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HomeMy WebLinkAbout2006-06-26 CC Meeting Packet EnclosureMeeting Date ,_.......r..... tAne 2(th , 200 ...A.. v . Time Required: 5 Minutes Agenda Item Title: John Whitcomb Office Condominium Con - Planned Unit Devei. ap mept Conce st and General Plan. Agenda Placement New Business Originating Depa.rtnlent /Requ Requester's Signature Action Requested Consider an Oak Park Heights Request for Council Action Eri J Please See Attached from Scott Richards, City Planner s. &. _ City Administrator 1. Planner's Report — May 34 2006 2 Revised Planning omm ission Resolution (Unsigncd) 3. Proposed City Council Resolution ENCL rove PUD, Concept and General Plan with Conditions Background /Justification (Please ii d)cate if any previous action has been taken or if other public bodies have advised): SURE 0 MEMORANDUM NORTHWEST ASSOCIATED CONS U TA T ,, 4800 Olson Memorial Highway, Suite 202, Golden Valley, M N 55422 Telephone: 763.231 , 2555 Facsimile: 763.23 1 .2561 planners @nacpla nning.corm TO: Oak Park Heights Planning Commission FROM: Laurie shires 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 RUED: 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: 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. Re quired Proposed Lots Area 15,000 sq. ft. 109,410 sq. ft. Width 100 feet 250 feet Setbacks Front Side 40 feet 10 feet 88 feet 42 feet Rear 20 feet 70 feet 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 fore 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 35 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 feast 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] 1200 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 wilt 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 wail 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 401.15.13,7,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.1 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: 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, 6 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 A RESOLUTION ESTABLISHING FINDINGS OF FACT AND RECOMMENDING TO THE CITY COUNCIL THAT THE REQUEST BY BROOKS AND WHIT OMB FOR A PLANNED UNIT DEVELOPMENT, CONCEPT AND GENERAL PLAN AND A SITE PLAN REVIEW FOR THE CONSTRUCTION OF TWO CONDOMINIUM OFFICE/WAREHOUSE BUILDINGS OFF OF MEMORIAL AVENUE NORTH SHOULD BE APPROVED WITH CONDITIONS WHEREAS, the City of (yak Park Heights has received a request by Brooks and Whitcomb for a planned unit development, concept and general plan and a site plan review for the construction of two condominium office /warehouse buildings off of Memorial Avenue North; and after having conducted a public hearing relative thereto, the Planning Commission of Oak. Park Heights makes the following findings of fact: 1. The real property affected by said application is legally described as follows, to wit: SEE ATTACHMENT A and The applicant has submitted an application and supporting documentation to the Community Development Department consisting of the following items: and A RECOMMENDING RESOLUTION OF THE PLANNING COMMISSION CITY OF OAK PARK HEIGHTS WASHINGTON COUNTY, MINNESOTA SEE ATTACHMENT B 3. The subject property is zoned B -3, Highway Business and Warehousing District in which general office and/or warehousing uses are a permitted use, The applicant is requesting approval of a PUD in order to allow more than one principal building on the subject site; and 4 The City staff prepared a planning report dated May 31, 2006 reviewing the request for the planned unit development and the site plan review; and 5, The May 31, 2006 planning report recominended approval of the planned unit development and site plan review subject to the fulfillment of conditions; and 6. The Planning Commission held a public hearing at their June 8, 2006 meeting, took comments from the applicants and public, closed the public hearing, and made the following recommendation: NOW, THEREFORE, BE IT RESOLVED BY THE PLANNING COMMISSION FOR THE CITY OF OAK PARK HEIGHTS THAT THE PLANNING COMMISSION RECOMMENDS THE FOLLOWING: . The application submitted by Brooks and Whitcomb for a planned unit development, concept and general plan and a site plan review for the construction of two condominium office /warehouse buildings off of Memorial Avenue North and affecting the real property as follows: SEE ATTACHMENT A Be and the same as hereby recommended to the City Council of the City of Oak Park Heights for approval 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. The applicant shall resubmit landscape plans that 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. All freestanding and building lighting shall comply with the lighting regulations found in Section 401.15.B.7 of the Zoning Ordinance. 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. 6. 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. 