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Home My WebLink About2000-05-04 NAC Planning ReportPLANNING REPORT 14ORTHWEST ASSOCIATED CONSULTANTS COMMUNITY PLANNING - DESIGN - MARKET RESEARCH TO: Tom Melena FROM: Cindy Sherman / Scott Richards DATE: May 4, 2000 RE: Oak Park Heights — W.A.T.E. PUD General Plan, Site Plan, and Plat Review FILE NO: 798.02 — 00.07 BACKGROUND W.A.T.E. Enterprises, Inc. has submitted an application for PUD general plan, site plan, and preliminary/final plat 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 8.93 acres in size and is platted into three lots. There are three existing structures on two of the parcels and one lot is vacant. This area was annexed into the City in 1998. Prior to annexation, the Township allowed the construction of two buildings on the center parcel. The Planning Commission and City Council reviewed and approved the concept plan in April of 2000 subject to several conditions that are outlined in the memo dated April 19, 2000 attached as Exhibit 0. The applicant is currently in the process of acquiring the parcel south of this proposed project. If the purchase moves forward, the City can anticipate a similar application in June that will allow the southerly cul-de-sac to be constructed and a proposal for a similar development plan on the lot. Attached for reference: Exhibit A: Exhibit B: Exhibit C: Exhibit D: Site Location Existing Conditions Site Plan/Preliminary Plat Grading and Drainage 5775 WAYZATA BOULEVARD, SUITE 555 ST. LOUIS PARK, MINNESOTA 554 1 6 /0111•1■111111101111ESIIMIEMinwie. PHONE 61 2-595-9636 FAX 61 2-595-9837 E-MAIL NAC@ WINTERNET.COM Exhibit E: Exhibit F: Exhibit G: Exhibit H: Exhibit 1: Exhibit J: Exhibit K: Exhibit L: Exhibit M: Exhibit N: Exhibit 0: ISSUES ANALYSIS Utility Plan Circulation & Signage Plan Phasing Plan Photometric Plan Tree Preservation Plan Landscape Plan Outdoor Recreation Landscape Plan Trash Enclosure Plan Sign Plan Exterior Elevations/Floor Plans (3 sheets) Concept Plan Conditions, April 19, 2000 memo 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 net and interior setbacks are based on the height of the structures per Section 401.06.B.15. A PUD overlay to the B-3 District is proposed to address joint access and common space configuration. Preliminary/Final Plat. The property is currently three lots platted as Lots 5, 6 and 7, Kern Center 2 Addition. A condorniniurn plat is proposed creating individual ownership of the parcels labeled AF. The green space, parking and drive aisle areas will all be subject to cross easements for shared access and use. Association documents that outline how access and cross easements will function are to be submitted and are subject to the review and approval of the City Attorney. Impervious Surface. Section 401.300.G of the Zoning Ordinance states that lots within the B-3 District must provide a total of 20 percent of the net buildable area of the parcel as green space. Based on the plans submitted, the overall green space is approximately 21.5 percent. The green space is common to all of the building sites. Some of the parking spaces in lots adjacent to Memorial Drive will not be constructed at this time and will only be installed upon request by the property owner and if approved by the City. This provides green space in addition to the 21.5%. Access/Circulation. The applicant had originally proposed a site plan with limited access through the parking aisles to the westerly buildings. For access of public safety and delivery vehicles, the City required cul-de-sacs within the site. The applicant has proposed access to be via private cul-de-sacs from Memorial Avenue as shown on Exhibit F. The cul-de-sacs and access drives will be constructed with surmountable curb. No parking will be permitted along the access routes. Circulation on the site is shown as a series of drive aisles within parking lot areas connecting buildings and parking areas. This will facilitate emergency and delivery vehicle access to the rear buildings. Off-Street Parking and Loading. Off-street parking and loading is regulated under Section 401.15.F. This requires, among other items, that the entire perimeter of the lot include a concrete curb barrier that shall be 10 feet to any lot line. A curb barrier is identified around the entire perimeter of the site except adjacent to the south property line where it is intended that the cul-de-sac will be extended to serve the adjacent vacant parcel. The number of stalls has been calculated for each lot based