HomeMy WebLinkAbout08-10-2000 Planning Commission Meeting PacketCITY OF OAK PARK HEIGHTS
PLANNING COMMISSION MEETING AGENDA
IV. • Public Hearings:
Thursday, August 10, 2000 - 7:00 PM
B. Continued: P -I, Public /Institutional District
Establishment: (3)
7:00 I. Call To Order /Approval of Agenda
II. Approval of July 13, 2000 Minutes (1)
7:05 IIII. Visitors:
This is an opportunity for the public to address the Commission with questions
or concerns not on the agenda. Please limit comments to three minutes.
A. Stillwater Area High School: Request for Conditional Use
Permit allowing a greenhouse. (2)
V. New Business:
A. 6120 Oren Ave. L.L.C.: Request for Site Plan Review: (4)
7:45 VI. Old Business:
8:00 VII. Informational /Update:
VIII. Adjournment
Upcoming Meetings: September 14, 2000 Regular Meeting - 7:00 PM
Council Representative: August - Commissioner Hedlund
September - Commissioner Wasescha
T.
ENCLOSURE 1
CITY OF OAK PARK HEIGHTS
PLANNING COMMISSION MEETING MINUTES
Thursday, July 13, 2000
Call To Order: Chair Hedlund called the meeting to order at 7:01 p .m. Present:
Commissioners Beck, Dahlquist and Dwyer. Absent: Commissioner Wasescha. Staff
Present: Community Development Director Danielson, City Planner Richards, and
Community Development Secretary Hultman.
Welcome New Planning Commissioner: Phil Beck was introduced as a new member of
the Planning Commission. Chair Hedlund welcomed him on behalf of the Commission.
Approval of Agenda: Commissioner Dahlquist, seconded by Commissioner Dwyer,
wY er
moved to approve the Agenda as presented. Carried 4 -0.
Approval of June 8, 2000 Minutes: Commissioner Dahlquist, seconded by
Commissioner Dwyer, moved to approve the Minutes as presented. Carried 4 -0.
Visitors:
Mary McComber, 5728 Penfield Ave. N. - Concerned that residents on Oak green
Avenue have 90 days to move from their homes due to the Central Business District
and requested a project update. Community Development Director Danielson
provided her with the requested update, noting that the August 15, 2000 is the
deadline for the request for proposals for the project and explained the p rocess for
development of the area, including communications with residents in and
surrounding the area.
Public Hearings:
A. Krongard Construction -PUD: General Plan Approval for Construction of Three
Twinhomes at Outlot A, Valley View Estates Located Near Upper 56th St. N. and
Osgood Ave. N.:
City Planner Richards provided a summary of the applicant's request and his report
regarding issues as they relate to the same. Community Development Director
Danielson noted that the outstanding balance due the City due for charges incurred by
Carriage Homes for previous development activity with this property is an issue
needing to be addressed by the applicant, who is the owner of the property.
Chair Hedlund opened the hearing for public discussion at 7:22 p.m.
Jack Krongard, the applicant, addressed the commission and discussed the issues
raised in City Planner Richard's report. Mr. Krongard provided photos of properties,
adjacent to the proposed site, which were built by his company to display the design of
the proposed dwellings.
Planning Commission Minutes
July 13, 2000
Page 2 of 6
Visitors to the public hearing included:
• Sarah Halvorson - Ms. Halvorson informed the Commission that she '
owns a unit in
the area contstructed by Krongard Construction and that she has experienced a
number of issues with her unit �
and Krongard Construction that remain unresolved.
She noted that she has had to seek legal counsel to attain satisfaction and
presented the Commission with a copy of correspondence to her and the applicant
from them. She stated that she believed pp
eved the applicant should focus on finish up
some of the things he has started before moving onto new ones.
• Donna Gray as John Mueller, 14812 58th St. N., #3D - Mrs. Gray and Mr. Mueller
er
expressed their concern regarding items they feel have not been attended to by the
applicant. They also questioned the y
Y q e City Planner as to issues relating to private
sanitary sewer and streets for the proposed project. Concern was also expressed as
to reserve funding for maintaining the private streets in the neighborhood.
> Chuck Kotval, 14787 Upper 56th St. N. - Mr. Kotval introduced himself as a
homeowner in the area and stated that he has had no problem with the applicant
and that he looked forward to seeing Pp
g the twinhomes being erected at the site. He
further expressed that he felt the twinhomes would blend nicely with the existing
g
neighborhood.
Commissioner Dahlquist, seconded by Commissioner Dwyer moved to close the ublic
g p
hearing at 7:38 p.m. Carried 4 -0. P
Commission discussion ensued as to issues such as the streets bein g an extension of
the driveway and the need to make this clear to potential purchasers and issues as
they related to the disputes of the neighbors and the builder of their homes.
Commissioner Dahlquist and Hedlund indicated that they liked the p and felt
proposal
that it would blend well with the existing neighborhood. They both indicated agreement
that issues between the residents and Mr. Krongard are private matters and that it is
not appropriate for the Commission to consider as part of the applicant's request.
Commissioner Dwyer, seconded by Commissioner Beck, moved to recommend council
approval contingent upon revised Planner's report, dated July 12, 2000 with the
revised conditions as noted:
1) . The owners of Lots 1, 2 and 3 enter into a joint maintenance agreement to
ensure prompt snow removal and maintenance of the shared access.
2). The land area of Outlot A shall be incorporated into Lots 1, 2 and d 3 to ensure
proper maintenance. A 30 foot shared access easement shall be created to
enable access to Lots 1, 2 and 3 from 57th Street, N.
3) . The City Engineer shall review and approve all grading and plans. a lans. The
yard areas between units 4 and 5 and the yard area east of unit 6 have slop es
that will require measures to prevent erosion. The applicant shall rovide plans,
p ,
subject to City approval, to address this issue.
A
1
Planning Commission Minutes
July 13, 2000
Page 3 of 6
4). An erosion control plan with locations of silt fencing shall be submitted to the
City Engineer for review and approval.
5). The sanitary sewer and water main utilities, installed as part of, and serving this
development shall be privately owned and maintained.
