HomeMy WebLinkAbout2001-11-01 NAC Planning ReportBACKGROUND
Attached for reference:
Exhibit A:
Exhibit B:
Exhibit C:
Exhibit D:
Exhibit E:
Exhibit F:
Exhibit G:
Exhibit H:
Exhibit 1:
Exhibit J:
Exhibit K:
NORTHWEST ASSOCIATED CONSULTANTS, INC.
5775 Wayzata Boulevard, Suite 555, St. Louis Park, MN 55416
Telephone: 952.595 9636 Facsimile: 952.595 9837 planners@nacplanning.com
PLANNING REPORT
TO: Kimberly Kamper
FROM: Scott Richards
DATE: November 1, 2001
RE: Oak Park Heights - Oak Park Station Preliminary PIat1PU D and
S and C Bank
FILE NO: 708.02 01.11
Following the October Planning Commission meeting, Goldridge Group has reviewed
the staff recommendations and made changes to the site plans to reflect those
comments. A review of the changes are below with a recommendation and suggested
conditions for approval.
Preliminary Plat
Preliminary Grading and Drainage Plan
Preliminary Utility Plan
Runoff Water Management Plans
Lighting Plan
S and C Bank Site Plan
Bank Grading and Drainage Plan
Bank Lighting Plan
Bank Landscape Plan
Bank Trash and Sign Plan
Bank Elevations
ANALYSIS
PUD Concept Plan
Preliminary Plat. The plat has been reconfigured so that the outlots have been
removed and replaced with easements for the private street and storm water drainage
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areas. The easements are subject to approval of the City Engineer and City Attorney.
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Existing drainage and utility easements will need to be vacated that are currently part of
Kern Center and Kern Center n Y p Addition. The applicant will need to rovide a legal
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description of the easements to be vacated as part of the process adoption rocess for the Oak
Park Station plat.
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The lot lines between Lots 3 and 4, Block 2 of Oak Park Station have been reconfigured
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in the revised site plan. Lot 4, Block 2 would have a narrow access to the private street,
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although the lot is compatible with subdivision and zoning lot requirements. uirements. The
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Planning Commission should comment on the lot configuration.
Access. All of the proposed lots will have a double and
e on both the private
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public roadways. The two lots off 58 Street North will have a triple frontage. The City
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will need to review the access points for both the rivate and City roadways a
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development occurs. If future access is to be provided along Memorial Avenue North
and 58 th Street, access locations should, to the extent possible, be in alignment with
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existing curb cuts which border the subject property.
Setbacks. The B -3 District specifies 40 feet front yard setbacks, 10 foot side Y and 20
foot side corner, and 20 foot rear setbacks. The front ards for the proposed lots would
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be the Highway 5 frontage and the Memorial Avenue North frontage. As part of the
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PUD requirements, the City will specify a 25 foot curb to buildin g setback from the
private street.
Streets. The Planning Commission should comment and the City Council determine
etermine
whether a private street is appropriate for this ro ect. The 60 feet of roadway
� dway
easement and 28 foot street would be consistent with standards for City right-of-way
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and streets.
The private street is proposed without parking on either side. The applicants have been
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informed of the high school parking issues and have been advised to ro erl sign the
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roadway. As a private er or
street, maintenance responsibilities will lie with the developer . p
by an association. As a condition of final plat approval, documents ensuring the
maintenance of the private street should be submitted to the City Attorney Attorne for review
and approval.
Grading and Drainage. The revised drainage plans are subject to approval of the
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City Engineer and the applicable watershed district.
Oak Park Station Preliminary PIatIPUD
Planning Report
Page 2
Utilities. The utility plans are subject to the review and approval of the City Engineer.
Development Agreement. As a condition of final plat approval, a development
agreement between the applicant and the City will be required as part of the approvals
subject to City Council and City Attorney review and approval.
Issues related to assessments or payment of connection fees (for water, sewer, and
sanitary sewer) for all lots will need to be addressed in the development agreement.
Bank PUD General Plan /Conditional Use Permit
Site Plan. The site plan has been significantly altered reflecting comments from staff.
The building has been shifted to the south and the row of parking on the south side of
the site has been removed.
The access to the site has been altered such that the northerly access point onto the
private street has been shifted to allow greater vehicle stacking at the intersection of
58 Street. The distance between the northerly access and the curb of 58 Street is 80
feet, allowing for four cars. The recommended distance between an access and street
intersection is 150 feet. The City Engineer has reviewed the situation and finds it
acceptable.
The southerly access has been narrowed to control traffic movements. This access will
be utilized primarily for bank drive- through access.
Access for the parking lot will be primarily from the northerly curb cut. vehicles in the
parking area of the site should be directed to not enter the drive - through area south of
the building. A "do not enter" sign would be placed near the southeast corner of the
bank building. All drive - through access would be directed by signage to enter from the
south and exit at the north driveway.
Parking. Thirty spaces are required for the bank and leasable space in the building.
Forty spaces have been provided with five proof of parking spaces at the southeast
corner of the site.
Drive- Through Lanes. Section 401.300.E of the Zoning Ordinance lists conditions for
approval of drive - throughs at banks. One of the conditions requires 180 feet (nine
cars) stacking distance for the service window. The language in the ordinance
anticipates one window, while most bank drive - throughs have multiple service windows
or remote service points as is proposed by S and C Bank. The proposed plan indicates
three drive - through windows and an ATM. The total stacking area is about 320 feet
total to accommodate '16 cars.
