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HomeMy WebLinkAbout2019 03-05 PC PACKETCITY OF GEM LAKE, MN 4200 Utter Lake Road Gem Lake, :MN 551.10-3227 PCanning Commission Meeting Agenda Tuesday, March 5, 2019, 7:00 p.m. - Heritage Ha1.1 1. Call to ❑rder & Roll CA 2. Approval of Agenda 3. Public Hearings A. Request from John Birkeland, 35.40 Highway 61, Gern Lake, MN, for an interim use permit for overflow vehicle parking. :.B,,.,.. .. Proposed:zonir%, 3516 Highway 61, Ge%, ke, MN to incl,tide.the;p rmiss,ibi.l.ty,o:f,auto..sales. �;,.. 4. Disc sslon.Iferris (OId Busir ess7NeWMAiness ning City of Gem Lake Telephone .65 ] 447-1790 4200 litter Lake Road E -mail: Ciwi re�keMN.org Gem Lake; MN 55110-3227 Website: geinlaiCemmarg City of Gem Fake Planning Commission Meeting Minutes Tuesday, March 5; 2019, 7:00 p.m., Heritage Hall, 4200. Otter .Lake Road Call -to -order and:Roll Call Chair Ben Johnson called the meetingto order at 7:04 p.m. Commissioner Pratt, Wippich and City Planner Tom Riedesel were present. Also attending;. Laurel Amlee, John Birkeland, jim: Lindner and Deb .and Pete Oswald. Al2proval of Agenda. Commissioner Wippich.made a motion to approve, seconded by Commissioner Pratt, motion passed. Old Business None Public Hearin � Public hearing was opened at 7.10 p.m. Requestfrom John Birkeland, 3540 Highway 61, Gem Lake, Minnesota, for an interim use permit for overflow vehicle parking from CarFit (property owned by Mr..Birkeland): Background: CarFit had been leasing overflow parking from the Waldoch property, which was located directly east. of the CarFit location, Once the purchase of the Waldoch property took place, CarFit host 1/3 of their overflow parking spaces, Mr. Birkeland. is requesting an interim use permit for parking of 22 cars at 35.40 Highway 61, .Gem Lake, for CarFit to park cars; Jim Linder: 4150 Otter Lake Road, Gem Lake. Where are the cars going to be parked? 3540 Highway 61. Noted by Mr. Birkeland: CarFit is not looking for "a new business, just.requesting a. space for their overflow parking. Parking pad will be class: five, don't want to blacktop, but may eventually blacktop. Just want.to.do what the city is ok with. CarFit: The vehicles will be vehicles that are waiting to come across the street for. sales, no sales will takeplace on theoverflow parking location.. Discussed. outdoor display and sales as. a possible permit. for property. Noted that if another property Wishes to do this, :the council need's to treat all. applicants the same. Public hearing was closed at 7:20 p.m. Commissioner Johnson made. a ration to recommend that the planning commission recommend. to the city council that an interim use permit be issued for 6 months, with:a renewal period up to 18. months and after that time revisit the .'issuance of the .permit. If the property is sold. or changes hands during the interirin permit tirne period, the.permit is void. Commissioner Wippich seconded. Motion passed. An -Interim Use Permit Will be drafted for the council's consideration. Public Hearing Proposed. Zoning for 3516 Highway 61, Gem Lake, Minnesota, to include. the permissibility of auto sales property owned. by Deb and Pete Oswald.. Mr.. and Mrs. Oswald were approached City of Gein Lake Planning Coinmissioii Meeting Minutes March 5, 2019 by the Luther Group to purchase their property at 3516 Highway 61, Gem Lake. The Public hearingwas opened at 7:25 p.m. The proposal. wouldbe to add to page 131, 9:65.., of the Consolidated.Land`Use .Ordinance the following statement: Other. When a use in an abutting community is proposed to expand into Gem Lake, that use shall be considered a Conditional Use in Gem Lake. Use is limited to: automotive dealership, convenience store. Abutting property shall not be separated by a railroad or public right-ofmway. The commissioners. discussed the language of the proposal and agreed to drop. the Word a (after when).and change that to approved use :and strike the words: convenience .store.. Jim Linder suggested that the building be in Gem Lake. Public hearing. was closed at 7:35 p.m. Commissioner Wippich made a motion .that the commission accept the proposal with the agreed upon language changes, delete a and add. an. approved. use and strike convenience. store. Commissioner Johnson seconded,. motion passes. Public Comments Jim Lindner and Paul.Emeott are: working. on the draft the comp plan, Adi ourn Commissioner Johnson made a motion, seconded: by Commissioner Pratt to adjourn the meeting. Motion passed, meeting adjourned at 7:40 p.m. City of Gein Lake Planning Coniinission Meeting Minutes March. 5, 2019. MEMORANDUM TO: PLANNING COMMISSION FROM: TOM RIEDESEL DATE.: JANUARY 24,. 2.0'19 SUBJECT: AUTO DEALERSHIP — PARKING REQUEST: CONDITIONAL USE PERMIT LOCATION: 3.540 HOFFMAN ROAD APPLICANT..CARFIT — C.RAIG .EDMONDS, JOHN BIRKELAND, PROPERTY OWNER ZONING: GATEWAY ZONE — NEIGHBORHOOD CENTER PUBLIC HEARING: REQUIRED Carl=it is requesting approval of a Conditional Use Permit which would allow parking of cars in a new parking lot across from their lot on the west side of the. Hoffman Road. With the redevelopment of the Wafdoch site; CarFit .has last several parking stalls used to display cars for sale. They are looking to construct a parking lot on the east side of Hoffman. Road on the Birkeland property, which would be a staging area for vehicles to be sold. A 22' stall parking lot is proposed to be constructed between.the homes at 3524 and 3542 Hoffman Road. Mr. Birkefand owns. the two. homes and the vacant property where the parking lot is proposed. The area of the parking lot is approxirnate iy 10,000 square feet. Automotive dealerships are no longer identified as being permitted or permitted by Conditional Use Permit in the Gateway Zoning District.. Outdoor Display & Sales is listed. as a Conditional Use in the Zone, however. In 2013, the City reviewed a request for an auto. dealership in the Gateway Zone. A Conditional Use Permit to permit Outdoor Display & Sales for a dealership was reviewed and recommended for approval by the Planning Commission at that time. The. City Council denied the Conditional Use Permit, however. As a result of that denial, auto dealerships are not considered outdoor display & sales, as they are "not permitted as a primary use" (per Figure 17 Building Use Matrix:. Commercial - Use Buildings & Lots of the Consolidated Land Use Ordinancej. In order to permit this proposed use, it appears that the Consolidated land Use Ordinance must be amended, by adding auto/truck sales to.the list of uses conditionally permitted in the. zone. Currently Gem Lake.. has AutoNation & Barnett auto dealerships in the City. These are currently considered non -conforming uses. A new dealership is interested in. locating in Gem Lake and AutoNation is considering a facelift to their building. An alternative to amending the Consolidated Land: Use Ordinance would be to approve an Interim use Permit. The Interim Use Permit. section of the ordinance was: adapted to accommodate existing use which are no longer permitted within the City: Interim Use Permits are regulated. by Sections 14.42 and 17.5 of the Consolidated Lane Use Ordinance.. An Interim Use Permit expires March 15 of each year and must -be reviewed annually. Conditions for approval .fan Interim Use Permit may be required by the City. Council. When reviewing an Interim Use Permit (or CUP), the following criteria must.be reviewed and measured by the. Planning Commission and City Council: 1) Adjacent Uses; and 2) Air. and. Water Quality; and. 3). Traffic Generations; and 4) Public Safety and Health; and .5) Area Aesthetics; and 6) Economic: Impact on the Entire Area; and. 7) Consistency with the Comprehensive Municipal Plan; and 8) Anticipated Duration of the Conditional or Interim Use.. Staff recommends the Planning Commission and City Council consider two approval/denial options when reviewing this proposal. 1) Consider. approval of. an. Interim Use. Perrri t fo.r the proposed parking lot, 2) Consider approval of an amendment to the Consolidated Land Use Ordinance, adding automotive dealerships to the list of uses permitted or conditionally permitted in the Gateway Zane. TRlpsw cc:admin/add file b:carfit 2 Interim Use Permit AMplicati2n. City of Gem Lake, Minnesota 4200 Otter Lake Road; Gem Lake, MN 551I0 — 551747-2790192 — fax 6517472795 r A,IntM.m use Permit maybe granted or denied by. the City CauncfI after recommendation by the PlanningCommission tt accordance with Ordinance NO,131 {zoning}. Se�tiv Per snits; n 17:5p Conditional and Interim Use Applicant: Owner Phone/cell/Business; L; email: t ` ' ?: t. i • :C 6. " y G�.. . Property Owner:' 4 Site address: Propertyis zoned as: Existing use of the site: Fee; "ntMm Use Pmn't (other than a PLED) $75.40 plus $200-00 escrow for review L�J Site Plan Building locations (dwellings, garage, accessory buildings) Site improvements (parking areas; drives, sidewalks, fences, decks, li.ghtin& etc.) Yard (front, side, rear setbacks) Wetlands (delineatiOn of streams, water bodies, wetlands & 100 year storm elevation). Existing trees (6 inch in: diameter or more), largo shrubs ❑ &proposed landscaping Location of site, with adjacent land use. ❑ Topography, grading. ❑ Schedule (when application intends to construct) El Additional information, if required ❑ Permits or written comments from other agencies (DNR, RCWD, VLAWMO, Ramsey County, MND.ot, US Army. Corps. of Engineers, ❑ Certificate of Survey or`full legal description. ❑ Building plans {size, intended use of structures, exterior finishes, floor plans and elevatiox€s. R vi .w Frogem 7: Sub] -Lit 15 copies of application and all supporting information to City Zoning Administrator (minimum of four weeks prior to Planning.Comriussion meeting.. 2. Planning Commission:. (Tst Tuesday of the month at 7.00 p.m. at Heritage Hall. Zoning Administrator schedules public hearing date and provides information to the White Bear Press for time and place of hearing). f LE, I (Date of Planning Commission meeting) 3. City Council:. (3111 Tuesday of the month at 7:00 p.m., Heritage Hall; 4200 Otter Lake Road. (Date of the City Council meeting) an d a r. The.City Council.will approve. a Interim Use Permit.only zf the following facts are established: 1. There. will be no detraction from the appearance. of adjacent properties, or Town as a whole. 2. There will not be aesthetic incompatibility. 3. There will not be aural incompatibility (noise). 4. There will not be. damage to vegetation. 5. Traffic patterns will not be negatively affected: 6. There is no unnecessary loss of existing naturat features. 7. Will not cause soil erosion. $: Will not increase flood. potential. 9:. The proposal is consistent with Comprehensive Plan and complies with other Ordinances. It is the policy of the City of.Gem Lake that Ed identifiable costs associated with Interim Use Permits within the City shall be the sole responsibility of the .owner of said property. The costs shall include, but are not.limited. to the following-. • City planning review costs (reports,.meetings, site :review); •. Engineering review costs; • Legal costs (preparation of hearing notices, legal research, certification costs); • Publication costs (notice of hearing); Reapportionment of assessments (engineers report);. • Mailings and Ownership Reports.(ownership/encumbrance). Prior to: the final -hearing or determination by.the City Council.. all City expenses shall be paid by the owner. Subsequent expenses not paid at the time of final. hearing or. determination by the City (due to bil]ings by consultants, etc.). shall be paid'within.30 days upon receipt of a billing from the City. The application will be. considered incomplete until all costs are_paid to the City. 0.. SrgnaturYof Applicant (s) a si s Tate To be completed by the City: Date request received: .�Lir'� Interim Use Permit (other than a ` VD $75.00 plus $200 escrow for. review) paid: i Date Application Complete: ri j2Alerim use permit A mx p AHLML � x Co 'Ah ttP Tcs v w y C so- LI u 1 1 NS .caie I' LL, f TC ` I'll 1� I �. zf PP I .. At5 7f[ .f 6xs . ■ rr L mm ISO Ea7t PP i'iWj li9 R i Ixlo� o 05TWO d� R Cox P. �t2.' � SRO P Sa7tcP N Ai -i'CL V f s:lir J' r<fi z l�jrJ Z"� sx'w TR OF ppu ------------ �jk L - �=:Yit?<: - ram:%c+�� ; "•F.e. `.ry.. l nI!'7TF P317'UMINOUS PAVEMENT AREA 7043 s,w AMC I �,. pax . 34i}t I EYQ. +'vo C. . 