6). Any additional hydrants, as required by the City of Bayport Fire Department,
� • � p '
shall be installed at the applicant's expense and to City specifications.
7). All engineering plans shall be signed by a professional engineer, '
� y p gene r, reg�.stered in the
State of Minnesota.
8). The existing 20 foot and 60 foot easements on the property shall be included on
the preliminary plat and indicated on all site plans.
9). A development agreement shall be executed between the City and the applicant.
The agreement should indicate that if the sanitary sewer main within the
property needs repair, the City will not be responsible for any costs associated
with restoring the driveways or other privately owned improvements within the
easement area.
10). Create a 20 foot pedestrian trail easement over the drainage and utility
easement on the sites west side, along Osgood Ave. N.
11). The applicant must pay the City a cash payment equal to fourteen percent (14 %)
of the fair market value of the subject property. To determine the appropriate
park dedication fee, the applicant shall submit an appraisal of the site in
accordance with section 402.08.8.9 of the Subdivision Ordinance.
12). The applicant submit and receive approval of a detailed landscape plan from
City staff and the City Arborist.
13). All exterior lighting shall comply with section 401.15.8.7 of the City Ordinance.
14). The applicant shall submit detailed patio and porch plans for each unit.
15). The applicant shall construct a trail, to City specifications, on the west side of
the property and /or within the Osgood Ave. right -of -way from Upper 56th St. N>
to the site's northern property line.
16). The applicant is advised that City approval is not inclusive of other necessary
governmental permits and approvals, including but not limited to State and
County Highway Departments, Watershed Districts and others that may apply.
17). All other conditions of the City staff, Planning Commission, or City Council
Carried 4 -0.
Planning Commission Minutes
July 13, 2000
Page 4 of 6
B. Stillwater Motors -CUP: for 1.06 Acre Off -Site Employee Parkin g Area:
City Planner Richards provided a summary of the applicant's report
request and his re
q p
regarding issues as they relate to the same.
Chair Hedlund opened the hearing for public discussion at 7:55 p .m.
Visitors to the public hearing, included the applicant, Dan Raduenz, Company
P Y
President, his legal counsel, Eric Ganatz, and architect, David Dupay. Mr. Gantz
addressed the .Commission and explained the situation of legal entities involved within
the family and the ownership of the car dealership and the land. Mr. Ganatz also
addressed the issues raised in the Planner's report. Mr. Dupay addressed the matter s
of run off and design issues.
There being no other visitors to the public hearing, Commissioner Dwyer, wY er by
Commissioner Dahlquist moved to close the public hearing at 8:20 p.m.
Commission discussion ensued as a variety of issues, including broadcast paging
P ging
system at site, lighting, signage, use of area deemed for employee parking, future use
of the site area, curb and gutter, and water run off.
Commissioner Dahlquist, seconded by Commissioner Dwyer, moved to recommend
council approval contingent upon revised Planner's report, dated July 12, 2000 with
the revised conditions as noted:
1). The grading and drainage plan shall be subject to approval of the City Engineer.
2). The applicant is advised that City approval is not inclusive of other necessary
governmental permits and approvals, including but not limited to State and
County Highway Departments, Watershed Districts and others that may apply.
3). A minimum of a 40 foot setback shall be required from 58th Street, N. for this
project.
4). The site shall provide a minimum of 78 off-street parking stalls, at least five (5)
of which must be disability accessible (including one van accessible stall).
5). The new parking area shall be surrounded with concrete curb and gutter.
6). The applicant shall submit a landscape plan for review and approval of the city
Arborist.
7). The applicant should remove the temporary sign on the site of the off -site
parking area within 30 days of City Council approval of the Conditional Use
Permit.
8). Any changes to the existing exterior lighting shall require the submittal of a
detailed lighting and photometric plan in conformance with Section 401.15.B.7
and subject to City approval.
Planning Commission Minutes
July 13, 2000
Page 5 of 6
9). There shall be no exterior storage of automobile parts, parts cars, or related
items on the site. All storage shall be internal to the building. All cars to be
stored outside of the building shall be visibly in tact.
10). The applicant shall be encouraged, but not required, to dim the parking lot
lights at night, when the dealership is not open.
11). If an exterior broadcast paging system is utilized, it shall be replaced with an
individual hand -held paging system.
12). Any other conditions of the Planning Commission, City Council and City staff.
Carried 4 -0.
C. Public/ Institutional District:
City Planner Richards provided a brief overview of his report. Commission discussion
ensued as to language clarification of the ordinance, non-conforming uses, and open distinction g en
space p
p as well as the concept of two zoning maps for the city. One map
would indicate current land use and the other envisioned land use.
Public hearing was continued for further discussion at the August 10, 2000 meetin g of
the Planning Commission. Carried 4 -0.
New Business: No new business presented for discussion at this meeting.
g
Old Business:
A. Commissioner Dahlquist Re- appointment: Chair Hedlund congratulated
Commissioner Dahlquist on seeking and receiving re- appointment to the
Commission.
Informational/ Update:
A. "Commission News and Information":
Community Development Director Danielson asked the Commission to p rovide
feedback on the document and to keep her informed as to anythin g they'd 'd like to see
added. Chair Hedlund thank her for the work on this update and stated that he found
it very useful.
B. NSP Trail - Site Walk:
The Parks Commission will walk the site on Monday, July 17 2000. Commission
invited to join walk. Walk will begin at 5:00 p.m., starting out from the cul -de -sac at
Cover Park Manor (15330 58th St. N.) .
Planning Commission Minutes
July 13, 2000
Page 6 of 6
C. Visitor Concern:
Chair Hedlund expressed his concern that communication should be clear from the
City to residents so as to alleviate unnecessary concern and anxiety in areas where
development is occurring.
Adjournment: Commissioner Dahlquist, seconded by Commissioner Dwyer, wyer, moved to
adjourn at 9:15 p.m. Carried 3 -0.
