HomeMy WebLinkAbout1999-08-11 NAC Planning Report NORTHWEST ASSOCIATED CONSULTANTS
M C kC
IN k 'COMMUNITY PLANNING DESIGN MARKET RESEARCH
ENCLOSURE 3
PLANNING REPORT
TO- Tom Melena
FROM: Daniel Licht / Scott Richards
DATE: 11 Au 1999
RE: Oak Park Hei - Americinn Motel and Suites
FILE NO.: 798.02 - 99.10
BACKGROUND
Americinn Motel and Suites is proposin to construct a 53 unit motel alon 60th Street at
the southeast q uadrant of Hi 5 and 36. The use is to be developed on one of two
lots proposed to be platted fro utlot A of the Bracke Addition. No use has been
specified for the second proposed lot at this time. The approximate 4.56 acre site of the
proposed plat is currentl zoned 0, Open Space District.
The applicant's proposed development re consideration of a rezonin to B-2,
General Business District which allows motels as a permitted use. The application also
includes consideration of a preliminar plat and site plan review.
Attached for Reference:
Exhibit A: Site Location
Exhibit B: Site Plan
Exhibit C: Landscape Plan
Exhibit D: Exterior Elevations
Exhibit E: Buildin Floor Plans
Exhibit F: Gradin and Draina Plans
Exhibit G- Utilit Plans
Exhibit 1: Li Plan
Exhibit H: Preliminar Plat
5 7 7 5 WAYZATA BOU LEVAR D, SUITE 555 T. LOU IS PAR K., MIN N ESOTA 5 5 4 1 6
PHONE 6 1 2- 595-9636 FAX 6 12-595-9837 E-MAIL NAC @ WINTERNET.COM
ISSUES ANALYSIS
Zoning. In e valuating the potential zoning amendment to designate the property as B -2
District, Section 401.03-A.7 of the Zoning Ordinance directs the Planning Commission and
City Council to consider the possible adverse effects of the proposed use with their
judgement based upon (but not limited f the following factors:
. Relationship to the specific policies and provisions of the municipal Comprehensive
Plan.
. The conformity with present and future lard uses of the area.
C. The environmental issues and geographic area involved.
. Whether the use W11 tend to or actually depreciate the area in which it is proposed.
. The impact o character of the surrounding area.
. The demonstrate need for such use.
g . Traffic ge nera t i o n by the use in relation to the capabilities of streets serving the
property.
h. The impact upon existing public services and facilities including parks, schools,
streets, utilities and the City's service capacity.
1. The proposed use's conformity with all performance standards contained [in the
Zoning Ordinance].
Comprehensive Plan. The Comprehensive Plan guides that the subject prop he
developed with commercial uses. The Development ramew r section of the
Comprehensive Plan specifically discusses the area south of T. H. 36 and west of N r ll
Avenue as being a highway service commercial area with businesses that take advantage
of the access and visibility of he higher corridor. The proposed motel is consistent with
this type of use.
Surrounding Lana Used Existing land uses surrounding the subject site include an auto
dealer zoned -2 District to the west, Oak Park Ponds center zoned PUD to the southwest,
and Menards. zoned -2 District to the southeast. The areas to the east and south of the
sub ect site are is undeveloped and zoned 0, Open Space District. These areas are
planned for future commercial d v l pment. The requested rezoning and use is
considered to compatible with the surrounding existing and planned lard uses of the
area.
2
Access. The two lots of the proposed plat are t0 have a single shared access to 60th
Street that will Overlay the common north -south property lino. The Comprehensive Plan
encourages the use of shared accesses along 60th Street to minimize the number of
intersections along the frontage road. The e asement that will be recorded for the access
should be extended the length of the property to provide access to future development 0
the remainder 0f Outlot A to the south. The applicant has submitted easement documents
for review and approval of the City Attorney.
Lot Size and WidthN The minimum lot size in the -2 District Is 1 5,000 square feat.
Proposed Lots 1 and 2 both exceed this requirement with areas of 96,455 square feet and
02,934 square feet respectively. Dots within the --2 District trict are also required t provide
10 0 feet of frontage t0 a public street. Both Lots 1 and 2 exceed this req ui rem ent as we 11.
