HomeMy WebLinkAbout2001-10-02 NAC Planning ReportBACKGROUND
ItTINWIST ASSOCIATIM CONSULTANTS. INC
Attached for reference:
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: Bob Kirmis/Scott Richards
DATE: October 2, 2001
RE: Oak Park Heights — Oak Park Station Preliminary PIat/PUD and
s and C Bank PUD/CUP
FILE NO: 798.02-01.11
Goldridge Group has requested preliminary plat approval of an eight lot commercial
subdivision entitled "Oak Park Station" located south of 58 Street between Highway 5
and Memorial Avenue North. Because the proposed subdivision incorporates a private
service drive, the processing of a planned unit development (Concept Plan) in
conjunction with the preliminary plat is necessary.
In addition to the request for subdivision approval, the applicants have also requested
approval of a planned unit development/conditional use permit (General Plan) to allow
the construction of a 5,988 square foot bank (with a drive-through facility) upon
proposed Lot 1, Block 2 of the subdivision.
The subject property is zoned B-3, Highway Business and Warehouse
Exhibit A - Site Location
Exhibit B - Preliminary Plat
Exhibit C Grading and Drainage Plan (subdivision)
Exhibit D — Utility Plan
Exhibit E - Site Plan
Exhibit F Grading and Drainage Plan (bank)
Exhibit G - Floor Plan
Exhibit H - Building Elevations
Exhibit 1- Landscape Plan
Exhibit J - Lighting Plan
Exhibit K - City Arborist Comments
ISSUES ANALYSIS
Preliminary Plat
Lots. As shown on the preliminary plat, a total of eight Tots have been proposed
ranging from 0.8 to 2.5 acres in size. All proposed Tots have been found to comply with
the minimum 15,000 square foot area requirement of the B -3 zoning district.
While all proposed lots meet the minimum 100 foot width requirement of the B -3 district,
some concern exists in regard to lot width consistency. Although Lot 4, Block 2
technically meets the minimum 100 foot width requirement, it is provided significantly
Tess width than other Tots within the subdivision. To address this concern, it is
suggested that the shared side lot line between Lots 3 and 4, Block 2 be shifted
northward (and emanate from the centum of the adjacent private street arc).
It should be noted that Lots 1 and 2, Block 1 and Lot 5, Block 2 are provided double
frontage and are oversized. In this regard future resubdivision possibilities for such Tots
exist.
Outlets. The preliminary plat includes two outlots; one overlaying the proposed private
service drive and the other overlaying a designated drainage area. Both outlots are
however designated as "outlot A ". This should be corrected as a condition of
preliminary plat approval.
In regard to the proposed designation of the private street and drainage area as outlots,
the City Attorney has recommended that either the applicant provide information
(satisfactory to the City Attorney) justifying the outlot designations or the private drive
and drainage area be constructed within an established easement
Easements. Presently, Lot 2, Block 1 and Lots 4 and 5, Block 2 are bisected by
drainage and utility easements. To provide ample area for buildings upon such lots,
these easements will need to be vacated. This issue should be subject to further
comment by the City Engineer.
To be noted is that a 30 foot wide drainage easement has been provided between Lots
4 and 5, Block 2. The acceptability of this and other easements should be subject to
comment and recommendation by the City Engineer.
Access. As illustrated on the preliminary plat, all proposed Tots are provided double
frontage. While Tots abutting Highway 5 w i l l be provided access via the proposed
2
private street, future lot access to other Tots is undetermined at this time. To optimize
access opportunities (and provide greater lot size consistency), it is conceivable that
Lots 1 and 2, Block 1 and Lot 5, Block 2 could be resubdivided at some future point.
If future access is to be provided along Memorial Avenue North and 58 Street, access
locations should, to the extent possible, be in alignment with existing curb cuts which
border the subject property.
Access issues associated with the bank proposal will be discussed later in this report.
Streets. As previously indicated, a private service drive has been proposed as part of
the subdivision. Such service drive is to be constructed within a 40 foot wide outlot. To
accommodate the proposed private service drive (and lots without public street access),
the processing of a planned unit development (concept plan) is necessary.
As a private drive, maintenance responsibilities will Ile with the developer (or his
assigns) and will likely be governed by an association. As a condition of final plat
approval, documents ensuring the maintenance of the private drive should be submitted
to the City Attorney for review and approval.
