Loading...
HomeMy WebLinkAbout2006-03-28 CC Meeting Packet EnclosureMeeting Date March 28 2006 Time Required: 10 minutes Agenda Item Title: W.A.T.E. PUD Conce.t and Gen- al Plan --- 5670 Memorial Ave. Agenda Placement New Business Originating Department/Requ Requester's Signature Action Requested Background /Justification bodies have advised): Consider See the following attachments: Oak Park Heights Request for Council Action r ic ohnson, City Administrator 1. Planner's Report from Scott Richards 2 Final Planning Commission Resolution (unsigned) 3. Proposed City Council Resolution ase indicate if any previous action has been taken or if other public ;Approve Proposed City Council Resolution as may be amended NORTHWEST ASSOCIATED CONSULTANTS, INC. 4800 Olson Memorial Highway, suite 202, Golden Valley, MN 55422 Telephone: 763.231 .2555 Facsimile: 763.23 1 .2561 planners@nacplanning.com PLANNING REPORT TO: Eric Johnson FROM: Charles Carlson 1 Scott Richards DATE: February 28, 2006 RE: NAC FILE: 798.02 —06,02 BACKGROUND Oak Park Heights- W.A.T.E, PUD Concept and General Plan of Development Amendment, Site Plan Review -- 5670 Memorial Avenue North 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 5670 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 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 0: 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 and 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 Tots within the B -3 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 263 spaces. Under the proposed amendment, the site would provide 278 spaces and require 266. 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 5670 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 3,870 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. 4 follows, to wit: and and A RECOMMENDING RESOLUTION OF THE PLANNING COMMISSION CITY OF OAK PARK HEIGHTS WASHINGTON COUNTY, MINNESOTA A RESOLUTION ESTABLISHING FINDINGS OF FACT AND RECOMMENDING TO THE CITY COUNCIL THAT THE REQUEST BY WATE ENTERPRISES FOR A CONCEPT AND GENERAL PLAN OF DEVELOPMENT AMENDMENT AND SITE PLAN REVIEW TO ALLOW THE ADDITION OF ENCLOSED STORAGE SPACE AT 5670 MEMORIAL AVENUE NORTH SHOULD BE APPROVED WITH CONDITIONS WHEREAS, the City of Oak Park H eights has received a request from WATE Enterprises for a concept and general plan of development amendment and site plan review to allow the addition of enclosed storage space at 5670 Memorial Avenue North; and after having conducted a public hearing relative thereto, the Planning Commission of Oak Park Heights makes the following findings of fact: 1. The real property affected by said application is legally described as SEE ATTACHMENT ENT A 2, The applicant has submitted an application and supporting documentation to the Community Development Department consisting of the following items: SEE ATTACHMENT B 3. The subject property is zoned I3 -3, Highway Business and Warehousing District in which the proposed use is permitted but a MD amendment is required to allow changes in the approved site plan; and 4. City staff prepared a planning report dated February 28, 2006 reviewing the request for the concept and general plan of development amendment; and 5. The February 28, 2006 planning report recommended approval of the PUD amendment subject to the fulfillment of conditions; and 6. The Planning Commission held a public hearing at their March 9, 2006 meeting, took comments from the applicants and public, closed the public hearing, and made the following recommendation: NOW, THEREFORE, BE IT RESOLVED BY THE PLANNING COMMISSION FOR THE CITY OF OAK PARK HEIGHTS THAT THE PLANNING COMMISSION RECOMMENDS THE FOLLOWING: A. The application submitted by WATE Enterprises for a concept and general plan of development amendment and site plan review to allow the addition of enclosed storage space at 5670 Memorial Avenue North and affecting the real property as follows: SEE ATTACHMENT A Be and the same as hereby recommended to the City Council of the City of Oak Park Heights for approval 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, Recommended by the Planning Commission of the City of Oak Park Heights this 9th day of March 2006. ATTEST: Eric A. Johnson, City Administrator Mike Runk, Chair 2 Attachment A Washington County GEO Code: 06.029.20.24.0015 Legal Description: Lot 1, Block 1, WATE Addition Physical Address: 5670 Memorial Ave. N. ATTACHMENT B r , Planned Unit Development Amendment WATE Enterprises, Inc, — 5670 Memorial Ave. N. Application Materials • Application Form • Fees • Plan Sets (3 Large Scale Sets /20 11X17 Sets) • Written Narrative and Graphic Materials Explaining Proposal • Mailing List from Washington County (350'/150' from subject property) • Proof of Ownership or Authorization to Proceed • Property Tax Statement(s)/Legal Description(s) Conference