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HomeMy WebLinkAbout1998-11-19 DRAFT Existing Conditions/Zoning Analysis DRAFT KERN CENTER EXISTING CONDITIONS /ZONING ANALYSIS 19 November 1998 Secure Mini Storage 5710 Memorial Avenue North BACKGROUND The property located at 5710 Memorial Avenue North is developed as a mini storage facility. The business provides primarily indoor storage rental, but also outside storage for all types of cars, trucks, trailers and recreational equipment. A small office and residence for a full time caretaker are provided on site. The site is completely enclosed by structures and fences. The review as follows is based upon site reviews by Scott Richards, the City Planning Consultant and Jim Butler, the City Building Official. The analysis has not included site plan or building plan reviews in that this information was not available at the time this report was drafted. Once site and building plans have been obtained by the City, the report will be updated to include information related to lot size, lot coverage, setbacks, parking requirements and design guideline requirements. The BW, Business Warehouse and proposed B -3, Highway Business and Warehousing District standards were reviewed to evaluate the permitted, accessory and conditional uses to be allowed in the Kern Center. The City's recommendation at this time is to rezone the Kern Center properties B -3 District. A copy of the proposed B -3 District and the existing BW District are attached. As you are aware, your property is currently zoned 0, Open Space until such time as the City establishes a final zoning district designation. Also included for your review are the General Provisions, Section 401.15 of the Zoning Ordinance, and the draft Design Guidelines for development within the City. The review as follows is based on the information available as of the date of this report. Ordinances and conditions on the property may change thus affecting the conformity of the site and building to City requirements. This review may not be all encompassing and nonconformities may not have been detected. By no means does this report preclude the property from any other existing or future requirements that have not been listed herein. • ISSUES ANALYSIS Zoning The mini storage facility is not specifically listed as a permitted or a conditional use in the BW District, although storage and warehousing is anticipated in the purpose section of the district. The proposed B -3 District lists mini storage facilities as an allowable conditional use. The caretaker's dwelling could continue as a use allowable as part of a mini storage facility. Upon rezoning, the existing use would continue as conditional, and any major changes to the site or building expansions would require a Planned Unit Development (PUD).conditional use approval. The Oak Park Heights Zoning Ordinance requires PUD approval of any site with multiple building standards. Lot Area/Setbacks Due to lack of a site plan, these requirements cannot be evaluated fully. It appears as though the site, from visual inspection, will likely meet the following criteria of the BW District or proposed B -3 District: Required Provided Lot Area 15,000 sq.ft. Lot Coverage 20% area without buildings or pavement Lot Width 100 feet Front Yard Setback 50 feet Side Yard Setback 20 feet Rear Yard Setback 20 feet Building Height 35 feet Parking The use would require 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 accessible for the disabled. 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. The parking areas and drive aisles are completely paved. The front parking lot is provided with concrete curb and gutter. The drive aisles and rear storage areas do not have curb and gutter as required by the City. 2 4 Screening /Fencing The rear storage area is screened by buildings on the north and east sides. Chain link fencing is provided for security on the south and west. By Ordinance standards, the south and west sides should be screened, although the west side is bordered by a significant wooded area. It is suggested that evergreens or other plant materials be placed in those areas where the outdoor storage area is not screened by buildings or wooded areas. The trash facilities are enclosed on this property. Landscaping Other than the lack of screening to the south for the outside storage area, the landscaping is attractive and appears to be well within the requirements of the Ordinance. Lighting The front parking lot lighting and the rear outside storage area is compliant with City requirements. The lights attached to the buildings are not compliant in that they do not provide a cut off at an angle of 90 degrees or less. The City requires all lighting to be hooded so that the light source (the luminary) is directed downward and is not visible. Signage The site currently has one freestanding 9 foot x 10 foot sign, for a total of 90 square feet and is approximately 30 feet high. Within the BW /B -3 Districts, one freestanding sign is allowed with a total of 50 square feet at a maximum height of 20 feet. The sign is not compliant with City requirements. There are two wall signs facing Memorial Avenue North. The Ordinance allows for only one wall sign not to exceed 64 square feet. Both signs would exceed the 64 square foot allowance. Design Guidelines Without building plans, the compliance with Design Guidelines cannot be fully evaluated. The structures on the site are of high quality and would likely meet the Design Guidelines criteria. 3