HomeMy WebLinkAbout2002-09-05 NAC Planning ReportPLANNING REPORT
TO: Kimberly Kamper
FROM: Bob KirmisiScott Richards
DATE: September 5, 2002
FILE NO: 798.02 - 02.27
BACKGROUND
Attached for reference:
Exhibit A:
Exhibit B:
Exhibit C:
Exhibit D:
eNctosuRE 3
NORTHWEST ASSOCIATED CONSULTANTS, INC.
Site Plan and Landscape Plan
Grading, Drainage and Erosion Control Plan
Utility Plan
Building Floor Plans
57Th Wayzata Boulevard, Suite 555, St. Louis Park, MN 55415
Telephone: 952.595,.9836 Facsimile: 962.596.9837 pianners@nacplarining.corn
RE: Oak Park Heights - Montanari Office Building: Site Plan Review,
Conditional Use Permit and Variance
Montanari Homes has requested a site plan/design guideline review of an office building
at 13481 North 60 Street. The proposed building site is located on the south frontage
road of Highway 36, between the Eagles Club and McCormick's Furniture. The
property is occupied by an office building and numerous storage buildings.
The property is zoned Central Business District and is included in the area of the
Central Business District Urban Design Study. As a result, the Central Business District
Design Guidelines apply to the proposed development.
In addition to the site plan/Design Guideline review, the applicant has requested a
conditional use permit to allow flexibility from the City's off-street parking supply
requirements and a variance from the required 10 foot parking area setback.
The proposed office building is two stories in height and encompasses 11,776 gross
square feet of building area. It is the intention of the applicant to occupy the second
floor of the building.
Exhibit E: Building Elevations
Exhibit F: Monument Sign Detail
ISSUES ANALYSIS
Comprehensive Plan. The subject property is designated as CBD, Central Business
District by the Oak Park Heights Comprehensive Plan. The purpose of the CBD
designation is to provide a focal point for the community in terms of retail, service, and
entertainment businesses, as well as residential opportunities. As such, the proposed
office commercial use is consistent with the Comprehensive Plan.
Zoning. Within the CBD Zoning District, businesses or professional offices are listed as
permitted uses. A conditional use permit is however, required to allow the flexibility
from the City's off - street parking supply requirements.
Central Business District Guidelines. In 1999, the City adopted a master plan for the
Central Business District in an effort to create a pedestrian friendly, mixed use district.
In order to guide implementation of the goats and policies of the plan, specific Design
Guidelines for the CBD were developed. The proposed development will therefore be
reviewed in regard to its consistency with such guidelines as referenced below:
Precinct Designation. The Design Guidelines establish four precincts within the
CBD; the Medium -Box Mixed Use Precinct, the Small Box Mixed Use Precinct,
the Residential Precinct, and the Public Green Precinct. The subject ro ert
p p y
lies within the Medium Box Precinct that is intended to provide transitional
changes between the big box development and the small box development within
the center area of the CBD.
jyIppQontextandCharacter. The Design Guidelines state that buildings
within the Medium Box Precinct should relate to the character of small box
development via building scale and height, building material colors, horizontal
lines, and architectural styles and details. The guidelines further state that
buildings should form gateways to other precincts.
The proposed structure is to be finished in a combination of face brick, rock face
block and stucco. The building is two stories in height with a hip roof style.
Entrances to the buildings are provided on the north and south sides of the
structure where hip roof canopies are provided. The proposed structure is
considered consistent with the guidelines in terms of building character.
Building Setbacks. There are no minimum setback requirements imposed in the
CBD District. The Design Guidelines, however, state that limited setbacks (10 to
15 feet) will be permitted along 60 Street. Of particular note is that the
proposed building is set back 95 feet from 60 Street consistent with the
setbacks of the adjacent McCormick's Furniture and Eagle's Club buildings.
2
Building Appearance. According to the Design Guidelines, buildings in the
Medium Box Precinct should exhibit facades that do not have long and flat
continuous planes.
While the facade designs are considered positive in that a variety of materials it
is believed that the eastern and western facades of the building could be further
enhanced by recessing or projecting certain building elements. specifically, it is
suggested that the centralized vertical elements of the facades be either slightly
recessed or projected outward to add visual interest to an otherwise flat building
surface.
Buildin lei Lit. The CBD Zoning District establishes a maximum building height
of 35 feet. The design guidelines state only that building height should vary
between two and three stories. The proposed building is 32 feet at its highest
point of the hip roof and has two stories above ground.
