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Home My WebLink About2000-04-07 NAC Planning ReportN e0 C NORTHWEST ASSOCIATED CONSULTANTS COMMUNITY PLANNING - DESIGN MARKET RESEARCH PLANNING REPORT TO: Tom Melena FROM: Cindy Sherman 1 Scott Richards DATE: April 7, 2000 RE: Oak Park Heights — W.A.T.E. PUD Concept Plan Review FILE NO: 798.02 — 00.07 BACKGROUND W.A.T.E. Enterprises, Inc. has submitted an application for PUD concept plan review. The property is located on the west side of Memorial Avenue North and is zoned B-3, Highway Business and Warehousing District. The total site is 8.93 acres in size and is platted into three lots. There are three existing structures on two of the parcels and one lot is vacant. This area was annexed into the City in 1998. Prior to annexation, the Township allowed the construction of two buildings on the center parcel. The request for concept plan review incorporates the existing conditions on the property into a plan that proposes a similar development pattern. This pattern exists of two buildings, one with road frontage and shared access to the building on the rear of the site. The City will require the applicant to subdivide the property so that each building footprint and expansion area will be a separate lot, with common ownership of all drive aisles, parking areas and green space. Attached for reference: Exhibit A: Exhibit B: Exhibit C: Exhibit D: Exhibit E: Exhibit F: Exhibit G: Site Location Existing Conditions Grading and Drainage Site Plan Landscape Plan Circulation, Lighting and Signage Plan Revised Site Plan 5775 WAYZATA BOULEVARD, SUITE 555 ST. LOUIS PARK, MINNESOTA 554 1 6 PHONE 61 2-595-9636 FAX 61 2-595-9837 E-MAIL NAC@ WINTERNET.COM ISSUES ANALYSIS Comprehensive Plan. The Comprehensive Plan designates this area as highway business /warehouse. The proposal is consistent with the land use designation. Zoning. The property is zoned B -3, Highway Business and Warehousing District. The existing lots meet the lot performance standards of the B -3 District in terms of width and area requirements. Setbacks required on the perimeter of the site are met and interior setbacks are based on the height of the structures per Section 401.06.B.15. A PUD overlay to the B -3 District is proposed to address joint access and common space configuration. Subdivision. The property is currently three lots platted as Lots 5, 6 and 7, Kern Center 2nd Addition. The City will require the applicant to create a condominium type of ownership where the building footprints, including expansion areas, will be under individual ownership. The green space, parking and drive aisle areas will all be owned in common by each building owner. The City will require submittal of the documents that outline how access and cross easements will function for review and approval by the City Attorney. Impervious Surface. Section 401.300.G of the Zoning Ordinance states that lots within the B -3 District must provide a total of 20 percent of the net buildable area of the parcel as green space. Based on the plans submitted, the overall green space is approximately 21.5 percent. The green space is common to all of the building sites. At the time of the general plan submittal, staff will request site plans with more green space and landscaping in the front yards and parking areas. Access /Circulation. The applicant had originally proposed a site plan with limited access through the parking aisles to the westerly buildings. For access of public safety vehicles, the City will require cul -de -sacs within the site. The applicant has proposed a site plan with turnarounds, found as Exhibit O. Access to the site is proposed to be via private cul-de-sacs from Memorial Avenue North. Circulation on the site is shown as a series of drive aisles within parking lot areas connecting buildings and parking areas. This will facilitate emergency vehicle access to the rear buildings. Off- street Parking and Loading. Off - street parking and loading is regulated under Section 401.15.F. This requires, among other items, that the entire perimeter of the lot include a concrete curb barrier that shall be 10 feet to any lot line. A curb barrier is not identified around the entire perimeter of the site. The number of stalls has been calculated for each lot based on an anticipated building use. Each lot meets or exceeds the number of stalls required. At the time of site plan /general plan review, the number of stalls should be reduced in order to maximize green space. The joint use of parking for the entire site will reduce the need for parking stalls due to differing demands for spaces at various times of the day. 2 Section 401.15.F.18 requires that at least one loading berth be provided per commercial and industrial uses and two shall be required for buildings that are 10,000 square feet or more. The site information does not indicate loading berth areas and the current layout may not be conducive to loading berths. This issue will need to be addressed at the site plan /general plan review when more specific information is available for individual buildings. Landscaping Plan. A general landscape plan has been provided for the site. As the plans change and more green space is provided, more plantings will need to be added. More extensive landscaping should be provided around the perimeters of the site, as outlined in Section 401.15.E.10. A tree inventory of the site will be required and conform with the tree replacement requirements of the City and will be subject to review and approval of the City Arborist. Signage. The site plan indicates three freestanding tenant identification signs. Section 401.300.N limits the number of freestanding signs to one and requires a comprehensive signage plan for the entire project. A signage plan is to be submitted as part of general plan review. Trash. The site plan indicates several exterior trash locations. Section 401.300.K of the Zoning Ordinance requires that trash receptacles be located within a structure consistent with the design of the principal building. The details of the trash enclosure will be addressed with the general development plan review. Outdoor Recreation. Two outdoor recreation areas are shown on the site plan. The one between Parcels D and F is an existing area associated with an approved use. The area on the northwest portion of the site will be further addressed at the time of general plan review. Lighting. The developer has submitted plans that indicate the location of existing and proposed lighting. However, no details have been provided regarding the type of lighting or a photometric plan, which is required by Section 401.15.B.7. This information will be required at the time of the general plan review. Grading and Drainage Plans. A general grading and drainage plan has been submitted and is subject to the approval of the City Engineer. Additionally, the City Engineer should complete an analysis of the drainage and ponding requirements of the site. Watershed District approval of the plan will be required. Utilities. A utility plan shall be submitted for review and approval of the City Engineer. The plan shall include sewer and water service information and hydrant locations. Additionally, information regarding well and septic system abandonment should be provided for review. This information will be required with the general plan review. 3 Design Guidelines. Building plans have not been submitted at this stage of the review. Detailed building elevations will be required at the time of individual site plan review and will be reviewed for compliance with the Design Guidelines. Phasing. A phasing plan should be submitted for the site development. Development Agreement. A development agreement will be required between the City and developer subject to review and approval of the City Attorney. CONCLUSION AND RECOMMENDATION The concept stage PUD plan review is conducted to identify issues early on in the PUD planning stages. Generally, the uses and layout of the plan are consistent with the Zoning Ordinance. However, more detailed plans will be provided with general plan review and concerns raised within this report will need to be addressed before proceeding with the development. Our office recommends approval of the general concept approval for W.A.T.E. Enterprises Inc. subject to the following conditions: 1. The City will require the applicant to create a condominium ownership where the building footprints, including expansion areas will be under individual ownership and the green space, parking and drive aisle areas will be owned in common. The City will require submittal of the documents establishing the common ownership and easements subject to review and approval of the City Engineer. 2. A site plan with private cul -de -sac turnarounds internal to the site will be required by the City subject to review and approval of City staff. 3. The entire perimeter of the parking lots shall include a concrete curb barrier. 4. A revised landscape plan indicating additional green space and landscaping shall be submitted subject to review and approval of the City Arborist. A tree inventory of the site and conformance with the tree replacement standards shall be required and be subject to review an approval of the City Arborist. 5. A utility plan shall be submitted for review and approval of the City Engineer. 6. A phasing plan should be submitted for site development. 7. Grading and drainage plans shall be subject to review and approval of the City Engineer and the Watershed District. 8. 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