Loading...
HomeMy WebLinkAbout1999-04-17 Planning Report N NORTHWEST ASSOCIATED CONSULTANTS INC COMMUNITY PLANNING - DESIGN - MARKET RESEARCH PLANNING REPORT co/'y TO: Tom Melena FROM: Cynthia Putz -Yang / Scott Richards DATE: April 7, 1999 RE: Oak Park Heights - Secure Mini Storage PUD /CUP and Site Review FILE NO.: 798.02 -99.07 BACKGROUND Secure Mini Storage is requesting a PUD /CUP to allow the construction of three mini - storage buildings at 5710 Memorial Avenue North within the Kern Center. Secure Mini Storage has four existing mini - storage buildings on the site and outdoor rental parking stalls. The site is zoned B -3, Highway Business and Warehousing District. Attached for reference: Exhibit A - Site Location Exhibit B - Site Plan Exhibit C - Existing Landscape Plan Exhibit D - Floor Plan Exhibit E - Elevations ANALYSIS The site is zoned B -3, Highway Business and Warehousing District. Section 401.15. B.4.b of the Zoning Ordinance states that except in the case of planned unit developments, not more than one principal structure shall be located on a lot. Therefore, a planned unit development is required for this site. Mini - storage facilities are permitted as a conditional use provided that the following provisions are met: 5775 WAYZATA BOULEVARD, SUITE 555 ST. LOUIS PARK, MINNESOTA 55416 PHONE 612-595-9636 FAX 612-595-9837 a. At least 20 percent of the site is open, green space which is sodded and landscaped in accordance with a plan approved by the City Council. Thirty -nine percent of the site is green space. No additional landscaping is proposed. The existing landscape plan shows that the site is screened by Black Hill spruce along the northern and southern boundaries of the site. This will be verified by a City staff site inspection. b. Building coverage shall not exceed 60 percent of the lot area. Building coverage will be 29.5 percent of the lot area with the proposed site plan. c. Parking, loading, driveway and fire lane design shall be subject to review and approval of the City Staff and Fire Marshal. The site requires six parking stalls, four for the office use and two for the caretaker's apartment. The front parking area includes six stalls, one of which is handicapped accessible. The parking area meets City and State standards for number of stalls. The storage buildings do not require parking stalls in that the drive aisles serve that purpose. d. Adequate space is provided for snow storage. Snow storage may be a problem on this site. Some space is available along the southern boundary of the site; however, the Black Hill spruce planted here will take up most of the area. A small area is also available in the northwest corner of the site and along the edge of the woods in the southwest corner of the site. The applicant shall provide a snow removal plan as a condition of approval. e. Fire hydrant location shall be subject to review and approval of the Fire Marshal. Fire hydrant location shall be subject to review and approval of the Fire Marshal. f. All driveways and parking areas are to be hard (blacktop or concrete) surfaced and adequate turning radius for fire truck maneuverability is to be maintained throughout the site. Designated snow storage space is to be provided to insure adequate and safe access during winter months. The parking and drive