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2012-10-15 Certification, Document & OPH Ltr to CA Forwarding Document For Recording
CITY OF OAK PARK HEIGHTS ti� J - = 14168 Oak Park Boulevard No • P.O. Box 2007 • Oak Park Heights, MN 55082 -2007 • Phone: 651/439 4439 • Fax: 651/439 -0574 October 15, 2012 Mr. Mark Vierling Eckberg, Lammers, Briggs, Wolff & Vierling. P.L.L.P 1809 Northwestern Ave. Stillwater, MN 55082 Re: Amended Planned Unit Development Use Permit Stadium Vieux Properties, LLC & Harlan Leasing, LLC. 5605 Memorial Ave. N. OPH File No.: 2012 -09.08 City Attorney File: Formerly 798.02 -07.03 now 236.02 -11.08 Dear Mr. Vierling: Enclos- . ' -with for filing with the Washington County Recorder's Office, please find a cop of e above - referenced document. Notice of Certification has been attached. eg,,d ric hnson Ci dministrator EJ ah Enclosure Tree City U.S.A. NOTICE OF CERTIFICATION STATE OF MINNESOTA ) COUNTY OF WASHINGTON ) ss. CITY OF OAK PARK HEIGHTS ) I, the undersigned being duly qualified and acting as City Administrator for the City of Oak Park Heights, Minnesota DO HEREBY CERTIFY that I have compared the attached document: Amended Planned Unit Development Use Permit Stadium Vieux Properties, LLC & Harklau Leasing, LLC 5606 Memorial Ave. N. with the original thereof on file at the offices of the City of Oak Park Heights, and that the same is a full, true and complete copy of said document within the files of the City of Oak Park Heights. WITNESS my hand and the seal of the City of Oak Par. e' s, this 12 day of October, 2012. Enc Je son ./. City • nistrator 4 QN- CITY OF OAK PARK HEIGHTS AMENDED PALNNED UNIT DEVELOPEMENT USE PERMIT For STADIUM VIEUX PROPERTIES, LLC AND H_ARKLAU LEASING, LLC File No.: formerly 798.02 -07.03 now 236.02 -11.08 Original Date Issued: June 26, 2006 Amended: Septemberl5, 2012 Legal Description: (Washington County Geo. Code 06.029.20.24.0023 AND 06.029.20.24.0034) . "LOT 3 BLOCK 1, KERN CENTER 2 ADDITION" Applicant: Stadium Vieux Properties, LLC Address: 5605 Memorial Ave. N Oak Park Heights, MN 55082 Site Address: Same Owner: Harklau Leasing, LLC — Parcel B from Cornerstone Survey Stadium Vieux Properties, LLC — Parcel A from Cornerstone Survey 1912 Greeley Street Stillwater, MN 55082 Present Zoning District: PUD Commercial Permitted uses set forth in Ordinance 401 Section 401.300 B. I. AMENDED PLANNED UNIT DEVELOPMENT PERMIT: All uses shall be subject to the following conditions .and/or restrictions imposed by Resolution adopted by the City Council. Existing CIC will be dissolved and cross easements for ingress and egress, parking, irrigation and signage use shall be put in place on the site to manage the multiple ownerships and uses. A. The application submitted for a Amended Planned Unit Development within the Memorial Office Condominiums at 5595 Memorial Avenue North and affecting the real property as follows: (Washington County Geo. Code 06.029.20.24.0023 AND 06.029.20.24.0034) "LOT 3 BLOCK 1, KERN CENTER 2 ADDITION" Be and the same as hereby approved by the City Council of the City of Oak Park Heights with the following conditions: 1. The City Administrator shall consider the minor subdivision dividing the lots based upon the subdivision diagram that has been provided. The minor subdivision will be subject to review and approval by the City Attorney and City Engineer. 2. The sign specifications and methods of illumination shall be subject to review and approval of the City Planner at the time of permitting. 3. All lighting fixtures shall be full cut off and installed in compliance with the lighting standards of the Zoning Ordinance. All visible interior lighting shall also be full cut off. The lighting specifications shall be subject to review and approval of the City Planner at the time of permitting. 4. Mechanical equipment that is located on the roof and visible from street level or from neighborhood properties shall be screened with materials that blend harmoniously with the building facade materials. 5. The grading, drainage and utility plans shall be subject to the review and approval of the City Engineer and the Browns Creek Watershed District. 6. The landscape plans are subject to review and approval of the City Arborist. 7. The applicant shall provide building material samples, at the City Council meeting for review and approval. III. Reference Attachment: The reports of the City Planner dated September 19, 2012 and site plan approved by the City Council are annexed hereto by reference. IV. Abandonment: This permit requires continuous use in order to preserve the Conditional Use granted by the City under the terms hereof. Any discontinuation or abandonment of the uses permitted hereunder upon the site for a period of 12 continuous months shall constitute abandonment and void the permit. V. Annual review: Annual review is not imposed as a condition of this permit 2 IN WITNESS WHEREOF, the parties have set forth their hands and seals. .