HomeMy WebLinkAbout4 2301 Oak St Site Plan
Memo
To: Planning Commissioners
From: Kari Barker, Associate Planner
Date: March 24, 2008
SubjectGarage –
:Site Plan #2008-06 –2301 Oak St.
REQUEST
Scott Bennis, applicant, seeks Site Plan approval to construct a 22’ x 44’ (968 square feet)
garage at 2301 Oak Street, a nine-unit apartment building.
BACKGROUND INFORMATION
Comprehensive Plan Classification
The 2020 Comprehensive Plan designates the portion of the property the garage will be
built on as R-3 Medium High Density Residential, R-3.
Zoning Classification
The subject property is zoned R-3, Medium High Density Residential. Garages are a
permitted use in the R-3 district.
Adjacent Zoning and Land Use
Direction Existing Use Zoning Comp Plan
North Residential R-2 – Residential U-I Urban Res
(1-3 units/acre)
East Residential R-2 – Residential U-I Urban Res
(1-3 units/acre)
South Auto repair A-Agriculture Floodway
West Multi-family R-3 – Med. High Density U-I Urban Res
(1-3 units/acre)
Existing Condition
The proposed garage site is located on land directly north of an existing parking lot and
west of the existing apartment building. The garage will be located in front of four existing
windows six feet from the building
Proposed Condition
The applicant is proposing construction of a 22’x 44’ (968 square feet) garage north of the
parking lot and west of the apartment building. The garage will be double sided with two
garages fronting Forest Street and two garages fronting the existing parking lot.
SITE PLAN REVIEW
Zoning Setbacks
The garage must be set back twenty feet from the property line on Forest Street and ten
feet from the property line on Oak Street.
Per the International Building Code (IBC,) the distance between the apartment building and
garage must be ten feet apart unless appropriate fire separation material is used. As the
applicant is proposing the garage to be six feet from the building, appropriate fire
separation material must be used.
Parking
A net of two parking spaces will result from the garage construction.
Vehicular Access and Circulation
Two garage stalls will be accessed via the existing parking lot. The other two garage stalls
will be accessed via a new driveway off of Forest Street. The City Engineer has approved
the new driveway due to Forest Street being a low volume street and the small amount of
cars that will be utilizing the new driveway.
Pedestrian Access and Circulation
Pedestrian access will not be changed.
Grading, Drainage, Erosion Control, and Utility Plan
As a conditional of approval, the Public Works Director and City Engineer must provide final
approval of the grading, drainage and utility plans.
Landscaping
Two large silver maple trees will be affected by the construction of the garage, though not
removed. As a result, a tree preservation plan approved by the City Forester must be
provided for these two trees.
In addition, it will be necessary to trim the branches of the silver maple four feet west of the
garage. As a condition of approval, a certified arborist must trim this tree.
Architectural Elevations
The architectural standards of the zoning ordinance require a combination of acceptable
materials based on the buildings use. The administrative official and Planning Commission
have the discretion to approve alternate materials. Generally, accessory buildings that are
not highly visible are not required to meet these requirements. The elevation drawings of
these types of accessory buildings must be compatible with the main structure.
Eight inch pine grooved vertical siding and brown shingles are proposed. The specific
materials proposed for the garage are acceptable and, although not the same, are
compatible with the exterior of the existing building.
RECOMMENDATION
Approval of the site plan is recommended subject to the following conditions:
1) Conformance with the plans submitted with the Planning Commission Staff Report
dated March 24, 2008.
2) All disturbed areas on this property shall be stabilized with rooting vegetative cover
to eliminate erosion problems.
3) Final approval of the grading, drainage and utility plans by the Public Works
Director and City Engineer, and reimbursement for any fees incurred in review of
the development. The owner assumes all risks associated with the grading and
utility placement prior to formal approvals.
4) Any uncompleted site work (including landscaping) must be escrowed for prior to
issuance of a certificate of occupancy.
5) Approval is subject to a one year Sunset Clause; if significant progress is not made
towards construction of the proposal within one year of City Council approval, the
approval is null and void.
6) The garage must be set back 20 feet from the property line on Forest Street and 10
feet from the property line on Oak Street.
7) The driveway for each of the garages must be paved.
8) Appropriate fire separation material must be utilized as the garage is less than 10
feet from the apartment building.
9) A tree preservation plan approved by the City Forester must be provided for the
two silver maple trees near the construction site.
10) A certified arborist must trim the silver maple tree that is located four feet west of
the garage.
ATTACHMENTS
Location Map
Aerial Map
Site Plans
Photograph of similar garage materials
Application