HomeMy WebLinkAbout[W2] Transportation Corridor OverlayPlanning Commission Agenda Item W 2
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MEETING DATE:
AGENDA ITEM:
SUBMITTED BY:
STAFF RECOMMENDATION:
May 3, 2010
Ordinance Discussion — Transportation Corridor Overlay
Administration
PREVIOUS PLANNING COMMISSION ACTION: At the last Planning Commission meeting the Ordinance
referred to as the Transportation Corridor Overlay was discussed as it related to the request of Tom
Borresch and general comments concerning applicability. It was mentioned that the development in
2009 is not consistent with the Ordinance.
BACKGROUND INFORMATION: Included in the material is the review of the 2009 projects that relate
to the Corridor and the detail that illustrates compliance with the Ordinance. There appears to be some
confusion as to the requirements. The Overlay District applies to parcels within 300 feet of the ROW
and the setback for building has to be 100 feet from the ROW, not the property line. Following is a map
of the north side of CSAH 75 showing both the applicable properties and the 100 foot setback line.
The Planning Commission requested the opportunity to discuss in a workshop setting the Ordinance in
detail. This meeting will take place immediately following the regular Planning Commission meeting and
will be held in the conference room.
ATTACHMENTS: Transportation Corridor Overlay Ordinance 52. 21 ....... ...............................
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Illustration of County Road 75 Transportation Corridor Overlay District
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2010 [04] Apr 28 MDG Memo .......................................... ...............................
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2010 [03] Mar 26 MDG Memo ......................................... ...............................
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Definition of Viewshed ...................................................... ...............................
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REQUESTED PLANNING COMMISSION ACTION: Provide direction to staff
ORDINANCE 52 — ZONING ORDINANCE
Section 52.21: TRANSPORTATION CORRIDOR OVERLAY DISTRICT SITE AND
DESIGN STANDARDS
Subd. 1: Intent.
a) This district is intended to protect and promote the health, safety and general
welfare of the public; to enhance the visual appearance of the corridor; to protect
and promote the appearance, character and economic values along the corridor
and the surrounding neighborhoods.
b) This district is furthermore intended to maintain the long -term function of arterial
and collector roadways; to limit access and the number of conflict points; to
promote vehicular circulation; and to promote prevention or reduction of traffic
congestion and danger in the public streets.
Subd.2: Scone.
a) The Transportation Corridor Overlay District shall be defined as follows:
1. CSAH 75 Corridor:
A. West of South Fork of Watab River: areas within 300 feet from the
nearest edge of the CSAH 75 right of way.
B. CSAH 75 West of 20th Avenue: areas within 300 feet from the
nearest edge of the CSAH 75 right of way.
2. 20th Avenue Corridor:
A. South of CSAH 75: areas within 300 feet from the nearest edge of
the 20th Avenue right of way.
B. North of CSAH 75: areas within 300 feet from the nearest edge of
the 20th Avenue right of way.
CSAH 2 /CSAH 3 Corridor:
A. South of CSAH 75: areas within 300 feet from the nearest edge of
the FUTURE CSAH 2 right of way.
B. North of CSAH 75: areas within 300 feet from the nearest edge of
the CSAH 2 /CSAH 3 right of way.
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ORDINANCE 52 — ZONING ORDINANCE
4. 1 -94 Corridor:
A. 500 feet from the nearest edge of the 1 -94 right of way.
Subd. 3: Exemptions. Single and two - family residential uses shall not be subject to the
standards of the transportation corridor overlay district. However, at such time that a single or
two - family residential use is to be converted to another use it will be subject to the standards of
the transportation corridor overlay district.
Subd. 4: Uses Allowed. Permitted, conditional, interim and accessory uses allowed
within the transportation corridor overlay district shall be the same uses those allowed in the
applicable underlying zoning district(s).
Subd. 5: Setbacks, site coverage, building height, building requirements contained within
the applicable underlying zoning district shall apply. In addition the following standards shall be
observed. All buildings shall maintain a minimum setback of one hundred (100) feet from the
road right -of -way limit. Corner lots shall maintain two front setbacks.
Subd. 6: Parking_ Standards. The following standards shall be in addition to those
required within Section 84 of this ordinance relating to off - street parking and loading. Where
standards conflict the most restrictive standard shall apply.
a) Parking areas shall be designed and located so as to have minimal visual impact
along transportation corridors. Therefore, all parking areas shall be constructed in
the rear or side yards, unless specifically permitted in the front yard by the
Planning Commission. When permitted in the front yard, additional landscaping
and buffering may be required by the Planning Commission to minimize visual
impact. No parking will be allowed within a fifty (50) foot setback from the
nearest external boundary of the applicable transportation corridor right -of -way
limit.
b) Where a development application covers land located adjacent to an existing
parking lot used for similar purposes, a vehicular connection between the parking
lots shall be provided wherever possible. For development applications adjacent
to vacant properties, the site shall be designed and constructed to provide for a
future connection.