Appropriately the northerly access to the subdivision is in alignment with an existing
curb cut along 58 Street North.
It is the applicant's intent to construct the service drive in a sequence which follows site
development. While this is considered an acceptable situation, a temporary cul -de -sac
should be provided at the service drive's southern terminus.
Grading and Drainage. As noted previously, a portion of the site (Outlot A) has been
dedicated for the purpose of stormwater storage. The acceptability of the proposed
stormwater holding area and other grading and drainage issues should be subject to
review and comment by the City Engineer and the applicable watershed district or
authority.
Utilities. The City Engineer should provide comment and recommendation in regard to
utility issues including light standards of the proposed private service drive.
Park Dedication. Park dedication fees for the subject property were previously paid to
the Township. As a result, no park land or cash contributions will be required.
Development Agreement. As a condition of final plat approval, a development
agreement between the applicant and the City w i l l be required as part of the approvals
subject to City Attorney and City Council review and approval. All aspects of the
agreement including the payment of assessments related to standard utility construction
shall be additional conditions of approval for the proposed development.
As a condition of Final Plat approval, connection fees (for water, sewer and sanitary
sewer) for all lots which comprise the proposed subdivision will need to be paid.
3
Use
Ordinance Requirement
Required Spaces
Bank
5,988 s.f. x .9 = 5,389 s.f.
1 space per 250 square feet
of floor area
22
Bank (drive -up
component)
Four drive -in units
2 spaces for each drive -in
aisle plus 180 feet of stacking
space for each drive -in unit
8
Required Spaces
30
Planned Unit Development /Conditional Use Permit
Development Proposal. As previously indicated, the applicant is proposing to
construct a 5,988 square foot bank (with a drive- through facility) upon proposed Lot 1,
Block 2 of the subdivision. To accommodate a development without public street
access and the bank's accessory drive -up facility (a conditional use in the B-3 district),
the processing of a PUD/CUP is necessary.
Off-street Parking. As shown below the ordinance requires a total of 30 off - street
parking spaces for the proposed bank.
In excess of the above requirement, the applicant is proposing to provide 59 off - street
parking spaces.
It should be noted that the City encourages "proof of parking" in cases where the off -
street parking supply exceeds expectant demand. Considering that the applicant is
proposing to exceed the required parking supply by 29 stalls, reserving land as "proof of
parking" should be considered.
All off - street parking stalls and drives aisles have been found to comply with minimal
dimensional requirements of the ordinance.
Site Access. As shown on the submitted site plan, the subject site is to be accessed
via two points from the private service drive. While the two access points themselves
are considered acceptable, some concern exists in regard to the proximity of the
northernmost access to the 58 Street North /service drive intersection. With a
separation of only 26 feet, minimal stacking space will exist at the intersection. To
address this concern, it is suggested that the site's northernmost access be shifted
southward approximately 20 feet.
Another item of concern is the southernmost curb cut. At 50 feet in width, the curb cut
significantly exceeds the maximum 24 foot width standard required by the Ordinance.
While a curb cut width in excess of 24 feet can be accommodated via the planned
development and is likely desired in consideration of the need to access the proposed
drive -up lanes, it is suggested the curb cut width be reduced to 32 feet.
Access related issues should be subject to further comment by the City Engineer.
4
Site Circulation. While the site circulation system appears relatively straight forward,
some concerns do exist.
In consideration of the drive -up tellers and their location, the site seems to lend itself to
a one -way circulation pattern. It is believed that two -way vehicle circulation; particularly
south of the teller lanes would be highly problematic. At times when the southernmost
drive -up lane is used, only a 10 foot wide drive aisle will exist between the vehicle using
the teller (or ATM) and the adjacent off - street parking stall.
To address this concern, the following site modifications are suggested:
O A one—way circulation pattern be utilized such that entry to the site occur at the
southernmost access and exiting occur to the north.
• Off-street parking stalls to the south of the southernmost drive -up teller lane be
eliminated and converted to green area.
• The southernmost row of parking stalls be converted from a 90 degree to 60
degree configuration.
Setbacks. While the nature of planned development allows for interior setback
flexibility, perimeter setback requirements of the applicable B -3 zoning district must be
upheld. Within B -3 zoning districts, a 40 foot front yard setback is required. With a
setback of 55 feet from Highway 5 and 77 feet from 58 Street North, perimeter setback
requirements have been satisfied.
