Conditional Use Permit/Big Wheel Rossi Y O
Y G
41 0*
August 24, 1993 ti 0 CO Planning Report. CUP93. -7
P K 1
CONDITIONAL USE PERMIT_- BIG WHEEL ROSSI
Pr obosed Action.
Stag recprnmends the Following motion: Move to approve Resolution j RZ :93 -18
reconunendirig appro cif a conditipnal use per it to eonsttu tan auto repair center .a t 302
BlakCe-1
Overview
The- City bas neutered into a purchase agreeme t vuitb the applheant,to ;sell the termer City well
cite at .3
Q131ake Road =the applicant is pr osing to oiistruet a 10 'bay Big Wheel Rossi
.auto repa 'c'
enter: 'The auto repair ;enter wilt also'i ielude a ear =wash on. the northiside of the
site an a =se ice dive -alt i on the east side tithe site die p ose the et c h r
is to provide headlight and wiper repair while <the owner waits.
The ice is situated on nrtwe corn oad and grid N was
rly Wised as a City the well o T well liar er xit t fBla been e use by` City Street for many yeThe ars site the
ite ias been for sale by the City Dig Whee -Rossi and TDanalds submitted proposais to
forme
0 de -iflp the site. The City Council- cho enter nto a ure1iase a cement with 3i 1.- Roossi 'tThe obligation ofboth p a rti es to the ptircha a agree ettt -ls subject #o a nd tionatus
permit being issued.
r
prr niai ssueswta- Consider
What are the specifics o the site plan?
o What are tl concerns of the abut itig properties
o What are the concerns of the -staff?
o What -are the recommendation of the: s taff?
''''S- upport) ng Do
Analysis of Issues
Site Plan
o Resolution RZ93 -18
o Letter from >abutting property owners
f d ode
Nancy Anderson, AICP
Planner
CUP93 -7
Page 2
Primary Issues to Consider.
o What are the specifics
pec cs of the site plan.
Ci
The app ha s not submitted a drain plan. The applicant has asked that any approval is
contingent on a s atisfactory d plan Because the development involves a sm site t he
City En ginee r is comf ortable w ith app the drainage pl at the building pe stag
There is curren tl y a wate that is 'al ong `Bl R which extends ar ound t co
along 2 nd Str eet. The City wil h eed an ea sement from the appli far th is wate The
Ci ty w a lso n eed a tem po r ary ea semen t to work on th wate on ce the w ell is sealed:
The staff is also recommending :that a sidewalk is added adjacent to Blake Road along the
frontage of the property. The City is constructing a .sidewalk along 2nd Street N.E., which
will- join the sidewalk on Blake.
Fire Marshal
The Fire Marshal has reviewed the site .plan. The' Fire Marshal has found the' site plan
satisfactory.
Zonin
The zoning on the site is B -3. An auto repair facility is a permitted use.
Comprehensive Plan
The Comprehensive Plan has designated this site as commercial.
Landscaping
The landscaping plan shows landscaping along Blake and 2nd Street. The site is required to
have 15 trees. The landscape plan shows 18 trees and a variety of shrubs. The landscape plan
does not detail the sizes of the trees: Any trees will have to meet the minimum size as
required by the Ordinance, The Ordinance also requires a landscape bond to ensure the
plantings will survive. Staff is also recommending that the site is irrigated and bermed
Access
There will be only one access point into the site The access will be on the west side of the
site from Second Street. The City Engineer has found_this access point acceptable.
Exterior
The applicant is proposing an exterior of rockface block that is painted. The staff would
recommend that the exterior of the building is brick.
CUP93 -7
Page 3
Surrounding uses
The subject site is surrounded by residential on the north and west sides, industrial to the east
and commercial to the south. The surrounding residential uses are concerned with the noise
created by the auto repair facility.
Signage.
The site plan shows an 80 square foot pylon sign that is 35 feet in height. This sign meets the
zoning requirements. However, staff would recommend changes to the proposed signage
which are discussed later in this report.
Parking
The site requires 24 parking spaces. The site plan shows 34 parking spaces.
Setbacks and Height requirements
The following are the setbacks for the B -3 district and the proposed development.
BB 3 proposed
front yard 10 feet 20 feet
north side yard 15 feet 20 feet
south side yard 0 feet 55 feet
rear yard 25 feet 52 feet
building height 45 feet 19 feet
Trash Disposal
The trash area is located on the west side of the site. The site plan shows the trash area fully
enclosed.
o What are the concerns of the abutting properties?
The two abutting residential uses are concerned with the noise created on the site. (attached
are letters from both of these owners). The applicant is trying to minimize the any noise
created on the site. The site plan does show a fence on the north and west sides. The staff is
recommending a wood fence at least 6 feet in height, which will help block any noise for the
apartments to the west. The apartments to the north do not face the site, but because the
apartment building is quite high, the noise can carry. The staff is recommending that the
garage doors on the north side of the building are closed at all time. Also, that the doors to
the car wash are to be closed at all times.
o What are the staff issues as relates to the project?