C) Parking lot landscaping. All development sites shall landscape an area equivalent
to fifteen (15) percent of the total area of the required parking lot. Said required
landscaping shall be employed within the subject parking lot and adjacent to
walkways within and leading to /from the subject parking lot.
Subd. 7: Sign Standards. The following standards shall be in addition to those required
within Section 52.11 of this ordinance relating to signs. Where standards conflict the most
restrictive standard shall apply.
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ORDINANCE 52 — ZONING ORDINANCE
a) Free - standing signs shall not be placed nearer than twenty (20) feet from the
nearest edge of the transportation corridor right -of -way.
b) Free - standing signs within the required landscaped greenway shall be designed in
a manner complementary to the landscaped greenway.
c) Free- standing identification signs shall have a low - profile design not more than
eight (8) feet in height and shall be designed to complement and reflect the
architecture of the building.
Subd. 8: Site Design Standards.
a) Viewsheds.
1. Viewsheds shall be defined as the area between two separate locations
wherein an uninterrupted view of each point is maintained. The viewshed
in the transportation corridor overlay district shall at a minimum
correspond to a forty (40) foot landscaped greenway as measured from the
nearest edge of the applicable right of way.
2. Viewsheds shall be considered in all development proposal applications
within the transportation corridor overlay district.
3. Development shall be designed to minimize the visual intrusion of all
buildings, structures, and landscaping in the viewshed.
b) Outside storage / displU of goods. Outside storage or display of goods except
automotive and similar large item sales shall be completely screened from the
view of the corridor roadway by the employment of a vegetative buffer. This
standard is in addition to those required within the underlying zoning
classification and Section 52.10, Subd. 10 of this ordinance relating to outdoor
storage. Where standards conflict the most restrictive standard shall apply.
C) Utilities. Utility lines, including electric, cable and telephone, to serve the
development project shall be installed underground. All junction and access boxes
shall be screened. All utility pad fixtures, meter boxes, etc. shall be shown on the
site plan and integrated with the architectural elements of the site. In redeveloping
areas within the transportation corridor overlay placement of utility lines
underground is highly encouraged.
d) Fences.
1. This standard is in addition to those in Section of this ordinance relating to
fencing. Where standards conflict the most restrictive standard shall apply.
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ORDINANCE 52 — ZONING ORDINANCE
2. Fences exceeding four (4) feet in height shall be located in the side and
rear yards only.
Chain link fences, including those with slats are prohibited when visible
from the public right -of -way.
4. No fence shall be permitted in the front yard, except that those provided to
enhance the visual appearance of the site /landscaping plan may be allowed
provided they do not exceed two feet in height and are of a reasonable
linear length.
e) Mechanical equipment. Mechanical equipment shall be shielded and screened
from the public view and designed to be perceived as an integral part of the
building.
f) Street tree landscaping. In all instances where commercial and /or multi - family
residential districts are adjacent to any public street, street tree /landscaping will be
required as approved by the City.
Subd. 9: Building Layout/Design.
a) Integrated development. All buildings within the property shall be developed as a
cohesive entity, ensuring that building placement, architectural treatment,
vehicular and pedestrian circulation and other development elements work
together functionally and aesthetically. Architectural treatment shall be designed
so that all building facades of the same building (whether front, side, or rear) that
are visible from the public right -of -way, shall consist of similar architectural
treatment in terms of materials, quality, appearance and detail.
b) Clustering. Buildings shall be clustered together to preserve natural and landscape
open areas along the transportation corridor. Buildings shall be arranged in a
manner that creates well - defined open space that is viewable from the traveled
portion of the corridor.
C) Architectural Appearance /Scale.
New buildings shall have generally complex exterior forms, including
design components such as windows, doors, and changes in roof and
facade orientation. Large flat expanses of featureless exterior wall shall be
avoided. The treatment of buildings shall include vertical architectural
treatment at least every 25 -30 feet to break down the scale of the building
into smaller components.
2. Orientation. Building facades and entrances should be oriented in a
manner toward the primary means of vehicular access.
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ORDINANCE 52 — ZONING ORDINANCE
3. Scale and proportion. New construction should relate to the dominant
proportions of buildings and streetscape in the immediate area. The ratio
of height to width and the ratio of mass (building) to void (openings)
should be balanced.
4. Architectural details shall continue on all facades visible from the public
right -of -way.
5. Any facade with a blank wall shall be screened with vegetative treatments
and /or the installation faux architectural treatments (e.g. fenestrations) so
as to break up the mass and bulk of the facade in a manner fitting the
intent of this section.
d) Materials. Building materials shall be typical of those prevalent in commercial
areas, including, but not limited to, stucco, brick, architectural block, decorative
masonry, non - reflective glass and similar materials. Architectural metal may be
used for a portion of facades facing public rights of way but shall not be the
dominant material employed with windows and doors being excluded from this
calculation.
e) Color. The permanent color of building materials (to be left unpainted) shall
resemble earthen tones prevalent in nature. Showy and striking colors shall be
avoided.
f) Lighting:
All outdoor lighting fixtures shall be down- directed, with light trespass not
to exceed 0.5 foot - candles at the property line.
