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Home My WebLink AboutPC Report - Crossroads East PUD AmendmentSTAFF REPORT DATE: 2/13/2023 REGULAR ITEM 4A – PUBLIC HEARING MOTION TO: Planning Commission FROM: Sophia Jensen, City Planner ITEM: Crossroads East and Airlake Development PUD Amendment BACKGROUND: Airlake Development Inc and Crossroads Properties LLC are requesting City approval for a PUD amendment to the Crossroads East First Addition PUD. The proposed amendment allows for flexibility from the City’s sign regulations. The current PUD for the property is for modifications from the Business Park zoning district uses. The request for signage flexibility was not covered in the original PUD, therefore the applicant must amend their existing PUD. Staff is recommending approval of the request subject to meeting the conditions of approval listed in this report. ISSUE BEFORE THE PLANNING COMISSION The Planning Commission is being asked to hold a public hearing and make a recommendation to the City Council on the request. PROPOSAL DETAILS/ANALYSIS: Applicants: Airlake Development Inc and Crossroads Properties LLC Property Owner: Crossroads East LLC and 11190 Hudson Blvd Lake Elmo LLC Location: NE corner of Lake Elmo Avenue and Hudson Boulevard Request: Approval of a PUD amendment for flexibility from the City’s sign regulations Existing Zoning: BP- PUD– Business Park Planned Unit Development Deadline for Action: Application Complete – 1/6/2023 60 Day Deadline – 3/7/2023 Regulations: 105.12.430 – Sign Requirements Article XIX – Planned Unit Development Regulations PROPOSAL ANALYSIS The Applicant is requesting flexibility from City Code Section 105.12.430(h)(1)(b) to allow for larger wall sign surface area allowances for one building on site. The City’s current regulation on wall sign surface area is as follows: Page 2 Surface area. The total permitted sign surface area of all wall signs on a facade shall not exceed one square foot of signage for each lineal foot of building frontage that is coterminous with the occupancy to which the sign refers, unless a different amount allocated to the building occupant is identified in an approved comprehensive sign plan pursuant to subsection (i) of this section. In addition, no individual wall sign shall exceed 100 square feet in area. According to the narrative submitted, the Crossroads building, located at 11160 Hudson Blvd, has a possibility of 39 tenant spaces, each space is roughly 32 ft. wide. Tenants may occupy more than one space increasing the width of their suite. The PUD amendment for this building would be 2.5 square feet of signage for each lineal foot of building frontage that is coterminous with the occupancy (tenant). The maximum sign area for any sign located on this building would be 80 square feet. No signage would be proposed on the interior of the ‘U’ shaped building. Each tenant sign is proposed to comply with lighting requirements and will have a dimmer switch incorporated to the sign. According to the narrative submitted, the Launch building, located at 11190 Hudson Blvd., has a possibility of 5 tenants. Each suite width is 142 ft. The wall signs for these tenants would be 5 ft. x 20 ft. and not to exceed 100 sq. ft. This proposal is compliant with current wall sign surface area allowances and therefore the applicant is not requesting additional flexibility for this building. The proposed ground sign would not require additional flexibility from code requirements. It is included in the plan as part of the comprehensive sign plan which is required for any commercial or planned unit development project. The ground sign is proposed to comply with lighting requirements and will have a dimmer switch incorporated in to the sign. To put this proposal into context, the Lakewood Crossing 2nd Addition commercial PUD development located along Hudson