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05-15-06 PCITEM 3-1 NORTHWEST ASSOCIATED CONSULTANTS, INC. 4800 Olson Mlcmorial Highway. I-Siuite 202. Golden valley, MrJ 55422 Tr?[L E3tlr riP: 762.231-2555 Facsimilo: 763.2.31.2581 File)I3t14?r,��unz:LL;;F)Itarrrli�zt�.rt;rrf PLANNING REPORT TO: FROM: RE; REPORT DATE NAC FILE: BACKGROUND Otsego Planning Commission Laurie Shives / Daniel Licht Otsego — Long Haul Trucking; Building Addition 10 May 2006 APPLICATION DATE: 4 May 2006 176.02 — 06.13 CITY FILE: 2006 - 26 Arrow Companies has submitted plans for a building expansion to the existing Long Haul Trucking facility located on Lot 2, Block 2, Otsego Industrial Park or more specifically, 6600 Jensen Avenue NE. The proposed 2,640 square foot addition is for a truck washing facility. The Comprehensive Plan guides the subject site for industrial use and it is zoned 1-2, General Industrial District. The expansion of the existing building is subject to site and building plan review by the Planning Commission and City Council in accordance with Section 20-9-3 of the Zoning Ordinance. Exhibits: A. Site location B. Site Plan C. Building Elevations D. Floor Plan ANALYSIS Use. Commercial truck washing is a permitted conditional use within the 1-2 District. As the current use of the property was approved as a CUP, the proposed truck washing facility is a minor addition to the already approved use of the property. All conditions stated as part of past approvals for the CUP and site and building plans shall remain in effect upon approval of the proposed building addition. Building Design. The existing building exterior consists of a combination of rock faced block and metal wall panels. The proposed building material for the addition is rock faced block to match existing materials. The proposed exterior finishing is an allowed material for industrial buildings specified in Section 20-17-4 of the Zoning Ordinance. Lot Requirements. The table below outlines the lot requirements of the 1-2 District and those proposed with the building addition: Lot Area Lot Setbacks Building Width Front Side Rear Coverage Required 2 acres 200 feet 35 feet 20 feet 65 feet 50% Proposed 6.6 acres 206 feet 307 feet 115 feet 178 feet 7% The primary lot requirements effected by the proposed building addition are the setback requirements to the east (side) and south (front) lot lines and building coverage. As noted above, the proposed addition is within the allowed building envelope and the footprint of the overall building is less than 50 percent of the lot area. Off -Street Parking. Parking requirements were evaluated as part of past site and building plan approvals and a 2004 building expansion. The original site and building plan approval called for the need for 38 off street parking stalls. The 2004 expansion required another 13 stalls for a total of 51 parking spaces. The submitted site plan indicates a total of 107 parking spaces for both semi tractor -trailers and passenger vehicles. As such, staff believes that parking is sufficient for the existing building and the proposed truck wash addition. However, staff has observed that cars are often parked along the entrance driveway, beyond the edge of the bituminous surface. Concrete curb was not required as part of the initial site development. As a condition of approval, all trucks and cars located on the site must be parked within the designated parking areas and we would further recommend that the Planning Commission consider requiring perimeter concrete curb to be installed to bring the site into compliance with Zoning Ordinance requirements and to prevent parking off of the paved surface. Landscaping. No landscape plan has been submitted. Any landscaping to be added to the site for the proposed addition must be consistent with the existing landscaping on site and the landscaping requirements approved with past site and use approvals. Lighting. The submitted plans indicate installation of four new wall pack lights on the proposed addition's exterior. Installation of any exterior light fixtures must conform to Section 20-16-10 of the Zoning Ordinance and, most importantly, shall have a full 90 - degree cut off. Signs. The submitted building elevation plans indicate the addition of a new sign along L, ie Jou'LIL CJI UUIIUIIII� CICVdUUII. r"IdGCI1lClll of dlly sighs Ull Ule SUUJect site must conform to Section 37 of the Zoning Ordinance and requires issuance of a sign permit prior to construction or placement of any sign on the property. Trash/Refuse. Any trash containers or other refuse must be stored within the principal building or an enclosure consistent with the requirements of Section 20-16-15 of the Zoning Ordinance. City staff has observed storage of refuse outside of the existing trash enclosure, which must be cleaned up prior to issuance of a building permit for the proposed addition. The applicant must also continue to maintain the subject site free from prohibited outside storage and debris or the City may initiate a code enforcement action. Grading, Drainage and Utilities. Grading, drainage and utility issues related to the proposed building expansion are subject to review and approval of the City Engineer. RECOMMENDATION The proposed addition to the Long Haul Trucking building is consistent with the requirements of the Zoning Ordinance. Furthermore, the proposed addition attests to a growing business, which is in line with the goals of the Comprehensive Plan. Our office recommends approval of the proposed truck wash addition, as outlined below. POSSIBLE ACTIONS A. Motion to approve site and building plans for the Long Haul Trucking building addition, subject to the following conditions: 1. Any additional landscaping proposed to be installed shall be subject to approval of City Staff. 