2. All island canopy ceiling fixtures shall be recessed.
Whenever possible commercial lighting should be reduced in
volume /intensity when said commercial facilities are not open for
business.
Subd. 10: Veizetative Screening/Buffers.
a) This standard is in addition to those in Section 52.12, Subd. 3 of this ordinance
relating to landscaping. Where standards conflict the most restrictive standard
shall apply.
b) Any required vegetative /planting screen shall be designed, planted and maintained
in accordance with a landscaping plan approved by the Zoning Administrator.
C) The painting screen shall provide an effective buffer between the area to be
screened and the adjoining roadway or commercial /industrial development.
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ORDINANCE 52 — ZONING ORDINANCE
d) The planting screen may be comprised of previously existing vegetation (provided
that the majority of such existing vegetation is trees), new plantings or any
combination of existing vegetation and new plantings. When complete, the
vegetation and plantings shall provide a dense year -round screen satisfying the
purpose and intent of this section.
e) The planting screen may consist of a mixture of deciduous and evergreen trees
and/or shrubs or a planting of evergreen trees and /or shrubs.
f) The planting screen shall be subject to on -site inspection by the City which, if
necessary, may prescribe that additional plantings be made in order to satisfy the
standards set out herein.
g) The property owner shall maintain vegetative /planting screening in accordance
with the approved landscaping plan and to abide by requirements for any
additional plantings.
h) Vegetative buffering. In all instances where commercial and /or multi- family
residential districts are adjacent to single - family residential districts, and in all
instances where commercial districts are adjacent to multi - family residential
districts, there shall be established within the commercial and /or multi - family
district, as applicable, a screened yard of vegetative buffering between the
districts. The arrangement and spacing of the vegetative buffer shall be provided
in such a manner as to effectively screen the activities of the subject lot. It shall
generally be provided along the property line, unless topographic or other
considerations would make it more effective if located back from the property
line.
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COUNTY ROAD 75 TRANSPORTATION CORRIDOR
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MUNICIPAL
DEVELOPMENT GROUP, INC.
DATE: April 28, 2010
MEMO TO: Judy Weyrens, City Administrator
FROM: Cynthia Smith - Strack, Municipal Development Group
RE: Coborn's Site Plan and Transportation Overlay District
Background
Following per your request is a review of the Coborn's site plan as it relates to the Transportation
Overlay District. Please note using Dataview I have scaled the distance from the CSAH 75 ROW
to the edge of the property line at over 100' due to the presence of the rail /trail ROW. The
attached drawing illustrates the distance of said property from the CSAH 75 right of way.
Since the subject parcel is within 300' from the CSAH 75 ROW it is subject to standards
contained in Section 52.21 "Transportation Corridor Overlay District ". It is noted that the
standards pertaining to the Transportation Corridor Overlay District while they apply to the subject
parcel are concentrated on enhancing the visual appearance of the corridor and
protecting /promoting the appearance, character, and economic value of the corridor. As such
most standards related to areas closest to the edge of the CSAH 75 ROW. Since the subject
property is greater than 100' from the edge of the CSAH 75 ROW (at the property line) and the
structure and associated parking are setback over 30' from the property line most standards are
met on face -value without a presumed need for further review.
Section 52.21 Transportation Corridor Overlay District
Section 52.21, Transportation Corridor Overlay District is superimposed on the underlying zoning
classification (132 Highway 75 Business District). Section 52.21 is intended to enhance the visual
appearance of the corridor and to protect and promote the appearance, character, and economic
values along the corridor and the surrounding neighborhoods. The district is furthermore intended
to maintain the long -term function of arterial and collector roadways.
Additional Within the Transportation Corridor Overlay, all buildings must maintain
Setback: a minimum setback of forty (40) feet from the CSAH 75 right -of -way and
a front yard setback of 100' from the ROW. The proposed structure's
'future addition' is setback more than 100' feet from the property line
which is setback more than 100' from the CSAH 75 ROW line. The
property does not abut CSAH 75 right of way, but rather the Wobegon
Trail /MnDOT Railway corridor. The trail corridor right of way exceeds
100' in width, therefore proposed structure setbacks conform to
requirements under Section 52.21 of the Zoning Ordinance.
Parkin Additional parking lot standards apply within the Transportation Corridor
Standards: Overlay, said standards are in addition to those required under Section
52.10 of the Zoning Ordinance. Specifically,
A. Parking areas shall be designed and located so as to have
minimal visual impact along transportation corridors. Lots with
rear -yards abutting transportation corridors shall accommodate
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parking in side and /or front yards as allowed in the underlying
zoning classification. Lot orientation is toward an internal private
drive, resulting in CSAH 75 being adjacent to the side yard of the
subject lot, not the rear yard.
B. Where a development application covers land located adjacent
to an existing parking lot used for similar purposes, a vehicular
connection between the parking lots shall be provided wherever
possible. This has been provided through the PUD.
