2014.01.09 PC Packet - Laserfiche WebLink

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O'Reilly's Auto Parts - Sketch Plan The sketch plan shows a parking lot with two dead end aisles. There is limited vehicle circulation within the parking lot, especially the single loaded dead end aisle along the front of the building. The Planning Commission should discuss this with the applicant. Based on the retail use, 45 parking spaces are required. The applicant is showing 22 parking spaces, therefore a variance would be required. The applicant has stated that 22 parking spaces is enough to provide for the auto parts store since the retail portion is approximately 113 of the building and the rest is storage and racks. Although staff believes that a reduced number of parking spaces is reasonable, 22 parking spaces for a 7,385 square foot retail building is too low. For a retail use, the property should have at. least 4 parking spaces per 1,000 square feet of retail space. The building size may be too big for the property to properly provide parking spaces for a typical retail use. If the building square footage is reduced and placed on the property differently, it's in staff's opinion that a reasonable amount of parking can be provided. There is an overhead service door shown on the east side of the building to allow delivery trucks to drop off products. The area seems to be in a good location considering the orientation of the building. It will not be easily seen from the road, but it should be screened from the view of the residential property to the east. The sketch plan shows landscaping and a fence along the east property line. Streets and Access The site plan will be reviewed by MnDOT since it abuts Highway 61. The City has entered into a memorandum .of understanding with MnDOT on a corridor plan for the expansion. of Highway 61 into a four lane highway. The corridor plan shows an additional 8 feet of right-of-way on the east side of Highway 61 in this location. The applicant will be asked to dedicate 8 feet of right-of-way with the site plan application. The applicant did not show the additional 8 feet on the sketch plan. The sketch plan shows access from 147h Street on the east side of the property. The location and width of the access seems reasonable and is allowed by ordinance. Setbacks The C-1 zoning district requires a 10 feet front yard setback, a 0 foot side yard setback, and 30 foot rear yard setback. Since the property is a comer lot it has two fronts along the streets and two sides to the north and east. The applicant is showing the building 9 feet, at the closest, from the front property line along Highway 61. This does not include the 8 feet of additional right-of-way along Highway 61. A variance would be required for this front yard setback. The landscape ordinance requires a 10 foot landscaped area around parking lots. The parking lot encroaches on the setback requirement along the east side of the lot. All other setback requirements are met. The downtown design guidelines encourage a zero lot line for buildings along the road to create the traditional downtown main street atmosphere. It's in staff s opinion that the sketch plan does not create a main street atmosphere because of the building placement. 4