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HomeMy WebLinkAboutOctober 28, 2003CITY OF COLUMBIA HEIGHTS 590 40th Avenue N.E.. Columbia Heights, MN 55421-3878 (763) 706-3600 TDD (763) 706-3692 Visit Or: Website at: www. ci. coh~mbia-heights, mtl.~s M£MB£R$ Ted Yehle, Chair Donna Schrnitt Gary Peter$on Phillip Baker Marlaine Szurek PLANNING AND ZONING COMMISSION MEETING 7:00 P.M. TUESDAY, October 28, 2003 CITY HALL COUNCIL CHAMBERS 590 N.E. 40~'' AVENUE o Roll Call. Minutes from the Planning and Zoning Commission meeting of September 2, 2003. Public Heatings: Case # 2003-1014-15 Preliminary Plat, Slte Plan Review Grand Central Lofts Nedegaard Custom Homes New Business: None Miscellaneous: Adjourn ThE City OF COLUMBIA' HEIGHTS DOES NOT DISCRIMINATE ON THE BASIS Of DISABILITY IN EMPLOYMENT OR THE PROVISION OF SERVICES EQUAL OPPORTUNITY EMPLOYER PLANNING AND ZONING COMMISSION MINUTES OF THE REGULAR MEETING SEPTEMBER 2, 2003 7:00 PM approved. The meeting was called to order at 7:00 pm by Chairperson, Ted Yehle. Roll Call: Commission members present- Peterson, Szurek, Schmitt, Baker, and Yehle. Also present were Tim Johnson (City Planner), Shelley Hanson (Secretary), and Tami Ericson (Council Liaison). The Commission members welcomed Marlaine Szurek who was recently appointed by the City Council to serve on the commission. Motion by Peterson, seconded by Baker, to approve the minutes from the meeting of August 6, 2003 as submitted. All ayes. MOT[ON PASSED. NEW BUSINESS Case #: Owner: Address: Phone: 2003-0912 Gerry Herringer 1731 Innsbruck Pkwy W Columbia Heights, MN (763) 574-0293 Applicant: City of Columbia Heights Parcel Addresses: 4707, 4747, 4757, 4801, 4811, 4849 Central Avenue NE. Zoning: GB, General Business District Comprehensive Plan: Transit-Oriented Mixed-Use Development The Comprehensive Plan amendment was recently submitted to Met Council to change to Transit- Oriented Development. This amendment request was accepted and officially endorsed on Aug 21, 2003. The City of Columbia Heights has requested the rezoning of properties located at 4707, 4747, 4757, 4801, 481 l, and 4849 Central Avenue NE from GB, General Business District, to a Mixed-Use Development District. This includes the Kmart building which was built in 1972 as a big-box retail site. The operation survived until Kmart bankruptcy proceedings in spring 2002. Since this time Kmart has been vacant. The properties to the north are zoned General Business and the properties to the south and east are zoned Residential. PLANNING & ZONING COMMISSION MINUTES SEPTEMBER 2, 2003 PAGE 2 Rezoning The properties to be rezoned are currently zoned GB, General Business District and the uses of the property are currently commercial, with the Kmart space vacant. The Kmart site alone is 13.5 acres, with the remaining commercial businesses totaling an additional 7 acres. The total site acreage of the Kmart property and Hollywood Video/Savers, Buffalo Wild Wings, Welle Auto, Subway/TCBY/E1 Bustan, and Arby's is 20.5 acres. When evaluating a rezoning request it is important to consider how the proposed zoning change fits in with the surrounding area. The current commercial sites adjacent to Central Avenue have maintained various forms of commercial uses throughout the years. However, the Kmart property is considered a big-box retail site with detrimental topography and sightlines, which has an impact on future commercial business interests. The owner of the Kmart property, Gerry Herringer tried to elicit commercial interest in the site since Kmart moved out, but has had no such success. The market indicated that this is a dead commercial big-box site, which forced the City and the property owner to reevaluate and consider a mixed-use concept for the site. Staff submitted a Simple Comp Plan Amendment to the Metropolitan Council after the Planning Commission and City Council approved the Comprehensive Plan change fi:om Commercial to Transit-Oriented Mixed-Use Development. Metropolitan Council staff indicated that this mixed-use project exemplifies what the Metro Council is trying to promote for first -ring suburban/urban cities such as Columbia Heights. Staff recently received an affirmation from the Metropolitan Council indicating their acceptance of the Comp Plan amendment and their positive support for this project. A rezoning of the Kmart Redevelopment Plan Area to Mixed-Use would be consistent with the recent change in the Comprehensive Plan to allow Transit-Oriented Mixed-Use Development. When evaluating a rezoning request to amend the district boundaries on the zoning map, the Planning Commission and City Council shall make the Following Findings before granting approval of this request: The amendment is consistent with the Comprehensive Plan. - As mentioned, staff recently received official endorsement from the Met Council of the requested Comp Plan amendment to be Transit-Oriented Mixed-Use. The amendment is in the public interest and is not solely ~'or the benefit ora single property owner. - The project site redevelopment is certainly in the interest of the public and does not just benefit the Kmart site owner, but benefits the entire City and the future viability of this area. The fact that the property has been vacant for well over a year is clearly indicative that the location is no longer a viable commercial site by itself. Subsequently rezoning the property to allow the addition of a residential component greatly improves the likelihood that the property will be put back into production for the benefit of the entire community. PLANNING & ZONING COMMISSION MINUTES SEPTEMBER 2, 2003 PAGE 3 Where the amendment is to change the zoning classification of a particular property, the existing use of the property and the zoning classification of property within the general area of the property in question are compatible with the proposed zoning classification. The proposed rezoning from General Business to Mixed-Use, which allows both commercial/residential on the site, fits with the surrounding area as the proposed residential component will be a compatible land use with the surrounding residential neighborhoods. Where the amendment is to change the zoning classification of a particular property, there has been a change in the character or trend of development in the general area of the property in question, which has taken place since such property was placed in its current zoning classification. The closure of Kmart has necessitated the City address the failure of this commercial big-box site. The trend of development and the commercial market certainly has changed since the Kmart closure in spring 2002. This trend necessitates the need to rezone the property for a mixed-use purpose, which would allow for a residential component in addition to commercial development). Purpose of Mixed-Use District: The purpose of the Mixed-Use District is to promote efficient use of existing City infrastructure; ensure sensitivity to surrounding neighborhoods, create linkages between compatible areas of the City, provide appropriate transitions between uses, ensure high quality design and architecture, create good pedestrian circulation and safety, promote alternative modes of transportation, and increase the quality of life and community image of Columbia Heights. The proposed Kmart Redevelopment Concept Plan has been designed as a pedestrian friendly mixed- use project that will accomplish these goals. Upon successful rezoning of the property, the Transit-Oriented Mixed-Use District that has been established by the City requires that the mix of land use shall be 60% service-oriented commercial/retail, and 40% high-density residential development (12 units/acre minimum). As the Commission is aware, this requ. irement has been recommended to be changed so a certain % will