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HomeMy WebLinkAboutSILO STORAGE (EAST VINE STORAGE) - ODP - ODP120003 - SUBMITTAL DOCUMENTS - ROUND 1 - LUC REQUIREMENTSPOLICY EMC.ONL-1.3 — COOPER SLOUGH The wetlands and Cooper Slough on and adjacent to the property are protected and left in the native state. Efforts will be taken to reduce the impact of nuisance species that abut the slough and wetlands. A buffer zone protects both sensitive features and sets development at a safe distance to protect these features. POLICY EMC.OLN-1.4 — STORM DRAINAGE The storm drainage features for this project provide a safe method to handle drainage and at the same time protect the sensitive areas on the site. The detention system limits the flow of water during a storm so that the sensitive areas receive no additional flows then would have occurred prior to development. Extended detention provides the opportunity to treat the storm water and remove heavy particles, debris, and some contaminates. Enhanced wetlands that will add area to the existing wetland will be used for absorptive type drainage and detention. These features help to keep the drainage water clean as it is being released. PROJECT SUMMARY The Owners are committed to working to achieve the goals and policies of the City's Structure Plan. Our intentions are to have a high quality development that is functional, economically feasible and visually pleasing to the public. They understand that it is a commitment to excellence that they are taking and are willing to take these steps for the project and the Community. TRANSPORTATION POLICY EMC.T-1.1 — STREETS The project is providing construction of the arterial portion of E. Vine Drive with this project. This provides the level of improvement on site to provide the Community with a well connected vehicle transportation system. POLICY EMC.T-1.4 — MULTI -MODAL The project provides bike lanes with the construction of Vine Drive. The sidewalks along Vine are detached to add to the safety and comfort of the pedestrians. POLICY EMC.T-2.3 - COOPER SLOUGH Due to the sensitive nature of the Cooper Slough and associated wetlands, streets are not shown to cross the property to maintain the quality of these natural areas. In this case, just as the situation at Weicker Drive, the protection of the natural features is more important then connectivity. The adjacent properties being large have multiple options to provide excellent levels of transportation services without passing through this property. POLICY EMC.T-3.1 - COMPACT MIXED -USE DEVELOPMENT The design of this project along Vine Drive provides services to the residential neighborhoods to the north. The link of the transportation corridor, Vine Drive, and the adjacent residential uses helps keep this emerging neighborhood compact. POLICY EMC.T-2.4 — SAFETY The design of the project positions the access between the existing two access point on the north side of Vine Drive at a spacing greater that the LUC minimum standard. This provides for safe and orderly access for the transportation corridor. The detached walkways and site lighting add to the safety features of the design. COMMUNITY APPEARANCE AND DESIGN POLICY EMC.CAD-1.2 — COMPATABLITY The project utilizes a variety of materials, color, roof forms, building massing, varied wall heights, and wall feature elements to keep the scale of the project human oriented. The project is upgraded in appearance to the industry standard for this building type. The low profile appearance of the project reduces the significants of the building massing. POLICY EMC.CAD-1.5 — LANDSCAPING The landscaping materials used for this project maximize the efficiency of the water used for irrigation. Up to twelve acres of the project will be maintained as native habitat. Drought tolerant materials are used throughout the property with just the areas adjacent to Vine Drive having a manicured look. These areas will use grasses that have a medium demand for water based on species. These green areas are balanced with xeriscaped areas in the `front yard' further reducing the need for irrigation. EAST MULBERRY CORRIDOR PLAN This review of the document demonstrates how the design of the project meets the intentions of the plan. LAND USE ❑ The project will be scaled to the neighborhood to be a service component of the existing residential and commercial uses. The project adds to the diversity of the area. ❑ The project will provide a portion of the openspace provided around the Cooper Slough to protect this natural feature. ❑ The project will become part of a healthy industrial hub for the City in an area that has not yet developed. It will provide stable employment opportunity for the life of the project. ❑ The centralized location of the project will serve the needs of current commercial developments, current residential uses, and future residential uses that will develop in this area. TRANSPORTATION ❑ The property will offer a multi -modal transportation network. A combination of City streets and private drives will provide a safe circulation route for all vehicles using the property. The system will be safe and efficient. It will meet all design standards applied by the City currently and the Fire Authority. ❑ Pedestrian travel will be supported with detached walks and separate pedestrian links to the project office and caretakers unit. Space will be.provided within the arterial street width for bike lanes that promote alternate means of circulation. OPEN SPACE ❑ This property is a key component to establishing an openspace corridor along the Cooper Slough. This is the first property between Mulberry and Vine, the lower Cooper Slough, to be under the control of the City as it develops. A good balance between Open Space and land use will allow this community asset to be protected. ❑ The major elements of plant live, animal habitat, and clean water are all supported by the design of the property. EAST MULBERRY CORRIDOR PLAN