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HomeMy WebLinkAbout#14 - CC Cover Report_Auto Owners_08-18-15 MAYOR & COUNCIL COMMUNICATION -- page 1 -- DATE: 8/18/15 REGULAR ITEM # 14 RESOLUTION 2015-065 AGENDA ITEM: Auto Owners Insurance Preliminary and Final PUD Development Plans SUBMITTED BY: Ben Gozola, Consulting City Planner THROUGH: Kyle Klatt, Community Development Director REVIEWED BY: Planning Commission Nick Johnson, Former City Planner Jack Griffin, City Engineer SUGGESTED ORDER OF BUSINESS: - Introduction of Item ...................................................... Consulting City Planner - Report/Presentation ....................................................... Consulting City Planner - Questions from Council to Staff ............................................. Mayor Facilitates - Call for Motion ............................................................... Mayor & City Council - Discussion ....................................................................... Mayor & City Council - Action on Motion .................................................................... Mayor Facilitates POLICY RECCOMENDER: The Planning Commission is recommending conditional approval of preliminary and final development plans for an office building to be located within the Eagle Point Business Park. As a part of the Planning Commission recommendation and findings, the Commission did review the project for conformance with the Lake Elmo Design Guidelines and Standards Manual. FISCAL IMPACT: None – all utilities and improvements have either been installed as part of the Eagle Point Business Park or will be completed by the applicant at the time a building permit is issued for the building. SUMMARY AND ACTION REQUESTED: The City Council is being asked to consider a request from Auto Owners Insurance Company, 6101 Anacapri Boulevard, Lancing, MI, 48917, for approval of preliminary and final Planned Unit Development (PUD) plans associated with an approximate 30,000 square foot, one story, office building to be located within the Eagle Point Business Park. Because the site under consideration has previously been platted as a buildable City Council Meeting [Agenda Item 14] August 18, 2015 -- page 2 -- lot, Staff is recommending that the City process its review of the preliminary and final development plans simultaneously. The Planning Commission is recommending approval of the preliminary plat with conditions of approval. The suggested motion to adopt the Planning Commission recommendation is as follows: “Move to adopt Resolution No. 2015-065 approving the preliminary and final PUD plans for the Auto Owners Insurance Building.” LEGISLATIVE HISTORY/PLANNING COMMISSION REPORT: The attached staff report to the Planning Commission, updated for the City Council, provides an overview of the request and a detailed description of the issues associated with the request as identified by Staff. The Planning Commission considered the PUD plans at its August 10th meeting and conducted a public hearing on the applicant’s request. The Commission did not receive any public comments concerning the proposed building. Representatives of the applicant addressed the Commission and provided additional information concerning the design of the building and the future tenants of the facility. The Planning Commission reviewed the project for consistency with the Lake Elmo Design Guidelines and Standards Manual, and found that the project complied with all applicable provisions for development in the City’s BP – Business Park Zoning District. The one area of concern voiced by the Commission was that roof articulation could be improved. The applicant’s appreciated the feedback, and will be adding additional articulation to the final design at the time of building permit. The Planning Commission adopted a motion to recommend approval of the preliminary and final development with the findings and conditions as noted in the attached Resolution 2015-065. The motion passed unanimously. BACKGROUND INFORMATION (SWOT): Strengths • The proposed building is consistent with the Lake Elmo Design Guidelines and Standards Manual • The project is consistent with the Lake Elmo Comprehensive Plan and BP – Business Park Zoning • The proposed development will occupy an existing, platted, vacant lot within the Eagle Point Business Park Weaknesses • Roof articulation meets minimum requirements, but will be improved with the final plans. Opportunities • The proposed development will bring a significant employer to the City of Lake Elmo (up to 255 jobs once complete). City Council Meeting [Agenda Item 14] August 18, 2015 -- page 3 -- • The proposed building and landscaping will be a nice addition to the Eagle Point Business Park Threats • None identified. RECOMMENDATION: Based upon the above background information, Staff report and Planning Commission recommendation, it is recommended that the City Council approve the preliminary and final PUD development plan for the Eagle Point Medical Center with the 15 conditions of approval as documented in the resolution of approval by taking the following action / with the following motion: “Move to adopt Resolution No. 2015-065 approving the preliminary and final PUD plans for the Auto Owners Insurance Building.” ATTACHMENTS: 1. Resolution No. 2015-065 2. Area Map 3. Planning Commission Report (updated) (7/10/15) 4. City Engineer’s Memo 5. Applicant Submittals a. Preliminary Plat b. Final Plat c. Grading, Drainage and Erosion Control Plan d. Utility Plan e. Paving and Geometric Plan f. SWPPP g. Landscape Plan h. Lighting Plan i. Color Renderings & Floor Plan 6. Eagle Point Business Park Development Standards 7. Lake Elmo Design Guidelines and Manual – Business Park Development CITY OF LAKE ELMO WASHINGTON COUNTY, MINNESOTA RESOLUTION NO. 2015-065 A RESOLUTION APPROVING PRELIMINARY AND FINAL DEVELOPMENT PLANS FOR THE AUTO OWNERS INSURANCE BUILDING WITHIN THE EAGLE POINT BUSINESS PARK WHEREAS, the City of Lake Elmo is a municipal corporation organized and existing under the laws of the State of Minnesota; and WHEREAS, Auto Owners Insurance Company, 6101 Anacapri Boulevard, Lancing, MI 48917, has submitted an application to the City of Lake Elmo (City) for preliminary and final plans for the Auto Owners Insurance Building to be located on a property which is legally defined as: Outlot A, HOA 2nd Addition, according to the recorded plat thereof, Washington County, Minnesota; and WHEREAS, the lot is proposed to be platted as Lot 1, Block 1 of HOA 3rd Addition, a copy of which is on file in the City of Lake Elmo Planning and Zoning Department; and WHEREAS, the City has agreed to conduct a simultaneous review of the preliminary and final PUD plans for the Auto Owners Insurance Building because the site has previously been platted and improved as a buildable lot within the Eagle Point Business Park and is appropriate because of the limited scale of the