HomeMy WebLinkAbout2007-06-06 NAC Planning ReportNORTHWEST ASSOCIATED CONSULTANTS., INC*
4800 Olson Memorial Hi Suite 202, Golden Valle MN 56422
Telephone- 763.231 .2555 Facsimile: x`63.231 .2561 plan ners@nacplannin
EkCLOSURE 2 1
PLANNING REPORT
TO:
FROM:
DATE:
RE:
FILE NO:
BACKGROUND
Eric Johnson
Scott Richards
June 6, 2007
Oak Park Hei — Lowe's Home Center: Conditional Use
Permit for Outdoor Stora
798.02 — 07.04
Ozark Civil En on behalf of Lowe's Home Centers, has made application for a
conditional use permit to allow open and outdoor stora of truck trailers to enclose
pallets and used appliances on the south side of the store, located at 5780 Nova Scotia
Avenue North. Three deliver trucks will also be stored within the stora area on the
south side of the store. To screen the trailers and the deliver trucks, additional fencin
bermin and landscapin will be constructed.
The subject site is currentl zoned B-4, Limited Business District. Open and outdoor
stora is a listed conditional use within the B-4 District. Approval of the PUD g eneral
plan for the Lowe's Store was g ranted b the Cit Council in November of 2005.
Attached for reference:
Exhibit 1:
Site Plan
Exhibit 2:
Gradin and Draina Plan
Exhibit 3:
Landscape Plan
Exhibit 4:
Detail Plan ( Drawin g 12
Exhibit 5:
Detail Plan (Drawin 17)
Exhibit 6:
Ma 15, 2007 Letter from Robert Fiebi
Exhibit 7:
Site Photo (to be distributed at meeting)
�,
a M . -_ a 64
Comprehensive Plan. The comprehensive Plan guides the subject site for
commercial land use and as such, the retail development is in compliance with the
Comprehensive Plan.
Zoning. The subject site is zoned B -4, Limited Business District. The retail
development is allowed under the B -4 District and open and outdoor storage is a listed
conditional use. The PUD approval in November of 2005 included allowances for areas
of outdoor sales and storage in the front of the store. No outdoor storage was allowed
for the rear or sides of the store (except for the garden center) as part of the original
approvals. A conditional use permit is required to allow the requested outdoor storage
at the rear of the store.
Project [description, The applicant has requested that two truck trailers be parked for
storage at the rear of the Lowe's Store. one trailer would be used for storage of used
appliances that are later recycled. The full trailers would be removed approximately
once or twice a week with the frequency dependent upon the volume of merchandise to
be removed. A second trailer would be used for storage of pallets. As with the
appliances, the pallets are recycled and will be removed approximately once a week, or
as required. The trailers will require approximately a 12 foot width and are to be parked
on the south curb line of the driveway. The trailer height is 13 feet.
Lowe's also proposes parking two box trucks and a flat bed truck that are used for
deliveries in this area. The delivery trucks are currently stored overnight in the
southwest corner of the Lowe's lot. Staff has suggested that the trailers be moved
along the south curb line adjacent to the proposed trailer location. The revised site plan
reflects the new storage area for the trucks on the south curb line.
Proposed Screening p creenin and Landsca in The plans indicate how the storage area will
be screened and landscaped from 58 Street and Nova Scotia Avenue. From the
south, the existing six foot berm and eight foot fence and landscaping will provide more
than adequate screening. From the east, the storage area would be visible from Nova
Scotia and the townhome development. The plans indicate constructing a five foot
retainin g wall with an eight foot solid fence and landscaping on the east side of the
storage area to block views from Nova Scotia. on the southwest corner of the property,
the berm and fence will be extended from the south side along the west property line,
approximately 110 feet to the north. The berm is proposed at two feet with a 10 foot
p p ]�
fence to match the existing. The Zoning ordinance allows for up to eight foot fences for
screening although a 10 foot fence can be approved by the City Council.
The final berming, landscaping and fencing plans shall be subject to review and
approval b the city Engineer, city Arborist and city Planner. All fencing, screening
pp y
and landscaping shall be in compliance with Section 401.15.E of the Zoning ordinance.
Other Screening Issues. A site review has shown that landscape materials are being
stored above the fence of the garden center. As a result, the materials are clearly
M
visible from 58 Street. All merchandise will be required to be stored below the garden
center fence.
Additionally, merchandise is visible through the fence on the east side of the site,
adjacent to Nova Scotia Avenue. A screening device will need to be added so as to
male the merchandise less visible from the street.
Conditional Use Permit criteria. Section 401.301.E.4 of the Zoning ordinance lists
the criteria for review of open and outdoor storage. Review of these criteria for this
application is as follows:
a. The area is fenced and screened from view of neighboring residential uses or if
abutting a residential district in compliance with Section 401.15.E of this
Ordinance.
Provisions for additional screening are being addressed as part of the
conditional use permit approval.
b. Storage is screened from view from public right -of -way in compliance with
Section 401.15.E of this ordinance.
Additional perming, fencing and landscaping is to be added to screen the
storage areas.
C. Storage area is grassed or surfaced to control dust.
The storage area is already surfaced with concrete.
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.
No changes to lighting are proposed as part of this application.
e. The provisions of Section 401.03.A.8 of this ordinance are considered and
satisfactorily met.
There should be no adverse or negative impact to the health, safety or
welfare of the City or surrounding neighborhoods as a result of this
application.
Lighting and Signage. There are no lighting or signage issues related to this
application.
Design Guidelines. There are no conformance issues related to Design Guidelines
for this application.
91
CONCLUSION 1 RECOMMENDATION
The applicant has submitted the necessary materials for the proposed application. The
proposed outdoor storage and new landscaping, fencing and berming are consistent
with the requirements of the Zoning ordinance and Design Guidelines, as well as the
direction of the comprehensive Plan. Based upon the information contained in this
report, our office recommends approval of the conditional use permit for open and
outdoor storage subject to the following conditions:
All outdoor storage of truck trailers, box trucks, and flat bed trucks shall be within
the areas indicated in the site plan dated June 4, 2007. No more than two truck
trailers and a total of three delivery trucks shall be stored at one time.
2. The berming, landscape and fencing plans shall be subject to review and
approval of the city Engineer, city Arborist and city Planner.
3. No merchandise or storage items shall be stored above the garden center fence
on the west side of the building.
4. Merchandise within the fence storage area on the southeast side of the building
shall be screened so that it is not visible from Nova Scotia Avenue. The
applicant shall provide a screening plan subject to review and approval of the
City Planner.
4
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