HomeMy WebLinkAbout2007-03-08 Commission Meeting - Planning ReportMEMORANDUM
TO:
FROM:
DATE:
RE: Oak Park Heights — Oak Park Center, Lot 2, Block 1 Wal Mart
Addition, Site Plan and Design Standards Review
FILE NO: 798.02 — 07.02
BACKGROUND
Manley Commercial Inc. has made application to construct a 11,050 square foot retail
building, located south of Highway 36 and east of Norell Avenue North, adjacent to the
entrance to Wal Mart. The .91 acre site will be partially encumbered by an easement
for the Wal Mart entrance and has not been developed.
The subject site is currently zoned B-4, Limited Business District. No conditional use
permits or variances are necessary for this request, thus a public hearing is not
required. Site plan and design review requires Planning Commission consideration with
City Council approvals.
Attached for reference:
Exhibit 1:
Exhibit 2:
Exhibit 3:
Exhibit 4:
Exhibit 5:
Exhibit 6:
Exhibit 7 :
Exhibit
Exhibit 9:
Exhibit 10:
Exhibit 11:
Exhibit 12:
NORTHWEST ASSOCIATED CONSULTANTS, INC.
4800 Olson M m ri l Highway, Suite 202, Golden Valley, MN 55422
Telephone: 763.231.2555 Facsimile: 763.231.2561 planners@nacplanning.com
Eric Johnson
Scott Richards
March 1, 2007
Existing Conditions
Site Plan
Overall Site Plan
Grading Plan
Utility Plan
Landscape Plan
Lighting Plan
Floor Plan
Exterior Elevations
Color Elevations
Pylon Sign and Trash Enclosures
Project Narrative
ANALYSIS
Comprehensive Plan. The Comprehensive Plan guides the subject site for
commercial land use and as such, the proposed retail development is in compliance
with the Comprehensive Plan.
Zoning,. The subject site is zoned B-4, Limited Business District The applicant is
proposing retail and service uses that are consistent with the permitted uses of the B-4
District. The site, as configured, does not have allowance for a drive- through facility.
Any drive- through facility would require a conditional use permit. The limitations on
parking for the site would not allow for a sit down restaurant facility. Manley
Commercial ial is currently working with Wal Mart to develop an off -site parking agreement
to allow the flexibility of locating food establishments in the proposed building.
Allowances for off -site parking could be made by the City through consideration of a
conditional use permit. vial Mart currently has excess parking stalls by City standards.
Lot and Setback Provisions. As shown in the table below, the proposed building and
parking meet the required lot area and setback standards of the B-4 District.
Lot Area
Lot Width
Front Yard Setback
Side Yard Setback
Rear Yard Setback
Parkin • Lot /Driveway Setback
Requici Proposed
15,000 square feet 54114 s • uare feet
100 feet 200.15 feet
2
40 feet
10 feet
20 feet
10 feet
40 feet
10 feet
58 feet
10 feet
Access. The subject site access is from the existing driveway created by Wal Mart
that connects 60 Street North to the north edge of the Wal Mart parking lot. When
originally approved, the Wal Mart plat included the driveway and the property under the
existing Wal Mart freestanding sign as part of the overall Wal Mart site. Lot 2, Block
was created as a separate commercial property. Wal Mart sold the driveway /sign
portion of the lot to the current owner of Lot 2, Block 1. Manley Commercial will take the
entire site, and create an easement for the driveway. The oval Mart sign will be
removed.
The existing driveway will be reconstructed at the south end of the site to provide a
straight access roadway between 60 Street North and the northern driveway in the veal
Mart parking lot. The driveway will remain at least 10 feet from the property line,
consistent with the Zoning Ordinance setback requirements.
One access is shown into the proposed commercial site from the driveway. The parking
lot in front of the building would also be provided with one access, although adequate
space exists with the parking configuration and drive aisle to accommodate vehicle
turnaround.
A bituminous trail is shown on the site plan adjacent to 60 Street North in conformance
with the City's Trail Plan. The trail does not extend the full length of the lot. The final
trail location and placement shall be subject to review and approval of the City
Engineer.
Off-Street Parking. Based on the proposed retail and services uses, the required
number of off-street parking spaces is shown below:
( 11 ,050 square feet X .90) -- 200 square feet = 50 spaces
The submitted plans indicate a total of 55 parking spaces, including three which are
disability accessible. The site is consistent with the parking standards unless a sit down
cafe, coffee shop, or restaurant is included as a tenant. Manley Commercial is
discussing an off -site parking agreement with 11 al Mart. If the agreement is pursued, a
conditional use permit will be required to address the off- street parking arrangement.
