HomeMy WebLinkAbout1999-06-08 NAC Planning Report N
RTHWEST ASSOC IATL,, CO N S U LTANTS
W I-
4 1Mk(
I N C COMMUNITY PLANNING - DESIGN MARKET RESEARCH
PLANNING REPORT
TO: Tom Melena
FROM Daniel Licht
DATE- 8 June 1999
RE: Oak Park Hei - Anastasi & Associates Site Plan Review
FILE NO.: 798.02 - 99.09
BACKGROUND
Anastasi and Associates is proposin an 1,700 s expansion of their existin
,2, 518 s foot office buildin located at 6120 Oren Avenue North (Lot 7, Block I
Hei Business Park The expansion will accommodate additional office and
conference room space for the applicant's law practice. The subject site is zoned B-2,
General Business District, in which professional offices are a permitted use. As such, the
proposed expansion re onl site and buildin plan review for consistenc with the
Cit Desi Guidelines and Zonin Ordinance performance standards.
Attached for Reference:,
Exhibit A: Site Location
Exhibit B: Site Plan
Exhibit C: Elevations
Exhibit D: Floor Plans
ISSUES ANALYSIS
Comprehensive Plan. The sub site is g uided for continued commercial use b the
Comprehensive Plan. The current B-2 District zonin is of the Comprehensive
Plan. A continued commercial use is also anticipated to be compatible with surroundin
properties, which to the west, south and north are g uided for cornmercial uses and to the
east for commercial/residential transitional uses.
5775 WAYZATA BOULEVARD, SUITE 555 T. LOUIS PARK- MINNESOTA 554 1 6
PHONE 61 2-595-9636 FAX 61 2-595-9837 E-MAIL NAC@WINTER""NET.COM
Lot Performance standards. The following table illustrates required lot performance
standards of the W2 District. For purposes of the Zoning Ordinance, lot width is defined
on the side of the lot Wh the least frontage on a public street, not upon the street to which
access is provided, As such, the existing structure is non in that it encroaches
into the required front yard setback. H owever, the proposed building addition meets all
required setbacks. Because the proposed building addition is not increasing the non-
conformity, approval of a v ariance 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 paragraphs.
Lot Area Lot setbacks
Width
From L Side Reap Parkin
Required 1 5,000 sq. ft. 100 ft. 40 ft. 20 ft. /I 0 20 fit. 10 ft.
Existing/ 16,820 sq. ft. 116 ft. 26.4 ft 41.9 ft. 38.2 ft 1 ft.
Proposed �
Bu IldIng Design. The applicant is proposing to add a 1 ,700 sq. ft, two floor addition onto
the west end of the existing 2,518 square foot two story structure. The proposed addition
is generally consistent with the architecture of the existing building. The second floor is
a fully usable space. This provides articulation to the building's facade and roofline, which
is encouraged by the Design Guidelines. Brick has been provided around the front
entrance to visually accent that element. to be constructed of the same materials as the
existing structure. This includes extension of the beige aluminum lap siding with brown
accents and roof material, as permitted by the Design Guidelines. The window treatments
between the existing building and addition are also similar, providing an additional visual
correction.
Bu Nding Height. The maximum height allowed for buildings in the -2 District is 35 feet.
The height of the building with the proposed addition will be 22.5 feet as defined by the
Zoning Ordinance. The actual physical height of the structure from grade to peal
measures 35 feet
Pa rking. office uses are required to provide at least three parking stalls, plus one stall for
each tog square feet of net Ter area. For the purposes of this calculation, the unusable
space in the atrium of the addition and the angled area of the 2nd floor of the existing
structure have not been included. The following formula illustrates the calculation of
required parking-
3 (4,024.6 sq. ft. x 10% net area reduction Zoo sq. ft.) = 22 stalls
2
The site plan p rovides 11 off- street parking stalls, which is less than the number required
by eleven stalls. As noted above five of the proposed parking stalls (four of which are
existing) into *
encroach a required setback. The drive aisle b etween the southwest corner
of the uildi g the parking stalls along the south property line also does not meet the
minimum width requirement of 24 feet.
Given that the proposed addition is intended to accommodate a total of eight office spaces
and additional conference rooms for ors -site meetings there is a concern that the proposed
arcing is not adequate. There is sufficient area on the subject site to accommodate
#
additional parking to the north of the building. As such, the site plan should be revised to
reconfigure the parking with the required number of parking stalls at the proper dimensions
and Wthin all setbacks. Additionally, bituminous surfacing and a perimeter concrete curb
is refired for all off - street parking areas
Landscaping. No landscaping plans have been submitted. The site plan should he
revised to indicate the location of existing plantings and new plantings to be added.
