Loading...
HomeMy WebLinkAbout2003-05-01 WC Recorded Document #1127996 CUPSTATE OF MINNESOTA COUNTY OF WASHINGTON ) ss. CITY OF OAK PARK HEIGHTS ) 2003. NOTICE OF CERTIFICATION Conditional Use Permit For Renton, Inc. ju olst e Acting City Administrator 1 1 1 1 1 Book #: 159 1127996 11 1 1 1 11 Office of the Registrar of Titles Washington County, MN Certified flied andior recorded on: 2003/05/01 3:19:00 PM 1127996 Certificate #: 50103 1, 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: 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 Park Heights, this 16th day of April, 1 1 1 1 Page #: 302 CEndy Koasmenn Registrar of Titles 11 1 CITY OF OAK PARK HEIGHTS CONDITIONAL IJSE PERMIT FOR RENTON, INC. Planners File No.: 798.09-02.21 and 02.28 Date Issued: November 26, 2002 Legal Description: (Washington County Geo. Code 05- 029 - 20--11 -0002 ) Owner: Renton g Inc. Address: P.O. Box 932 Hudson, WI 54016 General Description: SEE ATTACHED EXHIBIT ► � A " Site Address: 5) 0( Oakgreen Avenue North (please refer to legal description) Present Zoning District: CBD Permitted uses set forth in Ordinance 401 Section 401. 301 I. CONDITIONAL USE PERMIT FOR: All uses shall be subject to the following conditions andior restrictions imposed by the City Council of the City of Oak Park Heights. The City of Oak Park Heights has received a request from Renton Homes for a planned unit development /conditional use permit, preliminary /final plat and site plan review for a nine unit townhome project on Oakgreen Avenue North. The City Council has approved the request subject t0 the following conditions: IL ADDITIONAL RESTRICTIONS AND PROVISIONS. The following additional restrictions and provisions being part of the Conditional Use Permit to be issued herein affecting the following matters shall be: 1. The applicant shall provide the City with a preliminary and final plat in conformance with specifications of Section 402 of the Oak Park Heights Subdivision Ordinance. 2. The building positioned in the southwest comer of the site should be shifted east to meet a minimum five foot setback to comply with Fire Code. 3. The applicant shall pay a park dedication fee of $1 9,600.00 to the City prior to final plat approval. 4. The Planning Commission should review the building materials and colors to determine consistency with the Design Guidelines. The applicant shall be required to provide building material samples for review by the Planning Commission and City Council. 5. The Parks Commission, Planning Commission, and City Council should comment on the need at this time for a sideway on the west side of Oakgreen Avenue. 6. The applicant shall submit a lighting plan consistent with Zoning Ordinance requirements for lighting. Details of the light fixtures shall be provided by the applicant to assure full cut off. 7. The applicant shall provide a tree inventory subject to review and approval of the City Arborist. The landscape plans shall be subject to review and approval of the City Arborist. 8. The interior dimensions of the garages shall be revised so that both parking stalls are at least 20 feet in length. In addition, the guest parking stall in front of the individual units shall be revised so they are at least 20 feet in length. 9. The applicant shall provide a snow removal plan subject to review and approval of the City staff. 10. The applicant shall provide drainage calculations for the proposed site. The drainage plans and any additional required drainage easements shall be subject to review and approval of the City Engineer and the applicable watershed authority. 11. A MnDOT stormwater permit shall be required as part of drainage approvals. 12. Utility plans shall be subject to review and approval of the City Engineer. 13. All monument signage shall be relocated onto the townhome common property subject to review and approval of City staff. 14. A development contract between the applicant and the City will be required as part of the approvals subject to City Attorney and City Council review and approval. Copies of the resolutions and covenants and party wall /common area agreements shall be provided by the applicant subject to City Attorney review and approval. III. Reference Attachment: The recommendations of the City Planner as adopted by the City Council dated September 5, 2002 and October 4, 2002 along with the recommendations of the Planning Commission of November 14, 2002 are annexed hereto be reference. Date: Date: -7 Mayor By 196-7' / Jude S l Acting City Administrator Renton Homes EXHIBIT A Washington County GEO Code: 05 Legal Description: PT N1/2-NE1/4 S5T29R20 DESC AS FOLL:CON AT NE CORN OF SEC 5 T29R2OW & RUN Tag WLY ALG THE N LINE OF SD SEC 5 A DIST 