HomeMy WebLinkAbout2003-04-04 NAC Planning ReportNORTHWEST ASSOCIATED CONSULTANTS, INC.
5775 Wayzata Boulevard, Suite 656, St, Louis Park, MN 55416
Telephone: 962,596.9636 Facsimile: 952,595.9837 planners@nacplanning.com
PLANNING REPORT
TO: Judy Hoist
FROM: Mike Darrow 1 Scott Richards
DATE: April 4, 2003
RE: Oak Park Heights - W.A.T.E PUD Concept and General Plan of
Development Amendment, Site Plan Review - 5670 Memorial Avenue
North
FILE: 798.02 - 03.04
BACKGROUND
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.
W.A.T.E. Enterprises, Inc. owns six buildings and H.S.I., Inc. owns one building in the
W.A.T.E. Addition of the Kern Center. The proposed plan is located at 5670 Memorial
Avenue North and is legally described as Lot 1, Block 1 W.A.T.E Addition. The
applicant is submitting plans to build a cold storage building on the existing lot.
The addition of a storage area within the site will be a significant departure from the
previous concept approval, and therefore a Concept and General Plan for Development
Amendment is being sought. The total square footage for the cold storage will be 4,572
square feet.
Attached for reference:
Exhibit A:
Exhibit B:
Exhibit C:
Exhibit D:
Applicant's Letter
Engineer's Letter
Title Sheet
Existing Conditions
Exhibit E:
Exhibit F:
Exhibit G:
Exhibit H:
ISSUES ANALYSIS
Grading and Erosion Plan
Layout and Circulation Plan
Planting Plan
City Arborist's Comments
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 width and
area requirements.
Subdivision. This lot has been previously platted as Lot 1, Block 1, W.A.T.E. Addition.
Impervious Surface. Section 401.300 G of the Zoning Ordinance states that Tots within
the B-3 District must provide a total of 20 percent of the net buildable area of the parcel
as green space. The applicant must identify the total area, total impervious surface
coverage, and net percent of buildable area to determine if the 20 percent green space
requirement is met.
Access /circulation. The applicant states that the purpose of the storage area will be to
store grass cutting equipment, fertilizing equipment, snow plowing equipment, and
related supplies. The proposed addition of the storage facilities does not appear to
have an overall impact to the circulation within the total area.
The applicant should identify the location of snow storage within the site plan. The
location could impact access, circulation, and/or the wetland areas which abut the site.
Off-Street Parking and Loading. Off-street parking and loading is regulated under
Section 401.15F of 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. The applicant meets this requirement.
No additional parking is proposed for this site. The addition of 4,572 square feet of
storage space will result in the need for three additional parking spaces. According to
the PUD (planning reports dated May 4, 2000 and June 28, 2002), there are currently
260 parking stalls required. The number of stalls was calculated based on each lot and
the anticipated building use. Currently 284 parking stalls exist. The three additional
stalls will not impact the overall required parking.
Landscaping Plano The proposed addition of cold storage within the site will result in
the removal of 20 mature oak, maple, and elm trees with an average diameter of 17
inches. The applicant is proposing to plant 28 trees and shrubs northwest of the
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proposed storage site. The applicant will be responsible for all fees associated with
tree replacement. The tree replacement fee will be set by the City Arborist. The
landscape plan is subject to the review and approval of the City Arborist.
Signage. The applicant has not indicated the use of additional signs as part of the sign
plan. If signs are proposed they will be subject to review under Section 401.300.N of
City Code.
Trash. According to Zoning Code Section 401.300.K, trash receptacles must be fully
screened and be consistent with the design of the principle building. The exterior finish
of the trash enclosures will be painted concrete block and is consistent with the existing
building to the east. The applicant is also proposing to have wood gates as part of the
trash enclosure.
Lighting. The applicant will be required to identify the location of the light fixtures on the
site plan. A photometric plan must be submitted prior and is subject to the review and
approval of City staff.
Easements. A drainage and utility easement runs northwest to southwest parallel to
the property. With the approval of the site plan, it should be acknowledged that
preparation, improvements, and/or restoration of areas within easement areas will occur
at the expense of the property owner.
Grading and Drainage. A general grading and drainage plan has been submitted and
is subject to the approval of the City Engineer. A signed permit from the Brown's Creek
Watershed District (BCWD) will also be required.
Wetland Mitigation. The proposed improvements include constructing a retaining wall
up to the wetland boundary as identified on the plans. The applicant submitted wetland
delineation information to the City on April 2, 2003. Currently, the City Engineer is
reviewing the plan to determine appropriate buffer areas and setbacks. If additional
buffer areas are required as part of the review, this will significantly impact the overall
plans submitted by the applicant and revised plans will need to be submitted to the City.
Utilities. A utility plan has been submitted for the review and approval of the City
Engineer. The Fire Chief should comment on the location of the fire hydrant. Currently,
the nearest hydrant is roughly 300 feet from the proposed building. Additional hydrants
may be required.