Respectfully submitted,
di •man
Ju 'e A. Hultman
Community Development Secretary
Approved by the Planning Commission:
IN rANc NORTHWEST ASSOCIATED CONSULTANTS
COMMUNITY PLANNING - DESIGN - MARKET RESEARCH
PLANNING REPORT
TO:
FROM:
DATE:
RE: Oak Park Heights — Stillwater Area High School g g ool Greenhouse
FILE NO.: 798.02 — 00.13
BACKGROUND
Tom Melena
Cynthia Putz -Yang / Scott Richards
August 3, 2000
ENCLOSURE 2
Stillwater Area High School of Independent School District 834 has submitted an
application for a revised Conditional Use Permit (CUP) to construct a
greenhouse. In 1991 the City Council approved a CUP to allow construction of
the High School with a green house. An amendment to the CUP was granted in
1998 to allow the greenhouse with a different configuration. The greenhouse
was not built at that time and approval has expired. The proposed greenhouse is
in the same location as was approved in 1998 and is attached to the rear
northeast corner of the existing High School. The only change is that the length
of the greenhouse has been reduced from 36 to 30 feet.
Attached for reference:
Exhibit A
Exhibit B
Exhibit C
Exhibit D
ISSUES ANALYSIS
— Original Site Plan
— Revised Site Plan
— Building Floor Plan
— Drawing of Greenhouse
Greenhouse Design. The structure will be 30 feet by 30 feet and approximately
Y pp ateiy
12 feet high. It has three sides with the open side to the school. A door from
the
school into the greenhouse will be the main entrance for staff and students. The
flooring will be pea gravel with concrete blocks used for walkways. The
greenhouse will be vented through the roof and heated by natural gas furnaces.
Y g s
The greenhouse will be set back 15 feet from an existing sidewalk southeast g t east of
the greenhouse.
5775 WAYZATA BOULEVARD, SUITE 555 ST. LOUIS PARK, MINNESOTA 55416
PHONE 612-595-9636 FAX 612-595-9837 E -MAIL NAC@ WINTERNET.COM
Adjacent Uses. Uses adjacent to the subject site include the following:
• North of Site:
• South of Site:
• East of Site:
• West of Site:
Screened by existing High School
Screened by existing High School
Single Family Residential
Screened by existing High School
The location of the proposed greenhouse is screened by the High School on the
north, south, and west sides; and the environmental area to the east p rovides an
open space buffer from existing residential uses.
Setback, Landscaping, Grading, and Drainage Plans. The location and
footprint of the greenhouse was included in the original lans submitted with the
plans e
High School CUP application in October 1991. The building met all required
setbacks and was reviewed for landscaping, grading and drainage. The change
9
in orientation of the greenhouse does not encroach into the previously approved
roved
setbacks. If any unresolved grading issues exist, they should be resolved with
the City Engineer.
Lighting. A lighting plan has not been submitted. The applicant should make
staff aware of any plans that would light the facility on a 24 -hour basis.
Conditional Uses. Conditional use criteria are p rovided in Section 401.03 of the
Oak Park Heights Zoning Ordinance. The City Council and Planning
Commission shall consider possible adverse effects of the conditional use and
should review the following criteria and conditions to determine if the CUP is
justified:
City Council and Planning Commission Considerations:
a. Relationship to the specific policies and provisions of the municipal
comprehensive plan.
b. The conformity with present and future land uses in the area.
c. The environmental issues and geographic area involved.
d. Whether the use will tend to or actually depreciate the area in which it
is proposed.
e. The impact on character of the surrounding area.
f. The demonstrated need for such use.
g. Traffic generation by the use in relation to capabilities of streets
serving the property.
h. The impact upon existing public services and facilties including parks,
schools, streets, and utilities, and the City's service capacity.
i. The proposed use's conformity with all performance standards
contained herein (i.e. parking, loading, noise, etc.)
2
•
•
•
Conditions for Approval of public educational institutions:
a. Side yards shall be double that required for the district, but no greater
than fifty (50) feet.
b. Adequate screening from abutting residential uses and landscaping is
provided in compliance with Section 401.15.E of the Zoning Ordinance.
c. Adequate off - street parking and access is provided on the site of the
principal use in compliance with Section 401.15.E of the Zoning
Ordinance and that such parking is adequately screened and
landscaping from surrounding and abutting residential uses in
compliance with Section 401.15.E of the Zoning Ordinance.
d. Adequate off - street loading and service entrances are provided and
regulated where applicable by Section 401.15.E of the Zoning
Ordinance.
e. The provisions of Section 401.03.A.8 of the Zoning Ordinance are
considered and safisfactorily met.
Comment: Based on the criteria and conditions for CUP approvals staff finds the
greenhouse to be compatible.
RECOMMENDATION AND CONCLUSION
Our office, after reviewing the request and the criteria and conditions for CUP
approvals, recommends approval of the request for an amended CUP to allow
the construction of a greenhouse attached to the Stillwater Area High School.
The recommendation is made with the following conditions.
1. Applicant shall make the City aware of any future plans for
lighting the facility on a 24 -hour basis.
2. The grading and drainage plans for the greenhouse shall be
reviewed and approved by the City Engineer.
pc: Kris Danielson
3
k , Nem
m c oi ,
4 4115311ARIENtgallninaii
.��:��� * ►:
4 79t ,
„ swer
\ ~ .
1
g
•
JC
xx
•
• ao=1:1
-• u
0
0
0
0
a
1
0
z
w
gnaw-rms
r
i
1
r
• - - s -
.. • 11:3 s : _ •� • •. �,.••
• • ••••••* ..1.1.1 • • • •. . • ' • ' . ?J • • •• 4 • • s• • j.. .• •;. ••• • t: .••. •
•
• :ti w M
• - •v.. . •gyp CX1 le
r' • '�'' ' • . •'4 • • .. • *.
. •. � , • � • • �• . . . .
R• +• • • t
• = i '
. • •'•• i• •.••' .1`,• •
• • .' • • ' • • o. • • : • • •
•t .' ' • wJ • • • 4 = • •
s 1` . • 1 • • . . � Cr) • : - ••• •` .4 — - • • .- . , .• Z 74
• • w �• ••, �.' • .1 • *'• . W . •
•
H3N & .