The parking area and driveway are proposed to be curbed and paved with bituminous
surfacing. All of the stalls and driveway dimensions are consistent with the Zoning
Ordinance standards.
Landscaping. A landscape plan has been reviewed by City staff, including the City
Arborist. The plan lacks species diversity, especially for the deciduous trees proposed
for the site The landscape plan shall be subject to the City r rist }s approval,
Grading, Drainage and Utilities. Preliminary construction plans have been submitted.
All grading, drainage and utility plans are subject to review and approval of the City
Engineer.
Lighting# A lighting plan with photometrics was submitted based upon an earlier plan
submittal. The lighting plan and photometrics will need to be updated based upon the
most recent submitted plan. The lighting plan should also include fixture specifications.
The decorative wall lights on the building appear to feature lenses that extend below the
light shield. All fixtures shall comply with the full cut-off requirements of the Zoning
Ordinance.
e.
Si Cage. The plans indicate that the existing Wal Mart pylon sign will be removed.
This will be made a condition of approval. One freestanding sign has been proposed in
the northwest corner of the site which would be 20 feet in height and include 100 square
feet of identification and tenant signage. The freestanding sign is consistent with the
Zoning Ordinance requirements. The elevations include proposed locations for wall
signage. The illustration is generally consistent with the ordinance requirements. Prior
to erection of any signage on the subject site, a sign permit must be obtained, subject to
City staff approval and consistent with Zoning Ordinance requirements.
Trash Enclosure. A trash enclosure plan has been submitted. The enclosure is
situated at the south side of the property and will be constructed out of the same CMUs
(concrete masonry units) and brick as the principal building. The gates will be
constructed from pre- finished metal panels.
3
Snow Removal. val. snow removal plan should be submitted for the site subject to City
staff review and approval.
Xcel Distribution Wires. The City will require the applicant to bury the overhead
distribution lines on the north property line. The timing of that improvement shall be
coordinated with the burying of the distribution lines in front of Lowe's. The applicant
shall escrow sufficient funds, as specified by the City Engineer, to complete that
improvement or agree that the City will complete the work and petition for the public
improvements, waiving notice of public hearing and assessment.
Building Design. The submitted plans indicate that the building would be one story,
approximately 25 feet in height, and with a total of 11,050 square feet. The primary
facade metal is proposed to be brick and simulated stone. Decorative CM Us, fabric
awnings, and pre - finished metal are to be used as accent materials. The front and side
facades will include significant window areas, consistent with the Design Guidelines.
The applicant has submitted colored building elevations indicating the building and
proposed awning colors. The applicant shall be required to provide building material
samples for Planning Commission and City Council review.
The building plans do not indicate the location of heating and air conditioning or other
mechanical units. If located on the roof, they shall be completely screened by the
parapets. The plans shall be revised to include mechanical locations and screening.
Each tenant bay will have a glass door entrance surrounded by large window areas.
The proposed building will have architectural interest in the form of varied roof lines for
different sections of the building's facade. The proposed retail building is consistent
with the requirements of the B-4 District and the City's Design Guidelines.
CONCLUSION/RECOMMENDAT1ON
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 site plan and Design
Guidelines review for the Oak Park Center retail building subject to the following
conditions:
1. The veal Mart freestanding sign, including foundations, shall be removed no later
than May 1, 2007. The applicant shall post a cash escrow, as specified by the
development agreement, that will be released upon sign removal and as
approved by City staff.
2. The grading, drainage and utility plans are subject to the review and approval of
the City Engineer.
4
3. The proposed sign age for the site shall be consistent with Section 401.15,G of
the Zoning Ordinance. A sign permit shall be obtained prior to the erection of any
signs on the subject site.
4. Landscape plans shall be subject to the review and approval of the City Arborist
5. The applicant must submit updated lighting plans detailing the proposed parking
lot and exterior building lighting, subject to City staff's review and approval. All
lighting shall be full cut off fixtures and compliant with Section 401.15.B.7 of the
Zoning Ordinance.
6. The applicant shall provide building material samples for Planning Commission
and City Council review and approval.
7. A snow removal plan shall be submitted for City staff review and approval.
8. The applicant shall provide a plan indicating locations of mechanical equipment
and screening subject to review and approval of City staff.
