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ITEM 3.1TPC3601 Thurston Avenue N, Suite 100 Anoka, MN 55303 Phone: 763.231 .5840 Facsimile: 763.427.0520 TPC@DPlan ningCo.com PLANNING REPORT TO: Otsego Planning Commission FROM: Daniel Licht, AICP RE: Otsego — Gateway North Building 3 REPORT DATE: 12 September 2014 ACTION DATE: 4 November 2014 TPC FILE: 101.02 — 14.OX BACKGROUND E-rEM SAN Duke Realty Limited Partnership has submitted plans for development of a 150,000 square foot warehouse distribution building within the Gateway North Business Center, designated as Building #3. The subject site is Outlot A, Gateway North Third Addition located east of TH 101 and south of CSAH 37 abutting Queens Avenue. A preliminary plat and PUD -CUP was approved for Gateway North on 12 June 2006 and establishes that each phase of the development is to be processed subject to site and building plan review and final plat approval. The applicant is also requesting modification of the Gateway Fourth Addition Final Plat approved with Building #5 to establish the buildable lot for Building #3 as well as a lot for future Building #2. The Planning Commission will consider these applications at their regular meeting on 15 September 2014. Exhibits: A. Site Location B. Gateway North Master Plan C. Existing Conditions D. Site Plan E. Grading Plan F. Utility Plan G. Landscape Plan (2 sheets) H. Exterior Elevations J. Final plat (3 sheets) ANALYSIS Comprehensive Plan. The 2012 Comprehensive Plan guides the subject site for industrial land uses within the east sewer district. The proposed land use is consistent with this designation and the City has adequate utility capacity available at the subject site to provide services. Zoning. The subject site is zoned 1-2, General Industrial District. Warehousing and distribution centers are a permitted use within the 1-2 District. Environmental Review. An Alternative Urban Area Review (AUAR) was prepared with the review of the initial Gateway North application and the scope of this study included overall master plan. The City Council adopted the AUAR on 7 August 2006 finding that the proposed project did not have potential for significant environmental effects. The current site and building plans are consistent with the intensity of development anticipated for this portion of Gateway North reviewed as part of the AUAR and this application requires no additional environmental review. Phasing Plan. The applicant is proposing to construct the proposed 150,000 square foot building and the site plan shows a 116,200 square foot addition. The applications are being reviewed based on the planned build out of the Phase 2 structure with considerations as to site development work and improvements based on the phasing plan. Building Exterior Finish. Architectural plans for proposed building have been submitted. The design of the proposed building is generally consistent with that of Gateway North Buildings 1, 5 and 6 consisting of precast concrete panels with a combination of exposed aggregate, acid etched or sandblast finish on all four sides of the structure. However, the manufacturer of the exterior panels is different than that of the previous buildings and thus the exterior materials and appearance will not be exactly the same. No architectural requirements were established for Gateway North above the requirements of the Zoning Ordinance so the change in exterior materials is not an issue. The exterior finish schedule does not indicate color for the exterior of the building, which is to be integral with the concrete panel as required by Section 20-17- 4.B.1.b(3) of the Zoning Ordinance. The Phase 2 expansion of the proposed building will be required to match the exterior appearance of the Phase 1 structure including exterior material, texture and color as a condition of approval. Subject to compliance with this stipulation, a separate future site and building plan review application will not be required for the Phase 2 expansion. Building Height. Buildings within the 1-2 District are allowed a maximum height of 35 feet. The height of the proposed building from finished floor to the top of the roof is 36.75 feet. There is a 1.75 foot parapet surrounding roof allowed by Section 20-17-3.A of the Zoning Ordinance. The proposed height of the building, which is the same as that of Building 5, complies with the height allowances of the 1-2 District. 2 Lot Requirements. The 1-2 District requires a minimum lot area of two acres and minimum width measured at the front yard setback line of 200 feet. The revised Fourth Addition Final Plat identifies Lot 2, Block 1 for the subject site and Lot 3, Block 1 for future Building #2, both of which exceed two acres in acre and 200 feet in width. Building coverage is also limited to 50 percent of the lot area. Building #3 will cover square foot Phase 1 building will cover 44.9 percent of the lot area when built out to 266,200 square feet. Setbacks. The following setbacks are applicable to the subject site within the 1-2 District and the proposed building and parking areas shown on the site plan comply. Access. The subject site is proposed to have two accesses to Queens Avenue, with the south driveway shared by easement with Lot 3, Block 1. Documents establishing ingress/egress easements over the shared driveway must be submitted and recorded with the amended Fourth Addition Final Plat. Queens Avenue is designated as a Commercial/Industrial Collector Street by the 2012 Comprehensive Plan. Access spacing to collector streets is required to be a minimum of 500 feet apart in accordance with Section 21-7-7.N of the Subdivision Ordinance. The two driveways shown on the site plan were established with the original Gateway North development stage plan at less than 500 feet apart because of topography that would cause the northerly driveway to have excessively steep slopes. The two proposed driveways provide for separation of automobile and semi -truck traffic to Building #3 and will not negatively affect Queens Avenue. The width of the driveways is 31 feet and adequate to allow semi tractor -trailer turning movements to and from Queens Avenue. Off -Street Parking/Loading. All off street parking and loading areas are paved with either asphalt or concrete surfaces and perimeter concrete curb is provided in accordance with Section 20-21-4 of the Zoning Ordinance. Section 20-21-9 of the Zoning Ordinance establishes the following calculation for the number of required off street parking stalls: Use Area Principal Building Parking Office 1,494sf. TH 101 North Queens South Ave. TH101 Queens Interior Ave. Required 30ft. 20ft. 30ft. 20ft. 15ft. 15ft. Oft. Proposed 86ft. 65ft. 117 160ft. 35ft. 40ft. NA Access. The subject site is proposed to have two accesses to Queens Avenue, with the south driveway shared by easement with Lot 3, Block 1. Documents establishing ingress/egress easements over the shared driveway must be submitted and recorded with the amended Fourth Addition Final Plat. Queens Avenue is designated as a Commercial/Industrial Collector Street by the 2012 Comprehensive Plan. Access spacing to collector streets is required to be a minimum of 500 feet apart in accordance with Section 21-7-7.N of the Subdivision Ordinance. The two driveways shown on the site plan were established with the original Gateway North development stage plan at less than 500 feet apart because of topography that would cause the northerly driveway to have excessively steep slopes. The two proposed driveways provide for separation of automobile and semi -truck traffic to Building #3 and will not negatively affect Queens Avenue. The width of the driveways is 31 feet and adequate to allow semi tractor -trailer turning movements to and from Queens Avenue. Off -Street Parking/Loading. All off street parking and loading areas are paved with either asphalt or concrete surfaces and perimeter concrete curb is provided in accordance with Section 20-21-4 of the Zoning Ordinance. Section 20-21-9 of the Zoning Ordinance establishes the following calculation for the number of required off street parking stalls: Use Area Requirement (based on net sf) Required Stalls Office 1,494sf. 3 + 1 stall per 200sf. 10 Warehouse Phase 1 148,506sf. 1 stall / 1,000sf. 134 Phase 2 116,200sf. 105 Total 707,004sf. 249 The site plan for the Phase 1 building provides 37 parking stalls for passenger vehicles (dimensioned at 9 feet by 18 feet with two foot overhang) and storage for 19 semi- trailers and 15 truck docks. The Phase 1 site plan also provides 79 proof -of -parking stalls along the north and east side of the building. The cumulative total of these stalls 3 is 150 stalls (which would need to be configured dependent upon building occupancy and use) and will be adequate based on the use of the building. The Phase 2 expansion would add 35 passenger vehicle stalls and 84 loading docks and trailer storage spaces. The development agreement will include provisions enabling the City to require the of the proof -of -parking stalls as shown on the site plan to be constructed in the future if such a need is determined by the City. Snow Storage. Section 20-21-4.H.17 of the Zoning Ordinance requires that a plan for snow storage be developed for the subject site so that required parking stalls are not utilized for this purpose. City staff and the developer have discussed that snow would be removed from the off-street parking stalls, trailer storage and loading areas and deposited into the stormwater basins to the northeast and southeast of Building 3 and along TH 101 as necessary to maintain the site. Landscape Plan. The developer has submitted landscape plans showing tree plantings at north and east property lines of the subject site and adjacent to the north and east sides of the Phase 1 building consistent with the planned construction of the building. The area where the Phase 2 expansion will be added in the future is proposed to be seeded as an interim measure. Sodded areas within Phase 1 will require installation of irrigation in accordance with Section 5-7-3.B.4 of the City Code. The landscape plan is primarily for aesthetic purposes, but evergreen trees have been provided are the south east corner of the building to provide some measure of screening of the loading area and trailer storage on the south side of Building 3. This area will be visible however from Queens Avenue and TH 101 until such time as the Phase 2 of Building #3 is constructed and Building #2 is constructed. The proposed type and size of the plantings are consistent with the requirements of Section 20-16-7.0 of the Zoning Ordinance and appropriate for the subject site. Exterior Lighting. The developer has not submitted plans showing proposed exterior lighting of the subject site. Section 20-16-10 of the Zoning Ordinance establishes performance standards for exterior lighting limiting light cast to the property line abutting a public street to 1.0 foot-candle and at interior property line to 0.4 foot-candle. All exterior light fixtures must have a 90 degree horizontal cut-off and comply with the height limits established by Section 20-16-10.C.4 of the Zoning Ordinance. The developer must submit a photometric lighting plan indicating the type, location and height of all exterior light sources for review and approval by the Zoning Administrator. Signs. No plans for signs have been submitted for the proposed development. All signs must comply with Section 37 of the Zoning Ordinance and require issuance of a sign permit prior to placement upon the property. Sign permits are subject to review and approval by the Zoning Administrator. Trash Storage. Exterior storage of any waste or recycling containers must be within a secured enclosure in accordance with the requirements of Section 20-16-15.B of the Zoning Ordinance. The applicant indicates that trash handling for the proposed building will be handled internally. 