Specific attention must be given to providing a mix of deciduous and ornamental trees near
the front building entrance.
Ughting Plan, No lighting plan has been submitted as part of the application. The
applicant must submit plans indicating the location, type and illumination field of all existing
and proposed site lighting. These plans are necessary to determine compliance with
Section 401,15.7 of the Zoning ordinance (outdoor lighting) and should he subject to
review and approval of city staff.
slat No existing or proposed sigage has been indicated on the submitted plans.
Any such signage will require issuance of a sign permit and verification of compliance with
Section 401.15.G.8 of the Zoning ordinance and Design Guidelines.
Gracing, Drainage and Utility Plans= The submitted concept plan provides a general
indication of site drainage patterns, although no contours or spot elevations are provided.
grading plan is required for the add itional building and Necessary parking area revisions.
All grading, drainage and utility issues must be subject to review and approval of the city
Engineer.
CONCLUSION AND RECOMMENDATION
The proposed building addition at 6120 Oren Avenue is generally consistent with the
provisions of the Zoning Ordinance and Design Guidelines. Issues that must he 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, our office recommends
approval of the site plan subject to the following conditions:
3
The site plan is revised to provide all required parking stalls (including one disability
van accessible stall) with bituminous surfacing and perimeter concrete curb.
2, A landscaping plan is submitted Indicati ng the size, type and location of all existing
and proposed site plantings, subject to review and approval of the City Arborist.
3. A lighting plan is submitted indicating the typo, location and illumination field of all
existing and proposed site lighting, subject to review and approval of City Staff_
4. All signage shall comply with the provisions of Section 401.15.G of the Zoning
O rdinance and criteria of the Design Guidelines.
5. All grading, drainage and utility plans shall be subject to review and approval of the
City Engineer.
6. Comments the Planning Commission, City Council and other City Staff.
pc. Kris Danielson
Mark Vining
Joe Anderlik
Larry Alm
r
q _
AT R _
LION
JIM
FAI '' -
�,�
j
a - *
, a
Vk
,
-Al
r7l I T
BAYPORT
Mgt
I m
RAYTO
WMWX
Ap
#—
j fy
1�
L •.. =
- 4
M - -
LEGEND General Basem
jg City Lira its
Buildings
etland/Pc�rdin Ares
0.. 0. Files
knC -
DTI City of flak Park Heights
' source City of Oak Park Hoights
i
r te* + f
rye* 4
} t
4a r
` s
_ 1 fir}
.
r T
d
'S
5
F � f
lk
lk
rid 5 �
• ++S � � 1*�,� } #�� f + � � i ° +" Cl �• �# r _ f
,�,[5 t,vc.'+m ^ ;,,�� oarr.. v:lcwrf+cus:rs►ca L � "[ � �� ' Mrrr.. ' K4` f ' � } ��'' `S
,{ � r dra fit �} � + � f ' ` • 1 � r�
41 � Cty � s t r i * 5 •:� c *+. 2 [ i � C " }` i +f+'`.4 k ilr 1 �� lx" a f ,Ci % a� s"
r.�
;F24
NN
•,f 1 \S�� +F��� h �' 4Y 1 Y{ #� f �'� 4 t 1 � " I' 1 +- * ��{ �� 'T 1 . } �1 L{�� +1 3 f l � �+ l'a �•��it {.� if � {�� 1 � �
� �Jr'f7':'•�_ # �S � - �Y �[ ����y } � } fir i *F'�S � µ x � ' r � + fn'+� .� // {�`r`.�l�f � ` � � ,� 7 "��Y�. ' �rt/ �'�h��e.} � r `}
• _ hid;' •FY Y Y1 S f � -�.: - {S W'+" kilAArfA+'ki+t f 1 rC �l. �1 ' {�I.�t .,`y+ I D } rt '} N •�•� 4
'.rrr�r =i'.�� i14�� l . • f�} r +' f+• '* ^ #"� �F � X � +�` �*} 5 ' i i].L:�� tt cr y+� � ��f ' +�'�� + � � #�ri ✓��� °.} �*'. f � S� � � s
�
tr �'�
}r�V {F7r` {�
- •L. "4 fJ S d
+r Sr, {
• +i,aii•�rr���k{ �� �• S� �, r � {• 4� ,� � S ;+C e +�'� S`�' f � ri s 4` �,r} S } � '�
4 `.i' # �t ✓r }f + �.i q7+• o- y* ! y 1 r Ire 3
w � #* �� r4 � 4 i I�Ci+11P.r.A ; d+�F�Vr�xaVi7 SPrPi•+ 1'+ c'PV�CF...1+4�•v+tiu#- 'r['�71r�' h
J• z S Yti' �rRL4V .4iS'�f471�'+al[TYY•{ y�
Y .
