per employee. The Applicant has indicated a total of 4 auto bays and staffing of 15 employees-, therefore, the minimum number of required stalls is 27. The proposed site plan indi- cates a total of 38 parking stalls, thus meeting the minimum required number of stalls. The existing parking lot layout consists of 34 total stalls. The Applicant is proposing to restripe the parking lot, which will result in an increase in the number of stalls by 4. This is due to the change of diagonal stalls to straight stalls along the northeastern property line. Proposed Site Plan with Updated Parking Stall Striping Planning Commission Staff Report — Discount Tire Planning Case No. CUP2024-001 January 22, 2024 Page 6 of 7 �6 o �S Py3A PLANTING Y Landscape Plan Utilities The subject property is located within the Metropolitan Urban Service Area (MUSA). The property is already connected to City utilities and no changes are being proposed for utility connections on the site. Surface Water Management/Grading The site is currently graded to meet the surface water management requirements established by the State, Watershed District, and the City's Surface Water Management Plan. No changes are proposed to site grading or site imperviousness therefore changes to site stormwater manage- ment are unnecessary. Development Fees All applicable development fees have been paid at the time of original development; therefore, no additional development fees are required as part of this proposal. Public Hearing Notices The public hearing notice for the November 27, 2023, Planning Commission meeting was pub- lished in the Saint Paul Pioneer Press and mailed on January 10, 2024, to 13 property owners that are within 500 feet of the proposed project. Staff has not received any comments at the time of writing the report. Recommendation That the Planning Commission recommend that the City Council approve the Conditional Use Permit for a minor automotive repair use to be located at 8647/8649 East Point Douglas Road South subject to the following conditions: Planning Commission Staff Report — Discount Tire Planning Case No. CUP2024-001 January 22, 2024 Page 7 of 7 The project shall be completed in accordance with the plans submitted as amended by the conditions of approval. Any significant changes to the plans, as determined by the planning staff, shall require review and approval by the Planning Commission and City Council. 2. The Conditional Use Permit approvals shall expire one (1) year from the date of City Council approval unless a building permit has been requested or a time extension has been granted by the City Council. The City Council may extend the expiration date of such approval upon written application by the person to whom the approval was granted. 3. Prior to the issuance of a building permit, the two lots shall be combined, and a copy of the executed lot combination supplied to the City. 4. All applicable permits (i.e.; building, electrical, grading, right of way and mechanical) and a commercial plan review packet must be completed, submitted, and approved by the City prior to the commencement of any construction activities. Detailed construction plans must be reviewed and approved by the Building Official and Fire Marshal. 5. The grading and erosion control plan for the site must comply with NPDES II Permit re- quirements. Erosion control devices must be installed prior to commencement of any grad- ing activity. Erosion control must be performed in accordance with the recommended practices of the "Minnesota Construction Site Erosion and Sediment Control Planning Handbook" and the conditions stipulated in Title 9-7-1, Erosion Control During Construc- tion, of the City's Subdivision Ordinance. The Applicant shall be responsible for the costs for the City to inspect the site in relation to erosion control conformance. 6. Rubbish, waste, and recycling containers shall be stored within an appropriately sized en- closed structure compliant with City ordinance screening requirements and shall always be maintained so as not cause odors or other public nuisances. 7. The Applicant is responsible for removing debris from all adjacent public and private road- ways during their grading and construction process. The adjacent streets shall be swept clean daily or as needed. 8. Signage is not approved as part of this application. All signage shall meet the requirements of the sign ordinance and require a separate building permit. 9. Exterior storage of tires, wheels, and other items/materials is prohibited. 10. An ingress and egress easement shall be maintained at all times between property owners to allow for access to the site. Prepared by Conner Jakes Associate Planner Attarhments Narrative Architectural Elevations Engineering Plans raSm'lth R.A. Smith, Inc. 1245 East Diehl Road, Suite 102 Naperville, IL 60563-4816 CREATIVITY BEYOND ENGIS'-:_:....4 I (630) 405-5722 1 rasmith.com November 1, 2023 On behalf of Halle Properties, L.L.C., R.A. Smith, Inc. is pleased to present the attached material for a Conditional Use Permit for a Discount Tire store to be located at 8647 & 8649 East Point Douglas Road South. A Conditional Use Permit is required for the operation of a tire store. The exiting building is a former Big O's tire store, roughly 9,212 square feet in size. Discount Tire proposes to reimage the building to its current corporate standards. New signage, fresh coat of paint on the exterior and considerable work on the interior. New tire storage will be indoors via a racking system adjacent to the service bays. Used tire storage is segregated in its own storage area and no tires are stored outside. Generally new tires are delivered twice a week via a tractor trailer, and used tires are removed twice a week by a local recycling contractor using a box truck. Discount Tire only sells, installs and services tires and wheels. No automotive repair, oil changes or body work is ever done at a Discount Tire location. The focus is solely on tires, wheels and world class customer service. As a benefit to the general public, this store will provide complimentary air checks for any driver who pulls in and requests the service. This location that Halle Properties has selected meets their internal site selection criteria and will be complimentary to nearby commercial developments. With limited business hours and low traffic volumes, open Monday to Friday from 8 AM to 6 PM and Saturday from 8 AM to 5 PM, it's anticipated that the proposed store will not have a negative impact on traffic. Staffing for this store is typically 6-8 sales/managerial and 8-12 technicians, with the busiest shifts being on Friday and Saturday. The site is designed to accommodate employee vehicles as well as those of customers dropping their vehicles off for service and those who elect to wait to have their tires installed. At your convenience, R.A. Smith will be more than happy to answer any questions or comments. 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