C. Parking lot landscaping. All development sites shall landscape
an area equivalent to fifteen (15) percent of the total area of the
required parking lot. The site features 12 landscape islands
within required customer /employee parking. This standard is
presumed met, however a detailed site analysis could be
conducted to confirm.
Sian Additional sign standards apply in the Transportation Corridor Overlay
Standards: District.
A. Free - standing signs shall not be placed nearer than twenty (20)
feet from the nearest edge of the transportation corridor right -of-
way. Since the property boundary itself is greater than 100' from
the edge of the CSAH 75 ROW this standard is met.
B. Free - standing signs within the required landscaped greenway
shall be designed in a manner complementary to the landscaped
greenway. This is not applicable since the viewshed
maintenance requirement is 40' from the CSAH 75 ROW and
this property is greater than 100' from the ROW.
C. Free - standing identification signs shall have a low - profile design
not more than eight (8) feet in height and shall be designed to
complement and reflect the architecture of the building. Signage
approved under PUD.
Site Design Additional design standards apply in the Transportation Corridor Overlay
Standards: District.
A. A forty (40) foot landscaped viewshed is required within the rear
yard of the proposed clinic. The 40 foot landscaped buffer is
measured beginning at the edge of the CSAH 75 right -of -way
nearest to the proposed clinic. As previously identified, the
CSAH 75 right of way is separated from the proposed site by the
Wobegon Trail /Railway right of way. The site layout exceeds this
requirement in distance from highway ROW alone.
B. Utility lines, including electric, cable and telephone, to serve the
development project shall be installed underground. All junction
and access boxes shall be screened. All utility pad fixtures,
meter boxes, etc. shall be shown on the site plan and integrated
with the architectural elements of the site. This standard is met.
C. Trash containers must be enclosed within a fence under Section
51.12 of the Zoning Ordinance. In the Transportation Overlay,
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chain link fences, including those with slats are prohibited when
visible from the public right -of -way. A trash enclosure is not
visible from CSAH 75.
D. Mechanical equipment must be shielded and screened from the
public's view and designed to be perceived as an integral part of
the building. This standard is met.
Bldg Design Additional building design standards apply in the Transportation Corridor
Standards: Overlay District.
A. All buildings within the property shall be developed as a cohesive
entity, ensuring that building placement, architectural treatment,
vehicular and pedestrian circulation and other development elements
work together functionally and aesthetically. Architectural treatment
shall be designed so that all building facades of the same building
(whether front, side, or rear) that are visible from the public right -of-
way, shall consist of similar architectural treatment in terms of
materials, quality, appearance and detail. The approved PUD
facilitates the development of all three lots within the Coborns Realty
Company Plat as a cohesive entity.
B. Clustering. All buildings within the Coborn's Realty PUD are oriented
on subject lots in a manner that complement each other and
preserve the viewing corridor adjacent to CSAH 75.
C. Architectural Appearance /Scale. New buildings shall have generally
complex exterior forms, including design components such as
windows, doors, and changes in roof and fagade orientation. Large
flat expanses of featureless exterior wall shall be avoided. The
treatment of buildings shall include vertical architectural treatment at
least every 25 -30 feet to break down the scale of the building into
smaller components. The proposed building represents a complex
exterior form including variations in building height, building depth,
and fenestrations (windows & entries). The building's bulk is nicely
broken up by the implementation of variations in building wall height
and depth and the proper placement of windows and entries.
D. Orientation. Building facades and entrances should be oriented in a
manner toward the primary means of vehicular access. Primary
access is from an internal drive servicing the PUD.
E. Architectural details shall continue on all facades visible from the
public right -of -way. Architectural details are carried through on all
sides visible from CSAH 75.
F. All outdoor lighting fixtures shall be down - directed, with light trespass
not to exceed 0.5 foot - candles at the property line. All island canopy
ceiling fixtures shall be recessed. Whenever possible commercial
lighting should be reduced in volume /intensity when said commercial
facilities are not open for business. Additional information would be
need to completely verify this standard. It is presumed met as there
are substantial setbacks.
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L4AMPIhA
MUNICIPAL
DEVELOPMENT GROUP, INC.
DATE: March 26, 2008
MEMO TO: Judy Weyrens, City Administrator
FROM: Cynthia Smith - Strack, Municipal Development Group
RE: CentraCare Clinic Site Plan
BACKGROUND
CentraCare Health Systems has submitted a site plan for a 12,815 SF medical clinic at the
southeast quadrant of the CR 133/Elm Street intersection. The St. Joseph Clinic as proposed is
designed to accommodate an additional 9,251 SF future expansion bringing the total square
footage of the structure to 22,066. The clinic will be located on the parcel legally described as Lot
2, Block 1 of the Coborns Realty Company plat.
The proposed clinic is part of a planned unit development which includes the remaining two lots
of Block 1 of the Coborns Realty Company plat. The PUD will accommodate a unified mixed use
commercial development consisting of the clinic, a potential supermarket, and a potential multiple
tenant commercial facility. The PUD allows for uniform development standards, design synergies,
joint parking facilities, and joint stormwater management methodstfacilities. Site plans for the
potential supermarket and multiple tenant commercial facility have not been submitted at this
time. If/when those developments are proposed for construction, site plan review /approval shall
be required.