} Y {
i
N
"ai I I I X I I / / ! I / I � # ' # / / / / • # I � # ' / � � �
I' / Ar s • • • r
r sue;/ • +
i�
r 1 1 1 X 3
j f�R� 1��"Igl4sfrurt 4
i ! F
i
C
5
}
1
}
0
r+
♦rYlS+ yr - � - • ik — ^lV .. �,,.`{. - Try ter{
* t f l � S I i � I r� E f I� r I, r y i y . r . 3 T „_ , - �. , .r.'r�-- -Y•� ___ .....,,..I I i 1 r J
• r � rif }YS,r ii i;. r �� I 2 ii 1 , 4 r� 2, y5? !�I�t. i + 21
t Ei�r'
L 2 l l I;•. I 1 � F # 1 t I II .I,� E2 : �I ' €
1 , r�lf� !1 I { _ T.r;{
I�± ;k'i:t
� �:.�
,:C` l, {"T5.'�3� i ,, r I �I I pil. I Sit r s t I r t ,t }j; I r� �• ;
r,.i'":A:..i'
*r'�. *' -'. -� �,-{ `��:��, 1 {+�.1:'i` 'rll ! � ° f{ ; ; ik �i. { :f' f rl Ik E � r' x rl
`[ II � � ►� t ; �,:i�i�; }• � is 1 � l � ' k { IF I ; � I ;�� �,I+I i � I€ � " I; i
°-� --* k. —$ x.t Y r ��� + "� q "l':'�'G.: •F, # F f � � kl� .�E Ir! F � r y i I � I ',
f.._�Y �•__'_� f�] f� J 4. F � # I� $ F ISI I S
S.F �;;�1 �' � I�
.�.- ...,, ,�•'.3 " +'' "s
} !•�a�}.17SrY�F}71f F 1, rr � - sl t'' r 2 � ;'' a e i ''
�.f'..s ,1':.,. ±y4 }ff Y 1..1S.t:•';5�: 1r I li 2 f r k a f , II '.S!+ fkl L i {
: '1: ,�:. X 5 14
;:: 4'4 �1:2i' J #I 1, * t '' S 1 } [ [ r I ; jIL I `[`4 ' "•� ''` I {k! k # i
:" # } 3 +
lrElrl:[I !
+ i ' It �:� G "t' +L a'r I:I�' I I ! 7 'Fr {k' ',t
? G�f! IFI2 .l.'rt l iLli�Lll3rll!l�l ,r 1 :� I �a' 1 'r. � i 11I I t I �f '� k t �
.� LI CII „�I.
J
�TL,' ;�Lia.E�f „ ;�II� Il�tr'- 4�1� ?yl
T,; i; 1 i � k I ;' ' T � �} i ' � i i I f t t # {; '••.•, #'.. .T� *hr_ - ..� .«.- . ..M�. .,.. --•�' ••- -- ^�." — ��� I I I ��� 1 e I E ' � } t ' s
�}:'��'{; I�i�l: I �I I S �: I � it • i } s! Iti l "I{}I'y I I 7 �
!
}: I :[; I II i !
;� I
�
II� I• L �I I, `: F; { � 1 4 r� S ,� i I � � I ; L a ��,it I ', � I ; '
k
±I
;' :I �'�� I, r'�'. �+`,��1, � �! � F L f i 4 � � �i� } J • �i�' ' !BFI` 4 � k �
r I 1• 1 -1 I I k t I � + � kI.F €I��L �� � � I f _, ..�,E 1';* �2 - -'�'�
r1 j�+.a � Er � I 1 r I a• a ' r f [ f ii;l ;� I I `
�� r I r r • F � I I I I !'s ....,...� -., ,; T r .. .:; _�. - ' v 6 i � ��-- '•�t.•, a � � r
i � i ii � � 'f 2 II$ 12i1�€ '' +� l; $ l E � '� i# •l�E��t1,��� € '! � 1 i i i -
M1 �'
L
. l t r2 1
1 3
0',
"I
` I I [k a
�I�
� ITiijf
ri 1 I
�I1LI;. �� 1 ! � + { ! 3 r! � 'jj 1 ��I '�it'I ii ; � 1P r �.�..� L •j .�....'._., -. a
■
VaLIrwpft t x �
4 4 }
o i
I
4.
