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HomeMy WebLinkAbout2008-01-08 NAC Planning ReportTO: FROM: DATE: RE: FILE NO: BACKGROUND Attached for reference: NORTHWEST ASSOCIATED CONSULTANTS, INC. 4800 Olson Memorial Highway, Suite 202, Golden Valley, MN 55422 Telephone: 763.231 .2666 Facsimile: 763.231 .2561 planners@nacplanning.com PLANNING REPORT Eric Johnson Scott Richards January 8, 2008 Oak Park Heights — W.A.T.E. Office Park PUD, Planned Unit Development Amendment and Site Plan Review 798.02 -- 07.12 W.A.T.E. Enterprises Inc. has submitted revised site and building plans for the construction of a two story office /warehouse building and cold storage building at 5570 Memorial Avenue North within the existing W.A.T.E. Office Park. The request is for a PUD, Planned Unit Development amendment and site plan review. The subject site is currently vacant and is zoned B-3, Highway Business and Warehousing District. In December of 2006, the City Council approved the PUD, concept and general and a minor subdivision to construct two office warehouse buildings and one cold storage building on the same lot. The change in the site plan and buildings has been driven by the expanding needs of Zintl, Inc. The company has outgrown their current facility and the proposed building and storage area are designed to meet their long term needs. Exhibit 1: Existing Conditions/ Removal Plan Exhibit 2: Layout Plan Exhibit 3: Grading Plan Exhibit 4: Utility Plan Exhibit 5: Landscape Plan Exhibit 6: Campus Parking Plan Exhibit 7: Site and Building Data Exhibit 8: Front Building Elevation/ Monument Sign Exhibit 9: Front and Side Elevation Exhibit 10: Side Elevations Exhibit 11: Site and Rear Elevations Exhibit 12: Rear Elevations Exhibit 13: Side Elevations Exhibit 14: Office Warehouse Floor Plans Exhibit 15: Floor Plans Exhibit 16: Floor Plans Exhibit 17: Floor Plans Exhibit 18: Storage Building Elevations Exhibit 19: Trash Enclosure Exhibit 20: Lighting Photometrics Exhibit 21: Light Fixture Specifications ANALYSIS Exhibit 22: Approved Site Plan 2006 Exhibit 23: City Engineer's Comments Exhibit 24: City Arborist's Comments Comprehensive Plana The Comprehensive Plan guides the subject site for highway oriented business and warehouse uses and, as such, the proposed office warehouse use is in compliance with the Comprehensive Plan. Zoning. The subject site is currently zoned B -3, Highway Business and Warehousing District. The applicant is proposing to have general office, warehousing and cold storage uses occupy the available spaces in the proposed buildings. The applicant is requesting approval of a PUD in order to allow for a shared parking arrangement amongst the proposed new buildings and the existing buildings within the office campus. The purpose of a PUD is to allow for greater flexibility in the design of neighborhoods or other sites and is intended to encourage, among other things, a more desirable environment than would be possible through the strict application of the City's zoning and subdivision regulations. Lot and Setback Provisions. The proposed buildings and site design meet the required lot area and setback standards for the B-3 District. As stated in Section 401.15. F.4. h.17, the parking area setback is 10 feet for all uses except single and two-family uses. The site plan indicates a parking area setback of at least 10 feet from all property lines. Project Description. The project consists of an office warehouse building and a cold storage building. In the larger building, the office area is 10,370 square feet and the warehouse area is 33,650 square feet. The storage building will be 6,800 square feet. The existing campus requires 266 stalls and there currently are 368 stalls in place. Cross easements are in place to address parking needs of the business campus. Overall, the site will have 33 percent green space. Access. The applicant is proposing one ingress /egress driveway off of Memorial Avenue North. The proposed access is adequately separated from the existing driveways north and south of the subject property. The site plan indicates a minimum of 24 foot drive aisles along the building sides and a 30 foot drive aisle within the parking area at the front of the building. Impervious Surfaces. Section 401.300.G of the Zoning Ordinance requires that all lots within the B -3 District maintain at least 20 percent of the total lot area as green space. According to the submitted site plans, with the addition of the two new buildings and parking areas, the entire campus will have a total of 33 percent green space, which is consistent with Zoning Ordinance requirements. 