not be required, but rather this requirement shall be flexible to help facilitate development. The future Kmart Redevelopment Concept Plan proposes a higher % of residential land use than commercial. Performance Standards of the Mixed-Use District are as follows: * Mi~fmum size of a mixed-use development shall be 5 aci/es - Subject parcels meet this requirement, as the site is 20.5 acres * Maximum non-residential density is 6.0 FAR and the maximum residential density is 20 units/acre. Although the City Council can increase the maximum densities by up to 50% if certain conditions are met - The Kmart Redevelopment plan is still conceptual and has not yet been officially endorsed by the City Council. The densities have not been officially determined yet, but it is anticipated that the project densities will be within the guidelines. * Design of the mixed-use development shall be sensitive to adjacent usable open space and shall include design of pedestrian/bicycle connections to enhance existing circulation patterns - Conceptual draft designs of the proposed mixed-use concept for the site create and conserve usable o_pen space on-site and provide the necessary pedestrian connections to make the site viable and accessible. PLANNING & ZONING COMMISSION MINUTES SEPTEMBER 2, 2003 PAGE 4 Building setbacks shall be regulated by the final site plan and development agreement approved by the City Council - The mixed-use development district does not require specific setbacks, height restrictions, etc. So in essence it is essentially a Planned Unit Development District, which allows for flexibility in redevelopment and design of each redevelopment site. Buildings shall be oriented to the street or a common open area. Building facades shall be varied to create visual interest. All trash areas shall be screened with consistent building materials as the principal buildings. Monument signage is allowed and shall utilize the same exterior materials as the principal buildings - Based on the preliminary concept plans for redevelopment, it is anticipated that these standards will be met. The final concepts and renderings will go through Site Plan Review and the Platting process and will be reviewed at that time for consistency with the ordinance. Planning Process: In May of 2003, the City of Columbia Heights initiated a planning process for the redevelopment of the Kmart site. As part of the planning process, the City appointed an eleven member Redevelopment Advisory Committee comprised of local residents, business owners, and members of key community groups. The purpose of the Advisory Group was to ensure awareness of community stakeholder groups, and to serve as a sounding board to all the major project recommendations and components. As part of this process, the Kmart Advisory Group recently met on August 7, 2003, and gave their strong support to the Kmart Redevelopment Concept Plan. Design Guidelines: It should be noted that the future development of the Kmart site will be subject to recently adopted Columbia Heights Design Guidelines for Central Avenue. This will allow the City and developer to achieve varied building materials and styles, create curb appeal, and enhance the visual interest of Central Avenue and adjacent areas. Summary: The positive aspects of this proposal are as follows: Rezoning these properties to Mixed-Use will allow for the properties to be redeveloped into a traditional community development pattern allowing for pedestrian connections and creating linkages and enhancing accessibility to the site. Rezoning these properties to Mixed-Use will allow for creation of a neighborhood in-fill residential urban style development project, which will allow for the project..site to be viable rather than continue to sit vacant. The proposed Kmart Redevelopment Plan will enhance the tax base dramatically. The projected taxes are not known exactly, but will be dramatically increased as a result of the future assessed values of the site. Therefore, staff recommends approval of the rezoning of 4707, 4747, 4757, 4801, 4811, and 4849 Central Avenue NE,. fi.om GB, General Business to Mixed-Use, as the rezoning request meets the required findings listed from the Zoning Ordinance and is consistent with the Comprehensive Plan. PLANNING & ZONING COMMISSION MINUTES SEPTEMBER 2, 2003 PAGE 5 Chairperson Yehle opened the heating for comments and/or questions fi.om those in attendance. Mr. Jon Kalata of 1144 Khyber Lane presented a petition (attached to the end of these minutes) that objected to any development that would be more than two stories that would block their view fi'om the Cheery Heights neighborhood. He stated the residents in the area would rather see single family homes than high density housing, and to keep the current businesses in place. Yehle explained that the businesses currently located along Central Avenue have been involved in the planning process. He went on to invite anyone interested in the project to attend the joint meeting being held Thursday, September 4th at 7 p.m. in the Council Chambers. The EDA Board, Planning and Zoning Commission and the City Council will be in attendance. They will be discussing the potential plans for the property at that time. Residents will have an oppommity to view the preliminary drawings of what the site could look like. Keith Kirk of 1144 Cheery Lane stated he didn't think those residents who signed the petition know anything about the proposed development and that because of the elevations of the property, he didn't feel the view would be obstructed at all. Lee Stauch of 1155 Khyber Lane said he's seen some of the plans and he felt condo buildings 3 or 4 stories high would obstruct their view and bring down the property values. He also said due to the property being put into a TIF District, taxpayers would bear the brunt of the cost as it would be approximately 20 years before any positive economic impact would occur. He also questioned whether the developer is able to handle a project this large when he hasn't finished some of the other projects he has started in the area. Planner Johnson responded to Mr. Stauch's concerns. He informed the Commission that Mr. Nedegaard's other project in the City is progressing. He has submitted his plans for the next set of 6 townhouses and they are in the process of being reviewed. He also reminded the Commission and those in attendance, the purpose of this meeting is to address the re-zoning of this site to allow flexibility for future development. It is not the purpose at this time to discuss or approve any specific plans for the property. Mr. Kalata questioned the various Residential categories and what could potentially be put on this site. Planner Johnson explained that if the mixed zoning is approved, it would allow for all types of uses to be considered. Yehle reminded those present that without the re-zoning, residential units could not be considered for the site at all as it is currently zoned for commercial/business use. The first step is to re-zone the site for the type of development that is working throughout the Twin Cities area. Kalata agreed that with the close proximity to downtown and the freeway systems, residential development is booming compared to the glut of commercial/retail space. Szurek stated that as a member of the advisory committee, owner occupied housing is what is desired for this site, not apartment buildings. And some commercial sites will be located closer to Central Avenue, with the hope of re-locating most of the present businesses now located there. PLANNING & ZONING COMMISSION MINUTES SEPTEMBER 2, 2003 PAGE 6 Er/cson again invited everyone to attend the meeting Thursday evening and thought that the plans will be a pleasant surprise. She said it looks to be a nice mix of residential/commercial space