0-4
HONala
•
HONall
• • •
oNaa
4
0
sg
0
D
•
•
d
CO
EXHIBIT C
�Ir
1
•
v
•
•
•
NORTHWEST ASSOCIATED CONSULTANTS
COMMUNITY PLANNING - DESIGN - MARKET RESEARCH
ENCLOSURE 3
INC C
MEMORANDUM
TO: Tom Melena
FROM: Scott Richards
DATE: August 3, 2000
9 ,
RE: Oak Park Heights — Public /Institutional
g , Open Space
and Parks Zoning Districts
FILE NO: 798.04 — 00.03
Please find attached a slight revision to the draft P -I Public Institutional '
District following
the discussion at the July 13, 2000 Planning Commission Meeting. g. The following
issues have been addressed:
The Planning Commission asked if additional conditions should be added to the
conditional use provision for schools found on page 2 of the draft ordinance. After
reviewing the conditional use permits granted for the high school, one condition was
added related to emergency vehicle access.
The Planning Commission asked about the separation distance (1,320 feet) of
correctional facilities found in the conditional use permit section on page 4. Staff
research found no answer why the distance was set at 1,320 feet. This provision would
likely only apply to county and city facilities. State and federal facilities would be
exempted from all Oak Park Heights zoning provisions.
pc: Kris Danielson
5 7 7 5 WAYZATA BOULEVARD, SUITE 555
ST. LOUIS PARK, MINNESOTA 5 5 4 1 6
PHONE 6 1 2 -595 -9636
FAX 6 1 2 -595 -9837
E -MAIL NAC @ WINTERNET.COM
DRAFT - DRAFT - DRAFT
OAK PARK HEIGHTS - ZONING ORDINANCE
P -I, PUBLIC - INSTITUTIONAL DISTRICT
SECTION 401.320
8/3/2000
401.320.A. Purpose. The P -I District is intended to provide a specific zoning district
for facilities directed to serving the public and specialized government and semi-public
uses. It is unique in that the primary objective of uses within this district is the provision
p
of services, frequently on a non- profit basis, rather than the sale of goods or services.
It is intended that uses within such a district will be compatible with adjoining
g
development, and they will be located on or in proximity to a collector street or arterial
street.
401.320.B. Permitted Uses.
1. Publicly owned civic or cultural buildings such as libraries, city offices,
,
auditoriums, community centers, public administration buildings and historical
sites.
2. Parks and recreational fields, structures and buildings.
3. Essential services and essential service structures necessary for the t e health,
safety and general welfare of the community.
4. Cellular telephone antennas located on a public structure as regulated in Section
g
401.15.P of this Ordinance.
401.320.C. Interim Uses.
1. None.
401.320.D. Accessory Uses.
1. Accessory uses customarily incidental to the uses permitted in Sections
401.320.B, 401.320.C, and 401.320.D of this Ordinance.
2. Fences as regulated by Section 401.15.0 of this Ordinance.
2. Private and public colleges, seminaries, and other institutions of higher education
provided that:
3. Off - street parking and loading areas regulated by Section 401.15.E of this
Ordinance.
4. Parks, playgrounds, and athletic fields related to those •
se uses permitted in
Sections 401.320.B, 401.320.C, 401.320.D of this Ordinance.
5. Signage as regulated by Section 401.15.G of this Ordinance.
6. Radio and television receiving antennas including single g single dish TVROs two (2)
meters or less in diameter, short -wave radio dispatching antennas, g nas, or those
necessary for the operation of household electronic equipment incl '
including radio
receivers, federally licensed amateur radio stations and television receivers, eceivers, as
regulated by Section 401.15.P of this Ordinance.
7. Day care nurseries for those uses ermitted in Sections 4
P 401.320.B, 401.320.C,
401.320.D of this Ordinance, except for those related to a religious institution.
s institution.
401.320.E. Conditional Uses.
1. Private and public pre - school, elementary, or •
ry, senior high schools provided
that:
a. Adequate screening from abutting residential uses and landscaping
ping
is provided in compliance with Section 401.15.E. of this Ordinance.
e
b. Adequate off- street parking and access is provided site p on the site or
on Tots directly abutting across a public street or alley to the principal p pal use
in compliance with Section 401.15.F. of this Ordinance and that such
parking is adequately screened and landscaped from surrounding p ding and
abutting residential uses in compliance with Section 401.15.E. E. of this
Ordinance.
c. Adequate off- street loading and service entrances are rovided
p and
regulated where applicable by Section 401.03.F. of this Ordinance.
d. Adequate emergency vehicle access is rovided to and within thin the
site.
e. The site is served by an arterial or collector street of sufficient
capacity to accommodate the traffic that will be g enerated.
f. The provisions of Section 401.03.A.8 of this Ordinance are
considered and satisfactorily met.
2
2. Private and public colleges, seminaries, and other institutions of higher education
provided that:
a. Adequate screening from abutting residential uses and landscaping
is provided in compliance with Section 401.15.E. of this Ordinance.
b. Adequate off- street parking and access is provided on the site or
on lots directly abutting across a public street or alley to the principal use
in compliance with Section 401.15.F. of this Ordinance and that such
parking is adequately screened and landscaped from surrounding and
g d
abutting residential uses in compliance with Section 401.15.E. of this
Ordinance.
c. Adequate off- street loading and service entrances are provided and
regulated where applicable by Section 401.03.F. of this Ordinance.
d. The site is served by an arterial or collector street of sufficient
capacity to accommodate the traffic that will be 9 enerated.
e. The provisions of Section 401.03.A.8 of this Ordinance are
considered and satisfactorily met.
3. Religious institutions, such as chapels, temples, mosques o synagogues, and m99
limited to worship and related social events provided that:
a. Adequate screening from abutting residential uses and landscaping
is provided in compliance with Section 401.15.E. of this Ordinance.
b. Adequate off- street parking and access is provided on the site or
on lots directly abutting across a public street or alley to the principal use
in compliance with Section 401.15.F. of this Ordinance and that such
parking is adequately screened and landscaped from surrounding and
abutting residential uses in compliance with Section 401.15.E. of this
Ordinance.
c. Adequate off- street loading and service entrances are provided and
regulated where applicable by Section 401.03.F. of this Ordinance.
d. The site is served by an arterial or collector street of sufficient
capacity to accommodate the traffic that will be generated.
e. The provisions of Section 401.03.A.8 of this Ordinance are
considered and satisfactorily met.
