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HomeMy WebLinkAbout2014-03-05 Planning Report TPC3601 Thurston Avenue N, Suite 100 Anoka, MN 55303 NCLOS °r2 Phone: 763.231.5840 Facsimile: 763.427.0520 TPC@PlanningCo.com PLANNING REPORT TO: Eric Johnson FROM: Scott Richards DATE: March 5, 2014 RE: Oak Park Heights - Gateway Building - Design Guidelines/Site Plan Review and Conditional Use Permit for Number of Parking Spaces - 13999 60th Street North TPC FILE: 236.02 — 14.01 BACKGROUND Roger Tomten of ARCHNET on behalf of Hall and Hall Properties has made applications for Design Guidelines/Site Plan Review and a Conditional Use Permit (CUP) for number of parking spaces at 13999 60th Street North to demolish the existing building and construct a new multi-tenant building at the corner of 60th Street and Oakgreen Avenue North. In that the existing building will be demolished and this is a totally new building, the Applicant will need to comply with the Design Guidelines for the building and site improvements. The Conditional Use Permit is to allow for the building to be constructed with a slight reduction in the number of parking spaces from what is required by the Zoning Ordinance. EXHIBITS The review is based upon the following submittals: Exhibit 1: Site Plan Review Narrative, February 12, 2014 Exhibit 2: Certificate of Survey Exhibit 3: Gateway Building — Cover Page with Perspective Diagram Exhibit 4: Floor/Roof Plan (A1.0) Exhibit 5: Elevations/Section (A3.0) Exhibit 6: Existing Conditions and Demo Plan (C1.1) Exhibit 7: Layout Plan (C2.1) Exhibit 8: Grading and Erosion Control Plan (C3.1) Exhibit 9: Utility Plan (C4.1) Exhibit 10: Details (C5.1) Exhibit 11: Drainage Map (D1) Exhibit 12: Landscape Plan (L1.1) Exhibit 13: Lighting Plan (E1.1) Exhibit 14: Photometric Plan Detail Exhibit 15: Trash Enclosure Details (A1.1) Exhibit 16: Report of the City Arborist PROJECT DESCRIPTION The Site Plan Review Narrative for the project is found as Exhibit 1. The existing building will be demolished and replaced with a 7,500 square foot Class A retail and professional office space. Hall's Chiropractic Clinic will remain as the anchor tenant and the remainder leased out to professional office and retail tenants. Access for the site will be from Oakgreen Avenue North. The Applicant is coordinating with the work being done by the Minnesota Department of Transportation related to continuing access with the pending changes to the intersection. ISSUES ANALYSIS Comprehensive Plan. The property is designated as Commercial on the Proposed Land Use Map. The use of the site as multi-tenant professional office and retail building is consistent with the Comprehensive Plan. Zoning. The property is zoned B-4 Limited Business District. The multi-tenant professional office and retail building is consistent with the B-4 Limited Business District. Subdivision. The property is in a meets and bounds description. There are no changes requested related to the lot or easements. Setbacks. Building setbacks required in the B-4 District are as follows: Building Setbacks Required Proposed Front 40 feet 48 feet Side 10 feet 12 feet West/100feet East Rear 20 feet 25 feet 2 The building setbacks are complaint with the Zoning Ordinance requirements. The front lot line for this property is north, the sides are east and west and the rear property line is to the south. All parking and drive aisles must be set back at least 10 feet from the property line. All of the parking and driveway areas are compliant. Traffic Circulation/Curb Cuts. The site will be accessed by Oakgreen Avenue at the south end of the property near the current access location. The layout plan indicates the location of the new Minnesota Department of Transportation (MNDOT) design for this corner. The project Engineer has had contact with MNDOT and this driveway would be acceptable. The Applicant will need to obtain an access permit for the driveway. Parking. The plans indicate that with the new parking layout there will be 34 parking stalls on site. The Zoning Ordinance requires the following parking requirement for professional office and clinics: "Three (3) spaces plus one space for each two hundred (200) square feet of floor area" The parking calculation for the building would be: 7500 square feet x .9 = 6,750 /200 = 34 + 3 = 37 required parking stalls The site will be three spaces short if the professional office and clinic standard is used. If the building were all retail tenants the parking requirement would be met. Dr. Hall has indicated he would have two to three Doctors on site and the office staff is limited to one or two additional persons. With such a limited staff, the parking should be more than adequate for at least the major portion of the building. In evaluation of the requested conditional use permit for a parking reduction, Section 401.04.A.7 