9. The p li ant shall bu ry the overhead distribution lines along 60 Street North.
The timing of that improvement shall be coordinated with the burying of
distribution lines in front of ,w's along 60 Street North. The applicant shall
escrow sufficient funds, as specified by the City Engineer, to complete the
improvement or agree that the City will complete the work and petition for the
public improvement, waiving notice of public hearing and assessments, as
required under Minnesota Statute 429.
10. The Wal Mart access agreement and easements shall be provided to the City
Attorney for review and approval.
11. The final trail location and placement along 60 Street North shall be subject to
review and approval of th City Engineer.
12. A development agreement shall be required, subject to review and approval of
the City Attorney,
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F] ARCHITECTURAL
CONSORTIUM L. L.C.
901 "NM Street, 22'0 S12-436-1030
PA ra, 0 Fax 612-637-9960
1 FOR
2E40 Eag, wows Dr.
mfiNLEY.--
TeL651.211,9-5253
Commercial, Inc.
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NEW RETAIL
BUILDING
OAK PARK CENTER
I Oak Park Heights, MN
F
PYLON SIGN &
TRASH ENCLOSURE
SCALE AS NOTED
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P. FRONT TRAS
ENCLOSURE ELI
ioNLEY
Commercial, Inc.
2640 Fagan Woods Drive, Suite 220
Eagan, MN 55121
Phone 651.289.5263 Fax 651.289.4329
vvvvw.rnanleycommercial.com
February 7, 2007
Eric Johnson
City Administrator
City of Oak Park Heights
14168 Oak Park Boulevard North
Oak Park Heights, Minnesota 55082
RE: Oak Park Center Site Plan Application
Dear Eric,
FEB - 200(
EXHIBIT 12
Manley Commercial, Inc. is pleased to submit to the City of Oak Park Heights our
Site Plan Review Application for an 11,050 gross square foot retail building, located
south of Highway 36 and east of Norell Avenue North. This .91 acre site will be
developed into a single level multi-tenant retail building on Lot 2, Block 1 Wal-Mart
Addition.
The site is flat in terms of grading and site preparation, and therefore typical
commercial site preparation and building excavation techniques will be used during
the construction of this project.
Manley Commercial has met the parking requirements for this zoning district, with
one additional parking stall implemented, into our plan. Sidewalks are located around
the perimeter of the building, including the west side of the building which will
provide ease to tenants for loading and unloading purposes. The trash enclosure is
positioned in a setting that will provide the best screening opportunities while still
being accessible.
The building facade is composed of various high quality materials including brick,
stone, decorative block and glass intermixed with EIFS, fabric awnings, and pre-
finished metal. The articulation of these materials in addition to their own color and
texture lend themselves towards a dynamic, visually stimulating character that
defines a distinctive architectural expression geared towards retail oriented tenants.
Landscaping and decorative exterior lighting have been incorporated into the plan to
highlight these features, as well as general illumination.
Typical tenants for this type of strip retail center consist of users that provide
services including, but not limited to, dry cleaning establishments, liquor stores, tax
preparation offices, insurance agencies or massage, nail, or hair salons. At this time,
no leases have been executed; however, we are certain that the future tenants will
provide valuable services for both residents and visitors in the area.
Manley Commercial looks forward to working with the City of Oak Park Heights on
the development of Oak Park Center.
Should you have any questions or need further information for this submittal, please
contact me at 651.289.5514.
Sincerely,
Gt zlr
Cindy L. Weber
Entitlements Manager
Manley Commercial, Inc.
2
Julie Hultman
'age 1 of 1
From: kdwi iin@ rn st. t
Seat: Thursday, March 01, 2007 8:33 AM
To: Tom o; Julie Hultman; Dennis o tl r; Eric A. Johnson; Jim Butler; Scott Richards; Mark Vier ling
Subject: Manley Commercial, inc. - Landscape Flan of 2/26/07
OM] Staff -
1 have reviewed the landscape plan for the Manle y Commercial project which was submitted 2/27/07. The
plan is better and will complement the building and site more favorably. The shrubs have been decreased
slightly, but a little more variety has been added. A nice addition is a shrub lied just north of the building
which includes an ornamental crab. There are a few more trees in the plan now. A couple shrub beds in the
east parking lot have been removed to widen the median on the east to accommodate 4 trees. This wider
median will provide a better growing site for overstory trees. The medians at the south end of the east
parking lot are too small to include 'Autumn Blaze' maples, A smaller-statured tree, which is also tolerant
of de- icing salts, such as Japanese tree lilac, should be used in those medians instead. If you have any
questions regarding this review, please contact me.
Kathy Widir
Arborist
City of oak Park Heights
hts
3/1/2007
GCS
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