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Home My WebLink About2006-02-28 NAC Planning Report[40111THWEST ASSOCIATED CONSULTANTS, INC- IQ 4800 Olson Memorial H ig hw y, Suite 202, Golden Valley, M N 55422 Telephone: 763.2"1 .2555 Facsimile: 763.231.2661 planners@nacplanning.com �Ae1.l.11� [H[ i7;i� TO: Eric Johnson FROM: Charles Carlson 1 Scott Richards DATE: February 28, 2005 RE: oak Park Heights- W.A.T.E. PU D Concept and General Plan of Development Amendment, Site Plan Review -- 5570 Memorial Avenue North NAC FILE: 798.02 -- 05,02 x[13 W.A.T.E. Enterprises, Inc. has submitted an application for a Concept and General Plan of Development Amendment and site plan review. The property is located west of Memorial Avenue and is zoned B -3, Highway Business and Warehousing District. The total site is approximately 1.91 acres. This development is part of a larger development area that includes over 10.2 acres south and east of the proposed development. This area was annexed to the city in 1998. The applicant submitted a similar application in 2003 to amend the site to construct an accessory storage building west of the principal building. This application was approved in July 2003 and the facility was constructed shortly thereafter. The proposed project is located at 5570 Memorial Avenue North and is legally described as Lot 1, Block 1 W.A.T.E. Addition. There are presently two buildings on the lot, including a principal building and cold storage accessory building as described above. The applicant is submitting plans to construct a new storage building that will connect the principal building with the existing storage facility. The new storage facility will create an additional 3,870 square feet of cold storage. The proposed building will be constructed to match the principal building and accessory storage structure. The applicant's request is smaller in scope than the previous amendment which allowed construction of the existing accessory storage building. still, the addition of additional storage will represent further departure from building plans as originally approved. Therefore, this change requires approval of a concept and General Plan for Development Amendment. Attached for Reference: Exhibit A Existing Conditions and Demolition Plan: Exhibit B: Layout Plan Exhibit C: Circulation Plan Exhibit D: Building Elevations Exhibit E: Building Floor Plan Exhibit F: Lighting, Electric, and photometric plan 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 lot meets the lot performance standards of the B -3 district in terms of lot area and width requirements. Subdivision. The lot is an existing lot, platted as Lot 1, Block 1, W.A.T.E. Addition. Impervious Surface. Section 401.300G of the zoning ordinance requires that lots within the Bm3 district provide 20 percent green space. With the addition of the new structure, 180 square feet of green space will be removed. This reduction will not significantly impact the site. The total green space required on the site is approximately 16,500 square feet. Currently, there is approximately 20,000 square feet of green space, or 24 percent of the lot area. The proposed building will replace existing parking lot surface with the exception of a small corner of green space. Thus, an insignificant increase in impervious surface (approximately 180 s.f.) would result from the construction of the building. Access /circulation. The site's circulation patterns are not impacted by the proposed building. The applicant submitted a circulation plan that retains full access to the existing buildings and parking spaces, as well as the garage doors on the proposed building. The site's remote location in the northwest corner of a larger development minimizes overall impacts on circulation. Off Street Parking and Loading. The proposed building will add 3,870 square feet of warehouse space to the site, which will increase parking demand by three spaces. In addition, six spaces will be removed from the lot. overall, the development currently has 284 parking stalls, with a total existing demand of 253 spaces. Under the proposed amendment, the site would provide 278 spaces and require 280. Thus, even with a reduction of parking the overall site maintains adequate parking per the requirements of the zoning ordinance. Landscaping. The applicant did not submit a landscape plan. Landscape impacts from the proposed site are limited to the removal of a small, 180 square foot lawn area. No significant plantings are present in the area proposed for the new building. 2 signage. The applicant did not submit an amended signage plan. No signs are indicated on elevation drawings of the proposed building. If the applicant wishes to add signage to the proposed building, the building signage plan will require an amendment. Trash. When the existing accessory storage building was constructed in 2003, dumpster enclosures were installed. These enclosures are constructed of painted concrete block with wooden gates. These existing trash enclosures will accommodate any increase in trash from the proposed new building. Lighting. The applicant submitted a lighting plan, attached. The proposed building will incorporate single head shoebox luminaries that will light the parking lot area outside the proposed building. The proposed light fixtures will use 250 -watt luminaries. This compares with 400 watt fixtures used in the parking lot in front of the building. several, lower wattage fixtures will result in more even light distribution and less glare than the high power fixtures in the front parking lot produce. The lighting plan is subject to the review of city Staff. Easements. A drainage and utility easement runs northwest to southwest parallel to the northern property boundary. There is also an easement in place for driveway access and parking for the entire property. A drainage and ponding easement is also in place for the western edge of the property, which includes wetland areas. Grading and Drainage. The applicant did not submit a grading and drainage plan. No significant work or alteration is expected to result to grading as a result of the proposed addition. The city Engineer should determine whether drainage patterns will be significantly impacted. The proposed building will not add significant impervious surface, but could shift the direction of drainage on site. Utilities. Utility connections will be accommodated through existing connections. The building will have fire sprinklers. Additional fire concerns may arise from the connections between buildings, and the relatively distant location of the nearest fire hydrant. These concerns should be reviewed and addressed by the Fire Chief. Design Guidelines. The proposed building will match existing structures. The building is proposed to be 20 feet high and approximately seventy feet long. The building will be constructed of precast, insulated concrete wall panels. These panels are manufactured off site and assembled on site as "tip up" panels. Metal overhead doors will provide fourteen foot clear heights and range from twelve to fourteen feet in width. The proposed building is similar in size, scale, and design to the existing structures on site. Development Agreement Amendment. Approval and construction of a new building at 5070 Memorial Drive may require an amendment to the development agreement for the property. The city Attorney will determine if an amended development agreement for the site is necessary. 3 CONCLUSION AND RECOMMENDATION The proposed new building at 5670 Memorial Drive will add 3,370 square feet of storage space to the existing industrial property, and will connect the existing buildings on the property. The proposed building will result in the loss of six parking spaces, but parking is adequate within the development to compensate for this loss of parking. Other planning issues are minor in scope, such as the loss of a small amount of low - value green space. The proposed building will unify and connect the two existing buildings and add enclosed storage space for a growing business in the community. Staff recommends approval of the PUD concept and General Plan of Development Amendment, site Plan Review for 5670 Memorial Avenue North, subject to the following conditions: 1 . The grading and drainage plan shall be subject to the review and approval of the City Engineer. 2. The utility plan shall be subject to the review and approval of the city Engineer. 3. The lighting plan shall be subject to the review and approval of city Staff. 4. The location and/or location of fire hydrants shall be subject to the review and approval of the Fire Chief. 5. A revised Development Agreement, if necessary shall be subject to the review and approval of the City Attorney 6. Additional conditions or information at the discretion of city officials and staff. 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