157FT TO A PT THN S &PERPENDICULAR TO SD N LINE OF SEC 5 A DIST 318.50FT TO THE PT OF BEG OF PARCEL BEING DESC TEN CONTINU SO ALG A SLY PROJECTION OF SD PERPENDIC LINE A DIST 211.50FT TK E & PERPEN- DICULAR TO LAST DESC LINE & ALG A LINE HEREINAFTER REFERR TO AS "LINE A" TO THE E LINE OF SD SEC 5 THE SAME BEING THE CiL OF SO-CALLED SPEED BOW TJ ROAD WIN N ALG SD E LINE OF SEC 5 DIST 212FT TO ITS INTER SECT WITH A LINE DRAWN PAR WITH SD "LINE A" FROM THE PT OF BEG THNC WLY ALG SD PAR LINE TO THE PT OF BEG SUBJ TO R/W OF OAKGREEN AVE N & SUBJ TO & TOG WITH ANY OTHER VALID EASEMN RESERVATIONS OR RESTRICTIONS . OAK PARK HEIGHTS RE: Exhibit A: Exhibit B: Exhibit C: Exhibit D: Exhibit E: Exhibit F: Exhibit G: iVQR1 .. ;EST A$$OC1ATD ..ISULTAN7S, INC. PLANNING REPORT FILE N0: 798.02 — 02.17 BACKGROUND Attached for reference: 5775 Wayzata 'Boulevard, Suite 565, St. Louis Park, MN 65416 Telephone: 952.596.9636 Facsimile: 952.595.9837 planners ©nacplanning.com TO: Kimberly Kamper FROM: Jason Lindahl/Scott Richards • DATE: September 5, 2002 eNcLosuRE g Oak Park Heights -- Renton Homes: Oak Park Square - Planned Unit Development/Conditional Use Permit, Subdivision and Site Plan Review Jeff Warren, representing Renton Homes, has requested a planned unit development! .conditional use permit, preliminarylfinal plat and site plan/site plan review for a 9 unit townhoms project on Oakgreen Avenue North. The proposed building site is located on the west site of Oakgreen Avenue south of Hall Family Chiropractic Clinic and east of the Pond View Condominiums. The total property under control of the developer will be approximately 0.83 acres and is undeveloped. 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 Central Business District Design Guidelines apply to the proposed development In addition to the PUD approval and site plan review, the applicant also requests preliminary/flnal plat approval to allow the individual units to be sold as townhomes with commonly owned open space and drive aisles. Landscape Plan Site Plan Floor Plans Building Elevations Surrounding Area Parcel Map Proposed Lot Layout Proposed Grading and Erosion Control ISSUES ANALYSIS Project Description. Each unit will have two stories and include a two stall garage. Access for the townhomes will -be from a private driveway with direct access to Oakgreen Avenue. .The applicant has utilized the Central Business District Design Guidelines as a guide in developing the housing structures. The front of the buildings will feature porches and the building materials include lap siding, cedar shakers, and stone fireplaces.. Comprehensive Plan. The subject property is designated as CM 3,.Central Business District by the Oak Park Heights comprehensive . Plan. •The purpose of the CBD designation is to provide a focal pint for the community in terms of retail, service, and entertainment businesses, as well as residential opportunities. As such, the proposed tpwrihome project is consistent with the Comprehensive Plan. Zoning. Within the CBD Zoning District, two family, townhome, and multiple fancily dwellings are a conditional use. The approval also requires a conditional use permit 1 planned unit development (CUP /PUD) in that the project will have individual units sold with jointly held common areas. An association will be established to maintain the exterior of the buildings and the surrounding common property. Density. The Zoning Ordinance requires 4,000 square feet of lot area per unit for townhome projects. The lot area is based upon the total area in the, project as controlled by the individual or under joint ownership. A nine OR project would require 36,000 square feet of lot area. The total property of the parcel including the Oakgreen roadway easement is approximately 3,503 square feet or 0.83 of an acre. Subdivision. Preliminarylfinal plat approval is required to subdivide the site. All existing easements for Oakgreen Avenue and utilities must be identified on the plat. The applicant has submitted a proposed lot layout. The prellmnary/finaI plat is subject to the review and approval of City staff. Park Dedication. The property subdivision will also require park dedication. At this time, the City does not have need for park land in this immediate area and therefore will require a cash dedication, The development will have a density of Gust over ten units per acre, thus requiring a cash dedication of 14 percent of the fair market value of the land. Therefore, the park dedication fee for this property will be $"19,600. The Subdivision Ordinance requires the dedication to be deposited by the developer with the City prior to final plat approval. Central bu 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 