1998.07.13 PC Meeting PacketCRYSTAL PLANNING COMMISSION AGENDA SUMMARY
July 13, 1998
7:00 PM
A. Approval of Minutes from June 8, 1998 Meeting
B. Public Hearings
Public Hearing to consider Application 98-10.3 for Site Plan Review to allow
construction of a 4,480 sq. ft. one-story office building, in the B-4 Community
Commercial District at 5225 Douglas Drive (Builders Insulation), P.I.D. 08-118-
21-11-0006 as submitted by Joseph Friberg, Jr.
2. Public Hearing to consider a Zoning Ordinance Text Amendment to add a new
clause (f) to 515.39 Subd. 4, which would have the effect of allowing car washes
as a conditional use in the 1-1 and 1-2 districts.
3. Public Hearing to consider Application 98-11.3 for Site Plan Review and
Application 98-11.4 for Conditional Use Permit, to allow construction of a 9,300
sq. ft. one-story addition to an existing auto body shop, to include a car wash as
a conditional use in the 1-2 Heavy Industrial District at 5108 and 5120 West
Broadway (Crystal Collision Center), P.I.D. 09-118-21-24-0009 and 09-118-21-
24-0064, as submitted by John Neznik.
4. Public Hearing to consider Application 98-12.3 for Site Plan Review to allow
construction of a larger addition than was previously approved by the City
Council, in the B-3 Auto -Oriented Commercial District at 5160 West Broadway
(Suttle Car Wash), P.I.D. 09-118-21-24-0023 as submitted by Automotive
Concepts, Inc.
C. Other Business
Set public hearing for August 10th to consider anticipated applications for Site
Plan Review and Conditional Use Permit at 5241 West Broadway (Dunlo Motors)
2. Set public hearing for August 10th to consider anticipated application for
Rezoning of 4919 Vera Cruz Avenue from R-1 to R-2 or R-3
3. Reschedule public hearing for August 10th to consider anticipated applications for
Rezoning and Site Plan Review at 5607 West Broadway (Walgreen's)
4. Set public hearing for August 10th to consider a Zoning Ordinance Text
Amendment pertaining to sign regulations for regional shopping centers
D. Adjournment
• For additional information, contact John Sutter at 531-1142 •
F:\GROUPS\COMDEVLP\PLANNING\PLANCOMM\1998\07-11agendasummary.doc
177
June 8, 1998
CRYSTAL PLANNING COMMISSION MINUTES
The regular meeting of the Crystal Planning Commission convened at 7:00 p.m. with the following
present: Bonnell, Elsen, Graham, Kamp, Koss, Krueger, Magnuson, Nystrom and VonRueden.
Also present were Community Development Director Norris, Planner Sutter and Recording
Secretary Scofield.
Moved by Commissioner Koss and seconded by Commissioner Nystrom to approve the minutes of
the May 11, 1998, meeting.
Motion carried.
Chair Magnuson declared this was the time and the place as advertised for a public hearing to
consider Application #98-8.3 for a site plan review and Application #98-8.4 for a conditional
use permit to allow auto repair -minor, with open and outdoor storage as an accessory use, in the
B-3 (Auto -Oriented Commercial) District at 5160 West Broadway (Suttle Car Wash site) as
submitted by Automotive Concepts, Inc.
Planner Sutter stated the applicant plans to remodel the existing building and also add on an 81 -
ft. addition. The applicant currently has two locations, St. Louis Park shop and a warehouse in
Bloomington, which will be consolidated in Crystal. Works mainly for auto dealers. Outdoor
storage will be for pickup toppers. The parking is adequate with 76 stalls of a minimum
requirement of 48 stalls.
Commissioner Krueger questioned the runoff of water in the back—drainage will be directed
into storm facilities on site.
Greg Schrader of KMS Construction and John Prosser of the Bloomington and St. Louis Park
facilities stated they have been in business for 10 years and work for local car dealers. They do
parts painting not total cars. The painting booth is a state of the art with down draft. Toppers,
hard shells and maybe running boards will be stored in outdoor racks.
No one appeared in opposition.
Moved by Commissioner Kamp and seconded by Commissioner VonRueden to close the public
hearing.
Motion carried.
Moved by Commissioner Koss and seconded by Commissioner Krueger to recommend to the
City Council to approve Application #98-8.3 for a site plan review and Application #98-8.4 for
a conditional use permit to allow auto repair -minor, with open and outdoor storage as an
accessory use, in the B-3 (Auto -Oriented Commercial) District (Sections 520.03 and 515.35,
Subd. 4 c) at 5160 West Broadway, P.I.D. 909-118-21-24-0023, as submitted by Automotive
Concepts, Inc., St. Louis Park, MN.
178
June 8, 9998
The findings of fact are as follows:
The architectural appearance and functional plan of the building and site shall not
be so dissimilar to the existing buildings or area as to cause impairment in property
values or constitute a blighting influence within a reasonable distance of the lot.
Most of the operation will be housed in an existing building; the building elevations
submitted with the application show that the building addition would incorporate
some of the design elements of the existing building. The landscaping plan shows
that new planting will be clustered along West Broadway and will enhance the
appearance of the site to the benefit of abutting properties, the neighborhood and the
community.
• The entire site other than that taken up by a building, structure or plantings shall be
surfaced with a material to control dust and drainage which is subject to the
approval of the City Engineer.
The plans submitted with the application comply with this requirement.
A minimum lot area of 22,500 sq. ft and minimum lot dimensions of 150 ft. by 130 ft.
is required
The lot area is approximately 95,312 sq. ft. (184 ft. by 518 ft.)
A drainage system subject to the approval of the City Engineer shall be installed.
The plans submitted with the application comply with this requirement.
All lighting shall be hooded and so directed that the light source shall not be visible
from the public right-of-way or from neighboring residences and shall be in
compliance with Subsection 515.07 Subd. 10 of this Code.
While the site is not visible from neighboring residences, it is visible from West
Broadway. Because the design of lighting is not shown on the site plan, it will be
considered along with the building permit application.
• Vehicular access points shall create a minimum of conflict with through traffic, shall
comply with Sub -Section 515.09 of this Code and shall be subject to the approval of
the City Engineer.
The facility will use the existing driveway approaches. Because the use will be
converted from a car wash to a mostly non -retail commercial operation, traffic
impacts should be reduced as a result of this project.
179
June 8, 1998
• All signing and informational or visual communication devices shall be minimized
and shall be in compliance with Section 406 of the City Code.
Sign plans were not submitted along with this application. Approval of signs will be
considered concurrent with the building permit application.
Provisions are made to control or reduce noise.
Because the work will occur inside the building and the only outdoor activities will
be parking and storage, no noise impacts are anticipated.
• The provisions of Sub -Section 515.53 Subd. 1 e of this code are considered and
satisfactorily met.
❑ The project is consistent with the goals of the Comprehensive Plan.
❑ The geographic area involved is appropriate for the proposed use.
❑ The use is not expected to depreciate the area in which it is proposed.
❑ The project is compatible with the character of the surrounding area.
❑ The demonstrated need for such use is apparent in the marketplace, as the
applicant has made the decision to invest in the facility.
The Zoning Ordinance (515.35 Subd. 4 c) also lists six specific criteria for consideration of a
Conditional Use Permit for Open and Outdoor Storage; the following of these criteria are
applicable to the proposed project:
Storage is screened from view of the public right-of-way in compliance with Sub -
Section 515.07 Subd. 9 of this Code.
Because the storage racks will be no higher than the building and will be located
along the east side of the building, they will not be visible from West Broadway.
Storage area is grassed or surfaced to control dust.
The plans submitted with the application comply with this requirement.
Does not take up parking space as required for conformity to this Code.
The site plan shows 76 parking stalls; a minimum of 48 stalls for customers and
employees is required by the Zoning Ordinance.
June 8, 1998
Subject to the following conditions:
❑ All parking shall be accommodated off street, whether for customers, employees or
for vehicles to be worked on, being worked on or that have been worked on.
Inoperative vehicles shall not be stored outside.
❑ Outside storage shall be as shown and described in the applicant's site plan and
narrative, and shall be limited to pickup toppers, running boards and similar
automotive accessories.
❑ No building permit shall be issued until the applicant executes the required Site
Improvement Agreement.
❑ City staff shall examine the site one year after City Council approval to ensure that
the open and outdoor storage is being conducted in accordance with the site plan.
Motion carried.
Moved by Commissioner Bonnell and seconded by Commissioner Elsen to set a public hearing
before the Planning Commission at 7:00 p.m., or as soon thereafter as the matter may be heard,
Monday, July 13, 1998, to consider a site plan review and/or conditional use permit if
Automotive Concepts, Inc. wants to have a larger addition.
Motion carried.
2. Chair Magnuson declared this was the time and the place as advertised for a public hearing to
consider Application #98-9.3 for a site plan review and Application #98-9.4 for a conditional
use permit to allow open and outdoor storage in the I-2 (Heavy Industrial) District at 5141
Lakeland Avenue North (Johnson Equipment site) as submitted by Killmer Electric Co., Inc.
Planner Sutter stated the automotive repair business would stay on the west side of the building.
The site consists of three parcels. Killmer Electric, Inc. plans to remodel the existing building
to house its warehouse and offices and to establish a contractor yard as an accessory use. They
plan to purchase the site. The outdoor storage area would be located in the western portion of
the property and would be screened by two new 20 -ft. by 80 -ft. islands with tree plantings. An
additional island would be installed, and additional landscaping would be done at the site.
Ray Palmer of Kilmer Electric stated the yard surface would be blacktopped. Outdoor storage
would include backhoes, Bobcats, etc.
Scott Payne of S & S Automotive Repair stated his operation is EPA approved. He will not
have more than five or six cars parked outside
Planning Commission wanted to add a condition to approval of a site plan review to limit
outside storage in a leased area, i.e., car repair, to business-related vehicles not to exceed six.
181
June 8, 1998
No one appeared in opposition.
Moved by Commissioner Koss and seconded by Commissioner Graham to close the public
hearing.
Motion carried.
Moved by Commissioner Koss and seconded by Commissioner Elsen to recommend to the City
Council to approve Application #98-9.3 for a site plan review and Application #98-9.4 for a
conditional use permit to allow open and outdoor storage in the I-2 (Heavy Industrial) District
(Sections 520.03 and 515.39, Subd. 4) at 5141 Lakeland Avenue North, P.I.D. 09-118-21-24-
0001, -0002 and —0004, as submitted by Killmer Electric Co., Inc., Maple Grove, MN.