595 Grading Plan. Outlot A, Gateway North was mass graded as part of the initial development of the subject site and included establishment of stormwater basins as well as wetland buffer and mitigation areas, which is an on-going process. The developer has submitted a grading plan for development of Building 3 limited to the Phase 1 of that building. The grading plan, retailing wall and erosion control plans are subject to review and approval of the City Engineer. There is no stormwater impact charge applicable to the subject site in conjunction with the final plat. Utility Plan. The developer has submitted plans for connection of the proposed building to the City's sanitary sewer and water utilities and stormwater system. The utility plan illustrates the proposed fire hydrant locations and building coverage limits for fire protection, which are subject to review and approval of the Fire Marshal. The utility plans are subject to review and approval by the City Engineer. Chapter 6, Section 2 of the City Code establishes provisions for payment of utility availability charges at the time of final plat approval and connection charges at the time of building permit application. The development contract for Gateway North specified that the developer would pay utility availability and connection charges for two RECs per principal building. Easements. The proposed final plat illustrates drainage and utility easements at the perimeter of proposed Lot 2, Block 1 and Lot 3, Block 1 as well as overlying public utilities crossing each lot as required by Section 21-7-15 of the Subdivision Ordinance. All easements are subject to review and approval by the City Engineer. Amended Final Plat. The developer has submitted revised final plat for Gateway North Fourth Addition to subdivide Outlot A, Gateway North 2nd Addition into three buildable lots for Building #5, Building #3 and Building #2. The amended final plat includes four outlots for stormwater basins and existing wetlands. The proposed final plat is subject to review and approval by the City Engineer. Park and Trail Dedication. The initial final plat approval for Gateway North satisfied park and trail dedication requirements applicable to the entire development including future phases and outlots. As such, no park and trail dedication is required for the proposed Gateway North 4th Addition Final Plat. Development Contract. The developer is required to enter into a development agreement with the City as a condition of approval for the current applications to provide for installation of required public and private improvements and payment of applicable fees. The City Attorney will draft the development contract as an addendum to the agreement already executed for Gateway North Fourth Addition for review and approval by the City Council concurrent with their action on the site and building plans, final plat and easement vacation applications. RECOMMENDATION The site and building plans for the proposed Building 3 and final plat of Gateway North Fourth Addition comes shortly after approvals for Building # 6 and Building #5 and is continues the buildout of the Gateway North Business Park consistent with the City's economic development goals and land use objectives outlined in the Comprehensive Plan. The proposed development of Building #3 complies with the requirements of the Zoning Ordinance and Subdivision Ordinance. City staff recommends approval of the applications as outlined below. POSSIBLE ACTIONS A. Motion to recommend City Council approval of the amended Gateway North Fourth Addition Final Plat, site and building plans for Gateway North Building #3 subject to the following conditions.- The onditions: The developer shall complete site and building improvements for Phases 1 and 2 in accordance with the submitted plans subject to any modifications required as a condition of approval. 2. The exterior finish materials shall comply with Section 20-17-4.B.1.b(3) of the Zoning Ordinance utilizing integral color. The Phase 2 exterior materials shall be consistent with the Phase 1 building in terms of material type, color and texture and shall not require separate application for site and building plan application. 3. The developer shall submit documents establishing an ingress/egress easement over the shared driveway accessing Lots 2 and 3 Block 1, Gateway North Fourth Addition, subject to review and approval of City staff. 4. The development agreement shall include provisions enabling the City to require construction of proof -of -parking stalls as may be required for compliance with the Zoning Ordinance. 5. All turf grass and landscape plantings within Phase 1 shall require installation of irrigation in accordance with Section 5-7-3.B.4 of the City Code. 6. All signs must comply with Section 37 of the Zoning Ordinance and require issuance of a sign permit prior to placement upon the property, subject to review and approval by the Zoning Administrator. 7. All exterior lighting shall comply with Section 20-16-10 of the Zoning Ordinance and the developer must submit a photometric lighting plan 0 indicating the type, location and height of all exterior light sources for review and approval by the Zoning Administrator. 8. Exterior storage any waste or recycling containers other than a fully enclosed trash compactor accessible from the interior of the building shall be within a secured enclosure subject to the requirements of Section 20- 16-15.B of the Zoning Ordinance. 9. The submitted grading plan and erosion control plans are subject to review and approval of the City Engineer. 10. The submitted utility plans are subject to review and approval by the City Engineer. 11. The developer shall pay utility availability and connection charges for two RECs at the current fees in effect established by Section 2-4-2 of the City Code for Phases 1 and 2 of the proposed building in accordance with the development agreement for Gateway North. 12. Fire hydrant locations and access shall be subject to review and approval of the Fire Marshal and City staff. 13. All easements are subject to review and approval by the City Engineer. 14. The developer shall enter into a development agreement with the City to provide for installation of required public and private improvements and payment of applicable fees, subject to review by the City Attorney and approval of the City Council. B. Motion to deny the request based on a finding that the application does not comply with the City Code. C. Motion to table. C. 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