Setbacks. The table holr illustrates required setback standards for the -2 District
applicable to Lot 1. Lot 2 Is not being developed at this tire, as such n review i s
applicable, However, there is sufficient area on Lot 2 to accommodate a reasonable
development ernt within required setbacks.
Principal Building Parking
Front Side Rear Street Side Lot
WPI PP
r..Y.,..
Required 0 10 20 15 10
Proposed 40 50 220 3
rYYlil � - Y
Design Guidelines. The proposed building is to be constructed with metal lap -style
siding, cedar and aluminum trim and face rick. The proposed materials are inconsistent
with the design guidelines provisions requiring use of at least three Grade I materials for
commercial buildings. Grade 1 materials consist o brick, glass, natural stoma, masonry
stucco, copper panels and ceramic or terra cotta. Colors have not been specified and will
b e required t b e muted earth tones, subject to revie w and approval of the City council.
Further, the Design Guidelines requires that visible facades consist of at least 65 percent
Grade I or Grade 11 materials. The north facade includes 60 percent Grade I materials and
the east facade Includes 56 percent Grade I materials. Neither facade include Grade 11
materials. The building elevations rust be revised to increase the amount o f Grade I
materials, likely through increasing the brickface at the base of the building. O the east
facade in particular, the b rickface should be extended along the entire length of the
building.
The Design Guidelines also requires the building t0 b e divided into visual sections of not
more than 30 feet, Can the north facade, large Wndows into the pool area serve to visually
articulate the facade. A range of techniques has been used in the design of this building,
including different materials, window bays, entrance porticoes and vestibules, varied roof
lines and stepped-back floors serge to achieve the desired visual articulation of the Facade.
3
Landscaping. A landscaping plan has been provided that illustrates the type} location
and size of all proposed plantings. The landscaping plan provides for a visual screen on
the w est property line between the subject site and the auto sales lot. This screening
should be continued farther south to the large open space to the southwest of the parking
lot.
Other landscaping has been provided as a site amenity. The islands adjacent to the
shared drive aisle should be enlarged to provide additional boulevard type trees continuing
to the south {see Exhibit C -3 ) creating an entrance drive for the entire development. The
same o similar type of plantings would be required as part of the future development of
Lot 2. Such landscaping would emphasize that the shared access is the entrance to the
all of the uses south of 60th Street similar to the treatment a t Oak Park Ponds from 58th
Street. The landscaping plans are subject to review and comment by the City Arborist.
Parking. Motel uses require one space per rental unit, plus one space per each 10 units,
one space per employee shift and one space per 40 square feet of meeting space. Based
upon 53 units, a total of 60 spaces would be required. This calculation does not include
parking stalls for meeting space because a lack of such facilities. The submitted site plan
provides for 60 parking stalls.
The parking is provided in a single row on the east side of the building with the majority
of the stalls at the rear of the builds% rhich is consistent with the design guidelines. The
recommended landscape plan modifications above would result in a loss of seven stalls.
There is additional area within the rear parking area where additional parking could be
provided. The site plan should be revised to provide for the required number of parking
stalls, with the modifications to the landscape plan. All of the parking stalls and drive
aisles are designed to Ordinance standard dimensions. Concrete curb is also illustrated
around the perimeter of the parking area.
Loading. One loading area has been provided adjacent to the front door carder a
breezeway for automobile loading and UPS type deliveries. A larger separated loading
area has been provided in front of the exterior trash area. It should be noted however, that
there is no exterior door or sidewalk leading to this loading area. The loading area is not
visible from the public right-of-way and landscaping has been provided to screen the trash
area, An enclosure for the trash container will also be required, subject to review of the
building official as part of the building permit process.
Sie, The applicant is proposing only one 11 square foot pylon sign at the front of
the lot. The sign has a proposed height of 22 feet. Pylon signs in the -2 District are
shred to be 30 feet in height and 150 square feet in area. Although not required, our
office would recommend the applicant consider use of a monument type sign versus a
pylon sign. The subject site has excellent visibility from T.H. 36, which makes the height
of the pylon sign not necessary. Utilizing a monument sign would reduce the visual clutter
along the highway corridor focusing attention more on the building than on signag.
