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Home My WebLink About2001-12-06 NAC Planning ReportBACKGROUND Attached for reference: Exhibit A: Exhibit B: Exhibit 0: Exhibit D: Exhibit E: Exhibit F: Exhibit G: Exhibit H: NORTHWEST ASSOCIATED CONSULTANTS, INC. 5776 Wayzata Boulevard, Suite 555, St. Louis Park, MN 55416 Telephone: 952 595,9636 Facsimile: 952.595.9837 planners6iThacplanning.com PLANNING REPORT TO: Kimberly Kamper FROM: Scott Richards DATE: December 6, 2001 RE: Oak Park Heights — Montanari Office Building: Planned Unit Development, Conditional Use Permit, Preliminary /Final Plat and Site Plan Review FILE NO: 798.02 — 01.17 Montanari Homes has requested a planned unit development, conditional use permit (PUD /CUP), preliminary/final plat and site plan /design guideline review for 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 McCormicks Furniture. The property is currently developed with an office building and numerous storage buildings. Zoning for the property is Central Business District and was included in the area of the Central Business District Urban Design Study. As a result, the recently adopted Central Business District Design Guidelines apply to the proposed development. In addition to the PUD approval and site plan review, the applicant has requested a preliminary/final plat approval to allow the building to be sold as a condominium with commonly owned open space and approval of a conditional use permit to allow flexibility from the City's off - street parking supply requirements. Site Survey Site Perspective and Location Map Site Plan and Grading Plan Preliminary Photometric and Landscape Plan Building Floor Plans Building Elevations Building Perspective Monument Sign 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. The approval process requires a planned unit development in that the site will be converted to condominiums. Individual property owners will own a particular portion of the building and the site where it is located. The lot surrounding the building that will include parking areas and the landscaping will be owned in common. An association will be established to maintain the exterior of the building and the surrounding property. In addition, a preliminary /final plat approval is required to subdivide the property. A conditional use permit is required to allow the flexibility from the City's off - street parking supply requirements for a joint parking allowance. Subdivision. A preliminary plat has not been submitted for the proposed subdivision. Prior to any Planning Commission action on a subdivision or project approvals, a preliminary plat must be submitted for consideration by staff and submittal for review and recommendation. PROJECT PROPOSAL The project site is a total of 31,156 square feet. Building coverage is 9,586 square feet or 30.76 percent of the lot. The total building area, which does not include the lower level, is over 20,000 square feet. The building is proposed with three above ground stories. The lower level of each unit is for storage and cannot be leasable as office space. Central Business District Guidelines. In October of 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 goals 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 property 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. 2 Development Context and Character. 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 brick and cast stone architectural detailing. The east facade, or front of the building, is proposed with dormer elements and significant detailing. The west facade does not carry through the same level of detailed architecture. The applicant will be required to add dormers and additional detailing to the west facade because of its visibility to east bound cars on Highway 36. 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. The City Engineer has indicated that a 35 foot utility easement exists along the 60 Street right-of-way. As designed, Unit 1 of the proposed building would encroach on the easement area. The building will need to be redesigned such that it is constructed outside of the easement area. The south and west facades of the building are placed less than five feet from the property lines. Although acceptable by design guidelines and Zoning Ordinance standards, there are Building Code issues with window openings less than five feet from the property line. The applicant will need to address the facade window openings with fire suppression devices acceptable to the Fire Marshal and Building Official. Building Width. According to the design guidelines, buildings in the Medium Box Precinct should exhibit facades that do not have long and flat continuous plans. As indicated, the west facade Tacks in architectural detailing. The applicant will be required to redesign the visible parts of the facade to feature dormers, window detailing, and other features found on the east facade. Building Height. 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 and has three stories above ground. The building sheets do not include the plans for the third floor, although it appears as though windows are included on the facade and circular stairways are included from the second to third floors. The applicant will be required to provide third floor building plans. 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. 3 The building is to be constructed primarily of brick with architectural cast stone detail features. The materials are considered appropriate for the Central Business District. The design guidelines further state that buildings 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. 'llllalkways. According to the design guidelines, sidewalks within Medium Box Precincts should be at least eight feet wide along building frontage and a minimum sidewalk width of six feet should be provided along 60 Street. The site plan illustrates a four foot to six foot sidewalk along the front of the building. In that the sidewalk will serve building access only and does not serve as a public sidewalk, the width is adequate. The sidewalk should extend north to the existing trail along 60 Street. 