Design Guidelines. Building plans have been submitted for the storage building. The
main body of the storage area will be insulated precast concrete with racked finish to
match the existing building. The four overhead doors will be metal. The combination of
materials is consistent with the Design Guidelines and the building will be identical to
the other structures in the W.A.T.E. development.
3
Development Agreement Amendment. An amended development agreement will be
required between the City and developer subject to review and approval of the City
Attorney.
CONCLUSION AND RECOMMENDATION
In order to proceed with Concept and General Plan Development Amendment and Site
Plan approval, our office recommends that additional information be submitted to the
City prior to moving forward with the applications. Below are additional issues that
should be addressed. They include:
1. The applicant shall submit a revised plan indicating the percentage of buildable
area and green space pursuant to Section 401.300.G of the Zoning Code.
2. The applicant shall identify the location of snow storage within the site plan.
3. The applicant shall pay a tree replacement fee set by the City Arborist.
4. The landscaping plan shall be subject to the review and approval of the City
Arborist.
5. The drainage and grading plan shall be subject to the review and approval of the
City Engineer.
6 The wetland delineation information will be subject to the review of the City
Engineer. If additional setbacks and/or buffer areas are required, the applicant
shall submit revised plans.
�. The applicant shall submit to the City a signed permit from the Brown's Creek
Watershed District.
8 The utility plan shall be subject to the review and approval of the City Engineer.
9 The location and/or addition of fire hydrants shall be subject to the review and
approval of the Fire Chief and/or building official.
10. A Development Agreement shall be subject to the review and approval of the City
Attorney.
11. Additional requests for information by City officials or City staff.
4
W.A.T.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 36' x 116' Cold Storage Building
W.A.T.E. Enterprises, Inc. owns six buildings and H.S.I. owns one building in the
WA.T.E. Addition of the Kern Center. W.A.T.E. Enterprises, Inc. has an option to build
one more building on Lot 4, which would make a total of eight buildings, including
H.S.I.'s building.
At this time we are submitting plans to build a 36' x 116' storage building behind our
existing building at 5670 Memorial Avenue North. The storage building would be
constructed of the same building materials to match the existing building. Once
completed, all maintenance materials and equipment would be stored inside. This
includes storage of the following: grass cutting equipment, fertilizing equipment, snow
plowing equipment, sanding equipment, sweeping equipment, parking lot striping
machine, lifts, ladders, electric supplies, heating supplies, plumbing supplies, windows,
doors, hardware, garage doors and openers, carpet, tile, ceiling tiles and grid, salt, sand,
carpet cleaning equipment, and much more.
For your reference, 1 am enclosing a list of contacts and information for the different
areas that will be involved in the construction of the storage building.
As we have proven in the past, we will do everything possible to ensure that the job gets
done right.
APR 3 No3
\\\,
EXHIBIT A
Bones troo
Rosene
Anderlik
a. Associates
Engineers & Architects
March 27, 2003
Ms. Judy Hoist
Acting City Administrator
City of oak Park Heights
14168 Oak Park Blvd., P. 0. Box 2007
Oak Park Heights, MN 55089-')007
Website: \ vww.bonestroo corn
Re: w.A.T,E. Enterprises, Inc. -- Storage Building
5670 Memorial Avenue North
Concept Development Plan R.eview
Our File No. 55 -03 -000
Dear Judy:
;rmative Action/Equal Opportunity Employer
Bonestroo, Rosene, Anderlik and Associates, Inc. is a,
and Employee Owned
Principals: Otto G Bonestroo. PE. • .V1arvin L. Sorv41.3. P.E • Glenn R. Cook. PE. • Robert G. Scnunicht. PE. •
Jerry A. Bourdon. PE. • Mirk A. Hanson, PE.
Sensor Consultants: Robert W. Rosene. PE. • .Joseph C. Anderl,k, P.E. • Richard E. Turner. P.E. • Susan M. Eberlin, C.P.A.
Associate Principals: Keith A. Gordon. P.E. • Robert R. Pfefferfe, PE. • Richard W. Foster. PE. • David 0. Loskota, PE. •
Michael r Rautmann, P.E. • Ted K. Field. PE • Kenneth P rAnderson. PE. • ,Mark R. Roils. P.E. David A. Bonestroo, M.B.A. •
S;c1ney 7 Williamson, PE„ LS. • Agnes ,! ?frig M.B.A.. Allan ?Eck Schmidt, PE. • Thomas W. Peterson, PE. •
James R. ,Vinland, PE. • Miles B. Jensen. PE. • L. Phillip Gravel E. PE. • Daniel J. Edgerton, PE. • Ismael Martinez, PE,
Thomas A. Syfko, PE. • Sheldon J. Johnson • Dale A. Grove, PE. • Thomas A. Roushar, PE.. Robert J. Devery, PE.
Offices: St. Paul, St. Cloud, Rochester and 'Ntilmar, MN • \,iilwaukee. WI a Chicago, IL.