proposal; and WHEREAS, the Lake Elmo Planning Commission held a public hearing on August 10th, 2015, to consider the preliminary and final development plans for the Auto Owners Insurance Building; and WHEREAS, on August 10th, 2015, the Lake Elmo Planning Commission adopted a motion to recommend that the City Council approve the preliminary and final plan for the Auto Owners Insurance Building with conditions; and WHEREAS, the Lake Elmo Planning Commission has submitted its report and recommendation concerning the preliminary and final development plans as part of a memorandum to the City Council from Community Development Director Kyle Klatt for the August 18th, 2015 Council Meeting; and WHEREAS, the City Council reviewed the preliminary and final development plans for the Auto Owners Insurance Building at its meeting held on August 18th, 2015. NOW, THEREFORE, based upon the testimony elicited and information received, the City Council makes the following: FINDINGS 1) That the procedure for obtaining approval of said Preliminary and Final PUD plans is found in the Lake Elmo City Code, Section 154.800. 2) That all the requirements of said City Code Section 154.800 related to the Preliminary and Final PUD pans have been met by the Applicant. 3) That the proposed Preliminary and Final PUD Plans for the Auto Owners Insurance Building consists of an approximate 30,000 square foot structure which can eventually be expanded to 44,000 square feet, the building is one story tall, will be office use, and will provide 156 parking stalls (222 stalls following expansion) in accordance with plans and specifications submitted to the City, and will be located on property legal described as follows: Lot 1, Block 1, HOA 3rd Addition. 4) That the proposed PUD will allow a more flexible, creative, and efficient approach to the use of the land. 5) That the proposed PUD is in conformance with the Comprehensive Guide Plan for the City. 6) That the proposed PUD complies with the Lake Elmo Zoning District regulations for the BP – Business Park Zoning District. 7) That the proposed PUD complies with the development and design standards for the Eagle Point Business Park. 8) That the proposed PUD is consistent with the Lake Elmo Design Guidelines and Standards Manual, and specifically, the guidelines for business park development. 9) That the proposed PUD meets the identified objectives associated with a Planned Unit Development project as listed in Section 154.801 of the Lake Elmo Zoning Ordinance. NOW, THEREFORE, BE IT RESOLVED THAT the City Council does hereby approve the Preliminary and Final PUD Plans for the Auto Owners Insurance Building subject to the following conditions: 1) The City Engineer shall approval all final easements prior filing of the final plat at Washington County. 2) The City Engineer shall work with the applicant to finalize all stormwater management plans to bring them into compliance with all applicable state and local regulations. If necessary, sub-surface BMPs shall be installed at the applicant’s expense below the proposed parking areas so as not to change the overall site design. 3) A sidewalk connecting this property to the neighboring hotel/restaurant site shall be provided. 4) As signage has not been reviewed as part of this application, a future application for signage will be required. 5) Two (2) additional fire hydrants shall be added to the final design at the applicant’s expense, and all easements for utilities as deemed necessary by the City Engineer shall be provided on the final plat prior to filing of the plat at Washington County. 6) Fire lanes, the FDC location and lockbox shall be added to the final plans in accordance with direction from the fire chief prior to issuance of a building permit. 7) Height of all lighting standards shall not exceed 30’. 8) Silt fencing and/or other erosion control BMPs as directed by the City Engineer should be shown at the construction limits with the future building permit application. 9) All necessary permits shall be provided to the City prior to issuance of a building permit. 10) A park dedication payment in the amount of $13,215.60 shall be paid to the City prior to the issuance of a building permit for the proposed office building. 11) Access charges for municipal services (as may be applicable) shall be paid prior to the issuance of a building permit for the proposed office building. 12) All changes and modifications requested by the City Engineer in a memorandum dated August 7, 2015, shall be incorporated into the construction plans before they are approved for construction. 13) No construction work may commence on the project until Final Construction Plans for grading, drainage, and erosion control, site plans, utility plans, and storm water management plans have been updated and approved by the City Engineer and a preconstruction meeting has been held. 14) Prior to obtaining a building permit, the applicant shall enter into an agreement with the property to the west agreeing to take on that site’s stormwater as identified by the proposed plans. 15) Final building plans shall provide additional roof articulation to bring the building further into compliance with the City’s design standards. Passed and duly adopted this 18th day of August, 2015, by the City Council of the City of Lake Elmo, Minnesota. ___________________________________ Mike Pearson, Mayor ATTEST: ____________________________________ Julie Johnson, City Clerk Auto-Owners Insurance SITE IDENTIFICATION MAP Location within the City of Lake Elmo Hudson Blvd N.EaglePointCir.I-94 Ramps City of Lake Elmo Planning Department Preliminary & Final PUD Plan/Plat To: City Council From: Ben Gozola, City Planner Meeting Date: August 18, 2015 Applicants: Auto Owners Insurance Company Location: Outlot A, HOA 2nd Addition Introductory Information Request: The Auto Owners Insurance Company is seeking approval of a preliminary and final plan/plat for HOA 3rd Addition within the Eagle Creek Business Park. The original platting and approval of the Eagle Point Business Park entailed the creation of multiple Outlots which were to be developed through platting as businesses came forward. This request would re-plat Outlot A of HOA 2nd Addition into Lot 1, Block 1, HOA 3rd Addition. In addition to the requested platting, this PUD application would approve a site plan authorizing construction of an approximate 30,000 square foot building with potential future expansion of an additional 14,000+ square feet. The building would house a professional office with an anticipated occupancy of 155 (with the future expansion bringing the overall occupancy to 255). The typical hours of operation for Auto Owners Insurance are 7:30 a.m. to 4:30 p.m. daily. Construction is anticipated to begin in late fall of 2015 with completion of the building in the summer of 2016. Process: The Eagle Point Business Park was approved as a Planned Unit Development in the early 