Loading...
HomeMy WebLinkAbout12-13-2001 Planning Commission Meeting Packet• CITY OF OAK PARK HEIGHTS PLANNING COMMISSION MEETING AGENDA Thursday, December 13, 2001 - 7 :00 PM 7:00 I. Call To Order II. Approval of Agenda III. Approve Planning Commission Minutes - November 8, 2001 (1) 7:05 IV. Visitors /Public Comment This is an opportunity for the public to address the Commission with questions or concerns not on the agenda. Please limit comments to three minutes. V. Public Hearings A. Continued - Stillwater Ford: To consider request for Conditional Use Permit Amendment and Variance for lighting setback and fixture height requirements. (2) B. Oppidan /Oak Park Ponds: To consider request for signage Variance (3) C. Montanari Homes: To consider requests for Site Plan Review and Planned Unit Development: Concept Plan for 9 unit office complex at 13481 60th St. N. (4) 8:35 VI. New Business A. Commissioner Resignation B. Commission Vacancy - Schedule interview date and time VII. Old Business VIII. Informational A. 2002 Parks & Planning Meeting /Representation Schedule (5) IX. Adjournment Upcoming Meetings: December 17, 2001 - Regular Meeting - 7:00 PM Council Representative: December - Commissioner Hedlund January - Commissioner Powell 0 • • CITY OF OAK PARK HEIGHTS PLANNING COMMISSION MEETING MINUTES Thursday, November 8, 2001 Call To Order: Chair Vogt called the meeting to order at 7:00 p.m. Present: Commissioners Dwyer, Hedlund, Powell and Runk; City Planner Richards and Council Liaison McComber. Absent: Community Development Director Danielson. Approval of Agenda: Commissioner Hedlund, seconded by Commissioner Runk moved to approve the Agenda with Comprehensive Plan added as item B. to New Business. Carried 5 -0. Approval of October 11, 2001 Minutes: Commissioner Runk, seconded by Commissioner Hedlund, moved to approve the minutes as amended. Carried 5 -0. Visitors: None. Public Hearings: A. First Student: To consider request for Conditional Use Permit Amendment to include the use of Building D and for the use of an above - ground fuel storage tank. City Planner Richards provided an overview of his report regarding the applicant's request for a conditional use permit amendment. He noted that the terms of the original conditional use permit are applicable and in force. Chair Vogt opened the hearing for public comment at 7:12 p.m. ENCLOSURE 1 Larry Phillips, 5272 Stagecoach Trail, N. -- Stated that he had no concern about the car wash use but expressed concern as to the placement of a fuel storage tank. His home is serviced by a well and he is concerned about fuel spillage on a day to day basis and the possibility of a large spill at some time. He inquired as to whether or not the busses had been brought up to standards for cold weather starting as required in the original conditional use permit. He indicated that he would like to know that criteria established within the original conditional use permit were being complied with and monitored prior to allowing amendments to it. Arlen Hviding, Contract Manager, First Student, Inc. @ 5288 Stagecoach Trail, N. - Discussed issues related to the design, safety mechanisms, daily process and monitoring of the fuel storage facility. He answered questions as to how fueling would be handled, how the Oak Park Heights facility is designed in comparison to other First Student Inc. facility locations, how fueling would occur, and at what rate the tank would be replenished. Mr. Hviding stressed that the employees at First Student Inc. have been very safety conscious in transporting the students of the area and that he firmly believed that they would be just as much so environmentally with the fueling of their busses at the site. Planning Commission Minutes November 8, 2001 Page 2 of 6 Discussion ensued as to decibel levels for the wash bay, environmental policies that must be adhered to with fuel storage facilities, the number of vehicles being serviced at the facility, the typical engine and fuel tank size of the vehicles, reasoning for the applicants request and what security features were to be in place for the facility. Commissioner Dwyer, seconded by Commissioner Runk, moved to close the public hearing at 7:40 p.m. Carried 5 -0. Additional discussion ensued as to hardship -vs- convenience nature of request, daily housekeeping and employee training to minimize fuel spills of any degree, design elements for environment protection, and clarification of the conditions noted within the City Planner's report. Commissioner Runk, seconded by Commissioner Dwyer, moved to recommend that the City Council approve the applicants request for Conditional Use Permit allowing for use of Building D as a wash bay and for placement of an 8,000 gallon above - ground fuel storage tank for on -site fueling of buses, subject to the following conditions: 1. The number of buses allowed on site shall not exceed 120 as permitted under the existing conditional use permit, issued May 25, 1999. 2. All conditions of the conditional use permit issued May 25, 1999 for the property shall remain in effect. 3. All employees dispensing fuel shall receive training for proper fueling techniques, First Student Environmental Policy and Controls, Hazardous Communication and Emergency Spill Response procedures. 4. The applicant shall submit a Notification for Above Ground Storage Tank to the Minnesota Pollution Control Agency once the tank has been installed. 5. The applicant shall submit a Spill Prevention and Control Countermeasure Plan to the Environmental Protection Agency. 6. The applicant shall apply and receive a building permit from the City. 7. The applicant shall place bollards to protect the fuel tank, gas meter, and fire hydrant subject to review and approval of the Building Official. 8. The well at the northwest corner of the site shall be abandoned per State requirements. 9. The applicant shall replace all landscaping materials required under the conditional use permit issued May 25, 1999, subject to review, inspection and approval by June 15, 2002. 