Loading...
HomeMy WebLinkAboutPZ Packet; 01.22.185     Shoreland District. Part of the development area is within the Shoreland district. The Minnesota Department of Natural Resources (MNDNR) recommends that impervious surface not exceed 25% for commercial PUDS. This, however, is a recommendation and not a requirement per ordinance. The Eagle point PUD was established without MNDNR review. The MNDNR recommends modifying construction to remove impervious surface from the area within the shoreland, use permeable pavement systems, or direct rain gutter discharges into infiltration basins. Staff believes that proper stormwater management is being accomplished, as the stormwater collection pond connected to the parcel is intended to act as a holding pond for the surrounding lots. The shoreland district requires that sewered properties be held to 30% impervious surface. The proposed development is requesting 49.6% impervious surface, exceeding the impervious amount by 19.6%.  PUD Objectives. PUD development regulations require that developments meet at least one objective which has been outlined in section 154.751. Staff has identified that they meet objectives A and G. o A. Innovation in land development techniques that may be more suitable for a given parcel than conventional approaches. o The parcel is located within the Business Park and is in close proximity to I- 94. Given the current and projected zoning this use will serve as a good buffer. o G. Coordination of architectural styles and building forms to achieve greater compatibility within the development and surrounding land uses. o The building design is compatible to those in the area. It also offers many layers both physically and visually. This development is not seeking a density increase but the building still offers architectural interest. Additionally, the PUD was established before the City’s adoption of the current shoreland standards, which was also before the establishment of impervious surface coverage for sewered lots. Because of this flexibility for impervious surface coverage with the preliminary PUD was never asked for. The property’s stormwater pond is suitable and can appropriately manage the site. The design of the hotel and site still allow the development to exceed 20% open space. Section 154.752 Allowed Development. The applicant for PUD developments must provide a response for the items listed below. The Fairfield Inn development is unique in that they must submit a PUD application but they are not requesting to establish a new PUD. A. Permitted Uses. The PUD application shall identify all proposed land uses and those uses shall become permitted uses upon the approval of the planned unit development. o The allowable uses have been previously established when the Eagle Point Business Park PUD was reviewed in 1999. Hotel operations were selected as a conditional use for the PUD. B. Placement of Structures. More than one principal building may be placed on a platted lot within a planned unit development. The appearance and compatibility of buildings in relation to one another, other site elements, and surrounding development shall be considered in the review process. o There is only one building proposed to be built on the lot. C. Development Intensity. The PUD may provide for an increase in the maximum gross floor area or floor area ratio by up to 20% of that allowed in the base zoning district, for the purpose of promoting project integration and additional site amenities. 6    o They have not proposed an increase in the maximum gross floor area. D. Density. The PUD may provide for an increase in density of residential development by up to 20% of that allowed in the base zoning district, for the purpose of promoting diversity of housing types and additional site amenities. Increased residential densities of varying levels will be awarded based upon the provision of a combination of various site amenities outlined in § 154.209. In addition, the city retains the right to evaluate all proposals for bonus density in accordance with the overall goals of the city’s Land Use Element of the Comprehensive Plan. o They are not asking for an increase in density, the property is not intended for residential use. E. Building Setbacks. The PUD may provide for a reduction in or elimination of required setbacks in the base zoning district, provided that a landscaped setback area of the minimum width established for the base zoning district is maintained along the periphery of the adjacent zoning district(s). o The development is allowed to comply with what has been previously established by the Eagle Point Business Park PUD. F. Lot Requirements. The Council may authorize reductions in the area and width of individual lots within a PUD from that required for the base zoning district, provided that such reductions are compensated for by an equivalent amount of open space or other public amenities elsewhere in the planned unit development. Any open space shall not include areas designated as public or private streets. The plan may increase the maximum density beyond that permitted in the base zoning district for the purpose of promoting an integrated project with