2000’s, and the initial installation of roads and utilities has already occurred throughout the park. Development of individual building sites such as this is to be completed through the simultaneous review of preliminary and final plans, with this review ensuring that everything is ready for final approval. Site Data:  Existing Zoning – BP (Business Park)  Land Use Guidance – Business Park  Parcel size – 5.056 acres (220,260 square feet)  Property Identification Numbers (PIDs) – 33.029.21.43.0006  Current Legal Description – Outlot A, HOA 2nd Addition, according to the recorded plat thereof, Washington County, Minnesota Preliminary & Final PUD Plan/Plat Review Auto Owners Insurance City Council Report; 8-18-15 Page 2 Review IN GENERAL: Site Character:  The entire site is largely natural grasses with a few scattered trees. The northern portion of the site gently slopes downward from west to east, and the southern portion of the site is nearly flat. The middle of the site is characterized by a small hill and small depression/pond area. Lot Configuration:  This plat would create a single lot utilizing existing Outlot A, 2nd Addition.  The lot configuration was previously reviewed and approved as a future building site by the HOA 2nd Addition PUD plat review. Area Calculations:  Parks and public open space: no parks, trails, public open space, and/or sport fields are proposed as part of this development.  Public street rights-of-way: none proposed  Wetlands: None. The South Washington Watershed District convened a TEP panel in July of 2014 to review the site, and they determined the small pond area was a result of an excavation in 1999 for the purposes of stormwater drainage from the adjacent site. Future parcel development:  The proposed plat and site plan would fully develop this parcel. Adjacent parcel dev.:  Both of the adjacent parcels to the east and west are already fully developed, so this proposal will not impact future development. Proposed Use:  The proposed “office” use is a permitted use within the Eagle Point Business Park.  We are not aware of any proposed conditional or accessory uses proposed for the site. Any such additions in the future will require a separate approval process. Building Location:  The proposed building will be more than 50’ from ROW and more than 10’ away from all other lot lines as required by code.  Building placement is in accordance with encouraged development standards allowing for effective auto and pedestrian circulation, building setbacks, and open space along Hudson Boulevard. Preliminary & Final PUD Plan/Plat Review Auto Owners Insurance City Council Report; 8-18-15 Page 3 Building Size:  The proposed building foundation will exceed the required minimum of 10,000 square feet. Building Height:  No Business Park structure shall exceed 60’ in height, and parapet walls shall not exceed more than 4 feet above the height permitted of the building.  This one-story structure will be compliant with the allowed height maximum. Building Design:  While not mandated, design standards encourage architectural treatments around the building with windows and doors that reflect the architectural style of the structure. As demonstrated by the plans, large square windows are consistently used on all sides, materials are consistent throughout mixing brick veneer with a limestone accent band and limestone veneer base; and the red painted steel and metal fascia offset well with the overall earth tones to complete an inviting and attractive design for this site.  All “roof” equipment will actually be enclosed within this new building thereby eliminating a main concern to exterior aesthetics.  The entryway is visible and accessible as designed, and includes a canopy to provide cover from weather when entering and exiting the structure. Lot Access:  The lot will have direct access to a public road (Eagle Point Circle).  The main and only entry point to the parking lot proposed on the northern half of the site will be directly off the cul-de-sac bulb on Eagle Point Circle.  The future address of the site should be visible from the driveway entrance. Easements:  All standard drainage and utility easements are shown on the preliminary plan and final plat documents.  The applicant has signed a letter indicating that all on-site stormwater management facilities are to be privately owned, so staff has no concerns about stormwater easements.  As the Fire Chief is now requesting two fire hydrants near the front of the building, additional easements will be needed to accommodate a new public water line and both hydrants. Prior to filing of the final plat, the required easements must be shown on the document and be approved by the City Engineer. Resident Concerns:  Staff has not received any feedback for or against this proposal. Preliminary & Final PUD Plan/Plat Review Auto Owners Insurance City Council Report; 8-18-15 Page 4 INFRASTRUCTURE: Road System:  The road system in this area is fully built out, and no new roads are necessary to service this parcel. Water System(s):  The site will be served by an 8” water service line with a presumed 6” stub to the site (to be verified in the field).  Six (6) inch private mains will serve the proposed building. Sanitary System(s):  The site currently has an 8” sewer service line stubbed to the site that will be accessed to provide sanitary sewer to the facility. Storm water /Grading:  The neighboring hotel/restaurant site currently discharges its stormwater runoff to the east across the proposed Auto-Owners site to a catch basin on the east side of the Auto- Owners property. This stormwater is going to be captured at the Auto-Owners west property line and rerouted via storm sewer infrastructure around the west/south/east sides of the Auto-Owners site and connected to the 36” storm sewer pipe in Eagle Point Circle.  The Planning Commission is recommending, per condition, that the applicant enter into a private agreement with the neighboring hotel/restaurant site to ensure continued acceptance of stormwater from that site. Such an agreement will need to be in place prior to issuance of a building permit for this site.  At the time of writing this report, the applicant has submitted updated information for City Engineer consideration, but no final determination has been made as to whether all standards have been met. Given the progress made, staff is comfortable at this time recommending conditional approval of the final plat and plans subject to the Engineer signing off on all final documents prior to the final plat being authorized for filing. Utilities:  Telephone, electric, and/or gas service lines are to be placed underground in accordance with the provisions of all applicable City ordinances. Sidewalks or Trails:  At the request of the neighboring hotel/restaurant owners to the west, a sidewalk connecting the two properties will be provided.  