4. Hospitals and residential care facilities provided that:
3
•
•
•
a. Only the rear yard shall be used for la or re
p y recreational areas.
Said area shall be fenced and controlled and screened '
ed in compliance with
Section 401.15.E. of this Ordinance.
b. All state laws and statutes overnin such use '
g g se are strictly adhered
to and all required operating permits are secured.
c. Adequate screening from abutting residential uses and '
9 nd landscaping
is provided in compliance with Section 401.15.E. of this Ordinance.
d. Adequate off- street parking and access is provided g p ovided on the site or
on lots directly abutting across a ublic street or alley '
p y to the principal use
in compliance with Section 401.15.F. of this Ordinance and that such
parking is adequately screened and landscaped from
. p m surrounding and
abutting residential uses in compliance with Section •
p ct�on 401.15.E. of this
Ordinance.
e. Adequate off- street loading and service entrances are '
e provided and
regulated where applicable by Section 401.03.F. of this Ordinance.
f. The site is served by an arterial or collector •
Y ector street of sufficient
capacity to accommodate the traffic that will be enera
g ted.
g. The provisions of Section 401.03.A.8 of this
Ordinance are
considered and satisfactorily met.
5. Correctional facilities and shelters rovided that:
p
a. Facilities shall comply with all applicable codes and regulations egulations and
shall have, current and in effect, the appropriate st
state licenses.
b. On -site services and treatment shall be for '
or residents and inmates
of the facility only, and shall not be for non-residents •
the facility.
is or persons outside
c. All new buildings or additions to existing buildings shall be
consistent with the scale and character of the buildings in the
neighborhood. Exterior building materials shall also be harmonious with
other buildings in the neighborhood.
d. No correctional facility shall be closer than one thousand three
hundred twenty (1,320) feet from another licensed correctional facility or
from any property designated on the Land Use Plan as residential and /or
designated on the official zoning map as residential.
4
e. The conditional use permit is only valid as long as a valid state
license is held by the operator of the facility where such license is
required.
f. Appropriate transition to neighboring property shall be provided by
landscaping and site design consistent with the City ordinances and
policies.
g. Adequate screening from abutting residential uses and landscaping
p g
is provided in compliance with Section 401.15.E. of this Ordinance.
h. Adequate off- street parking and access is provided on the site to or
on Tots directly abutting across a public street or alley to the principal use
Y p p
in compliance with Section 401.15.F. of this Ordinance and that such
parking is adequately screened and landscaped from surrounding and
abutting residential uses in compliance with Section 401.15.E. of this
Ordinance.
i. Adequate off - street loading and service entrances are provided and
regulated where applicable by Section 401.03.F. of this Ordinance.
j. The site is served by an arterial or collector street of sufficient
capacity to accommodate the traffic that will be generated.
k. The provisions of Section 401.03.A.8 of this Ordinance are
considered and satisfactorily met.
6. Nursing homes, residential care facilities, and similar group housing provided
p g p ded
that. .
a. Adequate screening from abutting residential uses and landscaping
is provided in compliance with Section 401.15.E. of this Ordinance.
b. Adequate off- street parking and access is provided on the site or
on Tots directly abutting across a public street or alley to the principal use
Y p p
in compliance with Section 401.15.F. of this Ordinance and that such
parking is adequately screened and landscaped from surrounding and
abutting residential uses in compliance with Section 401.15.E. of this
Ordinance.
c. Adequate off- street loading provided service entrances are rovided and
regulated where applicable by Section 401.03.F. of this Ordinance.
d. The site is served by an arterial or collector street of sufficient
capacity to accommodate the traffic that will be generated.
5
•
•
•
e. The provisions of Section 401.03.A.8 of this Ordinance are
considered and satisfactorily met.
7. Outdoor recreation areas including golf courses, community •
9 g nity clubs, swimming
pools, and similar facilities provided that:
a. Adequate screening from abutting residential uses and landscaping
is provided in compliance with Section 401.15.E. of this Ordinance.
b. Adequate off- street arkin and access •
p g ess �s provided on the site or
on lots directly abutting across a public street or alley to the principal y p pal use
in compliance with Section 401.15.F. of this Ordinance and that such
parking is adequately screened and landscaped from surrounding g and
abutting residential uses in compliance with Section 401.15.E. o f this
Ordinance.
c. Adequate off- street loading and service entrances are provided p and
regulated where applicable by Section 401.03.F. of this Ordinance.
d. The provisions of Section 401.03.A.8 of this Ordinance are
considered and satisfactorily met.
8. Day care, social services or other non-directly related activities y d worship activities an
accessory use within a religious institutional building(s) provided that:
)p
a. Adequate off- street loading and drop -off areas are provided and
regulated where applicable by Section 401.03.F. of this Ordinance.
b. The provisions of Section 401.03.A.8 of this Ordinance are
considered and satisfactorily met.
9. Governmental and public related utility buildings and structures ty g tures necessary for the
health, safety and general welfare of the community p rovided that:
a. Compatibility with the surrounding neighborhood is maintained
through appropriate site planning and screening.
9
b. Adequate screening from abutting residential uses and landscaping
scaping
is provided in compliance with Section 401.15.E of this Ordinance.
c. Equipment is completely enclosed in a permanent structure and
outside storage areas are appropriately screened and landscaped.
d. Adequate off- street parking, loading and service entrances are
e
provided and regulated by Section 401.03.F of this Ordinance.
6
e. The site is served by an arterial or collector street of sufficient
capacity to accommodate the traffic that will be generated.
f. The provisions of Section 401.03.A.8 of this Ordinance are
considered and satisfactorily met.
