HomeMy WebLinkAbout2014-04-22 OPH Ltr to CA Forwarding CUP for Recording CITY OF
OAK PARK HEIGHTS
14168 Oak Park Boulevard No • P.O.Box 2007 • Oak Park Heights,MN 55082-2007 • Phone:651/4394439 • Fax:651/439-0574
" 40, x',,
April 22, 2014
Mr. Mark Vierling
Eckberg, Lammers, Briggs, Wolff& Vierling. P.L.L.P
1809 Northwestern Ave.
Stillwater, MN 55082
Re: Conditional Use Permit
Gateway Building—Hall Family Chiropractic
OPH File No.: 2014-01.01
TPC File: 236.02-14.01
Dear Mr. Vierling:
Enc • ed here (for filing with the Washington County Recorder's Office, please find a
y of,t t . • e-referenced document.Notice of Certification has been attached.
Regards. :.---°''_--
Eri ohnson
C Administrator
J:jah
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:
Conditional Use Permit
Gateway Building—Hall Family Chiropractic
13999 60`h St. 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 Park Heights, this 22nd day of April,
2014.
.-;: .s .
f
Eric Johnson
City Administrator
;r.
CITY OF OAK PARK HEIGHTS
CONDITIONAL USE PERMIT
GATEWAY BUILDING
HALL FAMILY CHIROPRACTIC
13999-60Th STREET
File No.: 236.02-14.01 Date Issued: March 26,2104
Legal Description: (Washington County Geo. Code: 05-029-20-11-0137)
See Attached Exhibit "A"
Owner: Hall&Hall Properties,LLC
13999-60th Street North
Oak Park Heights,MN 55082
Applicant:same
Site Address: 13999-60th Street North
Present Zoning District: B-4 Limited Business District
Permitted uses set forth in Ordinance 401 Section 401.301
I. CONDITIONAL USE PERMIT
Applicant has applied for a site plan approval and Conditional Use permit. Conditional Use Permit is
required under the zoning designation relative to spaces and design of the parking lot. Design Guidelines
and Site Plan approvals are required for the existing building demolition and reconstruction.
All uses shall be subject to the following conditions and/or restrictions imposed by the March 26, 2014
Resolution of the City Council of the City of Oak Park Heights as follows:
A. The application submitted from Hall and Hall Properties LLC for a Conditional Use
Permit for number of parking spaces and Design Guidelines/Site Plan review to construct a new
building at 13999 60th Street North 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 with the
following conditions:
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 City Council approves the building design and building materials.
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 work with the Minnesota Department of Transportation to provide pedestrian
access through the site from 60th Street to the building sidewalk. The pedestrian access shall be subject
to approval of the City Engineer.
8. Outdoor lighting for the parking areas shall be turned off one hour after closing, except for
� g
approved security lighting.
9. All signs shall be design ed 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. A bike rack should be identified on the site plan and placed on site.
12. The City Council approves the methods of construction and site design as it relates Design
Guidelines and sustainability.
II. REFERENCE ATTACHMENT B: The reports of the City Planner dated March 5 & 20, 2014 and site
plan as approved by the City Council are annexed hereto by reference.
III. 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 (twelve) 12 continuous months shall constitute abandonment and void the
permit.
t �
II
IV. ANNUAL REVIEW:Annual review is not imposed as a condition of this permit.
IN WITNESS WHEREOF,the parties have set forth their hands and seals.
CITY OF OAK PARK HEIGHTS
diOA
Date: -21 - By .L.- cif Al
MaY
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Date: q - � -I By
icJo ift ■
City A. 'stator
HALL& I'L,LLC
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Date: -1 ki By
Its: ®^e s t �
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L A- Hai
EXIIIBIT "A"
LEGAL DESCRIPTION
it
ATTACHMENT A
5
.4 yam•,?
Conditional Use Permit
For Number of Parking Spaces
And
Design Guideline/Site Plan Review
To Construct A New Building At 13999 601 St N.
Hall Gateway Building
Physical Address: 13999 60*St.N.
Washington County Parcel Identification Number: 05-029-20-11-0137
Legal Description:
THAT PART OF THE NORTH HALF OF THE NORTHEAST QUARTER OF SECTION 5,
TOWNSHIP 29 NORTH,RANGE 20,WEST,DESCRIBED AS FOLLOWS:BEGINNING AT
THE NORTHEAST CORNER OF SECTION 5,TOWNSHIP 29 NORTH,RANGE 20 WEST,
AND RUNNING THENCE WESTERLY ALONG THE NORTH LINE OF SAID SECTION 5,
A DISTANCE OF 157.00 FEET TO A POINT;THENCE SOUTH AND PERPENDICULAR
TO SAID NORTH LINE OF SECTION 5,A DISTANCE OF 318.50 FEET;THENCE EAST
AND PERPENDICULAR TO THE LAST DESCRIBED LINE,TO THE EAST LINE OF SAID
SECTION 5,THE SAME BEING THE CENTERLINE OF THE SO-CALLED SPEED BOWL
ROAD;THENCE NORTHERLY ALONG SAID EAST LINE OF SECTION 5 TO THE POINT
OF BEGINNING.EXCEPTING THEREFROM PARCEL 330D AS SHOWN ON
MINNESOTA DEPARTMENT OF TRANSPORTATION RIGHT OF WAY PLAT NO. 82-18
SUBJECT TO THE RIGHT OF WAY OF 60T1I STREET NORTH AND SUBJECT ALSO TO
THE RIGHT-OF-WAY OF OAKGREEN AVENUE NORTH.ALSO EXCEPTING THAT
PART OF THE NORTHEAST QUARTER OF THE NORTHEAST QUARTER OF SECTION
5,TOWNSHIP 29 NORTH,RANGE 20 WEST,SHOWN AS PARCEL 218A ON
MINNESOTA DEPARTMENT OF TRANSPORTATION RIGHT OF WAY PLAT 82-117.
