HomeMy WebLinkAbout1999-05-04 NAC Planning ReportRE:
NORTHWEST ASSOCIATED CONSULTANTS
INC
comm N ITY PLAN NINO - DESIGN - MARKET RESEARCH
PLANNING REPORT
TO:
FROM:
DATE:
FILE NO.:
BACKGROUND
Attached for
Exhibit
Exhibit
Exhibit
Exhibit
Exhibit
Exhibit
Exhibit
Exhibit
Exhibit
Exhibit
Exhibit
ISSUES ANALYSIS
Tom Melena
Brad Digre/Scott Richards
4 May 1999
Oak Park Heights - Kennedy Site Plan Review
798.02 - 99.08
Application. Kennedy Builders has submitted plans pertaining to an office/warehousing
operation to be located on Lot 7, Block 2 of the Kern Second Addition. The subject site
is zoned B-3, Highway Business and Warehousing. The proposed operation is allowed
as a permitted use (office) and accessory use (warehouse) within this zoning district. Per
the City Design Guidelines, the development requires a site plan review. The lot is 2.87
acres in size, or 125,017.2 square feet. The applicant is proposing two phases. Phase
1 (front of site will include a 20,400 square foot building (2,400 square foot for office and
18,000 square foot for warehousing). The second phase is proposed for a similar size
structure which will be reviewed separately at a later date.
Reference.
A - Site Plan Elevations/Location Map
B Grading and Drainage Plan Elevations
C Floor Plan
D Wall Sections
E - Sections
F Foundation Plan
G Roof Framing Plan
H - Landscape Plan
1- Signage Plan
J - Lighting Specifications
K Phasing Plan
5775 WAYZATA BOULEVARD, SUITE 555 ST. LOUIS PARK, MINNESOTA 554 I 6
PHONE 612 FAX 6 I 2-595-9837
Comprehensive Plan Consistency. The proposed development is consistent with the
Oak Park Heights Comprehensive Plan, which calls for Highway Business and
Warehousing development in the subject location.
Zoning. The site is zoned B-3, Highway Business and Warehousing. The office space
which is to be located in the front of the building is a permitted use within this district. The
warehousing operation to be located in the back of the building is allowed as an accessory
use to the permitted office use.
Lot Area. The required minimum lot area is 15,000 square feet. The proposed lot is
125,017 square feet, which is well over the required minimum.
Lot Width. The required minimum lot width is 100 feet. The proposed lot width is 160
feet, which exceeds the City minimum.
Building Height. The maximum allowable building height is 25 feet. The proposed
building height is 21 feet, 4 inches, which complies with City standards.
Building Material The proposed building materials for the office area will consist of
horizontal vinyl siding and face brick. The roof will consist of asphalt shingles with metal
step flashing. The warehouse section of the building will include painted concrete and a
3 foot 4 inch high painted stripe running horizontally along the side of the building.
According to the City Design Guidelines, multi-tenant office/warehouse shall be sixty-five
(65) percent Grade 1 or 11 materials on primary exterior facades. In order to meet this
criteria the concrete block would have to be of a specialty texture or architecturally
designed textured concrete panels. The concrete block should not be smooth or scored
concrete block.
Setbacks. For the B-3, Highway Business and Warehousing,
Setbacks
Front Yard
Side Yard
Rear Yard
Required
40 feet
10 feet
20 feet
Proposed
52.5 feet
10 feet
over 500 feet
2
Parking. Standards for calculating parking for the site:
Office: 3 spaces plus 1 per 200 square feet of floor area*.
Warehouse: 1 space per 2,000 square feet of floor area*. In addition, 1
space per company owned vehicle.
* Floor Area. The term "floor area" for the purpose of calculating the number of off-street
parking spaces required shall be determined on the basis of the exterior floor area dimensions
of the buildings, structures or use times the number of floors, minus ten (10) percent, except
as may hereinafter be provided or modified.
Required Number of Parking Spaces:
Office: 2,400 s.f. x 10 percent = 2,160 / 200 = 10.8 or 11 spaces + 3
= 14 parking spaces.
Warehouse: 18,000 s.f. x 10 percent = 16,200 / 2,000 = 8.1 or 8 spaces +
1 / company owned vehicle (unknown) = 8 parking spaces.
