HomeMy WebLinkAbout2000-10-04 NAC Planning Report • •
NORTHWEST ASSOCIATED CONSULTANTS
NFI COMMUNITY PLANNING - DESIGN - MARKET RESEARCH
PLANNING REPORT
TO: Tom Melena
FROM: Jason Lindahl / Scott Richards
DATE: October 4, 2000
RE: Oak Park Heights — Roof Tech Expansion Site Plan Review
FILE: 798.02 — 00.08
BACKGROUND
The applicant, Roof Tech, Inc, is requesting site plan approval to allow the construction
of one office and one storage addition to their existing building located at 14520 North
61 Street Court. The first addition is approximately 300 square feet in size and will be
constructed on the east side of their building. The second addition is approximately 600
square feet in size and will be constructed on the west side of their existing building.
The subject property is zoned B -2, General Business District.
Attached for Reference:
Exhibit A: Site Location Map
Exhibit B: Floor Plan
Exhibit C: Elevations
Exhibit D: Landscape Plan
Exhibit E: Certificate of Survey
ANALYSIS
According to Section 401.15.H.3 and the Design Guidelines, all commercial building and
site plans are subject to review and approval by the City. The criteria used to review a
site plan and staff's findings are outlined below.
Comprehensive Plan. The expansion of a commercial use on this site is consistent
with the City Comprehensive Plan. According to the Proposed Land Use Map, the site
in question is guided for commercial use. In addition, the Existing Land Use Map
indicates that this site is surrounded by other commercial uses.
5775 WAYZATA BOULEVARD, SUITE 555 ST. LOUIS PARK, MINNESOTA 55416
PHONE 612-595-9636 FAX 612-595-9837 E -MAIL NAC@ WINTERNET.COM
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Zoning Performance Standards. Within the B -2 District, the office and attached
storage facilities are permitted uses. The proposed site plan is in compliance with all of
the performance standards for properties in the B -2 District. These standards are
illustrated in the chart below.
Setback Standards for Properties in the B -2 District
Setback Standard Proposed (North) Proposed (South)
Front Yard 40 Compliant Compliant
Side Yard 10 Compliant Compliant
Rear Yard 20 Compliant Compliant
The chart below illustrates the lot and building height standards for properties in the B -2
District. This application does not propose any changes to the lot area, lot width, or
building height. The existing lot and building meet these standards.
Lot Standards for Properties in the B -2 District
Criteria Standard Existing Status
Lot Area 15,000 sq. ft. 17,919 sq. ft. Compliant
Lot Width 100 ft. 122 ft. Compliant
Building Height 35 ft. 20 ft. Compliant
Building Materials. The existing two -story building has a T1 -11 siding (formed wood)
exterior. The northern addition will be single -story while the southern addition will match
the two -story existing building. The Design Guidelines indicate that in the case of
commercial and industrial properties, any expansions or additions to buildings must
have the same or superior materials as the existing building. Both additions will match
the existing building materials.
Parking. The off - street parking requirements for this type of use are outlined in Section
401.15.F.9. It requires that the office portion of this business provide three stalls plus
one stall for each 200 square feet of office floor area. Given the office portion of the
building (900 square feet), this business must provide eight off - street parking stalls. In
addition, the site must provide one parking stall for each 1,500 square feet of
warehouse. This site has approximately 1,500 square feet of warehouse area.
Therefore, this site must provide a total of nine off - street parking stalls.
Currently, the site has a bituminous surfaced parking area. According to Section
401.15.F.4.h.14, all parking stalls shall be marked with white or yellow painted lines not
less than four inches wide. Therefore, staff recommends that a condition of approval
require the applicant to provide at least nine striped off - street parking stalls. The
Zoning Ordinance, in Section 401.15.F.4.17, requires all off - street parking to have a
continuous concrete perimeter curb barrier. The City will require curb and the applicant
has indicated that it will be installed as part of this project.
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The City Engineer will review the drainage requirements on the site and determine if
concrete curb is necessary on the property line adjacent to the parking lot of the existing
business to the south.
Landscaping. The applicant has submitted a landscape plan and a revised landscape
plan. However, these plans fail to illustrate the size and species of plantings. The
applicant must submit a landscape plan with these details for review and approval by
the City Arborist.
Lighting. The applicant has not submitted a lighting plan. If any changes are proposed
to the lighting for the site or structure, the applicant must submit a detailed lighting plan
demonstrating that the exterior lighting meets the performance standards outlined in
Section 401.15.B.7.f.
Signage. The applicant did not submit any sign plans as part of this application. The
applicant does not intend to alter the existing signage. Should the applicant choose to
alter the existing signage, they must submit to the City a sign plan that demonstrates
that both the existing and proposed signage meet all the performance standards for
signs outlined in the City Code.
Grading, Drainage, and Utility Plans. The applicant did not include with this
application any information regarding grading, drainage or utilities on site. The
applicant must submit detailed grading, drainage and utility plans to the City Engineer
for review and approval.
RECOMMENDATION
Staff recommends approval of the site plan to allow one office and storage addition to
the property located at 14520 North 61 Street Court. This recommendation is based
on the findings contained in this report and subject to the conditions outlined below.
1. The applicant must stripe their existing bituminous parking area to show nine (9)
off - street parking stalls. This striping must be white or yellow and four (4) inches
wide. All stalls must be nine (9) feet wide and twenty (20) feet long.
2. The off - street parking area shall be provided with a concrete curb and perimeter
subject to review and approval of the City Engineer.
3. The applicant must submit a landscape plan illustrating the number, size and
species of plantings. This plan will be subject to the review and approval of the
City Arborist.
4. If any changes are proposed for the site's exterior lighting, the applicant must
submit a detailed lighting plan that demonstrates that the site's exterior lighting
meets the performance standards outlined in Section 401.15.B.7.f.
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5. The applicant must submit detailed grading, drainage and utility plans to the City
Engineer for review and approval.
PC: Kris Danielson