10. Any other conditions of the Planning Commission, City Council and City staff. Carried 4 -1, Commissioner Powell opposed. • • 1 • • Planning Commission Minutes November 8, 2001 Page 3 of 6 B. Stillwater Ford: To consider requests for Conditional Use Permit Amendment and Variance for lighting setback and fixture height requirements. City Planner Richards noted that the applicant had requested a continuance to December to allow for more complete plans to be developed. He noted that the timeline limits for this matter was such that there would be no problem, if the Commission elected to do so. Commissioner Dwyer, seconded by Commissioner Runk, moved to continue this public hearing to December. Carried 5 -0. C. Oak Park Station / S85C Bank: To consider requests for Preliminary Plat Approval, Planned Unit Development- Concept Plan; Planned Unit Development /Conditional Use Permit - General Plan (S&C Bank), Design Guidelines and Site Plan Review (S&C Bank) for proposed Oak park Station located at Memorial Ave. N. property known as the Kern Center. City Planner Richards provided an overview of his report regarding applicant's request and discussed issues of relevance and the conditions cited within his report • Chair Vogt opened the hearing for public comment at 8:05 p.m. Brad Coates, Goldridge Group - Addressed the matter of public street -vs- private street; indicating that either way is fine with them but that they would like to maintain the flexibility of setbacks as they are presently. John Johnson, Project Engineer - Discussed the proposed layout of the bank and traffic patterns in relation to the bank and the development as a whole. He stated that they desired to keep the bank drive area as far away from 58th St. as possible and to keep the lots appropriately sized for the remainder of the development and their drives. Mr. Johnson noted that the development is a seven -lot project and that it is anticipated that several different types of occupants will be interested in the area. As a result the footprint of each of the respective occupants buildings, will effectuate changes to the lot sizes and the bend of the road to accommodate design needs. Discussion ensued as to issues pertaining to traffic flow, safety design elements, bank building and drive- through placement, directional signage and drive through lane width, building design, platting and phasing of the development, access points, street development and storm water ponding. Commissioner Dwyer, seconded by Commissioner Hedlund, moved to close the public hearing at 8:49 p.m. Carried 5 -0. Planning Commission Minutes November 8, 2001 Page 4 of 6 Commissioner Hedlund, seconded by Commissioner Dwyer moved to recommend City Council approval of the preliminary plat /planned unit development, concept plan, and vacation of easements approval of a seven lot commercial subdivision entitled "Oak Park Station," subject to the following conditions: 1. Legal descriptions of the easements to be vacated in Kern Center and Kern Center 2nd Addition are provided by the applicant subject to approval of the City Engineer and City Attorney. It is recommended that the City Council set a public hearing to consider vacation of the easements. 2. The Planning Commission recommends that the proposed street within the development be dedicated and constructed as a public street. 3. The City Engineer and the applicable watershed district or authority provide comment and recommendation in regard to drainage, storm water ponding, and utility issues. 4. A temporary cul -de -sac is provided at the public street's southern terminus at the first phase of development. 5. As a condition of final plat approval, the applicant enter into a development agreement with the City. 6. The easements for the storm water drainage areas are subject to review and approval of the City Engineer and City Attorney. 7. As a condition of final plat approval, connection fees (for water, sewer and sanitary sewer) for all lots which comprise the proposed subdivision shall be paid. 8. A 25 -foot curb to building setback shall be required for all development within the project. 9. All other comments of the City Council, Planning Commission and City staff. It is further recommended that City Council approve final plat, planned unit development/ conditional use permit to allow a 6,000 square foot bank (with drive - through lanes) upon Lot 1, Block 1, Oak Park Station, subject to the following conditions: 1. The access to the public street is subject to review and approval of the City Engineer. 2. A "do not enter" sign shall be installed near the southeast corner of the bank building so that vehicles do not enter the drive - through area from the parking area. • • 1 • • Planning Commission Minutes November 8, 2001 Page 5 of 6 3. The setback of the building from the curb of the proposed street is maintained at 25 feet. 4. The site shall be provided with 40 parking stalls and five proof of parking stalls. 5. Specific building material colors are specified and found to be acceptable by the City. 6. The sidewalk is extended from the north side of the building to the proposed street. The Parks Commission shall review the need for additional sidewalks on 58th Street and Memorial Avenue. 7. All site lighting shall meet Zoning Ordinance requirements, is hooded and directed such that the source of the light is not visible from surrounding properties and rights -of -way. A revised plan shall be submitted that complies with all ordinance requirements subject to City staff review and approval. 8. The revised landscape plan shall be subject to review and approval by the City Arborist. 9. The area identification sign is located within an easement and the applicant provide a plan to ensure maintenance of the sign. 10. Details related to proposed wall signage are submitted subject to City approval. All signage shall conform to the Zoning Ordinance requirements. 11. The City Engineer provide comment and recommendation in regard to grading and drainage issues. 12. The City Engineer provide comment and recommendation in regard to utility issues. 13. A development agreement shall be required as part of the approvals subject to City Council and City Attorney review and approval. 