a variety of housing types and additional site amenities. o They do not wish to have a reduction in area and width of their lot. G. Other Exceptions. As part of PUD approval, the Council is authorized to approve other exceptions to the zoning controls applicable to the base zoning district, such as the maximum height of structures or the minimum off-street parking requirements. Such exceptions shall only be granted when they are clearly warranted to achieve the objectives identified in § 154.801. o The development does not meet all of what is required by our current code. However, it is not necessarily required to because the PUD and standards which the proposed hotel will be constructed in was established before the current code requirements. RECOMMENDATION: Findings for Final PUD Plans. Based on the above staff report and background information, Staff is recommending that the Planning Commission recommend approval of the request for approval of final Planned Unit Development plans associated with a 90 unit hotel to be located at Lot 1, Block 1, HOA 2nd Addition based on positive findings that the project: 1) That the Applicant has submitted all application requirements outlined in Sections 154.759 for Final PUD Plans. 2) That the Final PUD Plans for Lot 1, Block 1, HOA 2nd Addition is consistent with the Lake Elmo Comprehensive Plan and the Future Land Use Map for this area. 7    3) That the proposed Final PUD Plans generally comply with the Lake Elmo Zoning District regulations for the BP – Business Park Zoning District. 4) That the proposed Final Plat for Lot 1, Block 1, HOA 2nd Addition meets other City zoning ordinances, such as landscaping, tree preservation, erosion and sediment control, and other ordinances, except as noted below. Requested PUD flexibility is being requested for: a) Off-Street Loading: Allowing development with no off-street loading area as required by the Off-Street Loading Area Code 154.211. b) Impervious Surface: Allowing 49.6% impervious surface when a maximum of 30% is allowed within sewered development per the Shoreland Ordinance 154.800. 5) That the Fairfield Inn Final Plat and PUD Plans will not conflict with nearby land uses. 6) The proposed Final PUD Plans generally adhere to the City’s engineering standards provided all the comments outlined in the City engineers report dated 1/2/2018 are addressed. 7) Complies with the development and design standards for the Eagle Point Business Park. 8) Is consistent with the Lake Elmo Design Guidelines and Standards Manual, and specifically, the guidelines for business park development. 9) Meets the identified objectives associated with a Planned Unit Development project as listed in Section 154.751 of the Lake Elmo Zoning Ordinance. 10) The development meets at least one of the identified objectives outlined in section 154.751 of the PUD development regulations Chapter. Findings for Conditional Use Permit. Based on the above staff report and background information, Staff is recommending that the Planning Commission recommend approval of the request for approval of a conditional use permit associated with a 90 unit hotel to be located at Lot 1, Block 1, HOA 2nd Addition based on positive findings that the project: 1) The proposed use will not be detrimental to or endanger the public health, safety, comfort, convenience or general welfare of the neighborhood or the city.  The development of the hotel will not be detrimental to the surrounding businesses/residents. 2) The use or development conforms to the City of Lake Elmo Comprehensive Plan.  The site is guided as a Business Park, hotels are an allowed use within business parks. 3) The use or development is compatible with the existing neighborhood.  The use is not unique to the area and will not be detrimental to the items listed above. 4) The proposed use meets all specific development standards for such use listed in Article 9 of this Chapter. (Ord. 08-152)  There are not specific standards for hotels in article 9. However, they must adhere to the design standards which have been established by the City. 8    5) If the proposed use is in a flood plain management or shoreland area, the proposed use meets all the specific standards for such use listed in Chapter 150, §154.800 (Shoreland Regulations) and Chapter 152 (Flood Plain Management).  Part of the development area is within the Shoreland district. The DNR recommends that impervious surface not exceed 25% for commercial PUDS. However, this is a recommendation and not a requirement. However, it exceeds the 30% impervious surface allowance for sewered areas in the shoreland district within our code.  The Eagle point approved standards from 1999 states the tributary setback will be 25’ from the OHM, the building 30’ from the tributary setback, and parking shall be 10’ from the tributary setback. The development meets this requirement. 6) The proposed use will be designed, constructed, operated and maintained so as to be compatible in appearance with the existing or intended character of the general vicinity and will not change the essential character of that area.  There are other hotels in the area as well as professional services. 