0 PP C4Y — ' SEED .F. ,,F PROPOSED CARFiT OVERFLOW PARKING LOT OPTION #1 w r LU U I z 0 z 0 NORTH o sa ao Larson Engineering, [JI., 3524 Labore Road White Bear Lake, MN 55110 651AS1,012ff (Q'M1.461.001 tiwnY.lersonerigr:mm. &m lamp ei fmwf . Inc Agri ht rwarve3 Conditional Usg ftrmit Application City of .Gem Lake, Minnesota 4200:Otter Lake Road; Gem Lake, MN 55110 651.747.2790192 —'fax 651747-2795 city�gemIakemn.org A Conditional Use Permit maybe granted or deified by the City Council after recommendation by the. Plannitig Commission in accordance with Ordinance No, 43K (zoning), Section 17.5. Conditional and Interim Use Permits. Applicant: Uy Owner phone/cell/Business- Property Owner: F to address: roperty is zoned.as: V�xisting use of: the site; f l of. Conditional Use being requested: Fee: Conditional ilse Permit (other than. a PUID) $75.00 plus $200M esaour for review Site Plan Building.locations (dwellings, garage, accessory buildings) ❑ Site improvements (parking areas,. drives,.sidewalks, fences, decks; lighting, etc.) ❑ Yard (front -side, rear setbacks} ❑ Wetlands (delineation ofstreams; water bodies, wetlands & 100 year storm elevation). ❑ Existing trees (6 inch in diameter or more);. large shrubs. & proposed. landscaping ❑ Location of.site, with adjacent land use. ❑ Topography, grading. Schedule (when application intends to construct) ❑ Additional inforrmation, if required ❑ Permits or written comments from other agencies (DNR, RCWD, VLAWM0, Ramsey County, MNDot,US Army Corps of Engineers, ❑ Certificate of Survey or full legal description ❑ Building plans (size, intended use of structures, exterior finishes; floor plans .and elevations Review Process:_ 1. Submit 15 copies of application and all supporting -information to City Zoning Administrator (minimurin of four weeks prior to Planning Commission meeting. Planning Commission: (1a' Tuesday of the month at 7:0Q p.in. at Heritage Hall: Zoning Administrator schedules public hearing date and provides information to the White. Bear Press for time and place of hearing). �p r_ (Date of Planning Commission meeting} 3. City Council: (3r Tuesday of the month at 7:00 p.m., Heritage Hall, 4200 Otter Lake Road. 90 6r(Date of the City Council meeting) Standards: The City Council will approve a Conditional Use Permit only if the following facts are established: 1., There will be no detraction from the appearance of adjaCent. properties, or Town as a whole. 2. There will not be aesthetic incompatibility, 3. There will not be aural, incompatibility (noise). 4. There wi11 not be damage to vegetation. 5. Traffic patterns will not be negatively affected. 6. There is no unnecessary loss of existing natural. features.. 7,. Will not cause soil erosion. $.. Will not increaseflood potential. 9. The proposal is consistent with Comprehensive Tian and complies with. other Ordinances. It: is the.policy of the City of. Gem Lake that all identifiable costs associated with Conditional Use Permits �ti�itkiin the City shall`be the sole: responsibility of the owner of said property: The costs shall include, but are not limited to #he.:following; City planning review costs (reports, meetings, site review); Engineering review costs; • Legal costs (preparation of hearing notices, legal:research, certification. costs); Publication costs (notice of hearing);. ■ Reapportionment of assessments (engineers report); 0 Mailings and Ownership Reports (.ownership encumbrance): Prior to the final hearing.or determination .by the City Council, all City expenses shall be paid by the owner. Subsequent.expenses not paid at the.time of .final hearing or determination by e. City (due .to billings by consultants, etc.) shall be paid within 30 days upon :receipt of a billing from t City. The application will be considered Incuipjete. until all costs are paid to the Ci ..; Signature of Applicant (s) r �r Date be completed by the City:. Date request received;. Conditional Use Permit (other than a. PU D $75.00.plus.$20.0 escrow for.review) :paid: Date. Application Complete; 312017 conditional use permit Z! Z7 2: 0 ztrzrLtz Zlz E: 0 e :of Z j7z to -j UF: if 1 IV LU 0 ALL LL of UL V.. to LL: j 0 I.N tR 1 70 Y. A.N Otv VAA NOIN -S ; w 4 riwx cF t`.:;1'1.s_-•r ;f iris-y. ,z.; s,,f . ;...- - esy • $ i' !ME e� ? N,�e..5,. -F. a ;mow„" .�gy' :�>�;. �•; '�1 mitt •5(va ''�6 i . R . �-!� ', :>,':" •:: �-?:. s ..,sr. G!i s. "" A:....1,qq ��--F_+� -\�.C- "I" ........., . .....: �.... M. ' �:^"'i1�. w.ra •-,..p .�:m:� .::.... 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Zoning Request Application City of Gem Lake, Minnesota 4200 Otter Lake Road, Gem Lake, .MN 55110 651 747-2790/92 -- fax 651. 747-2795 cit @ einlalceinn.vr Applicant: Linda McGinty on behalf of The Luther Company Address:: 3701 Alabama Avenue S St. Louis Park MN 55416 Phone/cell: 952.258.8814 email: Linda Mc ',in-tv@lu-thera.vto.com Property Owne�r�Luther CoinpanX LLLP Address: 3701 Alabama Avenue S City/State/zip: St. Louis Park, MN 55416 Legal Description or PIN #: 34022120005 3402212000E 34302220007 Street address: 3516 Hi hwa 61, Gem Lake, MN 55IT0 Current Zoning: G-N.0 Current Use: Residential Proposed Use: Auto Dealershi T e. of Re best•. Application for Rezoning Application. for Zoning Amendment Application for Conditional Use Permit Application for Variance Planned. United Development {PUD} Application for Preliminary Plat variance .to allow:a zero -foot setback alon the south.lotline. of the Gem Lake Parcel. Platting. the two Vadnais Heights parcels as one lot. and Platting the Gem Lake Parcel. as a. se arate lot. Reason for Reg pest:. e a variance is required to locate the Parking, lot as ro osed.. Previous Re vests To be filled out b the Ci of. Gern Lake Has a request.for zoning consideration. for this property been previous considered? ET 1 Yes 0 No If yes, what date: Was the. request. for zoning considerations far this property approved? Yes 0 No If yes, what date: Has any request for zoning consideration for this property owner been previously considered? El Yes. [ No If yes, what.date,. Was the request for zoning consideration of this.property.owner approved? Yes Q No. If yes, what date: Note: This application may require additional documentation to be considered complete. Once all documentation has been received, the City will decide on this matter within sixty (60) .days. In the event the matter is very complicated and will require substantial discussion and evaluation by more than oneperson or body, .the city may request that you waive the: sixty (60) day decision period. to avoid unnecessary denial of your -application. Applicant Signature Date For office use only: r ' fL fee paid. Zoning Administrator Approval: Yes: Signaiure.and date ��; No: Comments: Signature and date Date Application Complete: (60 day rule.compiiamO Zoning Request Application 6.2016 Conditional Use Permit Application City of Gem Lake, Minnesota 4204 Otter Lake Road, Gem Lake, MN 5511.0 651 747-2790192 — fax.651 747-2795 ci @ g.emIakemn.ar" A Conditional Use Permit maybe granted or denied by the City Council. after recommendation by the Planning Commission in accordance with Ordinance No.131 (zoning), Section IZ5. Conditional and Interim Use Permits. Applicant: Linda McGinty on behalf of The. Luther Company Owner phone/cell/Business.: 952.258.8814 email: Linda.McGin .