HomeMy WebLinkAbout1988-08-02 Planning Report •
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PLANNING REPORT
TO: Oak Park Heights Mayor and City Council
FROM: Mike Ridley /David Licht
DATE: 2 August 1988
RE: Oak Park Heights - Corey Four -Plex CUP
FILE NO: 798.02 - 88.13
EXECUTIVE SUMMARY
PROPOSAL:
Mr. James Corey has submitted an application for a conditional
use permit to construct a four -plex on a piece of vacant land
located south of Upper 59th Street and east of Beach Road. The
property is zoned "R -2 ", Low and Medium Density Residential
District. Quadraminiums /four- plexes are allowed as a conditional
use, in the R -2 District.
RECOMMENDATION:
Based on this review, Mr. Corey's proposal meets the intent of
the R -2 District and the conditional use criteria. The proposal
appears compatible with surrounding land use in the area and we
recommend approval subject to compliance with the following
conditions:
1. Drainage plan is submitted and approved by the City
Engineer prior to any final City action on the proposal.
2. Landscape plan is submitted for City Council approval prior
to any final City action.
3. A site survey performed by a registered surveyor is
submitted to the City prior to any final City action.
4. All comments from City Staff.
Attached for reference: Exhibit A - Site Location and
Exhibit B - Site Plan
4601 excelsior blvd., ste. 410, minneapolis, mn 55416 (612) 925 -9420
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ISSUES AND ANALYSIS
CONDITIONAL USE
The Zoning Ordinance requires the City Council to consider
possible adverse effects of the proposed conditional use.
Judgement shall be based on (but not limited to) the following
factors:
a. Relationship to municipal comprehensive plan.
The Land Use Goals section of the Comprehensive Plan calls
for providing safe, healthy and attractive residential
environments which offer a broad and full choice of housing
types.
b. The geographical area involved.
The site is located in the middle of a large R -2 District in
the heart of the City. The site is generally surrounded by
single family development and vacant land.
c. Whether such use will tend to or actually depreciate the
area in which it is proposed.
The site for this proposed development is currently vacant.
Development of this parcel should tend to or actually
appreciate the area.
d. The character of the surrounding area.
The site is located in an older part of the City that is
predominantly made up of smaller sized lots and existing
non - conforming single family structures.
e. The demonstrated need for such use.
The majority of the housing in this area is single family.
It appears the proposed development would benefit the area
by supplying an alternative form of housing in the older
part of the City.
AREA AND BUILDING SIZE REQUIREMENTS
By Ordinance, the proposed site must be able to accommodate 4,000
square feet of area per unit. The site in question is
approximately 40,500 square feet in size. This lot will exceed
the required area per unit as well as the minimum lot area
requirement of 10,400 square feet. A site survey prepared by a
registered surveyor depicting proposed building locations shall
be submitted.
• .
SETBACKS /LOT WIDTH:
Minimum Required Proposed
Front yard: 30 feet 53 feet
Side yard: 20 feet 20 feet
Rear yard: 30 feet +50 feet
Lot width: 80 feet 85 feet
BUILDING TYPE:
The proposal calls for a two story four -plex with two two - bedroom
units on each floor. The building foot print is approximately
2000 square feet.
LANDSCAPING:
Per Ordinance, the lot area remaining after providing for off -
street parking, driveway and building site shall be landscaped
using ornamental grass, shrubs, trees or other acceptable
vegetation or treatment generally used in landscaping.
PARKING:
The applicant is proposing a four stall garage; each stall
measures 12' x 22'. Access to this site will be from Upper 59th
Street.
UTILITIES:
According to the applicant, City services are stubbed to the east
property line of the site.
DRAINAGE:
A drainage plan will have to be submitted for review and approval
by the City Engineer prior to final action on this proposal.
RECOMMENDATION
Based on this review, Mr. Corey's proposal meets the intent of
the R -2 District and the conditional use criteria. The proposal
appears compatible with surrounding land use in the area and we
recommend approval subject to compliance with the following
conditions:
1. Drainage plan is submitted and approved by the City Engineer
prior to any final City action on the proposal.
2. Landscape plan is submitted for City Council approval prior
to any final City action.
i •
3. A site survey performed by a registered surveyor is
submitted to the City prior to any final City action.
4. All comments from City Staff.
cc: LaVonne Wilson
Lyle Eckberg
Joe Anderlick
Frank Leier
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