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HomeMy WebLinkAbout2003-07-02 NAC Planning ReportNORTHWEST ASSOCIATED CONSULTANTS, INC. PLANNING REPORT BACKGROUND Attached for reference: Exhibit A: Exhibit B: Exhibit C: Exhibit D: 5775 Wayzata Boulevard, Suite 555, St. Louis Park 4 MN 55416 Telephone: 952,5959636 Facsimile: 952.595.9837 plarinerv,a;inacplanr3ing.com To accommodate this change, the processing of a Planned Unit Development Amendment is necessary. Applicant Correspondence Approved Site Plan Existing Conditions/Demo Plan Grading & Erosion Control Plan TO: Eric Johnson FROM: Bob Kirmis 1 Scott Richards DATE: July 2, 2003 RE: Oak Park Heights - W.A.T.E PUD Amendment (5610 Memorial Avenue North) FILE: 798.02 - 03.04 At the May 13, 2003 meeting of the City Council, the Council approved a Planned Unit Development for W.A.T.E Enterprises, Inc. to allow the construction of a 12,800 square foot office/warehouse building and 4,127 square foot cold storage building upon a 2.3 acre site located west of Memorial Avenue North between Highway 36 and 55 Street North. The subject property is legally described as Lot 4, Block 2, Kern Center 2 Addition. The approved site plan depicts loading activities on the northwest side of the building and off-street parking on the south east side of the structure. Since receiving PUD approval, the applicant has expressed a desire to modify the approved site plan to essentially "flip flop" the loading and off-street parking areas. Exhibit E: Exhibit F: Exhibit G: Exhibit H: Exhibit 1: Exhibit J: ISSUES ANALYSIS Utility Plan Layout & Circulation Plan Planting Plan Building Elevations /Floor Plan Trash Enclosure Detail Lighting Plan Access and Circulation. The proposed site plan differs from the previously approved plan in that the loading area has been relocated from the northwest to the southeast side of the building. In conjunction with such change, the building's off - street parking area has been shifted from the southeast to the northwest side of the building. While the orientation of the principal building and the parking has changed, no changes to the plan in terms of area or general layout have been proposed. The proposed re- orientation of the building is considered highly positive for the following reasons. 6 A common /shared loading area is created with the existing business to the southeast which results in a more efficient use of space. Building views are provided of the adjacent pond i ng area rather than the neighboring loading area. e Additional tree preservation will result. One concern that does exist in regard to site circulation relates to the four parking stalls located in the southeast corner of the site within the proposed loading area. To avoid potential conflicts with service vehicles, it is suggested that the four stalls be eliminated and that the adjacent row of parking (to the northwest) be extended to the southeast. Access and traffic circulation issues will be subject to the review and approval of the Fire Chief to determine if there is adequate turning radius for safety vehicles between the building and storage facility. The access and circulation plan will also be subject to the review and approval of the City Engineer. Off-Street Parking and Loading. Off-street parking and loading is regulated by Section 401.15F of the Zoning Code. This requires, among other items, that the entire perimeter of the lot include concrete curb barriers that must be setback 10 feet from any lot line. As a result of the proposed shared access arrangement, the 10-foot setback requirement has not been satisfied on the northeast and southeast sides of the site. This condition can however, be accommodated as part of the PUD. A detailed analysis of the areas off - street parking supply requirements was provided by the applicant as part of the May 4, 2000 and June 28, 2002 PUD report. According to the report, there are 260 parking stalls required. Currently 284 parking stalls exist in satisfaction of the requirement. The new site plan indicates 45 additional parking stalls. The 12,800 square foot building would require 42 parking spaces based upon a combination of office and warehousing use. Lot Coverage. Section 401.300 G of the Zoning Ordinance states that, for lots within the B -3 District, not Tess than 20% of the net buildable area of the parcel must be devoted to green space. With 21 percent of the subject site being devoted to green space, this requirement has been met. Landscaping. The applicant is proposing shrubs on the northwest side of the proposed building (Spreader Yew and Anthony Waterer Spirea). Additionally, three Ash trees are proposed on the south side of the proposed building. The applicant will be responsible for all fees associated with tree replacement. The tree replacement