of the Zoning Ordinance directs the Planning Commission and City Council to consider the possible effects of the proposed use, with that judgment based upon (but not limited to) the following factors: a. Relationship to the specific policies and provisions of the municipal comprehensive plan. b. The conformity with present and future land uses in the area. c. The environmental issues and geographic area involved. d. Whether the use will tend to or actually depreciate the area in which it is proposed. e. The impact on character of the surrounding area. f. The demonstrated need for such use. g. Traffic generation by the use in relation to capabilities of streets serving the property. h. The impact upon existing public services and facilities including parks, schools, streets, and utilities, and the City's service capacity. i. The proposed use's conformity with all performance standards contained herein (Le., parking, loading, noise, etc.). 3 The Planning Commission and City Council should determine if a three stall reduction would be appropriate for the building. Staff does not see the reduction of three stalls as significant especially since the retail parking requirements would be met with the onsite parking provided. Snow Storage. The plans indicate allowances for snow storage. The plan shows a surmountable curb on the north line of the parking lot to allow for moving snow into the adjacent green area. Landscaping. The submitted landscape plan is subject to City Arborist review and approval. City Arborist comments are found as an exhibit to this report. The primary advantage of the landscape plan is to provide necessary screening between the building and parking lot to the residential properties to the west and south. The landscape plan will achieve this screening. The landscape beds east of the parking area will provide and attractive feature for the corner. Lighting. The submitted photometric plan illustrates light levels that are within the maximum of .4 foot candles at the property lines. This is especially important because of the residential properties that surround the site. All of the fixtures are full cut off and include LED technology. The plans indicate that the freestanding fixtures will be mounted on 20 foot poles. Light standards may not exceed 25 feet from the ground surface to the top of the light fixture. The plans include eight wall fixtures at the front and rear of the proposed structure. All light fixtures will need to comply with Section 401.15.B.7 of the Zoning Ordinance as it relates to lighting requirements. Trash Storage. The plans show the location and design of the trash enclosure. The brick will match the main building. The doors will be constructed of metal. Mechanical Screening. The plans and the narrative indicate that the parapet walls are designed to totally screen the mechanical equipment. Grading, Drainage, Erosion Control and Utilities. Grading, drainage, erosion control, and utility plans are subject to review and approval by the City Engineer. Storm water issues are also subject to review and approval by the Middle St. Croix Watershed District. Signage. Freestanding Sign. The applicant has proposed reusing the existing pylon sign but has not proposed a location. The sign can be a maximum of 100 square feet in size and be no more than 20 feet in height. The Design Guidelines recommend the use of monument signs within this area. 4 Wall Signage. The Zoning Ordinance would allow for separate tenant signs in that it is a multi-tenant building. The signs would need to comply with the Zoning Ordinance requirements as the tenant spaces are leased. Sign Illumination. The signs will be required to comply with the Zoning Ordinance lighting requirements. Staff will approve the lighting specifications for the signs at the time of permitting. Design Guidelines Sustainable Guidelines. The applicant will need to discuss the methods in building construction and site design with the Planning Commission of how sustainability has been addressed. The exterior lighting fixtures will all feature LED technology. Architectural Guidelines. Façade Treatments The building will have a definite base, middle and top. The façades feature differences in materials, prominent columns and a varied roof line to provide architectural interest. Ground Level Expression This is a one story building with excellent visibility to Highway 36. The entrances to the building will be clearly visible from the intersection. Transparency The building uses glass on the two facades facing the rights of way. The Design Guidelines requires at least a 20 percent transparency on ground floor, street facing facades. The street facing façades will have a transparency of 29.5 percent. Entries The building features a prominent entry. Roof Design The roofline is broken into two segments. The rooftop mechanical equipment will be completely screened within the parapet of the building. Building Materials and Colors The applicant has provided color elevations for review. The primary building materials of brick, precast stone and glass are featured on all facades of the building. None of the prohibited building materials will be used. Building material samples will be available at the Planning Commission meeting. 