HomeMy WebLinkAbout2002-014 Inf Sheet 4906 and 4912 France Avenue North Application Filed on 7-25-02
City Council Action Should Be
Taken By 9-23-02 (60 Days)
Planning Commission Information Sheet
Application No. 2002-014
Applicant: Douglas Glenn
Location: 4906 and 4912 France Avenue North
Request: Site and Building Plan Approval
The applicant, Douglas Glenn owner of Douglas Metal Specialties, is seeking site and building plan approval to construct a 9,587 sq. ft. addition to the buildings located at 4906 and
4912 France Avenue North.
The property under consideration is a 1.48 acre site being created through the combining of the above two lots under Planning Commission Application No. 2002-013. It is zoned I-2 (General
Industry) and is located on the east side of France Avenue in the 4900 block. It is bounded on the west by France Avenue with the Xcel Energy substation on the opposite side of the
street; on the north by other industrial buildings; on the east by TH 100; and on the south by Dr. Dudley’s pet operation. Industrial uses such as that conducted by Douglas Metal Specialties
are permitted uses in this zoning district.
The applicant’s proposal is to make a 9,587 sq. ft. addition that would connect the easterly of the two buildings on the north side of the combined site with the existing building on
the south. This would make for a two building complex on the site encompassing a total of 27,597 sq. ft. for the Douglas Metal Specialties operation (a 4,418 sq. ft. building and a
23,179 sq. ft. building).
ACCESS/PARKING
Access to the combined site is unchanged. There are two accesses on France Avenue approximately 78 ft. apart. The northerly access is 24 ft. in width while the southerly access is
approximately 17 ft. in width. The applicant proposes to leave these access points as is.
The site plan shows parking for 40 vehicles. A new parking area meeting minimum ordinance standards for parking dimensions and parking lot setbacks would be established to the rear
of the building. The new parking facility would be bound by B-612 curb and gutter and would establish the required 15 ft. green strip separation from the TH 100 right of way. Also,
at the northeast corner of the site a new landscape area would be provided. The parking lot to the rear of the building would provide 30 parking spaces, one of which is proposed to
be a handicap accessible space. Additional parking is provided along the front side (France Avenue) of the building where one 90 degree handicap parking space would be provided and
four angled parking spaces are shown. In addition, five parallel parking spaces, three on the north and two on the south, are provided in a paved area between the existing northerly
building and the existing southerly building. This area would also serve as a dock and loading area for the proposed new addition.
Circulation around the site would be in a one way fashion from the northerly access to the south. Access to the rear of the building and the parking spaces in that location would be
from an existing driveway along the south side of the building. It should be noted that this driveway width at the corner of the existing building is only 17 ft., which would expand
to a maximum of approximately 20 ft. where the new building addition is located. This, for the most part, is an existing situation that really cannot be corrected with the changes being
proposed. Although the driveway is narrow, we do believe it can function provided either directional signs or other devices such as mirrors are provided to avoid on coming traffic.
It is tight but it currently works and we expect that to be the case in the future. Circulation around the site may be unorthodox but, again, it appears to be viable and should not
prevent the proposed expansion and upgrading contemplated with this redevelopment.
GRADING/DRAINAGE/UTILITIES
The applicant has provided a grading, drainage and erosion control plan which is being reviewed by the City’s Consulting Engineer. A memorandum, dated August 5, 2002, from the Consulting
Engineer provides his written comments with respect to the applicant’s proposal (attached). The most significant aspect of this portion of the plan is the removal on the east side of
the site of existing pavement and the establishment of a new parking facility in this location. As previously mentioned, the northeast corner of the site will be modified to create
a landscape and drainage area. B-612 curb and gutter is proposed to be provided in the areas where blacktop will be removed and replaced. Any areas disturbed will require the installation
of B-612 curb and gutter to assist in the drainage of the site. The easterly portion of the site will basically remain unchanged with no major removal and replacement of blacktop other
than in the loading dock area with the building expansion. The site currently has B-6 curb bounding a 15 ft. green strip along France Avenue and will remain unchanged.