fee will be set by the City Arborist. A tree replacement agreement and landscaping plan will be subject to the review and approval of the City Arborist. Signage. The applicant has not submitted a sign plan. All site signage will be subject to the requirements of Section 401 .300 N of the Zoning Code. Trash. According to Section 401 .300 K of the Zoning Code, trash receptacles must be fully screened and be consistent with the design of the principle building. The applicant is proposing two trash enclosures, one north of the proposed cold storage area and one in the northern area of the site. The exterior finish of the trash enclosures will be painted concrete block and is consistent with the existing building to the southeast. The applicant is also proposing to have wood gates as part of the trash enclosures. CONCLUSION AND RECOMMENDATION Based on the preceding review, our office views the proposed site modification as a significant improvement to the previously approved site plan. As a result our office recommends approval of the PUD Amendment subject to the fulfillment of the following conditions: 1. The access and circulation plan is subject to the review and approval of the City Engineer and Fire Chief. 2. The applicant should identify the location of snow storage within the site plan. 3. The four off - street parking stalls located within the loading area be eliminated and the adjacent row of parking (to the northwest) be extended to the southeast. 4. The landscaping plan is subject to review and approval by the City Arborist. 5. The applicant shall pay a tree replacement fee set by the City Arborist. 6. The drainage and grading plan is subject to the review and approval of the City Engineer. 7. The utility plan is subject to the review and approval of the City Engineer and Fire Chief. 8. The location of fire hydrant and sprinkler systems within both buildings shall be subject to the review and approval of the Fire Chief and/or building official. 9. All site lighting shall be constructed in conformance with the Zoning Ordinance. WAT.E. Enterprises, Inc. 11255 50`" STREET NO. * LAKE ELMO, MN 55042 * 651 - 439 -7973 March 7, 2003 Community Development Department City of Oak Park Heights 14168 Oak Park Blvd. North P.O. Box 2007 Oak Park Heights, MN 55082 Attention: Community Development Director Reference: New 80' x 160' office /Warehouse Building. Building at 5 610 Memorial Avenue North. At the city council meeting in May, 2003 the council approved our project. During the meeting Mayor Beaudet made a comment about taking the building and flipping it. That was the first time that 1 hear about his idea. After careful review of the project site and reviewing all different options 1 decided to flip the building because the lay out is 100% better than the existing plan and 1 feel that it will help the neighbors also. By eliminating the following item's that are located facing the pond area are docks, drive in doors, truck traffic and by flipping the building to the back side the appearance and noise level to the neighbors side will be 100% better. Also the docks, drive in doors and the truck traffic will be contain in one location behind our existing building at 5600 Memorial Avenue. I have also talk with Mr. Brad Camichael- City fire code official regarding flipping the buildin g and he said that it would be 100 % better access to both exiting fire hydrants and to the location of the building fire sprinkler connection. By flipping our new building around at 5610 Memorial Avenue we have resolved a dumpster problem which we have with our other building at 5630 Memorial Avenue. Our tenant has a 30 yard dumpster that they need for there business. Now we can build a trash enclosure to screen the their dumpster. This will also help the appearance to the neighbors side and city code. I am also working with Kathy Widin — City Arborist to see if we can eliminate some retaining wall, save existing trees, adding more trees and plants that face the pond area EXHIBIT A For your reference, I am enclosing a list of contacts and information for the different areas that will be involved in the construction of the buildings. If you have any questions feel free to call me at my office at 651. -439 -7973 As we have proven in the past, we will do everything possible to ensure that the job Gets done right. Sincerely, �fl jJI a — 244 I4f610 (ISO .1 F4tkfii i[ss1 Id F;�33hi�3:i3 flt.'l.t3A�1f3S D'.11I1HY4d UNt CD 5 Zgo55 NW `HaiYM1111S N.LJON 3fN3Ab 'ININOW3W OL95 smalr SAW 'DNI `UN1Z 'M IIMUSIRTAZ 111OS3NNIW `ZI31YM11E1S H1SON 3f1N311b 1VI OW]W O 95 3SflO1-1] VINDWO mSOdO1H RiMMM h`Vlld lOWD 10!'501 V %MO 008011 P w [e ,B 6' niP opa Pc ;1Q egt; 15 S Q 3 Q b 3 wyt -- jj' [rr EaJ w a m� r� � Q da ear S.4 I! 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