There are no trails or sidewalks in the area which must be extended as part of this development. Preliminary & Final PUD Plan/Plat Review Auto Owners Insurance City Council Report; 8-18-15 Page 5 Parking Facilities:  The required parking ratio is one (1) space per 250 square feet of office building area OR one space per two (2) employees, whichever is greater. o The building to be constructed would have 29,601 square feet of floor area which would require 118 parking stalls o Per the applicant’s narrative, the initial building would have a capacity of 155 workers which would require 58 parking stalls o 118 stalls are the required minimum for the initial building  With the initial construction, 156 stalls are being provided which meets the minimum requirement. o The future building expansion would provide an additional 14,271 square feet requiring an additional 57 parking stalls o Per the applicant’s narrative, the fully built-out building would add the capacity to house an additional 100 workers which in turn would require a minimum of 50 additional parking stalls o 57 additional stalls will be required if/when the building is expanded  Future expansion of the facility would also include the addition of 72 more parking spaces which also meets the minimum requirements.  In total, 175 parking stalls must be provided, and 222 will ultimately be constructed.  All parking stalls (except for accessible stalls) are proposed to be 9.5 feet wide and 18 feet long. Minimum standards per Eagle Point Business Park Development Standards are 10’x20’ south of Hudson Boulevard unless “altered upon approval of the Zoning Administrator.” Additionally, 20% of the stalls for an office development can be compact car size (8’x16’).  The hotel/restaurant next door includes 9’x18’ spaces. Staff has no concerns about the proposed 9.5’x18’ stalls.  The proposed parking and future parking expansion areas are conforming to minimum parking setbacks (front, 20’; sides and rear, 10’; side street, 20’).  As encouraged by the City’s development standards, the entrance to the parking area is off of a secondary street, landscape islands are included, and lot lighting is well controlled on site. Preliminary & Final PUD Plan/Plat Review Auto Owners Insurance City Council Report; 8-18-15 Page 6 Signage:  No new street signs will be required as no new roads are being constructed.  The applicant provided a color rendering of the site just before the Planning Commission meeting that showed potential sign configurations and locations. Because this was the first indication of signs on any plan set, staff made it clear to the applicant and planning commission that NO signage would be authorized should this application be approved. A future application will need to be submitted to authorize all requested signage.  Businesses can have signage on the building and a monument sign at the property’s entrance. Pylon signs must be approved on a case by case basis by the City. Fire Hydrants:  There is an existing hydrant on Eagle Point Drive to the south of the entrance to this site, and a second hydrant to the southeast on the adjacent property.  Additional hydrants, if deemed necessary by the fire marshal, shall be added to the final design at the applicant’s expense. Streetlights:  No streetlights are required as part of this development. Lighting Plan:  The lighting plan for the site shows that illumination at the boundaries of the property will be within required standards.  Height of all lighting standards shall not exceed 30’. Monuments:  Because the plat will not be changing any lot lines, existing monumentation for Outlot A will continue to be accurate following approval of the proposed plat. ENVIRONMENTAL & OTHER NEIGHBORHOOD IMPACTS: Environmental Impacts:  Staff has not identified any need for an in-depth environmental analysis based on the current proposal (i.e. EAW, EIS, AUAR, etc.) Wetlands:  The South Washington Watershed District convened a TEP panel in July of 2014 to review the site, and they determined the small pond area was a result of an excavation in 1999 for the purposes of stormwater drainage from the adjacent site.  No other wetlands or potential wetlands exist on the site. Preliminary & Final PUD Plan/Plat Review Auto Owners Insurance City Council Report; 8-18-15 Page 7 Shoreland District:  This site is not within a designated shoreland district. Erosion Control:  Silt fencing and/or other erosion control BMPs as directed by the City Engineer should be shown at the construction limits with the future building permit application. Traffic:  The proposed project will not significantly increase traffic volumes in a manner not anticipated by the original PUD approval. No traffic study is warranted Flood Plain & Steep Slopes:  According to the February 3, 2010 FEMA Flood Insurance Rate Map (27163C0335E), the site is outside of the floodplain (Zone X).  There are no steep slope restrictions applicable to this property. Landscaping:  According to the Eagle Point Business Park development standards, the primary landscaping materials required for this type of development shall be shade trees with shrubs, hedges and other similar foliage used to complement trees. Berming and landscaping must be approved within one year of City Council approval.  Additional code requirements: minimum of 6 trees per acre (1” caliper minimum), and a minimum of two (2) trees per 100 linear feet of street frontage.  Based on 5.1 acres and 866 linear feet of street frontage, code requires at a minimum 31 trees on the site and 17 trees along the road.  The applicants have submitted a landscape plan that shows 50 trees being planted on site and 19 trees along the road which complies with code and is in line with the development standards encouragement to add additional landscaping and to do so throughout the site. Docks:  Not applicable as the project does not include any lakeshore or deeded access to lakes. Other Permits:  All necessary permits shall be provided to the City prior to issuance of a building permit. Preliminary & Final PUD Plan/Plat Review Auto Owners Insurance City Council Report; 8-18-15 Page 8 CHARGES, FEES, & RESPONSIBILITIES: In General:  As always, the applicant is responsible for all fees related to the review of this application (including but not limited to planning, legal, engineering, wetland, environmental consultants, or other such experts as required by this application).  