The following are pertinent sections of the Zoning Ordinance applicable to the CentraCare Clinic
site plan:
Section 52.09
PUD Overlay
Section 52.10
Off - Street Parking
Section 52.11
Signs
Section 52.12
General Performance Standards
Section 52.21
Transportation Corridor Overlay
Section 52.32
B2 Highway 75 Business District
A review of applicable zoning standards follows. This review does not address Building Code or
engineering requirements.
REVIEW
Section 52.09 PUD Overfav
The PUD Overlay district allows for the uniform development of one or more lots, tracts, or
parcels of land to be developed as a single entity, the plan for which may propose density or
intensity transfers, density increases, mixing of land uses, or any combination thereof which may
not correspond in lot size, bulk, or type of dwelling or building, density, intensity, lot coverage,
parking, required common open space, or other standards to zoning use district requirements that
are otherwise applicable to the area in which it is located.
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CentraCare Clinic Site Plan
The proposed clinic was subject to PUD Plat review previously. The PUD agreement allows for
joint parking facilities, shared access and drive aisles, common design elements, and joint storm
water management for all three lots within the Coborns Realty Company Plat. The site plan
review constitutes the PUD plan review for this structure. Future structures within the PUD will
undergo plan review at the time construction is eminent.
Section 52.32 B2 Hiphwav 75 Business District
Section 52.09, PUD Overlay is superimposed on the underlying zoning classification. In this case
the underlying zoning classification is the B2 Highway 75 Business District.
Proposed Use: The proposed use, a medical clinic, is permitted use in the underlying
zoning district and, therefore, allowed under the PUD overlay.
Performance The PUD overlay allows for density transfers from one location within the
Standards: PUD to another; consequently lot sizes and widths may be less than
those required in the underlying zoning district. Lot width and size
standards are not applicable to this development. It is noted the
proposed lot exceeds both lot width and lot size requirements within the
underlying zoning classification.
Under the PUD overlay, setback requirements within the underlying
zoning classification must be achieved. Required setbacks for the
subject parcel are: front yard — 20 feet; side yard — 10 feet; and, rear
yard — 10 feet. The proposed structure fronts on Elm Street and is
illustrated with a front yard setback of 160 feet; side yard setbacks of 90
and 100 feet (including expansion); and, a rear yard setback of 20 feet.
[The proposed structure conforms to setback requirements.]
Building heights under the PUD overlay revert to the underlying zoning
classification. The maximum height in the B2 Highway 75 Commercial
District is three (3) stories or forty (40) feet whichever is less. Although
exterior profiles are included in the application packet, neither a scale or
a written notation as to building elevation is included in the application.
The facility is proposed to be a single story; therefore presumably the
height will not exceed forty (40) feet. [Owner Representative has
Indicated that the building will be under 20' in height and when the
second story is constructed the building will not exceed 36'
meeting the Ordinance requirements]
Maximum structural coverage in the B2 Highway 75 zone is limited to
sixty percent (60 %) of the lot area. The PUD overlay allows for variation
in structure coverage if approved by the City. The proposed structure
(including future expansion) totals 22,066 sf; the lot area totals 163,756
sf. Therefore, structural coverage proposed is 13.4 percent of the lot
area, well below the maximum allowed. [The proposed project
conforms to maximum structural coverage standards.]
Parking: The PUD overlay defers to the underlying zoning district and off -street
parking standards included in Section 52.10 of the Zoning Ordinance,
except that the City may reduce the required number of parking spaces
provided PUD applicants submit information demonstrating a reduced
need for parking.
The applicable PUD agreement allows for joint parking facilities within
the PUD Plat but requires applicants provide evidence that enough
parking exists at the time of approval of site plans and common
ownership documents allow for joint parking and drive aisles. In addition
CentraCare Clinic Site Plan W2:14
the PUD agreement requires employees be required to park in areas as
designated on the site plan.
Section 52.10 (Off- Street Parking) requires medical clinics provide one
(1) space for every 250 feet of floor area. Floor area is defined as the
gross floor area used for services to the public including areas occupied
for fixtures and equipment used for display or sale of merchandise, less
ten (10) percent. It is noted the proposed clinic floor plan identifies
several areas for employee offices, storage, and cleaning totaling 3/130
sf (full build out), this square footage can be deducted from the building
area as per the definition of floor area. The following calculations
determine the amount of parking required.
Total Bdg SF
22,068
Minus
3,130
Offices storage, etc.
Equals
18,936
Adousted SF
Minus
1,89410%
deduction
E uals
17,042
Net SF applicable
Ord. Standard
110 sl
Per stall
R wired stalls
155
Without adjustment for joint use, the required amount of parking spaces
for the proposed development is 155. The site plan illustrates 208
parking stalls. The proposed amount of parking stalls exceeds
ordinance requirements. Again, it is noted the PUD agreement allows
for joint parking in the future if/when additional structures are
constructed.