14. All other conditions of the City Council, Planning Commission and City staff. Carried 5 -0. New Business: A. Hwy. 36 Partnership Study Committee - Appointment of Representative(s): City Planner Richards reviewed Community Development Director Danielsons memo relative the formation of a Hwy. 36 Partnership Study Committee and asked for two members of the Planning Commission to volunteer to serve on the committee. Chair Vogt and Commissioner Powell volunteered to serve on the committee. Commissioner Runk, seconded by Chair Vogt, moved to recommend City Council approval of Chair Vogt and Commissioner Powell as Planning Commission representatives to the Hwy. 36 Partnership Study Committee. Carried 5 -0. B. Comprehensive Plan: Chair Vogt inquired of the Commission as to whether or not they felt the Comprehensive Plan should be reviewed in light of earlier events regarding the Village area east of Stagecoach Trail and to clarify potential annexation districts. Discussion was held as to the funding availability for this; wherein it was determined that 2002 would be a good time to look at the plan to ensure its applicability. Old Business: A. SigYiage Subcommittee - Formation /Membership: City Planner Richards noted that the Commission packet enclosure was self- explanatory and that representatives would be notified when the committee is organized and ready to begin. It is anticipated that the first meeting of this committee would occur in January 2002. Informational /Update None. Adjournment: Commissioner Powell seconded by Hedlund, moved to adjourn at 9:04 p.m. Carried 5 -0. Respectfully submitted, Julie Hultman Community Development Approved by the Planning Commission: Planning Commission Minutes November 8, 2001 Page 6 of 6 • • BACKGROUND ANALYSIS NORTHWEST ASSOCIATED CONSULTANTS, S,r NC. 5775 Wayzata Boulevard, Suite 555, St. Louis Park, MN 55416 Telephone: 952.595.9636 Facsimile: 952. 595.9837 planners@nacplanning.com PLANNING REPORT — Addendum TO: Kimberly Kamper FROM: Scott Richards DATE: December 6, 2001 RE: Oak Park Heights — Stillwater Ford: Amended CUP and Lighting Variance FILE NO: 798.02 — 01.09 ENCL0stJRE 2 As you are aware, the Goldridge Group asked that consideration of the conditional use permit (CUP) and variance to address lighting issues at the Stillwater Ford dealership be continued to the December 13, 2001 Planning Commission meeting. The Planning Commission had first considered the request at the September meeting. The applicant has further refined the lighting plan and to include fixtures that comply with the maximum height requirements. A revised lighting plan has been submitted for review and approval. Attached for reference: Exhibit A: Existing /Future Setbacks Exhibit B: Photometric Plan Fixture Height. The applicant has indicated that all of the freestanding fixtures currently on the site do not comply with the 25 foot height requirement for light sources on a pole. The new plan proposes that all of the fixtures would have a 23 foot pole height and would be mounted on a two foot base. With the new plan, all freestanding fixtures would be compliant with the Zoning Ordinance and the original conditional use permit approval. Building Light Fixtures. All of the fixtures that have been installed on the building are compliant with the Zoning Ordinance standards. Flood Lights. Five flood lights have been mounted on light poles to provide architectural building lighting. These fixtures were not part of the original approvals. Section 401.15.B.7 specifies that "architectural /historical light fixtures that feature gI: bes rr not shielded, or lighting of entire facades or architectural features of a b � thaitbe approved by City approval require a roved b the Cit Council." This a roval does not uire a q variance. Staff has reviewed the site at night and noted that the flood lights are directed at the cars in the lot and not at the building facade. Photometrics. A revised photometric plan has been submitted including the light intensities with the new plan. Section 401.15.B.7 of the Zoning Ordinance requires the following: "d. Intensity. No Tight source or combination thereof which cast light on a public street shall exceed one (1) foot candle meter reading as measured from the centerline of said street nor shall any light source or combination thereof which casts light on adjacent property exceed four- tenths (0.4) foot candles as measured at the property line, per the method outlined in Section 401.15.B.7.e." The revised plan indicates that with glare shields, light levels on the east property line would be less than 0.4 foot candles at five feet below grade. The site elevation at the edge of the parking area falls significantly on the property to the east. Thus, the proposed lighting on the property line is acceptable. The light intensities on the south property line far exceed the 0.4 foot candle requirement. Even with glare shields, a variance and amended CUP would be required to allow the Tight intensities at the proposed levels. The light intensities nearest the street are all compliant with the one foot candle requirement. Fixture Setback. The revised site plan does not include moving the Tight fixtures that are less than 10 feet from a street right -of -way. Eight fixtures on Neal Avenue /60 Street North have been found to be non- compliant with the 10 foot requirement. The applicant requests variance and conditional use permit approval for those fixtures in that moving the lights and light bases would result in a loss of car display area and place fixtures in areas of the parking lot where they would be difficult for parking lot maintenance. The hardship is that many of the fixtures were located on or near the property line prior to the City adopting the light standards and setback for fixtures. The Zoning Ordinance review criteria for variances is found in the planning report dated October 2, 2001. RECOMMENDATION AND CONCLUSION City staff makes the following findings and recommendations related to the request and revised site plan: 2 • • • • 1. The five flood lights focused on the front facade significantly increases the light intensity and light glare on the site. Due to the proximity of the freestanding fixtures to the front of the building and the fact that all of the wall signs are back lit, the building facade and signs are adequately lit without the need for additional flood lights. In fact, it appears as though the five flood lights are focused on cars and not the building facade. The Planning Commission should recommend to the City Council that the five floodlights be removed. 2. The revised site plan should be further revised such that the site is compliant with the light intensity requirements of the Zoning Ordinance. Shielding should be placed such that no more than 0.4 foot candles of light be cast on the south property line. The plan as proposed for the east property line is acceptable. 3. The requested variance for fixture setback is acceptable to staff in that many of the fixture bases existed before the 10 foot setback requirement was included in the Zoning Ordinance as part of the lightin g p standards adopted in 1997. The boulevard area between the curb and property line is approximately 30 feet along Neal Avenue and 60 Street. The fixtures are adequately set back from the curb even if they are less than 10 feet from the property line. City staff recommends the variance and CUP for the eight freestanding fixture setbacks, removal of the five flood lights, and compliance with Zoning Ordinance requirements for light intensity with the following conditions: 1. All freestanding light fixtures shall be replaced with fixtures and light sources that do not exceed a total height of 25 feet. 2. The five flood lights shall be removed. No additional flood lighting of the building facades or sales lot shall be allowed. 