HomeMy WebLinkAbout1986-07-09 Planning Report • ID •
northwest assoc consultants, i nc.
PLANNING REPORT
TO: Oak Park Heights Mayor and City Council
FROM: Ross Harris
DATE: 9 July 1986
RE: Dvorak Rezoning
FILE NO: 798.02 - 86.08
CASE BACKGROUND
Mr. Mike Dvorak has requested a rezoning for a property located at 60004 N. 60th
Street. The request to rezone from R -B, Residential Business Transitional District
to B -2, General Business District, has been made to permit the construction of a
highway commercial retail center.
The applicant has also submitted a preliminary site plan for the proposed retail
center. Comments relative to the rezoning request follow, based on the preliminary
site plan. Please reference attached Exhibits A, B and C.
REZONING ANALYSIS
The applicant's request has been judged according to Section 401.16 of the City's
Zoning Ordinance. Criteria for this review is listed below:
Comprehensive Plan: The City's Comprehensive Plan has recommended that the area in
question continue to develop as a commercial service and entertainment district.
The proposed retail center is consistent with this goal and will assist in unifying
commercial development along 60th Avenue North. The proposed rezoning is therefore
seen to be amenable to the Comprehensive Plan.
Geographical Area: The proposed rezoning is consistent with the vicinity proposed
for the commercial center. The subject property is located in a commercial corridor,
and will therefore become a compatible land use.
4820 minnetonka blvd., ste.200, minneapolis, mn 55416 (612)925 -9420
Oak Park Heights Mayor. City Council •
• 9 July 1986
Page Two
Property Values: The proposed rezoning and retail center will not tend to depreciate
property values in the area.
Neighborhood Character: The proposed rezoning will allow an appropriate highway
business use to be introduced to the City's commercial corridor.
Traffic: The preliminary site plan indicates that 79 parking spaces will be provided.
Coupled with the size of the proposed site, traffic generated by the proposed
commercial establishments will increase the traffic volume on 60th Street North.
Three curb cuts, as illustrated, will also increase circulation conflicts. A revised
access and circulation in the final plan should include a reduction in the number
of curb cut accesses from 60th Avenue North to the site.
Utilities: The proposed retail center can be accommodated without burdening existing
city utilities and services.
Preliminary Site Plan Review: The site has been defined by legal description, but
a survey was not submitted. As such, the preliminary site plan does not identify
property lines or easements, and therefore, ordinance conformity in compliance with
minimum lot area, width, and setback requirements of the B -2 District cannot be
determined. This should be provided with the final site plan in order to deter-
mine ordinance conformity.
In addition, a number of other items must be addressed in the final site plan review,
including the provision of a loading berth sized at a minimum of 10' x 50', a land-
scaping plan, grading and drainage plans, as well as the suggested circulation /access
revision mentioned earlier.
RECOMMENDATION
Based on the preliminary site plan and conformance with zoning amendment criteria
outlined in Section 401.16 of the City's Zoning Ordinance, we recommend approval
of the rezoning from R -B, Residential Business Transitional District, to B -2,
General Business District, in order to permit the construction of the proposed
commercial /retail center. Before the issuance of a building permit, a certificate
of survey should be submitted and a final site plan should be prepared to address
minimum lot development standards as outlined above and in Section 401.03 B -F
of the Zoning Ordinance.
cc: LaVonne Wilson
Lyle Eckberg
Mark Vierling
Frank Leier
Mike Dvorak
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