HomeMy WebLinkAbout5.a. Request by Parkway Building Services
EXECUTIVE SUMMARY
Planning Commission Regular Meeting: September 22, 2020
AGENDA ITEM: 20-45-SP Request by Parkway Building
Services for a Site Plan Review to
Expand a Structure.
AGENDA SECTION:
Public Hearing
PREPARED BY: Anthony Nemcek, Planner AGENDA NO. 5.a.
ATTACHMENTS: Site Location, Site Aerial, Site Plan APPROVED BY: KL
RECOMMENDED ACTION:
Motion to approve the site plan for Parkway Building Services to expand a structure,
subject to the following conditions:
1. The applicant shall apply for and receive a building permit for the proposed
expansion.
2. The installation of proposed landscaping found on the submitted plan, plus two
deciduous trees and removal of remnant driveway shall occur before a certificate of
occupancy will be issued for the building expansion
SUMMARY
Staff was approached by Parkway Building Services, 2025 Bonaire Path, about the possibility of expanding
a building on their site. The expansion would increase the amount of office space at that location, and it
would allow employees a greater opportunity to spread out and maintain distance during the pandemic.
The present use of the site is as a property management and maintenance company. Prior to that use the
site was occupied by a landscape company. The use is similar in terms of outside storage and is considered
a legal nonconforming use of the property because it was established prior to adoption of the City’s
current zoning regulations.
The expansion of the office building is being processed by site plan review because of the nonconforming
status. The building expansion, taken alone, would meet current zoning ordinance setback requirements;
the issue is expansion of the nonconforming use. The site development has several areas of nonconformity
generally relating to landscaping and outside storage. Staff believes a reasonable building expansion,
especially to address the COVID situation, could be offset by bringing the site more into conformance
with other regulations. Staff believes landscape enhancement, planting a couple of trees in the front yard,
adding shrubs adjacent to the driveway and foundation plantings along Bacardi, along with removal of a
leftover driveway adjacent to Bacardi Avenue aids in mitigating some of the visual impacts associated with
the current use.
Applicant & Property Owner(s): Parkway Building Services
Location: 2025 Bonaire Path
Area in Acres: 2.07 Acres
Comp. Guide Plan Designation: LDR-Low Density Residential
Current Zoning: AG-Agriculture
2
BACKGROUND
The subject parcel has been the location of a commercial or non-residential use of one type or another
since at least 1951. It was acquired by the current occupant within the past few years after verifying that
that use was allowed on the site. The current occupant, Parkway Building Services, has its offices, shop
space, and some outdoor storage on the site. Additionally, there is a residential structure that is used as a
rental property. The applicant is proposing an expansion of an existing L-shaped building on the property
toward the western parcel boundary. The expansion would fill in the “L”, resulting in a rectangular
footprint. The applicant has indicated that their already tight office space was exacerbated by the COVID-
19 pandemic.
Chapter 11 of the Zoning Ordinance relates to nonconforming buildings and uses. The Code allows for
the continuance of nonconforming uses and structures, but not expansion unless it is bringing the site into
further compliance with the zoning ordinance. It is with this in mind that staff is supportive of the
addition to the structure so long as the other, more visible, non-conforming aspects of the site become
more conforming. Those non-conformities relate to the site’s landscaping, specifically around the parking
lot and along the building façade facing Bacardi Avenue. Additionally, a portion of a driveway that still
remains following the improvement of Bacardi Avenue in 2015 would also be removed and seeded with
grass. Because the proposed addition to the building is less visible and meets all the setback and building
standards of the zoning code, staff finds that the site would be more in conformance with the zoning
ordinance following the installation of the landscaping as shown on the plan along with two deciduous
trees along Bonaire Path.
Land Use and Zoning
The subject parcel is located in the AG-Agriculture zoning district, and its land use designation is LDR-
Low Density Residential. Because the site has been continuously used as a business, it is considered legally
nonconforming. If not for the nonconforming use, this request would not meet the threshold in the City
Code that would trigger the formal site plan review process before the Planning Commission.
Dimensionally, the proposed building expansion meets the requirements of the zoning ordinance
regarding setbacks and building standards. The building is L-shaped, and the applicant is proposing an
addition that would convert the building footprint into a rectangle. The exterior material proposed for the
building addition matches the existing lap siding. The building is currently thirty-three feet from the
property line, and the expansion area would line up with the existing façade. The minimum side yard
setback in the AG zoning district is 30 feet.
The landscaping requirements for commercial uses in Rosemount include site landscaping along with
foundation plantings along the perimeter of a building, of which none exist now. The applicant is
proposing foundation plantings along the eastern façade of the building that faces Bacardi Avenue.
Additionally, a combination of burning bush and purple lilac will be planted along the parking lot facing
Bacardi Avenue to provide some screening of the lot from the public right of way. Staff is also requesting
two deciduous trees generally in the corner of Bonaire and Bacardi. Finally, the remnant driveway will be
removed, and that area will be planted with turf grass. These additions will improve the on-site views
from public right of way.
CONCLUSION AND RECOMMENDATION
Staff is supportive of the building expansion and associated landscaping improvements as the site will be
brought more into conformance and more easily blend into the surrounding area. Staff is recommending
approval of the site plan, subject to conditions. If the Planning Commission believes additional conditions
should be placed upon the approval, it is appropriate that they are discussed and included in the motion
staff has provided in the recommended action at the top of this report.