Lighting, A lighting plan for the subject site indicating the type, location and illumination
field of all site lighting has been provided. Based upon the lighting plea, all requirements
for lighting design to minimize e glare have been satisfied.
Grading Drainage a and iI"I ,r Pleas, Plans for grading, drainage and utilities have been
submitted and are subject to review and approval of the city Engineer.
Park Dedication. 'ark dedication for the proposed preliminary/final plat was s satisfied at
the time the current o tlot was platted. As such, no additional dedication is required by
the proposed subdivision.
Development Contract. Approval of the preliminary /final plat will require that the
applicant eater into a d evelopment contract with the City and post appropriate securities.
The development contract is to be subject to review and approval of the city Engineer.
CONCLUSION AND RECOMMENDATION
The comprehensive Plan encourages development of the subject site with highway
commercial uses. This use would be consistent with existing and planned future
development in the area. If the Planning Commission and city council make a similar
finding, our office would recommend rezoning the property from o District to -2 District.
The preliminary /final plat and proposed site plan for Lot 1 with a motel use is generally
consistent with the provisions of the -2 District and city policies with modifications to the
building design, inconsistencies Wth the Design Guidelines will be resolved. Therefore,
our office recommends approval of the preliminary /final plat and site plan for Lot 'I } subject
to the following conditions:
The shared access easement is extended to the south property limo to serve future
development of the remainder of utlot A, subject to review and approval of the city
Attorney.
2. The north and east facades are revised to utilize three forms of Grad I or Grade
11 materials representing a t least 65 percent or the respective facade.
3. The parking islands and landscape pleas are revised as illustrated on Exhibit c -3,
subject to further river and approval of the city Arborist.
4. Additional landscaping is provided a the southwest corner of the property.
5. The site plan is revised in consideration of the revised landscaping to provide
total of o off street parking stalls.
5
6. An enclosure is provided for the exterior trash container subject to review and
approval of the City Building Off Ici 1.
7. A monument style sign is used instead of the proposed pylon sign.
8. All grading, drainage and utility plans are subject to review and approval of the City
Engineer.
9. The applicant enter* into a development contract with the City and post all required
securities, subject to reviver and approval of the City Engineer.
10. The applicant receive approval from MnDOT and the City Engineer for the
proposed access to 60th Street.
11. Comments o other City Staff.
e. Iris Danielson
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EXHIBIT H
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PLAN'S HEALTH ASC
Memo To Kris Danielson
Community Development Dimctor
City of Oak Park Heights
Jim Butler, Buil k g Inspector
From Katharine D. Widin 8/
Municipal Arborist
City Qf oak Park Heights
. &. Landscape Plan AmericInn Hotel fir Suites
I reviewed the plan dated 7/29 and have the following comments:
1. Th e plan ovc alI Iooks good and should complement the h uil din g and the parking lot.
Most species selected are hardy, have fair to coo axziocL and disease resistance, and
perform well in the landscape.
2. The medians in the parking Tots are too narrow to support the grow t h of trees such as
'Redmond' Iind n. f rm oituncad that ornaineaW t.r+ such as ckspc r haw thorn or
flowering crabapples be plante d in those to a ons instead.
3. Colorado spruce should not be planted in the median by the parking lot. It will
Uldmat ly not do well in such a locadum Its pusition would also cause sight problems
for drivers.
4. Norway maples on the west side of the building - these are not naive trees and often
suffer winter injury such as dieback iiud U nk splitting. I rccommend wrapping the
tr n ks of these trees w1 t tree wrap from Nov March each year until they are aE least
six inches in diameter. Urlibrtunately,MOSEof our native nmples also split w hc xi
planted in a site with south or west exposures.
5, " Pin k Spire' fT owe ri n crabapple i s snsce pfi bi e to sever l fungal diseases such as
apple scab and fireblight. I would instead rucommend a highly discaso resistant crab
such as ' r i ricfire', `Indian Steer' or Tr of. Sprenger'.
6. the plant sizes proposed correspond to code requirements
7. 1n the 'PI an ti n Notes' fo r the con tract , please add the Following; "after se tfi n g B& B
stock in the plantinahole and adjusting to the final p siti r i, rumove the urine around the
trunk at the top of le root ball and remove or fo I d down the top of the burlap covering
the root ball. Also remove the top half of any wire basket around the root ball ",