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HomeMy WebLinkAbout2001-04-15 NAC Planning Report • AC NORTHWEST ASSOCIATED CONSULTANTS, INY X775 Wayzata Bcaulevas Suite 555, .'"�t. Louis Park, MN 55416 Telephone. 95.2_.595.9636 Facsimile; 952.595.9837 planners'a:nacplannsn9.cam PLANNING REPORT TO: Tom Melena FROM: Cynthia Putz -Yang / Scott Richards DATE: April 5, 2001 RE: Oak Park Heights — DDD Office/Warehouse Building; CUP /PUD and Site Plan Review FILE NO: 798.02 — 01.02 BACKGROUND DDD L.L.C. is proposing to build two office /warehouse buildings on a property located within the Kern Center at the intersection of Memorial Avenue North and 55 St. North. The building proposed for the western portion of the site is 14,500 square feet in size and will be constructed in Phase 1. The eastern portion of the site is proposed to contain a building that is 12,500 square feet in size and will be constructed in Phase 2. Approval of the project as a Planned Unit Development (PUD) is necessary because two buildings are proposed on one lot. The subject site is zoned B -3, Highway Business and Warehouse, in which commercial PUDs are conditional uses. As such, the proposed addition requires CUP /PUD approval and site and building plan review for consistency with the City Design Guidelines and Zoning Ordinance performance standards. Attached for reference: Exhibit A Site Location Exhibit B Site Plan Exhibit C Grading, Erosion Control, Drainage and Utility Plan Exhibit D Original Landscape Plan Exhibit E Revised Landscape Plan Exhibit F Floor Plan for Building #1 (western building) Exhibit G Elevations for Building #1 4 0 Exhibit H Floor Plan for Building #2 (eastern building) Exhibit I Elevations for Building #2 ISSUES ANALYSIS Comprehensive Plan. The subject site is guided for Highway Business/Warehouse by the Comprehensive Plan. The current B -3 Highway Business and Warehouse District zoning is consistent with the Comprehensive Plan. The proposed office /warehouse land use is also compatible with adjacent uses in the Kern Center. Lot Performance Standards. The Zoning Ordinance defines the front of a lot as the boundary abutting a public right -of -way having the least width. Based on this definition, the front of the subject property is the south lot line. However, the primary orientation of the lot and building #1 is toward Memorial Avenue; therefore, the City may wish to grant flexibility as part of the CUP /PUD and consider the west property line to be the front. The following table is based on the assumption that the City will grant this flexibility and illustrates the required lot performance standards of the B -3 District. Lot Setbacks Width (west) Front Side interior /corner Rear Parking (west) (north /south) (east) Required 15,000 sq. ft. 100 ft. 40 ft. 10 ft.interior /20 ft. 20 ft. 10 ft. comer Existing/ 2.5 acres or 395 ft. 48 ft 10 ft. interior /25 ft. 64 ft 10 ft. Proposed 108,965 sq. ft. corner Impervious Surface. Section 401.300.G of the Zoning Ordinance states that lots within the B -3 District must provide a total of 20 percent of the buildable area of the parcel as green space. The site plan is compliant with this standard. Within the buildable area of the lot, 26 percent of the area is green space. Access /Loading. Automobile access to Building #1 is from Memorial Avenue North. Truck access to Building #1 and all access to Building #2 is from 55 Street North. Loading areas face the middle of the site, which minimizes the visual impact to adjacent properties. The loading area has not been designed for semi - trucks because the occupants of the buildings are not expected to require them. Parking. Office uses are required to provide at least three parking spaces, plus one stall for each 200 square feet of floor area. Warehouse uses are required to provide at least one space per each 1,500 square feet of floor area. The site plan indicates that Building #1 contains 4,350 sq. ft. of office floor area and 10,150 sq. ft. of warehouse floor area. The following formulas illustrate the calculation of required parking for Building #1: 2 f ~ r Office area: 3 stalls + 4,350 sq. ft. of floor area /200 = 25 spaces Warehouse area: 10,150 sq. ft. of floor area/1,500 = 7 spaces A total of 32 spaces are required for Building #1 and 38 spaces are proposed. Therefore, the amount of parking proposed for Building #1 exceeds the minimum number required. The site plan notes indicated that Building #2 contains 3,750 sq. ft. of office floor area and 8,750 sq. ft. of warehouse floor area. The following formulas illustrate the calculation of required parking for Building #2: Office area: 3 stalls + 3,750 sq. ft. of floor area /200 = 22 spaces Warehouse area: 8,750 sq. ft. of floor area /1,500 = 6 spaces A total of 28 spaces are required for Building #2 and 33 spaces are proposed. Therefore, the amount of parking proposed for Building #2 exceeds the minimum number required. All parking areas comply with the required ten -foot setback from lot lines. Perimeter concrete curb and gutter are indicated surrounding all pavement areas as required. Building Height and Design Guidelines. The proposed one -story buildings are 20.7 feet tall, which does not exceed the maximum height of 35 feet. The exterior building materials include painted rockface concrete block and painted single -score concrete block. These materials in addition to glass windows are compliant with the standards for a warehousing building. The applicant must submit color samples to ensure that the colors comply with Design Guideline standards. The color must blend with the architecture in the area. The primary color must be soft, warm earth tones. The facades of the buildings are broken up with windows, entrance areas with