The findings of fact for the site plan review (special condition related to leased space at the
facility) are as follows:
The existing auto repair business is expected to continue as a tenant of the new owner. To
prevent harmful effects that would result from the unsightly and hazardous accumulation of
abandoned, inoperative or otherwise unnecessary long-term parking or storage of vehicles in
any area leased to a tenant business, the vehicles parked outside should be limited to those
vehicles necessary for the conduct of such business. The maximum number of such vehicles to
be parked outside should be limited to no more than six at any one time
The findings of fact for the conditional use permit are as follows:
• Storage is screened from view from the public right-of-way in compliance with
Subsection 515.07 Subd. 9 of this Code.
Subd. 9 requires fences for screening but allows the Planning Commission to
recommend plantings as an alternative to fencing. Due to the unusual site
conditions, especially the high elevation of County Road 81 relative to the site,
screening near ground level is not as effective as the higher screening resulting from
large deciduous trees. For this reason the proposed screening as shown on the site
plan is acceptable.
Storage area is grassed or surfaced to control dust.
Significant areas of the existing parking and storage area have deteriorated to the
point where some parts have in effect reverted to a non -hard surfaced condition. The
applicant will be required to improve the surface of all parking and storage areas so
that they suitably control dust and drainage subject to the approval of the City
Engineer.
• All lighting shall be hooded and so directed that the light source shall not be visible
from the public right-of-way or from neighboring residences and shall be in
compliance with Subsection 515.0 7 Subd. 10 of this Code.
182
June 8, 1998
While the site is not visible from neighboring residences, it is visible from County
Road 81. Because the design of lighting is not shown on the site plan, it will be
considered along with the building permit application.
• The provisions of Sub -Section 515.53 Subd. 1-e of this code are considered and
satisfactorily met.
❑ The project is consistent with the goals of the Comprehensive Plan.
❑ The geographic area involved is appropriate for the proposed use.
❑ The use is not expected to depreciate the area in which it is proposed.
❑ The project is compatible with the character of the surrounding area.
❑ The demonstrated need for such use is apparent in the marketplace, as the applicant
has made the decision to invest in the facility.
Subject to the following conditions:
❑ Outdoor storage shall be limited to materials, equipment and vehicles related to and
necessary for the operations of Killmer Electric. Examples of such materials, equipment
and vehicles include the following: materials such as poles, wire reels, and pipe;
equipment such as compressors, trenchers, backhoes, Bobcats, Wells & Orange trailers,
job site trailers and construction signage; and company vehicles such as digger derricks,
bucket trucks, dump trucks and delivery trucks. Outdoor storage shall be kept in an
orderly fashion as shown on the site plan. Inoperative vehicles and equipment, and
decaying or deteriorated materials, shall not be stored outdoors.
❑ Conduits, pipes and wire reels shall be stored in a fashion that defines a specific area for
storage of such materials, and provides screening of such materials from County Road
81.
❑ Outdoor parking of vehicles on the portion of the site leased to a business other than
Killmer Electric shall be limited to those vehicles necessary to the conduct of the
business leasing the space. No more than six such vehicles may be parked outside at any
one time.
❑ All debris, rubble, refuse, scrap materials and inoperative vehicles or equipment shall be
removed from the site and disposed of properly.
❑ The site shall be improved as shown on the site plan, including the installation of the
landscaping islands and the planting shown on said plan. Minor adjustments in the
location of the islands will be allowed if comparable screening is provided.
183
June 8, 1998
❑ The hard surfaced parking and storage areas shall be resurfaced in a form that meets City
standards (515.09 Subd. 4-h-11). The City Engineer may exempt from this requirement
those areas that at present suitably control dust and drainage.
❑ No building permit shall be issued until the applicant executes the required Site
Improvement Agreement.
❑ The property owner shall record the plat of Johnson Industrial Park with Hennepin
County, and shall provide a recorded copy of the plat to the City, within 60 days of City
Council approval of the Conditional Use Permit.
Motion carried.
3. Request to set a public hearing for rezoning from B-3 (Auto -Oriented Commercial) District to
B-4 (Community Commercial) District at 6800 56`h Avenue North (Boston Market site) and a
site plan review at 5607 West Broadway (Palace Inn).
Moved by Commissioner Kamp and seconded by Commissioner Nystrom to set a public
hearing before the Planning Commission at 7:00 p.m., or as soon thereafter as the matter may be
heard, Monday, July 13, 1998, to consider rezoning from B-3 (Auto -Oriented Commercial)
District to B-4 (Community Commercial) District at 6800 56`h Avenue North (Boston Market
site) and a site plan review at 5607 West Broadway (Palace Inn).
Motion carried.
4. Request to set a public hearing for a Zoning Ordinance Text Amendment, site plan review and a
conditional use permit at 5108 and 5120 West Broadway (Crystal Collision Center site).
Moved by Commissioner Kamp and seconded by Commissioner Bonnell to set a public hearing
before the Planning Commission at 7:00 p.m., or as soon thereafter as the matter may be heard,
Monday, July 13, 1998, to consider a Zoning Ordinance Text Amendment, site plan review and
a conditional use permit at 5108 and 5120 West Broadway (Crystal Collision Center site).
Motion carried.
5. Discussion item: Buffering requirements
Chair Magnuson stated Super Valu had done an excellent type of buffering between Cub and
residential to the south and east. Planning Commission felt berms instead of fencing was better.
Moved by Commissioner Elsen and seconded by Commissioner Koss to adjourn.
184
The meeting adjourned at 9:35 p.m.
Secretary Nystrom
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June 8, 1998
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M E M O R A N D U M
DATE: July 7, 1998
TO: Planning Commission (July 13" meeting — Public Hearing #1)
FROM: A John Sutter, Planner
SUBJ.: 5225 Douglas Drive — Builders Insulation (P.I.D. 08-118-21-11-0006)
Application 98-10.3: Site Plan Review
(The effect of the request would be construction of a 4,480 sq. ft. one-story office
building.)
A. BACKGROUND
Builders Insulation is a building sub -contractor with its offices in an existing building at
5225 Douglas Drive. The property owner, Joseph Friberg, Jr., has requested the Site
Plan Review in order to construct a new 112'x 40' office building on the subject
property. The existing building on the property, a small house that has been converted
to offices, would be demolished as part of this project.
The company would continue to use an existing building south of the subject property
as a warehouse.
The following informational items are attached:
❑ plat map showing the subject property and adjacent zoning districts
❑ narrative provided by developer describing the project
❑ comments received from adjacent property owner (6325 52 Ave N)
❑ set of preliminary plans for the project
❑ changes to site plan recommended by staff
B. STAFF COMMENTS
1. Proposed Building.
The building would have a gross floor area of 4,480 sq. ft. 360 sq. ft. would be
used for common areas and 3,000 sq. ft. would be used by Builders Insulation
for their offices and a break room / locker room for their warehouse employees.
Builders Insulation would rent 890 sq. ft. for other office uses.
The building would have exterior walls of architecturally enhanced concrete block
(not unfinished block), and a hip roof. The main entrance to the building would
be on the north side adjacent to the parking lot. An auxiliary entrance would be
located on the south side of the building to facilitate access by Builders
Insulation work crews.
2. Zoning and Land Use.
The subject property is located in the B-4 Community Commercial District.
Offices are a permitted use in the B-4 District.
The surrounding land uses are a mixture of industrial, commercial and residential
uses. Abutting properties are zoned 1-2 Heavy Industrial to the south, R-1
Single -Family Residential to the west, B-4 Community Commercial across 52nd
Avenue to the north and B-3 Auto -Oriented Commercial across Douglas Drive to
the east. The warehouse used by Builders Insulation is located in the 1-2 area to
the south.
The subject property is guided for Parks / Open Space, as are all of the
residences on the south side of 52nd Avenue west of Douglas Drive. The area
along the west side of Douglas Drive north of 52nd Avenue is guided for
Transitional uses. Staff opinion is that unless the City intends to acquire the
residences along the south side of 52nd Avenue for a park, some sort of land use
buffer would be desirable between these residences and Douglas Drive. The
proposed office building would serve this purpose well.
3. Parking and Access.
515.09 Subd. 9(t) requires one off-street parking stall per 250 sq. ft. of gross
floor area; 18 stalls would be required for the proposed building. The site plan
shows a parking lot with 19 off-street stalls and access onto 52nd Avenue.
A 4' wide concrete walk would be installed along the north and east sides of the
building. A concrete walk / patio would be constructed along the south side of
the building to facilitate access for Builders Insulation employees walking
between the new building and the warehouse building to the south.
4. Landscaping and Buffering.
Elimination of the northwestern parking stall would provide for a landscaped area
extending 14 feet south of the north property line and would also facilitate
preservation of the existing Black Locust trees.
The site plan shows a 10' wide buffer with vegetative screening between the
west building wall and the west property line.
The adjacent house is approximately 13 feet west of the subject property and 18
feet west of the parking lot. Because no screening is shown on the site plan,
and because the five feet of space between the parking lot and the west property _
SITE PLAN REVIEW - 5225 DOUGLAS DRIVE
2
line may not be sufficient for vegetative screening, a six' high sight -obscuring
fence might be the most effective way to screen the parking lot from the adjacent
house.
5. Site Improvement Agreement.
A Site Improvement Agreement, including estimated financial surety of $67,000
less an existing $9,000 deposit, is required for this project.
D. RECOMMENDATION
Staff recommends approval of application 98-10.3, a requests for the approval of a Site
Plan Review for a new office building to be located at 5225 Douglas Drive as shown on
the plans submitted with said applications, and subject to the following conditions:
❑ The northwest parking stall shall be eliminated, with said space being used for
additional landscaping area to preserve the existing Black Locust trees.
❑ The parking lot shall have a perimeter of concrete curb and gutter.
❑ A 6' high sight -obscuring wood fence shall be installed to screen the parking lot from
the house located west of the subject property. The air conditioning units shall also
be enclosed on all sides with a 6' high sight -obscuring wood fence.
❑ No building permit shall be issued until the applicant executes the required Site
Improvement Agreement.
The Planning Commission is asked to make a recommendation on the request for City
Council consideration.
The City Council will consider the request at their next regular meeting on Tuesday July
21st.
SITE PLAN REVIEW - 5225 DOUGLAS DRIVE
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SUBJECT PROPERTY
JFI CORPORATION
5225 DOUGLAS DRIVE NORTH
CRYSTAL, MINNESOTA 55429
SITE PLAN REVIEW REQUIREMENTS
1. The map indicating the existing property is from a survey done by us in October of 1995.
It has been altered to show the current condition, A handicap ramp was installed on the
property, and a plywood walkway was installed leading to 52nd Avenue North. The parking lot
has been shaded in to identify it from the grass areas. The trees shown on the map are of the
current conditions found today June 1998, although they have been changed from the original
surveyors map. The map showing properties with in 200 feet is from the City of Crystal. Directly
North of subject property is an empty wooded lot (lots), Zoned Commercial . To the west are
residential properties as indicated by penned in address. To the East is Dunlop Auto's used car
lot and also Dr. Hess's eye clinic, both commercial properties. To the south is Soo Line Railroad
property.