and with the re-zoning we would not be bound to one or the other. Peterson reminded the audience that this is a recommendation board only. The City Council will be making the final decisions regarding the re-development of the site. He stated it is important to attend the meetings, look at the plans, and express any concerns to the Council members before they make their decision. Motion by Baker, seconded by Schmitt, to recommend City Council approval to rezone 4707, 4747, 4757, 4801, 4811, and 4849 Central Avenue NE from GB, General Business to Mixed-Use, as the rezoning is consistent with the required findings from the Zoning Ordinance, as the proposed use of the property is consistent with the City Comprehensive Plan, and is compatible with the surrounding area. All ayes. MOTION PASSED. NEW BUSINESS Kmart TIF District Modification The City of Columbia Heights is considering a proposal to modify the Downtown CBD Revitalization Plan for the CBD Redevelopment Project and to establish the Kmart/Central Avenue Tax Increment Financing (TIF) District, a renewal and renovation tax increment financing district. As dictated by MN State Statutes, the Planning Commission is required to review the TIle District modification plans to determine that they conform with the general plans for development and redevelopment of the City as described in the City Comprehensive Plan. Staff recommends adoption of Resolution 2003-01, as the TIF District modification conforms with the City Comprehensive Plan. Motion byPeterson, seconded by Szurek, to adopt Resolution 2003-01, and to support the action of the Columbia Heights City Council. PLANNING & ZONING COMMISSION MINUTES SEPTEMBER 2, 2003 PAGE 7 RESOLUTION NO. 2003-01 RESOLUTION OF THE CITY OF COLUMBIA FI1EIGHTS PLANNING COMMISSION FINDING THAT A MODIFICATION TO TII'E DOWNTOWN CENTRAL BUSINESS DISTRICT (CBD) REVITALIZATION PLAN FOR ~ CBD REDEVELOPMENT PROJECT AND ~ TAX INCREMENT FINANCING PLAN FOR TIlE K-MART/CENTRAL AVENUE TAX INCREMENT FINANCING DISTRICT (A RENEWAL AND RENOVATION DISTRICT) CONFORM TO TI~. GENERAL PLANS FOR THE DEVELOPMENT AND REDEVELOPMENT OF TI~E CITY. WHEREAS, the City Council for the City of Columbia Heights, Minnesota, (the "City") has proposed to adopt a Modification to the Downtown CBD Revitalization Plan for the CBD Redevelopment Project (the "Revitalization Plan Modification") and adopt a Tax Increment Financing Plan for the K-Mart/Central Avenue Tax Increment Financing District (the "TIF Plan") within the CBD Redevelopment Project (the Revitalization Plan Modification and the TIF Plan are referred to collectively herein as the "Plans") and has submitted the Plans to the City Planning Commission (the "Commission") pursuant to Minnesota Statutes, Section 469.175, Subd. 3, and WHEREAS, the Commission has reviewed the Plans to determine their conformity with the general plans for the development and redevelopment of the City as described in the comprehensive plan for the City. NOW, THEREFORE, BE IT RESOLVED by the Commission that the Plans conform with the general plans for the development and redevelopment of the City as a whole. Approved: September 21 2003 Roll Call: All Ayes Chair ATTEST: Secreta. l-y PLANNING & ZONING COMMISSION MINUTES SEPTEMBER 2, 2003 PAGE 8 Met Council Comp Plan Amendment for Kmart Site Planner Johnson enclosed a copy of the letter received from the Met Council regarding the Kmart TOD Comp Plan Amendment. The amendment proposed a change of land use designation for 21 acres located east of Central Ave between 47th and 49th Ave (old Kmart site) from Commercial to Transit Oriented Mixed Use. The purpose of the amendment is to facilitate redevelopment of the site. He stated we received approval within 2 ½ weeks as the Council was very supportive of our plan. Back in 2000, the governing body of the Council identified certain types of local comprehensive plan amendments that may be reviewed by Council staffwithout further formal review by the governing body of the Council. Council staffhas applied the plan review waiver as it has no impact on the plans of the units of local government. The City mayPlace this amendment into effect. However, they did offer the following advisory comments: Surface Water Management-The plan amendment application states storm water runoff generated from the site will be routed through detention basins meeting MN Pollution Control Agency and Nationwide Urban Runoff Prggram. Council staff encourages the city to work with developer when designing the parking lot to incorporate design techniques that will help reduce surface water runoff volume, as well as provide rate control and treatment of contaminants. They recommended using the Metropolitan Council's Urban Small Sites BMP Manual as it contains detailed information that could incorporate these techniques. Recreation Open Space-Staffrecommends the City work with Three Rivers Park District to incorporate bicycle and pedestrian trails connecting the new development and the proposed park on the former Kmart site to the Silver Lake Special Recreations Feature and to the Mississippi Regional Trail. Transit-They addressed several changes that m~ay have to be made to the transit service running along Central Avenue. Baker and Schmitt again expressed how excited they are to see this site moving forward toward re- development and with the re-zoning it opens up many possibilities. Other suburbs have done this and they look forward to it revitalizing our community. Baker thought this re-development and the new Discount Tires Building being built at 53rd and Central will bring a flesh new look to the Avenue. Motion by Peterson, seconded by Szurek, to adjourn the meeting at 8:00pm. All Ayes. Respectfully submitted, Shelley Hanson Secretary of the Chee~. Heights neighborhood do petition the city of Columbia Heights and its elect,'d officials to oppose the building of any development on the Kmart property of more than two stories or of an3' height that would obstruct our present view. / ./ Heights and Its elected ojficials to oppose the building of any development on the Kmart property of more than two stories or of any height that would obstruct our present view. .Tim Johnson - PC Report 10-28-03 final.doc Page 1 ! CTTY OF COLUt4BTA HEZGHTS PLANNZNG REPORT CASE NUMBER: DATE: TO: APPLICANT: LOCATION: REQUEST: PREPARED BY: 2003-1014-15 October 28, 2003 Columbia Heights Planning Commission Nedegaard Custom Homes Kmart Site (Generally bounded by 49"' Street on the north, Cheery Heights neighborhood on the east, 47"' Street on the south and Central Avenue on the west) Preliminary Plat and Site Plan Approval for Grand Central Lofts Ellen Berkelhamer, Senior Planner, Dahlgren Shardlow and Uban Clara Schlichting, Planner, Dahlgren Shardlow and Uban Zntroduction An application has been made by Nedegaard Custom Homes ("the Developer"), the owner of the subject property, for Preliminary Plat approval and Site Plan review for the Grand Central Lofts, a redevelopment of the Kmart Site. Proposed are 218 units of for-sale housing with price points ranging from $170,000 to $330,000. The housing includes three condominium buildings containing 66 units each and 20 townhomes in four groupings, with associated open space. Future phases of development will include a community center and commercial uses. Three actions will be taken by the Planning Commission: A. Motion on the Preliminary Plat B. Motion on the Site Plan C. Continuance of review of the townhome design to the meeting of November 4, 2003. The Preliminary Plat review only pertains to the portion of the Kmart redevelopment area that contains the vacant Kmart store and parking lot and the Arby's site. The Site Plan review pertains to the entire residential portion of the site plan except for design of the townhomes. The design of the townhome