3. The lighting plan shall be revised to reflect a light intensity in compliance with the Zoning Ordinance requirements. Alt fixtures shall be installed such that the light intensity is compliant with the Zoning Ordinance requirements. The applicant shall provide proof of compliance once all of the lighting fixtures are installed on site. 4. The Planning Commission recommend and the City Council approve a variance and amended CUP to allow the eight freestanding fixtures to remain at less than the 10 foot setback requirement. 5. Other conditions of the Planning Commission and City Council. pc: Kris Danielson 3 °NMWNO OM0038 SNOISIA3M 31V0 a 4 1 .09 O 2; 0 <1. 01 4 IoI 4_ 9 '0N1 V133NION3 01317(1 9911 it a XVd 0092-119 !991) 3NOHd 11999 V.OS3NN311 'S170dV3NNIW SOE 31N?S avou UMW 1SV3 1OE'S (4 0a $ 3.159,011.10S S31Od1HJ[1 d0 NOL LVO01 0131d cn W CC u. H X W 1- 0 z w 0 A3AHflS OIHdVJ DOd01 a. V1033NNIW 'dfOUO 3001210100 3H1 HOd Mad &I31VM77 11S O g ,1 g g s W 4 r t C ; ci i 1 i F i o 1 § g u 4 . i g a F. 0 Eg a 11 oracz 3.IC.OI.IOS JI8003a9 'r )9311V* -a•a. 21,11 VIOS3NNIVI """ bet A. IA. De •sIe OW% 17DOM1710•M•IMNM1O1i1M1304 cum AM Men a... iWAN MA IWO IO "Isimautrus 7•lI UN 1011 ANW'a ova* St INA. ONIIS 11OIS OAS 9990 -00 1099 ,I MIX a/w a v a z W • na1re dul I PLu�i AU Sche Pro J 0 q0M00 0 0 0 d o 0 M -Itti Descriptbn VFT8499 -N C1000V 1.0 VERTICAL FORWARD THROW VFT8499 -N C1000V NH) VERTICAL FORVARD THROW VFT8499 -N (1000V NH) VERTICAL FORVARD THROW VFT8499 -14 (1000V NH) VERTICAL FORWARD THROW EXISTING ARCHITECTURAL BUILDING LIGHTING EXISTING VALLPACK LIGHTING VFT8499-P4 (1000V NH) VERTICAL FORVARD THROW Lnbei VFT (OUAD) VFT CTVIN) VFT CTRIPLD VFT CTVIN 1 180) FLOODS VALLPACKS VFT (TVIN V GS) nom iA a . a a .d A .a a a N 0 oc 14 A (t i .2 .2 A A .: . 4.CS!' .2 .2 .2 .3 .3 . a .2 .2 .2 A A a a a .3 .3 .2 .2 .2 .2 .2 .2 .2 .2 2R4 J W W . . W x OXX :ti N X X x.. 4 • ta NN R W g5 POLE HEIGHT= • • BACKGROUND Attached for reference: Exhibit A: Exhibit B: Exhibit C: Exhibit D: Exhibit E: NORTHWE$T ASSOCIATED CONSULTANTS, INC. 5775 Wayzata Boulevard, Suite 555, $t. Louis Park, MN 55416 Telephone: 952.596.9636 Facsimile: 952.595.9837 planners @nacplanning.com PLANNING REPORT TO: Kimberly Kamper FROM: Scott Richards DATE: December 6, 2001 RE: Oak Park Heights — Oak Park Ponds: Amended PUDNariance For Signage FILE NO: 798.02 — 01.16 Keith Ulstad, representing KTJ Limited Partnership Eleven, has made application for p pp an amended planned unit development (PUD) and variance to allow for an increase in signage for the Oak Park Ponds development. The request includes an increase i q in height and sign area for the existing pylon sign, placement of illuminated tenant si g n gage on the south and west facades of the retail building up that backs u to 58 Street and placement of an illuminated 150 square foot Rainbow Foods sign on the northeast t corner of the building. The general plan approvals of the PUD granted specific g p allowances for signage at the Oak Park Ponds development. The amendment to the PUD and variance is required to increase or significantly change the allowable signage 9 Y g gnage on site. Approvals for the Rainbow Foods and connected retail area as well as the retail center enter that backs up to 58 Street were granted in 1997. At that time, the City grante d a variance to allow for a 454 square foot Rainbow wall sign, two 60 square foot wall signs g q on the Rainbow facade and allowances for three, eight foot high monument signs. g g g All of the other signs, including the pylon sign, were allowable under the sign q n re uireme nts of the Zoning Ordinance. Existing Pylon Sign Proposed Pylon Sign Existing Signage -- Rainbow Shopping Center Tenants Existing /Proposed Signage -- South Building Existing Signage — Rainbow Foods ENCLOSURE 3 ISSUE ANALYSIS Existing Site Signage Proposed Signage Pylon Sign. The applicants have proposed a 310 square foot pylon sign that would be 45 feet in height. The sign has been designed to utilize the same base as the existing pylon sign. The appearance of the sign would be similar to the existing sign except that four tenant signs would be placed below the Oak Park Ponds and Rainbow signs. The increase in signage height is being requested in that recent construction in the area has made the existing signage not visible from the Highway 5 off -ramp. Rainbow Sign. The request includes the addition of a 150 square foot sign on the northeast corner of the Rainbow Foods store. The sign would be placed such that cars heading westbound on Highway 36 would see it before the Highway 5 off -ramp. Individual Tenant Wall Signs. The applicants have requested that additional wall signage be allowed for the building which backs up to 58 Street. Currently, each of the tenants are allowed up to 150 square feet in the sign area above the awning on the front of the building. This signage is not easily visible from any of the adjacent streets. The actual area for signage above the awnings is 125 square feet per building bay. Signs have been proposed for each of the tenants on the south facade. One additional sign for Wells Fargo Financial is proposed on the west facade. Variance Criteria Section 401.15.G.11 of the Zoning Ordinance specifies criteria for the granting of sign variances. The criteria and analysis for the Oak Park Ponds request is as follows: 1. That particular physical surroundings, shape or topographical conditions of the specific parcel of land involved exist. 2. That the condition involved is unique to the particular parcel of land involved. 3. That the purpose of the variation is not based exclusively upon a desire to increase the value of income potential of the business involved. 