�� ���. HEIG 0 Z I B ll J Date: I yQ� ::=l�_ B - audet Its: �� , or Date: 1 t'I ` 1 By c Johnson ir Its: 1 ty Administrator HA AU LEASING, LLC _/ Date: / 0 �� Its: STADIUM VIEUX PROPERTIES, LLC Date: / - 11 � _'I'PA■_ Its:. / 1.L—, 3 r r r L EXHIBIT September 19, 2012 CITY PLANNER'S REPORT AND ATTACHMENTS 4 TPC 3601 Thurston Avenue N, Suite 100 Anoka, MN 55303 Phone: 763.231.5840 Facsimile: 763.427.0520 TPCC«@PlanningCo.com PLANNING REPORT TO: Eric Johnson FROM: Scott Richards DATE: September 19, 2012 RE: Oak Park Heights — Memorial Business Park Condominiums, — 5595 Memorial Avenue North — Planned Unit Development Amendment, Minor Subdivision and Site Plan /Design Guidelines Review. TPC FILE: 236.02 —11.08 BACKGROUND Stadium Vieux Properties has made application for a Planned Unit Development (PUD) Amendment, Minor Subdivision and a Design Guidelines review for the Memorial Business Park Condominiums at 5595 Memorial Avenue North. Don and Janine Harvieux of Thomas -Grace Construction Company have proposed construction on the second unit of the Memorial Business Park Condominiums to house their general contracting and construction management business. The first unit of the business park was constructed in 2006 and houses the Little Victories Daycare operation. The Harvieux's along with the owners of the existing building are proposing to terminate the Common Interest Community (CIC), install a separate street entrance for the Thomas - Grace Construction Company, and create a separation between the front parking areas of the two buildings. The applicants have further requested that the City Council consider this as a minor change to the PUD approved in 2006, and allow the minor site and building changes to occur without a full public hearing process and review by the Planning Commission. The City has allowed in the past minor changes to plans for a PUD, if the building and site are not significantly altered from what was approved. The minor subdivision can be approved administratively. EXHIBITS The review is based upon the following submittals: Page 58 of 128 Exhibit 1: Project Narrative Exhibit 2: Minor Let Subdivision Exhibit 3: Elevation Plans Exhibit 4: Existing Conditions and Demolition Plan (C101) Exhibit 5: Site Plan and Utility Plan (C201) Exhibit 6: Grading /Erosion Control and Stormwater Plan (C301) Exhibit 7: Site Plan (A1) Exhibit 8: First Floor Plan (A2) Exhibit 9: Second Floor Plan (A3) Exhibit 10: Landscape and Lighting Plan (L1) Exhibit 11: City Council Resolution, June 26, 2006 Exhibit 12: Memorandum /Planning Report, May 31, 2006 Exhibit 13: City Arborist Report, September 18, 2012 PROJECT DESCRIPTION Mick Lynskey, representing the applicants, has provided a narrative explaining the process and background of the Thomas -Grace Construction Company in the narrative found as Exhibit 1. The proposed plans indicate that the new building will have a footprint of 17,280 square feet or slightly larger than the 14,720 square foot footprint of the building originally proposed for the site. The building will be of concrete construction and very similar in appearance to what was proposed for the site. Additional windows have been included in the building elevations and contrasting corner brick and front entrance detailing has been added. The building will be in the same location as what was proposed and the parking lots, except for at the front will not be altered from what currently exists on site. The front driveway providing access between building sites will be removed, but the rear access be retained with easements. The existing landscape, freestanding sign and parking lot lighting will remain. Staff has reviewed the proposal and determined that the building and site changes are minor and consistent to the approvals granted in 2006. The subdivision of the lots can be done administratively. At their September 25, 2012 meeting the City Council should determine if the changes are minor enough so as not to require a public hearing, review by the Planning Commission and formal approval by the City Council. If the changes are deemed minor, the approvals can be done administratively. If they are deemed to require an amendment, a public hearing notice can be published with adequate time to allow the Planning Commission review on October 11, 2012 and City Council approval on October 23, 2012. The applicants would like to start construction this fall. While the October 23 approval date works for them, an earlier start date is preferred. 2 Page 59 of 128 [ 1 ISSUES ANALYSIS Comprehensive Plan. The property is designated as Commercial on the Proposed Land Use Map of the Comprehensive Plan. Zoning. The property is zoned PUD Commercial Planned Unit Development. The standards of the B -2 General Business District apply. Any changes to a PUD, including revisions to the parking lot and changes to the building will require an amendment to the PUD. The City Council is to determine if the changes to the PUD can be done administratively. Subdivision. Once the CIC is dissolved, the City Administrator can approve the minor subdivision dividing the lots. A subdivision diagram has been provided. The minor subdivision will be reviewed by the City Attorney and City Engineer. Setbacks. The building setbacks will be compliant with the standards of the B-3 District. The parking lot is already installed and is compliant. The changes to the front of the parking Tots will not impact setbacks. Parking. The plans indicate that with the new layout at the front of the building, eight parking stalls will be removed for both properties. After the lot is changed and the new entrance is provided there will be 42 parking stalls provided for the newly developed lot. The lot that is developed will have 43 stalls. The parking calculation for the two buildings is as follows: Existing Building: The building contains Little Victories Daycare and Fastenal. Day nurseries require one parking space for each seven students, plus one for each three