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HomeMy WebLinkAbout2006-05-31 NAC Planning MemorandumNORTHWEST ASSOCIATED CONSULTANTS, MEMORANDUM TO: Oak Park Heights Planning Commission FROM: Laurie Shives 1 Scott Richards DATE: May 31, 2006 RE: Oak Park Heights — Memorial Office Condominiums; PUD Concept/ General Plan FILE: 798.02 — 06.05 BACKGROUND Brooks and Whitcomb, LLC have submitted site and building plans for the construction of two 14,720 square foot office condominium buildings located off of Memorial Avenue North. The request is for a PUD; Concept /General Plan. The applicant is proposing to remove the existing building and parking area to construct the proposed buildings and parking areas. The subject site is currently zoned B -3, Highway Business and Warehousing District and guided for highway business and warehouse development by the Oak Park Heights Comprehensive Plan. Attached for reference: 4800 Olson Memorial Highway, Suite 202, Golden Valley, M N 55422 Telephone: 763.231 .2555 Facsimile: 763.231 .2661 planners ?n aoplanning.eorn Exhibit 1 Existing Conditions /Removal Plan Exhibit 2 — Site Plan Exhibit 3 -- Grading & Erosion Control Plan Exhibit 4 --- Utility Plan Exhibit 5 — Lighting Plan Exhibit 6 — Floor Plan Exhibit 7 — Building Elevations Exhibit 8 — Colored Renderings Exhibit 9 — Landscape Plan Exhibit 10 — City Engineer's Comments Exhibit 11 — City Arborist's Comments ANALYSIS Comprehensive Plan. The Comprehensive Plan guides the subject site for highway oriented business and warehouse uses and, as such, the proposed office condominium development 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 and/or warehousing uses occupy the available spaces in the proposed two buildings. The applicant is requesting approval of a PUD in order to allow more than one principal building on the subject site. 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. As shown in the table below, the proposed building 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. Building Design. The submitted plans indicate that the proposed office buildings will be one story with a total of 14,720 square feet of floor area each. The primary facade material is proposed to be precast concrete panels with accents of exposed aggregate precast panels and brick. The applicant has also submitted colored building elevations indicating that the primary building color will be beige with dark brown brick accents. Each suite will have a glass door entrance with a metal overhang. The proposed building will have architectural interest in the form of varied rooflines for different sections surrounding each suite entrance. The proposed office condominium buildings are consistent with the requirements of the B -3 District and the City's Design Guidelines. The buildings are proposed to be 20 feet in height at the highest point, compliant with the 35M -foot height limit in the B-3 District. Phasing Plan. The applicant is proposing to construct the two office /warehouse condo buildings in two phases. The building to the south of the site is proposed to be constructed first, followed by the building to the north. Access. The subject site accesses off of Memorial Avenue North. The applicant is proposing one ingress /egress driveway, which is the existing site access. The site plan 2 Lots Setbacks Area Width Front Side Rear Required 15,000 sq. ft. 100 feet 40 feet 10 feet 20 feet Proposed 109,419 sq . ft. 250 feet 88 feet 42 feet 70 feet ANALYSIS Comprehensive Plan. The Comprehensive Plan guides the subject site for highway oriented business and warehouse uses and, as such, the proposed office condominium development 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 and/or warehousing uses occupy the available spaces in the proposed two buildings. The applicant is requesting approval of a PUD in order to allow more than one principal building on the subject site. 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. As shown in the table below, the proposed building 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. Building Design. The submitted plans indicate that the proposed office buildings will be one story with a total of 14,720 square feet of floor area each. The primary facade material is proposed to be precast concrete panels with accents of exposed aggregate precast panels and brick. The applicant has also submitted colored building elevations indicating that the primary building color will be beige with dark brown brick accents. Each suite will have a glass door entrance with a metal overhang. The proposed building will have architectural interest in the form of varied rooflines for different sections surrounding each suite entrance. The proposed office condominium buildings are consistent with the requirements of the B -3 District and the City's Design Guidelines. The buildings are proposed to be 20 feet in height at the highest point, compliant with the 35M -foot height limit in the B-3 District. Phasing Plan. The applicant is proposing to construct the two office /warehouse condo buildings in two phases. The building to the south of the site is proposed to be constructed first, followed by the building to the north. Access. The subject site accesses off of Memorial Avenue North. The applicant is proposing one ingress /egress driveway, which is the existing site access. The site plan 2 illustrates 24 -foot drive aisles along the building sides containing the