buildings will be continued to the Planning Commission meeting of November 4, 2003. The community center building design will be reviewed at such time as the final program and design of the center has been determined. The commercial site plan and building design will be reviewed as part of a future development phase. The Grand Central Lofts Site Plan has been designed in accordance with the goals and objectives of the Kmart Redevelopment Concept Plan developed by the Kmart Advisory Group .Tim J0t~nson - PC Report 10-28-03 final.doc Page 2 1 City of Columbia Heights Planning Commission October 28, 2003 Kmart Redevelopment Preliminary Plat and Site Plan Case # 2003-:[014-15 under the guidance of the City Council. In May 2003, the City of Columbia Heights initiated a planning process for the Kmart Site for the purpose of creating a redevelopment plan for the outdated and mostly vacant retail center. Goals of the plan include more employment opportunities within the City, new housing option previously not available in the City, increased opportunities for transit use, amenities to promote walking and biking, and an improved image and vitality of Central Avenue. A City Council-established citizen advisory group and the Developer worked closely to create the Concept Plan to meet the needs of both the community and the Developer. Planning Considerations Comprehensive Plan l) Approval of the Comprehensive Plan designation for this site was recommended by the Planning Commission on August 2, 2003; approved by the City Council on August 11, 2003; and approved by the Metropolitan Council on August 21, 2003. 2) The Comprehensive 'Plan designation for the property is Transit Oriented Development. Specifically, the Comprehensive Plan states that these areas "will focus on the commuting needs of Columbia Heights residents. As a result, a higher percentage of service-oriented commercial/retail development will be necessary with high-density residential development providing the balance of the development. Mixed-Use pedestrian-oriented development near transit nodes will provide opportunities for high-density residential and neighborhood commercial development. Redevelopment of these areas will also provide the opportunity for pedestrian linkages to other parts of the community and improvement of the overall non- motorized circulation system within the community that will help improve the image of Columbia Heights." 3) The proposed Kmart redevelopment complies with the Comprehensive Plan designation: · The development is located along an existing transit route; · New residents will be able to commu~;e to work via the existing transit routes; · The development will occur in phases, with the initial phase being high-density residential development. Subsequent phases will include commercial development and a community center. Patrons of the existing and new commercial areas will be able to patronize any new business via transit; · A high percentage of the area will continue to provide service-oriented commercial/retail along Central Avenue and new higher density residential uses will balance the development and provide a transition from commercial development to the adjacent residential areas; and · The development will provide pedestrian connections to and through the subject properties.- Zoning Ordinance 4) The zoning classification for the property is Mixed-U'se District. The Planning Commission recomme.nded approval of the rezoning on September 2, 2003. The first reading of the City Council for the rezoning was held on September 22, 2003. The second reading of the Page 2 Tim Johnson - PC Report 10-28-03 final.doc Page 3 City of Columbia Heights Planning Commission October 28, 2003 Kmart Redevelopment Preliminary Plat and Site Plan Case # 2003-1014-15 City Council was held on October 13, 2003. Rezoning officially takes effect on November 13, 2003. s) The purpose of the Mixed Use District is to promote development and redevelopment that facilitates linkages and interaction of transit services, housing and neighborhood services. The focus of land use within this district is to ensure a pedestrian friendly environment and pedestrian connections to and from residential development and transit facilities. The mix of land use shall be flexible to help facilitate a successful development. The minimum density allowed is 12 units/acre and the maximum density is 20 units/acre. 6) The proposed Kmart redevelopment complies with zoning designation. The size of the subject property is approximately 14.91 acres. A total of 218 units are proposed for the site, for a density of 14 units/acre. Residential uses are comprised of three condominium buildings containing 66 units each and four groupings of townhomes containing a total of 20 units. 7) The proposed plat is divided into four outlots. Outlot A contains the three condominium buildings, community center and pond; Outlot B contains the 20 townhome units, open space, and ponds; Outlot C will contain commercial uses in future phases of development; and Outlot D is comprised of a sloped landscaped buffer that will be privately owned and maintained. Circulation, Access, Parking and Sidewalks 8) Circulation through the site is provided through a new public right of way that runs along the western boundary of the site from 47"' Avenue to 49"` Avenue. A privately-maintained interior roadway circulates through the rest of the site providing access to the condominium garages and townhome garages, as well to the community center site and on-street parking spaces. 9) The new right-of-way access at 47"' Avenue does not align directly with Tyler Street but is off set. It is' not the ideal alignment, ,but given site constraints, City Staff finds it acceptable. ~o) The parking requirement for multiple family buildings is two covered spaces per every two- bedroom unit and one covered space for every one-bedroom unit. The condominium buildings meet this requirement. Each building contains a total of 66 units. There will be a maximum of 62 2-bedroom units and a minimum of 4 1-bedroom units. There will be 128 garage spaces per building, satisfying the requirements for both 1- and 2-bedroom units. The parking requirement for townhomes is two covered spaces per unit. There are 20 units, each with a two-car garage, for a total of 40 parking spaces. Additionally, there are 83 on-street parking spaces, for a total of 507 spaces at the development. The performance standards for the Mixed Use District require sensitivity to adjacent usable open space and include pedestrian/bicycle connections to enhance existing circulation patterns. The development will provide approximately 5 acres of green space (34% of site area) and .77 acres of sidewalks (5% of site area). The green space includes areas of open spac~ surrounding ponds and buildings. The sidewalks consist of trails around open Page 3 .-rim Johnson - PC Report 10-28-03 final.doc Page 4 1 City of Columbia Heights Planning Commission October 28, 2003 Kmart Redevelopment Preliminary Plat and Site Plan Case # 2003-1014-15 space areas, along the edges of the condominium buildings and surrounding the interior edge of the development. When Outlot C is developed in a later phase, the internal sidewalk on the 47t" Avenue side of the development will be extended to Central Avenue. Additionally, staff encourages the extension of the sidewalk east toward Fillmore. 