@lutherauto.corn 4Luther Company, LLLP Property Owner: R Y� Site address: 3516 Highway 51, Gem Lake, MN 551.10 Property is zoned 'as: G-NC Existing use of the site: Description of Conditional Use being requested: abut tin community Vadnais .Heights). Residential Fee. Conditional Use Pennit (other than a PUD) $75.00 plus $200.00 escrow for review Check list: ❑ Site .Plan ❑ Building locations (dwellings, garage, accessory buildings) ❑ Site improvements (p..arking areas, drives, sidewalks; fences, decks, lighting, etc.) ❑ Yard (front, side, rear setbacks) ❑ Wetlands (delineation of streams, water Bodies, wetlands & 100 year storm elevation). ❑ Existing trees.(5 inch in diameter ormore), large shrubs & proposed landscaping ❑ Location of site,with: adjacent land use. ❑ Tapography; .grading. ❑ Schedule (when application intends to construct) ❑ Additional 'information, if required ❑ Permits. or written. comments from other agencies (DNR; RCWD; VLAWMO, Rariisey County,.MNDot, US Army Corps of Engineers,. ❑ Certificate of.Survey .or full legal description ❑ Building plans (size, intended use of structures, exterior finishes, .floor .plans and elevations Review Process:' 1. Submit i8 copies .af. application and all supporting information to City zoning. Administrator (minimum.of four weeks prior to Planning Commission meeting, 2. Planning Commission; (1A Tuesday of the month at 7:00 p.m. at Heritage Hall. Zoning Administrator schedules publichearing plate and provides information to the 'White Bear Press for time and place of hearing). (Date of Planning Commission meeting) 3. .City Councils (3�O Tuesday of the month.at 7:00 p.m., Heritage Hall, 420Q Otter Lake Road.. (Dateof the City Council meeting) Standards: The City Council will approve. a Conditional Use Permit:only.if the following facts are established: I. There will be no -detraction from the appearance .of adjacentproperties, or Town. as a whole. 2. There will not be aesthetic incompatibility. 3. There will.riot be aural incompatibility.(noise), 4. There will not be damage. to vegetation. 5.. Traf£ic.patterns;will.not be negatively affected. 6.. There is no unnecessary loss of..existingnatural features. 7. Will not cause soil erosion. S. Will not increase flood potential. 9. The. proposal is consistent with Comprehensive Plan and complies with other Ordinances. It is. the policy of the City of. Gem Lake that -III identifiable costs associated with Conditional Use Permits within: the City shall be the sole responsibility of the owner of said property. The costs shall include; but are not limited to the. following: City planning.review casts (reports; meetings, site review); Bngineerin& review. costs; • Legal costs (preparation of hearing notices,.Iegal research, certification costs); ■ Publication costs (notice of hearing); • Reapportionment of assessments (engineers report); • Mailings and.Ownership Reports (ownership encumbrance). I'rior..to.the final hearing or deterzxiination by the City Council, all, City expenses shall be paid by the owner. Subsequent expenses riot paid at the time of. final hearing or determination by the City (due to billings by consultants, etc.) shall.be paid within 30 days upon. receipt of a billing from the City. The application will be considered incomplete until all costs are paid to the City: Signature of Applicant (s) f Date be completed by the. City: Date request received:. Conditional Use Permit. (other than a PUD $75.00 plus $200 escrow. for review) paid: Date Application Complete: 11lIS:oonafE9vrsa1 use permit Zoning: Request Application.. _ City of Gem Lake, Minnesota 4200 Otter Lake Road, Gem.Lake, MN .s517.Q � - - 6.5I. 747-279p192 -. fax'651 747-2795 cit @..emlakemn.Or Applicant: Linda McGinty on behalf of The Luther Company Address: 3701 Alabama Avenue 5 St. Louis Park MN 55416 Phone cell; 952,258.8814 email: Li M in . @lntherautn-rnrn Property Owner: Luther Cornmy LLLP Address::3701 Alabama Avenue S City/State/zip: St. Louis :Park,. MN S541fi Legal Description or PIN #:. 34022120005, 34022120006 343022120007 Street address: 3516 Hi hwa 6l, Gem Lake; MN 55110 Current Zoning: G-NC Current Use: Residential ProposedUse. Auto Dealershi T e of ReQuest: ❑ .Application for Rezoning. u Application for Zoning Amendment ❑ Application for. Conditional Use Perrriit E<1 Application for Variance ❑ Planned.United Deyelopment..(PUD) A.pplication.for Preliminary Plat Requesting variance to allow azero-Foot setback the south lot: line. of the Gem Lake Parcel. Platting the two Vadnais Heights parcels as one lot:and blatting the Gem Lake Parcel as a. separate lot. Reason for Reg uest: e a variance is re uired to locate the parking Iota,; nrnnosed. Previous Re nests To be filled out hY the City of Gem Lake): Has a request for zoning consideration for this property been previous considered? D.Yes: ❑ No If yes, what dates Was the request for zoning consideration •for this property approved? Yes ❑ No If yes, what — date -Has, any request for zoning consideration for this property owner been previously considered? Yes ❑ No If yes, what date: Was: the request for zoning consideration of this property owner approved? Yes ❑ No if yes, what date; Note: This application may require: additional documentation to be considered. complete. Once all documentation has been received, the City will decide on this matter within sixty. (60) days. In the event the matter is very complicated and will require substantial discussion and evaluationby more than one person or body, the city may request that you waive the sixty (60) day decision.period to. avoid unnecessary denial of your: application. Applicant Signature ; r r Date For. office use only: jfee. paid Zoning Administrator Approval: Yes: Signature and date Signature and date. Comments: Date Application Complete: (60 day :rule. compliance) Zoning Request Application 6 2016 Canditionai Use Permit.An icatign City of Gem Lake,. Minnesota 4200. Gtier Lake Road, Gem Lake, MN 55.11fl ^ .6.51 747-279Q192 - fax .d51747-2795 city@gemlakemn-or$ A Conditional Use Permit maybe granted or denied by the City Council. after recommendation by the Planning Commission in accordance with ordinance No.131 (zoning), Section 17.5. Conditional and interim use. Permits. Applicant.