2 Off-Street Parking. The proposed buildings will add a total of 10,730 square feet of office space, 33,650 square feet of warehouse, and 6,800 square feet of cold storage. The required parking for the subject site is as follows: Office 1 0,730 square feet X .9 = 9,657 ÷ 200 = 48 + 3 = 51 parking stalls Warehouse 33,650 square feet X .9 = 30,285 ÷ 1,500 = 20 parking stalls Storage 6,800 square feet X .9 = 6,120 ÷ 1,500 = 4 parking stalls TOTAL REQUIRED 75 parking stalls The number of stalls required for the existing campus is 266. With this final phase, the campus will require, by ordinance standards, a total of 341 stalls. The applicant is proposing to construct 36 stalls at this time, two of which are disability accessible. Another 26 stalls are shown on the plans as proof of parking. The subject site will have a total of 62 stalls with the proof of parking proposed. The site has adequate area to accommodate the required 75 stalls if necessary. I n total, after construction and with proof of parking, the campus will have a total of 430 stalls, while 341 stalls are required. Alt of the parking proposed will be constructed to Zoning Ordinance size standards. Lighting. The applicant has submitted a lighting plan including the proposed photometric plan for the site. The lighting plan indicates that the exterior lights' illumination will extend beyond the site's property lines on the north and south. The subject site is adjacent to commercial /industrial properties that are jointly owned and operated to the north which is allowable. The lighting plan will need to be revised so that the illumination of the south property line does not exceed 0.4 foot candles. The parking lot fixtures are a full cut off shoebox type. The applicant has installed 25 foot pole lights. The total height of the pole and fixture shall not exceed 25 feet. The building mounted lights are also full cut off and are to be mounted at 24 feet. There will be no lighting on the west side of the property and the storage building, which is adjacent to residential properties. Trash Enclosures. The applicant is proposing a 384 square foot enclosed recycling and trash storage addition located along the northerly property line adjacent to 5612 Memorial Avenue North. In addition, there is a 468 square foot storage area adjacent to the trash recycling building. The storage area is proposed to be enclosed with six feet chain Zink fence with vertical vinyl strips. That fencing material is not allowed. Building materials to match the adjacent buildings would be required for this storage area. Grading, Drainage and Utilities. Preliminary construction plans have been submitted. All grading, drainage and utility plans are subject to the review and approval of the City Engineer. Drainage plans are subject to review of the Brown's Creek Watershed District. 3 Landscaping. The applicant has submitted a landscape plan. Kathy VVidin, the City Arborist, has made comments on the plan in a January 2, 2008 memo, as attached. The landscape plan shall be subject to the review and approval of the City Arborist. Fuel Pumps /Underground Fuel Storage. At the northwest corner of the site, the applicant has proposed underground fuel tanks and two fuel pumps. Only the two pumps will be visible. Placement of the underground fuel storage shall be subject to all Minnesota Pollution Control Agency requirements and permitting. Fencing/Gate. The plans indicate a fence and gate between 5610 Memorial Avenue North and the proposed office warehouse building. The applicant should provide plans and identify materials for the fence and gate, subject to City staff approval. Signage. The applicant is proposing a monument sign at the entrance drive from Memorial Avenue North. The sign is proposed at six feet in height and will have approximately 24 square feet of sign area. The applicant will need to indicate how the sign face will be lit. No other building signage is proposed at this time. Atl wall signage shall be subject to the requirements of the Zoning Ordinance with City staff approval. Building Design. The office /warehouse building is proposed to be two stories in height with a mixture of glass, pre -cast concrete and stucco. The main entrance is set off from the remaining portions of the building by the use of stucco and a raised roof section. The applicant is proposing a dark reflective glass material for the windows. Building material samples will be available at the Planning Commission meeting for review and approval. The design of the storage building has not changed from the previous plan and wilt be constructed of pre -cast concrete. The office warehouse building is proposed to be 33 feet, 10 inches at the highest