Blvd received similar sign code flexibility in its PUD. Lakewood Crossing 2nd Addition is allowed 2.5 square feet of signage per 1 lineal foot of tenant space. Tenants in this building include: Bubs Pies, Little Bellies, Stilo Cuts, and Lakewood Tavern. RECOMMENDED CONDITIONS OF APPROVAL: Staff is recommending conditions as part of this PUD amendment based on the above Staff report and analysis, Staff is recommending approval of the final PUD application for Crossroads East with the following conditions: Recommended Conditions of Approval: 1) Photometric plans must be submitted for each individual sign before any permits are issued. 2)A building permit must be issued prior to the construction of the ground sign.3)Sign permits must be issued for each individual wall sign before it is placed on the building. Page 3 DRAFT FINDINGS Staff is recommending the City Council consider the following findings with regards to the proposed Crossroads East PUD amendment: 1. The PUD amendment is generally consistent with the intent of the 2040 Lake Elmo Comprehensive Plan and the 2040 Land Use Map for this area. 2. The PUD amendment complies with the general intent of the underlying zoning district with PUD modifications. 3. The PUD amendment generally complies with the City’s Zoning Code except for the additional signage allowance. 4. The additional signage allowance is necessary due to the possibility of having up to 39 tenants in the Crossroads building. The tenants all have separate entrances to the building and need signage to identify their locations. 5. The PUD amendment is authorized by Section 105.12.1220 of the Zoning Code (PUD Amendments). RECOMMENDATION: Staff recommends the Planning Commission recommend approval of the PUD amendment with the conditions of approval as listed in the staff report. Suggested motion: “Move to recommend approval of PUD amendment to the Crossroads East PUD with conditions listed in the staff report.” ATTACHMENTS: 1. Application Packet 2. Sign Regulations Code Narrative of Sign Plan 11160 Hudson Blvd N and 11190 Hudson Blvd N 1 The amendment to the PUD to add the sign plan has the following items. All components of the recommended sign plan follow 105.12.430 except where noted in the following sections. 1. Written Description of the Provisions Variance to the existing Sign Code A.105.12.430 (H) (1) (b) Changes 1.The building is “U” shaped, with frontages facing west, south and east. The west face of the building is 472 feet long, the south face is 544 feet long and the east is 472 feet long for a total face frontage of 1,488 feet 2.There are a maximum of thirty-nine (39) tenant suites, eleven on the east and west wings and fifteen on the south wing. Typical suites are 32 feet wide, although some are 40 feet. Each suite shall be allowed 2.5 square feet of signage per front face foot of tenant space but no more than 80 square feet. NOTE: This is asking for an increase in surface area for the tenant spaces to allow for a uniform look on the building. See Exhibit C for concept layout Exhibit C Crossroads East/Launch Properties Comprehensive Sign Plan 1/4/23 Overview Crossroads East/Launch Properties is an industrial office/warehouse development at 11160 and 11190 Hudson Blvd. N. in Lake Elmo. The objective of the Comprehensive Sign Plan is to ensure that signage is attractive, orderly, and effective at meeting the business identification and advertising needs of the developers and their tenants. Entrance Monument Sign • A double-sided illuminated entrance/monument sign will be located near the west side of the driveway entrance on Hudson Blvd, nine (9) feet from the property line as indicated on Exhibit A. The illuminated area of the sign will be 6 feet high by 8 feet wide or 48 square feet. The total height of the sign, including the base of 3 feet, will be 9 feet. The entrance/monument sign will be for self-identification of the project and may include tenant identification on up to 50% of the sign area. Specifications are shown on Exhibit B. Landscaping around the entrance sign will be mulch. • Photometrics for the entrance sign will be limited to no more than three footcandles at the front lot line and one footcandle at all other lot lines, measured three feet above the surface of the ground. 