2 Recommended b y Planning the Planni Commission of the City of Oak Park Heights this 8 day of June 2006. ATTEST: Eric A. Johnson, City Administrator Mike Runk, Chair 3 Attachment A Memorial office Condominiums Washington County GEO Code: 06.029.200.24.0005 Legal Description: J or 3, Block .1, Kern Center 2nd Addition Physical Address: 5595 1Memorial Ave. N. Required Approvals: Planning commission City Council PU ID: Concept/General ATTACHMENT B Planned Unit Development (PUD): Concept & General Plan Memorial Office Condominiums — 5595 Memorial Ave. N. Application Materials • Application Form • Fees • Plan Sets (3 Large Scale Sets /20 11X17 Sets) • Written Narrative and Graphic Materials Explaining Proposal • Mailing List from Washington County (500' from subject property) • Proof of Ownership or Authorization to Proceed • Property Tax Statement(s)/Legal Description(s) Conference With City Staff Upon Application Submittal: March 22, 2006 Public Hearing: June 8, 2006 !?UP 4/5 4/5 Limitation on General Concept Plan Approval: Unless a General Plan of Development covering the area designated as in the General Concept Plan as the first stage of the PUD has been filed within twelve (12) months from the date Council grants General Concept Plan approval, or in any case where the applicant fails to file General Plan of Development Stage and Final Plans and to proceed with development in accordance with the provisions of this Ordinance and of an approved General Concept Plan, the approval may be revoked by council action. (401.06C.2e) follows., to wit: and R ESOLUTION NO. CITY COUNCIL CITY OF OAK PARK HEIGHTS WASHINGTON COUNTY, MINNESOTA A RESOLUTION ESTABLISHING FINDINGS OF FACT AND RESOLUTION OF THE CITY COUNCIL THAT THE REQUEST BY BROOKS AND WIIITCOMB FOR A PLANNED UNIT DEVELOPMENT, CONCEPT AND GENERAL PLAN AND A SITE PLAN REVIEW FOR THE CONSTRUCTION OF TWO CONDOMINIUM OFFICE/WAREHOUSE BUILDINGS OFF OF MEMORIAL AVENUE NORTH BE APPROVED WITH CONDITIONS WHEREAS, the City of Oak Park Heights has received a request by Brooks and Whitcomb for a planned unit development, concept and general plan and a site plan review for the construction of two condominium office /warehouse buildings off of Memorial Avenue North; and after having conducted a public hearing relative thereto, the Planning Commission of Oak Park Heights recommended that the request be approved with conditions. The City Council makes the following findings of fact and resolution: 1. 'The real property affected by said application is legally described as SEE ATTACHMENT A and 2. The applicant has submitted an application and supporting documentation to the Community Development Department consisting of the following items: SEE ATTACHMENT B 3. The subject property is zoned B -3, Ilighway Business and Warehousing District in which general office and /or warehousing uses are a permitted use. The applicant is requesting approval of a PUD in order to allow more than one principal building on the subject site; and 4. The City staff prepared a planning report dated May 31, 2006 reviewing the request for the planned unit development and the site plan review; and 5, The May 31, 2006 planning report recommended approval of the planned unit development and site plan review subject to the fulfillment of conditions; and 6. The Planning Commission held a public hearing at their June 8, 2006 meeting, took comments from the applicants and public, closed the public hearing, and recommended that the application be approved with conditions. NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL FOR THE CITY OF OAK PARK HEIGHTS THAT THE CITY COUNCIL APPROVES THE FOLLOWING: A. The application submitted by Brooks and Whitcomb for a planned unit development, concept and general plan and a site plan review for the construction of two condominium office /warehouse buildings off of Memorial Avenue North and affecting the real property as follows: SEE ATTACHMENT A Be and the same as hereby approved by the City Council of the City of Oak Park Heights 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. The applicant shall resubmit landscape plans that 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. All freestanding and building lighting shall comply with the lighting regulations found in Section 401.15.13.7 of the Zoning Ordinance. 5. The applicant shall provide three additional parking spaces including one handicap accessible space. The site plan shall be subject to City staff approval. 6. 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 subject to City Engineer 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 2 ATTEST: Approved by the City Council of the City of Oak Park Heights this 26th day of June 2006. Eric A. Johnson, City Administrator David Beaudet, Mayor 3 Attachment A Memorial. Office Condominiums Washington County GEO Code: ()6.029_20.24.()U{.)5 Legal Description: ]..,or 3, Block 1, Kern t.cnte 2ncd Addition Physical Address: 5595 Memorial Ave. N. Required Approvals: Planning Commission City Council ATTACHMENT B Planned Unit Development (PUD): Concept & General Plan Memorial Office Condominiums — 5595 Memorial Ave. N. Application Materials O Application Forte • Fees • Plan Sets (3 Large Scale Sets /20 11X17 Sets) • Written Narrative and Graphic Materials Explaining Proposal 6 Mailing List from Washington County (500 from subject property) 6 Proof of Ownership or Authorization to Proceed • Property Tax Statement(s)/Legal Description(s) Conference With City Staff Upon Application Submittal: March 22, 2006 Public Hearing: June 8, 2006 PUD: ConceptlGeneral PUD 4/5 4/5 Limitation on General Concept Plan Approval: Unless a General Plan of Development covering the area designated as in the General Concept Plan as the first stage of the PUD has been filed within twelve (12) months from the date Council grants General Concept Plan approval, or in any case where the applicant fails to file General Plan of Development Stage and Final Plans and to proceed with development in accordance with the provisions of this Ordinance and of an approved General Concept Plan, the approval may be revoked by Council action, (401.06. C.2 e)