Building Materials. The design guidelines state that buildings should be
constructed of authentic materials such as wood, brick, stone, cast stone, stucco
or pour in place concrete. Accent materials may include metal, glass, block,
copper flashing or similar materials.
The building is to be finished primarily in stucco and glass with brick and rock
face block detail features. The materials are considered appropriate for the
Central Business District. The design guidelines further state that buildings
g
should employ earth tones or neutral colors and that light and bright colors
should be used as minor accents. The applicants have not identified colors or
provided building samples. A materials board and colored elevations will be
required for Planning Commission and City Council review on this matter.
Wa1kway According to the Design Guidelines, sidewalks within Medium Box
Precincts should be at least eight feet wide along building front. e and a
minimum sidewalk width of six feet should be provided along 6O Street. The
site plan illustrates six foot wide sidewalks along the north and south sides of the
building (near building entrance points). in that the sidewalk will serve building
access only and does not serve as a public sidewalk, the width is adequate.
Lighting. The design guidelines state that lighting should be designed to reduce
glare and be in scale with the surrounding buildings, and that pedestrian scale
lighting, not more than 14 feet high, should be located on walkways, trailways
and adjacent to store entrances
For parking lot lighting, fixtures must be in scale with their surroundings with
cutoff fixtures located below the mature height of trees in parking lot islands.
3
The applicants will be required to submit a photometric plan which identifies both
illumination levels and fixture style /height. The lighting plan will need to be
consistent with the Zoning Ordinance provisions for lighting which specify that no
light source which cast light on a public street shall exceed one foot candle meter
reading at the centerline of the street nor cast light on adjacent property at more
than 0.4 foot candles as measured at the property line.
Landscaping. The design guidelines strongly encourage site landscaping to
enhance storefront entries and blank walls. Landscaping is further encouraged
to screen dumpsters and off - street parking areas.
The landscape plan will be subject to review and approval of the City Arborist.
Access. The site is to be accessed via a single 24 foot wide curb cut from 60 Street
North which will alter the existing access to the adjacent Eagles club. To accommodate
such access change, written approval from the Eagles Club and an access permit from
Mn DoT will be required.
Off-Street Parking
Dimensions. Alt off - street parking stalls and drive aisles have been found to comply
with the minimal dimension requirements of the Zoning Ordinance.
Setbacks. The Zoning Ordinance imposes a minimum 1 o foot setback for off-street
parking areas. As shown on the submitted site plan, a zero lot line setback has been
proposed on the south and west sides of the building while a one foot setback has been
proposed on the west side of the building. As previously mentioned, the approval of a
variance will be necessary to accommodate the proposed parking area setbacks. I n
considering the requested variance, it is the opinion of our office that the proposed
setback can be justified as represents a continuance of a setback condition that
presently exists on the site.
Circulation. In regard to site circulation, the dead -end parking arrangement in the
southerly parking lot is a concern. To address this concern, it is recommended that the
lot be reconfigured to provide a loop type circulation pattern. specifically, it is
suggested that the four westerly stalls in the center row of parking be re- designated as
"proof of parking" stalls.
Parking supply.. As previously indicated, the applicants have requested a conditional
use permit to allow a reduction from the off - street parking supply requirements of the
ordinance. Off-street parking is considered within the CBD Urban Design Study which
emphasize on- street parking and cross utilization of parking consistent with a downtown
area. in this area of the CBD, there is no on-street parking allowed, although there is an
ability to jointly use parking with the Eagles Club.
4
As shown below, the Zoning Ordinance requirement for the site requires a total of 51
off - street parking spaces.
Use
Ordinance Requirement
3 spaces plus 1 per 200
square feet
Required Spaces
Office
,_10,690 s.f. x .9 = 9,621 s.f.
Note: Office area excludes 1,086 square feet of designated ground floor storage space
As shown on the site plan, the applicants are proposing to provide 47 spaces.
Excluding the four parking stalls necessary to address the previously referenced dead -
end parking arrangement, the supply would be reduced to 43 spaces.
As part of the CBD Design Study, it is suggested that uses within the CBD provide not
less than three off - street parking spaces per 1,000 square feet of floor area. Utilizing
this requirement, the project would be required to provide 32 spaces. In reference to
the Design Study standard, it should be recognized however that there are no on- street
parking opportunities in the area. The applicant does however, have a joint parking
agreement with the adjacent Eagles Club property which should adequately supplement
the four stall parking supply deficit. said joint parking agreement could be terminated
by either party with a 30 day notice.
