Agenda - Planning Commission - 05/02/1995

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Background: REQUEST FOR SITE PLAN REVIEW; CASE OF KENKO, INC. By: Zoning Administrator Sylvia Frolik CASE Kenko is requesting site plan approval to construct an office building and a maintenance building on Lot 3, Block 1, HY-10 Ramsey 4th Addition, and Lot 2, Block 1, HY-10 Ramsey 3rd Addition. a) b) c) Siteilocation map Sitelplan, grading plan, building elevations, floor plans Ci~ Staff review letter dated April 26, 1995 Observations: The office building is designed to front Armstrong Blvd. but access would be derived from 147th Avenue and Ferret Btreet. ? The office stmctUr~ is 2-story, 2,200 square foot building proposed to be constructed of rock or broken face concre[e block. The maintenance building is 6,000 square feet with a 750 square foot mezzanine level an~ is proposed to be constructed of pre-cast concrete panels. The buildings meet City Code requirenltents for architectural standards. However, accessory buildings are restricted to 30% of the floor ~rea of the principal structure. If we consider the office accessory to the maintenance activity on the site, then the office structure would be restricted to an area of 1,800 square feet. In lie~ of the substantial improvements proposed to the site, staff is recommending that the 30% size rSstriction on the office building be waived. The buildings meet the structure setback requirements from Armstrong Blvd., 147th Avenue and Ferret Street. The site will be serVed by on-site septic and well. City Code requires !a landscaped area along all streets and outside storage must be screened from the public right-ofiway. The site plan proposes a landscaped area along Armstrong Blvd. that wraps around the: ortheast comer of the site to screen equipment storage from traffic travelling south on Armstron Blvd. Screening consisting of a combination of fencing and trees is proposed to screen equipme~ storage from 147th Avenue, Ferret Street, the driveway to the office building, and the adjacent lotlto the east. A sufficient numar of customer/employee parking spaces are provided. The off-street parking, driveways and m~euvering areas on the north and south side of the maintenance building are proposed to be pa~ed. The site plan proposes bituminous curbing on the driveways and the customer/employe~, parking areas; B-612 concrete curbing is required and the site plan should be modified accordingly. The equipment maneuvering areas on the north and south side of the maintenance building are not proposed to be curbed. In addition, the equipment storage area in the northwest comer ot~ the site is proposed to be surfaced with gravel only. Understandably, curbing the paved area around the maintenance building would hinder movement between the maintenance facility and the outslide storage area. It is also staffs understanding pavement would not hold up to the wear and tear o~' the significant equipment to serviced on the site. Staff recommends approval of the paving and c~rbing plan as proposed, contingent upon mending the curbing to B-612. The floor plan forithe office structure shows an efficiency apartment on the second level. In conversations with ihe applicant, Staff has learned that this is a matter of mislabelling and the room is intended as an en~ployee lunch room and lounge. Because this is a cpmmercial development in excess of 5 acres, the grading and drainage plans have been submitt~ to the Lower Rum River Water Management Organization (LRRWMO). The WMO has approve~] a permit for the storm water system.