2.& 3. Site Plan and Landscape Plan.
Parking area: If we find the Easterly Black Locust Tree at 52nd Avenue N may not survive
with the parking lot curb as close as shown, we would in order to try and save it reduce
the parking spaces at this [West End] to 8 '/z feet wide in lieu of 9 foot or eliminate one
parking space at this area. This will still leave the required 18 parking spaces.
Missing Dimensions: At the west property line the dimension should be 123.5 feet
At the parking area the dimension line located directly above the
Building Sign should be 55'-0"+
Building Dimensions: The Building dimensions state the building size to be 40'-0' by
112'-0" which is correct. The scale of the building is drawn at
110'-0" The net Result is that at 112'-0" the building lines will be
moved North 3 '/z inches. This should not have a effect on the
overall project.
Sign Details: Not show as requested. Size 5'x 2'x F standing with top of sign at 4'
To meet city code.
Light fixtures: Existing light on NSP pole to light parking area at night. Other lighting to
be automatic activated and placed in soffits of building.
Dumpster location: No dumpster location is shown because JFI, in the nature of its
business or a part of it (Vacuum removal of damaged insulation), makes weekly trips to
the dump, where we place our weekly trash, (i.e., in the trucks). If a dumpster location is
required at a future date we believe it could be placed at the striped no parking area in the
Southwesterly area of the parking lot.
4.& 5. Grading, drainage and Utility plan.
Since this is a relatively flat lot grading is not of major concern. Drainage and utilities are
to show intent and are other wise lacking in detail. The location of sanitary, storm
drainage and water supply are approximate and are base on maps supplied by the city
engineer.
7. The primary use of this building is for the operations of a Construction Sub -Contractor,
which employs and the average 25 field workers 6 office workers and 6 salespersons.
The main part of the building 3000 sqft plus is to be used by the JFI Corporation. The
commons area will take up approximately 360 sgft. The remaining 890 sgft the JFI
Corporation hopes to rent.
I am the property owner adjacent to 5225. I talked to Tim H Hating regarding the
fence that will be erected between our properties. I would like to see a solid wood fence
start 5 feet from the property line on 52nd and go to the new building to block any view of
the sidewalk and parking lot. I do not wish the fence to be made of a weave style, and do
not wish it to start 17 ft from the street for 2 reasons.
1. I don't want my children or any neighborhood children to be able to clime on it and
have a possibility of falling off and getting hurt.
2. 2. If the fence started 17 ft from the street, all of the pedestrian's which cut across
5225 will then be crossing half way through my front yard. There is a lot of foot and
bicycle traffic due to the community center just up the road.
When I talked to Tim H. Hassing he agreed to my proposal of how 1 wanted the fence
to be & style, and understood the reasons & concerns why I felt this would be the best for
both of us. He also stated that the city council would have to approve it first, and Joseph
Friberg would also have to agree to it also because it all comes down to dollars &
cents... So in closing I ask you to consider my requests thoughtfully, for the safety of my
children and the safety of the neighborhood children.
Thank you.
Gregory Todd Clements.
;3uL-Y b -a)
Proposed Top of Block
Proposed Garage Floor
Proposed Lauest Floor
Type of Building -
JFI BUILDERS
HY-LAND SURVEYING
.LAND SURVEYORS
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_ ME M OR AND U M
DATE: July 7, 1998
TO: Planning Commission (July 13 I meeting — Public Hearing #2)
FROM: John Sutter, Planner
SUBJ.: Zoning Ordinance Text Amendment
515.39 Subd. 4 — add a new clause (f)
(The effect of the request would be to allow car washes as a conditional use in
the 1-1 and 1-2 districts.)
A. BACKGROUND
Staff has discussed with the Planning Commission the fact that car washes are
excluded from industrial districts. Modifying the Zoning Ordinance to allow car washes
in the 1-1 and 1-2 districts might be appropriate given that many of the City's industrial
zoned areas are guided for mixed use development in the Comprehensive Plan. The
_ proposed amendment in expected to be a precursor to a more thorough review of the
regulations governing commercial and industrial districts and their compatibility with the
Comprehensive Plan.
The following informational items are attached:
❑ draft ordinance adding the new clause (f) to 515.39 Subd. 4
B. STAFF COMMENTS
The Comprehensive Plan has designated areas of the City for mixed uses: County
Road 81, Employment Oriented, Town Center and P.U.D. —Airport. The bulk of the
City's industrially zoned land is located in the County Road 81 and Employment
Oriented mixed use areas, which are described in the Comprehensive Plan as follows
(emphasis added):
County Road 81 Corridor/1Mlixed Use These areas are intended to accommodate a
mixture of uses that provide for a higher quality visual image within the County Highway
81 corridor. Uses intended to be accommodated include residential, office, hospitality,
institutional, public facility, employment and commercial uses that do not compete, for
business with Community Retail areas but are able to comely with the Countv Highwav
81 Planning and81 Planning Design Guidelines.
Due to the substantial nature of industry within the corridor and access difficulties, the
Study Area is intended to accommodate industrial uses on the west side of County
Highway 81. New industrial development is intended to evolve to a higher form over
time as rehabilitation and redevelopment occur. Existing single-family areas within the
corridor are not intended to change immediately to commercial development. Such areas
are intended to be rezoned only when a specific development is proposed. Residential
redevelopment is not intended to be piecemeal in nature but must take the integrity of the
whole neighborhood into account. PUD is intended to be used for all changes to existing
residential areas.
Employment Oriented Mixed Use These areas are primarily intended to accommodate
employee intensive light industrial and office uses with integrated retail and service
accessory uses. Secondarily, they are intended to accommodate compatible automobile
service establishments and motor, fuel stations by CUP.
Car washes are presently only permissible as a conditional use in the B-3 Auto -
Oriented Commercial District. However, car washes in some situations would be
compatible with industrial land uses, especially when such uses are auto -oriented in
nature (such as Auto Repair — Major, which is only permitted in the 1-2 District).
It should be noted that staff intends to review the land use regulations for commercial
and industrial districts later this year, to (1) better conform with the Comprehensive
Plan, and (2) better reflect the nature of commercial and industrial development which
has changed since the City's Zoning Ordinance was originally adopted in 1976. One
anticipated outcome of this review would be for all auto -oriented uses to require a
Conditional Use Permit in any district. The text amendment currently under
consideration would be consistent with this objective.
C. RECOMMENDATION
Staff recommends approval of the draft ordinance which would allow car washes as a
conditional use in the 1-1 and 1-2 districts, using the same language as that presently
used for car washes as a conditional use in the B-3 District.
The Planning Commission is asked to make a recommendation on the draft ordinance
for City Council consideration.
The City Council will consider the draft ordinance at their next regular meeting on
Tuesday July 21St, and would hold second reading and adoption at the following
meeting on Monday August 3d
ZONING ORDINANCE TEXT AMENDMENT - 515.39 SUBD. 4(F)
2
ORDINANCE NO.
AN ORDINANCE RELATING TO ZONING:
WAREHOUSING AND LIGHT INDUSTRIAL DISTRICT:
AMENDING CRYSTAL CITYCODE (APPEND -IX I -
ZONING), SUBSECTION 515.39, SUBDIVISION 4 13Y
ADDING A CLAUSE
THE CI-IY OF CRYSTAL ORDAINS
Section 1. Crystal city code (Appendix I -Zoning), subsection 515.39. subdivision 4, is
amended by adding a clause to read:
1) Car washes (drive through. mechanical and self-service) provided that:
1) The architectural appearance and functional plan of the building and site
shall not he so dissimilar to the existing buildings or area as to cause
impairment in property values or constitute a blighting influence within a
reasonable distance of the lot_
2) Magazining or stacking space is constructed to accommodate that number of
vehicles which can be washed during a maximum 30 minutes period and
shall be subject to the approval of the City Engineer-
s) At the boundaries of a residential district, a strip of not less than five feet
shall be landscaped and screened in compliance with Subsection 515.07,
Subdivision 9 of this Code.
4) Each light standard island and all islands in the parking lot landscaped or
covered.
5) Parking or car magazine storage space shall be screened from view of
abutting residential districts in compliance with Subsection 515.017,
Subdivision 9 of this Code.
g) The entire area other than occupied by the building or plantings shall be
surfaced with material which will control dust and drainage which is subject
to the approval of the City Engineer.
7) All lighting shall be hooded and so directcd that the light source is not
Safi 1Ab27Z
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visible from the public right-of-way or from an abutting residence and shalt
be in compliance with Subsection 515.07, Subdivision 10 of this Code_
10) All signing and informational or visual communication devices shall he in
compliance with Section 406 of the City Code.
11) provisions are made to control and reduce noise.
12) The provisions of Subsection 515.53. Subdivision le of this I Code are
considered and satisfactorily met.
Sec- 2. This ordinance is effective in accordance with Crystal city code, subsection 110.11.
Mayor
ATTEST'
Clerk
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M E M O R A N D U M
DATE: July 7, 1998
TO: Planning Commission (July 13th meeting — Public Hearing #3)
FROM: John Sutter, Planner
SUBJ.: 5108 and 5120 West Broadway — Crystal Collision Center
(P.I.D. 09-118-21-24-0009 and 09-118-21-24-0064)
Application 98-11.3: Site Plan Review
Application 98-11.4: Conditional Use Permit
(The effect of the request would be construction of a 9,300 sq. ft. one-story
addition to an existing auto body shop, to include a car wash as a conditional
use in the 1-2 District.)
A. BACKGROUND
Crystal Collision Center is located in an existing building at 5108 West Broadway. The
property owner, John Neznik, has purchased the property to the north, 5120 West
Broadway, which is currently occupied by a nonconforming single-family residential
structure. Both parcels are zoned 1-2 Heavy Industrial.
Mr. Neznik is proposing to demolish the existing house, combine the two parcels into a
single parcel, and build a 186' x 50' (9,300 sq, ft.) addition onto the north side of the
existing Crystal Collision Center building. The west 47 feet of the building would be
used for an automatic car wash.
Site Plan Review is required to construct the 9,300 sq. ft. addition [520.03]. Subject to
adoption of a Zoning Ordinance Text Amendment, a Conditional Use Permit would be
required for a car wash in the 1-2 District [515.39 Subd. 4 (f)].