It is recommended that a project agreement or DA be prepared for the project to ensure escrows and reimbursement of all City fees. Park Dedication:  Approval of the Eagle Point Business Park included provisions which allocated individual park dedications to each development site on a square footage basis. The overall fee for the business park to be collected totaled $252,437, which led to an allocation of $0.06 per square foot for individual sites within the park. Accordingly, the required dedication would be as follows: 220,260 square feet * $0.06/sq ft = $13,215.60  Park dedication shall be paid prior to the issuance of a building permit for the proposed office building. Sewer Charges:  Sanitary sewer service charges will consist of a $3,000 Sewer Availability Charge (SAC) per REC unit plus $1,000 Sewer Connection Charge per REC unit. A Met Council REC determination must be completed to verify the number of REC units for the project. Water Charges:  Water service charges will consist of a $3,000 Water Availability Charge (WAC) per REC unit plus $1,000 Water Connection Charge per REC unit. The number of REC units will be as determined for SAC charges After reviewing all criteria in code, staff believes the requested preliminary and final PUD plan/plat should be approved with conditions. All outstanding details required by the Planning Commission have been addressed in as much as necessary to support this recommendation. Conclusion The City Council is asked to examine the proposed Preliminary & Final PUD Plan/Plat materials and make decision as to whether they meet all conditions of approval outlined by city code. Keep in mind that an approval at this point finalizes the subdivision—all desired/required changes must be addressed at this time. Preliminary & Final PUD Plan/Plat Review Auto Owners Insurance City Council Report; 8-18-15 Page 9 Council Options: The City Council has the following options: A) APPROVE the requested Preliminary & Final PUD Plan/Plat based on the applicant's submission, the contents of this report, public testimony and other evidence available to the Council. B) DENY the requested Preliminary & Final PUD Plan/Plat based on the applicant's submission, the contents of this report, public testimony and other evidence available to the Commission. C) TABLE the request for further study.  Based on an application date of 6-29-15, the 60-day review period for this application expires on 8-28-15. This deadline can be extended an additional 60 days if more time is needed. Template APPROVAL Motion: (Recommended)  “I move to approve the requested Preliminary & Final PUD Plan/Plat based on the following findings of fact: a) The application is conforming to the standards and requirements for a PUD within the Eagle Point Business Park; b) The building design employs guidance from the City’s design standards including building placement, open space, extra landscaping, controlled parking lot lighting, high quality exterior materials and a cohesive architectural style; c) Engineering design standards are being met or can be met via condition; and d) Review of the plan did not identify any environmental issues that cannot be addressed through the proposed design. Recommended Conditions: 1. The City Engineer shall approval all final easements prior filing of the final plat at Washington County. 2. The City Engineer shall work with the applicant to finalize all stormwater management plans to bring them into compliance with all applicable state and local regulations. If necessary, sub-surface BMPs shall be installed at the applicant’s expense below the proposed parking areas so as not to change the overall site design. 3. A sidewalk connecting this property to the neighboring hotel/restaurant site shall be provided. Preliminary & Final PUD Plan/Plat Review Auto Owners Insurance City Council Report; 8-18-15 Page 10 (cont.) 4. As signage has not been reviewed as part of this application, a future application for signage will be required. 5. Two (2) additional fire hydrants shall be added to the final design at the applicant’s expense, and all easements for utilities as deemed necessary by the City Engineer shall be provided on the final plat prior to filing of the plat at Washington County. 6. Fire lanes, the FDC location and lockbox shall be added to the final plans in accordance with direction from the fire chief prior to issuance of a building permit. 7. Height of all lighting standards shall not exceed 30’. 8. Silt fencing and/or other erosion control BMPs as directed by the City Engineer should be shown at the construction limits with the future building permit application. 9. All necessary permits shall be provided to the City prior to issuance of a building permit. 10. A park dedication payment in the amount of $13,215.60 shall be paid to the City prior to the issuance of a building permit for the proposed office building. 11. Access charges for municipal services (as may be applicable) shall be paid prior to the issuance of a building permit for the proposed office building. 12. All changes and modifications requested by the City Engineer in a memorandum dated August 7, 2015, shall be incorporated into the construction plans before they are approved for construction. 13. No construction work may commence on the project until Final Construction Plans for grading, drainage, and erosion control, site plans, utility plans, and storm water management plans have been updated and approved by the City Engineer and a preconstruction meeting has been held. 14. Prior to obtaining a building permit, the applicant shall enter into an agreement with the property to the west agreeing to take on that site’s stormwater as identified by the proposed plans. 15. Final building plans shall provide additional roof articulation to bring the building further into compliance with the City’s design standards. Preliminary & Final PUD Plan/Plat Review Auto Owners Insurance City Council Report; 8-18-15 Page 11 Template DENIAL Motion: (Not Recommended)  “I move to recommend denial of the requested Preliminary & Final PUD Plan/Plat based on the following findings of fact: (Please list your findings of fact as to why the application is not in compliance with zoning or subdivision regulations)   PAGE 1 of 2  MEMORANDUM         Date: August 7, 2015      To: Ben Gozola, Senior Planner, Sambatek Re: Auto Owners Insurance Building  Cc: Kyle Klatt, Planning Director  Plan Review   From: Jack Griffin, P.E., City Engineer        A Site Plan engineering review has been completed for the Auto Owners Insurance Building. The submittal  consisted of the following documentation prepared by BKBM Engineers dated July 10, 2015:     Preliminary Plat.   Final Plat.   Grading, Drainage and Erosion Control Plans.   Utility and Paving Plans including Civil Details.   Stormwater Pollution Prevention Plan.   Landscape Plans.      Engineering review comments are as follows:    General Comments:  1. Engineering has not reviewed the proposed lighting plan (privately owned), landscape plan (privately  owned), or building plans (privately owned).   2. City of Lake Elmo standards and specifications. Plan notes direct the contractor to follow all City of Lake  Elmo standards and specifications. It is the applicant’s (or applicant’s engineering representative)  responsibility to provide the contractor all applicable City of Lake Elmo standards and specifications for  the project prior to the start of construction by incorporating them into the construction plans and  specifications.  