2 • • • Number Sign Area Height ' 30 feet Pylon Sign 1 136 square feet Monument Signs 3 48 square feet each 8 feet . Rainbow Sign (Wall) 1 454 square feet - -- Rainbow Tenants (Wall) 2 60 square feet each - -- Wall Signs Allowed 1 per tenant of 150 square feet each . ISSUE ANALYSIS Existing Site Signage Proposed Signage Pylon Sign. The applicants have proposed a 310 square foot pylon sign that would be 45 feet in height. The sign has been designed to utilize the same base as the existing pylon sign. The appearance of the sign would be similar to the existing sign except that four tenant signs would be placed below the Oak Park Ponds and Rainbow signs. The increase in signage height is being requested in that recent construction in the area has made the existing signage not visible from the Highway 5 off -ramp. Rainbow Sign. The request includes the addition of a 150 square foot sign on the northeast corner of the Rainbow Foods store. The sign would be placed such that cars heading westbound on Highway 36 would see it before the Highway 5 off -ramp. Individual Tenant Wall Signs. The applicants have requested that additional wall signage be allowed for the building which backs up to 58 Street. Currently, each of the tenants are allowed up to 150 square feet in the sign area above the awning on the front of the building. This signage is not easily visible from any of the adjacent streets. The actual area for signage above the awnings is 125 square feet per building bay. Signs have been proposed for each of the tenants on the south facade. One additional sign for Wells Fargo Financial is proposed on the west facade. Variance Criteria Section 401.15.G.11 of the Zoning Ordinance specifies criteria for the granting of sign variances. The criteria and analysis for the Oak Park Ponds request is as follows: 1. That particular physical surroundings, shape or topographical conditions of the specific parcel of land involved exist. 2. That the condition involved is unique to the particular parcel of land involved. 3. That the purpose of the variation is not based exclusively upon a desire to increase the value of income potential of the business involved. 2 • • • The applicants have indicated that the location of the shopping center and the new . pp g development around the site have significantly reduced the visibility of . claim Y ty the center and the existing signage. They laim that competition from the other shopping . , , . p pp ng center north of Highway 36, which has visibility from the major roadways surrounding ' 1 y ng �t, has made the leasable spaces in Oak Park Ponds difficult to rent and kee p tenants. Staff finds that the request for a larger (more square feet of sign area) q g }pylon sign, the additional Rainbow sign, and the wall signage for the building that backs 58 . g g cks up to 58 Street is justified. The request for a variance to increase the height o g of the sign to 45 feet may be justified in terms of visibility, but could lead to a significant sign Y g cant number of requests for sign height increases. The City has not allowed a deviation deviation from the maximum height requirement of 30 feet. To allow for this variance may open the door • for numerous other height variances along Highway the Hi hwa 36 corridor. The City will begin its work on revising the sign requirements in January q a ry of 2002. At that i time, it may be suggested to increase the allowances for sign height, although g g h staff may recommend that the maximum height limitation be lowered in the commercial ' d istricts. • 4. That the alleged difficulty or hardship is caused by this Ordinance Y and has not been created by any persons presently having an interest in the Y g parcel. 5. That the granting of the variation will not be detrimental to the u p blic welfare or injurious to other land or improvements in the neighborhood. 6. That the proposed variation will not impair an adequate supply of air q pp y f light and air to adjacent property, or substantially increase the congestion of the public g p b ac streets or interfere with the function of the police and fire departments of the City. ty. RECOMMENDATIONS AND CONCLUSIONS City staff recommends the following related to the request for sign s gn variance and an amended PUD for Oak Park Ponds. Approval of the request is also conditioned q cond�t�oned on the 1. The pylon sign shalt be allowed to be increased in size to a maximum of 310 square feet and contain individual tenant identification. 2. The pylon sign must remain a maximum of 30 feet in height. 3. A 150 square foot Rainbow sign be allowed on the northeast corner of the Rainbow Foods building. 4. One added wall sign not to exceed 75 square feet shall be allowed for each tenant space on the building which backs up to 58 Street. 5. The wall light fixtures on the north side of the Rainbow Foods building shall be retrofitted to be compliant with Zoning Ordinance lighting requirements. 6. All other conditions of the Planning Commission, City Council, and City staff. pc: Kris Danielson 4 • 30 FT. PROJECT: OAK PARK PONDS SHOPPING CENTER (EXISTING) PROJECT NO: 6340.001.11 SCALE: 1/4" = 1' -0" DATE: 10/5/01 1 7 1 0 RSP Architects, Ltd. 120 F1ret Avenue North Qc Copyright 2001 OAK PARK P 0 N ID S. FP io 00 4 loo' -0" 20' -O" 4 / 1 J ` I r 1 r r i T J r f p 14 -8" r r I_ EXISTING r 1 1 1 1 J I T 1 1 1 1 t 1 SK -1 MTnneapolte, PIN 55401 612 *339 0313 FAX 612 339 6160 EXHIBIT A • PROJECT: PROJECT NO: SCALE: DATE: • R5 Archl tectb, Ltd. ©c Copyright 2001 rs a VJ t4 1 45 FT OAK PARK PONDS SHOPPING CENTER 6340.001J1 1 /S" = 1' -0" 10/5/01 L F 1©@tfl :CDC) 1 OAK PARK r { 1 r 1 1 1 1 L J 20T-ON 1+4'-$» L PROPOSED 120 F1ret Avenue North • SIP 1"lin neapollb, F fN 55401 SK -6 • 612 339 0313 FAX 612 339 6160 EXHIBIT B NO iftfr Oft P33 X$R 1 Hp 1 %AR t 1 91111 1 ; z 19 a i ,, fi1i1i i1,1,f,111 11 • a p 111111 �Ia 1pip i fl( I Ir ll l � I 1 {1 II liNIK ,p 1 � I I 3 aJ 1 I lii1Ii I l l iil'Il 1 1`1,1' :' 1111Pll'l I 1:1:1 ,1■ I i 1 0 0 - i. II II 11 II ..I 1 n 11 II II 11 J-1 II II II II 11 0 X f11 0 I • f J1 n 4 1 �t JI is 11 11 11 II II 11 I 11 I 11 I n Z Op W W 11 II II 11 11 1 Ji JI n 1 1 ti bor.'ri «. emu HAWK as/to/sr atu ..1 0wzN11Wtr_aco3cua_xm m r-x i e 4 • 2 A a la X IN X O O Y a X • ;hill hut .111 it • tggt Pi X it : g: :tut .