7) The proposed use will not be hazardous or create a nuisance as defined under this Chapter to existing or future neighboring structures.  The structure is designed in a way that adheres to city code as not to cause a nuisance, specifically the design standards guidelines. 8) The proposed use will be served adequately by essential public facilities and services, including streets, police and fire protection, drainage structures, refuse disposal, water and sewer systems and schools or will be served adequately by such facilities and services provided by the persons or agencies responsible for the establishment of the proposed use.  The site has access to public utilities and will be connecting to them. See item number 9 for more comment on fire protection. 9) The proposed use will not create excessive additional requirements at public cost for public facilities and services and will not be detrimental to the economic welfare of the community.  The site/use is not expected incur costs beyond what is expected for the development of property. However, in the event of an emergency costs may be increased as the Fire and Building Official feel the fire hydrants are not placed appropriately. Also the rear assembly area may need to be wider to deploy hand ladders. 10) The proposed use will not involve uses, activities, processes, materials, equipment and conditions of operation that will be detrimental to any persons, property or the general welfare because of excessive production of traffic, noise, smoke, fumes, glare or odors.  It is not expected that a hotel will generate or produce any of the items/activates listed above. 11) Vehicular approaches to the property, where present, will not create traffic congestion or interfere with traffic on surrounding public thoroughfares.  The City engineer has reviewed all roadways and entrances, and has determined that they meet what is required. 9    12) The proposed use will not result in the destruction, loss or damage of a natural or scenic feature of major importance.  The site has not been identified as sensitive or scenic. The property is not within a portion of the City that needs a park or within the Greenway project area. CONDITONS OF APPROVAL FOR FINAL PLANNED UNIT DEVELOPMENT Staff recommends that the Planning Commission recommend approval of the final Planned Unit Development plans associated with a 90 unit hotel to be located on Lot 1, Block 1 the HOA 2nd Addition with the following conditions of approval: 1. That the parking lot screening and landscaping shall be established and maintained per the landscape screening requirements in 154.258, be free of refuse, and be guaranteed for two years and the planting shall be replaced if the material dies before the second year. 2. All required conditions and modifications to the plans as requested by the City Engineer in a review letter dated 1/2/2018 shall be incorporated into the plans prior to approval of a building permit including the dedication of easements 3. That the Fire Chief’s and Building Official’s letter dated 12/21/17 be incorporated into the plans prior to final approval. 4. The applicant comply with all conditions of the South Washington Watershed District permit 17- 003 issues on December 12, 2017 5. The applicant shall enter into a maintenance agreement with the City concerning the storm water infiltration areas prior to the issuance of a building permit. 6. The applicant shall secure a sign permit for all signage. Staff shall review all such signs for conformance with the Eagle Point Business Park Design and Development Standards and the City sign code. 7. That the Applicant enter in to a site work agreement with the City for all work within the public right-of-way. 8. That the exterior materials and colors are consistent with what is outlined in the Business Park Design Standards CONDTITIONS OF APPROVAL FOR CONDITIONAL USE PERMIT Staff recommends that the Planning Commission recommend approval of the and Conditional Use Permit for a 90 unit hotel to be located on Lot 1, Block 1 the HOA 2nd Addition with the following conditions of approval: 1. That the City approve the Final Planned Unit Development Plans submitted by the Applicant, subject to required conditions of approval. Suggested motion for Final PUD: “Move to recommend approval of the request by Central Design Group, LLC for approval of Final Planned Unit Development plans associated with a 90 unit hotel to be located on Lot 1, Block 1, HOA 2nd Addition, subject to the conditions of approval as recommended by Staff” Suggested motion for Conditional Use Permit: “Move to recommend approval of the request by Central Design Group, LLC for approval of Conditional Use Permit associated with a 90 unit hotel to be located on Lot 1, Block 1, HOA 2nd Addition, subject to the approval of Final Planned Unit Development Plans” ATTACHMENTS: 1. Project Narrative Letter 2. Eagle Point Business Park Development Standards 3. Review Comments 10    a. City Engineer memo b. Fire Chief/Building Official 4. South Washington Watershed District Permit 5. Project Architectural Plans, dated 11/29/17 6. Project Landscape Plans, dated 12/8/17 7. Photometric (Lighting) Plan, dated 12/14/17