10. Cemeteries or memorial gardens provided that:
a. The site is landscaped and adequate screening from neighboring
uses is provided in compliance with Section 401.15.E. of this Ordinance.
b. Adequate off- street parking and access is provided on the site or
on Tots directly abutting across a public street or alley to a principal use in
. P P
compliance with Section 401.15.F of this Ordinance and that such parking
g
is adequately screened and landscaped from surrounding and abutting
residential uses in compliance with Section 401.15.E of this Ordinance.
c. Compatibility with the surrounding neighborhood is maintained and
required setbacks and side yard requirements are met.
d. The total land area of the use shall not exceed forty rty acres.
e. The site is served by an arterial or collector street of sufficient
capacity to accommodate the traffic that will be generated.
f. The provisions of Section 401.03.A.8 of this Ordinance are
considered and satisfactorily met.
11. Living quarters which are provided as an accessory use to a principal, conditional
P P
or interim use in this Section, provided that:
a. The use shall not be used as a rental property.
b. A maximum of one (1) such dwelling shall be allowed.
c. There shall be a demonstrated need for such a facility.
d. The provisions of Section 401.03.A.8 of this Ordinance are
considered and satisfactorily met.
12. Limited retail commercial activities and personal services, provided that:
a. Merchandise is sold at retail.
b. Personal services are limited to those uses and activities which are
allowed as a permitted or permitted accessory use within the B -1 Zoning
District.
7
•
•
•
•
c. The retail activity and personal services are located within a
structure whose principal use is not commercial sales.
d. The retail activity and personal services shall not occupy more than
fifteen (15) percent of the gross floor area of the building.
e. The retail activity and personal services are not located within a
structure whose principal use is residential.
f. No directly or indirectly illuminated sign or sign in excess of ten (10)
square feet identifying the name of the business shall be visible from the
outside of the building.
g. No signs or posters of any type advertising products for sale or
services shall be visible from the outside of the building.
h. The provisions of Section 401.03.A.8 of this Ordinance are
considered and satisfactorily met.
13. Buildings in excess of height limitations as specified in Section 401.15.C.2 of this
Ordinance provided that:
a. The provisions of Section 401.03.A.8 of this Ordinance are
considered and satisfactorily met.
14. Reduction in lot area requirements provided that:
a. The provisions of Section 401.03.A.8 of this Ordinance are
considered and satisfactorily met.
15. Cellular telephone towers and antennas not located on a public structure,
provided that:
a. The provisions of Section 401.03.A.8 and Section 401.15.P of
this
Ordinance are considered and satisfactoril y met.
401.320.F. Lot Requirements and Setbacks. The following minimum mum requirements
shall be observed in a P -1 District, subject to additional requirements, J q ments, exceptions and
modifications set forth in this Chapter.
1. Lot Area - Minimum Site Area:
a. Elementary, Middle and High School Facilities (Grades K-12) or
Colleges, Seminaries, and Other Institutions of Higher Education cation as a
8
Principal Use: Fifteen (15) acres plus one (1) acre for each one hundred
fifty (150) students of planned maximum enrollment.
b. Hospitals: Ten (10) acres.
c. Religious Institutions: Three (3) acres.
d. Correctional Facilities and Shelters: Ten (10) acres.
e. Other Uses: Two (2) acres, unless specified by conditional use
permit.
2. Setbacks:
a. Abutting a Residential District.
1) Front Yard: Seventy -five (75) feet.
2) Side Yard: Seventy -five (75) feet.
3) Rear Yard: Seventy -five (75) feet.
b. Abutting allon- Residential District.
1) Front Yard: Fifty (50) feet.
2) Side Yard, Corner Lot: Fifty (50) feet.
3) Side Yard, Interior Lot: Thirty (30) feet.
4) Rear Yard: Thirty (30) feet.
c. Specified Uses, Correctional Facilities /Shelters.
1) Front Yard: Two hundred (200) feet.
2) Side Yard: Four hundred (400) feet.
3) Rear Yard: Four hundred (400) feet.
3. Maximum Building Height.
a. Principal Buildings: Forty -five (45) feet.
b. Accessory Building: Twenty (20) feet.
9
0
NB
• ENCLOSURE 4
PLANNING REPORT
TO: Tom Melena
FROM: Cynthia Putz -Yan g / Scott Richards
DATE: August 3, 2000
RE: Oak Park Heights — Anastasi & Associates; •
g ates, Site Plan Review
FILE NO: 798.02 — 00.12
BACKGROUND
Anastasi and Associates is proposing a 630 square foot entry addition existing
q ry addition t0 their existing
2,518 square foot office building located at 6120 Oren Avenue North (Lot 7, Block 1
Heights Business Park). The addition will accommodate stairs, entry space, stairs, and
storage space. In 1999 an expansion containing offices was consi •
. g considered; however, that
addition was not approved. The current ro osal does not contain additional p n any additional office
space. The subject site is zoned B -2, General Business District, in which professional
ch professional
offices are a permitted use. As such, the proposed addition requires p p equires only site and
building plan review for consistency with the City Design Guildelines Zoning
g delines and Zoning
Ordinance performance standards.
Attached for reference:
Exhibit A Site Location
Exhibit B Site Plan
Exhibit C Elevations
Exhibit D Floor Plans
ISSUES ANALYSIS
NORTHWEST ASSOCIATED CONSULTANTS
COMMUNITY PLANNING - DESIGN - MARKET RESEARCH
Comprehensive Plan. The subject site is guided for continued d commercial use by the
Comprehensive Plan. The current B -2 District zoning is reflective of g o the Comprehensive
Plan. A continued commercial use is also anticipated to be compatible with p e with surrounding
properties, which to the west, south and north are guided for commercial uses and a d to
the east for commercial /residential transitional uses.