-. Linda McGirr on -behalf of The.Luther Com an Owner phone/cell/Business:. 952.258.8814 email: Unda.McGinly@lutherauto.com. "-Luther. Cam an L Property Owner.,p y, LLP Site address: 3516 Hi hway 61, Gern Lake, MN 55110 Property is zoned as: G-NC Existing. use of the..sites Residential Description of Conditional Use.being requested; live dealership at is expan di gintoGeWLaRQfrom-an abutting communi Vadnais Heights). Fee. Conditional Use Permit (other than a. Px:ID) $75.00 plus $200.00 escrow far review Check list: ._ ❑ Site.. Plan ._-.._......._.__..-_-_._...-_._.__....�_._.....__-_-..._..._. ❑ Building locations (dwellings, garage, accessory buildings). ❑ Site improvements (parking areas, drives, sidewalks, fences, decks, lighting, etc.) ❑ Yard (front, side, rear setbacks) ❑ Wetlands (delineation of streams, water bodies, wetlands & 100 year storm elevation), ❑ Existing trees: (6. inc .in :diameter or more), large shrubs & proposed landscaping ❑ Location of :site, with adjacent land use. ❑ Topography, grading. ❑ Schedule (when application intends to construct) ❑ Additional information, if required. ❑ Permits or written comments froze other agencies (DNR, RCWD, VLAWMO, Ramsey County, MNDot, US Army Corps of Engineers, ❑ Certificate -of Survey or hull legal description ❑ Building plans (size,. intended. use of structures, exterior finishes, floor plans. and elevations Review Process: 1. Submit.15 copies of application and all supporting information to City Zoning Administrator (minimum of four weeks prior to Planning Coinrrtission meeting. 2. Planning Commission; (Pt Tuesday of the month at 7:00 p.m. at Heritage Hall. Zoning Administrator schedules public hearingdate -and provides information to the White Bear Press for time and .place.of hearing). (Date of Planning Commission meeting) 3. City Council: (aid Tuesday of the month at 7:00 p.m., Heritage Hall, :4200 Otter Lake Road. (Date:of the City Council meeting) i. 5Eandards- The City Council will approve a Conditional Use Permit only ifthe following facts are established: 1. There will be no detraction from the appearance of adjacent.properties, or Town as a whole. 2, There will not be aesthetic incompatibility. 3. There. will not -be aural incompatibility (noise). A. There will not be darnage to vegetation.. S. Traffic .patterns will not be negatively affected. 5. There is no unnecessary loss of existing. natural. features. .7. Will not cause soil erosion. 8. Wiil.not.increase flood potential. 9. The.proposal. is consistent with.Comprehensive Plan and complies with other Ordinances. It.is the policy of the City of Gem Lakethat all identifiable costs associated with Conditional Use Permits within the City shall be the sole responsibility of the owner of,said. property. The costs shall include; but.are not limited to the following: City planning review costs: (reports, .rne.etings, site review); ■ Engineering review costs; r Legal. costs. (preparation of hearing notices,.legal research, certification costs); Publication costs (notice of hearing); il Reapportionment of assessments. (engineers. report);. ■ Mailings and Ownership Reports (ownershipjencumbrance). Prior to the.final heating or determination by the City Council; all City expenses shall be paid by the.. owner. Subsequent expenses notpaid at the time of final hearing or. determination by the City (due to billings by consultants, etc:} shall be paid within. 30.days upon receipt of a billing from the City. The application will be considered incomplete until. all costs are .paid to the City. ,. :ice-�:1�-�1 •`.. •� �'1' �..r; .� #. Signature of. Applicant (s) Date be. completed by the City:, P: Date request. received: Conditional. Use..Permit (other than a PUD $75.00 plus $200 escrow for review) paid: �'� ?� • x; Date Application. Complete; 1112018 canaitPonal use � � � � `� � \� � / � {�� $ram � �� � LUT18040 L A N D F :0 R M Project Narrative April 16. 2019 1. Narrative Luther Cadillac. Gem Lake and Vadnais Heights, MN L A N D F0 R M April 16, 2.019 LUT16040. L A N D F 0 R M April15..2019 Project Narrative .2 Introduction. On behalf of Luther Company, LLLP ("Luther"), Landform is pleased to:submit this application for Site Plan. Review, Variances and Preliminary Plat in Vadhals Heights and Conditional Use Permit, Variance and Preliminary Plat in Gem Lake. We are seeking these approvals to allow construction of a Cadillac auto dealership on properties located at 3516 Highway 61 in Gem lake (P1D number 3430221.20007) and 3.500 and 3494 Highway 61 in Vadnais Heights (P€D numbers 343022120006 and 34302.2.120005). The Genf fake: property is located in the Neighborhood Center sub -district of the City's Gateway District, while the two Vadnais Heights properties are. in the. Commercial Three (C-3) district..Luther owns. all three properties and. is proposing to combine the two Vadnais Heights lots into one; while platting the Gem Lake parcel as another lot.. Our plan includes a new 37,375 sq. ft. Cadillac dealership that will serve the Past Metro Area. We are excited about the improvements proposed for this site. This narrative will describe the applications we are seeking from. both municipalities, starting with Vadnais Heights. We believe this will allow a transparent submittal and review process where each municipality.is informed about what exactly is being reviewed by the other, Vadnals Heights - Site Plan We are requesting Site Plan Approval from Vadnais Heights. The site plan complies with all ordinance requirements including those in Section 38-39 of the Zoning Ordinance.. Luther Cadillac is a new auto dealership that will serve the East Metro Area. The site complies with all requirements of the C-3 district, with the exception of.the front and parking and circulation