on an anticipated building use. A detailed analysis of the required number of parking spaces has been provided by the applicant and is included on the site plan sheet. Based on the anticipated use of each of the buildings, 238 spaces are required and 238 spaces are provided for the overall development. Section 401.15.F.18 requires that at least one loading berth be provided per commercial and industrial uses and two shall be required for buildings that are 10,000 square feet or more. Loading berth areas have been identified on the rear of the proposed buildings. Landscaping Plan. A landscape plan has been provided for the site. As part of the concept plan review and as a condition of approval, more plantings were to be added around the perimeter of the site, as outlined in Section 401.15.E.10. A tree inventory of the site has been provided. There are 126 significant trees on the site and 74 are to be removed. Consistent with the ordinance the trees must be replaced based on the caliper inches lost, either in plantings or a cash equivalent. The landscaping plan and tree preservation plan have both been reviewed by the City Arborist who will work with the applicants to add additional plantings and/or provide cash payment to replace caliper inches lost Signage. A signage plan has been submitted that indicates three freestanding tenant identification signs. 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. Six freestanding monument signs would be allowed for this development. The signage plan indicates three signs and each will be double sided and will have two panels, one for each building in the development. There is no wall signage proposed. Any modifications proposed to the sign plan will be subject to the PUD amendment process. Trash. Section 401.300.K of the Zoning Ordinance requires that trash receptacles be located within a structure 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 buildings and painted to match. 3 Outdoor Recreation. A plan for the outdoor recreation area between Lots D and F has been submitted. The area is fenced and is associated with a current tenant in an existing building. The plan includes a sandbox, patio, trail, benches and landscaping. Lighting. As required by Section 401.15.B.7, the developer has submitted plans that indicate the location of existing and proposed lighting. The plan reflects the use of shoebox style fixtures for lights on poles but identifies wall pack units for building lighting. All lighting fixtures shall be a full cutoff style with a shielded light source. Grading and 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 recommendation 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 each of the new buildings. The buildings propose a combination of concrete tip up panels (Grade 11 material) and glass (Grade 1 material) in an earth tone color to match the existing buildings. Awnings are shown over the main entrances on each of the buildings and a painted stripe is proposed on the structure to be built on lot B. The combination of materials is consistent with the Design Guidelines. There are several overhead doors on each of the buildings. The color of the doors should match the color of the building. There is a proposed addition identified for the building on Parcel C. If the expansion is to proceed it will be subject to site plan review and an amendment to the PUD prior to any work commencing. Phasing. A phasing plan has been submitted that indicates site development will begin in the year 2000 and will continue through 2004. Development Agreement. A development agreement will be required between the City and developer subject to review and approval of the City Attorney. CONCLUSION AND RECOMMENDATION Our office recommends approval of the general plan, site plan and plat for WAT.E. Enterprises Inc. subject to the following conditions: 1. Association Documents providing access and cross easements shall be submitted for the review and approval of the City Attorney. pc: Kris Danielson 5 2. The north and south cut-de-sacs shall be constructed concurrently with the development of the buildings in 2000. No parking shall be allowed on the access drives or cul-de-sacs. 3. A final landscape plan shall be submitted subject to review and approval of the City Arborist. The tree replacement plan and calculations are subject to review and approval of the City Arborist. 4 The signage shall be limited to three, two sided freestanding monument signs as proposed. Any modifications to the sign plan shall require an amendment to the PUD. 5. All light fixtures shall be a full cut off style fixture with a shielded tight source. 