We have reviewed the latest concept development plan for the w.A.T.E. Enterprises, Inc.
proposed storage building at 5670 Memorial Avenue North as submitted by F'olz, Freeman,
Erickson, Inc. for W. Zintl, Inc. and have the following comments/recommendations:
1. The proposed improvements include constructing a retaining wall for the driving area up to
the Wetland Boundary as shown on these plans. As the City of Oak Park. Heights' Wetland
Conservation Act agent, we recommend a wetland delineation be prepared to accurately
define the existing wetland boundary and submitted for our review. Wetland boundaries
typically extend beyond the normal water level of a wetland.
Although the City does not have a formal Wetland Ordinance in place defining required
buffers a
�ff re r f setbacks, we have been e °ri rte these element,: a s part o f PTin or
u C.iffe s n .sI t seLiJi..�iJ.i. s, r ha f e e n requiring these element ;:tom a 4 of .i ti.1 or
amendments to PlJDs. The Brown's Creek Watershed District's (BCWD) engineer,
Emmons & Olivier Resources, Inc. (EOM, has indicated that since this "is not a DNNR
protected wetland", the BCWD buffer requirement rules do not apply. However, once a
wetland delineation is submitted and reviewed, we will recommend minimum buffer andior
setback requirements to the City,
3. The latest plan submittal has been revised as of 3/24/03 and has removed the proposed storm
water retention pond and replaced it with a smaller settling basin. We require drainage
calculations for our review.
The BCWD and their engineer, EOR, reviewed the original plans in January of this year.
Since a significant revision of removing the storm water retention pond has been made since
that time, we recommend revised plans be submitted to the BCWD for review and
permitting.
2335 West Highway 36 . St. Paul, MN 55113 4 651-636-4600 . Fax: 651-636-1311
EXHIBIT B
5. We offer the following comments on the previous reviews of FOR dated 1/15/03 and the
BCWD dated 1/21/03:
0 BOR is utilizing a 100 -year High Water Level (HWL) of 927.7 for the existing
wetland. We have previously modeled this entire drainage area and are using a 100 -
year HWL of 929.2. The applicant has revised his drawings to reflect the 929.2 level,
and we suggest BCWD review the number they are using. A 1996 Washington
County topographical map showed the water level of the pond to be 928.5, which is a
good indication of the Normal Water Level (NWL) of the wetland. It appears that is
the approximate NWL of the pond today, also.
A. BCWD Permit was issued on 1115103 with six conditions and one special condition
that references five more recommendations from EOR's 1115103 memo. The
applicant indicated in his 3/7/03 letter to the City that he has BCWD approval. It is
my understanding from correspondence between Jay Johnson and Karen Kill,
Washington Conservation District and BCWD Administrator, that neither party has
signed the permit as of yet. Additionally, as indicated above, revisions to the plans
should require a new review and permit issuance by the BCWD.
6. The nearest existing fire hydrant on this site is approximately 350' from the proposed
building. The fire department should review these plans to verify if additional fire protection
is required. (we typically require hydrants with a 250' radius of buildings).
If you have any questions or require additional information, please contact me at (651) 604 -4815.
Sincerely,
BONESTR.00, R.OSENE, ANDERLIK. & ASSOCIATES INC
it
Dennis M. Postler, P.E.
cc: Jay Johnson, Public Works Director
Jim Butler, Building Official
Scott Richards, City Planner (Northwest Associated Consultants, Inc.)
Mark Vierling, City Attorney (Eckberg, Lammers, Briggs, Wolff & \Rerling, P.L.L.P.)
DTP, DDH, File Bonestroo
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From: kdwidin a@attbi.com
Sent: Monday, March 24, 2003 4:54 PM
To: Jim Butler; Judy Hoist; Jay Johnson; Scott Richards; Mark Vierling
Subject: Zintl 5670 Memorial Ave. Tree Removal and Land. Plan
OPH Staff
I have reviewed the plans for the proposed storage building at 5670 Memorial Ave. and have the
following comments regarding these plans.
1. If this project is built as proposed, it will cause the removal of 88% of the existing significant
trees still on the site. The trees to be removed include several magnificent bur oaks (42
inches and 33 inches in diameter) which are some of the largest bur oak I have seen in Oak
Park Heights. The trees on site provide a buffer between the developed area of the site and
the adjacent pond as well as a visual buffer to residential sites across the pond.
2. If the project is built as proposed, the required amount of tree replacement will be 386
replacement diameter inches or cash in lieu of planting ($19,300.)
3. A 45 inch oak is designated to be protected at this time. Tree protection fencing should be
erected before any grading begins and should be placed at the dripline of the tree, if possible,
but no closer than 15 feet to the trunk. The protective fencing should consist of 5 ft. orange
snow fencing on steel posts set at 6-8 ft. intervals. Silt fencing is not considered protective
fencing.
4. The landscape plan is acceptable as to species and plant sizes.
Given the amount of tree removal and the removal of the buffer between the developed area and
the pond, I recommend planting additional trees in the south portion of the site.
KathyWidin
Municipal Arborist
City of Oak Park Heights