Required minimum number of parking spaces: 22
Proposed number of parking spaces: 21
The applicant shalt supply a revised site plan that adds one more parking
space to come into compliance with City standards.
Curb, Gutter, and Surfacing. City staff has reviewed and discussed the issue of curb,
gutter, and surfacing, and have determined that paving is required throughout the entire
vehicle traveled area. The applicant has requested that curb and gutter not be required
in areas behind the front of the building. This will be a policy decision for the City Council
to make. The final design for curb and gutter, and surfacing as it relates to drainage is
subject to review and approval of the City Engineer.
Landscape Plan. The applicant has submitted a Landscape Plan, however, the plan does
not specify species of plantings, only indicating genus. The spacing of plantings along the
side property lines is measured to be 65 feet. The City may wish to require the applicant
to reduce the tree spacing to 40 to 50 feet in order to be closer to the City's boulevard
standard of 40 feet. The island located at the front of the property raises some concerns
among staff. AM plantings occur on the property owners side, which is not the issue.
Concern lies as to what will be planted in the right-of-way; grass or rock. The applicant
shall submit a Landscape Plan that indicates planting specifics, as well as takes into
consideration the concerns of the City. The landscape plan is subject to review and
approval of the City Arborist.
3
Grading and Drainage Plan. The applicant has submitted a Grading and Drainage Plan,
which is subject to the review and approval of the City Engineer.
Utility Plan. The Utility Plans are subject to review and approval of the City Engineer.
Lighting Plan. The applicant has submitted the type of lighting fixtures to be used.
However, a lighting plan indicating where fixtures are to be located must be submitted and
is subject to the review and approval of the City staff.
Signage. The applicant has submitted details for a monument sign and for two business
signs consisting of metal lettering. The monument sign measures 39.53 square feet which
is less than the maximum allowed in the district (50 square feet). The two business signs
being proposed would measure 90 square feet each which exceeds the maximum
allowable size of 64 square feet. The applicant proposes only one will sign at this time.
A variance would be required if more than one wall sign is requested.
Phase 11 Building. The applicant has submitted a rough concept for a second building
(Phase 11) of similar design and the same parking requirements. The development of a
second building on the site would require a separate PUD/CUP review, which would follow
the criteria outlined in Section 401.03.A.8 and Section 401.06 of the Zoning Ordinance.
RECOMMENDATION AND CONCLUSION
Our office after reviewing the request and criteria for site plan approvals, recommends
approval of Kennedy's request for site plan approval of an office/warehousing use located
on Lot 7, Block 2 of the Kern Second Addition. The recommendation is made with the
following conditions.
1. The concrete block used on the sides and rear of the warehousing section of the
building be of a specialty texture or architecturally designed concrete panels.
2. The applicant supply a revised site plan that adds one more parking space.
3. The City Council makes a policy decision on whether to require curb and gutter behind
the front of the building.
4. The final design for curb and gutter, and surfacing as it relates to drainage is subject
to review and approval of the City Engineer.
5. The Utility Plans are subject to review and approval of the City Engineer.
6. The applicant submit a lighting plan indicating where fixtures are to be located and is
4
subject to the review and approval of City staff.
6. The applicant submit a landscape plan that indicates planting specifics, which takes
into account the concerns of the City and which is subject to the review and approval of
the City Arborist.
7. Only one of the wall signs be allowed at this time and must be reduced in size to 64
square feet or less.
7. Grading and drainage plan is subject to review and approval of the City Engineer.
pa Ray Kennedy
5
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mounted security lighting.
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EXHIBIT J
Apr -29-99 12 1 :P Kennedy Buy, 1derS 612 439 1133
04/29/99 1 ] :30 FAX € 12888 q35 13Fly ['H ANN'. t N h:l.r:uTi< ii
Ruud Lighting Steer and AI Square Poles S, PA Series
tgj uuzfuuz
Pole Selection
To choose the correct pole for an
application, raretttl consideration
must be. given to the shape, site.
number and weight of all fixtures
to be supported, as well aS the
geographical loczion al the job.
Thy. charts below and on page Sb
indicate t tlective Projected Area
(EPA) ratings for Ruud Lighting
poles and floodlights. Use this
data in COnpriCliOn with the rte
on page 85, watch indicates
pQrox maximum wind zones
throughout P4ortfi America. Wind
zones arc baste on a 50-yea
recurring mean anci include a 1 3
gust factor
The EPA rani nq o{ the pole must be
equal to or greeter than that o1 the
IRxluEe taking into consideration
the wind condilios al the jobsile.