2. Installation of any new signs shall comply with Section 37 of the Zoning Ordinance and shall require approval of a sign permit prior to placement on the subject site. 3. All trash, refuse and other outside storage shall be contained within a building or the designated trash receptacle or otherwise screened from adjacent properties and the roadway. 4. All exterior light fixtures shall conform to Section 20-16-10 of the Zoning Ordinance. 5. Concrete curb shall be constructed at the perimeter of all bituminous surfaces, subject to approval of the City Engineer. 6. All vehicles shall be parked upon the hard surfaced, within striped rlocinn�4c\iJ r»rLinn �r000 U VJIy11U LVU './U11\II ly GI \..UJ. 7. All grading, drainage, utility, easement or access issues shall be subject to review and approval of the City Engineer. 8. All conditions stated as part of past approvals for the CUP and site and building plans shall remain in effect. B. Motion to deny the application based on a finding that the request is inconsistent with the Zoning Ordinance and/or Comprehensive Plan. C. Motion to table. C. Mike Robertson Judy Hudson Tim Rochel Andy MacArthur Ron Wagner John Daniels Steve Fisher m A& NORTH )AD �1�SNdC •� N 6 H m u° rlpC LMM� 1„ INS w; ,,, 1NORTMUEST ELEVATION y ti•rr r� !%INKI lY1.o�u — I'IE-'N MIL. fX NATCN DtYT. I OMOtI m�yy - rtunm rmiu xaxieT� r,..u, (j) -SOUTHEAST ELEVATION 4•.1'e — Architectural Group Inc. V84 StwkV Street St PWS{ Wmwta 55tI9 tet 8517394888 fax 851739-3185 LONG HAUL TRUCKING WASH BAY ADDITION OTSEGO,MN ARROW CONTRACTING, INC. 11225 90th AVE N. SUITE 203 MAPLE GROVE, MN 55369 PROAECT NUMBER: 20810 GATE: MAY 2, P008 DRAWN BY: K. FACTOR CHECKED BY: R. ROSA REVISIONS: aEVATPONS EXHIBIT C ® G—R-T 1116 wa=A .R --T— .— } } 4 i FLOOR PLAN_ I \VJQ Architectural Group Inc. 1084 Stertp Sheet St Pat, AWmsata 55118 tet 651-738-7988 tax: 651-739-3165 LONG HAUL TRUCKING WASH BAY ADDITION OTSEGO,MN ARROW CONTRACTING, INC. 11225 90th AVE N. SUITE 203 MAPLE GROVE, MN 55369 PROJECT NUMBER: 20610 DALE: APRIL 28, 2006 DRAWN aY: K. (ACTOR CHECKED W., R. ROSA REMSONS: FLOOR PLAN EXHIBIT D ®CovvPimn — —A --—, .— ITEM 3-2 NORTHWEST ASSOCIATED CONSULTANTS, INC. ',. 4800 Olson Memorial Highway, Suite 202, Golden Valley, MN 55422 Telephone: 763.231.2555 Facsimile: 763.231.2561 plan nerswnacplanning.com MEMORANDUM TO: Otsego Planning Commission FROM: Daniel Licht, AICP DATE: 11 May 2006 RE: Otsego — Zoning Ordinance; Attached garages NAC FILE: 176.02 — 04.08 At their meeting on 1 May 2006, the Planning Commission discussed increased allowances for attached garages. The following revisions have been made to the draft text in accordance with the direction of the Planning Commission: ■ The amendment would allow for increased area for single family homes in the R -C, R-1 and R-2 Districts (removing the R-3 District). ■ The area of the attached garage is to be based on the area of the footprint of the principal dwelling (not including the garage) ■ A 65 percent figure has been used in the text or in the alternative matrix for calculating the allowed attached garage area. ■ Using the straight percentage option would allow for houses with a footprint of 1,500 or more to go larger than 1,000 square feet. ■ The straight percentage allows greater flexibility in applying the ordinance to situations like the Lenz's unusable space in the garage opposed to the concept of adding stalls. ■ The matrix creates an easily defined/explained structure based on adding an additional garage stall over a narrow range of footprint sizes. City Building Official Tim Rochel does not recommend applying the architectural requirements of the R -C District as difficult to administer and more restrictive than current requirements applied to existinq homes. Our office recommends approval of an ordinance amendment allowing an attached garage larger than 1,000 square feet for homes in the R -C, R-1 and R-2 Districts with a footprint area larger than 1,500 square feet not to exceed 65 percent of the footprint area or 1,500 square feet, which ever is less. C. Mike Robertson Judy Hudson Andy MacArthur Ron Wagner Scott Dahlke John and Kathy Lenz 2 Option 1 — Straight Percentage 4. Attached accessory garages: a. The minimum floor area of an attached garage shall be 480 square feet. b. The maximum floor area of an attached garage shall be 1,000 square feet, except as provided for by Section 20-16- 4.8.4.c of this Chapter. C. Within the R -C, R-1 and R-2 Districts, the floor area of an attached garage may exceed 1, 000 square feet provided that the maximum floor area does not exceed 1, 500 square feet or sixty-five (65) percent of the footprint of the principal dwelling (not including the area of the attached garage), whichever is less. Option 2 — Matrix C. Within the R -C, R-1 and R-2 Districts, the floor area of an attached garage may exceed 1,000 square feet as follows: Area of principal dwelling footprint (not including attached garage). Maximum Total Floor Are of an Attached Garage Less than 1,900 square feet 1,000 square feet 1900 to 2,299 square feet 1,250 square feet 2,300 square feet or larger 1,500 square feet