setbacks, for which we seek variances. The building, which is located completely in Vadnais Heights, will include a striking glass facade that will showcase the vehicles on display in the showroom. Sales offices, auto repair and car wash facilities will all be included in this building. Parking The site plan shows:613 parking -spaces which complies with parking requirements specified in Section 38-610 of the Zoning Ordinance, which call for 1 space for every 200 sq. ft. of floor area for retail and service: buildings.. Six accessible spaces are located near the north entrance of the showroom. Traffic and Circulation The parking and circulation are designed to maximize efficiency and minimize pedestrian and vehicle interactions. The customer parking is located near the front entrance to the showroom on the north side of the building, The auto repair and car wash drop-off are located on the south side of the building to allow customers dropping off their vehicles immediate access off Highway 61 and to minimize. traffic interactions with customers and pedestrians on the north side of the. building. LUT18040 L A N ❑ F O R. M April 16, 2019 Project Narrative 3 The proposed dedicated public. right-of-way will serve as a frontage road and will connect with a future extension of Hoffman Road south to the site. New traffic signals will also be installed as a component of this project to help control the flow of traffic. Architecture The Luther Cadillac building will feature high -quality materials and design that will be an excellent aesthetic addition to the streetscape of Highway 61. The transparent front. fagade of the building. will showcase the new vehicles on the showroom floor inside and all sides of the building will consist of high -quality materials that meet the architectural. requirements as specified in Section 3.S 601(C) of the. Zoning Ordinance. Landscaping Landscaping complies with all requirements as specified in Section 38-601 (b). Vaidnalis Heights - Variances Front.Setback Variance We are requesting approval from Vadnais Heights for a variance.from the front setback standards as required in section 38-344 (C-3 setback and height. standards) of the zoning ordinance. The required front setback is 50 feet, while we are proposing a front setback that is approximately 22 feet from the lot. line at the smallest point and approximately 34 feet at the largest point. We have reviewed the request in accordance with MN law, City ordinance standards in Section.38-38 and the variance application requirements and find that the ordinance standards have been mt. Specifically: 1. The variance must meet the practical difficulties rust, which consisis of the€ollowing three factors: • Reasonableness. The proposed Luther Cadillac dealership is a reasonable request on this property. Auto dealerships are a by -right use in the C73 district and there are several auto dealerships adjacent to the property. Uniqueness: This is. a unique case where public right-of-way is being dedicated and creates the icon -conforming condition. The dedication will provide a public benefit when .Hoffman. Road is extended south but will cause the Luther Cadillac building to encroach on the required 50-foot front setback. if not for this dedication of right-of-way; the proposed building would comply with the setback standards and no variance would be needed. • Essential Character: The variance will.. not change the essential character of the locality or cause the resulting structure to be out. of character with the surrounding area. The building will be: compatible 1n scale and architecture with the surrounding properties, which. include several other auto dealerships. LUT180.40 L. A N D. F O R M APHI 16, 2619 4 Project Narrative 2. The vadance.must be in harmony with the general purposes and intent of the zoning ordinance The intent of. the C-3 district is to provide for the establishment of businesses with need for great amounts of outdoor storage of vehicles like the proposed.Luther Cadillac auto dealership. The variance will not affect the health, safety or general welfare of the City or its people. 3. The variance must be consistent with the Comprehensive plan The variance is consistent with the. Comprehensive plan in several ways. The project fulfills the land use goals of the City which guide this property as Highway Commercial. Vehicle sales. is listed under the Highway: Commercial designation. The proposed plan will also meet. the economic competitiveness goal of enhancing commercial property value by redeveloping vacant and underutilized land into a productive economic use that will increase the tax base and provide fatal jobs: Parking lot or Circullation drive setback variance from a focal street We are requesting approval from Vadnais Heights for a variance from the parking lot or Circulation drive setback:standards as required in section.38-344. (C-3 setback'and height standards) of the zoning ordinance. The required parking lot or circulation drive setback. is 25 feet.from a local street, while our plans show a setback of approximately two feet: We have reviewed the request in accordance with. MN law, City ordinance standards in Section 38-38 and the variance application requirements and find that the ordinance standards have been met. Specifically: 1. The variance must meet the practical difficulties test; which consists of the following .three factors: ■ Reasonableness: The proposed Luther Cadillac dealership is a. reasonable request on this Property. Auto dealerships area by -right use in the C=3 district and there are several auto dealerships adjacent to the property, Uniqueness.- This is a unique case where public right-of-way is being dedicated and creates the non -conforming condition. The dedication will provide a public benefit when Hoffman Road is extended south but wilt cause the setback of the parking and circulation drive to.. encroach on the required 25-foot front setback. if not for this dedication of right-of-way, the proposed parking and circulation would comply with the 25-foot setback standard and no variance would be needed. The variance also would allow the accessible parking to be placed closer to the showroom entrance. Essential Character.