aisles are completely paved. The front parking lot is provided with concrete curb and gutter. Adequate turning radius is maintained. g. If an `on- premises" caretaker dwelling unit is provided on site, constructions of said dwelling unit shall conform to all design standard regulations for dwelling units of the 2 Minnesota State Building Code and the Oak Park Heights Zoning and Building Code. The occupancy and minimum interior and floor area standards shall be made available for said dwelling unit in conformance with Section 401.15.F. A residence for a full -time caretaker is provided on -site. h. Any structures having exposure to an adjacent residential use or public right -of -way, park, or similar public use areas shall be of brick, rock face block, natural stone, wood, or stucco facing material. The proposed buildings will not have exposure to a residential use or public right - of -way. The new buildings will have painted, smooth -faced concrete block walls with pre- finished standing seam metal roofs. These are acceptable materials. i. No retailing, wholesaling, manufacturing, repair, or other such activity other than storage is to occur within the self storage, mini- warehousing facility. Only storage is proposed for the site and only storage will be allowed. j. Adequate analysis and provisions are made to resolve issues related to demand for services. No use shall be allowed that will exceed the City's ability to provide utility, police, fire, administrative or other services to the site. The proposed use does not place excessive demands of City services. In the summer of 1999, City sewer and water will be extended to this area. k. The provisions of Section 401.03.A.7 of the Zoning Ordinance are considered and satisfactorily met. Section 401.03.A.7 states that the City Council and Planning Commission shall consider possible adverse effects of the proposed amendment or conditional use. Their judgement shall be based upon, but not limited to, the following factors: a. Relationship to the specific policies and provisions of the municipal comprehensive plan. b. The conformity with present and future land uses in the area. c. The environmental issues and geographic area involved. d. Whether the use will tend to or actually depreciate the area in which it is proposed. e. The impact on character of the surrounding area. f. The demonstrated need for such a use. g. Traffic generation by the use in relation to capabilities of streets serving the property. h. The impact upon existing public services and facilities including parks, schools, streets, and utilities, and the City's service capacity. 3 A mini - storage use is compatible with present and future land uses and the Comprehensive Plan. Existing woods will remain west of the storage buildings. Additional mini - storage buildings will not depreciate the area or impact the character of the surrounding area. Secure Mini Storage feels there is a need for increased storage facilities. Traffic generation and the use of City services will not create a problem. Signs. No new signs are proposed. Building Code. All issues related to compliance with the building code and fire suppression measures must be complied with in accordance with City Code and recommendations of the Building Inspector and Fire Chief. Any new industrial buildings over 2,000 square feet require fire suppression systems unless adequate separation is provided within the buildings. CONCLUSION AND RECOMMENDATION Based upon the preceding review, our office recommends approval of a PUD /CUP to allow the proposed use subject to the following conditions: 1. The existing landscape plan shows that the site is screened by Black Hill spruce along the northern and southern boundaries of the site. This will be verified by a City staff site inspection. 