HomeMy WebLinkAbout2000-04-03 NAC Planning Report N O R T H W E S T ASSOCIATLD CONSULTANTS
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I NC klrol* COMMUNITY PLANNING DESIGN MARKET RESEARCH
PLANNING REPORT
TO: Tom Melena
FROM- Scott Richards
DATE: April 3, 2000
RE- Oak Park Hei — Glenbrook Lumber and Suppl Inc.
Conditional Use Permit for Outdoor Stora
FILE NO: 798.02 — 00.01
EXECUTIVE SUMMARY
Back
Glenbrook Lumber and Suppl Inc. has applied for a conditional use permit to allow for
outdoor stora of buildin materials on their site within the R Transportation
facilit The buildin and surroundin propert is located at 5302 Sta Trail
North and is leased from Oak Park LLS. The application for the conditional use permit
had been submitted prior to the March Plannin Commission meetin but a complete
site plan and other information was not received in time to consider the re
Glenbrook Lumber utilizes this facilit for construction of buildin components. The
components are built completel within the buildin but the outside stora area is used
for materials and finished product that has been prepared for deliver Access to the
buildin is throu the R site with shared a in both the R and
Glenbrook leases. The subject site is zoned 1, Industrial District in which open and
outdoor stora as an accessor use is a listed conditional use.
Attached for reference:
Exhibit A- Overall Site Plan
Exhibit B: Shared Access Plan
Exhibit C- Fence Plan
Exhibit D- Site Elevations
5775 WAYZATA BOULEVARD, SUITE 555 ST. LOUIS PARK, MINNESOTA 554 1 6
PHONE 61 2-595-9636 FAX 61 2-595-9837 E-MAIL NACU WINTERNET.COM
ISSUES ANALYSIS
Comprehensive Plan. The land use plan recognizes this area as highway business/
warehouse in which light manufacturing and storage is considered as a conforming use.
Zoning. The I, Industrial District and specifically Section 401.32.E of the Zoning
Ordinance requires a conditional use permit for outside storage areas and fencing to
screen the view from neighboring residential areas and from the right -of -way. The
storage area at the front of the building is clearly in full view of the right -of-way and will
need to be screened. once the Ryder buses are in place, the view of the building and
storage area w i l l be limited, but the buses will not remain on the property at all hours of
the day.
Fence Plan. The applicant has provided a plan indicating eight foot sections of sic
foot high chain link fence at each corner of the property. wind screen fabric would be
installed to limit visibility. Staff does not find this acceptable and would require six foot
board on board fencing to screen the outdoor storage area on the south, east and north
sides of the leased area. Reasonable openings in the fence on the east and north sides
would be allowed for access to the site. The openings would be positioned so as to
minimize any views into the site from Stagecoach Trail or the adjacent residential uses.
The applicant w i l l need to submit a site plan and fence details that would be subject to
City staff approvals.
Trash Enclosures The applicant will be required to store the trash indoors or the trash
container will need to be completely screened by the required fence or in a separate
screened enclosure.
Lease. The owner of the property has submitted requested information related to the
lease and the access for the Glenbrook site. The leases for Glenbrook and Ryder
provide shared access from Stagecoach Trail to the east and north sides of the
Glenbrook site.
Conditional Use Permit criteria. Section 401.32,E of the Zoning ordinance requires
the consideration of criteria for open and outdoor storage in the Industrial District. The
criteria are as follows:
1 . open and outdoor storage as an accessory use provided that:
a. The area is fenced and screened from view of neighboring residential
uses or if abutting a residential district in compliance with Section
401.1 5. E of this ordinance.
b. Storage is screened from view from the public right -of -way in compliance
with Section 401.1 5. E of this ordinance.
C. Storage area is grasses or surfaced to control dust.
2
d. 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 section 401.15.B.7 of this ordinance.
e. The provisions of section 401.03.A.3 of this ordinance are considered
and satisfactorily met.
With appropriate fencing installed as per the approval of City staff, the site would meet
the screening criteria. With the improvements made by Ryder, the site has been
completely surfaced with asphalt. Lighting would need to be brought into compliance
with the Zoning ordinance and would be a condition of this approval. The site, if
properly screened, would satisfy the conditional use permit criteria found within Section
401.03.A.3 of the Zoning ordinance.
Escrow. The Zoning ordinance allows the City Council to request security in the form
of cash escrow to ensure conformance and compliance with the conditions of the
conditional use permit. The security shall be in an amount equal to 1 1 /2 times the
Building official's estimate costs of labor and materials for the proposed materials. The
City shall hold the security until completion of the proposed improvements.
RECOMMENDATION
Staff recommends approval of the conditional use permit to allow for open and outdoor
storage of building materials at the Glenbrook Lumber and Supply facility with the
following conditions:
1 . The applicant shall submit a site plan for six foot board on board fencing to
screen the outdoor storage area in the south, east and north sides of the leased
area. Openings in the fenced area on the east and north sides shall be allowed
for access. A site plan and fence details shall be submitted to the City staff for
review and approval.
2. The trash generated on site shall be stored indoors or shall be completely
screened if outdoors, subject to City staff review and approval.
3. Site lighting for the Glenbrook facility shall be brought into conformance with the
Zoning ordinance requirements subject to City staff review and approval.
4. A cash escrow equaling 1 1 /2 times the City estimated costs for materials and
labor shall be submitted with the application for a building permit.
PC Kris Danielson
3
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