The following informational items are attached:
❑ plat map showing the subject property and adjacent zoning districts
❑ set of preliminary plans for the project, including a survey showing the two parcels
B. STAFF COMMENTS
1. Proposed Building Addition.
The building addition would have a gross floor area of 9,300 sq. ft. The addition
- would include a 2,150 sq. ft. body shop expansion, 2,350 sq. ft. automatic car
wash, and 4,800 sq. ft. of leaseable space for businesses integral to the
operations of Crystal Collision Center.
The building would have a flat roof and exterior walls of scored concrete block
(not unfinished block) with accents of break -off concrete.
2. Lot Combination.
Two parcels, 5108 and 5120 West Broadway, currently make up the subject
property. It is understood that as part of this project the two parcels would be
combined into a single parcel. This can be done administratively under 505.13
Subd. 1, provided the City receives evidence that combination of the parcels has
been recorded with Hennepin County. The combination would be in accordance
with the survey by Lake & Land Surveyors dated June 29, 1998, which was
submitted with the applications being considered by the Planning Commission.
3. Zoning and Land Use.
The subject property is located in the 1-2 Heavy Industrial District. The body shop
is classified as Auto Repair — Major, which is a permitted use in the 1-2 District.
Car washes are currently prohibited in the 1-2 District but would be a conditional
use upon adoption of a Zoning Ordinance Text Amendment that is being
considered concurrent with this request.
The surrounding land uses are a mixture of industrial and commercial uses, with
a cemetery and non -conforming residential uses southwest of the subject
property. Abutting properties are zoned 1-2 Heavy Industrial to the north and
across the railroad to the east, and B-4 Community Commercial across Corvallis
Avenue and Broadway Avenue to the southwest.
The subject property is guided for County Road 81 Corridor - Mixed Use. This
area is intended to accommodate a mixture of uses that provide for a higher
quality visual image within the corridor. Uses guided for this corridor include
residential, office, hospitality, institutional, public facilities, employment and
commercial uses that do not compete for business with Community Retail areas.
4. Parking and Access.
Note: Discussions with the applicant subsequent to application submittal have
indicated that the site plan will be revised to make it acceptable to Hennepin
County's guidelines for driveway approaches off of West Broadway, which is a
County Road. The revised site plan, which may include a different parking lot
layout and lower number of stalls in addition to revised driveway approaches, will
be presented at the Public Hearing on July 13rn
The subject property contains a mixture of uses that, aside from the car wash, is
not specifically addressed in the parking requirements. It appears that 515.09
Subd. 9(y), "Retail sales and service business with 50% or more of gross floor
SITE PLAN REVIEW - 5108 & 5120 WEST BROADWAY
2
area devoted to storage, warehouses and/or industry", is the best fit for the
property. This would require off-street parking spaces based on whichever of the
following is greater:
BASED ON FLOOR AREA
Requirement Existing Proposed
8 spaces 8 8
+ 1 per 250 sq. ft. of public sales/service area 12 12
+ 1 per 1,000 square feet of storage area 9 16
+ 2 for the car wash [515.09 Subd. 9( )(2)] -- 2
TOTAL 29 38
BASED ON EMPLOYEE COUNT
Requirement Existing Proposed
8 spaces 8 8
+ 1 per employee on the maximum shift 20 (?)
+ 2 for the car wash [515.09 Subd. 9( )(2)] -- 2
TOTAL 28
Because the precise employee count of the accessory uses that would occupy
4,800 sq. ft. of the building addition is not known at this time, it would be prudent
to use the method based on floor area until the parking demand based on
employee count exceeds that based on floor area. The parking demand
generated would not be permitted to exceed that accommodated on the site.
The proposed Zoning Ordinance text amendment [515.39 Subd. 4] allowing car
washes as a conditional use would require stacking space to accommodate the
maximum number of vehicles that can be washed in a 30 -minute period. Based
on a 5 -minute cycle time estimated by the applicant, 12 stacking spaces would
be required (6 per car wash bay).
The site plan submitted with the application shows 60 parking spaces (including
two handicapped spaces) and room for approximately 28 stacking spaces. It
also shows continued use of the two existing driveway approaches. Again, a
revised site plan will be presented at the public hearing on July 131h
5. Landscaping and Buffering.
The site plan shows compliance with the required 5' minimum setback between
parking areas and the property line. New landscaping, including trees and
shrubs, would be installed in the northwest part of the property adjacent to West
Broadway. This would be consistent with the City's goals for improving the visual
image along this corridor.
6. Suggested Findings of Fact for the Conditional Use Permit
The proposed Zoning Ordinance text amendment [515.39 Subd. 4], allowing car
washes as a conditional use, lists 12 specific criteria for consideration of such
Conditional Use Permit; the following of these criteria are applicable to the
proposed project:
SITE PLAN REVIEW - 5108 & 5120 WEST BROADWAY
3
• The architectural appearance and functional plan of the building and site
shall not be so dissimilar to the existing buildings or area as to cause
impairment in property values or constitute a blighting influence within a
reasonable distance of the lot.
The building addition would incorporate design elements from the existing
building and would be constructed of materials compatible with other
buildings in the area. The proposed landscaping along West Broadway
would improve the appearance of the area. The removal of the existing
non -conforming residential use from 5120 West Broadway would be
consistent with the Comprehensive Plan and Zoning Ordinance.
• Magazining or stacking space is constructed to accommodate that
number of vehicles which can be washed during a maximum 30 minutes
period and shall be subject to the approval of the City Engineer.
At this time the minimum wash time is not known. Stacking space on the
site plan submitted appears to be sufficient to accommodate wash times
of 2 minutes 8 seconds. The final site plan shows sufficient stacking for
vehicles based on the minimum wash time proposed by the applicant.
• The entire area other than occupied by the building or plantings shall be
surfaced with material which will control dust and drainage which is
subject to the approval of the City Engineer.
The parking lot will have a perimeter of concrete curb and gutter, and will
have a concrete or bituminous surface.
• The entire area shall have a drainage system which is subject to the
approval of the City Engineer.
The engineering site plan, which has been provided to the City Engineer,
shows an on-site storm drainage system.
• Vehicular access points shall be limited, shall create a minimum of conflict
with through traffic movement and shall be subject to the approval of the
City Engineer.
The final site plan shows access to West Broadway that is acceptable to
the Hennepin County Highway Department.
• Provisions are made to control and reduce noise.
SITE PLAN REVIEW - 5108 & 5120 WEST BROADWAY
4
The only anticipated source of additional noise resulting from this project
is the air dryers for the car wash. Because the nearest property zoned
and used for residential purposes (5609 Corvallis Avenue) is 660 feet
southeast of the proposed exit doors for the car wash, such noise is not
expected to be detrimental to public health, safety or general welfare.
The provisions of Sub -Section 515.53 Subd. le of this code are
considered and satisfactorily met.
❑ The project is consistent with the goals of the Comprehensive Plan.
❑ The geographic area involved is appropriate for the proposed use.
❑ The use is not expected to depreciate the area in which it is proposed.
❑ The project is compatible with the character of the surrounding area.
❑ The demonstrated need for such use is apparent in the marketplace,
as the applicant has made the decision to invest in the facility.
7. Site Improvement Agreement.
A Site Improvement Agreement, including estimated financial surety of $77,500,
is required for this project.
D. RECOMMENDATION
Staff recommends approval of applications 98-11.3 for Site Plan Review and 98-11.4
for Conditional Use Permit, for property located at 5108 and 5120 West Broadway
(P.I.D. 09-118-21-24-0009 and 09-118-21-24-0064), to allow construction of a 9,300 sq.
ft. one-story addition to an existing auto body shop including a car wash as a
conditional use in the 1-2 District, as shown on the plans submitted with said
applications, and subject to the following conditions:
❑ It is understood that the applicant may wish to lease parts of the facility to other
businesses or individuals for uses accessory to Crystal Collision Center. If such
accessory use is not a permissible use in the 1-2 District, then it shall not provide
goods or services on the site to the general public nor otherwise generate customer
traffic on the site in addition to that generated by Crystal Collision Center.
❑ The parking demand generated by the mix of uses on the site shall not exceed the
number of parking stalls provided on the site.
❑ No building permit shall be issued until the applicant executes the required Site
Improvement Agreement.
SITE PLAN REVIEW - 5108 & 5120 WEST BROADWAY
5
❑ No building permit shall be issued until Hennepin County has combined the two
parcels into a single parcel, and the applicant has furnished evidence of this
combination to the City.
The Planning Commission is asked to make a recommendation on the requests for City
Council consideration.
The City Council will consider the requests at its August 3`d meeting instead of its next
regular meeting on July 21St. This is because second reading and adoption of a Zoning
Ordinance text amendment allowing car washes by conditional use in the 1-2 district
would not occur before August 3`d. If the text amendment is not adopted, the
applications for Site Plan Review and Conditional Use Permit must be denied.
SITE PLAN REVIEW - 5108 & 5120 WEST BROADWAY
6
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DESCRIBED AS:
Lot 1. Block 1. Ne2n& Addition, Hennepin County, Minnesota
AND
That part of the Southeast Quarter (SE 1/4) of the Northwest Quorler (NW 1/4) of Section Nine (9), Township One Hundred Eighteen (118). Range
Twenty-one (21), described by metes and bounds as follows:
Beginning at o point On, the Northeasterly boundary line of the public road known as Jefferson Highway (now known as County State Aid Highway No.
8) where sold boundary line intersects the West line of said Southeast 1/4 of the Northwest 1/4 thence in a generally Southeasterly directlon along
said boundary line of sold Jefferson Highway 108.6 feet; thence East and parollel with the North line of said Section a distance of 366 feet to the
Westerly boundary line of the railroad right of way, thence in a Northwesterly direction 112.8 feet along the boundary line of sold railroad right of
way, thence West and parallel with the North line of said Section a distance of 387.1 feet to the West line of the Southeast 1/4 of the Northwest
1/4; thence South along said West line of said Southeast 1/4 of the Northwest 1/4 a distance of 18.1 feet to the point of beginning, except the
portion described m follows:
Beginning at a point on the Northeasterly boundary line of public road known as Jefferson Highway, where said boundary fine Intersects the West line
of the Southeast 1/4 of the Northwest 1/4; thence Nath along said West line of sold Southeast 1/4 of the Northwest 1/4 a distance of 18.1 feet;
thence East and parallel with the North line of sold Section a distance of 30 feel; thence South along o line parallel to the West line of said
Southeast 1/4 of the Northwest 1/4 to where it Intersects with the Northeasterly boundary line of the public road known as Jefferson Highway,
thencein o Norlhwesteriy direction along the Northeasterly boundary line of sold Jefferson Highway to the point of beginning, according to the United
States Government Survey therof, and situate in Hennepin County, Minnesota; EXCEPT that part which Iles Southwesterly of a line drawn parallel with
and distant 40 feel Northeasterly of the centerline of said County State Aid Highway No. 8.