The staff is concerned with two issues with the development of the site. The two issues are
the appearance of the site and the noise. The staff wants a quality development on the site.
Over the past several years the City has tried to encourage projects along Blake Road which
utilize top quality materials and landscaping.
CUP93 -7
Page 4
The second issue is the compatibility with the surrounding uses. With respect to the proposed
project, this concern specifically relates to the residential areas abutting the site. The noise
created by the use is a concern to the residential areas.
o What are the recommendations of the staff?
The staff is recommending the following conditions to address the concerns identified:
VISUAL
o That there is no outside storage at any time of any type of product, material or
parts.
This requirement of no outside storage will provide a neat appearing site at all times.
o That there is no overnight outside storage of cars on the site.
This requirement is one that was also attached to the auto mall. This will require the applicant
to store any cars overnight inside the building.
o That there are no pylon signs on the site
The staff feels that the pylon sign proposed does not fit with the neighborhood. There are no
other signs in the area that are 35 feet in height in the neighborhood and the site abuts two
residential areas. The staff is recommending that a ground sign is used.
o That the exterior of the building is brick.
This will require the applicant to upgrade the exterior of the building. A brick exterior
provides for a more quality looking building.
o That the landscaped area on Blake and 2nd Street is bermed.
III
The berming of the site will provide for the visual appearance of the cars to be screened from
the abutting roads. The height of the berm is to be approved by the staff.
o That the landscaped area is irrigated
This requirement will require irrigation for the landscaped area along Blake and 2nd Street.
o That a new landscaped plan is provided with the size of landscaping detailed.
The applicant will need to provide a new landscape plan showing the berming and the sizes of
the landscaping which is satisfactory to the City staff.
o That the glass in the garage doors is opaque.
By having opaque glass in the garage doors the visual appearance of looking into the garages
will be screened.
o That there is a 6 foot wood fence located on the north and west sides of the
site and the applicant provide a plan showing the proposed location and type of
fence to be constructed. This plan must be approved by City staff.
This fencing will provide screening for the abutting residential areas, plus help to minimize the
noise generated by the site.
NOISE
o That there is no vehicle dryer on the car wash.
There has been a problem with the noise generated with the blower on another vehicle dryer in
the area. This requirement will solve this situation.
CUP93 -7
Page 5
o That the auto center closes at 9:00 p.m.
0 This requirement will assure the abutting properties that there will be no noise generated on
the site after 9:00 p.m.
o That the auto center cannot open before 8:00 a.m. on Saturday and Sunday.
This requirement will require the applicant not to open the business at an early time on the
weekend.
o That the garage doors on the north side of the building are closed at all times
By closing the garage doors on the north side of the building, the noise generated by the
business will be minimized.
OTHER
o The applicant provide a temporary easement to the City to allow for work on
the watermain.
The City will need to do some work on the watermain once the well is removed. This
easement will allow the City workers to work on the watermain
o That the applicant locate the watermain on Blake and 2nd Street and provide
the City with a minimum 10 foot utility easement.
The easement will provide the City access to the watermain once the site is developed
o That the applicant provide a sidewalk on Blake Road that connects with the
sidewalk on 2nd Street that is approved by the City Engineer. Applicant will
obtain a permit to construct a sidewalk, if one is needed.
A new sidewalk is being constructed on 2nd Street. The staff is recommending that sidewalk
is also constructed on Blake along the property frontage.
o That the applicant obtain permits for sealing the well.
Permits are needed to seal the well, it will be the responsibility of the applicant to obtain these
permits.
o The the applicant provide a drainage plan.
This drainage plan will be acceptable to the City Engineer and provide for curb and gutter on
the site.
o That all parking lot lighting on the site shall be properly directed and focused
so as not to be obtrusive to adjacent residential areas.
The staff will review the lighting to assure lighting is focused away from the residential areas
o That there shall be no auto body repair on the site.
The Ordinance does not allow auto body repair in the B -3 district.
o That the applicant provide a landscape bond as required by the Ordinance.
The Ordinance requires that a bond is required for the landscaping to assure the plantings
survive.
Alternatives.
1. Approve the conditional use permit for an auto repair center at 302 Blake Road. By
recommending approval of the conditional use permit, the City Council will consider a
recommendation of approval.
40
CUP93 -7
Page 6
2. Recommend denial of the conditional use permit for an auto repair center at 302
Blake Road. By recommending denial of the conditional use permit, the City Council
will consider a recommendation of denial.
3. Continue for further information. If the Planning Commission indicates that further
information is needed the item should be continued.
4. Continue this matter and request the applicant to complete a noise study. If the noise
issue is a major concern for the Planning Commission a noise study can be completed
to determine what the noise impacts will be and if there are ways to minimize the noise
created on the site. The staff is recommending that if this is the course of action taken
that the study is done by an individual with experience in this area and the study shall
be in a form acceptable to the City.
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