PRINCIPLES AND POLICIES POLICY EMC.LU-4.2 — INDUSTRIAL The project meets the requirements set in this section for location, building design, distribution of uses on the site and buffering. POLICY GM-6.1 — FEES AND DEVELOPMENT REQUIREMENTS The property will be paying its fair share of development cost through development related fee. These fees will be paid by the project at the time of Planning Department review through the filing fees for the project. More importantly the project will be accessed fees for street over sizing, electrical fees, building permit fees, and sales tax as part of the development process. In addition the project will provide the infrastructure of streets, sidewalks, bicycle paths, water lines, sanitary lines, and open spaces that are programmed to be completed in accordance to the Development Agreement. INDUSTRIAL DISTRICTS POLICY ID- 1.1 — LAND USE The mini -storage and out -door storage of vehicles are uses that are intended to be located in this district. This project is the right fit for the location. POLICY ID- 1.3 — LAND USE TRANSITION This land use is a low intensity, low traffic generator, and a quiet business. This land use allows the long-term storage of personal property both large and small items. Typically the users of the property visit three to four times a year. This intensity provides a great buffer for the residential uses located north of Vine Drive and existing industrial uses functioning off Mulberry and the Frontage Road. This property provides separation from the noise that industrial properties may generate. POLICY ID-11.4 — DESIGN CHARACTER AND IMAGE This project has a rather simple design in form and function. The buildings are small in stature according to the needs of the users. Though the buildings are simple in form variety of shapes allows a character to be developed. NATURAL AREAS AND OPEN LANDS POLICY OL-2.1 CONSERVATION TOOLS This property development plan calls for 64% of the land to be developed in all three phases. The development of phase three will be dependent upon off -site work that would change the FEMA and City defined floodway some time in the future. The development of phases one and two consist of only 45% of the property. The majority of the open space will be maintained in a natural planting within the setback for the sensitive areas. The wetland areas will be protected from uses and be enhanced as part of a natural drainage approach to the design. The Cooper Slough will be protected with substantial setbacks. No activity, outside of landscaping will happen in the sloughs defined area of influence. The Owners will consider placing a conservation easement on the property set to be openspace after they determine the legal entity that will best serve the establishment of the easement. POLICY OL-3.1 — CORRIDORS The Cooper Slough will be maintained as a wildlife corridor. It will have minimal access from the public to allow it to flourish as a natural area. GROWTH MANAGEMENT POLICY GM-1.2 — MANAGEMENT AREA BOUNDARY The property is also within the boundaries of the Urban Growth Area. From a long-term growth management plan the City has recognized that this land should be developed as industrial property and that it should be developed within the City. The property will serve a residential district that the City has established by previous planning actions. This development enhances the district diversity concept. POLICY GM-4.1 - CAPITAL FACILITIES Transportation patterns for the property are established. Vine Drive provides safe and covenant access from the site as a classified arterial street. Essential services of water, sanitary, natural gas, communications, and power are all present on site to a level to support the project. No major infrastructure cost to the City are required to develop the property. POLICY GM-5.1 PHASING OF DEVELOPMENT All essential services are provided to this portion of the City and the site by previous development. This project does not extend services beyond current capabilities POLICY ENV-4.3 — WATER DEMAND The total property is a little over thirty-five acres. Approximately twenty acres of the property is to be maintained in its native state. Most landscape areas of the property will be drought tolerant type and be low water consuming type. A combination of xeriscape and native grasses will be used for the turf cover. Limited areas of blue fescue grasses will be used within the parkway of Vine Drive and adjacent to the entry. This treatment will be the only portion of the landscaping requiring a medium demand for irrigation. The property has existing irrigation wells and more than adequate water rights that will be used for on -site irrigation. The site will not use domestic water for landscape irrigation. The project will more than likely have a smaller demand for domestic water when the existing rental unit is removed. POLICY ENV-6.1 — PROTECTION AND ENHANCEMENT The project is designed to provide a native setback from identified wetland areas that are on the property and on adjacent properties. Enhancement and additions to the wetlands will be designed as part of the storm drainage system. POLICY ENV-6.2 — FLOODPLAINS The Cooper Slough flows through the property from north to south. The project limits development within the floodway and maintains a natural setback from the Slough. There are no uses on the site that are considered Essential. All work for phases one and two will be outside of the floodway. The buildings for phase two that are within the floodplain will be constructed to FEMA and City standards. POLICY ENV-7.1 — COMMUNITY NOISE The nature of a storage facility is a low to very low intensity land use from the standpoint of vehicle and human activity. The noise generated from the property is less than what would be generated by residential uses developed over the equivalent area of ground. Noise pollution is not an issue of concern for this project POLICY ENV-8.1 — BALANCE OF ENVIRONMENTAL