X 87469
x 679.43
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IRON FOUND (NO CAP) 0.21 FT. WEST
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EXISTING BODY
X 876.66
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x 675.51
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-
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O Denotes Catch Basin
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x 875,79x
674.64
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875.93
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1
Denotes Sanitary Sewer
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1
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x 873"
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A
Denotes Concrete
x 676.23 '•_
X 874.
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X 874,41,1
X 876.82
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4. SAN. 598. Olen Oeey 174 Ods ��.•
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AD -95m W wti� 73700
STORY sl'dtM -------- STdtM 21' R.C.P. STORM "'6-�
12• C.P. o9vaoP7®r7 LJlpormpNfl. P A s,,,r bd we Pop 17* !
. 1.v w airs 41s.r7w6 0Q� •100
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% --------------
J,876.22
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-
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879.47 ----------------- 57 6.40
51 4
. 871.64
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wsfs I c "o x 873.75
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INV 872.47 SLAB iBIT. RIM 875.50
SIT. ------- CIX
\•� _878.85 8701 INV 872.70
)b t 7 3
V? 49 TC
ar.46 7c 5".46 TIC z
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INV 572�07 2 FF ELEV.
RENTAL UNITS
M*_ As Ic
.02
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&Asr ro .63 TC q
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877a7
378-00 x 877.83
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8'x8" TEE
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ffmn Ic TEL INV 874.54
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all. V'.ft ILL.
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\ ����x e1
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HEATED CEMENT
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- - - - - - - - - - - - - - - - 7' X I I., 1 i
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77.40
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rrtrrtfrd.8 \` •W
77.46 S S". - 12' C.P.
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STORM
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STORM
S
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\ \ \
GRAPHIC SCALE s
r -
FE 20
LEGEND Rim ST7,45 Nal 877 45
.......
EXISTING GRADE 121 HDPE INV 675.95
PROPOSED GRADE 2.05 SLOPE
SILT FENCE
[)RAJNAGE ARROWS
89 PROPOSED ELEVATION INV 975.59 DRAIN EXISTING ELEVATION -SECTION
78V4 EXTRENCH CROSS
Original date
I b -by
rM."I =:='
Client GRAND T BUILDERS. INC.
Design by
JF AND IS B-29-98
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251 MW AVENUE NORTH 1300
Revisions
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6-29
,ongotjS, 11N 55401
is
(612) 630-9578
page Lille SITE PLAN
09V NT E;NGINEERfNG, P.A.
SURVEYING
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ENGINEERING
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SHEET
ET
M E M O R A N D U M
DATE: July 7, 1998
TO: Planning Commission (July 13" meeting — Public Hearing #4)
FROM: John Sutter, Planner
SUBJ.: ` 5160 West Broadway — Suttle Car Wash site (P.I.D. 09-118-21-21-0023)
Application 98-12.3: Site Plan Review
(The effect of the request would be to allow a larger addition for the existing
Suttle Car Wash than was previously approved by the City Council.)
A. BACKGROUND
On June 16th, Automotive Concepts, Inc. received approval for Site Plan Review and
Conditional Use Permit in order to construct an 82'x 86' addition on the east side of the
existing building and have limited outdoor storage. The applicant has since applied for
a larger addition (105' x 86') and has submitted a revised site plan for approval.
The following informational items are attached:
❑ plat map showing the subject property and adjacent zoning districts
❑ set of preliminary plans for the project
B. STAFF COMMENTS
Automotive Concepts, Inc. currently has its main facility in St. Louis Park and also has
storage space in Bloomington. The company customizes cars with sunroofs, window
tinting, running boards, stereos and similar items, with the majority of the work being
done for auto dealerships. The facility would include a paint booth that would be used
to paint spoilers, pickup toppers and other parts but would not be used to paint entire
vehicles. Outdoor storage would be limited to pickup toppers that would be stored on
racks behind the building addition.
Applications for Site Plan Review and Conditional Use Permit were approved on June
16th. This Site Plan Review application is required because the building addition being
constructed is larger than the one approved on June 16th
The surrounding land uses are a mixture of industrial and commercial uses. Auto -
oriented uses are common in the neighborhood. Abutting properties are zoned 1-2
Heavy Industrial; some properties further north and south along West Broadway are
zoned B-3 Auto -Oriented Commercial or B-4 community Commercial. The property to
the southwest across West Broadway is zoned R-1 Single -Family Residential and is
used by Glen Haven Memorial Gardens.
The subject property is guided for County Road 81 Corridor - Mixed Use. This area is
intended to accommodate a mixture of uses that provide for a higher quality visual
image within the corridor. Uses guided for this corridor include residential, office, -
hospitality, institutional, public facilities, employment and commercial uses that do not
compete for business with Community Retail areas. The nature of the proposed
business suggests that it will be a commercial operation with a non -retail flavor; in other
words, most of its business will be doing work for other businesses (auto dealerships)
rather than the general public. In addition, as part of the proposed project the applicant
would be improving the appearance of the site with additional landscaping and planting
in front of the building, along West Broadway. The proposal would therefore appear to
be consistent with the goals of the Comprehensive Plan.
A Site Improvement Agreement is required for this project. Staff intends to use the
Agreement approved on June 16th unless otherwise directed.
C. RECOMMENDATION
Staff recommends approval of application 98-12.3, request for the approval of Site Plan
Review for a 105'x 86' building addition, to be located at 5160 West Broadway as
shown on the plans submitted with said application, and subject to the following
conditions:
❑ All parking shall be accommodated off street, whether for customers, employees or
for vehicles to be worked on, being worked on or that have been worked on. _
Inoperative vehicles shall not be stored outside.
❑ No building permit shall be issued until the applicant executes the required Site
Improvement Agreement.
The Planning Commission is asked to make a recommendation on the request for City
Council consideration.
The City Council will consider the request at their next regular meeting on Tuesday July
21 st.
SITE PLAN REVIEW - 5160 WEST BROADWAY
2
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SCALE: 1'r - 30'
30 0 30 80
KEYED NOTES:
KEYED NOTES ARE DENOTED BY - ON TW PLAN
O Match grads at ist wa
-.ng sidelk,
Transition sexhall be —cath, ponding
of water will not be allowed. Protect
edge of sidewalk 4u. -ng construction.
2O Install sediment filter per detail
ORetaining walls - se, Architectural
4ODrainageinlet - refer to Utility
Plan and the Detail 'i.—t
LEGEND:
PROPERTY LINE
a74 PROPOSED CONTOUR LINE
--- Bea --- EXISTING CONTOUR LINE
.• IO.o PROPOSED SPOT ELEVATION
.Ixo EXISTING SPOT ELEVATION
SILT FENCE
m oe 0 M.IeOLE/CATCH BASIN
GENERAL NOTES:
1. All construction must comply with applicable codes and ordinance.
2. Contractor is to obtain all permits necessary for starting to grade the site.
3. Should the contractor feel not enough information is ovai table to achieve the
proposed design he,'"' is respona ible for additional soil borings at no cost
to the Owner or the or any of tM Owner's representatives.
4. Maintain dust control during grading operations. Maintain adjacent street clean
of dirt and debris on a daily basis.
5. Maintain and repair silt fences and sedi"nt filters (including removal of silt)
until construction is carp leted and new vegetation and surfacing is established.
At carplell
on of project remove all erosion control devices.
S. Proposed elevations typically 72.0 should be understood to mean 872.0 or 872.
7. Proposed contours and spot elevotions are to finished grade.
8. Proposed spot elevations shown adjacent to curb refer to gutter line.
9. See Architect for exact locations of depressed curb oreas.
10. The Contractor is to calculate their own independent earth balance carputations.
No additional carpeneat — will be allowed for the removal or import of soils to
achieve the Or opased design.
11. No slopes shall exceed 4:1 (horizontal to vertical) unless noted otherwise.
12. The locations of underground utilities are shown in an approximate way only and
have not been independently verified. The exact location of all utilities must
be I.termi neo before C—ric. ng work.
13. STATE LAW: 48 hours 6e tore excavating call 454-0002 for field location of under-
ground utility lines. This service locates utility-carpany owned linea but not
private lines.
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SCALE: 1'r - 30'
30 0 30 80
KEYED NOTES:
KEYED NOTES ARE DENOTED BY - ON TW PLAN
O Match grads at ist wa
-.ng sidelk,
Transition sexhall be —cath, ponding
of water will not be allowed. Protect
edge of sidewalk 4u. -ng construction.
2O Install sediment filter per detail
ORetaining walls - se, Architectural
4ODrainageinlet - refer to Utility
Plan and the Detail 'i.—t
LEGEND:
PROPERTY LINE
a74 PROPOSED CONTOUR LINE
--- Bea --- EXISTING CONTOUR LINE
.• IO.o PROPOSED SPOT ELEVATION
.Ixo EXISTING SPOT ELEVATION
SILT FENCE
m oe 0 M.IeOLE/CATCH BASIN
GENERAL NOTES:
1. All construction must comply with applicable codes and ordinance.
2. Contractor is to obtain all permits necessary for starting to grade the site.
3. Should the contractor feel not enough information is ovai table to achieve the
proposed design he,'"' is respona ible for additional soil borings at no cost
to the Owner or the or any of tM Owner's representatives.
4. Maintain dust control during grading operations. Maintain adjacent street clean
of dirt and debris on a daily basis.
5. Maintain and repair silt fences and sedi"nt filters (including removal of silt)
until construction is carp leted and new vegetation and surfacing is established.
At carplell
on of project remove all erosion control devices.
S. Proposed elevations typically 72.0 should be understood to mean 872.0 or 872.
7. Proposed contours and spot elevotions are to finished grade.
8. Proposed spot elevations shown adjacent to curb refer to gutter line.
9. See Architect for exact locations of depressed curb oreas.
10. The Contractor is to calculate their own independent earth balance carputations.
No additional carpeneat — will be allowed for the removal or import of soils to
achieve the Or opased design.
11. No slopes shall exceed 4:1 (horizontal to vertical) unless noted otherwise.
12. The locations of underground utilities are shown in an approximate way only and
have not been independently verified. The exact location of all utilities must
be I.termi neo before C—ric. ng work.