2. Parking, loading, driveway, fire lane design, and fire hydrant location shall be subject to review and approval by City staff and the Fire Marshal. 3. A snow removal plan must be submitted. 4. If any new lighting or signs are proposed for the site, plans must be submitted. 5. All issues related to compliance with the building code and fire suppression measures must be complied with in accordance with City Code and recommendations of the Building Inspector and Fire Chief. 6. Any other conditions of the Planning Commission, City Council, or City Staff. pc: Kris Danielson Jim Butler Tony Vavoulis 4 i / ,--- CNNN 4 EN , . Secure Mini Storage 1 4 4 , 0 • %op . ) 0 <,; `rZ & ........i i a ■- 55TH STREET 11 0 � ____) y r ,_,, O O / / / < [ 1 / / LEGEND N N City Limits ( Wetland /Ponding Areas A 300 0 300 600 Feet 1 1 g' y KERN CENTER - BASE MAP NAG City of Oak Park Heights Exhibit A - Site Location air= (no m 9111e-A7 (LU) 31011d °e 'FI .e I 4 yy 1e "o W1063411RN 'MORN A 3,E9® tl rue ratan aos�nw vfl fl 1l ea 1M MIN' 1f9 B4J© ous ■ 133" a 74"2"C" aae ("2 lc" cotes norm= d �... •11�HNINdWO" HOM =13 U ' JM S31Vp06SY 331' Y 3NJOnM �-"� p. I Ind N6 :ay®dc CO . t+ .r) X w g �.I r �1< , I < 2 g., H1?JON 3nN3'W 7'v'IZIOi aw • O 3NriNa1N3O • Isi E a 1.4 3 >13C11r t 1307119 0000eIr 4013431N3 a 1:1 !II I!! lil _Z.': - - '' 6 / 1 . ? , _4 t-,- _Th 1 1 — _ ::— / — III I 1 i ., „, \ ! � ♦ ! _ 1 � 1 1 ; Maul Jra.sa99 swam � ' j it W , v' i __ INS I zia it 4 , ( J , / i i 1 1 �� /i II 1 \ I ;� 1\,____ (1-'— -- - - - - -- c - -_i-- 'a i 1 1 I � - g - --- - ---`- -- -- [ .v.rn.rr_. .a,,,mra � {L I a Q O I Y' � 11 j 1 1 / Wfk + d la j _u 1 I ii Q 1 � jl 13343tlVP919CLL I I �t - - -'Y6 N A ! ';• 0 Nno4 vNIa71n9 vNI1sIx3 1 i 1 1 I ., ! ; / ( tt --119 ! I 3 i IfIii lu 6 :ii - vet!, 11 \ ; ,___ * _ __ -__ ___ 1 b `'11�� h ' W 071 .EE kg, r y F z a w: 12 i I� r 133d 3MV1lJ9 9V96 � W 1 -:: _jm ; - QQ u a 33 JI - 1 9Na -In9 9lllsIX3 �I a ill jw S ! W i I 1 1 , o cn 0 qw ill W zol 1 I I ! z v u 1st aI x jij w ' % 11 - ,6 l t 7� a K +� ; 1 4n m _ ¢ ll • 4 W. 4 i ? i - /.R - .IE YIt�'7-- 1 ' - • - _ il I , ' �! 1- i I 11 - S I i 9 - In ! t X X rn` ! I W 1 I ot 1 mgr 1 1 1 1 � i 0 1 9 IC1 9 'Nils X3 I I , - . i- Erg e I Z 6 I i P n I \ 1 ` 1 N : - - - - - -- ,VVId1.L - g orea,ela .*1.1.2123.- -- -- i ` I - (I . ,+} II I r 1 • ,g .1 6 BP 9 9 2 2a b 9 _ � 11 X i rdLE I li t, I Z `r 1 � u i 1 1 1 I : i s i I 1 �i.1 i :__ 319V' L91f91 ♦\� i i,, y � p j - ir� '41'0 1 ' � � �. 7`l l� IIIn9 fTIBN (9�g�CC(' I ,- Y- ill yp4 I .95C.t1{.� f �.� � � .5ix,. � '� g ' r f1 ` 67 I Z� 5' 41 n b r a I t 1n i �. • F 6 , i1WWil Z . 0 ,, mn ,116I a e 2 -- i iL m: i + S I ,, S 1 1 1 I �l ii, b V FF �� it -- 1� .� • - �1 1 9i` fli 1a - -- $ - -mil pp ice \ ♦ \ \ \ �'� j /e / � i � - -746 4 56 - -4 \ ♦ .ma r • . 1 : - ! _ ,,� • 6 5 ; Y j, i o i i ,.