classrooms. The warehousing use requires one space per each 1,500 square feet of floor area. Daycare: 150 children / 7 = 21 spaces 8 classrooms / 3 = 3 spaces Warehousing: 5120 square feet x .9 = 4,608 / 1500 = 3 spaces Total: 27 spaces Proposed Building: Office Area: 5,800 square feet x .9 = 5220 / 200 = 26 + 3 = 29 spaces 3 Page 60 of 128 I , 1 Warehousing: 14,421 square feet x .9 = 12,978 / 1500 = 9 spaces Total: 38 spaces The parking stalls, with the revised site plan, will satisfy the parking requirements for the existing and proposed uses. Grading /Drainage /Utilities. The drainage and utility plans shall be subject to review and approval of the City Engineer and the Brown's Creek Watershed District, if required. Landscaping. The plans indicate proposed landscaping to be added to the site. The landscape plan is subject to review and approval of the City Arborist. Mechanical Screening. All new mechanical equipment will need to be screened by the parapet or appropriate screening devises as specified in the Zoning Ordinance. Lighting Plans. Parking Lot Fixtures. The existing parking lot lights will not change with the construction of the building. The existing parking lot lights are full cut off and compliant with the Zoning Ordinance. Building Wall Fixtures. The lighting plans indicate the locations of the new wall light fixtures. The applicant should confirm that the proposed fixture is full cut off and the lens is installed such that it is completely shielded by the body of the fixture. Signage. Freestanding Signage. The existing freestanding sign shall remain. Wall Signage. The Zoning Ordinance allows for a total of two wall signs, each on separate facades. The building elevation plans indicate a sign at the front entrance of the building. All of the signage will be required to comply with the sign number and size requirements of the Zoning Ordinance. Sign Illumination. All of the proposed signs will be required to be in compliance with the sign requirements for illumination. Design Guidelines. Architectural Guidelines. Facade Treatments The building has been designed with a definite base, middle and top. The proposed raised entrance feature will add to the building appearance. 4 Page 61 of 128 Ground Level Expression This is a two story building with a proposed entrance feature at the southeast elevation. The main entrance will be well defined with the raised parapet, glass, and signage. Awnings No awnings proposed. Transparency The building uses glass on all of the facades. The transparency percentages will be significantly greater than the building previously proposed. Entries The building features a prominent entry. Roof Design The roofline is broken by a raised parapet at the main entrance. Building Materials and Colors The building will be of a tip up concrete construction with brick entrance and corner details. The applicant has provided color elevations. Building material samples will be available at the City Council meeting. Franchise Architecture The building will not be franchise architecture. The design and material selection will be consistent with the Cities design goals. Site Design Guidelines Building Placement No change to previously approved plans. Parking Areas The parking area will be revised slightly from the current configuration. ' Stormwater The stormwater plans are subject to review and approval of the City Engineer. Pedestrian and Common Space No pedestrian access has been added in that there are no trails or sidewalks on Memorial Avenue North. 5 Page 62 of 128 Landscaping The existing trees will remain. A landscape plan has been provided with building perimeter plantings. The landscape plan will be subject to review and approval of the City Arborist. Trees /Shrubs Addressed above. Utilites/ Service /Loading /Drive - Through /Storage Areas Addressed elsewhere in the planning report. Lighting Addressed elsewhere in the planning report. Signage Addressed elsewhere in the planning report. Pedestrian/ Bicycle Routes A bike rack would not be necessary for this type of business. CONCLUSION / RECOMMENDATION The City Council will need to consider whether this as a minor change to the PUD approved in 2006, and allow the minor site and building changes to occur without a full public hearing process and review by the Planning Commission. If that is the consensus, the City Staff will proceed with an administrative review of the project subject to the following conditions: 1. The City Administrator shall consider the minor subdivision dividing the Tots based upon the subdivision diagram that has been provided. The minor subdivision will be subject to review and approval by the City Attorney and City Engineer. 2. The sign specifications and methods of illumination shall be subject to review and approval of the City Planner at the time of permitting. 3. All lighting fixtures shall be full cut off and installed in compliance with the lighting standards of the Zoning Ordinance. All visible interior lighting shall also be full cut off. The lighting specifications shall be subject to review and approval of the City Planner at the time of permitting. 4. Mechanical equipment that is located on the roof and visible from street level or from neighborhood properties shall be screened with materials that blend harmoniously with the building facade materials. 6 Page 63 of 128 5. The grading, drainage and utility plans shall be subject to the review and approval of the City Engineer and the Browns Creek Watershed District. 