2 therefore be reviewed in regard to its consistency with such guidelines as referenced below: Precinct Designation., The subject area and the commercial property at the corner of Highway 36 and Oakgreen Avenue were not placed in one of the specific precincts identified in the Design Guidelines. The project will be reviewed under the residential precinct guidelines. Buildin Context and Character. The Design Guidelines state that buildings within the residential precinct should be characterized by pitched roof buildings, entry porches, underground or tuck -under parking, and appropriately landscaped front yards. The proposed plan is consistent with these guidelines. Building Setbacks, The Design Guidelines specify the followings Front Yard: Minimum 5 feet !Maximum 15 feet • Side Yard: Minimum 0 feet /Maximum 5 feed Rear Yard: Minimum 10 feet / Maximum 30 feet The front yard (along Oakgreen Avenue North) would be consistent with the Design Guidelines. The north and south property lines would also meet the side yard standards. However, given that the site now has access along Oakgreen Avenue, the plan does not meet the suggested rear yard setback of 10 feet. The current design illustrates a three foot setback along the western property line for the southerly buildings This building should be shifted east to meet the minimum five foot setback to comply with the Fire Code. piIdig/idth.. According to the Design Guidelines, buildings in the residential precinct should be divided into increments of no more than 24 feet in width. Each of the townhome units proposed range in width from 22 to 24 feet and feature an offset with the adjoining unit. Building Hey hc�t, The CBD Zoning District establishes a maximum building height of 35 feet. The guidelines state that the building height should vary between two and three stories. The proposed building is approximately 32 feet and its highest point and has two stories above ground. Roof Design. The guidelines state that residential roofs should be pitched. The project is in conformance with this provision. Ground Level Expression and Entries. According to the Design Guidelines, buildings should have porches and balconies to identify the front entry and to create character to the building. The buildings are designed with porches that face north on the northern set of building and south on the southern set of buildings. 3 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 includemetal, glass, block, copper flashing, or similar materials. The buildings are to be. constructed with steel la p siding, cedar shake accents, stone fireplaces, and an asphalt' shingle roof. The Planning commission should r6view the building materials and colors to determine consistency with the Design Guidelines. Of concern may be the use of steel siding as a predominant building material. The applicant will be required to present buiidih material samples for g p review by the Planning Commission and City council. VVajk The Design Guidelines state that sidewalks in the residential precinct should be a minimum 'of six feet in width and that be placed along all public streets. The *Parks Commission, .Planning commission, and Gity Council should determine if a �' public p trailfsidewalk should he placed along Oakgreen Avenue at this time. kiRtitira. The Design Guidelines state that lighting should be designed to reduce glare and be in scale with the surrounding buildings. Light fixtures located on walkways or walkwa g g g Y trailways should be at a pedestrian scale not more than 14 feet in height. For parking lot lighting, fixtures must be in scale with their surroundings with cut off fixtures. To date, the applicant has not submitted .a photometric plan. The applicant must submit a lighting plan to be considered with the Design Guidelines and Zoning Ordinance provisions for Iighting. The ordinance specifies that no light source which cast light on a public street shall exceed oneloot candle meter reading at the centerline of the street nor cast light on adjacent property not more than 0.4 foot candles as measured at the 'property Additionally, , details of the fixtures will need to be Y provided to assure full cut off. �,andsapir The Design Guidelines state that landscaping is strongly encouraged and that in the residential precincts, front yard landscaping is required and should have a combination of trees, shrubs, ground covers, and turf. The landscape plan indicates that existing trees will need to be removed and significant additional plantings have been added adjacent to the buildings and on the yard adjacent to Oakgreen Avenue. The City Arborist has indicated that a tree inventory will need to be completed for the