•ii ' si r Y - rn 1 ttgx PPpit .. rilii h ill �j = rid . .44 4 ultim 1 bi-% lid! 4 o- o- r nipti 11.0 lihhil 1 iv 1 Hiiilit I O F g MtJ tr =A P001 411 fidis ii 11 11 11 I t t } f 010 7 } o- o— o- a- o- III 1 a W 1 N • NORTHWEST ASSOCIATED CONSULTANTS, INC. 5776 Wayzata Boulevard, Suite 555, St. Louis Park, MN 55418 Telephone: 962.595.9636 Facsimile: 952.595.9837 planners@nacplanning.com PLANNING REPORT TO: Kimberly Kamper FROM: Scott Richards DATE: December 6, 2001 RE: Oak Park Heights -- Montanari Office Building: Planned Unit Development, Conditional Use Permit, Preliminary /Final Plat and Site Plan Review FILE NO: 798.02 — 01.17 BACKGROUND ENCLOSURE 101 Montanari Homes has requested a planned unit development, conditional use permit ( PUD/CUP), preliminary /final plat and site plan /design guideline review for an office buildin g at 13481 North 60 Street. The proposed building site is located on the south frontage road of Highway 36, between the Eagles Club and McCormicks Furniture. The property is currently developed with an office building and numerous storage buildings. p Y Zonin g for the property is Central Business District and was included in the area of the Central Business District Urban Design Study. As a result, the recently adopted Central Business District Design Guidelines apply to the proposed development. In addition to the PUD approval and site plan review, the applicant has requested a preliminary/final plat approval to allow the building to be sold as a condominium with commonly owned open space and approval of a conditional use permit to allow flexibility from the City's off - street parking supply requirements. Attached for reference: Exhibit A: Exhibit B: Exhibit C. Exhibit D: Exhibit E: Exhibit F: Exhibit G: Exhibit H: Site Survey Site Perspective and Location Map Site Plan and Grading Plan Preliminary Photometric and Landscape Plan Building Floor Plans Building Elevations Building Perspective Monument Sign ISSUES ANALYSIS Comprehensive Plan. The subject property is designated as CBD, Central Business Qistrict by the Oak Park Heights Comprehensive Plan. The purpose of the CBD diationis to provide a focal point for the community in terms of retail, service, and entertainment businesses, as well as residential opportunities. As such, the proposed office commercial use is consistent with the Comprehensive Plan. Zoning. Within the CBD Zoning District, businesses or professional offices are listed as permitted uses. The approval process requires a planned unit development in that the site will be converted to condominiums. Individual property owners will own a particular portion of the building and the site where it is located. The lot surrounding the building that will include parking areas and the landscaping will be owned in common. An association will be established to maintain the exterior of the building and the surrounding property. In addition, a preliminary /final plat approval is required to subdivide the property. A conditional use permit is required to allow the flexibility from the City's off - street parking supply requirements for a joint parking allowance. Subdivision. A preliminary plat has not been submitted for the proposed subdivision. Prior to any Planning Commission action on a subdivision or project approvals, a preliminary plat must be submitted for consideration by staff and submittal for review and recommendation. PROJECT PROPOSAL The project site is a total of 31,156 square feet. Building coverage is 9,586 square feet or 30.76 percent of the lot. The total building area, which does not include the lower level, is over 20,000 square feet. The building is proposed with three above ground stories. The lower level of each unit is for storage and cannot be leasable as office space. Central Business District Guidelines. In October of 1999, the City adopted a master plan for the Central Business District in an effort to create a pedestrian friendly, mixed use district. In order to guide implementation of the goals and policies of the plan, specific design guidelines for the CBD were developed. The proposed development will therefore be reviewed in regard to its consistency with such guidelines as referenced below: Precinct Designation. The design guidelines establish four precincts within the CBD; the Medium -Box Mixed Use Precinct, the Small Box Mixed Use Precinct, the Residential Precinct, and the Public Green Precinct. The subject property lies within the Medium Box Precinct that is intended to provide transitional changes between the big box development and the small box development within the center area of the CBD. 2 • • Development Context and Character. The design guidelines state that buildings within the Medium Box Precinct should relate to the character of small box development via building scale and height, building material colors, horizontal lines, and architectural styles and details. The guidelines further state that buildings should form gateways to other precincts. The proposed structure is to be finished in a combination of brick and cast stone architectural detailing. The east facade, or front of the building, is proposed with dormer elements _ and significant detailing. The west facade does not carry through the same level of detailed architecture. The applicant will be required to add dormers and additional detailing to the west facade because ' of its visibility to east bound cars on Highway 36. Building Setbacks. There are no minimum setback requirements imposed in the CBD District. The design guidelines, however, state that limited setbacks (10 to 15 feet) will be permitted along 60 Street. The City Engineer has indicated that a 35 foot utility easement exists along the 60 Street right -of -way. As designed, Unit 1 of the proposed building would encroach on the easement area. The building will need to be redesigned such that it is constructed outside of the easement area. The south and west facades of the building are placed less than five feet from the property lines. Although acceptable by design guidelines and Zoning Ordinance standards, there are Building Code issues with window openings less than five feet from the property line. The applicant will need to address the facade window openings with fire suppression devices acceptable to the Fire Marshal and Building Official. Building Width. According to the design guidelines, buildings in the Medium Box Precinct should exhibit facades that do not have long and flat continuous plans. As indicated, the west facade lacks in architectural detailing. The applicant will be required to redesign the visible parts of the facade to feature dormers, window detailing, and other features found on the east facade. Building Height. The CBD Zoning District establishes a maximum building height of 35 feet. The design guidelines state only that building height should vary between two and three stories. The proposed building is 32 feet at its highest point and has three stories above ground. The building sheets do not include the plans for the third floor, although it appears as though windows are included on the facade and circular stairways are included from the second to third floors. The applicant will be required to provide third floor building plans. Building Materials. The design guidelines state that buildings should be constructed of authentic materials such as wood, brick, stone, cast stone, stucco or pour in place concrete. Accent materials may include metal, glass, block, copper flashing or similar materials. 