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Home My WebLink About2002-06-28 NAC Planning ReportPLANNING REPORT TO: Kimberly Kamper FROM: Mike Darrow 1 Scott Richards DATE: June 28, 2002 FILE NO: 798.02 -02.14 BACKGROUND 5775 WAYZATA BOULEVARD, SUITE 555 PHONE 6 1 2- 595 -9636 NORTHWEST ASSOCIATED CONSULTAN 7S COMMUNITY PLANNING - DESIGN - MARKET RESEARCH RE: Oak Park Heights - W.A.T.E PUD Concept and General Plan of Development Amendment, Site Plan Review. W.A.T.E. Enterprises, Inc. has submitted an application to amend the W.A.T.E PUD Concept and General Plan of Development and for a site 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 .79 acres in size. This development is part of a larger development area that includes 8.63 acres north of this proposed development. This area was annexed into the City in 1998. Currently W.A.T.E. Enterprises, Inc. owns five buildings and H.S.I owns one building in the W.A.T.E. Addition of the Kern Center. W.A.T.E. Enterprises has an option to build two more buildings on Lot 4, which would make a total of eight buildings, including H.S.I.'s building. The applicant is submitting plans to build only the 9,600 square foot building on the east half of the lot legally described as Lot 4, Block 2, Kern Center 2nd Addition. Of the total space, 3,140 square feet will be used as office space and 6,460 square feet will be used as warehouse. The Planning Commission and City Council reviewed and approved the plan for the W.A.T.E development to the north on May 22, 2000. The applicant has submitted an application for a PUD Concept Plan and General Plan, which will be tied into the overall project for the Kern Center. FAX 6 1 2- 5959837 ST. LOUIS PARK. MINNESOTA 5 5 4 1 6 E -MAIL NAC @ WINTERNET,COM Attached for reference: Exhibit A: Exhibit B Exhibit C: Exhibit D: Exhibit E: Exhibit F: Exhibit G: Exhibit H: Exhibit L ISSUES ANALYSIS Certificate of Survey Site Plan, Grading Plan, and Landscaping Plan Circulation Plan Landscape Plan Tree Inventory Site Electrical Plan Elevation Plans Sign Plan Dumpster Enclosure Plan 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 structures per Section 401.06 B.15. A PUD overlay to the B -3 District is proposed to address more than one principle building on a lot, joint access and common space configuration. An Amended Concept and General Plan of Development is required to approve this development and incorporate it into the existing W.A.T . E. project. Subdivision. This lot has been previously platted as Lot 4, Block 2, Kern Center 2nd 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 has identified 112,368 square feet in total buildable area on Lot 4. Development of the east building will result in 39,284 square feet of impervious surface and 73,084 square feet of lot remaining as grass and woods. With this development proposal, 65% of the site will remain as green space. Access /Circulation. According to the staff recommendations from the General Plan review of the first addition, the applicant must provide access for public safety and delivery vehicles on the proposed site. The applicant must review the site plan with the Fire Chief to determine if the site plan must be revised to allow a turn around area between the H.S.I building and the proposed building. 2 Off-Street Parking and Loading. Off-street parking and loading is regulated under Section 401.15F. This requires, among other items, that the entire perimeter of the lot include concrete curb barriers that shall setback 10 feet to any lot line. The applicant is proposing 3,140 square feet to be used as office space and 6,460 square feet will be used as warehouse. In determining parking, the following calculations are used: Office Parking Requirements- Total of 3,140 * 90% = 2,826 1 200= 15 4- 3= 18 total spaces needed. Warehouse Requirements -Total of 6,460 * 90 %= 5,814/1,500 = 4 spaces. The site plan is required to have a minimum number of 22 parking stalls, with one of them being disability accessible. The plan indicates a total number of 46 stalls of which four are disability accessible. The applicant meets the required amount needed as well as the required amount of handicapped parking stalls. According to City Code 401 .300 J, any structure erected or altered for a use which requires the receipt or distribution of materials or merchandise by trucks or similar vehicles shall provide off - street loading spaces. The applicant is proposing three loading berths on the west side of each building. According to City Code, all loading areas shall be screened from surrounding areas by means of vegetative plantings, berming, and/or a screening fence and must meet City Code standards. The site plan indicates curb and gutter in the parking areas. The rear of the lot will not be curbed at this time pending development of the second building on Lot 4. Landscaping Plan. A landscape plan has been provided for the site. Consistent with City Code, trees must be replaced based on the caliper inches lost, either in plantings or a cash equivalent. No trees would need to be removed on the lot with the development as proposed. The landscape plan must be approved by the City Arborist. Signage. A signage plan has been submitted that indicates one double face monument sign. The total square footage of the proposed sign is 40 square feet. Zoning Ordinance Section 401. 300 N, limits the number of freestanding signs to one per principal use and requires a comprehensive signage plan for the entire project. No wall signage is proposed. The proposed sign is consistent with the Zoning Ordinance and the signage used in the development to the north. Trash. According to City Code 401.300 K, trash receptacles must be located within a structure and be consistent with the design of the principal building. The details of the trash enclosures are attached and indicate that the enclosures will be constructed of materials that are similar to the proposed building and will be painted to match. 