The Consulting Engineer’s report recommends riprap or some type of energy dissipater to be installed at the drainage outlet point along the easterly side of the site. Drainage, for
the most part, will be comparable to what is there with the various improvements noted.
No additional sewer or water connections or services are planned and the existing services will serve the buildings and the addition.
LANDSCAPING
The applicant has submitted a landscape plan in response to the point system used to evaluate such plans. The City uses the building addition process to assure compliance with current
requirements of the ordinance as much as possible. The applicant has been advised to provide landscaping to meet the minimum requirements. The number of points required for the General
Industry zoning district would require 89 landscape points for this development. The landscape plan incorrectly shows 75 points required. The applicant’s proposal, however, provides
91 landscape points through a variety of trees, coniferous trees and shrubs. The plan calls for three Marshalls Seedless Ash to be planted in the green strip along France Avenue, one
to the north and two to the south of the main driveway. In addition, two Marshalls Seedless Ash are provided in the green strip between the rear parking area and the TH 100 right of
way. The plan also calls for five Colorado Green Spruce to be planted in the newly installed landscaped area at the northeast corner of the site and a Colorado Green Spruce in the France
Avenue green strip at the north portion of the site. Eight Goldflame Spirea and two Broadmoor Juniper are to be planted by the entrance to the northerly building. The landscape plan
shows sod in the France Avenue green strip area and the newly created green strip and landscape area along the TH 100 right of way. Underground irrigation should be installed in these
landscaped areas to facilitate site maintenance.
BUILDING
The building addition will be concrete block with metal cap flashing to match the existing. The west wall of the existing southerly building will have the metal siding removed and concrete
block to match existing will be exposed. All in all, the proposed addition and exterior changes will make for a more attractive building.
LIGHTING/TRASH
No lighting plan has been submitted which seems to indicate that no changes to lighting on the site are proposed. Our main concern is that lighting not exceed the foot candles authorized
under Section 35-712 of the Zoning Ordinance. Any lighting on the site should be directed downward onto the property and not create glare spilling over to adjacent properties.
The plan shows an outside storage area between the two existing north buildings. An 8 ft. tall screen fence is proposed between the buildings and the area appears to be of sufficient
size to house trash as well as other outside storage. The screen fence should not be a chain link fence with plastic slats but rather a solid opaque material.
RECOMMENDATION
Altogether the plans appear to be in order and approval of the application is recommended subject to at least the following conditions:
The building plans are subject to review and approval by the Building Official with respect to applicable codes prior to the issuance of permits.
Grading, drainage, utility plans and erosion control plans are subject to review and approval by the City Engineer prior to the issuance of building permits.
A site performance agreement and supporting financial guarantee in an amount to be determined based on cost estimates shall be submitted prior to the issuance of permits to assure completion
of site improvements.
Any outside trash disposal facilities and roof top or on ground mechanical equipment shall be appropriately screened from view.
The buildings and building addition shall be equipped with an automatic fire extinguishing system to meet NFPA standards and shall be connected to a central monitoring device in accordance
with Chapter 5 of the City Ordinances.
Plan approval is exclusive of all signery which is subject to Chapter 34 of the City Ordinances.
B-612 curb and gutter shall be provided around the expanded parking and driving areas and any other areas that are modified or disturbed as directed by the City Engineer.
The applicant shall submit an as built survey of the property, improvements and utility service lines prior to release of the performance guarantee.
The applicant shall provide appropriate erosion and sediment control devices on the site during construction as approved by the city engineering department.
The final plat combining 4906 and 4912 France Avenue North into a single lot as comprehended under Planning Commission Application No. 2002-013 shall be approved by the City Council
and filed with Hennepin County prior to the issuance of building permits.
8-15-02
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