50 footcandles measured perpendicular to the face of the sign from a distance equal to the narrowest dimension of the sign. Shown in Exhibit A. Building Address Sign • The building address sign will be placed on the southeast corner of the 11160 building, and on the southwest corner of the 11190 building located in the upper 10% of the building face. Specifications are shown on Exhibit C. Tenant Signs 11160 Building • The building is “U” shaped, with frontages facing west, south and east. The west face of the building is 472 feet long, the south face is 544 feet long and the east is 472 feet long for a total face frontage of 1,488 feet (see attached architectural drawing A5.1). • There are a maximum of 39 possible tenant suites, 11 on the east and west wings and 15 on the south wing. Typical suite is 32 feet wide, although some are 40 feet (see attached Floor Plan). Each suite shall be allowed 2.5 square feet of signage per front face foot of tenant space but no more than 80 square feet. • Tenant signage shall be located within the designated “Signage Area”. The “Signage Area” shall be located directly above each window glass section of the building and shall be a rectangular area 5 feet high by 16 feet wide, or 80 square feet, the top of which shall be 15 inches below the blue accent band. All tenant signs shall be raceway mounted, face lit or non-illuminated channel letters. Logos may be allowed. Examples of tenant signage is shown on Exhibit D. All tenant signs are subject to Landlord approval. Each tenant sign will require a sign permit from the City of Lake Elmo and must comply with Section 105.12.430 of the Lake Elmo City Code. 11190 Building • The building is rectangular in shape with 710 feet of face frontage. It is designed to house not more than 5 tenants with 142 feet of face frontage each. Tenant signage shall be located between the two blue accent bands above the windows near the suite entry door, and on the south end-cap of the building, in an area 5 feet high by 20 feet wide not to exceed 100 square feet. All tenant signs shall be raceway mounted, face lit or non- illuminated channel letters. Logos may be allowed. Examples of tenant signage is shown on Exhibit D-1. All tenant signs are subject to Landlord approval. Each tenant sign will require a sign permit from the City of Lake Elmo and must comply with Section 105.12.430 of the Lake Elmo City Code. Suite Number Signs (Both Buildings) • Suite numbers shall be white vinyl, centered on the upper portion of the suite entry door on the front of the suite; and black vinyl, centered on the upper portion of the service door on the rear of suite. Rear Roll-up Door Numbers 11160 Building • All rear roll-up doors shall be identified with 18 inch by 18 inch black vinyl signs, mounted 12 inches above the center of the roll-up door, with consecutive white vinyl numbers beginning with “1” at suite 100 and ending with “38” at suite 355. 