12) The Fire Department indicated that access to the condominium buildings may be restricted. The corner radii of the privately-maintained interior roadway, which circulates around the condominiums, may not allow emergency vehicles (e.g., fire trucks) to move around freely. The turning radii of the interior roadways need to accommodate emergency vehicles. The on-street vehicle parking shown around two of the condominium buildings, Block 2 and Block 3, may restrict the access of fire equipment. Before final plat approval, the Site Plan will need to assure that adequate access to the condominium buildings is provided. Also, the location of the proposed fire hydrant located on the south side of 47"` Avenue does not benefit the site due to topography. A fire hydrant should be located on the south side of Outlot A. Transit 13) The transit stop servicing northbound traffic currently stops just north of 47th Avenue, directly in front of Arby's. The transit stop servicing southbound traffic currently stops on the Hilltop side of Central, on the northwest side of 47th and Central. The development currently includes a sidewalk along the edge of the residential development along 47"' Avenue, and will include a sidewalk link to Central Avenue as part of the development of the commercial parcel, Outlot C. The City Staff and the Developer have talked with Metro Transit about possible site improvements to the Metro Transit stops along the west side of Central Avenue to enhance transit use from the development. The city and Developer agree that these improvements are crucial to drawing transit users from the development. Lot Lines and Setbacks 14) Building setbacks in the zoning district are regulated by the final site plan and development agreement approved by the City Council, based on the following findings: a) the setbacks provided adequate distances from uses iff adjacent districts, and b) the setbacks maintain and enhance the character of the neighborhood in which the mixed-use development is located. The setbacks shown on the site plan provide adequate distances to adjacent properties and provide an urban character on the interior of the development appropriate for mixed use development. 15) The preliminary plat and site plan show proposed land swaps occurring with the property at 4811 Central Avenue for the purpose of right-of-way configuration and the property at 4849 Central Avenue for the purpose of maximizing the amount of right-of-way, and therefore buffering, between the proposed roadway and the property located at 1040 49"' Avenue. These land swaps must be completed and reflected on the final plan prior to approval of the final plat. Landscape Plan The Dev(Cloper has submitted a Landscape Plan in accordance with the requirements for Page 4 .Tim Johnson - PC Report 10-28-03 final.doc Page 5 j City of Columbia Heights Planning Commission October 28, 2003 Kmart Redevelopment Preliminary Plat and Site Plan Case # 2003-1014-15 site plans in the Zoning Ordinance. The Landscape Plan is well done and consistent both with the Zoning Ordinance and with the Highway District Design Guidelines. In fact, the Landscape Plan exceeds many of the requirements of the Ordinance with respect to plant sizes and quantities. The one aspect in which the Landscape Plan does not meet the Zoning Ordinance concerns coniferous plantings, although we believe the intent of the Zoning Ordinance is met. The Ordinance requires that the plantings include 25 percent Evergreens. The plans show 17 percent. However, the plan provides an excess of the required amount of street trees, with one tree per 30 feet rather than the required one tree per 50 feet. We believe that these additional streets trees maintain the integrity of the landscape design and balance out the need for additional evergreens. Adding more evergreens would mean removing street trees, and we find the plan as shown to be preferable. Minor revisions should be made to the Landscape Plan prior to final plat approval, with respect to the following issues: · The list of trees is extensive and should be reorganized to show the breakdown of overstory trees into different categories and/or planting hierarchies for the site to ensure the trees are falling into appropriate categories (such as street tree species, open space species, watedpond edge species, and buffer/slope species). Specifically, certain trees shown would not be acceptable as street trees, such as Silver Maple or Willows; therefore categories should be clarified. · The stairway to 47'h Avenue is shown on the site plan but is not noted on the Landscape Plan. This note should be added. · The plantings shown at the edge of trails and ponds are noted to be 6 to 8 ft in height. Confirmation should be made that the heights of these plants do not impact views into and out of the open space. · A typical planting plan should be provided to show the types of plantings that will occur at the edge of private patios in the courtyard areas of the condominium buildings. · The Landscape Plan should include a note that addresses slope and general drainage. · Consideration should be given to breaking up the repetition of the privacy wall adjacent to the property at 1040 49~ ~,venue through varied heights of plants, such as shrubs and perennials. l?) The landscape plan shows buffering through plantings, fencing and a boulder retaining wall to buffer the property at 1040 49"~ Avenue from the new public roadway and access at 49~ Avenue. The landscape plan is appropriate for purposes of providing an aesthetic and safety buffer, subject to confirmation to the City Engineer that adequate sight triangles are preserved from the new roadway toward 49th Avenue. Maintenance ]8) The private elements of the development, including all buildings, private roads, sidewalks, ponds, open space, landscaping, including the landscape buffer adjacent to 1040 49"' Avenue, and all utilities out of the public right of way will be maintained by the Grand Central Loft Homeowners Association in accordance with approved Homeowners Association covenants. Page 5 ~ .~im. JQhnson - PC Report 10-28-03 final.doc Page 6i City of Columbia Heights Planning Commission October 28, 2003 Kmart Redevelopment Preliminary Plat and Site Plan Case # 2003-1014-15 Highway District Design Guidelines The Columbia Heights Design Guidelines were created to guide developers and businesses in the design of expansions, renovations or new construction of buildings or parking within the Central Avenue and 40~ Avenue commercial corridors, and to assist City officials and staff in reviewing development proposals. The guidelines are mandatory, but the City may permit alternative approaches that meet the objectives of the design guidelines. The design district that is applied to the Grand Central Lofts is the Highway District. (Please note this review pertains to the entire site plan but only to the design of the condominium buildings. The design of the townhomes will be considered at the Planning Commission's meeting of November 4, 2003.) Architectural Guidelines l) Building Placement Objective: To orient non-residential buildings toward the street in order to improve its walkability, while creating opportunities for more internally-focused residential development. Residential buildings may be oriented toward Central Avenue or toward internal streets or courts, with side fa(;ade parallel to Central Avenue. Fa(;ades parallel to Central Avenue should be well-detailed and service areas should not be located along the Central Avenue frontage. The frontage should be appropriately landscaped. · The development meets this objective. The residential development is separated from Central Avenue by existing commercial development. The residential development is focused toward internal courtyards and streets. The rear fa(;ade of the western most condominium building is parallel to Central Avenue and is well- detailed. Appropriate landscaping is provided. 2) Primary Fa(;ades and Roof Treatment Objective: To encourage attached residential and mixed-use buildings that are compatible with the prevailing single-family residential surroundings. Residential buildings may be designed with flat or pitched roofs. A variety of roof shapes and parapet details are encouraged; however, non-structural, purely decorative roof elements should be avoid&d. · The development meets this objective. The condominiums have a flat roof and the entries and windows on the first floor relate to human scale. 