2017-10-10 PC Agenda Packet
PLANNING COMMISSION MEETING
Tuesday, October 10, 2017
7:00 PM
1. CALL TO ORDER - ROLL CALL – ADOPT AGENDA
2. MINUTES
September 12, 2017 Planning Commission Meeting (pages 1-5)
3. PUBLIC HEARINGS
a. Public Hearing to Consider a Request from Cielo Property LLC to Consider a Site
and Building Plan and Conditional Use Permit for the Outdoor Storage of Company
Trucks (pages 6-13)
4. OTHER BUSINESS
a. None
5. ADJOURNMENT
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PLANNING REPORT
TO: Adam Nafstad
FROM: Alan Brixius
DATE: October 5, 2017
RE: Albertville – Cielo Car Wash and Detailing
FILE NO: 163.06 – 17.11
BACKGROUND
Cielo Property LLC has filed an application for site and building plan review and a
conditional use permit for minor auto repair and outdoor storage of company trucks on
property located at 1185 62nd Street NE in Albertville.
The site previously contained Heidi’s Gas Sales and Market and Liquor Store. The site
has been vacant for some years. Cielo Property LLC is proposing to reopen the car
wash and renovate the building to perform car detailing in a portion of the building. The
former liquor store would be converted to office or service tenant space. Through this
conversion, the existing gas canopy, pump islands, and underground tanks will be
removed.
Attached for reference:
Exhibit A: Site Survey
Exhibit B: Site Plan
Exhibit C: Floor Plan
Exhibit D: Front Elevation
ISSUES AND ANALYSIS
Zoning. The site is zoned B-3, Highway Commercial Zoning District. Auto detailing
would fall under the definition of minor auto repair which, along with a car wash, is
allowed as a conditional use in the B-3 Zoning District. Office, service, and retail
businesses are each permitted uses within this district.
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Lot Area Standards. The site is 1.34 acres in area, which exceeds the lot area
requirements for a minor auto repair facility. The existing buildings meet the B-3 District
setbacks.
Removals. The applicant must remove the following:
1. Gas canopy.
2. Gas pumps and pump islands.
3. Underground gas tanks.
4. Freestanding sign located along the south property line is outside of the property
boundaries. Due to the length of vacancy of Heidi’s operation, it is no longer a
protected grandfathered condition and must be removed.
With the removals, the applicant must provide documentation to the City that the tank
removal left no contaminants and a plan for restoration of the front parking lot, including
fill materials, compaction, and parking lot design for review and approval of the City
Engineer.
Parking. The existing building is 50 feet by 100 feet or 5,000 square feet for the first
floor. The building floor plan illustrates that the auto detailing will comprise
approximately 70% of the building. Based on the proposed building floor plan, the
following parking is required:
• Auto Repair: Eight spaces plus one additional space for each
800 square feet over 1,000 square feet
3,500 SF X .9 = 3,150 – 1,000 = 2,150 ÷ 800 = 3 + 8 = 11 required parking stalls
• Office/Retail/Service
Business: One parking stall per 200 square feet of floor area
1,500 SF X .9 = 1,350 ÷ 200 = 7 required parking stalls
The building uses by code require a total of 18 parking stalls. In addition to the required
parking, the applicant is proposing to store his company trucks on site. The new site
plan must be revised to illustrate location and dimension of the required parking. This
plan must also provide one disability parking stall that meets ADA standards for
dimension, design, and signage. Conditional use permit approval will be conditioned on
the following:
1. Revise the site plan showing location and design of all required parking stalls.
2. Provide detail of the parking lot restoration upon removal of the gas tanks.
3. All parking stalls shall be properly dimensioned and striped on site.
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4. Company truck parking shall be identified on the site plan. Said truck parking
shall be located at the rear of the building in designated parking stalls.
5. The parking plan must provide required disability parking and signs.
Building Design. The applicant proposes to use the existing building with the following
modifications:
1. New overhead doors at the front of the building to provide automobile access to
the building’s interior.
2. New canopy and signs.
In review of the building plan, the following conditions will be required:
1. With the change of building use, the entire building shall meet Building and Fire
Code requirements. The entire building will require a fire suppression system.
2. All wall, canopy, and awning signs shall comply with the City’s sign regulations.
3. All business operations shall be conducted within the building or the car wash.
CONCLUSION
The applicant is pursuing a conditional use for minor auto repair and outdoor storage of
company vehicles. These uses are allowed within the B-3 District. This application
provides the opportunity to renovate a vacant building. Based on our review, staff
recommends approval subject to the following conditions:
1. The applicant remove the following items:
a. Gas canopy.
b. Gas pumps and pump islands.
c. Gas storage tanks.
d. Free standing sign located south of the site in the street right-of-way.
2. The applicant provide a site restoration plan that includes:
a. Documentation that the gas tanks left no contaminants.
b. Restoration plan for the parking lot including fill, compaction, and parking
lot surfacing. Said plan shall be subject to the approval of the City
Engineer.
3. The applicant provide a revised site plan illustrating the location and design of
required parking as follows:
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a. Provide a minimum of 18 parking stalls to be constructed and striped to
meet City Code.
b. Provide required disability parking for the site that meets ADA design
standards.
c. Site plan show the location and number of company trucks stored on the
site. Truck storage shall be at the rear of the building.
d. All parking lot striping shall be in place prior to issuance of the certificate of
occupancy.
e. If additional exterior lighting is proposed, provide a light plan and all new
lights must be 90 degree cutoff fixtures and meet City Code standards.
4. The building design shall comply with all Building and Fire Code requirements for
the change of occupancy. This includes the need for a fire suppression system.
5. All site signage shall require separate sign permits and shall meet City Codes.
6. Subject to the comments of the City Engineer.
c: Kimberly Hodena
Maeghan Becker
Paul Heins
Mike Couri
Applicant – tsalgado@cielocleaningco.com
Sheila Zachman
EXHIBIT A - SITE SURVEY10
EXHIBIT B - SITE PLAN11
EXHIBIT C - FLOOR PLAN12
EXHIBIT D - FRONT ELEVATION13