canopies, and a different block finish in the entrance area. The facade of Building #1 is also broken up by each of the three sections of the building being stepped back slightly. We recommend that the applicant explore incorporating this feature into Building #2. Landscaping. A landscape plan has been submitted and is attached as Exhibit D. A revised landscape plan for the west half of the property has been submitted and is attached as Exhibit E. The revisions were made based on comments by the City Arborist. Although the revised plan includes the entire area that is included in the first phase of development, it would be best to review the landscape plan for the entire property as a whole. The landscape plan is subject to City Arborist review and approval. Additionally, a few oaks will be removed to construct the entrance from 55 Street North. The City Arborist may wish to review and comment on this. 3 1111 41 Lighting Plan. The site plan and building elevations illustrate that 150 watt wall lights are planned. The lights are shown at front and rear doors. Details of the fixtures have not been submitted. The lights must comply with Section 401.15.7 of the Zoning Ordinance (outdoor lighting). One requirement is that the luminaire shall contain a cutoff which directs and cuts off the light at an angle of 90 degrees or Tess. Signage. The building elevations show example signage and a change in exterior building finish that creates a color band within which the signs would be placed. The Zoning Ordinance allows 64 square feet of wall signage or 10% of the front building facade whichever is less. Ten percent of the front building facade for each bay is 88.2 square feet, which is more than 64 square feet; therefore, each business is allowed 64 square feet of wall signage. Based on the size of the sign band shown on the elevations the signage is not expected to exceed 64 square feet for any business. The applicant has not submitted a plan for a monument sign. If a monument sign is proposed, a plan must be submitted that complies with Ordinance regulations. The sign must not exceed 50 square feet in size. Trash. The site plan indicates two exterior trash locations. Details of the trash enclosures are shown at the bottom of the site plan. The enclosures will have concrete block painted to match the building on three sides and a cedar gate on the fourth side. These materials are consistent with the principal building materials. Grading, Drainage and Utility Plans. A grading, erosion control, drainage, and utility plan has been submitted and is subject to the approval of the City Engineer. Additionally, Watershed District approval of the plan is required. Phasing. The applicant is planning to construct Building #1 first and construct Building #2 within the next two years. A phasing plan must be submitted illustrating what construction will take place in Phase 1 and what construction will take place in Phase 2. The plan is subject to City Staff review and approval. If Phase 2 does not begin within three years of PUD approval or if the plans substantially change, approval of Phase 2 will be cancelled and the project must go through the review process again. Development Agreement. A development agreement will be required between the City and developer subject to review and approval of the City Attorney. CONCLUSION AND RECOMMENDATION The proposal by DDD L.L.C. to construct two office /warehouse buildings on a property located within the Kern Center at the intersection of Memorial Avenue North and 55 St. North is generally consistent with the provisions of the Zoning Ordinance and Design Guidelines. If the City Council grants flexibility to consider the front of the lot to be the side abutting Memorial Avenue North, the proposed setbacks comply with B -3 District standards. As such, our office recommends approval of the CUP /PUD and site plan subject to the following conditions: 4 r +. • 1. The City Council grants flexibility to consider the front of the lot to be the side abutting Memorial Avenue North. 2. Building elevations are revised to note the proposed colors of the painted concrete block and trim. The primary color must be a soft, warm, earth tone. Color samples must be submitted for City review and approval. 3. Building #2 is revised to include at least one stepped back break in the facade that is similar to Building #1. 4. The landscape plan for the entire property including all phases is subject to review and approval of the City Arborist. Landscaping must include screening of trash enclosures and loading areas. 5. Details of the proposed wall lights are submitted and are compliant with Section 401.15.7 of the Zoning Ordinance. 6. Wall signage must not exceed 64 square feet for each business. If a monument sign is proposed, plans must be submitted showing that the sign does not exceed 50 square feet. The plans are subject to City review and approval. 7. All grading, drainage and utility plans shall be subject to review and approval of the City Engineer. 8. Watershed District approval is required. 9. A phasing plan is required and is subject to City review and approval. 10. If Phase 2 does not begin within three years of PUD approval or if the plans substantially change, approval of Phase 2 will be cancelled and the project must go through the review process again. 11. A development agreement will be required between the City and developer subject to review and approval of the City Attorney. 12. Comments of the Planning Commission, City Council and other City Staff. pc: Kris Danielson 5 • 0 0 ' ' ' . '; : '' ' ' . ': ' ''''. ''''. :::,:':. S ;: ', ' . '' ' "Op .0 0P- - , : g.-:: : :,:-., : :-:, :i .:- I � ! "• 111 rr /p! 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