3. Fire Protection. Site Plans must be updated to include the placement of Fire Lanes, Yellow painted curbing  and No Parking areas for fire protection purposes.    4. The project proposes two driveway accesses located off Eagle Point Circle consistent with the overall  development plan. The driveways have been also been located and configured consistent with City staff  recommendations.  5. Limits of bituminous patches to be as directed by the City. Curb cuts and utility cuts to the existing  pavement of Eagle Point Circle are required in several locations for the project. Street restoration is  required per City of Lake Elmo standards, including all bituminous patching performed to the centerline of  drive lanes. All patches must be large enough to permit compaction using standard street construction  compaction equipment.    Stormwater Management:  1. Private Storm Sewer System onsite. The Storm Water Management Plan proposes to construct a privately  owned and maintained storm sewer system on site to collect and control storm water runoff from  approximately 3 acres of new impervious surface and to pass storm water runoff from the hotel/restaurant  to the west, across the Auto Owners property. Storm sewer should be minimum 15‐inch diameter.  FOCUS ENGINEERING, inc.  Cara Geheren, P.E.  651.300.4261 Jack Griffin, P.E.               651.300.4264  Ryan Stempski, P.E. 651.300.4267  Chad Isakson, P.E. 651.300.4285    PAGE 2 of 2  2. Connection to Public Storm Sewer. The proposed private storm sewer system connects to existing public  storm sewer systems in 3 locations in Eagle Point Circle, all leading to and discharging to a regional pond  facility constructed in year 2000 as part of the Eagle Point Business Park development. The storm sewer  runs within public R/W must be RCP pipe (from ex. CB#1).  3. Regional Pond. The existing regional pond facility is east of the Rasmussen building and has sufficient  capacity to serve the Auto Owners Insurance property.  4. SWWD Permit. The Storm Water Management Plan has been reviewed and approved by the SWWD. The  review determined that the existing regional basin constructed in year 2000 for the business park  development provides the necessary capacity for storm water rate and water quality requirements to  meet SWWD rules.  5. MPCA Stormwater Construction Permit. The applicant is required to apply for and receive a Stormwater  Construction Permit from the MPCA once a contractor has been obtained for the project. MPCA permit  requirements include a provision that requires on‐site infiltration of 1‐inch of rainfall over all new  impervious surfaces (17,279 cubic feet). The applicant believes the discharge to the regional pond facility  will provide the infiltration needed to meet this requirement.  6. MPCA Permit Contingency. The applicant has indicated to the City that if the MPCA review determines that  the regional pond facility does not conform to MPCA rules, the applicant will construct underground  infiltration systems that will not alter the proposed site plan.  7. The plan approvals must be contingent upon the applicant submitting detailed storm sewer calculations for  the proposed private storm sewer system as well as the existing public storm sewer system, demonstrating  sufficient capacity throughout the proposed storm sewer and meeting all current City Engineering Design  Standards.  8. The plan approvals must be contingent upon the applicant submitting detailed plans showing the existing  regional pond facility, existing conditions. A City review of the facility must be completed to determine any  improvements/repairs to the basin needed to accommodate the project.  9. The proposed storm water facilities will receive storm water from a privately owned and maintained storm  sewer system that will not be constructed to City engineering design standards. It is therefore  recommended that the storm water facilities be privately owned and maintained. A maintenance  agreement in a form acceptable to the City should be executed and recorded with the County for all  permanent storm water facilities to be located on private property. The agreement shall provide a  maintenance plan defining the maintenance responsibilities for the private owner, the type of  maintenance and the maintenance intervals.    Grading, Drainage & Erosion Control Plan:  1. City Standard Plan Notes for Grading and Erosion Control must be included on the Grading & Erosion  Control Plans.  2. Minor grading revisions are needed to maintain maximum slopes of 4:1 within public R/W (Hudson  Boulevard).      Utility Plans:  1. Connection to existing sanitary sewer stub. The project proposes to connect to the existing sanitary sewer  stub located in Eagle Point Circle.  2. Connection to existing watermain stub. The project proposes to connect to an existing 8‐inch watermain  located in Eagle Point Circle and extend a 6‐inch watermain service to the building.  3. Fire Hydrant locations. No fire hydrants are proposed in the project, however one fire hydrant exists within  65 feet of the proposed building. The hydrant system plan must be reviewed by the Fire Chief. Comments  will be forwarded if plan changes are deemed necessary.  19City of Lake eLmo - Design guiDeLines & stanDarDs Business Park Development4 The intent of this zoning district is to provide oppor- tunities for high quality business park development for office, light manufacturing, and other non-retail uses. In terms of design, this manual establishes consistent architectural standards between vari- ous users in the BP district. These architectural standards are intended to promote a coordinated identity and avoid mismatched design. In addition, the manual ensures the installation of open-space character within business park development through effective site design and landscaping. A. Site Design Building Placement Goal: To establish standards for building location that ensure effective automobile and pedestrian circulation and promote coordination of buildings between adjacent sites and structures. a. Buildings must be setback at least 50 feet from the public right of way. b. Buildings should be located in a manner that allows for effective automobile and pedestrian circulation. c. Shared access points from the public ROW are encouraged. Vehicular access points should be limited to minimize traffic disruption. d. The orientation of buildings should be compat- ible with adjacent structures and sites. e. Utilizing the natural topography or features of the site is encouraged to create unique land- scapes and add visual interest and value to the design. f. The provision of common and open spaces to the rear of the site is encouraged for the use of employees and visitors, reinforcing Lake El- mo’s open-space character. Streetscape Goal: To provide high quality landscaping in areas visible from the public view, as well as promote pe- destrian connections in the BP district. a. Street trees shall be installed at regular inter- vals along the public right of way. Species of street trees should be selected according to root zone and salt tolerance. b. Additional landscaping along public streets is encouraged. Landscape materials should be low- maintenance and native to ensure heartiness. c. Sidewalks along the public right of way are encouraged to extend pedestrian connections throughout the BP district. d. Utilizing site amenities as guided by Lake Elmo Theming Study is encouraged. Applicable Zoning Districts: • Business Park/Light Manufacturing (BP) Utilizing natural topography within business park develop- ment adds aesthetic value and reinforces Lake Elmo’s open space character. Street trees provide an attractive streetscape, as well as help screen and provide shade within parking areas. 