As shown on the submitted site plan, the bank is proposed to lie 21 feet from the curb of
the proposed private service drive. As a condition of P U D /CUP approval, such setback
should be increased to 25 feet.
Building Height. The B -3 zoning district establishes a maximum building height of 35
feet. At approximately 17 feet in height, the bank satisfies this requirement.
Building Materials. The zoning Ordinance states that building materials of structures
within B -3 zoning districts must adhere to both the requirements of the ordinance and
the City's design guidelines.
The design guidelines state that buildings should be designed specifically for the site
and should relate to surrounding buildings in terms of style, color and materials. The
guidelines further state that commercial buildings must be composed of at least 65
percent Grade 1 or Grade 11 materials.
The bank is proposed to be finished in a combination of materials. The base of the
building is to be finished in split face concrete (color not specified). The mid section of
the building (above the base) and building entrances are to be finished in face brick
while upper third of the building (and drive - through canopy) are to be finished in E1FS.
5
While the building satisfies the material requirements of the Ordinance and design
guidelines, specific building material colors should be specified.
Drive -up Lanes. As shown on the site plan, four drive -up lanes have been proposed
on the south side of the bank. According to the ordinance, each drive -up lane must
provide 180 feet of stacking space (the equivalent of 9 cars). In contrast to the
ordinance requirement, only 80 feet of stacking space for each drive -up lane have been
proposed.
While the bank technically does not satisfy the ordinance requirement of 180 feet per
lane, the total amount of vehicular stacking space (320 square feet) satisfies the intent
of the stacking requirement as originally conceived. Thus, the proposed dispersal of the
stacking space is considered acceptable and may be accommodated via the P U D
Landscaping. The submitted landscape plan has been subject to detailed review and
comment by the City Arborist (see attached Exhibit K). Comments include, but are not
limited to, the following recommendations:
• The plan should list the scientific names of all plantings.
• The plan should be revised to provide more attractive and consistent plant
materials.
• The plan should be prepared by a professional landscape designer or a
landscape architect.
Sidewalks. As a condition of PUD /CUP approval, the site plan should be revised to
illustrate (and the applicant should be responsible for the construction of) an eight foot
wide sidewalk along the proposed service drive.
In addition, a connection from such sidewalk to the bank should be provided.
Lighting. As required by Ordinance, a lighting plan has been submitted for review.
According to section 401.15.B.7 of the Ordinance, no light source which cast light on a
public street may exceed one footcandle reading as measured from the centerline of the
street. Further, no light source which casts light on adjacent property may exceed four -
tenths footcandles at the property line. While it is acknowledged that the subject site is
to be served by a "private" service drive, the lighting standards of the Ordinance for a
public street will be imposed.
All site lighting should be hooded and directed such that the source of the light is not
visible from surrounding properties and rights -of -way.
As an additional condition of approval, details regarding fixture type and location should
be provided.
8
Grading and Drainage. As required by ordinance, a grading and drainage plan
specific to the subject site has been submitted.
Grading and drainage issues shall be subject to review and comment by the City
Engineer.
Utilities. Utility related issues shall be subject to review and comment by the City
Engineer.
Signage. As shown on the site plan, freestanding signs have been proposed in the
northeast and southeast corners of the bank site. The sign in the northeast corner is
specific to the bank and measures six feet in height and 18 square feet in area (per City
definition of sign area) while the sign in the southeast corner is an area identification
sign. The area identification sign measures 10 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 lie 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 or the building. According
to the ordinance, buildings with B -3 zoning districts are allowed a maximum of 64
square feet of wall signage. While specific wall sign dimensions have not been
provided, it appears this requirement has been satisfied. Details related to proposed
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
ordinance must be satisfied.
Trash. A single trash enclosure has been proposed in the southwest area of the site.
The enclosure measures 5 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 Attorney and City
Council review and approval.
RECOMMENDATION
Based on the preceding review, our office recommends the following:
A. Preliminary plat /planned unit development approval of a seven lot commercial
subdivision entitled "Oak Park Station" subject site subject to the following
conditions:
7
1. The shared side lot line between Lots 3 and 4, Block 2 be shifted northward
(and emanate from the centum of the adjacent private street arc).