3 The building is to be constructed primarily of brick with architectural cast stone detail features. The materials are considered appropriate for the Central Business District. The design guidelines further state that buildings should employ earth tones or neutral colors and that light and bright colors should be used as minor accents. The applicants have not identified colors or provided building samples. A materials board and colored elevations will be required for Planning Commission and City Council review on this matter. Walkways. , According to the design guidelines, sidewalks within Medium Box Precincts should be at least eight feet wide along building frontage and a minimum sidewalk width of six feet should be provided along 60th Street. The site plan illustrates a four foot to six foot sidewalk along the front of the building. In that the sidewalk will serve building access only and does not serve as a public sidewalk, the width is adequate. The sidewalk should extend north to the existing trail along 60' Street. Lighting. The design guidelines state that lighting should be designed to reduce glare and be in scale with the surrounding buildings, and that pedestrian scale lighting, not more than 14 feet high, should be located on walkways, trailways and adjacent to store entrances. For parking lot lighting, fixtures must be in scale with their surroundings with cutoff fixtures located below the mature height of trees in parking lot islands. The applicants have submitted a photometric plan but have not identified a fixture style or height. The lighting plan will need to be revised to include this information, as well as assuring that the photometric plan is consistent with the Zoning Ordinance provisions for lighting. The ordinance specifies that no light source which cast light on a public street shall exceed one foot candle meter reading at the centerline of the street nor cast light on adjacent property at more than 0.4 foot candles as measured at the property line. Landscaping. , The design guidelines strongly encourage site landscaping to enhance storefront entries and blank walls. Landscaping is further encouraged to screen dumpsters and off- street parking areas. The applicants have submitted a revised landscape plan based upon preliminary comments of the City Arborist. The final landscape plan is subject to review and approval of the City Arborist. Access. One access point has been designed from 60 Street North. The change in access on the site will affect the existing westerly access to the Eagles Club. The applicant has had discussions with the Eagles, but a plan for how the access will be affected on the Eagles property will be required. Additionally, written approval from the Eagles Club of the changes in access will be required. An access permit from MnDOT for the change in driveways will also be required. 4 Use Ordinance Requirement Required Spaces Office , 19,172 x .9 = 17,255 3 spaces plus 1 per 200 square feet 90 • • • Parking Lot Dimensions /Site Circulation. All off- street parking stalls and drive aisles have been found to comply with the minimal dimension requirements of the Zoning Ordinance. A turnaround area at the south end of the parking lot has been provided to aid in access on the site. Off- Street Parking Supply. As previously indicated, the applicants have requested a conditional use permit to allow a reduction from the off - street parking supply requirements of the ordinance. This is considered with the CBD Urban Design Study that emphasizes more on- street parking and cross utilization of parking consistent with a downtown area. In this area of the CBD, there is no on- street parking allowed, although there is an ability to jointly use parking with the Eagles Club. As shown below, the Zoning Ordinance requirement for the site requires a total of 90 off - street parking spaces. Additional spaces would be required with verification of the gross square feet in the third story of the building. The storage area of the lower level would not be included in the calculations. The applicants are proposing to provide 50 spaces. As part of the CBD Design Study, it is suggested that uses within the CBD provide not Tess than three off- street parking spaces per 1,000 square feet of floor area. Utilizing this requirement, the project would be required to provide 52 spaces. The concern with allowing the development to proceed with almost half of the Zoning Ordinance required parking is the lack of any on- street parking in the area. The applicant should pursue an agreement with the Eagles g g Club to provide at least 40 stalls on a day time basis. The City would also need to consider the joint parking proposal through issuance of a conditional use permit. Snow Removal. The applicants should provide provisions for snow removal on the site. The landscape areas will not be appropriate for snow storage, thus all snow will be required to be removed from the site. Grading and Drainage. The applicants have indicated that the level of hard cover would be reduced with the proposed site plan. Ponding will not be required for the site if other measures are taken to ensure the storm water quality is not affected before it leaves the site. Grading and drainage issues shall be subject to review and approval of the City Engineer and applicable watershed authority. Utilities. Utility related issues and plans shall be subject to review and approval of the City Engineer. The applicant has indicated that the utility service for the Eagles Club may be encroaching on the office building property. The applicant will be responsible for verifying the utility locations and addressing any issues with the service for the Eagles Club. 5 Si page. The applicant has proposed one monument sign at the driveway entrance to the site. The monument sign is consistent with the signage requirements of the Zoning Ordinance and design guidelines. Any additional signage proposed for the site will also need to comply with City standards. Trash. A single trash enclosure has been proposed in the southeast corner of the site. The applicant will need to specify details of the enclosure construction (height, materials, etc.). Development Agreement. A development agreement between the applicants and the City will be required as part of the approvals subject to the City Attorney and City Council review and approval. CONCLUSION /RECOMMENDATION A number of issues exist with the current site and the proposed site plan. Additionally, more detail is required of the applicant and discussions with the Eagles Club on a number of joint issues must take place before the City can proceed further on this application. It is recommended that the Planning Commission comment on the site plan and issues but hold any consideration of this request until additional information is received. pc: Kris Danielson 6 ` • • _ __-___.