AND ECONOMIC CONCERNS The development of this property is a balance between environmental concerns and economic rights. The low intensity of the land use provides a buffer between the sensitive areas and the more intense uses that the Zoning allows adjacent properties to provide. The development allows a business to operate and utilize the property with the understanding that the environmentally sensitive areas will be protected. Generous setbacks from these features provide the balance. ECONOMIC POLICY ECON-1.1 — BALANCE OF EMPLOYMENT OPPORTUNITY This is a new business opportunity that can provide minimal skilled workers for a stable long-term opportunity. POLICY ECON-1.2 — ECONIMIC DEVELOPMENT The project meets the goals set by the City by increasing private investment in the community, by providing primary employment opportunities and by creating a positive environment for businesses to locate. POLICY ECON-1.3 — INFRASTRUCTURE The property allows for easy access to arterial streets through the existing and established transportation grid system. The property fills into the existing grid and does not cause the grid to be expanded. POLICY ECON-2.2 — ECONOMIC SUSTAINABI LI TY The project meets the goal of the City to provide development within the existing Urban Growth Area. ENVIRONMENT POLICY ENV- 1.1 — AIR QUALITY OBJECTIVES The property is so located to serve an emerging residential district that has limited access to essential and support services. The project is located so that residents and businesses can take advantage of the services provided. Currently people need to travel great distances to obtain the services that will now be locally available. This location will allow for the reduction of vehicle -miles traveled to and from the site over other sites that offer the same commercial opportunities. Because the property is part of the neighborhood, reduction of travel time will mean reduction in emissions from burning fossil fuels. The site development will enhance pedestrian and bicycle travel helping people reduce their dependence on fossil fuels. POLICY ENV-3.2 — REDUCE GREENHOUSE EMMISSIONS No new sources of fossil fuel consumption will be provided with this project. This project has a very small carbon footprint aiding the City in achieving its goal of reducing emissions by 30%. POLICY CAD-1.5 — STREET LIGHTING Street lighting for the project will provide for the safety and wellbeing of the pedestrian. Pedestrian paths will be lit with down directed type fixtures. The project will provide security level lighting properly spaced to limit the scatter of lighting off -site. Lights will be down directed to preserve dark sky conditions as best as possible. No lighting will be provided in the RV parking areas to limit the hours of operation and to reduce the impact of the project. This will in affect increase the feel of the openspace setback. POLICY CAD-2.3 — ENTRYWAYS The extended landscaped setback provided along Vine Drive presents the quality and visual expanse to set a good impression for travelers entering our Community. This feature will exist whether or not an interstate connection is constructed for Vine Drive. POLICY CAD-3.1 — MODIFICATION OF STANDARD ARCHITECTURE This project has upgraded its Architecture from the standard mini -storage project found through out the country. This standardized look has been modified to provide visual interest. The character of the project promotes the uniqueness of the Community. POLICY CAD-3.2 — COMPATIBLTTY The massing, colors, and detailing used in the project will set the stage for other industrial uses that will develop in the future. This project's attention to detail will require other projects to contribute to the distinctive quality of the neighborhood. The buildings associated with the second phase and the entry feature constructed with the first phase meet the requirements set in the 1-25 Corridor plan for building massing, colors, and roof forms. POLICY CAD-4.1 — CRIME PREVENTION AND SECURITY The design of the project will promote crime prevention. The project will limit access to a controlled point that limits the opportunity for criminal mischief. The project will have a caretaker on -site 24n that will deter criminals from attacking the property. The fencing and placement of buildings reduce the opportunity for criminals to enter the property. The design orientation of the project limits the view of the function of the project reducing the criminal observance of property that they may want to steal. POLICY CAD-4.2 — LIGHTING AND LANDSCAPING Lighting levels for the project will be kept low and even maintaining the current dark sky found in the area. Landscaping is placed so not to create dangerous enclaves that could harm Community members. POLICY T-1.10 —CONTEXT SENSITIVE DESIGN The design of the transportation systems for this property takes into consideration the sensitive areas that cross and surround the property. The need for connectivity of streets is superceded by the need to preserve wetlands and the Cooper Slough in as native a setting as possible. Plenty of opportunities exist on the adjacent properties to achieve coherent circulation without traveling through these sensitive areas. POLICY T-4.1 — BICYCLING WILL SERVE AS A PRACTICAL ALTERNATIVE TO AUTOMOBILE USE FOR ALL TRIP PURPOSES. Bike lanes within the design of Vine Drive will provide the opportunity for alternate means of travel for all using the area. POLICY T-5.1 — LAND USE This project promotes a mix of uses in a developing residential area that is lacking in services. The location of this project in proximity of the developing residential neighborhood allow support services to be located within walking distance of a new population center. POLICY T-5.3 — CONTINUITY The project will promote pedestrian circulation with the construction of the bridge crossing the Cooper Slough in Phase III. This provides a safe and continuous path along Vine Drive that will