■
3270 BELLAIR AVE,
x
rt
e
�x
Z- 0 1181 X 3
1
k
I
ii''j'I7 pt
' 1 l;t ' Ta 2 i'4'!5 .r Is l lis rf 111 IF I i II;II I i
1 1'I I lit
4. �t11[1 I$ � 11li
�i�� f!$��kl ark r3 1 51 a I 3 is
� Ir r
E.f� {4 L
+r
1: f1
if I
� I t
[[ #li f #
a �b ' I
q 9 F
t - }
„
x
N
i ii{] la '� a + tlall� 'r 1
i E f r
7 j { E €I i El� F i € BFI !I{S }
di f ,
�'� C e 3 I [ I• 1 � 1 �[ i F [ k F S ss
i
, ��I �.i ,•
I•rI�� �:
1 + � ? Iik�i�li S
r
i1i{1111!•••�� ,��; �: i I �F {� {$ 11 F kl� ±l ��� ; ��� k ifl1� � {i
� ' iFII� [i] j Jirlr i ill ��I!;i?
t S � F E F E F a
iJl$I I #i i
! I 1 F a•'IFl I+
1 I k G11
'
t i I!FIE
J 3 j J ii i] 1 i1
Ike ;r[1i� I 3
k! S� 1
k
i a1
� C
F {5 w
c
ru.R�...r1n�
I
0
V THWI D BUILDERS INC. 4
70 BE t AIR AVE �
WHITE BEAR LAKE:, MN. . 85110
(6 1 2)773- 87 P- pnmpm,vpwm r i
-- - I . .1 1. 1 1 1 1 1 1 1 1 . 1 1 1 11 I I I I I. 1 1 I I I I I I I I I I I I I I I • I I
L -0 1191H
x
1
sl i 1 F}
}i � � � SiS31:s. 1:i4
3 I i Lf i • S!`.ki�r Ar}M � ,, � �.� Y.. � • �� ]
I
I
1
1E 1
F 1k
1 r
I Ik
�p
r �F
EI t!
11
CI
11 rl
rl k`
FI kk
l FI IC
!
FI
1 I � r a►
17 11
Fk
rl S �1
11 kl
11 11
11 1�
` 11
1
1 CI
1 11 F
! !
! �1
� 1a
> Et
KF k kl
,R
+ k kl
r Fk
1 kk
E IF
I rl
k 11
k II
k kC
C II
1 FI
I 11
I II
1 FI
I t 11
1 F� 11
1 f II
1 11
1 11
Y 11
1 11
I
kt
AMA^ M
• 4' y � } I
4
n1114���I�L mv�
SO UT HWIN 1 BUILD
} { t � I L D E INC.
3270 BE OR AVE.
WHITE BEAD L Jl�3 KE,MN. 5 1 10
617.7'
ln�
i
C
5
1191HX
i
f '
'r
F,
Fl
05 _
ra
i
I x 4'
1 �a kR
1 F
4E
II 11
1 11
f
II 1 �
19
I
I�
li ai •
11
r kE
E k[
�C EI
}k 11
#k
�p 11
pI 1!
IF 11
II 11
I]
is i
11 }`
t[ I
! Tj 1
11
II Ii
ii al
11 kk
I kk
E II
jl l!
!1 II
P 1!
I 19
I! I�
II Id
C
� II
k ! 11
! II
0
Y/PIYMMIYIIiM 7�IIwl 7l�Yy MiMFr
i
7 1
{
S w
3 2 70 DM AIR AVE.
WHITE BEAR L KE, N. 5511
(6 12) 77,3 -8780
-- .. � - - - - -M1.. .., �, .... -. _....,s�= . -...� � .. - - -- --- - - - --- - --- -- --- .. -... ._ t =- -.,�.- -' �l ^.T. .. �� _ _ • �r \ .-. -.- _. - ..- ,.. -�,, � ,.-- . -. "S. �_..>_ _ ";:,'l; :.......,�.- ___- 1'- .- ... -..� ,-__ -f