20 City of Lake eLmo - Design guiDeLines & stanDarDs busIness park developmenT Landscaping Goal: To reduce continuous hardscape and imper- vious surface, as well as ensure development of a high visual quality. a. Trees, plant beds, and potted plants should be installed in parking, sidewalk, and other hard surfaced areas to add visual interest and break up continuous impervious surface. b. Parking, service, storage and utility areas should be buffered by plantings, particularly when in view of public streets. Near areas of pedestrian circulation, these plantings shall not exceed 4 feet in height for safety purposes. c. Hardy and native plant materials that are re- sistant to the climate, disease and salt are en- couraged. d. Making use of similar plant materials as adja- cent properties and public spaces is encour- aged to create continuity. e. Mature trees located on building sites should be retained whenever possible. f. Bare soils should be planted or mulched with bark, stone or other suitable material to avoid unnecessary runoff. Parking Goal: To adequately serve the parking needs of businesses in the BP district, while ensuring pe- destrian safety, reduced impervious surface, and a high quality visual aesthetic and appearance. a. The linear measurement of surface parking areas parallel to the public street are encour- aged not to exceed more than 75% of primary street frontages. Sites or projects that are un- able to meet this guideline are encouraged to install berms and/or additional landscaping to buffer areas of surface parking adjacent to the primary street frontage. b. The entrance to parking facilities should be lo- cated on secondary streets when possible. c. Shared parking facilities between adjacent uses or businesses are strongly encouraged when possible to avoid excessive amounts of parking. d. Structure parking is encouraged, and should be located behind or beneath primary build- ings when possible. e. Structure parking or parking areas located be- neath the primary structure should be screened with architectural elements that match the pri- mary building. f. Parking areas should be screened from view of public streets by means of grading and/or landscaping. g. Parking areas should be screened from ad- jacent structures with landscaping strips not exceeding 4 feet in height in order to ensure pedestrian safety. h. Landscaped islands should be installed within surface parking areas to break up continuous hardscape and reduce concentration of imper- vious surface. i. Lighting must be provided in parking areas at night for safety purposes. However, direct glare, spillover or other forms of light pollution directed at adjacent properties are prohibited. j. Parking facilities must be ADA compliant when deemed necessary. Delivery, Service, Storage and Utility Areas Goal: To provide physical and visual separation of delivery, service, storage and utility areas from the public right of way and areas of automobile and pedestrian circulation. a. Delivery, service, storage, maintenance or trash collection areas should be located out of the view from the public right of way, or significantly Landscape islands greatly improve that character of surface parking lots. 21City of Lake eLmo - Design guiDeLines & stanDarDs busIness park developmenT screened through landscaping or architectural features that match the primary structure. b. Service, storage and trash collection areas are not allowed in the setback areas. c. The location of delivery, storage and service ar- eas should be clearly marked with signage and should not interfere with other automobile or pedestrian circulation. d. Storage and delivery areas should be hard sur- face, minimizing the dispersal of dust. B. Building Design Form and Facade Goal: To promote buildings of high architectural quality and creativity in design. a. Blank facades without windows and doors are discouraged. All sides of the structures shall have architectural treatments. b. Window and door styles should reflect the pre- vailing architectural style of the structure. c. Variety and creativity in building facade is en- couraged through changes in building materi- als, fenestration height, and roof lines. Primary facades should not present a continuous wall without architectural details that add visual in- terest. d. Minimizing continuous expanses of wall through facade articulation, recession or pro- jection is encouraged. e. Architects and builders are encouraged to incor- porate topographical features into the form of the structure when possible, utilizing natural grades to create unique design. Building Materials Goal: To promote quality development through du- rability and visual aesthetics, thereby supporting district identity. a. High-quality and durable materials should be used in street facing facades. b. Primary building materials for structures in the BP district should include brick, stone, cast stone, quality metals, glass, Exterior Insulation Finish Systems (EFIS), or pre-cast concrete panels with exposed aggregate, banding, tex- turing or other similar decorative finish treat- ment. c. High quality synthetic materials that adequate- ly duplicate natural materials may be accept- able if approved by the City, including, but not limited to, thin brick, hardi plank, decorative concrete masonry, and other materials. d. The following building materials are not al- lowed to be used as primary finished facade material for business park development: • Unpainted galvanized metal • hed “green-treated” lumber • Unfinished wood • Plain or unpainted concrete Garbage collection areas should be located to the rear of the site and screened using materials that match the principal structure. Corner treatments to larger structures add visual interest and break up monotonous design. Long expanses of wall can be broken up using windows and other treatments. 