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HomeMy WebLinkAbout2000-10-04 NAC Planning ReportNORTHWEST ASSOCIATED CONSULTANTS INC COMMUNITY PLANNING - DESIGN - MARKET RESEARCH PLANNING REPORT ENCLOSURE TO: Tom Melena FROM: Jason Lindahl /Scott Richards DATE: October 4, 2000 RE: Oak Park Heights — Roof Tech Expansion Site Plan Review FILE: 798.02 — 00.08 BACKGROUND The applicant, Roof Tech, Inc, is requesting site plan approval to allow the construction of one office and one storage addition to their existing building located at 14520 North 61 Street Court. The first addition is approximately 300 square feet in size and will be constructed on the east side of their building. The second addition is approximately 600 square feet in size and will be constructed on the west side of their existing building. The subject property is zoned B-2, General Business District. Attached for Reference: ANALYSIS Exhibit A: Site Location Map Exhibit B: Floor Plan Exhibit C: Elevations Exhibit ID: Landscape Plan Exhibit E: Certificate of Survey According to Section 401.15.H.3 and the Design Guidelines, all commercial building and site plans are subject to review and approval by the City. The criteria used to review a site plan and staff's findings are outlined below. Comprehensive Plan. The expansion of a commercial use on this site is consistent with the City Comprehensive Plan. According to the Proposed Land Use Map, the site in question is guided for commercial use. In addition, the Existing Land Use Map indicates that this site is surrounded by other commercial uses. 5775 WAYZATA BOULEVARD, SUITE 555 ST. LOUIS PARK, MINNESOTA 554 1 6 PHONE 61 2-595-9636 FAX 61 2-595-9837 E-MAIL NAC@ WINTERNET.COM Lot Standards for Properties in the B -2 District Criteria Standard Existing Status Lot Area 15,000 sq. ft. 17,919 scq. ft. Compliant Compliant Lot Width 100 ft. 122 ft. Building Height 35 ft. 20 ft. Compliant Setback Standards for Properties in the B -2 District Setback Standard Proposed (North) Proposed (South) Front Yard 40 Compliant Compliant Side Yard 10 Compliant Compliant Rear Yard 20 Compliant Compliant Zoning Performance Standards. Within the B -2 District, the office and attached storage facilities are permitted uses. The proposed site plan is in compliance with all of the performance standards for properties in the B -2 District. These standards are illustrated in the chart below. The chart below illustrates the lot and building height standards for properties in the B -2 District. This application does not propose any changes to the lot area, lot width, or building height. The existing lot and building meet these standards. Building Materials. The existing two -story building has a T1-11 siding (formed wood) exterior. The northern addition will be single -story while the southern addition will match the two -story existing building. The Design Guidelines indicate that in the case of commercial and industrial properties, any expansions or additions to buildings must have the same or superior materials as the existing building. Both additions will match the existing building materials. Parking. The off - street parking requirements for this type of use are outlined in Section 401.15.F.9. It requires that the office portion of this business provide three stalls plus one stall for each 200 square feet of office floor area. Given the office portion of the building (900 square feet), this business must provide eight off - street parking stalls. In addition, the site must provide one parking stall for each 1,500 square feet of warehouse. This site has approximately 1,500 square feet of warehouse area. Therefore, this site must provide a total of nine off - street parking stalls. Currently, the site has a bituminous surfaced parking area. According to Section 401.15. F.4.h.14, all parking stalls shall be marked with white or yellow painted lines not less than four inches wide. Therefore, staff recommends that a condition of approval require the applicant to provide at least nine striped off - street parking stalls. The Zoning Ordinance, in Section 401.15.F.4.17, requires all off-street parking to have a continuous concrete perimeter curb barrier. The City will require curb and the applicant has indicated that it will be installed as part of this project. 2 The City Engineer will review the drainage requirements on the site and determine if concrete curb is necessary on the property line adjacent to the parking lot of the existing business to the south. Landscaping. The applicant has submitted a landscape plan and a revised landscape plan. However, these plans fail to illustrate the size and species of plantings. The applicant must submit a landscape plan with these details for review and approval by the City Arborist. Lighting. The applicant has not submitted a lighting plan. If any changes are proposed to the lighting for the site or structure, the applicant must submit a detailed lighting plan demonstrating that the exterior lighting meets the performance standards outlined in Section 401.15. B.7.f. Signage. The applicant did not submit any sign plans as part of this application. The applicant does not intend to alter the existing signage. Should the applicant choose to alter the existing signage, they must submit to the City a sign plan that demonstrates that both the existing and proposed signage meet all the performance standards for signs outlined in the City Code. Grading, Drainage, and Utility Plans. The applicant did not include with this application any information regarding grading, drainage or utilities on site. The applicant must submit detailed grading, drainage and utility plans to the City Engineer for review and approval. RECOMMENDATION Staff recommends approval of the site plan to allow one office and storage addition to the property located at 14520 North 61 Street Court. This recommendation is based on the findings contained in this report and subject to the conditions outlined below. 1. The applicant must stripe their existing bituminous parking area to show nine (9) off - street parking stalls. This striping must be white or yellow and four (4) inches wide. All stalls must be nine (9) feet wide and twenty (20) feet long. 2. The off - street parking area shall be provided with a concrete curb and perimeter subject to review and approval of the City Engineer. 3. The applicant must submit a landscape plan illustrating the number, size and species of plantings. This plan will be subject to the review and approval of the City Arborist. 4. If any changes are proposed for the site's exterior lighting, the applicant must submit a detailed lighting plan that demonstrates that the site's exterior lighting meets the performance standards outlined in Section 401.15.B.7.f. 3 5. The applicant must submit detailed grading, drainage and utility plans to the City Engineer for review and approval. pc: Kris Danielson 4 Kris Danielson From: Sent: To: Subject: Pastier, Dennis M. [dpostler@bonestroo.com] Wednesday, October 04, 2000 4:28 PM Kris Danielson (E -mail) Brackey -- private roadway estimate Kris: We have estimated costs associated with extending a private or public roadway through the Brackey Addition from the parking area north of Rainbow Foods easterly then southerly to 58th Street North. We utilized the sketch of the proposed alignment you previously faxed over. The costs for the private street versus the public street are shown below: Private Street: * Length scaled from fax = 850' * Total Estimated Cost = $77,500 * (Assumes a 28' -wide roadway with concrete curb and gutter, 3" of bituminous surfacing, with an 8" gravel and 12" sand base) Public Street: * Length = 850' * Total Estimated Cost = $94,700 * (Assumes a 36-wide roadway with concrete curb and gutter, 3" bituminous surfacing, with an 8" gravel and 12" sand base). Please note that the above estimated costs also include a rough estimate of earthwork and restoration involved with the proposed street construction. The above estimates do not include any costs for engineering, inspection /staking, legal or administrative costs (add approximately 30% for those costs). Hope this is what you need, sorry for the delay. Call me if you have any questions. Dennis M. 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