3) Building Width and Fa(;ade Articulation Objective: To add visual interest and variety to buildings and emphasize the pedestrian scale. The primary facades of buildings should be 40 ft. or more in width and should be articulated into smaller increments by following methods listed in the Design Guidelines to lessen apparent bulk. · The minimum fa(;ade width of the condominium buildings exceed the 40 ft. requirement and are articulated into smaller increments by projections and balconies. 4) Building Height Objective: To create increased sense of enclosure, diminish the perceived width of the street, and provide opportunities for upper-story housing, offices or studios. Two and three story buildings are strongly encouraged. All buildings shall have a minimum cornice height of 22 feet. This height is adequate to achieve the building height objective,' conveying a multi-story appearance even if the building has only one occupied Page 6 -Tim Johnson ' PC RepOrt i0_28_03 final.doc Page 7 i City of Columbia Heights Planning Commission October 28, 2003 Kmart Redevelopment Preliminary Plat and Site Plan Case # 2003-:1.014-~.5 6) 7) 9) floor. · The condominium buildings are 4 stories and approximately 43 ft. from foundation to the roof. Transparency - Window and Door Openings Objective: To reflect the character of existing storefront commercial buildings, enliven the streetscape and enhance security by providing views into and out of buildings. For residential buildings, a minimum of 20 percent of primary (street facing) fa(;ades and 15 percent of each side or rear fa(;ade shall consist of window and door openings as specified in the guidelines. · The condominium building contains entries, balconies and windows along the front and rear fa(;ades and balconies and windows along the side fa(;ades to meet this requirement. The window shape, size and patterns emphasize the organization of the facade and the definition of the building. Entries Objective: To establish the visual importance of the primary street entrance, and to ensure that entries contribute to the visual attractiveness of the building and are readily visible. For residential buildings, primary building entrances should face the primary abutting public street or walkway, or be linked to that street by a clearly defined and visible walkway or courtyard. Additional secondary entrances may be oriented to a secondary street or parking area. Porches, steps, pent roofs, roof overhangs, hooded front doors or similar architectural elements should be used define the primary entrances to all residents. · The condominiums meet the objectives. Rear Fa(;ade and Entries Objective: To improve the appearance of rear fac,,ades, orient customers parking or walking to the rear of buildings, and provide safe and convenient access to all building entrances. · Each of the fa(;ades of the condominium buildings are designed to the same high standard and meet this requirement. Building Materials Objective: To ensure that high-quality, durable and authentic building materials are used in residential and nonresidential construction. All buildings should be constructed of high-quality materials, including the following: brick; natural stone; precast concrete units and concrete block, prov(ded that the surfaces are molded, serrated or treated with a textured material in order to give the wall surface a three-dimensional character; stucco; jumbo brick may be used on up to 30 percent of any fa(;ade, provided that it is used only on the lower third of the building wall; wood, consisting of horizontal lap siding with an exposure no greater than 5 inches or wood shakes (surfaces must be painted); synthetic wood (fiber cement) siding resembling horizontal lap siding. · The condominiums will be constructed of brick, stucco and siding. According to the Developer, the condominium exterior materials will be approximately 20 percent brick with two different colors, 20 percent stucco and about 60% acceptable siding materials. Final building plans shall be subject to the review and approval of the City Staff to ensure that the building materials and design meet the requirements of the Urban Design Guidelines for the Highway District. Rooftop Equipment Objective: To ensure that views of rooftop equipment from public streets or pedestrian ways are minimized. All rooftop equipment shall be screened from view frorri adjacent streets, public rights-of-way and adjacent properties. Preferably, Page 7 .Tim Jehnson - PC Report 10-28-03 final.doc Page 8 ] City of Columbia Heights Planning Commission October 2.8, 2003 Kmart Redevelopment Preliminary Plat and Site Plan Case # 2003-1014-15 10) 11) rooftop equipment should be screened by the building parapet, or should be located out of view from the ground. · According to the Developer, rooftop equipment will be designed in accordance with this requirement. Final building plans for the condominium and townhouse buildings shall be subject to the review and approval of the City Staff to confirm that this requirement is met. Building Colors Objective: To ensure that building colors are aesthetically pleasing and compatible with their surroundings. Building colors should accent, blend with, or complement surroundings. Principal building colors should consist of subtle, neutral or muted colors with Iow reflectance. Warm-toned colors are encouraged. No more than two principal colors may be used on a fa(~ade. Bright or primary colors should be used only as accents, occupying a maximum of 15 percent of building faCades. · The condominiums meet this requirement. Architectural Detailing Objective: To encourage new building design that echoes the design of the few iconic buildings that remain in Columbia Heights - notably the Heights Theater - while enlivening building fa(~ades and contributing to a human-scaled environment. Architectural details such as ornamental cornices, arched windows and warm-toned brick with bands of contrasting color are encouraged in new construction. The contemporary adaptation of historic and vernacular residential, institutional and commercial styles found in Columbia Heights and in Northeast Minneapolis is encouraged. · The condominium buildings meet this requirement. Site Design Guidelines 12) Parking Location Objective: To improve the appearance and convenience of parking lot circulation for vehicles and pedestrians by breaking the parking area up into smaller units. · Parking for the condominiums is provided in underground garages and parking for the townhomes is provided in two-car garages. Visitor parking is located along the privately-maintained roadway, in accordance with these requirements. 13) Parking Area Screening Objective: To soften the appearance of parking areas when viewed from an abutting street or sidewalk and to screen parking areas from residential yards. · The landscape plan for the development illustrates that these requirements are met. 14) Structured Parking Objective: To ensure that parking structures are compatible with surrounding buildings and make a positive contribution to the streetscape. Entrance drives to structured parking (including underground parking) should be located and designed to minimize interference with pedestrian movement. Pedestrian walks should be continued across driveways. · The underground condominium parking garages will project out between 1 to 4 feet above ground according to the site topography. According to the Developer, these will be architecturally designed to match the Highway District Design Guidelines. 