proposed loading areas and 22 -foot drive aisles in the remainder of the parking areas, aside from the northwest corner of the parking area which appears to narrow to 19 feet wide. Section 401.15. F. h of the Zoning Ordinance requires at least 22 foot wide drive aisles for the proposed use. The applicant shall revise the proposed parking lot design to demonstrate at least 22 foot wide drive aisles in all areas. Off-Street Parking. Based on the proposed 80 percent office uses and 20 percent warehouse use, the required number of parking spaces is as follows: Office: 3 spaces + [((14,720 sq. ft. x 0.80) x 2) x 0.90] / 200 sq. ft. = 109 spaces Warehouse: [((14,720 x 0.20) X 2) x 0.90] / 1,500 sq. ft. = 4 spaces The applicant is proposing a total of 110 parking spaces including four handicap accessible spaces, which is three parking spaces short of the parking requirements outlined in Section 401.15.F.9.w of the Zoning Ordinance. As a condition of approval, the applicant shall be required to provide three additional parking spaces including one additional handicap accessible parking space pursuant to Section 401.15.F.8 of the Zoning Ordinance. Some of the submitted plans indicate that the parking stalls will be 17.5 feet in length. All parking stalls shall be revised to be 9 feet by 20 feet or 9 feet by 18 feet provided there is ample room for a two foot overhang, subject to review and approval of the City Engineer. Signage. The applicant has submitted some additional information on the proposed signage plan. They are proposing to have three wall signs per building, one on each of the southwest, southeast and northeast building elevations. These proposed wall signs are to be approximately 32 square feet in total area per tenant, for a total of 192 square feet. Additionally, the applicant is proposing to have a 96 square foot monument sign located within the rear yard setback and positioned to be visible from Highway 5. The proposed signage is consistent with Zoning Ordinance requirements. 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 property line, however, this illumination will be less than 0.4 foot candles and as such, is consistent with Section 401.15.B.7.d of the Zoning Ordinance. The applicant is proposing to install ten shoebox style parking area lights mounted on a 30 -foot pole and four building mounted fixtures located within the courtyard area. Section 401.15.B.7.f.2.d of the Zoning Ordinance limits the permitted mounted light fixture height to 25 feet. As such, the proposed parking lot light fixtures are not consistent with the Zoning Ordinance requirements and the lighting plan shall be revised prior to approval by the City Council. 3 Landscaping, The applicant has submitted a landscape plan showing the addition of perimeter plantings around the proposed buildings as well as within the proposed courtyard area. The plan also indicates the addition of several trees around the site perimeter to provide screening of the parking areas. The Landscape plan indicates fewer plantings than a previously submitted plan, particularly along the northeast and southwest boundaries of the site, than the previous plan. In consideration of the requested PUD for the subject site, the landscaping plan shall be revised to reflect the purpose of the City's PUD overlay districts. As stated in Section 401.06 . B.12 of the Zoning Ordinance, the City Council shall consider the natural features of the particular site, the architectural characteristics of the proposed structure and the overall scheme of the PUD plan when evaluating the proposed landscape plan. The landscape plan shall be subject to the review and approval of the City Arborist. Trash Enclosures. The applicant is proposing to have a 90 square foot trash room in each building for shared use by all occupants. The proposed trash enclosures appear to be consistent with the requirements of the B -3 District provided that they are in an accessible location for pickup hauling vehicles. Grading, Drainage & Utilities. Preliminary construction plans have been submitted. All grading, drainage and utility plans are subject to the review and approval of the City Engineer. CONCLUSION /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 General Plan for the Memorial Office Condominiums project, subject to the following conditions: 1. The grading, drainage and utility plans are subject to the review and approval of the City Engineer. 2. The proposed signage for the site shall be consistent with Section 401.15.G of the Zoning Ordinance and the sign designs and dimensions submitted by the applicant. A sign permit shall be obtained prior to the erection of any signs on the subject site. 3 Landscaping plans shall be subject to the review and approval of the City Arborist. 4 Mounted pole height for the proposed parking area lights shall not exceed 25 feet. 4 5. The applicant shall provide three additional parking spaces including one handicap accessible space. The site plan shall be adjusted prior to City Council approval. The applicant shall revise the proposed parking lot design to demonstrate at least 22 foot wide drive aisles in all areas. The site plan shall be adjusted prior to City Council approval. 7 All parking stalls shall be 9 feet by 20 feet or 9 feet by 18 feet provided there is ample room for a two foot overhang, subject to approval of the City Engineer. The site plan shall be adjusted prior to City Council approval. 