5775 WAYZATA BOULEVARD, SUITE 555 ST. LOUIS PARK, MINNESOTA 5 5 4 1 6
PHONE 6 1 2- 595 -9636 FAX 612-595-9837 E -MAIL NAC@ WINTERNET.COM
Lot Performance Standards. The following table illustrates required lot performance
►talard the B -2 District. For ur oses of the Zoning Ordinance, width p g ance, lot width is defined
on the side of the lot with the least frontage on a public street, not upon the street to
which access is provided. As such, the existing structure is non-conforming in that it
. d front g
encroaches into the required yard setback. However, the proposed osed buildin
. p p g
addition meets all required setbacks. Because the proposed building addition is not
increasing the non - conformity, approval of a variance is not required. Also, the existing
parking lot on the subject site encroaches into a required setback from the side and rear
lot lines. This issue will be discussed further in subsequent ara ra hs.
p g p
Building Design. The proposed addition is approximately 30 feet wide and 20 feet
deep and is located on the south side of the existing building. The lower level contains
storage and entry floor space, as well as stairs. The upper level does not contain any
floor space other than stairs. The addition is proposed to have wood shingle siding,
while the existing building has beige aluminum lap siding. The color of the wood shingle . i i le
. g
siding has not been specified. It should be a color that blends well with the existing
siding. The applicant should provide samples of exterior building materials for Planning
Commission review. The proposed steep roofline of the addition matches the steep
roofline of the existing building, providing a visual connection.
Building Height. The maximum height allowed for buildings in the B -2 District is 35
feet. The existing building and proposed addition do not exceed this limit.
Parking. Office uses are required to provide at least three parkin g stalls, plus one stall
for each 200 square feet of net floor area. The existing office building contains 1,825
square feet of floor area, and the addition contains 630 square feet of floor area. The
following formula illustrates the calculation of required arkin
p g
3 + (2,455 square feet x 10% net area reduction 1 200 square feet) = 14 stalls
The parking lot is proposed to be enlarged to contain 14 parking stalls. The arkin lot
p 9
does not meet required ten foot setback standards along the north, west, or south
boundaries. The existing parking lot was constructed at a time when five -foot setbacks
were required. The existing portion of the parking lot is a legal non-conformity and can
g tY
remain. All expanded parking areas will need to comply with current standards. The
dimensions of the parking lot appear to allow stalls and a drive aisle with compliant
2
•
Lot Area
Lot
Width
Setbacks
Front
-
Side
Rear
Parking
Required
15,000 sq. ft.
100 ft.
40 ft.
20 ft. /10
ft.
20 ft.
10 ft.
Existing/
Proposed
16,820 sq. ft.
116 ft.
26.4 ft
41.9 ft.
38.2 ft
1 ft.
Lot Performance Standards. The following table illustrates required lot performance
►talard the B -2 District. For ur oses of the Zoning Ordinance, width p g ance, lot width is defined
on the side of the lot with the least frontage on a public street, not upon the street to
which access is provided. As such, the existing structure is non-conforming in that it
. d front g
encroaches into the required yard setback. However, the proposed osed buildin
. p p g
addition meets all required setbacks. Because the proposed building addition is not
increasing the non - conformity, approval of a variance is not required. Also, the existing
parking lot on the subject site encroaches into a required setback from the side and rear
lot lines. This issue will be discussed further in subsequent ara ra hs.
p g p
Building Design. The proposed addition is approximately 30 feet wide and 20 feet
deep and is located on the south side of the existing building. The lower level contains
storage and entry floor space, as well as stairs. The upper level does not contain any
floor space other than stairs. The addition is proposed to have wood shingle siding,
while the existing building has beige aluminum lap siding. The color of the wood shingle . i i le
. g
siding has not been specified. It should be a color that blends well with the existing
siding. The applicant should provide samples of exterior building materials for Planning
Commission review. The proposed steep roofline of the addition matches the steep
roofline of the existing building, providing a visual connection.
Building Height. The maximum height allowed for buildings in the B -2 District is 35
feet. The existing building and proposed addition do not exceed this limit.
Parking. Office uses are required to provide at least three parkin g stalls, plus one stall
for each 200 square feet of net floor area. The existing office building contains 1,825
square feet of floor area, and the addition contains 630 square feet of floor area. The
following formula illustrates the calculation of required arkin
p g
3 + (2,455 square feet x 10% net area reduction 1 200 square feet) = 14 stalls
The parking lot is proposed to be enlarged to contain 14 parking stalls. The arkin lot
p 9
does not meet required ten foot setback standards along the north, west, or south
boundaries. The existing parking lot was constructed at a time when five -foot setbacks
were required. The existing portion of the parking lot is a legal non-conformity and can
g tY
remain. All expanded parking areas will need to comply with current standards. The
dimensions of the parking lot appear to allow stalls and a drive aisle with compliant
2
•
M
•
1
dimensions; however, the stalls should be striped to ensure that dimensions s are
adequate. Striping of parking stalls with white or yellow painted lines not Tess than Y p an four
inches wide is required and must be noted and illustrated on the site lan. Additionally,
ly,
bituminous surfacing and a perimeter concrete curb and utter are required for all
9 q off -
street parking areas and must be labeled on the site plan.
Landscaping. No landscaping plans have been submitted. The site lan should hould be
revised to indicate the location of existing s. plantings and proposed plantings.
9 p p p 9
Lighting Plan. No lighting plan has been submitted. The applicant must submit I
pp plans
indicating the location, type and illumination field of all existing and proposed g p p site
lighting. These plans are necessary to determine compliance with Section 401.15.7
p of
the Zoning Ordinance (outdoor lighting) and should be subject to review and approval of
City Staff.
J pp o
Signage. An existing sign is labeled on the site plan. Any changes to signage will
require verification of compliance with Section 401.15.G.8 of the Zoning Ordinance and
Design Guidelines.
Grading, Drainage and Utility Plans. The submitted site plan provides a general
indication of site drainage patterns, although no contours or spot elevations are
provided. A grading plan is required for the building addition and parking lot design. All
• grading, drainage and utility issues are subject to review and approval of the City
Engineer.
CONCLUSION AND RECOMMENDATION
The proposed building addition at 6120 Oren Avenue is generally consistent with th
g Y the
provisions of the Zoning Ordinance and Design Guidelines. Issues that must be
resolved prior to issuance of a building permit include revisions to the parking lot design
and submittal of landscape, lighting and engineering plans. As such, office
g p , our o
recommends approval of the site plan subject to the following conditions:
1. The site plan is revised to provide all required arkin stalls with bituminous
p 9
surfacing and perimeter concrete curb and gutter. The p
expanded portions of
p
the parking lot must be in conformance with setback standards. Striping of
parking stalls with white or yellow painted lines not Tess than four inches wide
is also required and must be noted and illustrated on the site p lan.