5 Franchise Architecture The building is not a franchise design. Site Design Guidelines Building Placement The proposed building is well placed on the site and will be a prominent feature of the intersection. Parking Areas The parking area is landscaped with perimeter plantings as well as plantings around the building. The residential properties will be screened from the parking areas Storm water Storm water will be addressed by the City Engineer. Pedestrian and Common Space The plans indicate the trail alignment that will be installed by the Minnesota Department of Transportation when the new intersection and frontage road are constructed. The Applicant has been asked to provide a future connection from the trail into the sidewalk at the front of the building. Landscaping Building entrance plantings are required. The main entry does not include planting areas but seasonal pots could be added. The Planning Commission should comment. Trees/Shrubs The trees and shrubs used in the landscape plan shall be subject to the review and approval of the City Arborist. The Arborist has indicated that the plan is well designed with a good variety of plant materials. Utilites/Service/Loading/Drive-Through/Storage Areas Addressed elsewhere in the planning report. Lighting Addressed elsewhere in the planning report. Signage The Applicant should provide more details on the freestanding sign to the Planning Commission and City Council, if possible. Pedestrian/ Bicycle Routes A bike rack will be required. The applicant should identify a location. 6 CONCLUSION / RECOMMENDATION Subject to the preceding review, City staff recommends approval of the following listed requests subject to the conditions that follow: • Conditional use permit (CUP) for number of required parking spaces • Design Guidelines/Site Plan Review 1. All grading, drainage, erosion control, and utility plans are subject to review and approval of the City Engineer. Storm water plans are also subject to review and approval of the Middle St Croix Watershed District. 2. The Applicant shall obtain a driveway access permit from the Minnesota Department of Transportation. 3. All light fixtures shall be full cut off, compliant with the height requirements, and be consistent with Section 401.15.B.7 of the Zoning Ordinance as it relates to lighting requirements. 4. The Planning Commission shall comment on the building design and building materials. The applicant has provided building material samples for Planning Commission review. 5. All mechanical equipment on the roof or on the site shall be fully screened in accordance with the provisions of the Zoning Ordinance. 6. The Applicant shall replace the existing pylon sign with a monument sign compliant with the signage requirements of the Design Guidelines. 7. The Applicant shall provide pedestrian access through the site from 60th Street to the building sidewalk. 8. Outdoor lighting for the parking areas shall be turned off one hour after closing, except for approved security lighting. 9. All signs shall be designed to comply with the Zoning Ordinance requirements for internal illumination. 10. The landscape plan shall be subject to the review and approval of the City Arborist. 11. Building entrance plantings shall be required. The Applicant shall revise the landscape plan or provide seasonal planters at the main entrance to the building. 12. A bike rack should be identified on the site plan and placed on site. 7 13. The Applicant shall discuss methods of construction and site design as it relates to sustainability with the Planning Commission. pc: Julie Hultman 8 EXHIBIT 1 A-AL Gateway of Oak Park Heights SITE PLAN REVIEW NARRATIVE February 12, 2014 The Owners of the Hall Chiropractic Building are proposing the demolition and reconstruction of their existing building at 13999 60th Street North, at the southwest corner of Highway 36 frontage road and Oakgreen Avenue. The proposed plan incorporates a new Class A, 7,500 square foot retail office building, proposed to be constructed with extensive use of brick and composite metal accents. This new building will serve as the architectural standard and entrance to Oak Park Heights, aptly named the "Gateway Building". The elimination of the north entrance and extensive landscape screening will be a part of this project, which will provide a natural buffer from this site and the existing residential townhome units to the south of the property. New water main, sewer and storm sewer will be installed as part of this project. The storm water infiltration is proposed to be handled with an underground storage/infiltration system that will outlet into the new MnDOT proposed system. Heating and Cooling for the structure will be handled with one roof top unit for the Chiropractic Clinic and separate interior units for the other tenant spaces. We are currently working with the engineering staff of MnDOT to coordinate any utility 1lpage GATEWAY BUILDING CONCEPT NARRATIVE Page 2 of 2 connection(s) and entrance issues. Trash will be handled in an exterior trash enclosure constructed of materials similar to the building construction. 