3 Lighting. According to City Code 401.300 1, any lighting used to illuminate off - street parking shall be hooded and so arranged as to reflect light away from adjoining property, abutting residential uses and public right-of-way. The plan reflects the use of shoebox style fixtures for lights on poles and for wall pack units for building lighting. The applicant's lighting plan must be revised as to not illuminate light onto public right - of -ways. The photometric plan indicates that light will exceed the Zoning Ordinance of .4 foot candles at the property line. The light plans will need to be revised to comply with the Ordinance requirements. Grading, 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 will review the plan and make recommendations regarding the drainage and stormwater requirements for the site. Watershed District approval of the plan is also required. Utilities. A utility plan has been submitted for the review and approval of the City Engineer. Design Guidelines. Building plans have been submitted for the new building. The buildings propose a combination of concrete tip up panels and glass in an earth tone color. Awnings are shown over the main entrances on the building and a painted stripe is proposed on the structure. The combination of all materials are consistent with the Design Standards. The building will be identical to the existing W.A.T.E. development. Development Agreement Amendment. An amended development agreement may be required between the City and developer subject to review and approval of the City Attorney. Cross easements will be required for the joint access driveways in the development subject to the approval of the City Attorney. CONCLUSION AND RECOMMENDATION Our office recommends approval of the amended Concept General Plan of Development W.A.T.E. Enterprises Inc., subject to the following conditions: 1. The applicant shall redesign the site plan to allow for a turn - around area between the H.S.I building and the proposed building if required by the Fire Chief and subject to approval of the City Engineer. 2. The landscape plan is subject to the review and approval of the City Arborist. 3. Curb and gutter will not be required at this time around the parking and driveway areas west of the proposed building, but will be required at the time a second building is approved. 4. The lighting and photometric plans shall be revised to be consistent with the Zoning Ordinance lighting standards. 4 5. The grading, utility, and drainage plans shall be subject to the review and approval of the City Engineer and the applicable Watershed District. 6. A development agreement between the City and applicant shall be subject to review and approval of the City Attorney. Cross easements shall be required for the joint access driveway subject to the approval of the City Attorney. 7. Any additional comments from the Planning Commission, City Council, and City Staff. pc: Kris Danielson 5 CRRTIFICATE of SURVFIY SURVEY FOR: WILL ZINTL 5670 MEMORIAL AVENUE NORTH STILLWATER, MN 55082 Map No. 02- 151A 52 �. ,06? 7 4= LOT 4 MINIMUM EXPOSED BASEMENT FLOOR 5 E ELEV. = 928.7 FEET ti 4. 4, 3 Folz, Freeman, 1, .Dupay & Associates, Inc. LAND SURVEYING • LAND PLANNING 5620 MEMORIAL AVENUE NORTH • STILLWATER, MINNESOTA 55082 (651) 439 -8833 • Fax (651) 430 -9331 LEGAL DESCRIPTION° Lot 4, Block 2, KERN CENTER 2ND ADDITION according to the plat on file and of record in the office of the County Recorder, Washington County, Minnesota. j 00 ! ! ! / / r � n- 11/ r / . III ^� I l �6 n t — • z LOT 5 1 I A a ) �9 i // r` p{asn 9o5em r 1 // h, / I . Q d ! / / III '70 ----.) f • f ec 68 Feet _2 ? Fe e t '` ! N. /& /I/ o \O‘ �o t/ J Q tS 1 //1 t let F 2►. N NN t ,� P ! ! �� LOT 6 \ KERN CINTFR 2 \D ADDITI0N DA ' L. DUPAY TIMOTHY J. FREEMAN NOTES 0 DENOTES 1/2 INCH IRON PIPE MONUMENT FOUND MARKED WITH A PLASTIC CAP INSCRIBED "FREEMAN RLS 16989 ", UNLESS SHOWN OTHERWISE. DENOTES 1/2 INCH IRON PIPE MONUMENT FOUND MARKED WITH A PLASTIC CAP INSCRIBED "RLS 9232" (B. FOLZ), UNLESS SHOWN OTHERWISE. ELEVATIONS ARE HGVD MEAN SEA-LEVEL, 1929 ADJ. ORIENTATION OF THIS BEARING SYSTEM IS BASED ON THE RECORDED PLAT OF KERN CENTER 2ND ADDITION SCALE: 1 Inch = 100 Feet ! . - - - -. Pn oin to r I l . !� : — utitlitY ! 1 R 2'R I HEREBY CERTIFY THAT THIS SURVEY, PLAN OR REPORT WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT l AM A DULY LIC NSED LAND SURVEYOR UNDER THE LAWS OF THE STATE TA LICENSE NO. 17252 D E: SOTA LICENSE NO. 16989 NOTE: OFFICIAL COPIES OF THIS MAP ARE CRIMP SEALED 0 2002 ----- Folz, Freeman, Dupay & Associates, Inc. --- All Rights Reserved cd E) up tb • ci) ►V 7r�'�°'''�� r g z 0 T" 0 U7 0 0 [ ❑ N 0 • !it,:;:: a w • � a y h: Ca , IV � z w X 440 Ili {�[{['r ;. mwO: Ai fts633, 0 z Z c) 0 H -c c) Qt 0 0 -11< fil ..W c Q M HO Q 08 Z 6 • H o , , 0 E1 § 1 O � w w (5 .. 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Widin" <kwidin @ni npcc . org> Subject: WPc • Enterprises - Landscape Plan Cc: VV►►�w 9 Bcc: X Attachments: Scott - 1 have reviewed the plans submitted for the WAIL Enterprises project on KeArket Center Lot 4, Block 2 (dated 6/3/02) and have the following comments: 1. A tree inventory has been submitted for the site A building is planned eventually for the portion of the property which contains trees; however, that is not part of this submittal. There is no tree replacement required for this portion of the project. 2. The landscape plan is very simple but adequate for the type of project. The plant species/ akk-kt ► s are hardy and should do well on the site. Kathy e .�. Municipal s o ..$ City of Oak Park Heights Printed for "K.D. Widen' <kwidin mmmpcc.orgy 1