13. STATE LAW: 48 hours 6e tore excavating call 454-0002 for field location of under-
ground utility lines. This service locates utility-carpany owned linea but not
private lines.
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05/29/98
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(2ARCHITECTURAL WE PLAN
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/2- GRAY LIRET—NE
311 01 SUF. E.ICI;5 C11" =Z -_-r
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SIGN W1 WHI7
ON Ka BACKGROUND
REFLECTIVE SHE:TNG
To READ: -HANOICAF
SON TO RiAO 12COCC
F Lw.,- ,
ADDITIONAL !2 /S'
SIGN TO RE -1: ' AN
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t SIZED SIGN PCs- OR
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N. S. SIMILAR OR REV`FtRSED
FIRE LAW SX14
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JGNS 7 S- A lk%-W�-V 7 12 12%
/2- GRAY LIRET—NE
311 01 SUF. E.ICI;5 C11" =Z -_-r
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SECTION AT CONC SIDEWALK
k,4!jV N.T.S. -
C014CCP-TS
Automotive
Concepts
RawxW/Additim
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5w W. Broadway
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ARCHITECTURAL
SITE PLAN
& DETAILS
CONSUUMN MAWWXZ
A1.2
'RAY
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112' IL:R FL--XVAN�UN O.N-
SAE E/b AW
6* CLEAN WASHEC GRAVL
SECTION AT CONC SIDEWALK
k,4!jV N.T.S. -
C014CCP-TS
Automotive
Concepts
RawxW/Additim
Sutde Cu Wash
5w W. Broadway
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ARCHITECTURAL
SITE PLAN
& DETAILS
CONSUUMN MAWWXZ
A1.2
sucAa IAm;E �F,,
AGER Mzm,,R„Y
ACADu JUN°ER
JUNIPERUS HORIONTALIS 'HUGHES'
RE0 SP . i ,:RABAT
ZULUS -P L Z.LFIMOR
ARJDW :JN -ER
'.JqIPERUS ORZDN7,AUS •HUGHES,
iE=uc IS TREE-PRUN-1 WK I/a" ON-SITE
SPPAY WTH ANTIDESICCAN' ACCORDING T
•;,;,,TACTURER'S NST-IFF-F FOLIAGE IS
DOUBLE TAh.t0 GAUGE
CALANIWIRE TWSTu
i './2' OIA-10' LONG CEDAR STAKE WITH
NO'CNED EMI (7' EXPOSEC'.-2 PER TRE_
FOL; BACK BURLAP FROM 70° C- ?AME30
. NJLCH
WITH TOPING Ah"; S MO_ 7.,
RATIO DD dY VOLUME 5' LAYERS WATER EACs
LAYER LNTLL SETTLED
LANDSCAPING SCHEDULE
CV1,50I, PYCW BARBERRY
I
n -Las TH,1NG_ is
r
wAA
SPIREA GC,YOINC
SWRA:A OCJMCUIC. 8UMA::.A
1 PVC EDGING DETAIL
s._. aca I D.a.^age en° „tnnr eaac^�e^��
��'sn. 90•C0'DO• E Bela, -_
fN:ca rPrA.cf a
ar'K M
-°_-'NE.RGiA AP:,;GAT'CN
C01l-'.'T'AN C' !NSTA.:A"GN
M: PRGP 'C.
P,'C •-J' GAG
2 ._N°•_ = CRAW- CR _Z -5'2N_
AW�� / N.T.S.
�/ 3ACKF11L W/TOPSOIL ANC
PUT MOSS 2:1 RATIO
BY VOLUME N 5'
:AYERS. AA'TR
:A LAYER JNITL
SEiRED.
-GUR-1
BACK
0E_ �
ROLE! TOP
I 2-2X?
%1 TREE PLANTING DETAIL
r REO'0
s � f� � �'_� ene.�� .en) 27e 7
`�_ , ;� i '��"•F_F.I'?y csr�E: � ,��
u enei �— s
1 STORY BLOCK _; D(ISTiNG BUILDING,f,,
u er_n N .- f" ..PR�POSA"VDITION '�• .f\•„�..),. .r.a. �,. \\ o ^.
Win)• / > j/y i / \ 4
�J 9
1
575�
--
I j
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I I I /jGnamP . dnd
S'4' n..i m)N.n me. �` f' g 3 S BB•S5'AA�w ° :77.7' a�.w..,.,: ... .
3v
SUGAR AUPLE 1, I S1 N.s a
c9 AGER sADGHARuu \
SUGAI q WILE \i SPREA COIDNOUNC POTENTLLA•
AR—A IM PER I ACER SACCH RUY it S;,_A CAtDMOtR10 °UyuDA POTE.Nn. A FRtRTCCS.A
I ANIPERUS HOFIZONDMJS 'HUGHES'
EVERGREEN TREE -
GROUNO LINE M BE THE SAME
AS EXISTED AT THE THE
GARDEN HESE
D GUYS OF 10 GAUGE TW5TE.0
M -,E 120' APART -AROUND
TRLE
',7MUCKLE
c' 5%. SAUCER
-A” X 2'X2' STAKE OkWh
".'JSH WITH FXEHE: GRACE
rv„ C.VI
�%� I }�
XI (y'n
C7
C'7
�j � I
Qq���
ill I j
iE=uc IS TREE-PRUN-1 WK I/a" ON-SITE
SPPAY WTH ANTIDESICCAN' ACCORDING T
•;,;,,TACTURER'S NST-IFF-F FOLIAGE IS
DOUBLE TAh.t0 GAUGE
CALANIWIRE TWSTu
i './2' OIA-10' LONG CEDAR STAKE WITH
NO'CNED EMI (7' EXPOSEC'.-2 PER TRE_
FOL; BACK BURLAP FROM 70° C- ?AME30
. NJLCH
WITH TOPING Ah"; S MO_ 7.,
RATIO DD dY VOLUME 5' LAYERS WATER EACs
LAYER LNTLL SETTLED
LANDSCAPING SCHEDULE
I�o,/
SIZE ROC" MAR S
•'
2A' CONT.PRESEN? W/7• DP. RK
I RED SPLENDOR CRABAPPLE VALUE S° SPLENOOR•
:5' n
2 U 2 B ° `0 BRANCHrF -
L ^
SUGAR AUFLF AGER SACCHARUM
p I/2 �MGIE <TRUG"- '1A0E4
CALfi °- NO Y CROTG E<
72 POTENTILLA POTENTLLIA FRNTCOSA
24' CONT.j -
j SPGREA CCLDMOUND. SPRACH CCLDMCUNC B'JMALDA
2t CON' -
20 CRNSON PYCMY BARBERRY, BERBERS ?HUNCEIM-
OVER
A' ' 2:GHT NIA.
'.COSEN
mw
-°_-'NE.RGiA AP:,;GAT'CN
C01l-'.'T'AN C' !NSTA.:A"GN
M: PRGP 'C.
P,'C •-J' GAG
2 ._N°•_ = CRAW- CR _Z -5'2N_
AW�� / N.T.S.
�/ 3ACKF11L W/TOPSOIL ANC
PUT MOSS 2:1 RATIO
BY VOLUME N 5'
:AYERS. AA'TR
:A LAYER JNITL
SEiRED.
-GUR-1
BACK
0E_ �
ROLE! TOP
I 2-2X?
%1 TREE PLANTING DETAIL
r REO'0
s � f� � �'_� ene.�� .en) 27e 7
`�_ , ;� i '��"•F_F.I'?y csr�E: � ,��
u enei �— s
1 STORY BLOCK _; D(ISTiNG BUILDING,f,,
u er_n N .- f" ..PR�POSA"VDITION '�• .f\•„�..),. .r.a. �,. \\ o ^.
Win)• / > j/y i / \ 4
�J 9
1
575�
--
I j
oar.,
I I I /jGnamP . dnd
S'4' n..i m)N.n me. �` f' g 3 S BB•S5'AA�w ° :77.7' a�.w..,.,: ... .
3v
SUGAR AUPLE 1, I S1 N.s a
c9 AGER sADGHARuu \
SUGAI q WILE \i SPREA COIDNOUNC POTENTLLA•
AR—A IM PER I ACER SACCH RUY it S;,_A CAtDMOtR10 °UyuDA POTE.Nn. A FRtRTCCS.A
I ANIPERUS HOFIZONDMJS 'HUGHES'
EVERGREEN TREE -
GROUNO LINE M BE THE SAME
AS EXISTED AT THE THE
GARDEN HESE
D GUYS OF 10 GAUGE TW5TE.0
M -,E 120' APART -AROUND
TRLE
',7MUCKLE
c' 5%. SAUCER
-A” X 2'X2' STAKE OkWh
".'JSH WITH FXEHE: GRACE
rv„ C.VI
�%� I }�
XI (y'n
C7
C'7
�j � I
Qq���
ill I j
iE=uc IS TREE-PRUN-1 WK I/a" ON-SITE
SPPAY WTH ANTIDESICCAN' ACCORDING T
•;,;,,TACTURER'S NST-IFF-F FOLIAGE IS
DOUBLE TAh.t0 GAUGE
CALANIWIRE TWSTu
i './2' OIA-10' LONG CEDAR STAKE WITH
NO'CNED EMI (7' EXPOSEC'.-2 PER TRE_
FOL; BACK BURLAP FROM 70° C- ?AME30
. NJLCH
WITH TOPING Ah"; S MO_ 7.,
RATIO DD dY VOLUME 5' LAYERS WATER EACs
LAYER LNTLL SETTLED
LANDSCAPING SCHEDULE
CUAN. COMMON w -ATN NARES
SIZE ROC" MAR S
•'
2A' CONT.PRESEN? W/7• DP. RK
I RED SPLENDOR CRABAPPLE VALUE S° SPLENOOR•
:5' n
2 U 2 B ° `0 BRANCHrF -
L ^
SUGAR AUFLF AGER SACCHARUM
p I/2 �MGIE <TRUG"- '1A0E4
CALfi °- NO Y CROTG E<
72 POTENTILLA POTENTLLIA FRNTCOSA
24' CONT.j -
j SPGREA CCLDMOUND. SPRACH CCLDMCUNC B'JMALDA
2t CON' -
20 CRNSON PYCMY BARBERRY, BERBERS ?HUNCEIM-
OVER
A' ' 2:GHT NIA.
'.COSEN
E LA.
I EOUAS PACE
MRGREEN TREE BALL UV___R
TREE PLANTING DETAIL
U rv.T.S. cXPAN51Ch
/
a
NOTE wRM-
OECIOUO'U5 TSS
VER ;' CA_ *TH
BURLAP OR AS-rHALPC
KRAF' �rer
%RKRINi(LE
k.
