HomeMy WebLinkAbout2018-07-05 TPC Planning Report T PC 3601 Thurston Avenue N,Suite 100 "��"'.
Anoka.MN 55303
Phone:763.231.5840
Facsimile:763.427.0520
TPC@PlanningCo.corn
PLANNING REPORT
TO: Eric Johnson
FROM: Scott Richards
DATE: July 5,2018
RE: Oak Park Heights — O'Neill Electric — Request for Rezoning and
Conditional Use Permit—6143 Osgood Avenue North
TPC FILE: 236.02—18.05
BACKGROUND
Daniel O'Neill and Eric Stromberg of O'Neill Electric have made applications for a
Zoning District Amendment from R-3 Multiple Family Residential District to R-B
Residential Business Transitional District, and a conditional use permit to allow the
business to operate in the new district.
The lot is currently developed with a single-family style building that is utilized as
commercial and residential use. The current and draft Comprehensive Plans designate
this property as commercial land use. A zoning to R-B District will bring the lot in
conformance with the land use designation.
EXHIBITS
The review is based upon the following submittals:
Exhibit 1: Project Narrative
Exhibit 2: Site Plan
Exhibit 3: Site Development Plan
Exhibit 4: Basement Floor Office Space
Exhibit 5: 1st Floor Office Space
Exhibit 6: 2sd Floor Apartment
Exhibit 7: Aerial Photo with Parking Spaces
Exhibit 8: Aerial Photo with Snow Storage Areas
Exhibit 9: Aerial Photo with Sign Locations
Exhibit 10: Building Photo
PROJECT DESCRIPTION
The Project Narrative for the project is found as Exhibit 1.
Request to rezone from R-3 District to R-B District so that perspective property buyers
Erik Stromberg and Daniel O'Neill can utilize the building as a mixed use commercial
and residential property and bring it into compliance with City zoning rules.
History of use and current use:
-Basement level (commercial space): most recently rented/utilized as a salon (Salon
Dupre)—space is currently vacant.
-First Floor (commercial space): most recently utilized as a dentist office (Michael
Junker Dental)—space is currently vacant.
-Second level(residential space):two-bedroom apartment with kitchen and one full bath
—space is currently rented and occupied by a tenant.
Proposed use/project narrative:
-Basement level and first floor will be used as commercial office space. There will be
individual offices as well as shared office space. Shared office space will include
meeting rooms, a conference room, and a break room. Commercial space will be
occupied by one of the prospective buyers. No change to the existing floor plan is
planned.
-Second floor will continue to be utilized as a residential two-bedroom apartment and
will be occupied by one of the prospective buyers. No changes to the existing floor plan
is planned.
-An addition will be built on the south side of the detached garage in the future to house
a bucket truck owned by O'Neill Electric.
Site use:
Two office spaces will be used for our electrical construction business. This will consist
of two to three office employees doing administrative work Monday through Friday 7:00
am to 3.•30 pm. The additional nine offices will be rented on a monthly basis for the sole
purpose of administrative work space. O'Neill Electric will also use two garage spaces
for storage. We will store miscellaneous materials, such as wire reels and light fixtures.
No fabrication, or"work"of any kind other than the handling of material will be done on
the premises. O'Neill Electric will also store one vehicle on the premises, a F-550
bucket truck. The proposed garage addition will eventually house this vehicle. We
propose to start the garage addition within two years of purchasing the property.
Construction will last approximately three months.
2
ISSUES ANALYSIS
Comprehensive Plan. The property is designated as Commercial on the existing and
draft Proposed Land Use Map.
Zoning. The property is zoned R-3 Multiple Family District. The Applicant has
proposed a re-zoning to R-B Residential Business Transitional District. The zoning to
the south, which includes the Walgreens, is B-2 General Business District. In the R-B
District, multiple family uses are a permitted use and office and service businesses are
a conditional use. The R-B District is appropriate for this property in that it provides a
transition in land use from residential to low intensity business use and it allows for
mixed use on the same property. Section 401 .03.A.7. lists the criteria for review of a
rezoning. There are no issues with this rezoning in that the property is designated for
Commercial Use in the Comprehensive Plan.
Conditional Use Permit. The proposed use of the site for a mix of office and
residential is consistent with how the property has been utilized in the past. The Zoning
Ordinance indicates that there should be no exterior storage or retail sale of
merchandise on the premises. The project narrative indicates that they plan to store a
bucket truck onsite and will eventually expand the garage to accommodate the vehicle.
Under the provisions of the Zoning Ordinance, the truck cannot be stored outside. The
truck will need to be stored offsite until the garage addition is completed.
The Planning Commission and City Council should consider the following issues and
impacts of the proposed project in making its recommendation.
The conditional use permit criteria, found in Section 401 .03.A.7 of the Zoning
Ordinance, are found as follows:
1. Relationship to the specific policies and provisions of the municipal
comprehensive plan.
2. The conformity with present and future land uses in the area.
3. The environmental issues and geographic area involved.
4. Whether the use will tend to or actually depreciate the area in which it is
proposed.
