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March 29, 1999
Fred Meier
C.H. Carpenter Lumber
16450 Anna Trail
Prior Lake, MN 55372
RE: Proposed Building Addition
Dear Fred,
As a follow-up to our meeting on March 18, 1999, Bob Hutchins, Building Official and I
have reviewed the proposed building construction at C.H. Carpenter as it relates to the
Building Code and our new Zoning Ordinance effective, May 1, 1999. Please keep in
mind the review is based on the verbal information you have given us and is not based on
any specific plan review. This review included a survey on file with no indication of the
proposed buildings, and sales literature depicting the appearance ofthe buildings. A full
review will be made upon plan submittal and could include additional items. The
following are zoning related issues which must be addressed:
1. The new Zoning Ordinance requires 60% of the buildings be constructed on Class
1 materials (non-metal). Therefore a variance will be required. Enclosed is a
variance application.
2. The Engineering Department must approve the proposed hard surfaced material to
be used in the outdoor storage yard area. This request must be in writing and
include material details and a site plan.
3. The zoning for the site will be C-4 under the new Zoning Ordinance. The
required setbacks are 50' from Anna Trail, 50' from HWY 13,20' sideyard
setback (westerly lot line) and 30' rear yard setback (northerly lot line). The
setback is measured from the property line or right-of-way line or easement. This
is specifically noted in the new Zoning Ordinance (definition of Lot Line). I had
stated previously the setback from HWY 13 to be 25'. I believe I told you this
information based on the originally proposed zoning of C-2, which would have
been correct at that time. However, the proposed zoning for the site has been
changed to C-4 (at your request), requiring a 50' setback.
4. There can be a fence, up to 8' in height, up to the lot line facing HWY 13. The
fence must be non-metallic and 90% opaque (solid).
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16200 Eagle Creek Ave. S.E., Prior Lake, Minnesota 55372-1714 / Ph. (612) 447-4230 / Fax (612) 447-4245
AN EQUAL OPPORTUNITY EMPLOYER
5. The existing use is currently non-conforming as it exceeds the 2:1 lot area to
building area ratio. Upon issuance of a building permit the entire site must be
brought into compliance. This includes the 2:1 ratio, parking, landscaping, etc.
You cannot apply for a variance to the 2: 1 ratio as it would be a use variance,
prohibited by law. Based on my estimates (survey from 7/18/97) the existing
building is 23,200 square feet and the existing paved storage area is 29,700 square
feet and the gravel outdoor storage area is approximately 35,250 square feet. The
existing total yard area is 64,950 square feet and the ratio is 2.8:1. If you add the
one building (32x234) of 7488 square feet the ratio becomes 2.1: 1. If you
construct the second building (with the first proposed) of 66 x 105, adding 6,930
square feet, then the ratio becomes 1.7: 1 without an expansion to the outdoor
storage yard. This would bring you into conformance with the ratio requirement.
Other non-conformities which may include the gravel drive and shed located on
your property (adj acent to Valley Signs) may be required to be removed. Further
research must be done on our part to confirm this.
6. There is a 35' height limitation for all buildings.
7. Underground utilities are required on all new structures. Upon approval of an
addition exceeding 50% of the existing structure, all existing utilities must be
placed underground.
8. Commercial performance standards must be met (attached).
9. Only one principal structure is permitted on a lot. Considering the use as Outdoor
Sales, the proposed buildings are principal structures. The Zoning Ordinance
requires a Conditional Use Permit (CUP) for multiple principal structures on a lot.
Enclosed is a CUP application.
10. A Bufferyard is required on the lot lines abutting residential zones (type D). This
would be the westerly and northerly lot lines. Structure setback from these lot
line is 100'. A Bufferyard type B is required on lot lines facing streets.
11. Parking requirements are attached. There is a required 30" berm around the
perimeter of the parking lot and a bufferyard type B is required for lots adjacent to
streets. The number of stalls required will be 1/2,500 square feet of open storage
area plus 1/180 square feet of retail floor area. Interior storage areas are based on
1/1,500 square feet of floor area.