6. Expansion of Building C shall be subject to a PUD amendment and site plan review process. 7. The utility plan is subject to the review and approval of the City Engineer. 8. Grading and drainage plans shall be subject to review and approval of the City Engineer and the Watershed District. 9. The overhead doors on all buildings shall match the color of the structure. 10. A development agreement between the City and applicant shall be subject to review and approval of the City Attorney. 1111111111#: X1111111111+ 10111111P 111111111111 11111111111! 11111111111 11111111111 1" 1 111 111 II 1111 11 1111 1 11111 11 1 111111 I111 x11 1111. 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' Ji;kk aor )1007U • • •■•••■••• • •■••••••- r 1 4 1 1 I 11 .• , 1>1001G a n rradi %�11°w( .1111 . 1, 0 • .6 • •••• .• O. • .0 1 1 , 0 0 I , I H 0 1 w z a_ , wt- 1 •1 1 1 1 l a. 2 rn ti z CC p7 0 D 0 z 0 A D 1 8 1 w LLJ IY" 1 2 8 7 Li9i9 vsy '»rr+c�n. ry�sr •r te�.cra 9°'1S.SJO 4+�'q�STX -r N Ki3�.�+f �i�� A w�cuc •r,.rs �-arr l e nn;GeA tr r— aarmaawtga.rl qxauilrsap 0 fi r_ -1151 q f4 iriss ain.POW40.113 qaou2lsop. 1 40 2 0 LI JJJ Ij tiL76,gaN13-4.:IC:11 --- airit-N6f0T-ISW =!4A` C55i "ti..ciaganaLa ' V_Ati • "1:1A-7, Pg. 'I row- art466*0.111 ‘S.10112Isap 4b 9NOLiii7\ 0 ' 4 --- 'LN sz. uur MEMORANDUM NORTHWEST ASSOCIATED CONSULTANTS COMMUNITY PLANNING - DESIGN - MARKET RESEARCH TO: Tom Melena FROM: Scott Richards DATE: April 19, 2000 RE: • Oak Park Heights - WATE PUD Concept Plan Review FILE NO: 798.02 - 00,07 The Planning Commission, at their April 13, 2000 meeting, voted unanimously to recommend the PUD concept plan for property located on the west side of Memorial Avenue North. The total site is 8.93 acres and is platted into three lots. The area was annexed into the City in 1998. The request for concept plan review would allow for construction of one additional building on Memorial Avenue with buildings to the rear accessed via private roadways with turnarounds. The City will require the applicant to subdivide the property so that each building footprint and expansion area will be a separate lot, with common ownership of all drive aisles, parking areas and green space. A preliminary /final plat for this project will be required as part of General Plan review. The applicants were available for questions at the meeting. No adjacent property owners spoke at the hearing. The Planning Commission recommended the PUD Concept Plan approval with the conditions found in the Planning Report as follows: 1. The City will require the applicant to create a condominium ownership where the building footprints, including expansion areas will be under individual ownership and the green space, parking and drive aisle areas will be owned in common. The City will require submittal of the documents establishing the common ownership and easements subject to review and approval of the City Engineer. L: C. ��i".« cr7. . sF- r�� 'asc?'�rx�'6axsC6.:sv:aYc�.Yx�W 3s�=ax �aK:w rwyv:s �atc s • - 577 5 WAYZATA BOULEVARD, SUITE 555 ST. LOUIS PARK, MINNESOTA 5 54 1 6 PF -fONE 6 1 2- 595 -9636 FAX 6 1 2- 595 - 9837 E -MAIL NAG WINTERNET.COM EXHIBIT 0 2. A site plan with private cul- de-sac turnarounds internal to the site will be required by the City subject to review and approval of City staff. 3. The entire perimeter of the parking lots shall include a concrete curb barrier. 4 A revised landscape plan indicating additional green space'and landscaping shall be submitted subject to review and approval of the City Arborist. A tree inventory of the site and conformance with the tree replacement standards shall be required and be subject to review and approval of the City Arborist. 5 A utility plan shall be submitted for review and approval of the City Engineer. 6. A phasing plan should be submitted for site development. 7. Grading and drainage plans shall be subject to review and approval of the City Engineer and the Watershed District. 8 A development agreement between the City and applicant shall be subject to review and approval of the City Attorney. g Detailed plans to conform with ordinance requirements shall be submitted as part of general plan review including the following a. Parking lot b. Loading berths c. Lighting d. Landscaping /green space e. Design review f. Preliminary plat g. Comprehensive signage plan h. Site plan review 1. Trash enclosures j. Outdoor recreation areas pc: Kris Danielson Z