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. The applicants have submitted a photometric plan but have not identified a fixture style or height. The lighting plan will need to be revised to include this information, as well as assuring that the photometric plan is consistent with the Zoning Ordinance provisions for lighting. The ordinance specifies 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 applicants have submitted a revised landscape plan based upon preliminary comments of the City Arborist. The final landscape plan is subject to review and approval of the City Arborist. Access. One access point has been designed from 60 Street North. The change in access on the site will affect the existing westerly access to the Eagles Club. The applicant has had discussions with the Eagles, but a plan for how the access will be affected on the Eagles property will be required. Additionally, written approval from the Eagles Club of the changes in access will be required. An access permit from MnDOT for the change in driveways will also be required. 4 Use ordinance Requirement Required Spaces Office 19,172 x .9 = 17,255 3 spaces plus 1 per 200 square feet 90 Parking Lot Dimensions /Site Circulation. All off - street parking stalls and drive aisles have been found to comply with the minimal dimension requirements of the Zoning Ordinance. A turnaround area at the south end of the parking lot has been provided to aid in access on the site. Off-Street 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. This is considered with the CBD Urban Design Study that emphasizes more 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. As shown below, the Zoning Ordinance requirement for the site requires a total of 90 off - street parking spaces. Additional spaces would be required with verification of the gross square feet in the third story of the building. The storage area of the lower level would not be included in the calculations. The applicants are proposing to provide 50 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 52 spaces. The concern with allowing the development to proceed with almost half of the Zoning Ordinance required parking is the lack of any on- street parking in the area. The applicant should pursue an agreement with the Eagles Club to provide at least 40 stalls on a day time basis. The City would also need to consider the joint parking proposal through issuance of a conditional use permit. 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. The applicants have indicated that the level of hard cover would be reduced with the proposed site plan. 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 has indicated that the utility service for the Eagles Club may be encroaching on the office building property. The applicant will be responsible for verifying the utility locations and addressing any issues with the service for the Eagles Club. S Signage. The applicant has proposed one monument sign at the driveway entrance to the site. The monument sign is consistent with the signage requirements of the Zoning Ordinance and design guidelines. Any additional signage proposed for the site will also need to comply with City standards. Trash. A single trash enclosure has been proposed in the southeast corner of the site. The applicant wilt need to specify details of the enclosure construction (height, materials, etc.). Development Agreement. A development agreement between the applicants and the City will be required as part of the approvals subject to the City Attorney and City Council review and approval. CONCLUSION /RECOMMENDATION A number of issues exist with the current site and the proposed site plan. Additionally, more detail is required of the applicant and discussions with the Eagles Club on a number of joint issues must take place before the City can proceed further on this application. It is recommended that the Planning Commission comment on the site plan and issues but hold any consideration of this request until additional information is received. pc: Kris Danielson 6 ADVANCE SURVEYING & ENGMERING CO 5300 5. Hwy. No. 101 Minnetonka, MN 55345 Phone (612) 474 -7964 Fox (612) 474 -8267 SVRVEYFYR` ENTERPRLSES SURVEYED: APRIL 3, 1997 DRAFTED: APRIL 7, 1997 LEGAL DESCRIPTION: Lot "A" RLS X57, Except all that portion lying N'ly of the following described line. Beginning at ❑ point on the E. line of said Tract A distant 34.50 feet S. of the northeasterly corner of said Tract A; thence westerly to a point on the W. line of said Tract A, distant 21.26 feet S'ly of the N.W. corner and said line there terminating. Washington County, Minnesota. LIMITATIONS: The scope of our services for this job is as follows: 1. Showing the length and direction of boundary lines of the legal description which you furnished. 2. Showing the location of existing improvements we deemed important. 3. Setting new monuments or verifying existing monuments to mark the corners of the property. Here are some important matters that are not in the scope of our services but which you may wish to investigate: 1. Is the above legal description your correct legal description and have important matters of record, such as easements, been communicated, in writing, to your surveyor, so that they can be shown on this survey? A title insurance company con issue a title policy and can fax us a c �p so that we are aware of these matters. STANDARD SYMBOLS & CONVENTIONS: "o" Denotes 1/2" ID pipe with plastic plug bearing State License Number 9235, set, if "o' is filler in then denotes found iron monument. Proposed elevations are shown with ❑ box around them, while existing elevations are shown without ❑ box. Arrows indicate the proposed flow of storm water on the site. CERTIFICATION: I hereby certify that this survey was prepared by me or under my direct supervision and that I am a Professional Engineer and a Professional Surveyor under the Laws of the State of Minnesota. Jame. H. Parker P.E. & P.S. No. 9235 E: ONE INCH EQUALS 20 FEET GRAPHIC SCA ( IN FEET) 1 inch = 20 ft. 27.0 25.9 1 28.4 27.3 TRACT 'A" 59.6 107.39 40.2 2 STORY OFFICE BLD. SPLIT LEVEL #13481 60.3 4o. 421 WAREHOUSE 421 N 100.00 S 89'36'32" E 28.3 8 WAREHOUSE 28.3 29.5 12.0 17.5 17.1 w Y S Y S• 066 • 1 f•9 9Z. HIVA,MA311D13S TJ 3ISN3AV HOID I 3 ST61 11 u sL3 LL I F-3 D x si! V!Doss V V a h]1N VS 'A❑ Nfl3 4( • co a, 4-4 v a E 0 N () 1-1 Pk C M c t 0 g rag Lfgrarit ved O 1 .mod a °!gyp unumuoW :1,201 1Z l laCL - II i L dU �aauS aids -4 0 WON a111:10W KM •WOPA Ad.o 9C '1441 lituaogjo Tietnnuow s�aapnutrat I. 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