15) Placemerit and Screening of Service, Loading and Storage Areas Objective: To screen Page 8 -Tim Johnson - PC Report 10-28-03 final.doc Page 9 City of Columbia Heights Planning Commission October 28, 2003 Kmart Redevelopment Preliminary Plat and Site Plan Case cf 2003-1014-15 views of service and loading areas, and to ensure that the noise impacts of these functions are fully contained and not audible from surrounding streets and properties. Screening must be provided in accordance with the Zoning Ordinance, · The landscape plan for the development illustrates that these requirements are met. 16) Pedestrian and Bicycle Access Objective: To ensure that pedestrians and bicyclists have safe and convenient access to all business establishments to all business establishments. · The proposed development includes a sidewalk and trail network throughout the site. This includes trails around ponds with open space areas, along the edges of the condominium buildings and surrounding the interior edge of the development. When Outlot C is developed in a later phase, the internal sidewalk on the 47th Avenue side of the development will be extended to Central Avenue. Additionally, staff encourages the extension of the sidewalk east toward Fillmore. The development also includes a sidewalk connection to the 49"' Avenue right-of-way. · A completion of a link should be provided from the interior trail system on Outlot B west toward the public roadway. A link currently exists to the gazebo, and then from the gazebo to the pool. A link should also extend around the outside edge of the pool west to the roadway. 17) Signs Objective: Signs should be architecturally compatible with the style, composition, materials, colors and details of the buildings and with other signs on nearby buildings. Signs should be an integral part of the building design. · According to the Developer, there will a monument sign for the project. Detailed plans for the sign must be submitted to City Staff for review and approval to confirm that the sign meets the Design Guidelines prior to final plat approval. 18) Lighting Objective: To ensure that safe and attractive lighting levels are provided around all buildings and parking areas, without excessive glare or brightness. Exterior lighting should be the minimum necessary for safety and security. Lighting should be designed to coordinate with building architecture and landscaping. Building mounted fixtures compatible with building facades are encouraged. · The Developer has submitted a site lighting plan showing the location of site lighting. · Lighting fixtures must be reviewed arid approved by City Staff to ensure conformance with Design Guidelines, prior to final plat approval. · The Developer must submit a lighting spread pattern map to the City Engineer for review and approval that shows boarder illumination not to exceed the maximum allowable foot candles at the property line, prior to final plat approval. Kmart Redevelopment Concept Plan The Grand Central Lofts Site Plan has been designed in accordance with the goals and objectives of the Kmart Redevelopment Concept Plan developed by the Kmart Advisory Group under the guidance of the City Council. In May 2003, the City of Columbia Heights initiated a planning process for the Kmart Site for the purpose of creating a redevelopment plan for the outdated and mostly vacant retail center. Goals of the plan include more employment opportunities within the City, new housing option previously not available in the City, increased opportunities for transit use, amenities to promote walking and biking, and improving the image and vitality of' Central Avenue. A City Council-established citizen advisory group and the Page 9 Tim Johnson - PC Report 10-28-03 final.doc Page 10 i City of Columbia Heights Planning Commission October 28, 2003 Kmart Redevelopment Preliminary Plat and Site Plan Case # 2003-~.0:~4-:1.5 Developer worked closely to create the Concept Plan to meet the needs of both the community and the Developer. Residential Goal The Grand Central Lofts site plan meets the stated goal for residential development, which is to "provide the City of Columbia Heights a variety of housing types, styles and choices to meet the needs of the community. The main objectives for the residential development include: · Provide a diversity of housing choices that will satisfy customer preferences for this location · Support appropriate urban housing densities along with performance standards to create financial value and achieve strong purchasing power to support neighborhood service businesses. · Promote a redevelopment concept that creates an attractive urban neighborhood that includes housing amenities such as decks, open spaces, gathering areas, recreational amenities, pedestrian ways, landscaping and green spaces to ensure a safe functional and desirable living environment. · Successfully integrate the new neighborhood into the surrounding older established neighborhoods. ' · Require high quality community design and construction standards." Parks, Open Spaces and Natural Environment Goal The Grand Central Lofts site plan meets the intent of the stated goal for open space, being that the redevelopment '~vill include a neighborhood park that will act as the focal point for the neighborhood and provide an amenity to the surrounding community. A series of trails and landscaped boulevards will connect the park to the elements within the development and to the adjacent neighborhoods. A stairway connection will also be provided from the development up to 47~ Avenue to provide access to the adjacent neighborhoods. The existing slope along the eastern edge of the site will be enhanced with terraced walls, native landscape materials and stormwater enhancements. Other sloped areas throughout the development will receive the same type of treatments." The concept plan suggested that the location of the open space extend westward to abut the Central Avenue commercial development. This created a view and connection from Central Avenue into the open space. The Grand Central lofts site plan provides ponding and the community center site adjacent to the new right of way, east of the commercial development, limiting the view of the interior open space from Central Avenue. Consideration should be given as to how the view and connection from Central Avenue to the open space may be enhanced. Findings of Fact Preliminary Plat Based on the discussion above, the Preliminary Plat of Subdivision is found to meet the following Findin. gs of Fact established in Section 9.411 (6) of the Zoning Ordinance for Preliminary Plats. Page10 Tim '~lOhnson - PC Report 10-28-03 final.doc Page 11-~ City of Columbia Heights Planning Commission October 28, 2003 Kmart Redevelopment Preliminary Plat and Site Plan Case # 2003-:~014-15 1. The proposed Preliminary Plat conforms to the requirements of the Subdivision Ordinance. 2. The proposed subdivision is consistent with the Comprehensive Plan. 3. The proposed subdivision contains parcel and land subdivision layout that is consistent with good planning and site engineering design principles. Site Plan Based on the discussion above, the Site Plan is found to meet the following Findings of Fact established in Section 9.413 of the Zoning Ordinance for Site Plan Review. 1. The Site Plan conforms to all applicable requirements of this Ordinance. 