property. The final landscape plan is subject to review and approval of the City Arborist. Access /Streets. As designed, the development will have access from Oakgreen Avenue North. from, this access, the development will have a private common drive leading to each individual unit. This drive lane is approximately 35 feet in width with asphalt surfacing and cement curb and cutter. A MNDot access permit will required before Planning Commission recommendations /City Council approvals can be granted for this development. Parkrng . The Zoning Ordinance requires that all townhome units are provided with two spaces per unit, both of which are in a covered garage structure. The building /site plan indicates that each unit will have a two stall garage, although the garages are designed at 21 feet in width and 18 feet long. The applicant has agreed to extend the length Of the garages to 20 feet. Additionally, there will be two guest parking spaces in front of each garage door along with four common guest parking stalls. Staff recommends that the parking spaces in front of each individual unit be redesigned to be 20 feet in width. Snow, Removal. The applicants shall provide provisions for snow removal on the site due to the limited open area. Grading and Drainage. The applicants will be required to provide drainage calculations • for the proposed site. The property drains to the existing drainage. pond north and west of the property. The pond has been adequately sized to accommodate this development. The drainage plans and the requirement for additional drainage easements will be subject to review and approval of the City Engineer and applicable watershed authority and will require a MNDOT storm water permit. Utilities. Utility related issues and plans shall be subject to review and approval of the City Engineer. Sewer and water utilities are in place through an easement that traverses the subject property. gignage. The applicants have proposed two stone identification signs on either side of the 'entrance to the development from Oakgreen Avenue. The northern sign lies within what will become • the • right-of-v easement for Oakgreen Avenue:. This monument must, be pulled off of the easement and onto the townhome common properly. Trash. All townhome projects will be individually responsible for storage of trash receptacles. Conditional Use Criteria. Section 40'1.301.E.of the honing Ordinance specifies criteria for review of conditional use permits for townhome projects..,in the CBD District. The criteria are as follows: a. At least two parking spaces per unit must be provided on site, or proof is shown of arrangements for private parking nearby. b. No physical improvements, either interior or exterior, may preclude future re -use for commercial purposes. c. Unit floor areas must comply with Section 401.15.C.6. d. Compliance with conditionsl use requirements of Section 401.03.A.8. e. The development does not conflict with existing or potential future commercial uses and activities. f. The density standards imposed as part of the R -3 Zoning District are complied with. g. Adequate open space•and recreational space is provided on site for the benefit of the occupants: h. The development does not conflict or result in incompatible land use arrangements as .related to abutting residential uses or commercial uses. • . 1 Residential use be governed by all applicable standards of the Zoning Ordinance, Building Code, Housing Code, and Fire Codes. ,�. Residential and non - residential uses shall not be contained on the same floor. k. Residential uses shall be provided with a separate entrance, and separately identified parking stalls. The Planning Commission should review the criteria and determine if the project complies with the intent of the Zoning Ordinance. City staff does not recognize any significant issues that would prevent approval of this project, based upon the preceding criteria. Development Agreement. A development agreement between the applicant and the City will be required as part of the approvals subject to the City Attorney and City Council review and approval. Additionally, the City Attorney has requested copies of the restrictions and covenants and party walVcommon area agreements as part of the project review and approval process. CONCLUSION/ RECOMMENDATION • Based upon the preceding review, the project proposed is consistent With 'the criteria within the Zoning Ordinance and Central Business District Design.Guideiines. City staff recommends approval of the concept/general planned unit development/conditional use permit, subdivision and site plan review for Oak Park Square . based upon the following conditions: I. The applicant shall provide the City with a preliminary and final plat in • conformance with specifications. of Section 402 of the Oak . Park Heights Subdivision Ordinance. 