-- • •• • ... , .. . . 2 TPTIna 03 BJCPA 111 0 10 . .• ... 1 . rim, 9 ......1 1.10-0c-0 aDVINI °«.«'wo,', KISS ~Kmmm^umum'N S .1. 0 3 �� X H 3 11 V MEV nm.LV13mou°V 3m^^mvoxC1mu3 • -' • • , ^ • -- ' • • -' • • • [LEVATIONS P RoaEcr No- tI--4I- 12601 MST NO. 5 OP 6 I DA1 11-20-0' *SVISI NS: Montanari Office Building Oak Ptak Hc ht; MN CUNDY, SANTINE & ASSOCIATES . ARCHITECTS Ti . Tlw 3434 L03QKO1 ON AVENUE N. SHOREVIEW, M 53126 651 -490 -5454 fSfS 06,-IS9 RIMS NI'I'M t1A3Z10HS'N 3[INHAY NGLOHIx31 *E►S 1 1 II u I S L✓ a .L I H iJ 1 V S3.LVI3OSSV ' 3N1.LNVS 'XQNtl3 r• IIIII 11 '16 1111111 .._ �,,; :::::::11 a ...,.A 1111111 `!'; 1111111 1111111 1111111 fi NPL "I''PH Wd gufPimg 90WO ?uulIIoL1i 110 - 0L - 11 a1 LVC f 111111'111111 1111,41/11111 1111111411111 111111,111111 1111111111111 1111111111111 1111111111111 1111111111111 1111111111111 ILIIIIIlli111 1111111111111 1111111111111 ;1111111111111 1111111111111 3 0 d .1 WV OMQ1111 111111 - -- 1111111 111111► 11111111. 1 111111; 1 11111111_ • 4 • 1 9.10 1 104R3,1 1 ANNIONI : q A • • III .., I I •-■ I X 2 1 1 . O. 0 it a NINON 1 1 $11 100.0 run . mi . 011:4171 IV e i4( r ow V Ai iaticnitn .:':44 I lk illki MK Illt I 0 a r otek AA 0 1".... al■ f 1 1 1 10 60th STREET NORTH HIGHWAY 36 •••■■•••■ 1 4 HISON HIGHWAY46 N • Title Sheet njam 1F T -41- c :26011 3103E7' NO. 1 OF 7 I DAUS: 11-20-01 REVISIONS: Norell Avenue North Oak Pa& Heights, MN Montanari Office Park 00 t.) 0 0 CUNDY, SANTINE & ASSOCIATES f• ARCHITECTS i II • IT 3434 LEXINGTON AVENUE N. MO , AIN 33126 Eli 631.490-3 3 „ ZC S 00'001 letC t# 13A31 llldS 'alb 331A0 • A2101S Z ADVANCE SUR VEYJNG ENGIIVEERING C10. 5300 S. Hwy. No. 101 Minnetonka, MN 55345 Phone (612) 474 -7964 Fax (612) 474 -8267 sURvEYFrJR: .C& D ENIERPREES SURVEYED: APRIL 3, 1997 LEGAL DESCRIPTION: Lot "A" RLS #57, Except all that portion lying N'Iy of the following ,described line. Beginning at a point on the E. line of said Tract A distant 34.50 feet S. of the northeasterly corner �f said Tract A; thence westerly to a point on the W.- line of said Tract A, distant 21.26 feet S'Iy of the N.W. corner and said line there terminating. Washington County, Minnesota. - LIMITATIONS: The scope of our services for this job is as follows: 1. Showing the length and direction of boundary lines of -the legal description which you furnished. 2. Showing the location of existing improvements we deemed important. 3. Setting new monuments or verifying existing monuments to mark the corners of the property. Here are some importont matters that are not in the scope of our services but which you may wish to investigate: . 1. Is the above legal description your correct legal description and have important matters of record, such as easements, been communicated, in writing, to your surveyor, so that they con be shown on this survey? A title insurance company can issue a title policy and can fax us o 2: Ty so that we are aware of these matters. STANDARD SYMBOLS & CONVENTIONS: "o" Denotes 1 /2" ID pipe with plastic plug bearing State License Number 9235, set if "o" is filled in, then denotes found iron monument. Proposed elevations are shown with a box around them, while existing elevations are shown without a box. Arrows indicate the proposed flow of storm water on the site. CERTIFICATION: I hereby certify that this survey was prepared by me or under . my direct - supervision and that I am a Professional Engineer and a Professional Surveyor under the Lows of the State of Minnesota. Jame . H. Parker P.E. & P.S. No. 9235 E: ONE INCH EQUALS 20 FEET DRAFTED: APRIL 7, 1997 GRAPHIC SCA (IN FEST) i inch 20 ft. • a 1 •■■•■••• 1 City of Oak Park Heights Memorandum To: Planning Commission From: Julie Hultman Date: December 5, 2001 Re: 2002 Meeting and Council Representation Schedule ENCLOSURE 5 Attached is a draft schedule for 2002. Please note that this schedule includes both the Parks and Planning Commission meeting dates and council representation schedule. I ask that you review your Commission's section and either adopt the schedule for the Planning Commission as presented or with whatever amendments you elect. Februarys' meeting falls on the 14th, Valentine's Day. While this is not a government holiday and the City offices will be open, I am bringing it to your attention in the event you feel the date should be rescheduled as a result of this holiday. Finally, I have taken the liberty of continuing the representation schedule based on the relative rotation you have been following. The blank areas will be completed with the name of the Commissioner appointed to fill the vacancy created by Commissioner Hedlunds resignation. PARKS: 2002 PARKS AND PLANNING REGULAR MEETING DATES DRAFT - DRAFT - DRAFT Meetings are held the 3rd Monday of each month. January and February meetings have been changed due to legal holidays occurring on the regular meeting date. Meeting Date Council Representative January February March April May June July August September October November December PLANNING: 21 18 18 15 20 17 15 19 16 21 18 16 Meetings are the 2nd Thursday of each month Commissioner Commissioner Commissioner Commissioner Commissioner Commissioner Commissioner Commissioner Commissioner Commissioner Commissioner Commissioner Furlong Dougherty Weyer Poirier Zeuli Furlong Dougherty Weyer Poirier Zeuli Furlong Dougherty Public hearing items are required to be submitted 21 days in advance of the scheduled meeting date. This date is located in the 2nd column. Meeting Date Public Hearing Submittal January February March April May June July August September October November December 10 December 17, 2001 14 January 24 14 February 21 11 March 21 9 April 18 13 May 23 11 June 20 8 July 18 12 August 22 10 September 19 14 October 24 12 November 21 Council Representative Commissioner Powell Commissioner Runk Commissioner Vogt Commissioner Dwyer Commissioner Commissioner Powell Commissioner Runk Commissioner Vogt Commissioner Dwyer Commissioner Commissioner Powell Commissioner Runk • •