HomeMy WebLinkAbout1998-11-19 DRAFT Kern Center Existing Conditions-Zoning Analysis - Secure Mini StorageDRAFT
KERN CENTER
:. CONDITIONS/ZONING ANA
19 November 1998
Secure Mini Stora
5710 Memorial Avenue
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 Bw3 District. A copy of the proposed BW3 District and the existing
BW District are attached. As you are aware, your property is currently zoned o, 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.
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
Lot coverage
Lot Width
Front Yard setback
Side Yard setback
Rear Yard setback
Building Height
1 5,000 sq.ft.
20% area without
buildings or pavement
100 feet
50 feet
20 feet
20 feet
35 feet
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 P arking 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.
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Screen ing /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.
: mle_
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.
M-=
The site currently has one freestanding g foot x 10 foot sign, for a total of 90 square feet
and is approximately 30 feet high. Within the BW /13- 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.
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.
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