5 OR PANTE Lr TO A'
\ER M'N a TOR PLANTS
OVER
A' ' 2:GHT NIA.
'.COSEN
E LA.
SJ350L'
„ TW'%:E 9A:1'.:'�M.: U;
OECJ000S TREE
CORNER POST LNE POST GATEPOST
s CHAIN LINK FENCE DETAIL
13 n T.S.
A�-
SITE NOTES
CON:7RUC'0N _V% SHA.: BE AS SHOWN ON )HE DRAWINGS WT, THE FOLLOWLNG
EXCfCTGnE.
A;. A_ CAWCE C0NE 'C PRIVATE PROPERTY OUTSIDE THE CONSTRUCTION NTS S^A_ BE
REIA? - THE ,ONO,^TOWS BEFORE DAMAGE WAS DONT
A- DAAOE 004 TGR CHANCE$ rMDE ON CITY STREETS CURBS. G'JIIEtS OR
J " M E +„FAIR_ OR COMPLETED TO MEET ALL CITY REOUIREV_n
A ry UN S OUTSIDE THE CONSTRUCTION UMTS ARE TO BE E, RN.l_
BY A R^PR;A °'-,CONTRACTOR NOTES I -A AND I -E SHALL BE
N"'EN YAKN -FE -_` ION O UTILITY CONNECTION LOCATIOR IF 01, EREN 'ROY _ "
.4,0^ ON 'H .AN- OR G NO LOCATION 15 SHOWN ON PIANS
2 =%—RAC—OP 5•v._ E RESPONSIBLE TO `AER(FY LOCATION OF Ahs, COORDMrOh C
04 RECONNECTION OF nLJT_S WHERE PEGUUU1 FOR DEK-TOIs D
[%:51LNG _ONS *'rDN AS NDICATED ON THE DRAWNGS OR w,ERE REDLFLRED TO CCN'^��'E
WOR
'.. S:CDEi.WAUtS ON yr PRCPEiIY. UAL_55 07HERN6E NO-— ARE A INCH THICK CONCR-c ON •
NCH GRAVE_ ME, N?H 5%5-wl A1WI A WWF. LOGE 1/2 NC- EXPANSION JOINS A' A_
VJTERSEC".N$ AND AS RECLILRED TO MANTAN LLNGitS NO GR
-1" 5.- F_
WTHEu- ZV-1. CENERALLY. PROV.DE A SQUARE PAT'.ERN OF TOOL+ OR SA-
CGNTR^_L .G;N'S IN A.: S-aALXS. SEE GENERAL CONCRE7 NOTES FOR FURTER
aCPpAi..c ., _117OL JOINTS..
c. REMC.T A_ 3„ DEGR•0A2.E MATE!'ilAL MU THE 517E AN'G 01° W
OF SUCH 'ERA.
%'L
?.' A "; —CH MELTS ALL GUVFANVENTAL RECUTATIONS
C;EAN R'J33.E -ROM D)IOLLON MAY BE SUPJE,^, ON SITE Wffti A URN(UM 0° 2 = D
CCVER. F -;NA; GRADES, ELEVATIONS AND LOCAL REGJU.IIONS PERMIT. •••
5. A PLANr DRAINAGE CONTROL DURING CONSTRUC70% SHAL BE Sl1u'EL' TC REVUE AN,
APPROVA. OF 'HE CI'•! ENON:M iT REODUU. N NEWER!_ !HE PLAN <HAd1 G.2C'
NA _P AwA� :.OM ACJONNC PROPERTY TO THE STORY DRAINAGE M -y
LINT PD57 CORNER AND GATEPOST
CONCCrT!
Automotive
Concepts
Rar0C !/Al &dM
sA& Car wash
5160 W. '' Brw��oadyef
�a�
55422
CLEW A/}lCVAL
Y A OmNK NR
I .TOR me 09=9 x ■RRNIININ
Fm ■ M NNSNc ID
11110 --
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w w.ar.arrrw4� —mow �
0 WIN 7Ylplo@M ARWd Lad
1 Imf CT "a la 1UNL
■ Nw= 1114 MONO R WE ! sO 1V
OUI..OL AW SW I r A NLLY NDN{afl
meow xUMrxAM•
Mam
O O«
4 seam
aU �O RWN
w a.e NNtw manta
r Maa mals
7 WT NrNa RAAma
a ar x RIWIRL NVma
loom wimWlm
Miff NVAIM Q,174
NNIS R aalO
ORO'L! /h 1JONrl ___
N104 Nrat•a
ow NOf=1!
LANDSCAPING
PLAN & DETAILS
CONSTV1CMN DRAWINGS
A1.3
Z
\3
I
CCATE FP.!iAFE
- I KEY BOX
NEAR CODR
I'' I � NEW wMDOWS
BB.1 � GI� D ' E E F nl! II G �!! '^''
OVERALL FLOOR PLAN
SEC SHEETS A2.2. A2.3 FOR URGER PLANS
PARTITION LEGEND
NEW PAR"TIGN 5/8• 'BC EACH SLOE 0 3-5/E 2' G
SIU" C 24 „ GFUC, BRACED F OV : A..
EW A
® Non - 5/B' GOC FJ. SFJ Or 3-./e-. 2D UA
C C.. STLrJS 0 STRUC.,
NO TO V ABa,7 A✓. MPOL. L'.
EXISTWC PARTITION
— EXIST;NG EX'E.RIOR CMU WALL
>jf NON CY„ WALL.- SEE ELiV.
ROOM FINISH SCHEDULE
NEIN OH DOD;
! OPEN14C
I
FLOOR
WALLS
CEILING
MAT'L
FWSH I BASE
MAT'L FINIS'=.
VAT'L
0 SPECIAL
W-
O SPECIAL
C SPEC:,
A CONC
CPT IVWYL
I �: HG'S' E^' OWNER,
7C
? ICON;;
SELL -
2 CMU PT
I
I
COnC
IvC' vWYI
3 CW IP'
II 1
II I
2 EXO DEVICES (VON CUPRJN- SURFACE ROD-)
u�
G
7-
I
C 7C ;C -A RCCY•.
iC FC 'S,, OCY�
G
t X EC' _CD PANG ALARM EK' CEP.
r . h-
'ROl "XiF4 SMC F
RO,T-y'._ \FR OP M;'� UCHCCHCE'_
-17
(E%PRIOR HM, DR wGCO DOOR)
I
ON CO.CO
W EX6W,^, OFENWw
N EXISTING
A x=
aUTTi PER sPEC SCHEDULE
_' '. .1
,
SON— X
IF"
AREA
1434JA6 5F
BUTTS PER SPF_ SCHEDULE
-*c
.._ •-R ='.0 XC���_
t EA THRESHOLD REESE S204A
I DOOR S71P PER -PEC
2y EA •--_uSH EC_S C.YNN ,OnNSDN F9 -E
SCI WEATHERSTRIF REESE DE75
REPLACE FIXED
70HNSOn DF -1
' :A C'JS%ROOF S'..
'. EA SWEEF REESE 772
•RHOGS';
k AIDS L,VOh (UGH7 DU^^,
ErW.
,
7 EA X. .'CS. _ _ _.
' EA'NER LOCK (SCHIACE
9. itOp SATURN (MFDRJY DU1
PANE_ WITH hEw DDDR I
A. C 53 PD (PUSH EUTTDN/
R. O 7C PD (C�SROOW)
C. 01 CS RHODES (HEAVY DUTY,'
."K.,
C. 0 E. O STCREFOOY)
_ ''O•F-C"'
/ Nu wMDCW
jI
WIN'D�OW�
i
I I I
.
Oi'FI /sHowRDDv
I
z99z�sF
II� I II
'KCE°TION DESK
DWNcg
0
CCATE FP.!iAFE
- I KEY BOX
NEAR CODR
I'' I � NEW wMDOWS
BB.1 � GI� D ' E E F nl! II G �!! '^''
OVERALL FLOOR PLAN
SEC SHEETS A2.2. A2.3 FOR URGER PLANS
PARTITION LEGEND
NEW PAR"TIGN 5/8• 'BC EACH SLOE 0 3-5/E 2' G
SIU" C 24 „ GFUC, BRACED F OV : A..
EW A
® Non - 5/B' GOC FJ. SFJ Or 3-./e-. 2D UA
C C.. STLrJS 0 STRUC.,
NO TO V ABa,7 A✓. MPOL. L'.
EXISTWC PARTITION
— EXIST;NG EX'E.RIOR CMU WALL
>jf NON CY„ WALL.- SEE ELiV.
ROOM FINISH SCHEDULE
NEIN OH DOD;
! OPEN14C
I
FLOOR
WALLS
CEILING
MAT'L
FWSH I BASE
MAT'L FINIS'=.
VAT'L
0 SPECIAL
W-
O SPECIAL
C SPEC:,
A CONC
CPT IVWYL
T GYP.-
7C
? ICON;;
SELL -
2 CMU PT
a DFFN !p-
COnC
IvC' vWYI
3 CW IP'
2 EA Ex 7 '''`_VICES (VGN
2 EXO DEVICES (VON CUPRJN- SURFACE ROD-)
A
G
A 3327 NL + 697 NL(P'�LLi rU5'.H/
B. 3327 L (LEVER
I
C 7C ;C -A RCCY•.
iC FC 'S,, OCY�
G
t X EC' _CD PANG ALARM EK' CEP.
r . h-
'ROl "XiF4 SMC F
RO,T-y'._ \FR OP M;'� UCHCCHCE'_
DOOR TYPES
M -� ��
I
ALUYNu3L ACUO WOOD DOOR' OH D'JUR
ANO CLASS " LATE 5•-0
ce
HOWWAC aLUY On DCC°
HOLLLLOW WEik AND CL455
FRAME TYPES
G E' 3'-4' < l
T"',
qv-- I
OREu0VA9:frO. O O
CEN VA i `
`M Y
-DEEP
/ RCESSEC
I
L___
I tiL� W
I I
e�P
r-- I
I I
! I
I I
II I
< - ------- -J
4�1 \I ! UI _F STRUCI
FOR DETAILS
CK L 0M �J O O O O
GROUPS
OROCROUF !,
NEIN OH DOD;
! OPEN14C
I
—
SLONG DDDR IGATE
WAR 5
1
,I
�lJl
i I
v JI
i
I I
II I
< - ------- -J
4�1 \I ! UI _F STRUCI
FOR DETAILS
CK L 0M �J O O O O
GROUPS
OROCROUF !,
GROL- 1- P1 F_RIOP PAR
rR^.� "�-cC= SMC_ _OCKSE'
ALL H:�nF� DOOR SUPPLIER(EYTMDR
�,k/PANG DEVICES;
BUM ?-R SPEC 3CHECLu
-
s
A UL N U ti NLP ^_
1 EA RE UU_.ION ON J-R;M
`
x �A A' 'IFINUY EJJr7Av / x.-.