6. The landscape plans are subject to review and approval of the City Arborist. 7. The applicant shall provide building material samples, at the City Council meeting for review and approval. pc: Eric Johnson, Julie Hultman 7 Page 64 of 128 L�nske lark Narrative EXHIBIT 1 Thomas -Grace Construction Company was founded in 2002 by its current owners, Don and Janine Harvieux. Don and Janine both grew up and were raised in the St. Croix Valley Area. Specifically, Don, grew up in Oak Park Heights. As Harvieuxs have worked hard to see their general contracting and construction management business grow, the time has come to find a larger more permanent home for their business. In the last year, Harvieuxs have made a commitment to find a piece of and in the East Metro area where they could use their construction knowledge to build a facility that will house their business for many years to come. Harvieuxs are rooted in this community. They live in Bayport and their children attend the Stillwater Area Schools. As such, it is their preference to keep their business, and its 21 full time employees and 27 seasonal temps, based in the St. Croix Valley. The subject property is located on Memorial Avenue in Oak Park Heights. It is a 2.51 acre site that is currently a Common Interest Community (CIC) with (2) units. Unit 1 is an existing building, formerly known as the Victory Fitness Building. Unit 2 is a finished pad directly north of that building. Thomas -Grace would like to construct their building on the Unit 2 pad. The site currently has one shared entrance that services both pads. Thomas -Grace will have all of its equipment self - contained within the building. However, their equipment and trucks will need to access their building by driving in the existing site entrance and driving in front of the Little Victory Daycare. With the existence of children, Don and Janine Harvieux, along with the owner of the building that Little Victory Daycare occupies, think it would be a wise idea to terminate the CIC, install a separate street entrance for Thomas - Grace's building, and create a separation between the front parking areas of the two buildings. This will eliminate the potential of any construction vehicles not seeing a small child or a child inadvertently running in front of such vehicles. Our application for this project does not change the spirit or intent of what a past City Council approved for this site. The site will remain almost identical to what exists today. We are not adding any additional building pads or impervious surface. When you review our application, you will notice that the design of the Thomas -Grace building was specifically designed to be similar in nature as the former Victory Fitness Building which was previously approved and built on the site. Visually, the site will look identical to what it was intended to. Thomas -Grace has taken the necessary steps, to present to the City of Oak Park Heights, a plan that delivers the spirit and intent of what was approved to be on the site. These steps were taken in an effort to hopefully obtain a swift approval from the Oak Park Heights City Council. It is Thomas - Grace's desire to break ground by October of this year in order to avoid winter construction conditions. We appreciate your consideration. Sincerely, Mick Lynskey C/O Thomas -Grace 651.439.1412 • FAX 651 .439.8071 PO BOX 36 • 118 S. MAIN ST. • STILLWATER, MINNESOTA 55082 LYN6KEYCLARK.00M Page 65 of 128 CO N O (D CD d WONI Nolsini (a 1 asns - ai"l _ .7 II.C S.3 M000vn .700 TH In.i 171773S. N0 ntad Sr GrN " +E ••tiJ.ri 3:i:YJ .C+CNrN • a 0'. 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EXHIBIT 3 • I [ SOUTHEAST ELEVATION z I E I i t •• , j i 1 NORTHEAST ELEVATION J I f t < f f 3 NORTHWEST ELEVATION f i i I I' j i j j ' f i t4 a � , ; I t � � I i' , • t £ 1 SOUTHWEST ELEVATION THOMAS GRAM -- -- Oak Park Heights, Minnesota -^ v m rn 0 IV co :. HIBIT 4 /7 ii r .oTes °. / 7 N \ m.«� a M.......... ..e ,.., j CONSTRUCTION N \ '" • .e } Ton i14:2GREE5•/STR,t SOI.TH� _ \\ v..r..wea...eew a .y. nt Kr...... 1 ST:LLWA:ER, AN '"° a: . W O j MEMORfAL • Y �' / a, a � s a:.�.^x°�a�� <,..• � AVENUE / � , b... / ' ...a ` OAK ?ARK HEIGHTS I / „ .., y / E.GA.:ESCAI?•r..'.N i MINNESOTA 1 \ / � r J_: r � .4' 4 ` . ,. • / / .... PRELIMINARY Y \ / "' � l b % " • ..Iti� an •:::''''. / r- ....--• - .u. " m.R.�a �..wsdx.e > _ ta.•r + • T. O ` . nF.t \ _ / • +,i«m > u qia��� wpi I.Ma n. I I 09/12/12 N. N / v . / ' Ct a.a '�[, / ,r _ .ot .« raw 000..0 WOK. W. vex m .m ,.e. w mro .<. M n a / / 1 t �' f/' PFFr CGNGCA4.ViWd$ .r+t w I .oat. ' � «.. ... 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RESOLUTION NO, 06-06-27 CITY COUNCIL CITY OF OAK PARK HEIGHTS WASHINGTON COUNTY, MINNESOTA A RESOLUTION ESTABLISHING FINDINGS OF FACT AND RESOLUTION OF THE CITY COUNCIL THAT THE REQUEST BY BROOKS AND WHITCOMB FOR A PLANNED UNIT DEVELOPMENT, CONCEPT AND GENERAL PLAN AND A SITE PLAN REVIEW FOR THE CONSTRUCTION OF TWO CONDOMINIUM OFFICE /WAREHOUSE BUILDINGS OFF OF MEMORIAL AVENUE NORTH BE APPROVED WITH CONDITIONS WHEREAS, the City of Oak Park Heights has received a request by Brooks and Whitcomb for a planned unit development, concept and general plan and a site plan review for the construction of two condominium office /warehouse buildings off of Memorial Avenue North; and after having conducted a public hearing relative thereto, the Planning Commission of Oak Park Heights recommended