point, compliant with the 35 foot height limit in the B -3 District. The proposed buildings will be consistent in appearance with the existing buildings in the W.A.T.E. office Park. The buildings are consistent with the requirements of the B -3 District and the City's Design Guidelines. CONCLUSION l RECOMMENDATION The applicant has submitted the necessary materials for the proposed application. The proposed use and site design are consistent with the requirements of the Zoning Ordinance and the direction of the Comprehensive Plan. Based on the information contained in this report, our office recommends approval of the requested PUD concept and general plan review, and site plan of the W.A.T.E. Office Park project, subject to the following conditions: 4 1 The grading, drainage and utility plans are subject to the review and approval of the City Engineer. The drainage plans are subject to review of the Brown's Creek Watershed District. 2. The proposed signage for the site shall be consistent with Section 401.15.G of the Zoning Ordinance. A sign permit shall be obtained prior to the erection of any signs on the subject site subject to approval of City staff. 3. Landscaping plans shall be subject to the review and approval of the City Arborist. 4. All lighting fixtures shall be full cut off and be consistent with the lighting requirements found in Section 401.15.B.7 of the Zoning Ordinance. The lighting fixtures shall not exceed a height of 25 feet and the lighting plan shall be revised so that the illumination of the south property line does not exceed 0.4 foot candles. 5. There shall be no freestanding or building lighting on the west side of the property and storage building. 6. The trash enclosure storage area shall be enclosed with building materials to match the adjacent buildings. Plans for the revised enclosure shall be submitted for City staff review and approval. 7. Placement of the underground fuel storage shall be subject to review and approval of the Minnesota Pollution Control Agency (MPCA). 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MA C SO /L /:l 22L - 90 LFi�C1 IEWN, (1.1 ..I «.[...Na 7 M. c. KW 'TEAMS IMION 741,,,Av IVIE0117.11 0795 VIOS3NNRN ‘S11-191g1-1 MiVd )F/O 've YOM Ot9s M167 HAI 'F,J_HDR-4 ;I'm )iVO Ao AID 3SnOH3dVikAnD1,1:10 alliAil. T. omi 1.5..kra .. . ONIIIAgNIEN.3 iAVOITIS . . 0.TV1d ON, N S]Sracrd3IN3 33:VAA t NV Id .if •-• . --+- . ., , u05, 1 ,, a r L.L. 1 • 4 N 'A'S 00W9 ROVIIOIS ,••-•-•••-•••••••••-••• • • •• •.• PROPOS. 817. PAVING (SECTION 1) PROPOSED CONC. SLDEWALK PROPOSED GREEN AREA PROPERTY BOUNDA,RY No Written "Engineering Comments" as of yet City Engineer has provided verbal comments at staff and developer site review meetings and awaits information from developer /engineer, addressing verbal comments before written comment to the project may be formulated. EXHIBIT 23 Julie Hultman OPH Staff - EXHIBIT 2 4 From: K.D. Widin [kdwidin@comcast.net] Sent: Wednesday, January 02, 2008 8:31 AM To: Eric Johnson; mvierling@eckberglarnmers.com; dpostier@bonestroo.com; Scott Richards; Jimmy Butler; Judy Hoist; Julie Hultman; Tom Ozzello Subject: W.A.T.E Enterprises - Landscape Plan and Tree Removal I have reviewed the landscape plan submitted for the W.A.T.E. Enterprises project at 5570 Memorial Ave. (Lot 3, Block 2 Kern Center) and made a site visit to look at the trees on the back of the lot near the pond. 1 have the following observations and comments: 1. There are trees near the top of the back slope which have yellow caution tape around the trunks and the plans (sheet C3.1) show grading into the root zone areas of these trees. Are these trees to be removed? (most are listed as remaining on plan C1.1). 2. Tree protection fencing (5 ft. orange snow fencing) should be used to protect trees (in addition to heavy duty silt fencing), especially near any oaks larger than 8 in. in diameter. This fencing should be in place before any construction activity commences on the lot. 3. The landscaping is minimal, but acceptable as long as the percentage requirements for green space are met. It is o.k. to move the existing 3 in. ash trees to another place on this site; however, due mainly to the threat of the emerald ash borer, there should also be other deciduous tree species represented in the landscape plan e.g. Am. linden, red maple, bicolor oak or hackberry. 4. The following language should be added to the Landscape (planting) Detail: "the top rungs of a wire basket should be cut and removed from any B&B stock once tree has been set in the planting hole". If you have any questions regarding this inspection or report, please contact me. Kathy Widin Arborist City of Oak Park Heights 1