2. The building positioned in the southwest corner of the site should be shifted east to meet a minimum five foot setbackto comply with Fire Code. 3. The applicant shall pay a park dedication fee of $19,600 to the City prior to final plat approval. 4. •The Planning Commission should review the building materials and colors to determine consistency with the Design Guidelines. The applicant shall be required to provide building material samples for review by the Planning Commission and City.Council. 6 5. The Parks Commission, Planning Commission and City Council should comment on the need at this time for a sidewalk on the west side of Oakgreen Avenue. 6, The applicant shall submit a fighting plan consistent with Zoning Ordinance requirements for lighting. Details of the . light fixtures shall be provided by the applicant to assure fufl cut off. 7, The applicant shall provide a tree inventory subject to review and approval of the City Arborist. The landscape plans shall be subject to review and approval of the City Arborist. 8. A MNDOT access permit for Oakgreen Avenue North shall be required before Planning Commission recommendation and City Council approval of this project. 9. The interior dimensions of the garages shall be revised so that both parking stalls are at least 20 feet in length. In addition, the guest parking stall in front of the individual units shall be revised so they are at least 20 feet in length. 'io. The applicant shall provide a snow removal plan subject to review and approval of the City staff. 11. The applicant shall provide drainage. calculations for the proposed site. The drainage plans and any additional required drainage easements shall be subject to review and approval of the City Engineer and the applicable watershed authority. . 12. A MNDOT storm water permit shall be required as part of drainage approvals. 3 3. U tility plans shall be subject to review and approval of the City Engineer, 14. All monument signage shall be relocated onto the townhome common property subject to review and approval of City staff. 15. A development contract between the applicant and the City will be required as part of the approvals subject to City Attorney and City Council review and approval. Gdpies of the resolutions and covenants and party wall /common area agreements shatl be provided by the applicant subject to City Attorney review and approval. pc: Kris (Danielson Mark Vlerling 7 i ��• ,•fI w �/Z .` w awl • 4 ��I S 7 ! �. •' ■ •. ham. J • M. i i.; 9 1M s 0 smamic CES.OdQd )r aM ir rbirI LIo aaaA 1@git37Za.eY G7sn[Srvid Xrm T ; Krnrretwsx�ss�onan y� �rt� �x �r casnar� 1 • 1 1" 1 .a, • t pqpn rt.= g ; - aga go4ft ' mgav3 ya rn 2 r� i 1 LJ PROPO8E0 DAWIN6S PRIVA`TEDRYVE • EOM sr. COURT MIRTH 01 2 d t 1 4 d • 111111119111i141qPilLk 1 14 3 r x w r havi. No. Cl ° , R H HO S a�E'A S�U� OW Ma 1RJC}Its, Cori ( .II-FAIRLY n O?? PROPOSED LOT LAYOUT . `'; L � .. ..._ - :j :. ,� � �� ! i. �: = t � �` h , � .3525 Lib Eirc Amu Med Th. 74 r, .. . kik »w: cam x/02 .. i' :: +� � . �a u. .�. .... rr.r rat - • . � t, ih,, `� c�. u .s w x� msg.,.era yr gl X • p .M• Y• • f WM ,o in= hiDGL.C.4 Hakss k • EZI — U . Mil AM.* srcat 1 PM 0.011 . xi 053118 n n r . My.. slkl 1"4 '77. 4 raWcis Ip 10,1-44.1/11 any NJ Wila 49) o (12) r Off MI 114 kulY 0 4i .14 EIC Old 1OSJ03 ROM ME • OMUVU MUM 1mx 4 -avert SM1011 NOM 0 w 1 MEMORANDUM TO: FROM: DATE: RE: FILE NO: NORThitVOST ASSOCIATED .‘oisISULTANTS0 1Ntl. pc: Kris Danielson 5775 Wayzata Boulevard, Suite 565, St Louis. Park, MN 5541 .Telephope: 052.5g5.0686. Facsimile: 952.595.0E337 plarmers@naoplanningicom Kimberly Kamper Alan Brixius October 4, 2002 Oak Park Heights — Planning Commission *Information 1 City Council Actions on Select Planning Commission Items 798.02 — 02.21 and 0228 ENCLOSURE 2 At the September 24, 2002 City Council meeting, th city Council discussed the Central Business District with the intenti9n of trying to define :how residential uses may be integrated into the Central Business District area. Specifically, ...they talked about the Renton townhome project andwhether it should proceed. Generally, the City Council felt those portions of the City located north of the electrical transmission lines should be reserved for commercial and raised concern as to how street access will b.e provided in these areas. In this respect, they felt that the Renton townhome project may be premature on the basis of its land use and uncertainty as to whether MnDOT will grant additional access at Oakgreen, north of the power lines. If you have any further questions regarding