that the request be approved with conditions. The City Council makes the following findings of fact and resolution: I. The real property affected by said application is legally described as follows, to wit: SEE ATTACHMENT A and 2. The applicant has submitted an application and supporting documentation to the Community Development Department consisting of the following items: SEE ATTACHMENT B and 3. The subject property is zoned 13 -3, Highway Business and Warehousing District in which general office and /or warehousing uses are a permitted use. The applicant is requesting approval of a PUD in order to allow more than one principal building on the subject site; and 4. The City staff prepared a planning report dated May 31, 2006 reviewing the request for the planned unit development and the site plan review; and 5. The May 31, 2006 planning report recommended approval of the planned unit development and site plan review subject to the fulfillment of conditions; and Page 76 of 128 .r. • 6. The Planning Commission held a public hearing at their June 8, 2006 meeting, took comments from the applicants and public, closed the public hearing; and recommended that the application be approved with conditions. NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL FOR THE CITY OF OAK PARK HEIGHTS THAT THE CITY COUNCIL APPROVES THE FOLLOWING: A. The application submitted by Brooks and Whitcomb for a planned unit development, concept and general plan and a site plan review for the construction of two condominium office /warehouse buildings off of Memorial Avenue North and affecting the real property as follows: SEE ATTACHMENT A Be and the same as hereby approved by the City Council of the City of Oak Park Heights subject to the following conditions: 1. The grading, drainage and utility plans are subject to the review and approval of the City Engineer. 2. The proposed signage for the site shall be consistent with Section 401.15.0 of the Zoning Ordinance and the sign designs and dimensions submitted by the applicant. A sign permit shall be obtained prior to the erection of any signs on the subject site. 3. The applicant shall resubmit landscape plans that shall be subject to the review and approval of the City Arborist. 4. Mounted pole height for the proposed parking area lights shall not exceed 25 feet. All freestanding and building lighting shall comply with the lighting regulations found in Section 401.15.B.7 of the Zoning Ordinance. 5. The applicant shall provide three additional parking spaces including one handicap accessible space. The site plan shall be subject to City staff approval. 6. The applicant shall revise the proposed parking lot design to demonstrate at least 22 foot wide drive aisles in all areas. The site plan shall be subject to City Engineer approval. 7. All parking stalls shall be 9 feet by 20 feet or 9 feet by 18 feet provided there is ample room for a two foot overhang, subject to approval of the City Engineer. 2 Page 77 of 128 . . Approved by the City Council of the City of Oak I'ark Heights this 26 day of June 2006. f( ,.1 r 1FJ , , ioxer David Beaudet, Mayor ATTF: 1 : je J /'ric 'ohnson, City Administrator 3 Page 78 of 128 Attachment A Memorial Office Condominiums Washington County GEO Code: 06.029.20.24.0005 Legal Description: Lot 3, Block 1, Kern Center 2nd Addition Physical Address: 5595 Memorial Ave. N. Page 79 of 128 ATTACHMENT B Planned Unit Development (PUD): Concept & General Plan Memorial Office Condominiums — 5595 Memorial Ave. N. Application Materials • Application Form • Fees • Plan Sets (3 Large Scale Sets /20 11X17 Sets) • Written Narrative and Graphic Materials Explaining Proposal • Mailing List from Washington County (500' from subject property) • Proof of Ownership or Authorization to Proceed • Property Tax Statement(s) /Legal Description(s) Conference With City Staff Upon Application Submittal: March 22, 2006 Public Hearing: June 8, 2006 Required Approvals: PUD Planning Commission 4/5 City Council 4/5 PUD: Concept/General — Limitation on General Concept Plan Approval: Unless a General Plan of Development covering the area designated as in the General Concept Plan as the first stage of the PUD has been filed within twelve (12) months from the date Council grants General Concept Plan approval, or in any case where the applicant fails to file General Plan of Development Stage and Final Plans and to proceed with development in accordance with the provisions of this Ordinance and of an approved General Concept Plan, the approval may be revoked by Council action. (401.06.C.2.e) Page 80 of 128 r r r EXHIBIT 1 2 NAC.`5; N QR KW VT A C'Q +N5�;ULT!A.N;T`S tii z 4800 Olson Memorial Highway, Suite 202, Golden Valley, M N 55422 ^'r% Telephone: 763.231.2555 Facsimile: 763.231.2561 planners@nacplanning.com MEMORANDUM TO: Oak Park Heights Planning Commission FROM: Laurie Shives / Scott Richards DATE: May 31, 2006 RE: Oak Park Heights — Memorial Office Condominiums; PUD Concept/ General Plan FILE: 798.02 — 06.05 BACKGROUND Brooks and Whitcomb, LLC have submitted site and building plans for the construction of two 14,720 square foot office condominium buildings located off of Memorial Avenue North. The request is for a PUD: Concept /General Plan. The applicant is proposing to remove the existing building and parking area to construct the proposed buildings and parking areas. The subject site is currently zoned B -3, Highway Business and Warehousing District and guided for highway business and