5. The impact on character of the surrounding area.
6. The demonstrated need for such use.
7. Traffic generation by the use in relation to capabilities of streets serving the
property.
8. The impact upon existing public services and facilities including parks,
schools, streets, and utilities, and the City's service capacity.
9. The proposed use's conformity with all performance standards contained
herein (i.e., parking, loading, noise, etc.).
Comment: There should be no issues with the electrical construction business at this
site. All of the operations and storage of materials will be inside the buildings. The
bucket truck will need to be stored off site until the garage addition is completed. The
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electrical construction business will not adversely impact the character of the area and
will not generate significant traffic.
Section 401.28.E of the Zoning Ordinance also lists the following criteria for
considerations of office and service use in the R-B District:
a. The site and related parking and service entrances are served by an arterial or
collector street or sufficient capacity to accommodate the traffic which will be
generated.
Comment: Osgood Avenue is designated as a minor connector and has sufficient
capacity to accommodate the businesses in this area.
b. Adequate off-street parking is provided in compliance with Section 401.15.F of
this Ordinance.
Comment: There is adequate parking provided on site.
c. Adequate off-street loading is provided in compliance with Section 401.15.F of
this Ordinance.
Comment: There are adequate off-street loading areas onsite.
d. Vehicular entrances to parking or service areas shall create a minimum of conflict
with through traffic movement.
Comment: Two vehicular entrances are provided from Osgood Avenue and their
locations have not created issues with traffic flow.
e. When abutting an R-1, R-2, or R-3 District, a buffer area with screening and
landscaping in compliance with Section 401.15.E of this Ordinance shall be
provided.
Comment: There are adequate trees and vegetation on site to provide a buffer to
adjacent properties.
f. All signing, and information or visual communication devises shall be in
compliance with Section 401.15.G of this Ordinance.
Comment: The two freestanding signs are grandfathered. The R-B District would allow
for only one freestanding sign. Both signs are conforming to the size and height
requirements.
g. The provisions of Section 401.03.A.7 of this Ordinance are considered and
satisfactorily met.
Comment: The criteria have been reviewed and no issues have been identified.
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Parking. The site currently contains 18 parking spaces, one of which is disability
accessible. With 2,774 square feet of office space and one residential unit, the parking
requirement is as follows:
Office:
2,772 x .9 = 2,497 / 200 = 12 parking spaces
Apartment:
Two spaces per unit.
With 18 parking spaces and 14 required, the site has adequate parking.
Snow Storage. The plans indicate areas for snow storage.
Lighting. The plans do not indicate any changes or additions to outdoor lighting. If
fixtures are to be added or replaced, they shall be full cut off, compliant with the height
requirements, and be consistent with Section 401.15.B.7 of the Zoning Ordinance as it
relates to lighting requirements.
Trash Storage. The plans do not indicate a plan for trash storage. The Applicant shall
provide additional information as to how trash will be handled on site.
Signage. There are two grandfathered freestanding signs on site, one eight square feet
and the other 16 square feet. The signs will be used for O'Neil Electric. The signs will
not be lit.
Design Guidelines. No changes are proposed to the exterior of the site at this time.
The garage addition would be subject to Design Standards review when it is to be
constructed.
CONCLUSION / RECOMMENDATION
Subject to the preceding review, City staff recommends approval of the Zoning District
Amendment from R-3 Multiple Family Residential District to R-B Residential Business
Transitional District, and a conditional use permit to allow the business to operate in the
new district, subject to the conditions that follow:
1. Approval of the Conditional Use Permit is subject to rezoning the property to R-B
Residential Business District.
2. The bucket truck shall be stored offsite until the garage addition is completed.
Once the garage addition has been completed, the bucket truck shall be stored
within the garage.
3. There shall be no exterior storage of materials or equipment onsite.
5
4. The Applicant shall provide a plan for trash storage.
5. If additional light fixtures are added or replaced, they shall be full cut off,
compliant with the height requirements, and be consistent with Section
401.15.6.7 of the Zoning Ordinance as it relates to lighting requirements.
pc: Julie Hultman
6
en( /
Project Narrative — 6143 Osgood Ave N
Request to rezone from R3 to RB so that prospective property buyers Erik Stromberg and Daniel
O'Neill can continue to utilize the building as a mixed use commercial and residential property and
bring it into compliance with city zoning rules.
History of use and current use:
-Basement level (commercial space): most recently rented/utilized as a salon (Salon Dupre) — space is
currently vacant
-First floor (commercial space): most recently utilized as a dentist office (Michael Junker Dental) —
space is currently vacant
-Second level (residential space): two bedroom apartment with kitchen and one full bath — space is
currently rented and occupied by tenant
Proposed use/project narrative
-Basement level and first floor will be used as commercial office space. There will be individual
offices as well as shared office space. Shared office space will include meeting rooms, a conference
room, and a break room. Commercial space will be occupied by one of the prospective buyers, No
change to the existing floor plan is planned.
-Second floor will continue to be utilized as a residential two bedroom apartment and will be occupied
by one of the prospective buyers. No change to the existing floor plan is planned.
-An addition will be built on the south side of the detached garage in the future to house a bucket truck
owned by O'Neill Electric
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