1 The Hall's Chiropractic Clinic will continue to be the anchor tenant in the new building, with the remainder of the building leased out to new tenants. Signage for each of the tenants will be included on the face of the building as depicted in the submitted architectural documents. As with the building, the existing pylon mounted sign will be reconstructed as well. The size and height of this sign will remain within the guidelines of the City Ordinances. We currently do not have any specific sign designs at this time. With no change in use for the property, we believe that site plan review is the only necessary process required for this new building. We look forward to working with City Staff, Planning and Council on this project! 2IPage PR)POSED SITE PLAN Notes: CERTIFICATE OF SURVEY Notes: • Ind, iron found. Bearing system is an o Ind. 33774 iron pipe set. assumed datum. Spot Elev's. Ind. Thus: zits Underground or overhead, public or private Exist. contours Ind. Thus: ---2f--- utilities, on or adjacent the site, were Proposed Elev's. Ind. Thus: . - (Boxed) not located in conjunction with this Elev's. based on NGVD 1929 Adj. Datum. survey, unless shown otherwise. Survey Made For: Dr. Dan Hall Survey Made By; Stack Land Surveying 13999 No. 60th Street r,090 No, Fairy Falls Rd. Stillwater, MN 55082 Stillwater, FiN 55082 Existing Parcel Description: Per Cert. of Title Su. 45605 (651) 439-5630 (see copy included with this map) NOTES: "BT" Ind. Prop. Bit. Elev. -.t/B9°4340 Gd 2653.5.2 - = ,s°.s "TC" Ind. Prop. Top Curb El. "EG"' Ind. Exist. Gravel lot. liii. zf9---4--77A.' !` /57.00 "H/C" Ind. Prop. Handicap / e. NGve ��E%¢ ��tn Parking spots and ramp. (.H• ( n 6O T/,' S7. /Va. Aces, I "R.W" Ind. Prop Reit. Wall. "r,= _ , d' �/ /V Tzny, I "0" Ind. Exist Util. Pole. 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O illi111111111111111111 < F< W 11111111111111111111111111111■�L to_ 11111111111111111111111111111 999 4 .1.1.1.1.11.1.1.1.1111.1.1.1. gp■ y o a p:Cp3, a ° : yla W=bi `yam tlCq qQ3 W 5 W b 84 4 ?b eh r4 8y <• a `6 e a R 2Y < <• $ tai 'ee!I!I!IeIeeeeeeeeeeeeeee mes ii■■■1 .1.1'1'11' 11 f 1111 1111111 111111 1111111 111 11 .,.,. .1 ,,, 11 11 ;. .,; � 111111 111II1 ws i �8 111111 .1: �h15-x.�7�SSv,77 127=P ■ ■■■■ F ww —11MIMIIIMIIIMMI ; 1 i _, C) L @9 ? NI N z§ EXHIBIT 1 6 Julie Hultman From: K.D.Widin <kdwidin @comcast.net> Sent: Tuesday, February 18, 2014 9:27 PM To: Eric Johnson; Mark Vierling (E-mail);Andrew Kegley; Betty Caruso;Julie Hultman;Scott Richards;Chris Long;Jennifer Pinski Subject: Oak Park Heights Gateway- Landscape Plan Review Follow Up Flag: Flag for follow up Flag Status: Flagged OPH Staff- I have reviewed the landscape plan for the Oak Park Heights Gateway project,and have the following comments: 1. The landscape design is attractive and will complement the building and site well, especially the series of curved beds on the east side of the parking lot. 2.The screening between this project and the residential properties to the south is good and the mix of species in the screen will add interest to that aspect of the landscape. 3. Most plant material choices are acceptable, being hardy and relatively insect and disease free. I would, however, recommend that at least half of the Austrian pine be replaced with red(Norway)pine and that the Colorado spruce be replaced with "Black Hills"white spruce,due to fungal disease problems with Austrian pine and Colorado spruce which can make them higher maintenance plants and also limit their usefulness and longevity in the landscape. Plant sizes are good. 4.The planting detail for the shrubs is acceptable. The planting detail for the deciduous and coniferous trees should be changed to read..."cut and remove burlap,twine and any wire from the top 1/3 of the root ball". Approved planting detail should be adhered to and plantings will be inspected. If the approved planting detail has not be used,the contractor will be required to re-plant any improperly planted material. Please forward my comments to the development team for this project. Contact me if you have any questions regarding this review or report. Kathy Widin Arborist City of Oak Park Heights