Loading: The PUD overlay defers to the underlying zoning district and off - street
loading requirements included in Section 52.10 of the Zoning Ordinance.
Section 52.10 (Off - Street Parking) requires loading berths in connection
with any structure exceeding 5,000 sf in area that requires the receipt or
distribution of materials or merchandise by trucks or similar vehicles.
The floor plan and the site plan sheets submitted with the subject
application do not include provisions for loading berths. The clinic will not
take receipt or distribution of materials or merchandise by semi - trucks or
similar vehicles. The Ordinance standard for loading Is not applicable
to this project.
Buildinq The proposed clinic is subject to building design and exterior material
Exterior: standards under this Section (52.32) as well as those included in Section
52.21 (Transportation Corridor Overlay). When in conflict the most
restrictive standards prevail. The B -2 Highway Commercial District
requires fifty percent (50 %) of all four walls of principal structures not
including windows and doors consist of materials comparable to: face
brick, natural stone, glass, stucco, aluminum lapsiding, cut block, and
decorative concrete block.
Section 52.21 (Transportation Corridor Overlay) of the Zoning
Ordinance, simply requires building materials be typical of those
prevalent in commercial areas, including, but not limited to, stucco, brick,
W2:15
CentraCare Clinic Site Plan
architectural block, decorative masonry, non - reflective glass and similar
materials.
The building is proposed to be a steel frame structure finished with
cultured stone, pre - manufactured stucco panels and aluminum
composite panels. Steel frame structures are allowed within the B2
District provided a concrete block or poured concrete complete perimeter
foundation with frost footings extending a minimum of eight (8) inches
above the final grade. Foundation details have not been included in the
application. [The owner representative has indicated that the
foundation will be insulated formed concrete meeting the
requirements. Therefore the proposed structure meets the
requirements of the Zoning Ordinance relating to building type and
exterior finish materials.]
Screening: Section 52.32 (132 District) of the Zoning Ordinance requires screening of
HVAC equipment and garbage storage areas. The site plan does not
illustrate the proposed location of HVAC equipment and illustrates a
dumpster positioned south of the proposed employee parking area. The
site plan doesn't include detail regarding proposed dumpster enclosure.
[The owner representative has indicated that the HVAC will be located on
the top of the building and will be screened with metal louver meeting the
Ordinance requirements.]
Li htin : Section 52.32 requires lighting be hooded and not directly positioned so
as to trespass onto CSAH 75 or areas exterior to the development. The
PUD agreement requires light trespass not exceed one candle foot at the
centerline of an adjacent boulevard. The application includes information
regarding proposed luminaries but the site plan does not illustrate
proposed location thereof. [The Lighting plan as submitted meets the
Ordinance requirements.]
Curbing Section 52.32 (132 District) requires installation of high -back curbing for
all drive and parking areas. The site plan illustrates curbing adjacent to
drive aisles and parking areas. It is noted storm water infiltration
structures could impact curbing adjacent to landscape medians internal
to the parking lot. [This standard appears to be met; however,
additional discussion may be needed.]
Landscaoina: Section 52.32 requires a unified landscaping scheme for the proposed
development. The PUD agreement requires review of landscaping plans
at the time of site plan approval. The proposed clinic site includes a
unified landscaping plan which is discussed further later in this report.
Section 52.21 Transportation Corridor Overlay District
Section 52.21, Transportation Corridor Overlay District is superimposed on the underlying zoning
classification (132 Highway 75 Business District). Section 52.21 is intended to enhance the visual
appearance of the corridor and to protect and promote the appearance, character, and economic
values along the corridor and the surrounding neighborhoods. The district is furthermore intended
to maintain the long -term function of arterial and collector roadways.
Additional Within the Transportation Corridor Overlay, all buildings must maintain
Setback: a minimum setback of forty (40) feet from the CSAH 75 right -of -way. The
proposed structure fronts on Elm Street making the rear yard adjacent to
CSAH 75. The proposed structure is setback 20 feet from the property
line. The property does not abut CSAH 75 right of way, but rather the
CentraCare Clinic Site Plan W2:16
Wobegon TraiVMnDOT Railway corridor. The trail corridor right of way
exceeds twenty feet in width. [Therefore proposed structure setback
greater than 40' from the CSAH 75 ROW meaning the request
conforms to setback requirements under Section 52.21 of the
Zoning Ordinance.]
Parking Additional parking lot standards apply within the Transportation Corridor
Standards: Overlay, said standards are in addition to those required under Section
52.10 of the Zoning Ordinance. Specifically,
A. Parking areas shall be designed and located so as to have
minimal visual impact along transportation corridors. Lots with
rear -yards abutting transportation corridors shall accommodate
parking in side and /or front yards as allowed in the underlying
zoning classification. Lot orientation is toward Elm Street
resulting in CSAH 75 being adjacent to the rear yard of the
subject lot. Therefore, the parking lot must meet the
requirements of the underlying zoning classification and Section
52.10 of the Zoning Ordinance. [The request conforms to this
standard.]