warehouse development by the Oak Park Heights Comprehensive Plan. Attached for reference: Exhibit 1 — Existing Conditions /Removal Plan Exhibit 2 — Site Plan Exhibit 3 — Grading & Erosion Control Plan Exhibit 4 — Utility Plan Exhibit 5 — Lighting Plan Exhibit 6 — Floor Plan Exhibit 7 — Building Elevations Exhibit 8 — Colored Renderings Exhibit 9 — Landscape Plan Exhibit 10 — City Engineer's Comments Exhibit 11 — City Arborist's Comments Page 81 of 128 . ANALYSIS Comprehensive Plan. The Comprehensive Plan guides the subject site for highway oriented business and warehouse uses and, as such, the proposed office condominium development is in compliance with the Comprehensive Plan. Zoning. The subject site is currently zoned B -3, Highway Business and Warehousing District. The applicant is proposing to have general office and /or warehousing uses occupy the available spaces in the proposed two buildings. The applicant is requesting approval of a PUD in order to allow more than one principal building on the subject site. The purpose of a PUD is to allow for greater flexibility in the design of neighborhoods or other sites and is intended to encourage, among other things, a more desirable environment than would be possible through the strict application of the City's zoning and subdivision regulations. Lot and Setback Provisions. As shown in the table below, the proposed building and site design meet the required lot area and setback standards for the B -3 District. Lots Area i Width Front Side Rear Required 15,000 sq. ft. 100 feet 40 feet 10 feet 20 feet Proposed 109,419 sq. ft. 250 feet 88 feet 42 feet 70 feet As stated in Section 401.15.F.4.h,17, the parking area setback is 10 feet for all uses except single and two - family uses. The site plan indicates a parking area setback of at least 10 feet from all property lines. Building Design. The submitted plans indicate that the proposed office buildings will be one story with a total of 14,720 square feet of floor area each. The primary facade material is proposed to be precast concrete panels with accents of exposed aggregate precast panels and brick. The applicant has also submitted colored building elevations indicating that the primary building color will be beige with dark brown brick accents. Each suite will have a glass door entrance with a metal overhang. The proposed building will have architectural interest in the form of varied rooflines for different sections surrounding each suite entrance. The proposed office condominium buildings are consistent with the requirements of the B -3 District and the City's Design Guidelines. The buildings are proposed to be 20 feet in height at the highest point, compliant with the 35 -foot height limit in the B -3 District. Phasing Plan. The applicant is proposing to construct the two office /warehouse condo buildings in two phases. The building to the south of the site is proposed to be constructed first, followed by the building to the north. Access. The subject site accesses off of Memorial Avenue North. The applicant is proposing one ingress /egress driveway, which is the existing site access. The site plan 2 Page 82 of 128 illustrates 24 -foot drive aisles along the building sides containing the proposed loading areas and 22 -foot drive aisles in the remainder of the parking areas, aside from the northwest corner of the parking area which appears to narrow to 19 feet wide. Section 401.15.F.h of the Zoning Ordinance requires at least 22 foot wide drive aisles for the proposed use. The applicant shall revise the proposed parking lot design to demonstrate at least 22 foot wide drive aisles in all areas. Off - Street Parking. Based on the proposed 80 percent office uses and 20 percent warehouse use, the required number of parking spaces is as follows: Office: 3 spaces + [((14,720 sq. ft. x 0.80) x 2) x 0.90] / 200 sq. ft. = 109 spaces Warehouse: [((14,720 x 0.20) X 2) x 0.90] / 1,500 sq. ft. = 4 spaces The applicant is proposing a total of 110 parking spaces including four handicap accessible spaces, which is three parking spaces short of the parking requirements outlined in Section 401.15.F.9.w of the Zoning Ordinance. As a condition of approval, the applicant shall be required to provide three additional parking spaces including one additional handicap accessible parking space pursuant to Section 401.15.F.8 of the Zoning Ordinance. Some of the submitted plans indicate that the parking stalls will be 17.5 feet in length. All parking stalls shall be revised to be 9 feet by 20 feet or 9 feet by 18 feet provided there is ample room for a two foot overhang, subject to review and approval of the City Engineer. Signage. The applicant has submitted some additional information on the proposed signage plan. They are proposing to have three wall signs per building, one on each of the southwest, southeast and northeast building elevations. These proposed wall signs are to be approximately 32 square feet in total area per tenant, for a total of 192 square feet. Additionally, the applicant is proposing to have a 96 square foot monument sign located within the rear yard setback and positioned to be visible from Highway 5. The proposed signage is consistent with Zoning Ordinance requirements. Lighting. The applicant has submitted a lighting plan including the proposed photometric plan for the site. The lighting plan indicates that the exterior lights' illumination will extend beyond the property line, however, this illumination will be less than 0.4 foot candles and as such, is consistent with Section 401.15.B.7.d of the Zoning Ordinance. The applicant is proposing to install ten shoebox style parking area lights mounted on a 30 -foot pole and four building mounted fixtures located within the courtyard area. Section 401.15.B.7.f.2.d of the Zoning Ordinance limits the permitted mounted light fixture height to 25 feet. As such, the proposed parking lot light fixtures are not consistent with the Zoning Ordinance requirements and the lighting plan shall be revised prior to approval by the City Council. 