2 EAC �/ TCr NOR C'
W-
W ..n. w' HCU WUWON)
' EA M H RELEE E204A
k -
_J __ SCHEDULE OR HEA.'Y C.:'Y FNCT 575
. -7 "A'HER TR,7 R_ _.75
7C
" CSER/S P NORTON CPL -530C
7 EA ST RA_ E 777
S. CCW;
I FUU WrQrH ALULWUY THRESHO.0 HAN9.CAF KCESSIBLE
2 EA CJk. RS
I SET MEAT -.ER STRIPPTNC AND SWEEPS
2 EA Ex 7 '''`_VICES (VGN
2 EXO DEVICES (VON CUPRJN- SURFACE ROD-)
A. 93 H (P1!S_H
A 3327 NL + 697 NL(P'�LLi rU5'.H/
B. 3327 L (LEVER
9N L 11- -
B. .VTCH'
C. % EO (Ex!T UNLY-NO Cr ^OER;
C 7C ;C -A RCCY•.
iC FC 'S,, OCY�
C. 3327 EO (Exit ONLY)
t X EC' _CD PANG ALARM EK' CEP.
r . h-
'ROl "XiF4 SMC F
RO,T-y'._ \FR OP M;'� UCHCCHCE'_
2 FC ><
(E%PRIOR HM, DR wGCO DOOR)
A x=
aUTTi PER sPEC SCHEDULE
_' '. .1
,
SON— X
IF"
1 U CLOSER/STOP NORTON CPL -530C
BUTTS PER SPF_ SCHEDULE
-*c
.._ •-R ='.0 XC���_
t EA THRESHOLD REESE S204A
I DOOR S71P PER -PEC
2y EA •--_uSH EC_S C.YNN ,OnNSDN F9 -E
SCI WEATHERSTRIF REESE DE75
+. U1CHSi ISCHLACEj
70HNSOn DF -1
' :A C'JS%ROOF S'..
'. EA SWEEF REESE 772
•RHOGS';
k AIDS L,VOh (UGH7 DU^^,
ErW.
,
7 EA X. .'CS. _ _ _.
' EA'NER LOCK (SCHIACE
9. itOp SATURN (MFDRJY DU1
;SC -U✓_;
A. C 53 PD (PUSH EUTTDN/
R. O 7C PD (C�SROOW)
C. 01 CS RHODES (HEAVY DUTY,'
."K.,
C. 0 E. O STCREFOOY)
_ ''O•F-C"'
WIN'D�OW�
�FRAM7�E�(T'YPES
ED --m:gym
KEY PLAN
REPARr FXISTWC CONSTRUCGC% AS REQUIRM. FOLLOVANC OEUC OF ANT
MSTALUTION OF NEF DOOR AND FRAY'_
7 ALL FIRE MD SPOKE NN. SHALL BE FLENTF,EC BY STEIC:JNG ON EA'..
SHALL BE SPACE: A'L
- C C. H0RJZOh4:T.
REFER ME Tr
FRAEFDA FRAME 7WOA' CYEN'Ok
K. PROVIDE NT RNA. TOP STILE ELDCKMC '0 RECENE SURFACE APPS:: VACNEE71C
DOOR HOLDERNEIN DOORS TO BE PLA StY_'ED REO CAK.
c PAM' EXIRWG DOOR FRAMES, COLOR AS SLECrED BY ARCH^EC'. EX'�37NG .COR
AND LEVER HAnpM'AFii :C nEMAM
7. A` ODOR HARDWARE SHA•t BE COWE;_.k GRADE LEVER HAND:_ 'A CAARE
LOCK S ti AHE ND DA .: ON PIANS A COY- _ K- L%C 'C BE
KEYED A.V(L '� ALSO BE ROYME..
2. GW'tiR N%N`Sw UIPiEW SUPE. ERS RE TO C00ROWATi FLNk
;DCA1 CA
OF EQLAFLLE.NAN„ NS7A.1AICS MTW 'HE OWNER
a _'CTkCA_ CDN RAC'OR d CA ON7RAC70R ARE RESPONS OR ARMC
ANY DAAAACEUL _. WA— \ ^ERR.:.: ETC. N ^• a
JR CONS'R K.'1. R ..DN'PA. JRF _VIM WURK M AN ARJ. w X
_iJMCE THEY ARE % ,WI:.ATEL N;.. THE OWNER OR AS_uY. R_ -_NS
_UCH OAAA47E
CONCCrTi
Automotive
Conc� � ePts
RemodeVAd&dm
Suttle Car Wash
5160 W. Ikoaa way
m■wsou
SU22
At A /1
I ACT !ABM T<
Tma w w loom VET
K
•tlh
p sM AAdul�w AAdI1�Cti W.
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w4jNwMt/ratylT'r i
ow w2orm
LEVEL ONE
OVERALL
FLOOR PLAN
A2.1
ME]" 8"ATION
[:ED1 rA
X'S
SEE h
"2
26
[XISIINi 9VLDKIC
REMOVE FLAS�W'
7t AC
AREA i FOR ACTUAL 0 EUNSION
CORING GO 0-- SMOOTH FACE , ,
LN3ROKEN SOLW OFF 9�OCK
C. STV
a;- ... . . . I ..... 1. . -1
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7
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WALL ASSULBLY
S,
L $MCT FOR DETAILS
SEE
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M E M O R A N D U M
DATE: July 13, 1998
TO: Planning Commission (July 13" meeting — Other Business #4)
FROM: dR�'equest
John Sutter, Planner
SUBJ.: to Set Public Hearin for Au ust 10th to consider a Ci Code
g g City
Amendment pertaining to sign regulations for regional shopping centers
A. BACKGROUND
City staff has been approached by the owner of a shopping center in Crystal regarding
the possibility of replatting the property into multiple parcels and then installing
additional signs for each of the new parcels. The purpose of the replatting would be to
increase the number of sign above that permitted if the shopping center remains a
single parcel.
The following informational items are attached:
❑ Sketch comparing hypothetical replat of a property with sign placements that would
be permissible with proposed changes to Crystal City Code
B. STAFF COMMENTS
The sign regulations limit the number of free-standing signs in commercial districts to
one per street frontage. Under these regulations, a property owner could replat a large
commercial property into smaller parcels, thus increasing the number of free-standing
signs permitted.
To provide an alternative to this approach that might have fewer negative impacts, staff
has explored the possibility of amending the sign regulations to allow additional signs
for large commercial developments on a single parcel. At this time staff would propose
a City Code amendment as follows:
Additions are indicated by underlining; des are indicated by strikethrough)
405.29. Special area identification provision for multiple use buildings. Multiple use buildings
are considered a single commercial establishment and are limited to one free-standing sign per
qualifying street frontage, up to the limit set forth in subsection 405.19. However, in order to
achieve a higher degree of area identification while pursuing the goal contained in the municipal
comprehensive plan of reducing signage in the city, multiple use buildings located at a street
` intersection may opt to combine the free-standing sign area allowances for the two individual
qualifying frontages into a single sign provided that:
a) all setback requirements are met, including those provided in subsection 405.15,
subdivision 8;
b) the sign is placed within 35 feet of the intersection of the two streets in question and is
intended to be viewed from both streets; and
c) the total area of such sign may not exceed an area equal to 2/3rds of the sum of the area
allowances for free-standing signs for the individual frontages, as provided in 405.19,
subdivision 2, clauses c) and d)
In the event that such multiple use building or collection of buildings has 100, 000 or more square
feet of gross floor area and is located at a street intersection, one additional free-standing sign
shall be permitted on each street frontage, subject to the requirements of 405.19 Subd. 2. In no
event shall such sign exceed 100 square feet in area.
Note: The new paragraph references 405.19 Subd. 2, which reads as follows:
Subd. 2. Free-standing signs. Free-standing signs in B-1, B-2, B-3, B-4, P-1, PUD -(CI), I-1
and I-2 zoning districts are subject to the following requirements:
a) a maximum height of 25 feet. The height of free-standing signs is measured from the
center line of the street nearest to the proposed sign location.
b) a free-standing sign is not permitted on any street right-of-way frontage of less than 50
feet width, the provisions of subsection 405.19, subdivision 1 notwithstanding.
c) the area of a free-standing sign may not exceed:
Street designation Area allowable
(of street abutting frontage) (in square feet)
Principal arterial 200
Minor arterial and major collector 150
Collector 100
Local 50
For the purpose of establishing free-standing sign area allowances, frontage is that width
of property abutting the public right-of-way from which the sign is intended to be viewed
or, if that width cannot be determined, the width of the property that abuts the closest
street to the proposed sign location.
d) The area of a free-standing sign is limited to one square foot of frontage on the public
right-of-way. This allotment may not exceed the limits set forth in clause c) above.
REQUEST FOR PUBLIC HEARING TO CONSIDER AMENDMENT TO CITY CODE (405.29)
2
e) A free-standing sign will not be permitted within 50 feet of a residence or any district
zoned R-1, R-2, R-3, R-4, R-0, P-2, or PUD -(GR), or of a public parr school, library,
church, or similar institution or government property.
J) The minimum setback for a free-standing sign, or any part thereof (including the
supports, structure, display or trim) will be ten feet, regardless of the sign's size.
C. RECOMMENDATION
Staff requests that a public hearing to consider the Amendment to City Code to be set
for August 10, 1998.
REQUEST FOR PUBLIC HEARING TO CONSIDER AMENDMENT TO CITY CODE (405.29)
3
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CITY COUNCIL ACTION ON ITEMS WHICH APPEARED BEFORE PLANNING
COMMISSION
June 16, 1998
Consideration of Application #98-3.3 for a site plan review
and Application #98-3.4 for a conditional use permit to
allow auto repair -minor, with open and outdoor storage as an
accessory use, in the B-3 (Auto -Oriented Commercial)
District at 5160 West Broadway (Suttle Car Wash site) as
submitted by Automotive Concepts, Inc.—recommended approval.
Consideration of Application #98-9.3 for a site plan review
and Application #98-9.4 for a conditional use permit to
allow open and outdoor storage in the I-2 (Heavy Industrial)
District at 5141 Lakeland Ave. (Johnson Equipment site) as
submitted by Killmer Electric Co., Inc.—recommended approval
July 7, 1998
No items were considered.
GAPIanningT0CCAction.DOC .jrs