SUBJECT TO AND TOGETHER WITH ANY OTHER VALID EASEMENTS,
RESERVATIONS OR RESTRICTIONS.
Page 113 of 194
EXHIBIT "B"
PLANNER'S REPORT AND SITE PLANS
1
T3601 Thurston Avenue N,Suite 100
Anoka, MN 55303
Phone;763.231.5840
Facsimile:763.427.0820
TPC @PlanningCo.com
I
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 ARCNET 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)
Page 84 of 194
r 3
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
Page 85 of 194
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
Page 86 of 194
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
Page 87 of 194
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.
Sian 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.
Facade Treatments
The building will have a definite base, middle and top. The facades 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 facades 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
Page 88 of 194
Franchise Architecture
The building is not a franchise design.
Site Design Guidelines
Buildings Placement
The proposed building is well placed on the site and will be a prominent feature
of the intersection.
Paricino 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-Throuoh/Storage Areas
Addressed elsewhere in the planning report.
Liohtings
Addressed elsewhere in the planning report.
Sianage
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
Page 89 of 194
CONCLUSION I 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
Page 90 of 194
13. The Applicant shall discuss methods of construction and site design as it relates
to sustainability with the Planning Commission.
pc: Julie Hultman
. I
8
Page 91 of 194
PROPflSISD SITE PAN
Notes:
Notes:
e Ind. iron found. CERTIFICATE OF SURVEY Bearing system it n+:
o Ind. 13714 iron pipe set. assumed datum.
Spot Slays. Ind. Thus: res Underground or overhead, public or r
Rxist. contours Ind. Thuat ---2/- g" private
uotlloat on or adjacent the site, were
Proposed Else's. Ind. Thus:-ai}• (Boxed) not located in conjunction with this
Blev's. based on NGVD 1929 Adj. Datum, survey, unless shown otherwise.
survey Made Port Dr. Dan Hall Survey Made By/ Stack Land Surveying
13999 No. 60th Street 5t190 No. Fairy Palls Rd.
Stillwater, 4N 55082 Stillwater, MN 55092
Existing parcel Description: Per Cert. or Title Nu. 45605 (651) 839-5530
(see copy included with this map)
NOTSS b
"OW" Ind. Prop. Bit. Elev.
NB1'43gOW BLfl9Z • 'TC" Ind. Prop. Top Curb El.- :/10:-Ind. Sadist. Gravel lot.
?lAc i mat,lie r,.ar.11 1 7 e.i.x' S/ • x»d. Prop. Saadioap
«,y. r w TW C �isratt aring spots and ramp.
AI:�i cm.i tl• �0"' ST. N� >s+r., 1 RIP Ind. Prop.. Bat. Wall
s4 5 1 ; /yN 7 ,4 36 �_�rrur, r. I "A" Ind. Exist oLan. cope.
I "LB" Ind. Exist. Landscape
Ndl•JI ii rsi.JL A_s ovair.P`y areas from tld j. oily.
} Proposed parking apace.:
. 1, 2 Handicap spaces. (1 van
�'�� t rp.4,PCEL 33Q0 7513;rlF a 29 regular spaces. (9'520'
typical sisal
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or near I 10144• �.i rs,� :� , __ eo �� the project area.
' 1I +,d 4�� � e `a Sea specific addition bldg.
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3601 ThuTPC ! c::SlOO ton uite
Anoka, M553
Phone:76 .231
Facsimile: 83.4
PLANNING REPORT
TO: Eric Johnson
FROM: Scott Richards
DATE: March 20, 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
Oalcgreen Avenue North.
The Planning Commission, at their March 13,2014 meeting, held the public hearing and
discussed the site layout and the proposed building. One of the Planning Commission
members asked where the right of way easement line was on the east side of the
property. The actual property line is approximately 32 feet from the east edge of the
proposed parking lot, but the survey and the layout plans do not identify the right of way
line. The Planning Commission discussed whether the 10 foot setback for the parking
lot was addressed in the proposed plan. In that the location of the right of way line was
not identified on the survey or plans, the Planning Commission added a condition that
the Applicant provide a plan showing that information and for City Staff to determine if a
variance is required.
Please find attached a revised layout plan indicating the Minnesota Department of
Transportation easement. It is directly adjacent to the east line of the proposed parking
lot. City Staff has reviewed the Zoning Ordinance and determined that a variance is not
required. The Zoning Ordinance states in Section 401.15.F the following:
Page 106 of 194
AI 1
17) Curbing and Landscaping. Except for single and two family dwellings, all open, off
street parking shall have a continuous concrete perimeter curb barrier around the entire
parking lot; said curb barrier shall not be closer than 10 (ten) feet to any lot line. Grass
plantings and landscaping shall be provided in all areas bordering the parking area.
The language indicates that the setback for the parking area is 10 feet from a lot line. In
this case the parking lot is set back 32 feet from the lot line. The new frontage road and
trail in this area will be more than 25 feet from the proposed parking lot curb. The
setback is satisfied in terms of the Zoning Ordinance language.
City Staff has considered whether the language may need to be changed so that it not
only addresses property lines but also right of way easement lines. The Planning
Commission could address this as part of a routine clean-up of outdated language or
necessary updates to the Zoning Ordinance.
pc: Julie Hultman
2
Page 107 of 194
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