Landscaping. The landscape plan has been revised subject to City Arborist
comments. The final plan shall be subject to the review and approval of the Arborist.
Sidewalks. The bank sidewalk (on the north side) should be extended to the private
street. The Parks Commission should review and comment for the need to install
sidewalks along 58 Street and Memorial Avenue.
Lighting. A lighting plan has been submitted for review. According to section
40t.15.B.7 of the Zoning Ordinance, no light source which cast light on a public street
may exceed one foot candle, as measured from the centerline of the street. Further, no
light source which casts light on adjacent property may exceed four - tenths foot candles
at the property line. The lighting plan for the bank indicates that the allowable foot
candles at the property line are exceeded in a number of locations around the site. A
new plan should be submitted that is in conformance with ordinance standards.
Grading and Drainage. Grading and drainage issues for the bank site are subject to
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review and approval of the City Engineer.
Utilities. Utility plans for the bank site are subject to review and approval of the City
Engineer.
signage. As shown on the site plan, freestanding signs have been ro osed in the
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northeast corner and southeast side of the bank site. The sign on the southeast site is
specific to the bank and measures six feet in height and 18 square feet in area (per Cit .. q City
definition of sign area), while the sign in the northeast corner is an area identification
sign. The area identification sign measures eight feet in height and 70 square feet.
While both freestanding signs are considered acceptable in terms of size and
placement, the area identification sign should Ile within an easement to allow for
maintenance by a party or parties other than the property owner.
Wall signs have been proposed on the north and west sides of the building. According
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to the ordinance, buildings within B -3 Zoning Districts are allowed a maximum of 64
square feet of wall signage. While specific wall sign dimensions have not been
proposed
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provided, it appears this requirement has been satisfied. Details related to
wall signage should be submitted as a condition of PUD /CUP approval.
As a condition of PUD /CUP approval, all applicable sign related requirements of the
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ordinance must be satisfied.
Trash. A single trash enclosure has been proposed in the southwest area of the site.
The enclosure measures five feet in height and matches the finish materials of the
principal building.
Development Agreement. A planned development agreement between the applicants
and the City will be required as part of the approvals subject to City Attorne y and Cit y
Council review and approval.
RECOMMENDATION
Based upon the preceding review, our office recommends the following:
A. Preliminary plat/planned unit development, concept plan, and vacation of
easements approval of a seven lot commercial subdivision entitled "Oak Park
Station" subject to the following conditions:
1. The Planning Commission should comment on the configuration of the
shared side lot line between Lots 3 and 4, Block 2, Oak Park Station.
2. Legal descriptions of the easements to be vacated in Kern Center and
Kern Center 2 Addition are provided by the applicant subject to approval
of the City Engineer and City Attorney.
3. The Planning Commission should comment and the City Council
determine the acceptability of a private street for this project.
4. Prior to final plat approval, documents ensuring the maintenance of the
private service drive are submitted to the City Attorney for review and
approval.
5. The City Engineer and the applicable watershed district or authority
provide comment and recommendation in regard to drainage, storm water
ponding, and utility issues.
6. A temporary cul -de -sac is provided at the private street's southern
terminus at the first phase of development.
7. As a condition of final plat approval, the applicant enter into a development
agreement with the City.
8. The easements for the private street and storm water drainage areas are
subject to review and approval of the City Engineer and City Attorney.
9. As a condition of final plat approval, connection fees (for water, sewer and
sanitary sewer) for all lots which comprise the proposed subdivision shall
be paid.
10. A 25 foot curb to building setback shall be required for all development in
the project.
11. All other comments of the City Council, Planning Commission, and City
staff.
B. Approval of a final plat, planned unit development/conditional use permit to allow
a 5,988 square foot bank (with drive-through lanes) upon Lot 1, Block 2, Oak
Park Station subject to the following conditions:
1. The access to the private street is subject to review and approval of the
City Engineer.
2. A "do not enter" sign shalt be installed near the southeast corner of the
bank building so that vehicles do not enter the drive-through area from the
parking area.
3. The setback of the building from the curb of the private street is
maintained at 25 feet.
4. The site shall be provided with 40 parking stalls and five proof of parking
stalls.
5. Specific building material colors are specified and found to be acceptable
by the City.
6. The sidewalk is extended from the north side of the building to the private
street. The Parks Commission shall review the need for additional
sidewalks on 58th Street and Memorial Avenue.
7. Alt site lighting shall meet Zoning Ordinance requirements, is hooded, and
directed such that the source of the Tight is not visible from surrounding
properties and rights -of -way. A revised plan shall be submitted that
complies with all ordinance requirements subject to City staff review and
approval.
8. The revised landscape plan shall be subject to review and approval by the
City Arborist.
9. The area identification sign is located within an easement to allow for
maintenance by a party or parties other than the property owner.
10. Details related to proposed wall signage are submitted subject to City
approval Alt signage shall conform to the Zoning Ordinance requirements.
11. The City Engineer provide comment and recommendation in regard to
grading and drainage issues.
12. The City Engineer provide comment and recommendation in regard to
utility issues.
13. A development agreement shall be required as part of the approvals
subject to City Council and City Attorney review and approval.
14. All other conditions of the City Council, Planning Commission, and City
staff.
pc: Kris Danielson
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