51
Q ithLr19.. As a condition of site plan approval, curbing must be provided at the perimeter
of all off - street parking areas. Recognizing that the drive aisle along the easterly
property line abuts the Eagle's Club parking lot, the City Engineer has recommended
that a "valley" curb be provided in such location.
Building Coverage. The project site is a total of 31,156 square feet. Building
coverage is 5,888 square feet or 18.9 percent of the lot.
Snow Removal. The applicants should provide provisions for snow removal on the
site. The landscape areas will not be appropriate for snow storage, thus all snow will be
required to be removed from the site.
Grading and Drainage. As shown on the submitted grading and drainage plan, no
ponding has been proposed on -site. According to the City Engineer, ponding will not be
required for the site if other measures are taken to ensure the storm water quality is not
affected before it leaves the site.
Grading and drainage issues shall be subject to review and approval of the City
Engineer and applicable watershed authority.
Utilities. Utility related issues and plans shall be subject to review and approval of the
City Engineer. The applicant will be responsible for verifying the utility locations and
addressing any issues with the service for the Eagles club. Additionally, the applicant
must obtain a MnDot stormwater permit as a condition of site and building plan approval
5
Signage. The applicant has proposed one monument sign at the driveway entrance to
the site. The sign is however, located within a utility easement and fans to meet the
minimum 10 foot required setback. As a condition of site plan approval, the sign should
be relocated to meet the required 10 foot setback. All site signage must be consistent
with the signage requirements of the Zoning Ordinance and design guidelines.
Trash. A single trash enclosure has been proposed in the southwest corner of the site.
To improve accessibility of trash receptacles for service vehicles, it is suggested that the
enclosure be relocated to the southeast corner of the site. Additionally, the applicant
will need to specify details of the enclosure construction (height, materials, etc.).
CONCLUSION/RECOMMENDATION
While a number of issues exist with the proposed site plan, it is believed that such
issues can be dealt with satisfactorily via minimal site modifications.
Recognizing that the proposed parking setbacks wilt not increase an existing level of
non - conformity, approval of the requested variance can be justified.
In regard to the off - street parking supply, it is believed that the existing joint parking
agreement with the Eagles Club can adequately supplement the supply deficit of four
stalls.
Recognizing this and based on the preceding review, the following is recommended:
A. Approval of the site and building plans subject to the following conditions:
1. The City approves a conditional use permit to accommodate a
reduction in the required off - street parking supply,
2. The City approves a variance to accommodate the proposed parking
area setbacks.
3. To accommodate the proposed access change, written approval from
the Eagles Club and an access permit from MnDOT be obtained.
4. The centralized vertical elements of the east and west facades be
either slightly recessed or projected outward to add visual interest to
an otherwise flat building surface.
5. A materials board and colored elevations be submitted for Planning
Commission and City Council review.
6. The landscape plan is subject to review and approval of the City
Arborist
6
7. The applicant verify the utility locations and address any utility service
issues for the Eagles Club.
8. The southerly parking lot be reconfigured to eliminate the dead -end
parking arrangement and provide a loop type circulation pattern.
More specifically, the four westerly stalls in the center row of parking
be re- designated as "proof of parking" stalls.
9, The applicants provide a plan for snow removal on the site.
10. The City Engineer and appropriate watershed district authority provide
comment and recommendation in regard to grading and drainage
issues.
11. The applicants submit a photometric plan that identifies both
illumination levels and fixture style /height. The lighting plan shall be
consistent with the Zoning Ordinance provisions for lighting.
12. The applicant obtain a MnDot stormwater permit.
13. The proposed monument sign be relocated to meet the required 10
foot setback. Alt site signage shall be consistent with the signage
requirements of the Zoning Ordinance and design guidelines.
14. The trash enclosure be relocated to the southeast corner of the site.
Details of the enclosure construction (height, materials, etc.) shall be
specified by the applicant.
1 5. Curbing be provided at the perimeter of all off - street parking areas.
Recognizing that the drive aisle along the easterly property line abuts
the Eagle's Club parking lot, a "valley" curb shall be provided in such
location.
16. No less than 1,086 square feet of the ground floor level of the building
be reserved for storage.
B. Approval of a conditional use permit to allow a reduction from the required off -
street parking supply subject to the following condition:
1. The City approves the submitted site and building plans.
7
a Approval of the parking area setback variance subject to the following condition.
1. The City approves the submitted site and building plans.
pc Kris Danielson
8
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