3 Page 83 of 128 Landscaping. The applicant has submitted a landscape plan showing the addition of perimeter plantings around the proposed buildings as well as within the proposed courtyard area. The plan also indicates the addition of several trees around the site perimeter to provide screening of the parking areas. The landscape plan indicates fewer plantings than a previously submitted plan, particularly along the northeast and southwest boundaries of the site, than the previous plan. In consideration of the requested PUD for the subject site, the landscaping plan shall be revised to reflect the purpose of the City's PUD overlay districts. As stated in Section 401.06.B,12 of the Zoning Ordinance, the City Council shall consider the natural features of the particular site, the architectural characteristics of the proposed structure and the overall scheme of the PUD plan when evaluating the proposed landscape plan. The landscape plan shall be subject to the review and approval of the City Arborist. Trash Enclosures. The applicant is proposing to have a 90 square foot trash room in each building for shared use by all occupants. The proposed trash enclosures appear to be consistent with the requirements of the B -3 District provided that they are in an accessible location for pickup hauling vehicles. Grading, Drainage & Utilities. Preliminary construction plans have been submitted. All grading, drainage and utility plans are subject to the review and approval of the City Engineer. CONCLUSION /RECOMMENDATION 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 requested PUD Concept General Plan for the Memorial Office Condominiums project, subject to the following conditions: 1. The grading, drainage and utility plans are subject to the review and approval of the City Engineer. 2. The proposed signage for the site shall be consistent with Section 401.15.G of the Zoning Ordinance and the sign designs and dimensions submitted by the applicant. A sign permit shall be obtained prior to the erection of any signs on the subject site. 3. Landscaping plans shall be subject to the review and approval of the City Arborist. 4. Mounted pole height for the proposed parking area lights shall not exceed 25 feet. 4 Page 84 of 128 5. The applicant shall provide three additional parking spaces including one handicap accessible space. The site plan shall be adjusted prior to City Council approval. 6. The applicant shall revise the proposed parking lot design to demonstrate at least 22 foot wide drive aisles in all areas. The site plan shall be adjusted prior to City Council approval. 7. All parking stalls shall be 9 feet by 20 feet or 9 feet by 18 feet provided there is ample room for a two foot overhang, subject to approval of the City Engineer. 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' ' / DETAIL 'N ' ,1 , @ti AR 411 EXHIBIT 9 I /-3-,s.R PLANTIND 1\722 : NUE)0 PIALY l' I ...AC; PO 05647.3-2 70 ' Du DO CD c0 •.• A 0 -.. lv OD Page 1 of 1 Scott Richards From: "Postler, Dennis M" <dpostler @bonestroo.com> To: "Eric A Johnson" <eajohnson @cityofoakparkheights.com >; "Scott Richards" <srichards @nacplanning.com> Cc: "Erickson, Karen S" <kerickson @bonestroo.com >; "Judy Hoist" < jholst @cityofoakparkheights.com >; "Julie Hultman" <jhultman @cityofoakparkheights.com >; "Tom Ozzello" < tozzello @cityofoakparkheights.com >; "Mark Vierling" <mvierling @eckberglammers.com >; "Kathy Widin" <kdwidin @attbi.com> Sent: Wednesday, May 24, 2006 7:40 AM Subject: Memorial Office Condods Here are some general comments /thoughts, for today's 10:30 a.m. staff review meeting, on the latest plans I picked up last night: 1. They're back to one driveway entrance? This is preferred over the two entrances previously proposed. 2. The parking stalls appear substandard (9' wide by 17.5' long). What is the City minimum standard? 3. The overall parking layout width appears inadequate (17.5' stalls with a 22' drive aisle). 4. The drive aisle in the northwest corner, where it narrows due to the 10' setback, appears to be less than 19' wide. 5. Are the new garage accesses for trash enclosures (don't see them anywhere else on site now)? If so, they'll probably be o.k. — have to roll out bins. If not, trucks do not have room to back up /into these areas. 6. Several Drainage and Grading comments: • Recommend no roof drains be allowed tributary to the DDD LLC pond. • The internal courtyard grass drainage swale appears less than 1 %. Recommend minimum of 2 %. They also are proposed to drain across the sidewalks? • There are 4 proposed drainage curb cuts with rip rap. The one to the north /northeast will concentrate flows down the pond slope past the existing outlet structure - -- potential erosion issues. Recommend draining parking lot to northeast corner, then collecting with a catch basin and pipe to CB #2. • The proposed storm sewer outlet to the Kern Center Pond is in MnDOT right -of -way (City drainage easement). a. Probably need MnDOT approval. b. Verify the proposed FES elevation (should equal Kern Center Pond NWL). c. Specify how much rip rap at FES. d. Recommend moving the outlet pipe to CB #1 (redesign storm sewer to go from CB #2 to CB #1) to move this inlet to pond farther from existing outlet to pond - -- better water quality. • Need BCWD approval /permit. 