11190 Building • All rear roll-up doors shall be identified with 18 inch by 18 inch black vinyl signs, mounted 12 inches above the center of the roll-up door, with consecutive white vinyl numbers, beginning with “1” at south end of the building. Narrative of Sign Plan 11160 Hudson Blvd N and 11190 Hudson Blvd N 3 EXHIBIT A Narrative of Sign Plan 11160 Hudson Blvd N and 11190 Hudson Blvd N 4 EXHIBIT B Exhibit C BUILDING B 36,480 SF 100' PRKG SETBACKFROM RESIDENTIAL N EVA OMLE EKALTRACT A TRACT L TRACT HTRACT ITRACT K TRACT GROW DEDICATION 150' BLDG SETBACKFROM RESIDENTIAL BUILDING D 175,360 SF STORMWATER POND BUILDING A56,995 SF BUILDING C56,995 SF SITE 1 SITE 2 OUTLOT A OUTLOT B OUTLOT C STORMWATERPOND T 50' BLDG SETBACKFROM ROW ENHANCED CORNERSIGNAGE, FENCING,AND LANDSCAPING OFF-SITE HUDSON BLVD IMPROVEMENTSSHOWN FOR REFERENCE, FINAL LAYOUT TOBE COORDINATED AND APPROVED BY CITYOF LAKE ELMO, PROPOSED DEVELOPMENTRESPONSIBLE FOR CONSTRUCTION OFIMPROVEMENTS ON NORTH SIDE OFCENTERLINE MCES TRUNK SEWERLIFT STATION TO REMAIN352.0'120.0'304.0'352.0' 120.0' 24.0'710.0'210.0'130.0'24.0'18.0'18.0'10.0'24.0' 18.0'18.0'24.0'18.0'18.0'30.0'30.0'24.0' 18.0'18.0' 120.0'32.0'18.0'18.0' 30.0'18.0'ACCESS GATE ACCESS GATE SECURITYFENCE 120.0' 60.0'11.0'98.9'18.0'30. 0 '32.0'18.0'18.0'50.0'60.0'60.0'BUILDING D 149,100 SF33.1'30.0'50.0' PROPERTY LINE LEGEND NORTH PROPERTY AREAS (ACRES) SITE 1 12.965 SITE 2 12.965 OUTLOT A 1.155 OUTLOT B 0.590 OUTLOT C 0.565 TOTAL PROPERTY AREA 28.24 PROPOSED PARKING SITE 1 402 STALLS SITE 2 190 STALLS TOTAL ON-SITE PARKING 592 STALLS IDENTITY • INFORM • IMPACT IDENTITY • INFORM • IMPACT Cottage Signs IDENTITY • INFORM • IMPACT IDENTITY • INFORM • IMPACT IDENTITY • INFORM • IMPACT Crossroads East IDENTITY • INFORM • IMPACT Identity and directional Signage / Building 11160 / 9.28.2022 , REV 1.04.23 18” Aluminum 1/4” Flat cut letters stud mounted to wall font: Helvetica bold condensed 1116 01116 0 1116 0 D/F 6’ x 8’ monument= 48sf / Base 3’ x 8’= 24 sf 8'-0" 9'-0" 6’-0” 3’-0” 10 3/4" 10 3/4" 4" 4" 18” EXHIBIT A EXHIBIT B EXHIBIT C 18” SPECIFICATIONS: For Size Reference Only; Actual Design To Be Determined D/F 6’ X 8’ monument =48sf / base 3’ x 8’ = 24 sf Brightness will not exceed 3 foot Candles at front lot lines amd 1 foot Candle at other lot lines measured 3’ above surface of ground. Brightness will also not exceed 50 foot Candles measured perpendicular to the face of the sign, measured from a distance equal to narrowist dimension of the sign IDENTITY • INFORM • IMPACT IDENTITY • INFORM • IMPACT Crossroads East Monument samples / 9.29.22 / rev. 1.04.23 IDENTITY • INFORM • IMPACT 4” reveal with inset lighting D/F 6’ x 8’ monument= 48sf / Base 3’ x 8’= 24 sf L ogo & copy routed out of aluminum face and backed with white acrylic and vinyl overlay 48 sq.ft. 8'-0" Scale 3/8” =1’-0” 9'-0" 6’-0” 3’-0” 10 3/4" 10 3/4" 4" 4" EXHIBIT B IDENTITY • INFORM • IMPACT IDENTITY • INFORM • IMPACT Crossroad East IDENTITY • INFORM • IMPACT 12” Aluminum 1/4” Flat cut letters stud mounted to wall 18” Aluminum 1/4” Flat cut letters stud mounted to wall font: Helvetica bold condensed .25 Aluminum letter painted SW6531 Blue mounting wall 3/16” threaded stud 3/16” threaded stud Scale 1/16” =1’-0” Scale 3/4” =1’-0” SW65311116 01116 0 1116 0 EXHIBIT C South Elevation Scale 3/32 = 1’-0” IDENTITY • INFORM • IMPACT IDENTITY • INFORM • IMPACT Crossroads East & Launch / A Typical- Suite on door 4” IDENTITY • INFORM • IMPACT Letter size determined by city code and landord approval 5’-0" 16’-0"16’-0" 24"5’-0" 32'-0" Suite100Suite110Suite120 XYZ COMPANYXYZ COMPANY ABC COMPANYABC COMPANY Existing wall3/8” lag & shield 4” returns -paint white 1” edgetrim white LED lighting strip Raceway & power supplypaint to match bldg. wall 3/16” white acrylic lens 7328 3/16” drain hole 120V - 20 AMPone circuit .080 alum. backerpainted white Typical LED letters Channel letters on a raceway Colors and fonts TBD EXIBIT D 834 Prairie Meadows DriveHudson, WI 54016 LISTED MEMBER INTERNATIONAL SIGN ASSOCIATION Client Name: Location: Start Date: 12/01/22 Last Revision: 00/00/0000 Job#: 00000 Drawing Rev #: 1 Page: 1 of 1 Sales Rep:Jason MeyerDesigner:•Client Approval •Landlord Approval Drawing Channel LED letters on raceway Channel LED letters on raceway A5•1Oce: 715-781-3102jason.meyer@qualitysignsolutions.com Crossroads East II ABCCOMPANY ABC COMPANY10’ 8’ LOGO