„.4.,„„,. 0699 i 1 i J.33d 4;0110; IC11 i o n ° e �� � i' ' _ -f ' --Li6 r 11 1!1 i i 6.9NI�'BfkAimam i $ 9.ivNE; 119 i i 3 , _ -- /' - . al a 7 y , Ds L • $� ��� - , l i1 fl .49 ''; y --- ---- _ © S4�Ofi �I�tl�9t3 - - y - � i 1 1 o —1-r- -- __ : � \ \ �------ -- - - - - -- -- '' '' - - -- - - -- - -- __----ii e_ z it ilti f if!! .♦ 3.65 .90 0£N a avwvala CAW w,un a o ` i y , ; , ,, : ) , !,,.. , 1, , 11 •S d WO I .MNk "IN ERR IWIPdn Pfi 00 7 P f7® n -CK r. <^ NMI M �w ®Ub'�AJC � ®635 ... SP,,,,,w P COM p !iviIr-, WHOM 3111rd NIVO - 10�11tl0iiH ill ! rs ai•• i uff�� a s ?� u 0 X w • HJ. ON 3nN3'W 7'P'INOW3W O 3NI ti 0 A 2 0 m.Ll .Ll VL9 m : 1 \:1 O u � r 0 n .3 T '' I U ! - u 3 e NnO vNlarin9 vmusIX3 iiii i i i I I i 0 5 .. 4 ,,,,, — — Vi, t 46. 4 1 J 2 4 i I 1 #i 1 1L, ii 1 ; e , - ilj 1 e4 1. g S iA ei 1..4- o + F — 33z1N1 =7NICfIn9 'NI19IX3 — ` i, 3 1V ° u () V LL Q 3 \ r + _ i Y . n 4 ' . I g g al i. 0 0(1119NId1Ifl JNllslx3 \ I 3 P ' 0 a 90 rf' 3AI 9NICI1In9 r 0 ? 0 1 r \ \\ w 4k . ; 2 n I- 9v A 1 \,\ I I \ ,%i N3A3s 9NIa1If9 I X19 9NICIlln9 I \ NI'V1.4 I1 01 3NI1 90OOfT1 9NsIX3 I I. \ \ ■ _ ■ _ _ \ I LZle'V `\ a.66 .90 m N \ , • M Lon (a+1 xw ss-e t C I) Mid `M "a ■M4le �9a P(R IJ;�FM �( ® 11101 -[H'SB v 1 JI/ Y1 1) Mi 11 awx o wvox ms 11 1 x■Vti■ a Iw gSng'��C9 �@�4 6�4� ' e-a Ind l 1 .M�' 1�3�9d C ■ . ^ i X W a - warn 2.17151 row 9 rMII�41• O ,4 ., — 1 51 - -.....- L I I I H = 1 - j if :0 1 - – – � — — 1 ti y' 'D3 Ca .F.06 J Ad it J 1 �I�..6 1 I St a N. - - - - I 1 '�' & II I II + I 1 1 _ _ -ll + _ II - II 1 II 7, -.V -- - - L'� ! - I I 1 -- � � � gg 4 � � � a� a i � _ _ II I II ' I° 11 11 b 1 1— I __ - II - --I -- Y I 3- I £ -- 11 3 1 'r' 11 \ - --I -- r i �� I it. e 1 ,, II &� 1 11 g 1 1 V t $ - 1 N ± w II 69. r 1 — I - d r II I I 3" 7 __ r •----- ' ; il 1 I I . -- IL — — It 11! 1 u 1 i I I ° I -- --� - -- i I it 2 J I 311 — � J,m a s 1 39 1$ Q -- $f 11 1 11 a t b4 'Iry 3 1 I g- S 6 ill 1 L Il o I s -.v I a \ L v .v J , — a I _ V 4- — = — v�mm1 �xraevu .e A , i ;? _ _ _ _ 11 t 1 w dxa If I 11 : . I 7 I II I II i E - -- -L II 3 Il J o® 1 a -- -1 t 1 1 &i 1 1 N- — ..mil- o ____________L___ 11 I 11 — — 1 11 >f«' 1 I I 0 1 / 1 11 3 _ ; 11 I t _ I II 1 t 9 tro L I J i n ? Lh [ I 4. 4. — — le 037W4 =Oa le 3 -- I s J I k I b J _ _ o- i — + u,4 J 1 'L °I (I , -- -1= N. 032Nd ClaIVOtta9 - e Aartravw Ar Iy e - l i A- .I•.dl 3.101111 Wahl .m a-.v6 i / / .•-.G6 1 • • r fwe-.I aN) ew swtn aI.) 7101tl t _n 4r Cb � °� �� � @ ccrus ,Inuauun awl axvroe ma wrn. � �• °(�Mn •�6' � �� r •a. • ::: B I I rows : _ ! 3 ' Y s summa+, w pow - vevNous Q w El 2 x w i i 1 i rTJ fi gO. i j I 1 1 i 13 % i.. E- i p 1: H o # , g 111 a ! m ock 3 .anc - -. '!J A , 4110 i lIIIIIIIIIIIP 11 r . 6 , — I 113 i I d r ---- 1 6 1 Pj. I II 1, w ■y p Lii ' k i 0 ; iiiiiiiiiigiiiiiii i + $: ,-. • 111101 n "a Y I 7 _• 4 1 ‘.) i • 1 46. i? 1111■11111•11. i is. _. 1 \ ! I! I IL r tc4 : , 1 1 4 - 1 \h/ ,, ih mil 113 �„„ J ib :IL, 0-i e/ 0 a g Ili 1 5 2 9 3 _ Q Q illi■A 2 1 ty J 0 a 0 11 II ri "§ , I : it Fr— 5 ID m i 41 1 ,, 1 1-4 J/ w■ ■ w t - 1 4 Ill > Ill J ■ w w i - - - 1 1 ' t o w ■ \ / W a . 1E1! (D g 1 h f"------ 0 i 1 1 ot s f , 0 h -:':- a .1 • 1 ■../ 2 . • • ,,--- i . k ,.. .---= ' t . 1 j A ___, , _, , _ lite-ANIIIISCil 1 1 6 .- ' p i a 1 i IR 1 i ii 1 Y in 5 £, h 1113 11 fi .L-.1- ds'AI A s .s d t • t "