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Squire Steel Poles
PS3510S'B2 10x3x0.180 10 150 30.8 23.5 184
PS35153 87 15x3x0.180 10 150 18 0 13.5 10.3
1'53520S°8Z 20x3xa.1 1Q 1SQ 11.0 T.8 5.6 Q 0
PS4S10Ci7 10x4x0120 10 450 39.2 29.8 233
ES4S15C - 82 15 x 4 ) 0.120 10 300 22.9 17.1
PS4S20C' 62 20 x 4 x 0.120 10 400 14 0
PS4S25C °B2 25 x 4 x 0.120 10 175
PS4S255°82 25 x 4 x 0.180 10 350
PS4S305 ° B2 30 x 4 x U 180 10 250
PSSS255 ° B7 25 x 5 x 0.180 10 450 26.7
PSSS34S ° g2 38 x 5 0.180 10 375
ps55355 °Bl 35x5x0.180 10 300
PS6S305 82 30 x 6 x 0.180 11 5 525
PS6S355'B? 35 x 6 x 0 180 11 450
PS6S40S'B2 40 x 6 x 0 -180
Square Aluminum Paull
Hours
Spoc 6 d!ruct mount Dota conr }Qureior
1 2 3 5 e
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r•o, fixtures wr1f f-ixed 20' Mount. acid orrtrx
.•z° to rnnrrguratron nramtxr
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[xnMPLI: PSG540 -52187
NOTE: Hanging signs, banners
and flags on poles is not recom-
mended without considering
Increased Wind loading. The EPA
ratings below do not allow tor this
Wiled Stress.
Phase =suit tacrnry for advico
On pole sexily) it ogling
signago or IiaDs
tit
Fart
14s
9
it . 10x3)10 8 100 7.0
PA3S15C °82 15 x 3 it 0.125 8 TO 2 4
PA4S15C'B 15x4x0.125 9 25 125
PA452(D•137 20 x 4 x0.250 925 175
PA55259 " 82 25 x 5 x O 250 11 5 260 11.3
PA €S30D•13Z 30x6 13 32:3 11.1
10'
15*
10' 15' 20' 25' 30' 35' 40'
3 "s. SA SA S
4 "sq 5 S. A S A S 5
5's+ S A S
6's
Key: 5 -- Steel, A T Aluminum
batio W14 V ioClty !Mr) 31�
7 D
9 9 7 4.9 3.3
5
9
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7
115
400
5
9
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(Orde tends ralety)
4
9
56
7S
109
6.3
19.3
12.4
8.2
20.5
14
7
6
37
14 1
8.2
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14.3
184
13.1
29.3
21.8
-Consult ul( rectory
20'
2
18.5
13 101 1.9
5.3
1.8
10 -3
25'
27
15.0
. 93 5.5
14.7 8.5 4.0 0 8 0.0
30'
5
14 T' 119 9.8
8 0 6.3 5 -0
robe longer ih &n DO ors sAlorneinte-d but
Shipoc i rnts#e.d
1,8
12.3
6.2
2,1
00
53
Consult laden, tnr pole freight
(based on £hip -lo zip code).
A
35'
79
114
149
78
119
149
182
0.9 00
3.5 2 2 252
301
03
T.5
5.2 2 9
2.1 02 _ .. _ 00
98 6.4 3.5 457
2 7 0.6 614
0.0 686
32
0
379
493
51 3.1 28 20 0.0 21
1 3 05 00 0.0 0.0 31
3.5 21 10 02 0.0 43
4 8 2.9 1.5 0 4 0.0 99
7.2 4 3 2 1 + 0.4 0.0 143
6.8 32 05 U.0 00 210
Poles longer
Ilan 30' are
sevented but
shipped
assembled.
Optional Pal9E: Gonsull faclory tor availabfl,ry of round tapered steel an0 aluminum poles, found capered fiberglass pole., square slratght wood poles. as
well cis Hr� X1 51 and Spor43 Li htin les
Our$ * And r ; rrtcptacle a'c a<rkab +n Po &cry can bQ ord.urod without
bast w" r.
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