22 City of Lake eLmo - Design guiDeLines & stanDarDs busIness park developmenT • Painted concrete block may be used on the rear of the building or sides not visible from the public right of way. g. Facade colors should reflect subtle earth tones. However, other primary facade colors will be considered by the Review Authority. Ac- cent materials shall complement the colors of the primary facade. Scale and Mass Goal: To reduce the appearance of mass in the BP district. a. Scale should be reduced by utilizing “step- down” methods, particularly near areas of pe- destrian circulation. Entries and other bump out features are effective in this regard. b. Structures of two-stories or higher should uti- lize facade treatments, such as multiple build- ing materials or additional windows, to mini- mize the appearance of mass. Roof Design Goal: To ensure architectural consideration and consistency in roof design in relation to the archi- tecture of the building, and to reduce the visual impact of rooftop equipment. a. The design of the roof must be consistent with the overall architecture or design of the struc- ture. b. Parapets of varying heights are required for buildings in the BP district with flat roofs. c. Rooftop equipment, particularly on flat roofs, must be screened by the parapet or other ar- chitectural features. Entries Goal: To provide identifiable entryways that em- phasize access, pedestrian safety, architectural quality and a human scale. a. Entryways to buildings in the BP district should be accessible for pedestrians from the public right of way. b. Architectural features should be incorporated into entryways, such as facade detailing or prominent windows. c. The use of canopies, awnings and other shel- tering features are encouraged. d. Pedestrian amenities such as ornamental Parapets of varying height provide additional architectural detail that add aesthetic value. High quality building materials are required for street-facing facades. 23City of Lake eLmo - Design guiDeLines & stanDarDs busIness park developmenT trash receptacles, benches or lighted bollards are encouraged near entryways to buildings in the BP district. Lighting Goal: To ensure safety of patrons, employees, pe- destrians and automobiles, as well as providing visual interest and aesthetic value to a site, while limiting light pollution of the night sky to the best extent possible. a. Lighting must be provided in entryways, park- ing areas, pedestrian ways, storage and ser- vice areas, and other locations that require ad- ditional safety lighting. b. Lighting height shall be consistent with City’s exterior lighting standards. c. Lighting styles should be complementary to the architectural style of the building. d. Lighting of architectural features should be used to provide accent and interest, as well as identify the building entryway. Architectural lighting must be downcast and shielded to pre- vent light pollution. e. Bollard lighting is encouraged for pedestrian areas. f. Overhead lighting must be shielded to prevent light trespass and spill-over onto adjacent properties. g. Buildings near residential zones must utilize lighting that minimizes light trespass. h. Bare bulb and exposed neon lighting are not allowed. Signage Goal: To provide signage that clearly identifies businesses within the BP district, while promoting quality and consistency in terms of design and ma- terials. a. Building signage shall be complementary to the architecture of the structure, as well as consistent with the style of the surrounding buildings or district as a whole. b. Sign elements that will be evaluated for consis- tency include scale, color, lighting and materi- als. c. Signs must be constructed of high quality, du- rable materials. d. Directional signage to delivery, service and storage areas is required. e. Two and three-dimensional signs are encour- aged to promote creativity and district identity. f. All buildings are encouraged to incorporate el- ements of community theming in appropriate signage, supporting district and city identity. Canopies and changes in building materials help accentuate entryways. Two and three-dimensional signage provides creativity and visual interest. Lake Elmo City Hall 651-747-3900 3800 Laverne Avenue North Lake Elmo, MN 55042 Development Standards for Eagle Point Business Park 300.12 subd. (1)(B) and 300.12(2). No Business Park structure shall exceed 60’ in height. Parapet walls shall not exceed more than 4’ above the height permitted of the building. 300.13 subd (6)(A)(3) Parking spaces shall be 9’ X 18’ at the developments north of Hudson Blvd and 10’ X 20’ South of Hudson Blvd, with the exception of the hotel and restaurant which needs to be 9’ X 18’ spacing. Parking spaces for the handicapped shall be minimum of 12’ X 20’. 20% of the spaces in an office development can be compact car size 8’ X 16”. The size of parking space may be altered upon approval of Zoning Administrator. 300.13 subd. (6)(B)(6)(D) The primary landscaping materials shall be shade trees with shrubs, hedges, etc., used only to complement trees, not as the sole means of landscaping. Landscaping and irrigation will be done on a project by project basis. If landscaping within the NSP easement is disturbed, it needs to be replaced by NSP, or the property owner. Berming and landscaping must be approved within one year of City Council approval. Permitted Uses: Banks, medical clinics, offices, schools (business, professional and private trade), office showrooms. Conditional Uses: Business services, conference centers, health clubs, hotels and motels, day care centers, limited retail, medical, dental and research labs, recording studios, restaurants and cafeterias, theaters, teleconferencing transmission facilities, veterinary clinics, and hotel. Minimum Lot Area: 2.0 acres. Lots less than 2.0 acres might be approved on a project by project basis through a conditional use permit. Minimum Lot Frontage: 200’ with the exception of 50’ pm a cul-de-sac. Lot Width/Depth Ratio: 1/3.5 Minimum Building Setbacks: 50’ for the front and street frontage, and 10’ for side and rear frontage. When abutting residential uses, the current ordinance requirement will apply. Minimum Parking Setbacks: Front: 20’, Side: 10’, Side(street): 20’, Rear: 10’ Minimum Building Foundation Size: 10,000 s.f. Parking Ratio: One space for each 250 s.f. of office building area or one space per two employees, whichever is greater. One space per 2,000 s.f of storage, warehouse and 1 space per 1,000 s.f. of showroom. Pathways: 8’ wide pathways as part of the City’s trail system and the City will maintain. Storm Water Control: Storm water management requirements should be averaged over the PUD area as a whole. The tributary setback will be 30’ from the tributary setback, and the parking setback will be 10’ from the tributary setback. Lighting Height: 30’ maximum Sign Height: Businesses can have signage on the building and a monument sign at the property’s entrance, and that a pylon sign must be approved on a case by case basis by the City. Pond Maintenance: Recommend the creation of a District to take care of pond maintenance.