With City Staff` Upon Application Submittal: February 22, 2006 Planning Commission Public Hearing & Recommendation: March 9, 2006 Required Approvals: PUD Amendment City Council 4/5 Planned Unit Development Permit - Lapse of Approval: Unless the City Council specifically approves a different time when action is officially taken on the request, the conditional use permit shall become null and void twelve ( months after the date of approval, unless the property owner or applicant has substantially started the construction of any building, structure, addition or alteration, or use requested as part of the conditional use. An application to extend the approval of a conditional use permit shall be submitted to the Zoning Administrator not less than thirty (30) days before the expiration of said approval. (401 03.c.4.a and b) and RESOLUTION NO. CITY COUNCIL CITY OF OAK PARK HEIGHTS WASHINGTON COUNTY, MINNESOTA A RESOLUTION ESTABLISHING FINDINGS OF FACT AND RESOLUTION OF THE CITY COUNCIL THAT THE REQUEST BY WATE ENTERPRISES FOR A CONCEPT AND GENERAL PLAN OF DEVELOPMENT AMENDMENT AND SITE PLAN REVIEW TO ALLOW THE ADDITION OF ENCLOSED STORAGE SPACE AT 5670 MEMORIAL AVENUE NORTH BE APPROVED WITH CONDITIONS WHEREAS, the City of Oak Park Heights has received a request from W ATE Enterprises for a concept and general plan of development amendment and site plan review to allow the addition of enclosed storage space at 5670 Memorial Avenue North; and after having conducted a public hearing relative thereto, the Planning Commission of Oak Park Heights recommended that the request be approved with conditions. The City Council makes the following findings of fact and resolution: 1. The real property affected by said application is legally described as follows, to wit: SEE ATTACHMENT A and 2. The applicant has submitted an application and supporting documentation to the Community Development Department consisting of the following items: SEE ATTACHMENT B 3. The subject property is zoned B -3, Highway Business and Warehousing District in which the proposed use is permitted but a PUD amendment is required to allow changes in the approved site plan; and. 4. City staff prepared a planning report dated February 28, 2006 reviewing the request for the concept and general plan of development amendment; and 5. The February 28, 2006 planning report recommended approval of the PUD amendment subject to the fulfillment of conditions; and 6. The Planning Commission held a public hearing at their March 9, 2006 meeting, took comments from the applicants and public, closed the public hearing, and recommended that the applicable be approved with conditions. NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL FOR THE CITY OF OAK PARK HEIGHTS THAT THE CITY COUNCIL APPROVES THE FOLLOWING: A. The application submitted by WATE Enterprises for a concept and general plan of development amendment and site plan review to allow the addition of enclosed storage space at 5 670 Memorial Avenue North and affecting the real property as follows: ATTEST: SEE ATTACHMENT A Be and the same as hereby approved by the City Council of the City of Oak Park Heights subject to the following conditions: 1, The grading and drainage plan shall he 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. Approved by the City Council of the City of Oak Park Heights this 28th day of March 2006. Eric A. Johnson, City Administrator David Beaudet, Mayor 2 Attachment A Washington County GEO Code: 00.029.20.24,0015 Legal Description: Lot 1, Block 1, WATE Addition Physical Address: 5670 Memorial Ave. N. ATTACHMENT B Planned Unit Development Amendment WATE Enterprises, Inc. - 5670 Memorial Ave. N. Application Materials • Application Form • Fees • Plan Sets (3 Large Scale Sets /20 11X17 Sets) • Written Narrative and Graphic Materials Explaining Proposal • Mailing List from Washington County (350'/150' from subject property) • Proof of Ownership or Authorization to Proceed • Property Tax Statement(s)/Legal Description(s) Conference With City Staff Upon Application Submittal: February 22, 2006 Planning Commission Public Hearing & Recommendation: March 9, 2006 Required Approvals: PUD Amendment City Council 4/5 Planned Unit Development Permit - Lapse of Approval: Unless the City council specifically approves a different time when action is officially taken on the request, the conditional use permit shall become null and void twelve ( months after the date of approval, unless the property owner or applicant has substantially started the construction of any building, structure, addition or alteration, or use requested as part of the conditional use. An application to extend the approval of a conditional use permit shall be submitted to the Zoning Administrator not less than thirty (30) days before the expiration of said approval. (401 03.C4.a and b)