• The variance will not change the essential character of the locality or cause the resulting structure to be out of character with the surrounding area. The building will be compatible in. scale and architecture with the surrounding properties, which include several other auto dealerships. 2. The variance must be in harmony with the general purposes and intent of the zoning ordinance The intent of the C-3 district is to provide for the establishment of businesses with need for great amounts of outdoor storage of vehicles.like the proposed Luther Cadillac auto LUT16040. L A N D F 0 R M Apru 1:61 2Ql9 Prvject.Na.rraiive 5 dealership. The variance Will not affect the health, safety or general welfare of the city or its people. 3. The variance must be consistent with the Comprehensive plan The variance. is consistent with the Comprehensive PIan's designation of Highway Commercial which. includes vehicles sales as a use under the land use descriptian, The proposed plan will also meet the economic competitiveness goal of enhancing commercial property value by redeveloping vacant and underutilized land into a productive economic use that will. increase the tax base and provide local jabs. Parking Lot or Circulation Drive Variance for Vadnais 1Hfeights/Gem Lake Boundary We are requesting approval from Vadnais Heights for a variance from the parking lot or circulation drive setback standards as required in section 38-344.(C-3 setback and height standards) of the zoning ordinance. The required parking lot or circulation drive setback is 20 feet from an interior lot line, while our plans show a zero -foot setback along the north lot line of the Vadnals Heights lot. We have reviewed the request In accordance with MN law, City ordinance standards in Section 38- 38.and the variance application requirements and find that the ordinance standards have been met. Specifically: 9.. The variancemust meet the practical difficulties test; which consists of the following three factors. Reasonableness: The proposed Luther Cadillac dealership is.a. reasonable request on this property. Auto dealerships are a by -right use in the C-3 district and there are several auto dealerships adjacent to the property. Uniqueness The property being developed straddles the municipal boundaries of two different cities which necessitates platting the site as two lots, one in Vadnais Heights and one. in Gem Lake. Because of the unique circumstances that are presented by the project's location, the north lot line of the Vadnals Heights lot runs through the middle of the parking lot and requires a 20-foot setback. if not for the unique location straddling municipal boundaries, the variance would not. be needed as the.required 20=foot setback is. provided along the north lot line.. Essential Character. • Thevar'iance will not.change the essential character of the locality. or cause the resulting. structure to.. be out of character with the surrounding area.. The building will be compatible in scale. and architecture with.the surrounding properties, which include several other auto dealerships, 2. The variance must be in harmony with the .general purposes and intent. of the zoning ordinance The intent of the C-3 district is to provide for the establishment of businesses with need for great amounts of outdoor storage of vehicles like the proposed Luther Cadillac auto dealership, The variance will not affect the health, safety or general welfare of the city or its people. LUT18446 L A N © IF Q R M April 16, 2a19 Project N..arrauw 6 r t 3. The variance must be consistent with the Comprehensive plan The variance is consistent with the Comprehensive PlaWs designation of Highway Commercial which includes vehicles sales as a use under the land use description. The proposed plait will also meet the economic competitiveness goal.of enhancing commercial property value by redeveloping vacant and underutilized land into a productive economic use that will increase the tax base and provide. local. jobs, Gem La ce - Conditional Use Permit It is anticipated Gem Lake will take formal action on a zoning ordinance textamendment that may impact this proposed development. The exact language of the text amendment has not yet been formally adopted, but it is our understanding the text amendment will be substantially similar to the fallowing: Add to Page #131 — 9.65 - Consolidated Land Use Ordinance. Qther When a use in an abutting community is proposed to expand into Gem Lake; that use shall be considered a Conditional Use in Gem Lake.. Use is limited to: automotive dealerships. Abutting property shall not be separated. by a railroad or public right-of=way. Following the approval of the proposed text amendment, we are applying for a Conditional. Use Permit`to allow the development of Luther Cadillac as specified in the text arnendMont. If the text. amendm ent is not approved, we will be requesting City approval from Gem Lake of a conditional. use permit to.allow outdoor display and sales of vehicles,. as. allowed in Section 18.3.2 of the zoning ordinance. In either scenario, the request Complies. with the:applicable standards in Section 17.5.9 (Conditional and Interim Uses). Specifically: 1. Shall maintain harmony and compatibility with surrounding uses and with the architectural character and design standards of existing uses and development; The proposed use maintains .harmony with the. surrounding auto dealerships that currently occupy Highway 61. directly south and west of the project Site. The architectural character and design standards will be compatible with the existing auto dealership uses. The proposed showroom and offices will: be located closer to existing auto dealership uses in the southern portion of the project.site reducing the potential impacts on the residential property to the north, 2. Shall.meet.or exceed all Performance Standards contained elsewhere in this Ordinance; The plan complies with all performance standards as. specified in Section 18.of the zoning ordinance. Specifically: LUT18W L A N D F Q R M April 16, 2019 Project Narrative 7 Screening — The site plan indicates a retaining. wall and landscaping that. will screen the open.sales lot from the residential property to the north, This screening complies with all requirements. Landscaping —The site plan complies with applicable standards as specified in Section 18.6 of the Zoning Ordinance. Parking- The site plan shows 613 parking. spaces which exceeds the. parking