HomeMy WebLinkAbout1998-11-19 Planner Draft of Existing Conditions DRAFT
KERN CENTER
EXISTING CONDITIONS /ZONING ANALYSIS
19 November 1998
Buberl Landscaping
5750 Memorial Avenue North
BACKGROUND
The property located at 5750 Memorial Avenue North is currently occupied by Buberl
Landscaping. The business includes office and maintenance facilities, as well as
extensive area devoted to landscape material and equipment storage. The property
continues to the west into Lake Elmo where the stockpiles of compost are stored.
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
Under the BW District the current use is allowed by conditional use permit. Open and
outdoor services, sales and rental as a principal use, and open and outdoor storage is
allowed with a conditional use. The proposed B -3, District lists landscape sales and
material storage as a conditional use. Upon rezoning, the existing use would continue as
conditional and any major changes to the site or building expansions would require
conditional use approval.
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 10 parking spaces for the office and warehousing use. The existing
parking lot is paved and includes 14 stalls, one of which is accessible for the disabled.
The parking area meets City and State standards for number of stalls. The parking area
is not provided with curb and gutter as required by Ordinance. Additionally, the area
devoted to landscape materials storage, loading and access is not paved.
Screening /Fencing
The storage areas are bermed and partially landscaped. The berm provides some, but not
complete screening of the large areas devoted to the landscape material and vehicle
storage. It is suggested that evergreens or other plant materials be placed in those areas
where there are gaps in the natural screening above the berm.
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The trash receptacle at this time is not screened, but will be enclosed as part of a plan to
provide a shed for plant materials as well as a cover for the dumpster and gasoline tanks.
Landscaping
Overall, the landscaping on the front of the building is attractive and well within the
requirements of the Ordinance and Design Guidelines.
Lighting
The parking lot lighting is not compliant in that it does not provide a cut off at an angle of
90 degrees or Tess. The City requires all lighting to be completely hooded so that the light
source (the luminary) is directed downward and is not visible.
Signage
The site currently has one freestanding 4 foot x 8 foot sign for a total of 32 square feet.
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 compliant with City requirements.
Design Guidelines
Without building plans, compliance with Design Guidelines cannot be fully evaluated. The
office /service building a steel structure, although it is proved with a partial brick front and
side entrance. The building is of high quality and well maintained.
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