2. Building elevations are revised to note the proposed color of the siding and
9
trim. The proposed colors must be compatible with the existing building.
Samples of exterior building materials are submitted for City review and
approval.
3
3. A landscape plan is submitted indicating the size, type and location of all
tyP
existing and proposed site plantings, subject to review and approval of the
City Arborist.
4. Alighting plan is submitted indicating the type, location and illumination field
of all existing and proposed site lighting, subject to review and approval of
City Staff.
5. All signage shall comply with the provisions of Section 401.15.G of the Zoning
Ordinance and criteria of the Design Guildelines.
6. All grading, drainage and utility plans shall be subject to review and approval
of the City Engineer.
7. Comments of the Planning Commission, City Council and other City Staff.
pc: Kris Danielson
4
a �
•
•
1
•
s _ 41111111 P
1 11 1111 illlll41 II
1 !:m �!:i�
t�lll�ll 1111111111 :i�fll
, II11111111111 111' i1 +111 "::" 1111111111)
1 121 =1 ,1 l 111 IIn1111111
11!:i��::' ' 1
111,111,1 ' 11,1!!! ■11�
r :"H11;111111111 .;tdilllll^ v .-,-
1 77171 - 1 7 11 1111111,1111111 v
111II1111111111 11111111{111;11
■ lit ■1 ;II t IN
11111 1111111111 ■ � `� ��
11. MEINIa NM
�T 1111 Via • I;::
" — I II1 11 1
1f1!I�I11 tiinu ��,.. -
0 0.. ' 1‘.-- ----- 'Ill IRE::
ririellill 1=--- 1ulunntiii��
HIIII::Ifi r
illtlllllll, II►/ i
1{11111 it 1 111
\ \� 1 1\ 1\1 1 �1 \ \� 11\1 \ \'.i
111 11 111
1111111111
III 111E 11111
lII1111fII 1
111111111111
1111111 1111
1111111111
11111111111
1111111111
11111111111
1111111111
1G1111 {111
11111111111
1 111111111111111
1 1111111111 1111
111111 IIIIllIl IIII um' 11111 111111 "1111 11 III 11111 1111111 11111111111 11111111111 11111111111
1111IId1111'il ;;IIII 1 1111 111111 IIIIII 1 1111 :::111 1111 { mown 11111111111 iIlIt1111I1' wow
IIIlI1111111f 11 in 111111 INS 111111 111111 11 111 11111I11111111 I11111111111 111111111,11, 1IIIII11111 111
111111 111111 111,11 111111 ;1I 111111 119 1'1 111111 111111111111 111111111111 111111111111 111111111111 III
11111E IIIIii ;;1111 111111 274 : ::l 1 : :'. ` 11 11 111111 HIUl11NN 111111111111 ill {1111111{ Illlllltlili 111
111111 111111 111111 :::I I o il 11111 fill' II 111111 111111111111 ,t1111f111tf 1 lllllilIIII IIINI1111II Iit
111111 111111
� ;- "'Mil �I,I
. {,...� 1 111:111111111
!1!11111111
EXHIBIT A
%`.> ° A Vr. '
S; ..G! 80 : ¢ �� cam
N89° '
46 5/ 14 /50.00
a � b As/w 7. . O \ .9
/(/ or ,5 /T. fgYT. ` - •
JE
m
X
CO ST2
—1
Bi r.
' d/5.0
esc. I
.Z , ant,
4'.s_ 7's
TYP.)
CENLARGED PARKING LOT
Jo
_- (jiking 13
hcp parking 1
total parking 14
6120 OREN AVE
BUILDING REMODELING
O.tk Park Heights, Aiitmest)t.t
i ,.... ... 4 v N '
C6 . Ga -4
57: Cr.
v Ba r. PAv
Sao
� # g9 ° st - - •.Z /5 s 'E / 70.2 Z.
WD_ f'E
• �t E
1 8
or
25.8 r WO, /c.
----- __...1 _
SITE ?'AN
F
UNP� T r��
•
•
Sad t
;v
0
m P9 ° Z2'
I--
0
/1
N
/'.11/
/T Z/2 Sp. / 7
,o I
'4;1) N
JQL
4.
7
C,
40'SETBACK
NEW 30'x20' ENTRY ADDITION
SCALE 1" = 30'
t 0
(/ r /,C .
._._. 589 °1. x'03 " W 173, Z
/. R a, : '-
, DF wo. te.
1 hereby certify that ibis or rcport , plan, c: � {art vas
re aced by y plan, • t
p p y me or under my direct supervision and that
I am a duly Registered `:.,and Surveyor under the laws of
the State of Minnesota.
Date... Se. p. t......5.,....1.93.8....1tc 13774
. . . 1
ARCHITECT - STEVE ERBAN
LAKE ELMO, ION
651 -748 -1078 / fax 651- 748.1272
•
•
•
•
•
- r
1-4
METAI-
FLA514 I NCI
Sc.A%..z tAv
EAST ELEVAT ON
6120 OREN AVE
BUILDING REMODELING
Oak Park Heights, Minnesota
woop
°VER.. E•zi +NO
••••••11•••
SOUTH ELEVATION
ELEVATI 0 N
&Ma 51-11m6/1.3-5
2
•
MEV 01114Pcav
kEw wo 00501 1 44- 6-e- --
604,(1
142W ooRmEr77
I 1
1
- I-1—
WV JPUO45
'1060
1N
tOt
c1
I 11
1 1 1
- ----c — 4_
WEST ELEVATION NouR.ELEVATION'
CA L: o"
rn
X
- 1
0
me‘• 1.11tAciLe5
wow t-t4L2.
I 1,....• ...• ••••••••■• ....... — .......„ ......._ — .... — —........
- 1 -
I 1 I 1- - -1- ±.. _ — — — — ..... — — —• ••■•• ...11■
+ —4 1- —
. Li...................1......... ...4.
METAL ft.ks
New 5i- 5
ARCHITECT - STEVE ERBAN
LIKE ELMO, %1
651-748-1078 1 fax 651-748-1272
N
I
6
CL:
1
• •
.*
9'
•
•