requirements specified in Section 20.5 of. the Zoning Ordinance, which call for three spaces for every 1,000 sq. ft: of floor area, plus 1.5 spaces for each employee on maximum shift.. Six accessible spaces are located near the north entrance of the showroom: Lighting— The.site plan complies with all lighting standards. listed under section 18.8 and 18.8.4 (lighting used t.o illuminate sales lots). Traffic Control -The parking and.circulation are designed to maximize of€iciiency and. minimize pedestrian and vehicle interactions. The customer parking is located near the front entrance to the Showroom on the north side of the.building.. The auto repair and car wash drop-off are located on the south side of the building to allow customers dropping off their vehicles imrnediate access off Highway 61 and to minimize traffic interactions with customers and pedestrians on the north side of the building. The proposed dedicated public right-of-way will serve as a frontage road and will connect with a future extension of Hoffman Road south to the site. New traffic signals will also be installed. as a component of this project to help control the flow of traffic. Architecture -- The Luther %C.adillac building will feature. high -quality materials and design that:will be an excellent aesthetic addition to the streetscape of Highway 61. The transparent. front facade of the building wilt showcase the new vehicles on the.showroom floor inside and all sides of the building will consist of high -quality materials that meet the architectural requirements as specified in Section 38-601(C) of the Zoning Ordinance, 3. Shall not generate such additional traffic. associated with the use that would overburden or exceed the capabilities. of streets and other public ser0ces and facilities Including, but not limited to, parks, schools, and utilities serving the area. The proposed Luther.dealers.hip Will not generate enough traffic to overburden or -exceed the capabilities of streets. The proposed dedicated public right -a -way will serve as a frontage road and will connect with a future extension of Hoffman load south to the site. New traffic. signals will also be irtstalled as.a component of this project to help control the flow of traffic. Other public services will not. be significantly impacted. Gem Lake - Variance .We are requesting:approval from Gem Lake:for a variance from the driveway and parking. area setback standards as.required in. the zoning ordinance for auto-�oriented uses in the Gateway ❑istrict, The required setback for structure and parking areas is 10 feet,.while we are proposinga zero -foot setback along the south lot line.of the Gem Lake Parcel. The site's unique location straddling the municipal boundaries of two different cities necessitates platting the site as two lots, one in each city. If not for the unique circumstances presented by the project's location, the parking area setback.would not be required, and a variance would not be needed. We have LUT18040 L A N ©. F O R M. April 1$, 2019 Project Narrative 8 reviewed the request in accordance with MN law and City ordinance standards in Section 17.4 and find that the ordinance standards.have been. met. Specifically: Adjacent Uses: The proposed development is adjacent to several other auto.dealers.hips and will not have any significant negative impact on those uses, Airand Water Quality., The proposed. development will not have: any significant impacts on air quality and is addressing any impacts on water quality as required by City and Watershed standards and regulations. Traffic Generation: The proposed Luther dealership will not generate enough traffic to overburden .or exceed the capabilities of.streets. The proposed dedicated public right-of-way Will serve as a frontage: road and will connect with a future extension of Hoffman Road south to the site: New traffic signals will also be installed as a component. of this project to help control the flow.of traffic. Other public services will not be significantly impacted. Public Safety and Health: The proposed development will not have any negative impacts of public. safety and health Area Aesthetics,- The Luther Cadillac building will feature high -quality materials and design that will be an excellent aesthetic addition to the streetscape of Highway 61. Economic Impact on the Entire Area;. The proposed development will have a positive: economic impact on the City by turning. underutilized land into a productive economic use that will increase the tax base and provide local jobs. Consistency with the Comprehensive Plan The proposed development is consistent. with the goals and policies of the comprehensive plan. Vadnals Heights and Gem .Labe - Preliminary Plat We are also:requesting approval of a preliminary plat from both Gem Lake acid Vadnais Heights to combine the two Vadnais Heights parcels into one lot and keeping the. Gem lake parcel as a separate lot under the ownership of Luther. The properties will be replatted as shown in the PreliminaryPlat for Luther East Addition resulting in the following: One let in Vadnais Hell and one lot in Gerry Lake for the. Luther Cadi€lac and associated parking and sales lot. - A. public right-of-way dedication.along the western boundary of the site: - A temporary right-of-way easement for the cul-de-sac turnaround that will be vacated when Hoffman Road extends south. The pudic right-of-way dedication will allow access to Luther Cadillac off Highway61 and provide a connection to a future Hoffman Road extension. The proposed plat meets all standards and requirements as specified in the Subdivision Ordinances of both municipalities. Summary ary We respectfully request approval of the.Site Plan, Variance and Preliminary Plat in Vadnais. Heights and Conditional Use Permit and Preliminary Plat in Gem Lake to allow for the construction of a new Luther. Cadillac. auto dealership on the site located at 3494 Highway 61. LOT18040 L A N a F 0 R M April 16.2019 Project. NarratN.e 9 Contact Information This document W65 prepared by: JP Mansolf Landform 105 South Fifth Avenue, Suite 513 Minneapolis; MN 55401 Any additional questions regarding this application can be directed to Steve Sabraski at abraski0landform.:net or 612-638-0243 LUT18040 L A N. Q. .F 0 R M Agril16.2D19 Project Narraive 10 A I Illon m E r, 91 1-1 I o z Wz