have a path vertically and horizontally separated from the vehicle traffic lanes. POLICY T-5.4 — SIDEWALKS The project provides detached walks for the,public streets. We also provide detached paths to the facility's office and caretakers unit from the public R.O.W. POLICY T-8.2 — SITE IMPROVEMENTS The design of the pedestrian system with this project will promote the safety of the individuals by avoiding construction of potentially dangerous facilities that will need to be corrected in the feature. POLICY T-9.1 — VEHICLE MILES TRAVELED The location of this project in a nodal neighborhood area will help reduce the VMT for people living in the area because services will be available in proximity to a neighborhood that has limited services available. COMMUNITY APPEARANCE AND DESIGN POLICY CAD-1.4 — STREET TREE DESIGN The streetscape along the property will follow a formalized pattern to reinforce the patterns of the site -specific design of the buildings and pedestrian ways. The pedestrian experience walking along the property will be enhanced by the placement of shade trees at regular intervals. The human scale to the project will be enhanced by the placement of full stocking of the street frontage and that of the buildings. POLICY LU-3.1 — GENERAL AREA DESIGNATIONS The Structure Plan for the City has identified this property as being within the boundaries of the existing Urban Growth Area. The Structure Plan further defines this area as being proper for Industrial land uses. This character and nature will allow the property to relate to the Community on a neighborhood service level. It is the intention of the Owner to develop the property consistent with these overall goals. POLICY LU-3.3 — DEVELOPMENT REGULATIONS ESTABLISHED The Policies require that development be designed to meet specific standards for the land use. These controls the intensity of the uses, the character, and the detailing required to mesh properly into the Community. It is the Developers intention to meet or exceed these Policies with the design of this project. POLICY LU-4.1 — PLANNING WITHIN THE CONTEXT OF CITY PLAN The City has further refined the requirements for development in this subarea with the adoption of the Mulberry Corridor Plan. The project will incorporate the additional constraints placed on the property by this document in the project design. TRANSPORTATION POLICY T-1.1 — LAND USE PATTERNS The property will be developed in accordance to the current standards for efforts to support mass transportation, alternative modes, and logical traffic patterns. The project is providing for all of these components of the Structure Plan by providing public right of ways and easements for regional trails. POLICY T-1.2 — MULTI -MODAL SREETS The design of this property will incorporate means of circulation that will make travel equally covenant for people no matter which means of transportation they choose. These design features will be provided for all modes of transportation in the construction provided with this project. POLICY T-1.3 — STREET DESIGN CRITERIA The streets within the project will be designed to City Standards that will minimize conflict between transportation means. The design criteria of LCUASS will be met in the design of the transportation network for the project. POLICY T-1.4 — ADEQUATE FACILITIES The project provides for the continuity of arterial streets by designing and constructing the adjacent public streets. the property with landscaping and fencing. The first phase will be all exterior storage. Phase II would construct approximately 65,000 square feet of interior storage at a time that this project would be economically feasible. Phase III would proceed at such time as the floodway definition on the property is changed. This would occur after off site drainage improvements would be provided to the storm water basin. Phase III could in theory occur prior to Phase H. Phase I would provide parking for approximately 410 vehicles. At the time that Phase II would be developed this would reduce to 270 vehicles. Phase III would provide an additional 380 spaces. Depending on the timing of the project there could be between 400 and 780 vehicles on the property if Phase III is constructed. If all three phases are completed there would be approximately 650 vehicles on the site. The Project will be constructed in three phases as the market for services demands. PRINCIPLES AND POLICIES COMMUNITY -WIDE WAZLI111.` M POLICY LU-2.1 - CITY-WIDE STRUCTURE Regional plans for this area, being the Structure Plan and the Mulberry Corridor Plan anticipate light industrial type uses on the property. These land uses are to be low impact and sensitive to the environmental features that are on and adjacent to the property. Development of this property will help provide services to a developing residential neighborhood and service the needs of commercial land uses in the region as well. The Structure Plan identifies the property to be developed as industrial uses. The property Owners intend to develop the land in accordance to these standards, which will insure that the goals of a compact development occur. The property being adjacent to an existing major City arterials and the regional transportation spine allow for logical developed to compliment the driving force of the residential uses in the neighborhood. All means of transportation will be addressed by the project design so the project will link into the transportation networks existing and planned modes for the area. POLICY LU-2.2 — URBAN DESIGN The design and uses for this property will fit into the development fabric that has been generated by the City in its Mulberry Corridor Plan and the existing development patterns of the region. This inclusion of design elements and features unique to the project in tune to the standards of the LUC will allow this new property to plug into the developing and existing fabric of the area and at the same time provide its own identity.