2. The Site Plan is consistent with the applicable provisions of the City's Comprehensive Plan. 3. The Site Plan is consistent with the applicable area plan. The Site Plan has been designed in accordance with the goals, objectives and concept plan of the Kmart Site Redevelopment Concept Plan. 4. The Site Plan minimizes any adverse impacts on property in the immediate vicinity and the public right-of-way. Recommendation This recommendation consists of three separate motions: Preliminary Plat A. That the Planning Commission recommend that the City Council approve the Preliminary Plat of Subdivision subject to the following conditions of approval that have been found to be necessary to protect the public interest and ensure compliance with the provisions of the Zoning and Development Ordinance, including: An approved Preliminary Plat shall be valid for a period of one year from the date of City Council approval. In the event that a final plat is not submitted within this time pedod, the Preliminary Plat will become void. The proposed land swaps shown on the preliminary plat concerning the properties located at 4811 and 4849 Central Avenue must be completed and reflected on the final plat prior to final plat approval. 3. The Developer must obtain the approval of Anoka County on the 49th Avenue access prior, to approval of final plat. Page 11 Tim jo. hnson- PC Report 10-28-03 final.doc Page 12 City of Columbia Heights Planning Commission October 28, 2003 Kmart Redevelopment Preliminary Plat and Site Plan Case # 2003-1014-15 10. 11. 12. 13. 14. 15. 16. 17. The Developer must submit plans to MnDOT for review and recommendation prior to approval of final plat. The public roadway curbing should be a B618 design. The City's requirement for intersection clear zone or a 30-foot triangle must be maintained at the public road access on 49th and 47th Avenues. The Developer must make a park dedication contribution in the amount of $163,500 prior to approval of the final plat. If stormwater is to be conveyed off site following the same discharge route as it currently follows, the preliminary plat must include a utility easement. This utility easement must be added to the preliminary plat prior to review of the preliminary plat by the City Council. Data on the public road curve should be included on the preliminary plat prior to review of the preliminary plat by the City Council. The written legal description on the preliminary plat should be reviewed as the distances do not match what is shown on the drawing. The legal description must be corrected prior to review of the preliminary plat by the City Council. The Developer must explain why there is a change in the public road right-of-way width from 50' to 55' and back to 50' to the satisfaction of the City Engineer or revise the right of way width per the direction of the City Engineer prior to review of the preliminary plat by the City Council. A storm water management plan, meeting the requirements of City Code Section 9.609 will be required prior to final plat approval. Catchment area maps and stormwater water calculations must be submitted and approved prior to final plat approval." The proposed surface water ponding plan generally meets the minimum requirements for the 100-year storm event. Please provide supporting documentation for the WRMP policy of "new development shall incorporate storm water controls to prevent any increase in peak discharge rates," for the critical storm event. The existing K-Mart property drains through a CMP storm line into Central Avenue, through private property. The condition of the line requires replacement to Central. A detailed erosion control plan should be prepared and submitted with the final plans. If the project is going to be phased, the erosion control plan should be representative of the phasing plan. 18. A site grading plan will be required prior to final plat approval. If the site will not be Page 12 .Tim Jehnson - PC Report 10-28-03 final.doc Page 13 City of Columbia Heights Planning Commission October 28, 2003 Kmart Redevelopment Preliminary Plat and Site Plan Case # 2003-10~.4-~.5 mass graded, a phasing plan should be included. 19. If the proposed retaining wall exceeds four feet in height, the final plans should include a wall design by a registered engineer. 20. Any site grading prior to final plat approval will require an excavation permit, obtained from the Engineering department. 21. The Developer must address how will the steep slopes on the entire east side, part of the south and bordering the westerly commercial property will be restored and maintained with the submittal of the final plat. 22. An NPDES permit will be required. 2:~. All public utilities shall meet the City of Columbia Heights specifications. 24. All utility work shall be consistent with the City of Columbia Heights specifications, at a minimum. :25. The plans should indicate what existing watermain will be utilized and what main will be abandoned. The method of abandonment (or removal) should also be indicated. 26. All public watermain should be minimum 8 inch in diameter. 27. Include adequate valving for water main isolation. 28. The Development shall provide the City of Columbia Heights with as-built drawings of all newly constructed utilities. :29. The Homeowners Association covenants will be submitted to the City Attorney and City Engineer for review and approval prior to final plat approval. 30. A fire hydrant should be located on tl~e south side of Outlot A. Site Plan That the Planning Commission approve the application for Site Plan, including the design of the condominium buildings, based on the Findings of Fact and subject to the following conditions of approval that have been found to be necessary ensure compliance with the requirements of the Zoning and Development Ordinance: 1. The approval of a Site Plan by the Planning Commission shall be valid for a pedod of one year. Final building plans for the condominium and townhouse buildings shall be subject to the review and approval of the City Staff to ensure that the building design meets the requirements of the Urban Design Guidelines for the Highway District, prior to Page 13 City of Columbia Heights Planning Commission October 28, 2003 Kmart Redevelopment Preliminary Plat and Site Plan Case # 2003-1014-15 issuance of any building permits. All outstanding items listed under Highway District Urban Design Guidelines on pages 5-9 of this report must be submitted to City Staff. Detailed plans for the monument sign must be submitted to City Staff for review and approval to confirm that the sign meets the Design Guidelines prior to final plat approval. 5. Lighting fixtures must be reviewed and approved by City Staff to ensure conformance with Design Guidelines, prior to final plat approval. The Developer must submit a lighting spread pattern map to the City Engineer for review and approval that shows boarder illumination not to exceed the maximum allowable foot candles at the property line, prior to final plat approval. 7, The Developer must work with City Staff and the Fire Department to assure that the Site Plan provides adequate building access and circulation for emergency vehicles, prior to final plat,approval. Townhome Design C. That the Planning Commission continue its review of the townhome design to its meeting of November 4, 2003 Page 14 ,-rim Jehnson - PC Report 10-28-03 final.doc Page 15 City of Columbia Heights Planning Commission October 28, 2003 Kmart Redevelopment Preliminary Plat and Site Plan Case # 2003-~.0:~4-:~5 Attachments · Existing Site Plan · Preliminary Plat · Site Plan · Site Sections · Landscape Plan · Site Lighting Plan · Utility Plan · Building Renderings · View Analysis Page 15 F:~pp~28'l,.008~284q)~.dwg, 1012U2003 10:40:37 AN, 1:120 x I I cj'9~,~ x I I L'g~L x 6'~ //X x , / I ~'LC "% X // L'LL~ Z G) (4 Z I 4849 500.0' 4811 4801 FUTURE 5'-0' SIDEWALK 49TH OUTLOT 1148 113-5-- 42,0' 304.0' 4757 OUTLOT A DEA,.^~ D~AINA(~ ANO U T1LITY EASEMEN 4747 4707 DRAINAGE AND OUTLOT A unu~ CA~E.E.T N 119'1S'3&* V OUTLOT A UTILITY EASEMENT ~.0' ___ DFDIQAT£1:)__T~LIC 82,2' 1131 83,0' 1127 -- 4655 t--- 128.1' 128.0' J I ( /'~ ~IDEIU~LK ~ 4 .~TORY ~6 IJ¢IT GONDC~IlNU'I I I I I I ! I ! I ~0 --? 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