2. The preliminary plat is revised such that each outlot is provided its own
separate description.
3. The existing easements bisecting Lot 2, Block 1 and Lots 4 and 5, Block 2 are
vacated. This issue should be subject to further comment by the City
Engineer.
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 and utility issues.
8. A temporary cul-de -sac is provided at the service drive's southern terminus.
7. As a condition of final plat approval, the applicant enter into a development
agreement with the City.
8. Either the applicant provide information (satisfactory to the City Attorney)
justifying the outlot designations over the proposed private drive and drainage
area or the private drive and drainage area be constructed within an
established easement
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
paid.
B. Approval of a planned unit development /conditional use permit to allow a 5,988
square foot bank (with drive -up lane) upon Lot 1, Block 2, Oak Park Station subject
to the following conditions:
1. The City approve the final subdivision of the Oak Park Station.
2. The northernmost access is shifted southward approximately 20 feet. This issue
should be subject to further comment by the City Engineer.
3. A one—way circulation pattern be utilized such that entry to the site occur at the
southernmost access and exiting occur to the north
4. Off-street parking stalls to the south of the southernmost drive -up teller lane be
eliminated and converted to green area.
8
5. The setback of the building from the curb of the private service drive is increased
to 25 feet.
6. The southernmost curb cut be reduced to 32 feet in width.
7. Consideration is given to establishing those parking stalls in excess of the
minimum supply requirement of the Ordinance as "proof of parking" stalls.
8. The southernmost row of parking stalls be converted from a 90 degree to 60
degree configuration.
9. The City Engineer provide comment and recommendation regarding setbacks
from the proposed private service drive.
10. Specific building material colors are specified and found to be acceptable by the
c ity.
'l1 .An eight foot wide sidewalk is constructed by the applicant along the private
service drive. A connection from such sidewalk to the bank shall also be
provided.
12. Details regarding lighting fixture type and location are provided.
13. All site lighting is hooded and directed such that the source of the Tight is not
visible from surrounding properties and rights -of -way.
14. The following conditions related to the landscape plan are satisfied:
A. The plan shall list the scientific names of all plantings.
B. The plan shall be revised to provide more attractive and consistent plant
materials.
C. The plan shall be prepared by a professional landscape designer or a
landscape architect.
D. The revised plan shall be subject to review and approval by the City
Arborist.
15. The area identification sign is located within an easement to allow for
maintenance by a party or parties other than the property owner.
16. Details related to proposed wall signage are submitted subject to City approval.
17.The City Engineer provide comment and recommendation in regard to grading
and drainage issues.
18. The City Engineer provide comment and recommendation in regard to utility
issues.
9
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From: 'K.D. Widin" <kwidin mmmpcc.org>
To: <srichards nacplanning.com>
Sent: Thursday, September 27, 2001 3:54 PM
Subject: S &C Bank - Landscape Plan
Scott -
I have reviewed the landscape plan for S &C Bank and have the
following comments:
1. The Planting Schedule should include the scientific names of the plants.
2. The Planting Detail should also include: cutting the twine at the base
of the trunk, cutting off the top of the burlap, or folding it down into
the hole, cutting off the top two rungs of any wire basket encasing the
root ball.
3. It is preferable erable to not stake trees.
4. Any added backfill or "planting" soil should constitute no more than 1/3
of the backfill soil put into the hole, and should be mixed with existing
soil.
5. The landscape plan itself is not acceptable and should be re -done by a
professional landscape designer or landscape architect. It is not
acceptable for the following reasons:
a. Some of the plant sizes drawn are not accurate and do not
reflect the
mature size of the plants.
b. The plan uses a very strange mixture of plant material. Eastern
red cedar and Siberian peashrub have some good attributes,
but being an attractive landscape plant is not one of them.
Redbud is not hardy in Minnesota and becomes a shrub if it
lives at all.
c. The plan as drawn is not attractive and is inconsistent. There
should be a variety of plant material but some repetition
of design around the perimeter of the lot would be more
attractive. There is no "design" to the plan. It is just
an
assemblage of plants in lines. Grouping at least some of the
plants will result in a more pleasing design.
Kathy Widin
Municipal Arborist
Page 1. of
EXHIBIT K - CITY ARBORIST COMMENTS
9/28/2001.
City of Oak Park Heights
Page 2 of 2
9/28/20001