7. The final plans needs a permanent Erosion and Sediment Control Plan. Dennis EXHIBIT 10 Page 95 of 128 5/31/2006 • • Page 1 of 1 Scott Richards From: <kdwidin @comcast.net> To: "Tom Ozzello" < tozzello @cityofoakparkheights.com >; "Julie Hultman" < jhultman @cityofoakparkheights.com >; "Dennis Pastier" <dpostler @bonestroo.com >; "Eric Johnson" <eajohnson @cityofoakparkheights.com >; "Jim Butler" < jbutler @cityofoakparkheights.com >; "Scott Richards" <srichards @nacp1anning.com >; "Mark Vierling" <mvierling @eckberglammers. com> Sent: Wednesday, May 24, 2006 9:58 AM Subject: Memorial Office Condos - Landscape Plan (rev. 5/10/06) OPI-I Staff - I have reviewed the revised landscape plan for Memorial Office Condos (submitted 5/10/06) and have the following comments: 1. The plan has changed substantially from the prior plan. It is not as attractive or interesting and utilizes tree species which will be much higher maintenance than the previous plan. Tree numbers are about the same, but there are a lot fewer shrubs and perennials than on the previous plan. 2. "I'he tree species have been changed from the previous plan. They are less attractive and more prone to various pest and disease problems than those species specified on the previous plan. Colorado spruce have several problems with fungal diseases as they age and some of these should be replaced with a mix of 'Black Hills' white spruce, red or white pine or 'Fraser' fir. Norway maple planted in this area tend to suffer from fungal cankers and winter injury and are of only moderate longevity in the landscape. The Norway maple should be replaced with several varieties of red maple such as the 'Freeman -type' maples. "Radiant" crab is very susceptible to apple scab, a fungal disease that has been more prevalent in the past several years when we've had a lot of rainfall in the spring and early summer. This disease causes susceptible trees, such as "Radiant" to lose their leaves before August, and trees would need to be sprayed every year to protect them against this disease. The "Radiant" crabs should be replaced with several different crabapple cultivars that have good disease resistance, such as "Prairie Fire ", "Indian Summer ", "Professor Sprenger" or "Thunderchild ". Amur cherry, though a beautiful tree, is very short -lived in the landscape and is also prone to stem girdling roots and tipping. This should be replaced with a hardier ornamental such as Japanese tree lilac. 3. The shrub choices could be more varied. "Cardinal" dogwood becomes a very large shrub (8 -10' by 8 -10') and I'm not sure it will work well in the patio area between the buildings. Smaller, more varied shrub choices, some flowering, some evergreen, and perennials would be more appropriate and much more attractive in that middle patio /walkway area. 4. The 'Planting Detail' for shrubs is o.k. except for the disturbed (rather than undisturbed) soil illustrated on the bottom of the planting hole. Shrubs should be set on firm, undisturbed soil or plant will shift after planting. The tree 'Planting Detail' should also include: removal of twine and top of burlap and top 1/3 of wire basket (if B &B material is in a wire basket) after tree is in the planting hole. Tree root balls should also be set on firm, compacted soil at the bottom of the planting hole, not turned soil as indicated on the details. Trees will be inspected after planting, and, if twine, burlap and top wire are still in place, the City will require the removal of these items. Please supply landscape contractor with the correct planting detail. If you have any questions, regarding this report, please contact me. Kathy Widin Arborist City of Oak Park Heights EXHIBIT 11 Page 96 of 128 5/31/2006 • • • Julie Hultman EXHIBIT From: K.D. Widin <kdwidin @comcast.net> • Sent: Tuesday, September 18, 2012 4:56 PM To: Eric Johnson; Mark Vierling (E- mail); Andrew Kegley; Betty Caruso; Julie Hultman; Scott Richards; Chris Long Subject: Lynskey Clark - 5595 Memorial Ave.- Landscape Plan Follow Up Flag: FollowUp Flag Status: Flagged OPH Staff - I have viewed the existing site and reviewed the landscape plan for the proposed project by the Lynskey Clark Companies at 5595 Memorial Ave. in Oak Park Heights and have the following comments: 1. The landscape plan is simple but will complement the site, building and function of the proposed development. 2. The plant material shown in the Planting Schedule is acceptable with the exception of Japanese barberry. This shrub is proving to be invasive in natural woodland areas and should be replaced with a different shrub. 3. The Tree Planting Detail shown on the plan is acceptable and should be adhered to by the landscape installer. The landscaping will be inspected after planting, and, if the detail is not adhered to, the City will require the planting to be re -done per the approved planting detail. Please contact me if you have any questions regarding this inspection, plan review or report. Please forward my comments to the developer. Kathy Widin Arborist City of Oak Park Heights 1 Page 97 of 128