12. Any new signs will require separate sign permits.
13. The landscape ordinance (attached) applies. This includes plan submittal from a
registered Landscape Architect, and 1 tree per 40' of site perimeter. This results
in 73 trees required to be planted. Credit for existing materials can be made as
long as the trees on site are a minimum of 2 W' and of a species listed in the
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ordinance. The tree preservation ordinance applies. Any trees required to be
planted as a part of that ordinance are in addition to the 73 landscape trees
required. Ofthe 73 trees required, part ofthem can be used to meet the bufferyard
tree requirement. A letter of credit amounting to 125% of the entire cost of
landscaping including trees, sod, mulch, and shrubs is required. The LOC must
be on file for a minimum of 2 years beyond plant installation. Only the portion of
the lot not facing a street can be seeded. The front yards must be sodded.
14. The City does enforce a lighting plan. Additional information from you will be
necessary .
Following are the results ofthe conceptual building code review. This review was based on the
Minnesota State Building Code (MSBC) which adopted with amendments the 1997 Uniform
Building Code (UBC).
1. Submit signed architectural, structural and sprinkler plans.
2. Submit a soils report.
3. Submit the Structural Engineer's requirements for Special Inspections. (UBC
1701.5).
4. Provide height and detail of fence.
5. Stairways and guardrails must meet Chapter 10 UBC.
6. Buildings must be sprinkled (MSBC 1306 #8).
7. Fire Hydrants are required to provide fire coverage of buildings. All areas ofa
sprinkled buildings shall be within 300 feet of a hydrant. All areas of an
unsprinkled building shall be within 150 feet of a hydrant and 150' to the Fire
Department connection.
8. The original sales and storage building were built in 1976. The west storage shed
was built in 1980. Presently both of these buildings are not sprinkled. They both
appear to of Type VN construction. The allowable area (square footage) of the
sales/storage building appears to exceed the allowable area of buildings required
in Table 5-A ofthe UBC. Since the existing use of the property will now have an
increased fire load, the existing sales/storage building and the west storage
building will be required to be covered by fire hydrants with a minimum coverage
of 150'.
9. In rack sprinklers, early suppression fast response sprinklers or an other approved
system that meets the National Fire Protection Association (NFPA) section 231c
is required for all storage areas where the top of the pile storage is over 12 feet
above the floor or grade.
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10. 20 foot Minimum distant between Building #1 and #2 and property lines other
than Hwy. 13 (UBC. Table 5-A). This may be impacted by the Zoning Ordinance.
This distance may also be shortened by installing firewalls.
11. No Minimum distant between Building #1 and #2 (UBC 503.3).
12.60 foot Minimum distance between Building #1 and #2 and the Existing Main
building (UBC table 5-A).
This is a conceptual review only. Other code items will be addressed when the final plans
are submitted. The next step in the process is for you to apply for a variance to
architectural materials and a CUP to allow multiple principal structures on one lot. The
application must include a revised survey and building specifications. The CUP is
reviewed by the Planning Commission and then a final decision is made by the City
Council. The variance is heard by the Planning Commission. If you disagree with their
decision, you can appeal it to the City Council. We would anticipate bringing the entire
package to the Planning Commission and City Council such that all issues can be
addressed simultaneously. Once the variance and CUP have been resolved, then you can
apply for a building permit.
Please note the more complete your applications are, the quicker the process is. A
variance takes about 4-6 weeks for a decision to be made once a completed application is
made. A Conditional Use Permit takes approximately 8-10 weeks, depending on the
completeness of your application. The variance can be considered along with the CUP
application. Building Permit review takes 1-2 weeks after the CUP approval has been
given by the City Council. These are general time lines and vary with each procedure
and application. Let me know if you have any questions.
Sincerely,
<J~
cc: Bob Hutchins, Building Official
Jane Kansier, Planning Coordinator
Don Rye, Planning Director
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