B. Where a development application covers land located adjacent
to an existing parking lot used for similar purposes, a vehicular
connection between the parking lots shall be provided wherever
possible. For development applications adjacent to vacant
properties, the site shall be designed and constructed to provide
for a future connection. [The PUD conforms to this standard]
in that the clinic parking is intended to be connected with future
parking areas in Lot 1 and Lot 3 of the Coboms Realty Company
Plat. The required connection as allowed for on the clinic site
plan will be from the northeast portion of the parking lot which
has a median without landscaping which will be removed to
provide joint access.
C. Parking lot landscaping. All development sites shall landscape
an area equivalent to fifteen (15) percent of the total area of the
required parking lot. Said required landscaping shall be
employed within the subject parking lot and adjacent to
walkways within and leading to /from the subject parking lot. The
site plan illustrates landscaping featuring: (1) a vegetative
planting strip adjacent to the rear lot line and the western exterior
of the PUD highlighted by 15 Honey Locust trees; (2) landscaped
boulevard /parking lot medians featuring manicured lawn, mulch
and ten Autumn Maple trees; and, (3) a vegetative strip adjacent
to the employee parking area and a bicycle trail. [The proposed
site plan meets the requirements of this section; however,
when expanded the parking lot will need to include
additional vegetative islands (i.e. replace the two concrete
islands near building front with vegetation). This provision
will be placed in the Development Agreement for future
Improvements. ]
Sin Additional sign standards apply in the Transportation Corridor Overlay
Standards: District.
CentraCare Clinic Site Plan W2:17
A. Free - standing signs shall not be placed nearer than twenty (20)
feet from the nearest edge of the transportation corridor right -of-
way. One freestanding sign located near the intersection or CR
133 and Elm Street is illustrated on the site plan. The sign is well
over twenty feet from the edge of the CSAH 75 right of way. The
site plan conforms to this requirement.
B. Free - standing signs within the required landscaped greenway
shall be designed in a manner complementary to the landscaped
greenway. The sign is not situated within a landscaped
greenway.
C. Free - standing identification signs shall have a low- profile design
not more than eight (8) feet in height and shall be designed to
complement and reflect the architecture of the building. [While a
sign has been illustrated on the site plan, the only approval
at this time Is the location of the sign. The owner will
provide separate sign detail before construction and the
sign will conform to the Ordinance requirements.]
Site Design Additional design standards apply in the Transportation Corridor Overlay
Standards: District.
A. A forty (40) foot landscaped viewshed is required within the rear
yard of the proposed clinic. The 40 foot landscaped buffer is
measured beginning at the edge of the CSAH 75 right -of -way
nearest to the proposed clinic. As previously identified, the
CSAH 75 right of way is separated from the proposed site by the
Wobegon Trail /Railway right of way. The site plan includes a 20
foot landscaped strip in the rear yard, in addition, the trail
corridor right of way exceeds twenty feet in width. Therefore a
greater than forty (40) foot viewshed has bee preserved.
B. Utility lines, including electric, cable and telephone, to serve the
development project shall be installed underground. All junction
and access boxes shall be screened. All utility pad fixtures,
meter boxes, etc. shall be shown on the site plan and integrated
with the architectural elements of the site. [The owner
representative has indicated that all the lines will be
underground and the access boxes will be screened with
living material].
C. Trash containers must be enclosed within a fence under Section
51.12 of the Zoning Ordinance. In the Transportation Overlay,
chain link fences, including those with slats are prohibited when
visible from the public right -of -way. The proposed trash
enclosure will be visible from CSAH 75. [The owner
representative has indicated that the receptacles will be
screened with a rock panel.]
D. Mechanical equipment must be shielded and screened from the
public's view and designed to be perceived as an integral part of
the building. [As stated above, the equipment will be located
on the roof and screened as per Ordinance.]
Bldg Design Additional building design standards apply in the Transportation Corridor
CentraCare Clinic Site Plan W2:18
Standards: Overlay District.
A. All buildings within the property shall be developed as a cohesive
entity, ensuring that building placement, architectural treatment,
vehicular and pedestrian circulation and other development elements
work together functionally and aesthetically. Architectural treatment
shall be designed so that all building facades of the same building
(whether front, side, or rear) that are visible from the public right -of --
way, shall consist of similar architectural treatment in terms of
materials, quality, appearance and detail. The approved PUD
facilitates the development of all three lots within the Coboms Realty
Company Plat as a cohesive entity. The clinic parking has been
designed to accommodate additional development on lots one and
three of the Plat. The applicant should be directed to work with other
property owners to develop a master sign plan which would help
assure signage patterns work together functionally and aesthetically.
The initial building placement as illustrated on the preliminary PUD
plat results in a cohesive entity. Architectural treatments for
additional site development will be examined in conjunction with site
plan review; however, future development will be expected to
compliment the approved clinic structure. The proposed clinic
meets this standard.