this item and the City Council discussion, please contact me at your convenience. Another item that was raised at the Council meeting were the McKean Square West concept plan. At the Council meeting, VSSA indicated that they were submitting a revised concept plan for the balance of the McKean Square property at the previous Friday and that this would be reviewed by Planning Commission at their upcoming meeting, To date, we have not received any application for PUD concept plan for this portion of the property. As such, we are uncertain as of its status. WHEREAS, the City of Oak Park Heights has received a request from Renton Homes for a p lanned unit development /conditional use permit, preliminary/final plat and site plan review for a nine unit townhome project on Oakgreen Avenue North; and after having conducted a public hearing relative thereto, the Planning Commission of Oak Park Heights makes the following findings of fact: follows, to wit: and 2. The applicant has submitted an application and supporting documentation to the Community Development Department consisting of the following items: and A RECOMMENDING SOLUTION OF 1':1111.1 PLANNING COM1VILSSION CITY OF OAK PAID HEIGHTS ■.TS WASHINGTON COUNTY, MINNESOTA A RESOLUTION E5TABLISHIlVG FIMMNGS OF FACT AND RECOMMENDING TO THE CITY COUNCIL THAT THE REQUEST BY RENTON HOMES FOR A PLANNED UNIT DEVELOPMENT /CONDITIONAL USE PERMIT, PRELIMINARY/ FINAL PLAT AND SITE PLAN REVIEW FOR A NINE TJNIT TOWNHOME PROJECT ON OAKGREEN AVENtJE NORTII SHOULD BE SENT TO THE CITY COUNCIL WITHOUT A RECOMMENDATION 1. The real property affected by said application is legally described as SEE ATTACHMENT A SEE ATTACHMENT B 3. The subject site is zoned CBD, Central Business District in which residential townhome projects are a listed conditional use; and 4, The applicant requests planned unit development/conditional use permit approval in that the project will be individual units sold with jointly held common areas and a private drive; and 5. The City staff prepared a memorandum dated September 5, 2002 reviewing the request; and SEE ATTACHMENT T A 6, The memorandum dated September 5, 2002 recommended that the request be approved with conditions; and 7, The Planning Commission held a public hearing at their September 12, 2002 meeting, took conmxnents from the applicant and public, and continued the hearing until the Minnesota Department of Transportation commented on the access location on Oakgreen Avenue; and 8. • At their October 10, 2002 meeting, the Planning Commission continued the public hearing to the November 14, 2002 meeting in that the Minnesota Department of Transportation had not yet commented on the access location on Oakgreen Avenue; and 9. The Minnesota Department of Transportation submitted a letter dated November 5, 2002 indicating that the access location on Oakgreen Avenue was not under the jurisdiction of the Minnesota Department of Transportation; and 10. At their November 14, 2002 meeting, the Planning Commission took comments from the applicant and public, closed the public hearing and recommended that the request be sent to the City Council without a recommendation, NOW, THEREFORE, BE IT RESOLVED BY TIE PLANNING COMMISSION FOR THE CITY OF OAK PARK BEJGHTS THAT TkLE PLANNENG COMMISSION RESOLVES TILE FOLLOW N : A. The application submitted by Renton Homes for a planned unit development/conditional use permit, preliminaryffinal plat and site plan review for a nine unit townhome project on Oakgreen Avenue North and affecting the real property as follows: Be and the same as hereby sent to the City Council of the City of Oak Park Heights with no recommendation. Acted upon by the Planning Commission of the City of Oak Park Heights this 14th day of November 2002. ATTEST: Judy fist, ' ing City Administrator George Vo y , Chair 2 ATTACHMENT "A" N ��2 of NE ��9 S.S., T29N, R2OW PIN # 05,029.2011.0002 For: Site Plan Review /Design Guidelines Application Process — 7\frOA/ Application Materials: Plans and drawings are to be submitted in accordance with the processing requirements for amendments and conditional use permits. (401.03). Submission materials shall include: O Site Plan (Existing and Proposed) O Planting Plan (Existing and Proposed) O Architectural Plans and Elevations (All exposed sides With material identification) • Signage Plans O Lighting Plans • Any other plans as requested by City Staff, Planning Commission or City Council Required Approvals: The Panning Commission shall review the submitted materials and make recommendations on the site and building design elements subject to the guidelines stated herein. The City Council shall make any final decisions on site or building design. t\;52