5 ,-: • .,.., ,•.• .,d1 '-_,S I. S. 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They're back to one driveway entrance? This is preferred over the two entrances previously proposed. 2. The parking stalls appear substandard (9' wide by 17.5' long). What is the City minimum standard? 3. The overall parking layout width appears inadequate (17.5' stalls with a 22' drive aisle). 4. The drive aisle in the northwest corner, where it narrows due to the 10' setback, appears to be less than 19' wide. 5. Are the new garage accesses for trash enclosures (don't see them anywhere else on site now)? If so, they'll probably be o.k. -- have to roll out bins. If not, trucks do not have room to back up /into these areas. 6. Several Drainage and Grading comments: • Recommend no roof drains be allowed tributary to the DDD LLC pond. • The internal courtyard grass drainage swale appears less than 1%. Recommend minimum of 2 %. They also are proposed to drain across the sidewalks? • There are 4 proposed drainage curb cuts with rip rap. The one to the north /northeast will concentrate flows down the pond slope past the existing outlet structure - -- potential erosion issues. Recommend draining parking lot to northeast corner, then collecting with a catch basin and pipe to CB #2. • The proposed storm sewer outlet to the Kern Center Pond is in MnDOT right -of -way (City drainage easement). a. Probably need MnDOT approval. b. Verify the proposed FES elevation (should equal Kern Center Pond NWL). c. Specify how much rip rap at FES. d. Recommend moving the outlet pipe to CB #1 (redesign storm sewer to go from CB #2 to CB #1) to move this inlet to pond farther from existing outlet to pond - --- better water quality. • Need BCWD approval /permit. 7. The final plans needs a permanent Erosion and Sediment Control Plan. Dennis EXHIBIT 10 Page 1 of 1 5/31/2006 Scott Richards From: <kdwidin@comcast.net> To: "Tom Ozzello" <tozzello a©cityofoakparkheights.com >; "Julie Hultman" <jhultman a@7cityofoakparkheights.com >; "Dennis Postler" <dpostler a@bonestroo.com >; "Eric Johnson" <eajohnson a@cityofoakparkheights.com >; "Jim Butler" <jbutler a@cityofoakparkheights.com >; "Scott Richards" <srichards a�7nacplanning.com >; "Mark Vierling" <mvierling a@eckberglammers.com> Sent: Wednesday, May 24, 2006 9 :58 AM Subject: Memorial Office Condos - Landscape Plan (rev. 5/10/06) OPH Staff - Page 1 of 1 I have reviewed the revised landscape plan for Memorial Office Condos (submitted 5/10/06) and have the following comments: 1. The plan has changed substantially from the prior plan. It is not as attractive or interesting and utilizes tree species which will be much higher maintenance than the previous plan. Tree numbers are about the same, but there are a lot fewer shrubs and perennials than on the previous plan. 2. The tree species have been changed from the previous plan. They are less attractive and more prone to various pest and disease problems than those species specified on the previous plan. Colorado spruce have several problems with fungal diseases as they age and some of these should be replaced with a mix of 'Black Hills' white spruce, red or white pine or 'Fraser' fir. Norway maple planted in this area tend to suffer from fungal cankers and winter injury and are of only moderate longevity in the landscape. The Norway maple should be replaced with several varieties of red maple such as the 'Freeman -type' maples. "Radiant" crab is very susceptible to apple scab, a fungal disease that has been more prevalent in the past several years when we've had a lot of rainfall in the spring and early summer. This disease causes susceptible trees, such as "Radiant" to lose their leaves before August, and trees would need to be sprayed every year to protect them against this disease. The "Radiant" crabs should be replaced with several different crabapple cultivars that have good disease resistance, such as "Prairie Fire ", "Indian Summer ", "Professor Sprenger" or "Thunderchild" . Amur cherry, though a beautiful tree, is very short -lived in the landscape and is also prone to stem girdling roots and tipping. This should be replaced with a hardier ornamental such as Japanese tree lilac. 3. The shrub choices could be more varied. "Cardinal" dogwood becomes a very large shrub (8 -10' by 8 -10') and I'm not sure it will work well in the patio area between the buildings. Smaller, more varied shrub choices, some flowering, some evergreen, and perennials would be more appropriate and much more attractive in that middle patio /walkway area. 4. The 'planting Detail' for shrubs is o.k. except for the disturbed (rather than undisturbed) soil illustrated on the bottom of the planting hole. Shrubs should be set on firm, undisturbed soil or plant will shift after planting. The tree 'Planting Detail' should also include: removal of twine and top of burlap and top 113 of wire basket (ifB&B material is in a wire basket) after tree is in the planting hole. Tree root balls should also be set on firm, compacted soil at the bottom of the planting hole, not turned soil as indicated on the details. Trees will be inspected after planting, and, if twine, burlap and top wire are still in place, the City will require the removal of these items. Please supply landscape contractor with the correct planting detail. If you have any questions, regarding this report, please contact me. Kathy Widin Arborist City of Oak Park Heights EXHIBIT 11 5/31/2006