B. Clustering. The Coborns Realty Company plat has been developed
as a PUD allowing clustering and cohesive design. Buildings shall be
arranged in a manner that creates well- defined open space that is
viewable from the traveled portion of the corridor. As illustrated in the
preliminary PUD plat, the buildings are to be oriented on subject lots
in a manner that complement each other and preserve the viewing
corridor adjacent to CSAH 75. The proposed clinic meets this
standard.
C. Architectural Appearance /Scale. New buildings shall have generally
complex exterior forms, including design components such as
windows, doors, and changes in roof and facade orientation. Large
flat expanses of featureless exterior wall shall be avoided. The
treatment of buildings shall include vertical architectural treatment at
least every 25 -30 feet to break down the scale of the building into
smaller components. The proposed building represents a complex
exterior form including variations in building height, building depth,
and fenestrations (windows & entries). The building's bulk is nicely
broken up by the implementation of variations in building wall height
and depth and the proper placement of windows and entries. The
proposed clinic meets this standard.
D. Orientation. Building facades and entrances should be oriented in a
manner toward the primary means of vehicular access. The
proposed structure is oriented toward the lot front and access from
the proposed parking lot. Access is provided through a covered drive
up — drop off which is separated from pedestrian walkways by a high
back curb. The proposed clinic meets this standard.
E. Architectural details shall continue on all facades visible from the
public right -of -way. Architectural details are carried through on
all four sides of the proposed structure. Architectural details
CentraCare Clinic Site Plan W2:19
and building materials as previously described meet the intent
of this Section.
F. All outdoor lighting fixtures shall be down - directed, with light trespass
not to exceed 0.5 foot - candies at the property line. All island canopy
ceiling fixtures shall be recessed. Whenever possible commercial
lighting should be reduced in volume /intensity when said commercial
facilities are not open for business. [As stated above, the
Ordinance requirement is met.]
Section 52.10 Off- Street Parking
Section 52.10 contains standards for off - street parking within commercial districts, including the
B -2 District.
# of Required Without adjustment for joint use, the required amount of parking spaces
Stalls: for the proposed development clinic is 155. The site plan illustrates 208
parking stalls. The proposed amount of parking stalls exceeds
ordinance requirements. Again, it is noted the PUD agreement allows
for joint parking in the future if/when additional structures are
constructed.
Surfacing: Commercial parking lots are required to be surfaced with concrete,
bituminous, pavement or paver stones. The site plan illustrates parking
stalls and striping but does not illustrate type of surfacing. [The owner
representative has indicated that the parking lot will be bituminous
surfacing with perimeter curbing as required by the Ordinance.]
Curbing: Section 52.10 requires perimeter curbing around the parking lot. The site
plan illustrates required curbing. [The owner representative has
indicated that the curbing will met the Ordinance requirements.]
Circulation: Section 52.10 requires vehicular circulation internal to the parking lot.
The site plan illustrates parking will not utilize streets or driveways to
support vehicular circulation. The site plan is consistent with this
requirement.
Dimensions: The site plan does not include parking stall dimensions or a scale. The
parking stalls proposed appear to be ten feet wide by 20 feet deep. The
minimum required by the zoning ordinance is 9 X 17.5 feet. [The owner
representative has indicated that the parking lot dimensions will
met the requirements including the bumper overhand requirement.]
Other: The City Engineer should review drainage and lighting plans. The
Building Official should comment on adequacy of emergency lanes.
Section 52.11 SidnaQe
Section 52.11 contains standards for commercial signage. Adequate information regarding
signage has not been submitted at this time. [Sign detail is not provided at this time. The plan
indicates where the sign will be located and the owner will met all the Ordinance
requirements.
Section 52.12 General Performance Standards
Section 52.12 of the Zoning Ordinance contains general standards applicable to all areas within
the City. Applicable standards within Section 52.12 relate to fencing and landscaping. However,
CentraCare Clinic Site Plan W2:20
fencing standards are more restrictive under the Transportation Corridor Overlay, therefore, those
standards (addressed previously) apply.
Section 52.12 also requires the lot area remaining after providing for parking, driveways, loading,
sidewalks or other requirements shall be planted and maintained in grass, sodding, shrubs or
other acceptable vegetation or landscaping techniques. The proposed project meets this
standard.
W2:21
CentraCare Clinic Site Plan
Judy Weyrens
From: Cynthia Smith - Strack MDG, Inc. [ cstrack @municipaldevelopmentgroup.com]
Sent: Wednesday, April 28, 2010 2:37 PM
To: Judy Weyrens
Subject: Definition of viewshed
Judy,
I have another resource book I can check for a definition of 'viewshed'. At this time I'd
recommend the following definition for consideration "The natural environment or landscape
visible from one or more viewing points along a transportation corridor ". Alternately you
could change 'visible' to 'that can be seen' and /or you could delete the 'one or more viewing
points along' from the recommended definition.
Cynthia Smith - Strack
Municipal Development Group, Inc.
888- 7MDG -INC (toll free)
952 - 758 -7399 (Metro)
888 - 763 -4462 (fax)
25562 Willow Lane
New Prague, MN 56071
www .municipaldevelopmentgroup.com
W2:22